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2023 08 22 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.laquintaca.gov PLANNING COMMISSION AGENDA CITY HALL COUNCIL CHAMBER 78495 Calle Tampico, La Quinta TUESDAY, AUGUST 22, 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, Hernandez, Nieto, Tyerman, and Vice Chairperson McCune. 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 5 AUGUST 22, 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.]. 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)]. 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. PLANNING COMMISSION AGENDA Page 2 of 5 AUGUST 22, 2023 CONFIRMATION OF AGENDA ANNOUNCEMENTS, PRESENTATIONS AND WRITTEN COMMUNICATIONS 1. WELCOME NEWLY APPOINTED COMMISSIONER HERNANDEZ CONSENT CALENDAR PAGE 1. APPROVE MEETING MINUTES OF JUNE 13, 2023 BUSINESS SESSION PAGE 1. APPOINT A PLANNING COMMISSION CHAIRPERSON AND VICE CHAIRPERSON FOR FISCAL YEAR 2023/24 STUDY SESSION — NONE 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 ADOPTING RESOLUTIONS TO: 1) ADOPT A MITIGATED NEGATIVE DECLARATION, AND 2) APPROVE TENTATIVE PARCEL MAP 2023-0001 (TPM38668), MINOR USE PERMIT 2023-0001, SITE DEVELOPMENT PERMIT 2023-0003, AND MINOR ADJUSTMENT 2023-0001 FOR A MIXED USE PROJECT CONSISTING OF TWO COMMERCIAL BUILDINGS AND UP TO 180 APARTMENT UNITS; PROJECT: DUNE PALMS MIXED USE PROJECT; CEQA: DESIGN AND DEVELOPMENT DEPARTMENT PREPARED A MITIGATED NEGATIVE DECLARATION (EA2023-0001) CONSISTENT WITH THE CALIFORNIA ENVIRONMENTAL QUALITY ACT; LOCATION: NORTHEAST CORNER OF HIGHWAY 111 AND DUNE PALMS ROAD STAFF ITEMS 1. GENERAL PROJECT UPDATE PLANNING COMMISSION AGENDA Page 3 of 5 AUGUST 22, 2023 COMMISSIONERS' ITEMS ADJOURNMENT The next regular meeting of the La Quinta Planning Commission will be held September 12, 2023, commencing at 5:00 p.m. at the La Quinta City Hall Council Chamber, 78495 Calle Tampico, La Quinta, CA 92253. 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 August 22, 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 August 17, 2023. DATED: August 17, 2023 LA -- Tania Flores, Commission Secretary City of La Quinta, California Public Notices Agenda packet materials are available for public inspection: 1) at the Clerk's Office at La Quinta City Hall, located at 78495 Calle Tampico, La Quinta, California 92253; and 2) on the City's website at https://www.laquintaca.gov/business/boards-and- commissions/planning-commission, in accordance with the Brown Act [Government Code § 54957.5; AB 2647 (Stats. 2022, Ch. 971)]. 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 PLANNING COMMISSION AGENDA Page 4 of 5 AUGUST 22, 2023 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 5 of 5 AUGUST 22, 2023 CONSENT CALENDAR ITEM NO. 1 PLANNING COMMISSION MINUTES TUESDAY, JUNE 13, 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, Tyerman, and Chairperson Currie ABSENT: None STAFF PRESENT: Design & Development Director Danny Castro, Public Works Director/City Engineer Bryan McKinney, Planning Manager Cheri L. Flores, Associate Planner Siji Fernandez, and Commission Secretary Tania Flores PLEDGE OF ALLEGIANCE Commissioner Guerrero led the audience in the Pledge of Allegiance. PUBLIC COMMENT ON MATTERS NOT ON THE AGENDA — None. CONFIRMATION OF AGENDA MOTION — A motion was made and seconded by Commissioners Caldwell/Hassett to confirm the Agenda as published. Motion passed unanimously. ANNOUNCEMENTS, PRESENTATIONS, AND WRITTEN COMMUNICATION — None. CONSENT CALENDAR Consent Calendar Item No. 3 — Commission asked if the land proposed to be vacated could be built on; staff responded the land was dedicated to the City for street improvements and it cannot be built on, however, it would be taken into account when required setbacks for the property it is being reverted back to are determined. MOTION — A motion was made and seconded by Commissioners Hassett/Guerrero to approve the Consent Calendar as recommended. Motion passed unanimously. STUDY SESSION — None. PUBLIC HEARINGS PLANNING COMMISSION MINUTES Page 1 of 4 JUNE 13, 2023 I 1. CONSIDER RESOLUTIONS FOR GENERAL PLAN AMENDMENT 2021-0001, ZONE CHANGE 2021-0001, TENTATIVE TRACT MAP 2021-0004, (TTM 37950), AND CONDITIONAL USE PERMIT 2021-0002 (PLANNED UNIT DEVELOPMENT) FOR AN 80-UNIT SINGLE-FAMILY RESIDENTIAL PROJECT; CEQA: DESIGN AND DEVELOPMENT DEPARTMENT PREPARED A MITIGATED NEGATIVE DECLARATION (EA2021-0006) CONSISTENT WITH THE CALIFORNIA ENVIRONMENTAL QUALITY ACT; LOCATION: SOUTH OF AVENUE 58 BETWEEN MADISON STREET AND MONROE STREET DECLARATIONS REGARDING COMMISSION PUBLIC CONTACT — Commissioners Caldwell, Guerrero, Hassett, McCune, Nieto, Tyerman, and Chairperson Currie reported they attended the project presentation held by the developer on Wednesday, June 7, 2023. Associate Planner Fernandez presented the staff report which is on file in the Design and Development Department. Staff answered questions regarding the benefits of the proposed General Plan Amendment; letters of support received; Tentative Tract Map subdividing two current lots into 80 individual lots; side yard setbacks and equipment location; front yard setbacks and driveway access to units; building height of units located along Avenue 58 and near the retention basin; Zone Change implications for the proposed project or other possible future projects; available parking and parking standards; other Planned Unit Developments (PUD) with cluster style tract plans; and power demand and ability for Imperial Irrigation District to service this area. CHAIRPERSON CURRIE DECLARED THE PUBLIC HEARING OPEN AT 5:32 P.M. PUBLIC SPEAKER: Applicant, Kris Pinero, Project Manager for Rodeo Credit Enterprises, LLC, introduced herself and project team members, and provided responses to Commission questions regarding line of sight impacts, setbacks, building heights, and retention basin; public outreach, comments received, and public concerns addressed; typical cluster plans and driveway access to units; garage depth and garage dimension standards; perimeter and unit walls/fences, front and rear yard landscaping, and space for pools on individual lots; homeowner and guest parking spaces, curb inlets, parking enforcement, and public transportation in the area; and electric vehicle (EV) charging stations for each unit or guest parking. PUBLIC SPEAKER: Jeff Addison of Kevin L. Crook Architects, Inc., Architect on the project, answered questions regarding garage dimensions and utility/mechanical equipment placement and encroachment within garage space. PUBLIC SPEAKER: Joe Hammer, La Quinta — stated that he is the owner of property that is in close proximity and adjacent to the proposed project site and expressed general support for the project due to the need for housing and development in this area; voiced PLANNING COMMISSION MINUTES Page 2 of 4 JUNE 13, 2023 F understanding of the Commission's concerns regarding parking, impact of views, and density, and added that any new project would have similar qualities and concerns, but that he supported the project as presented; and provided additional information regarding other properties in close proximity to the project site. CHAIRPERSON CURRIE DECLARED THE PUBLIC HEARING CLOSED AT 5:56 P.M. Commission expressed a general consensus in support of the project and commented on the need for additional housing; concerns regarding density and the proposed zone change; the unique cluster design and architectural variety of the proposed project; appreciation for building incorporation with perimeter wall and lower building heights at the public facing front street; use of a PUD permit relaxing setbacks within the proposed zoning, crowding at clusters and lack of driveway space or front yard setbacks; and concerns with lack of parking, driveways, or inlets, and lack of public transportation in the vicinity of the project site. Commissioner Guerrero expressed disapproval of the proposed project due to location and lack of available public transportation and commerce in the area; limited parking on - site with no street or driveway parking accessibility; and the project's high density for the site. Commissioner Hassett expressed disapproval of the project due to lack of parking and curb inlets on -site. CHAIRPERSON CURRIE DECLARED THE PUBLIC HEARING RE -OPENED AT 6:08 P.M. PUBLIC SPEAKER: Nazarian Henrik of D&D Engineering, Project Engineer, provided additional information regarding available parking and parking enforcement; EV charging stations and availability per unit; front and rear yard setbacks, sidewalks, and landscaping; and garage size and variance policies for parking larger vehicles. PUBLIC SPEAKER: Joe Hammer, La Quinta — provided additional comments regarding economic development and approval processes for proposed projects in relation to public transportation infrastructure; reduced space for backyard pools consistent with water conservation efforts desired by the community in previous public meetings; and higher density communities being proposed throughout the area. CHAIRPERSON CURRIE DECLARED THE PUBLIC HEARING CLOSED AT 6:30 P.M. MOTION — A motion was made and seconded by Commissioner Caldwell/Chairperson Currie to adopt Planning Commission Resolution No. 2023-010 as recommended: A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF LA QUINTA, CALIFORNIA, RECOMMENDING CITY COUNCIL ADOPT A MITIGATED NEGATIVE DECLARATION FOR A PLANNED UNIT DEVELOPMENT CONSISTING OF 80 DWELLING UNITS LOCATED SOUTH OF AVENUE 58 BETWEEN MADISON STREET AND MONROE STREET CASE NUMBER: ENVIRONMENTAL ASSESSMENT 2021-0006 APPLICANT: ROYAL INVESTORS GROUP LLC PLANNING COMMISSION MINUTES Page 3 of 4 JUNE 13, 2023 Motion passed unanimously. MOTION — A motion was made and seconded by Commissioner Nieto/Chairperson Currie to adopt Planning Commission Resolution No. 2023-011 as amended adding a Condition of Approval to the Conditional Use Permit changing the minimum front yard setback be changed from zero (0) feet to three (3) feet to accommodate driveway area and landscaping prior to Council consideration of the project: 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, TENTATIVE TRACT MAP, AND CONDITIONAL USE PERMIT TO ALLOW A PLANNED UNIT DEVELOPMENT CONSISTING OF 80 DWELLING UNITS LOCATED SOUTH OF AVENUE 58 BETWEEN MADISON STREET AND MONROE STREET CASE NUMBERS: GENERAL PLAN AMENDMENT 2021-0001, ZONE CHANGE 2021-0001, TENTATIVE TRACT MAP 2021-0004, AND CONDITIONAL USE PERMIT 2021-0002 APPLICANT: ROYAL INVESTORS GROUP Motion passed: ayes — 5, noes — 2 (Guerrero, Hassett), absent — 0, abstain — 0. STAFF ITEMS Planning Manager Flores discussed with the Commission the possible cancellations of regular Planning Commission meetings in the month of August, as has been customary in recent years, and polled the Commission on availability; Commission provided a general consensus of availability and advised staff not to preemptively cancel the meetings in August to allow for possible project consideration. Staff confirmed the upcoming Joint City Council and Planning Commission Study Session on July 18, 2023, regarding the Highway 111 Corridor Area. COMMISSIONER ITEMS — None. ADJOURNMENT There being no further business, a motion was made and seconded by Commissioners Caldwell/Hassett to adjourn at 6:38 p.m. Motion passed unanimously. Respectfully submitted, TANIA FLORES, Commission Secretary City of La Quinta, California PLANNING COMMISSION MINUTES Page 4 of 4 JUNE 13, 2023 M BUSINESS SESSION ITEM NO. 1 City of La Quinta PLANNING COMMISSION MEETING: July 11, 2023 STAFF REPORT AGENDA TITLE: APPOINT A PLANNING COMMISSION CHAIRPERSON AND VICE CHAIRPERSON FOR FISCAL YEAR 2023/24 RECOMMENDATION Appoint a Planning Commission Chairperson and Vice Chairperson to serve for fiscal year 2023/24. EXECUTIVE SUMMARY • The July 11, 2023, meeting is the first regularly scheduled meeting of the Planning Commission (PC) for the 2023/24 fiscal year. • Pursuant to La Quinta Municipal Code 2.06.050, the PC, at its first meeting held after June 30, shall vote to elect one of its members as Chairperson and elect another as Vice Chairperson. BACKGROUND/ANALYSIS In accordance with La Quinta Municipal Code 2.06.050, "unless otherwise provided by law, ordinance or resolution of the city council, each board, commission and committee shall choose one of its members as chairperson and one as vice chairperson at its first meeting held after June 30th of each fiscal year." Pursuant to this section, staff has placed this item on the agenda for selection of a Chairperson and Vice Chairperson. Previous appointments are as follows: Election Date Chairperson Vice Chairperson 07/12/2022 Loretta Currie Kevin McCune 07/13/2021 Stephen Nieto Loretta Currie 09/08/2020 Michael Proctor Stephen Nieto 07/09/2019 Mary Caldwell Michael Proctor 07/24/2018 Kevin McCune Mary Caldwell Voting Procedures: All actions must be taken on a majority vote or by a majority of the quorum present. On the passage of every motion, the vote shall be taken by voice or roll call as appropriate. The presiding Chairperson will open and close nominations to the Commission for Chairperson and Vice Chairperson. The vote will be taken, and the Chairperson and Vice Chairperson selected. 10 Tie Votes: In the case of a tie vote, an additional motion is made which obtains a majority vote to break the tie. If a tie vote results at a time when less than all members are present, the matter shall automatically be continued to the next regular meeting, unless otherwise ordered by the body. Prepared by: Tania Flores, Administrative Technician Approved by: Danny Castro, Design and Development Director 11 PUBLIC HEARING ITEM NO. 1 City of La Quinta PLANNING COMMISSION MEETING August 22, 2023 STAFF REPORT AGENDA TITLE: CONSIDER RESOLUTIONS TO ADOPT A MITIGATED NEGATIVE DECLARATION AND APPROVE TENTATIVE PARCEL MAP 2023-0001 (TPM 38668), MINOR USE PERMIT 2023-0001, SITE DEVELOPMENT PERMIT 2023-0003, AND MINOR ADJUSTMENT 2023-0001 FOR A MIXED USE PROJECT CONSISTING OF TWO COMMERCIAL BUILDINGS AND UP TO 180 APARTMENT UNITS; PROJECT: DUNE PALMS MIXED USE PROJECT; CEQA: DESIGN AND DEVELOPMENT DEPARTMENT PREPARED A MITIGATED NEGATIVE DECLARATION (EA2023-0001) CONSISTENT WITH THE CALIFORNIA ENVIRONMENTAL QUALITY ACT; LOCATION: NORTHEAST CORNER OF HIGHWAY 111 AND DUNE PALMS ROAD RECOMMENDATION • Consider adopting a resolution to adopt a Mitigated Negative Declaration (MND) for Environmental Assessment 2023-0001. Consider adopting a resolution to approve Tentative Parcel Map 2023-0001 (TPM 38668), Minor Use Permit 2023-0001, Site Development Permit 2023-0003, and Minor Adjustment 2023-0001. EXECUTIVE SUMMARY • The project site is located on a vacant parcel on the northeast corner of Highway 111 and Dune Palms Road (Attachment 1). The applicant is proposing to subdivide the parcel into three parcels and develop a Chick-Fil-A drive thru restaurant and Quick Quack car wash on the front two parcels (Attachment 2). The third parcel is proposed to be developed as a multifamily residential development at a later time by a third party. • In order to make a recommendation for approval of the project, the Commission must: 1) Make findings in support of adopting the MND; and 2) Make findings and apply conditions of approval in support of the Tentative Parcel Map (TPM), Minor Use Permit (MUP), Site Development Permit (SDP) and Minor Adjustment (MA). Findings for each application are provided in Attachment 3, and Conditions of Approval are included as exhibits in the Resolutions. 12 BACKGROUND/ANALYSIS The project is located on a 9.4-acre vacant parcel, bordered by the Whitewater Channel on the north, Dune Palms Road on the west, existing shopping center to the east, and Highway 111 on the south. The site has not been proposed for development in the past and remains one of the last vacant parcels along the Highway 111 corridor. The Applicant is proposing to subdivide the entire 9.4 acres into three parcels, two on the south portion of the site along Highway 111 and one on the north side of the site near the wash. The Applicant intends to develop the two southern parcels with commercial uses, a Chick-Fil-A drive through restaurant and a Quick Quack car wash (Attachment 4). The northern parcel is proposed to be purchased by the City for housing purposes. There are no development plans for the northern parcel at this time. Tentative Parcel Map A TPM is required to subdivide the existing parcel into three parcels to facilitate the proposed development, two on the south side of the site and one on the north side of the site separated by a street (Attachment 5). Minor Use Permit Highway 111, within the City limits, is designated as an Image Corridor in the City's General Plan. Section 9.90.040 of the La Quinta Municipal Code (LQMC) sets the height standards of commercial buildings within Image Corridors at 22 ft. within 150 ft. of the Image Corridor. Proposed building height over 22 ft. requires MUP approval and shall not exceed the maximum building height of the existing zone. The building height within the existing zone, Regional Commercial (CR) is 50 ft. Both the Chick-Fil-A and Quick Quack buildings are proposed to exceed the 22 ft. height limit at some points, 26.5 ft. for Chick-Fil-A and 24 ft. for Quick Quack, and will not exceed the 50 ft. underlying height limit. A MUP is required for to accommodate the heights of the two buildings. Site Development Permit and Minor Adjustment A SDP is required for the architecture, site design and landscape design of the project and has been submitted Chick-Fil-A and Quick Quack parcels. A subsequent SDP would be required to be submitted for the development of the northern parcel. A MA is being requested to reduce the front building setback along Highway 111 for the car wash building from 50 ft. to 47 ft. Minor adjustments to numerical zoning standards of 10% or less are allowed in the zoning code. This adjustment is for a three-foot (6%) reduction of the 50 ft. building setback from the property line along Highway 111. The building placement is still 50 ft. from the roadway with a landscape buffer between the roadway and the building. Chick-Fil-A Parcel The Chick-Fil-A parcel is located on the southwest portion of the site on approximately 2.6 acres. The proposal is for a 4,778 square foot (sf) quick service drive through restaurant with three drive through lanes, one of which is a mobile order pick up lane. The drive through lanes provide stacking for up to 51 cars. 13 The building is designed in a contemporary Spanish style with white stucco finish and tile roof with Spanish accents including recessed niches with decorative tile (Attachment 6). The outdoor patio area is located on the south elevation of the building near the entry and includes tables with umbrellas for shade cover. The parking area includes a total of 104 parking spaces, which is 56 more than the LQMC requirement of one space per 100 sf-48 spaces. The overall height of the building is 26.5 ft, with roof projections reaching 31.5 ft. Since the overall height is taller than the allowed height within the Image Corridor setback, a MUP is required to allow the height of the building to exceed that limit, in accordance with the LQMC. Landscaping is proposed along the perimeter of the site and within the parking lot to provide shade and includes typical desert compatible species such as Palo Verde, Olive, Desert Willow, and Washingtonia Filibusta palm trees. Retention basins are located within the south setback along Highway 111, are proposed to be landscaped with crushed stone and river cobble and are separated from the drive through area by staggered three-foot masonry walls. For pedestrian access, there are four sidewalks proposed around the parcel: 1) ten -foot wide along the Highway 111 frontage, 2) six-foot wide along the Dune Palms Road frontage, 3) six-foot wide along the north edge and 4) ten -foot wide between the drive through and car wash businesses to provide site connectivity and access to and from the Highway 111 sidewalk. Quick Quack Car Wash Parcel The Quick Quack car wash parcel is located on the southeast portion of the site on approximately 1.7 acres. The proposal is for a 3,596 sf drive through car wash with vacuum and drying areas on the east side of the site. The building is designed in a contemporary Spanish style with an off-white stucco finish and tile roof with Spanish accents including architectural pop outs and trellis style awnings (Attachment 7). The payment point and vacuum spaces are covered with aluminum canopies. The vacuum area includes a total of 17 spaces available for vacuuming and three regular spaces. The overall height of the building is 16.75 ft, with the car wash tunnel entry and exit roofs reaching 24 ft. Since the tunnel height is taller than the allowed 22 ft. height within the Image Corridor setback, a MUP is required to allow the height of the building to exceed that limit, in accordance with the LQMC. Landscaping is proposed along the perimeter of the site and within the parking lot to provide shade and includes typical desert compatible species such as Palo Verde, Olive, Desert Willow, and Washingtonia Hybrid palm trees. A retention basin is located within the south setback along Highway 111, is proposed to be landscaped with creeping wild rye and is separated from the drive through area by an approximate three-foot masonry wall. For pedestrian access, there are four sidewalks proposed around the parcel: 1) ten -foot wide along the Highway 111 frontage, 2) ten -foot wide along the east edge, 3) six-foot wide along the north edge and 4) ten -foot wide between the drive through and car wash businesses to provide site connectivity and access to and from the Highway 111 sidewalk. 14 AGENCY AND PUBLIC REVIEW Public Agency Review All written comments received are on file and available for review with the Design and Development Department. All applicable comments have been adequately addressed and/or incorporated in the recommended Conditions of Approval. Public Hearing Notice This project was advertised in The Desert Sun newspaper on August 11, 2023 and distributed to properties within 500 feet of the Site. Staff has received no comments to date. Tribal Consultation In accordance with 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. =NVIRONMENTAL KEVIEW The Design and Development Department (Department) prepared an MND consistent with the California Environmental Quality Act (CEQA) (Exhibit A to EA2022-0001 Resolution) and circulated it for public review from July 13, 2023 through August 2, 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 three comments during the public review period regarding biological, cultural/tribal, and transportation sections. The ACBCI has requested that additional mitigation language be added pertaining to construction monitoring and collection of potentially found resources. At the date of this report, staff has not received the requested language from ACBCI and will put it into the record and include in Exhibit A to the EA Resolution prior to finalization of the Resolution if the project is approved. This revision does not change the impact determination for the MND. Prepared by: Cheri Flores, Planning Manager Approved by: Danny Castro, Design and Development Director Attachments: 1. Vicinity Map 2. Project Information 3. Findings for Approval 4. Site Plan 5. Tentative Parcel Map 38668 6. Chick-Fil-A Entitlement Plans 7. Quick Quack Car Wash Entitlement Plans 15 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 MIXED USE PROJECT INCLUDING A 4,778 SF CHICK-FIL-A, 3,596 SF QUICK QUACK CAR WASH AND UP TO 180 RESIDENTIAL UNITS LOCATED AT NORTHEAST CORNER OF HIGHWAY 111 AND DUNE PALMS ROAD CASE NUMBER: ENVIRONMENTAL ASSESSMENT 2023-0001 APPLICANT: BLACKPOINT PROPERTIES WHEREAS, the Planning Commission of the City of La Quinta, California did, on August 22, 2023, hold a duly noticed Public Hearing to consider a request by Blackpoint Properties, to subdivide a 9.4 acre vacant lot to facilitate development of a mixed use project consisting of 4,778 sf Chick-Fil-A restaurant and a 3,596 sf Quick Quack car wash and up to 180 multifamily residential units located at the northeast corner of Highway 111 and Dune Palms Road, more commonly described as: I' ' N 101IIIaIN111111F:j WHEREAS, the Design and Development Department published a public hearing notice in The Desert Sun newspaper on August 11, 2023 as prescribed by the Municipal Code. Public hearing notices were also mailed to all property owners within 500 feet of the site; and WHEREAS, at said Public Hearing, upon hearing and considering all testimony and arguments, if any, of all interested persons desiring to be heard, said Planning Commission did make the following mandatory findings pursuant to California Environmental Quality Act to justify approval of said Environmental Assessment [Exhibit A] : 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. `[ PLANNING COMMISSION RESOLUTION 2023-XXX ENVIRONMENTAL ASSESSMENT 2023-0001 PROJECT: DUNE PALMS MIXED USE PROJECT ADOPTED: Page 2 of 2 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. 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 2023-0001 with mitigation measures incorporated [Exhibit A]. PASSED, APPROVED, and ADOPTED at a regular meeting of the City of La Quinta Planning Commission, held on August 22, 2023, by the following vote: AYES: NOES: ABSENT: ABSTAIN: KEVIN MCCUNE, Vice Chairperson City of La Quinta, California ATTEST: DANNY CASTRO, Design and Development Director City of La Quinta, California 17 PLANNING COMMISSION RESOLUTION 2023-XXX EXHIBIT A cc& Qa 0 &(V GEM of the DESERT ENVIRONMENTAL INITIAL STUDYNITIGATED NEGATIVE DECLARATION DUNE PALMS MIXED USE PROJECT RESPONSES TO COMMENTS RECEIVED DURING PUBLIC REVIEW PERIOD MITIGATION MONITORING PROGRAM Environmental Assessment 2023-0001 Tentative Parcel Map TPM 2023-0001 Minor Use Permit 2023-0001 Site Development Permit 2023-0003 Minor Adjustment 2023-0001 18 Blackpoint Project Response to Comments Page 1 of 18 Response to Comments Blackpoint Project Highway 111 and Dune Palms The City received a comment letter from the California Department of Fish and Wildlife on the Initial Study for the project proposed at the northeast corner of Highway 111 and Dune Palms. The following provides a response to this letter. The comments do not necessitate any changes to the Initial Study/Mitigated Negative Declaration (MND), nor was new information which would significantly increase any Project impact provided by the commenter. The letter is attached as Appendix A. The City also received letters (also included in Appendix A) from the Agua Caliente Band of Cahuilla Indians (ACBCI) and Sunline Transit. The ACBCI letter simply requested a meeting with the City, and provides no comments on the Initial Study. The Sunline letter made suggestions regarding transit -friendly design, and also provided no comments on the Initial Study. California Department of Fish and Wildlife Letter dated August 2, 2023 Comment 1: The California Department of Fish and Wildlife (CDFW) received a Mitigated Negative Declaration (MND) from the City of La Quinta (City) for the Project pursuant to 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. 19 Blackpoint Project Response to Comments Page 2 of 18 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: Dune Palms Mixed Use Project Objective: The Project proposes the development of an approximately 9.4-acre site in La Quinta, California. The Project proposes 4.3 acres of commercial development and 5.1 acres of residential development. The residential portion would be composed of approximately 180 units and would be developed by a third party. The commercial component of the development will consist of a drive -through quick serve restaurant and a car wash. The commercial component is expected to be developed first, while the residential component will be developed at a later date. The Project proposes commercial buildings no more than 31 feet and six inches tall. While the height of the potential residential buildings is not yet known, they would likely be two to three stories tall and would not exceed the maximum height permitted in the zone. The Project is located adjacent to the Whitewater River to the north. The Project proposes the construction of a drainage basin in the southeastern corner of the property. This basin will accept and treat drainage from the half widths of Dune Palms Road and Highway 111. The Project proposes the addition of a storm drain on the east side of the site to convey street drainage to the Whitewater River in high flow conditions. All outdoor lights, including parking lot lighting, will be required to be fully shielded to minimize light pollution. The commercial buildings would be set back from Highway 111 by 50 feet of landscaping and an additional 50 feet of drive through aisles. Landscaping will include drought tolerant vegetation. Location: The proposed Project is located at the northeast corner of Highway 111 and Dune Palms Road in the City of La Quinta (City), in Riverside County, California. The Project site encompasses Assessor's Parcel No. 600-030-018. The Project is located within the Coachella Valley Multiple Species Habitat Conservation Plan (CVMSHCP) Area and outside of a Conservation Area. 20 Blackpoint Project Response to Comments Page 3 of 18 Timeframe: The MND proposes Project construction activities over a 2.5-year period. The commercial component is expected to be developed first, while the residential component will be developed at a later date. Response 1: The comment provides only descriptive narrative, and requires no response. Comment 2: 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). CDFW offers the comments and recommendations below to assist the City in adequately identifying and/or mitigating the Project's significant, or potentially significant, direct and indirect impacts on fish and wildlife (biological) resources. The MND has not adequately identified and disclosed the Project's impacts (i.e., direct, indirect, and cumulative) on biological resources and whether those impacts are reduced to less than significant. CDFW's comments and recommendations on the MND are explained in greater detail below and summarized here. CDFW is concerned that the MND does not adequately identify or mitigate the Project's significant, or potentially significant, impacts to biological resources. CDFW also concludes that the MND lacks sufficient information to facilitate a meaningful review by CDFW, including a complete and accurate Project description. CDFW requests that additional information and analyses be added to a revised MND, along with avoidance, minimization, and mitigation measures that avoid or reduce impacts to less than significant. Project Description Compliance with CEQA is predicated on a complete and accurate description of the proposed Project. Without a complete and accurate Project description, the MND likely provides an incomplete assessment of Project -related impacts to biological resources. CDFW has identified gaps in information related to the Project description. The MND lacks a discussion of plans for artificial nighttime lighting. CDFW requests that the MND is revised to include design plans for artificial nighttime lightning and lightning specifications. Artificial nighttime lighting can negatively impact biological resources in a variety of ways as discussed in the Artificial Nighttime Lightning section below. To conduct a meaningful review and provide biological expertise on how to protect fish and wildlife resources, CDFW requires a complete and accurate Project description. 21 Blackpoint Project Response to Comments Page 4 of 18 Response 2: The Initial Study (IS) contains a description of Project lighting, and the requirements of the Municipal Code for screening and cut-off fixtures to limit lighting to the Project site and eliminate spillage onto adjacent properties on page 17. The IS correctly concludes that impacts associated with lighting will be less than significant. This is the appropriate location for such a discussion, to answer the checklist's question in the Aesthetics section. It must also be pointed out that the Project occurs in the middle of La Quinta's commercial corridor on Highway 111, an area already impacted by commercial lighting. The potential for impacts to wildlife from the Project's fully screened lighting fixtures in this already impacted environment is negligible. Comment 3: Mitigation Measures CEQA requires that a MND include mitigation measures to avoid or reduce significant impacts. CDFW is concerned that the mitigation measures proposed in the MND are not adequate to avoid or reduce impacts to biological resources to below a level of significance. To support the City in ensuring that Project impacts to biological resources are reduced to less than significant, CDFW recommends adding mitigation measures for artificial nighttime lightning, CVMSHCP compliance, and CDFW's Lake and Streambed Alteration Program, as well as revising the mitigation measures for an assessment of biological resources, nesting birds, and burrowing owl. Response 3: The comment is noted. Individual responses are provided in the responses below, and demonstrate that the Initial Study thoroughly analyzes impacts, and that mitigation measures will reduce the impacts to biological resources to less than significant levels. Comment 4: Assessment of Biological Resources Page 28 of the Project's Biological Resources Assessment dated December 20, 2022 (Biological Assessment), indicates that "fourteen special status plant species not covered by the CVMSHCP have potential to occur onsite: chaparral sand -verbena, Borrego milk -vetch, gravel milk -vetch, glandular ditaxis, California ditaxis, Abram's spurge, Arizona spurge, flat -seeded spurge, Newberry's velvet -mallow, ribbed cryptantha, Torrey's box -thorn, slender cottonheads, narrow -leaved sandpaper plant, and purple stemodia." Page 8 of the Biological Assessment indicates that a field assessment was conducted on November 21, 2022, between 1240 and 1400, and that "pedestrian transects were walked around and through the site." The single field assessment was conducted outside of the bloom period for many of the special status plant species that have the potential to occur on the 22 Blackpoint Project Response to Comments Paae 5 of 18 Project site. CDFW recommends that the City include in a revised MND the results of a thorough floristic -based assessment of special -status plants and natural communities performed by a qualified biologist and following CDFW's Protocols for Surveying and Evaluating Impacts to Special -Status Native Plant Populations and Natural Communities (CDFW 2018 or most recent version). Based on findings from a recent floristic -based assessment, CDFW recommends that the MND is revised to include an analysis of direct, indirect, and cumulative impacts to biological resources and identification of appropriate avoidance, minimization, and mitigation measures. Further, page 25 of the Biological Assessment indicates that Coachella Valley milk -vetch (Astragalus lentiginosus var. coachellae) and Mecca aster (Xylorhiza cognata), both Covered Species under the Coachella Valley Multiple Species Habitat Conservation Plan (CVMSHCP), have the potential to occur on the Project site. CDFW also recommends that focused surveys include any CVMSHCP Covered Species that have the potential to occur onsite, as discussed in the CVMSHCP section below. Recent and complete information on biological resources; analysis of a Project's direct, indirect, and cumulative impacts; and appropriate avoidance, minimization, and mitigation measures support the City in demonstrating that Project impacts to biological resources are avoided or reduced to less than significant. Although the MND includes Mitigation Measure BIO-1, CDFW considers the measure to be inadequate in scope and timing to reduce impacts to less than significant. CDFW recommends that the City revise Mitigation Measure BIO-1 with the following additions in bold and removals in strikethrough: Mitigation Measure BIO-1: Assessment of Biological Resources Prior to Project construction activities for all development phases of the Project, 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 �v,�er�s�ion) shall be performed by aqualified + biologist. A preco str uction survey s recommended ded for - spCt�i status plant if populations of any of species identified in the Biological Resources the L� species � rc � -c+ � r r c r r r� a--r r �crr�� rvlv9 r �� -r c �.lvur�� a Assessment are detectedonsite during survey, the plants r-c��t.��r��crr� -aroma f"�n� ' v`,-Y �-�' "�"a''c`r topsoil and/or seed should he salvaged and translocaterd to a site with � a a --vim. salvaged age, z�.a--cv--a site rcr-r long term conservation value. Response 4: The comment is noted, but the change requested by the commenter is insubstantial and does not change the intent or the effectiveness of the existing mitigation measure. The mitigation measure as written requires 23 Blackpoint Project Response to Comments Page 6 of 18 a thorough assessment, and the salvaging and translocation of any significant population of plant species identified on the site. The mitigation measure is effective, and requires no amendment. Comment 5: Nesting Birds 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.). Page 9 of the Biological Assessment indicates that the site contains small areas with "desert saltbush scrub, Sonoran creosote bush scrub, and mesquite hummocks," which are suitable habitat for nesting birds. Table 6 of the Biological Assessment identifies a number of birds that have the potential to nest onsite, including black -tailed gnatcatcher (Polioptila melanura). The MND includes Mitigation Measure BIO-3, which indicates that "either project -related disturbance during the nesting season (1 February to 31 August) must be avoided, or nesting bird surveys must be conducted by a qualified ornithologist or biologist immediately prior to site disturbance during the nesting season." CDFW recommends that disturbance of occupied nests of migratory birds and raptors within the Project site and surrounding area be avoided any time birds are nesting on -site. CDFW considers the Mitigation Measure BIO- S to be insufficient in scope and timing to reduce impacts to nesting birds to less than significant. CDFW recommends the City revise Mitigation Measure BIO-3, with additions in bold and removals in strikethrough: Mitigation Measure BIO-3: Nesting Birds Regardless of the time of year, nesting bird surveys shall be performed by a qualified avian biologist no more than 3 days prior 24 Blackpoint Project Response to Comments Paae 7 of 18 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 avian 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 shall be at least 300 feet for passerines and 500 feet for raptors. A smaller or larger buffer may be determined by the qualified biologist familiar with the nesting phenology of the nesting species and based on nest and buffer monitoring results. Established buffers shall remain on site until a qualified biologist determines the young have fledged or the nest is no longer active. 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. Either project related disturbance during the nesting season (1 February to 31 August) fist) must he avoided or _nesting bird surveys must _hoc conducted by a qualified ornithologist or biologist immediately prio site disturbance during the nesting season If an active nest is rdetecterJ , a buffer must he established around it and no work would he permitted n that area near the nest nti! young have fledged \Aa _o_/_h_i_le isno established protocol for nest avoidance, "the CID W generally established r'� "." ,rvi nest c, v vim, crr�, .�'�' -° ° 9 recommends avoidance buffers of about 500 feet for birds _of_prey and listedspecfieS and 100 200 feet focc�vi unlisted songbirds. Response 5: Nesting birds are protected under the MBTA, and the IS correctly cites its requirements and implements them through the mitigation measure. The commenter asserts that the mitigation measure is insufficient, but provides no substantial evidence that this is indeed the case. La Quinta, and the Coachella Valley, occur in a desert environment. Nesting season is necessarily limited due to this environment. The mitigation measure requires nesting surveys if construction is to begin during 8 of the 12 months in a year, when nesting will occur. The mitigation measure also cites the commenter's own recommended buffers. As described in the IS, the impacts to nesting birds will be effectively mitigated with implementation of Mitigation Measure BIO-3. No change is necessary or warranted. 25 Blackpoint Project Response to Comments Page 8 of 18 Comment 6: Burrowing Owl Burrowing owl (Athene cunicularia) 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, catch, capture or kill, or attempt to hunt, pursue, catch, capture or kill." Regarding the suitability of habitat for burrowing owl, page 28 of the Biological Assessment indicates that "marginal habitat is present onsite for the owl, but the isolated nature of the site and limited burrowing opportunities observed make the possibility of occurrence quite low." Page 3 of the MND states that the Project site is "vacant and undeveloped, with sparse vegetation." Recent aerial imagery on Google Earth PRO shows the site contains bare soil across much of the Project site with a sparce cover of shrubs. In California, preferred habitat for burrowing owl is generally typified by short, sparse vegetation with few shrubs, level to gentle topography and well -drained soils. Grassland, shrub steppe, and desert are naturally occurring habitat types used by the species. In addition, burrowing owls may occur in some agricultural areas, ruderal grassy fields, vacant lots and pastures if the vegetation structure is suitable and there are useable burrows and foraging habitat in proximity.3 The Project site contains habitat suitable for burrowing and foraging activities for burrowing owl. Unprocessed data from California Natural Diversity Database indicate burrowing owl pairs using burrows within 0.55 miles to the east of the Project site, and burrowing owls have been observed within the Whitewater River both upstream and downstream of the Project site by other development projects including the CV Link Project. Regarding surveys for burrowing owl, page 8 of the Biological Assessment indicates that a single field assessment was conducted on November 21, 2022, from 1240 to 1400 and that "pedestrian transects were walked around and through the site." The Biological Assessment lacks details on if the single field assessment included a habitat assessment for burrowing owl and if the habitat assessment covered the entire Project area and an appropriate buffer area within the adjacent Whitewater River. The Staff Report on Burrowing Owl Mitigation (CDFG 20124) recommends that a habitat assessment for burrowing owl includes conducting at least one visit covering the entire 26 Blackpoint Project Response to Comments Page 9 of 18 potential project/activity area including areas that will be directly or indirectly impacted by the project. Additionally, the Biological Assessment lacks detailed results from the field assessment concerning burrowing owl, including but not limited to the locations of suitable burrows and burrowing owl sign, within the Project site and an appropriate buffer area within the adjacent Whitewater River. Results of the field assessment are limited to a description of the site containing "limited burrowing opportunities" (page 28 of the Biological Assessment) and several photos of potential burrow surrogates located onsite (Appendix 4 of the Biological Assessment). The single field assessment was also conducted in November during the non breeding season for burrowing owl. The Staff Report on Burrowing Owl Mitigation indicates that it is most effective to conduct breeding and non -breeding season surveys. CDFW recommends that the City follow the recommendations and guidelines provided in the Staff Report on Burrowing Owl Mitigation. The Staff Report on Burrowing Owl Mitigation, specifies three steps for project impact evaluations for burrowing owl: • A habitat assessment; • Surveys; and • An impact assessment As stated in the Staff Report on Burrowing Owl Mitigation, the three progressive steps are effective in evaluating whether a project will result in impacts to burrowing owls, and the information gained from the steps will inform any subsequent avoidance, minimization, and mitigation measures. Habitat assessments are conducted to evaluate the likelihood that a site supports burrowing owl. Burrowing owl surveys provide information needed to determine the potential effects of proposed projects and activities on burrowing owls, and to avoid take in accordance with Fish and Game Code sections 86, 3503, and 3503.5. Impact assessments evaluate the extent to which burrowing owls and their habitat may be impacted, directly or indirectly, on and within a reasonable distance of a proposed CEQA project activity or non-CEQA project. CDFW recommends that the MND is revised to include recent findings of a burrowing owl habitat assessment covering the entire Project site and appropriate buffer within the Whitewater River, focused surveys, and an impact assessment. If occupied burrows are located within or near the Project site, including the Whitewater River located to the north of the Project site, avoidance, minimization, and mitigation measures need to be identified in the MND to support the Project applicant in avoiding the unlawful take of burrowing owls and their nests and eggs. 27 Blackpoint Project Response to Comments Paqe 10 of 18 Although the MND includes Mitigation Measure 131O-2 for burrowing owls, CDFW considers the measure to be insufficient in scope and timing to reduce impacts to less than significant. CDFW recommends that the City revise Mitigation Measure 131O-2, with the following additions in bold and removals in strikethrough: Mitigation Measure BIO-2: Burrowing Owl Surveys No less than 60 days prior to the start of Project -related activities, a burrowing owl habitat assessment shall be conducted by a qualified biologist according to the specifications of the Staff Report on Burrowing Owl Mitigation (Department of Fish and Game, March 2012 or most recent version). If the habitat assessment demonstrates suitable burrowing owl habitat, then focused burrowing owl surveys shall be conducted by a qualified biologist according to the Staff Report on Burrowing Owl Mitigation. 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, mitigation, 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 minimization and 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 Project proponent shall implement the Burrowing Owl Plan following CDFW and USFWS 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 (2012 or most recent version). 28 Blackpoint Project Response to Comments Paqe 11 of 18 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 and USFWS for review and approval prior to commencing Project activities. Two burrowing owl take avoida surveys should be conducted On line with CDFW protocols for burro inrr owls. The fiti.- irs survey should- occur- between 14 and 30 days nri�rrv� inv Project related ground disturbance and the Jeconrd v.rithrirn 2 1 hours ofr ground disturbance. Avoidance or relocation measures should he yr va � -ra--a r.Tca � -va � -rc. �� vi -r relocation T-� -r measures c�� i-ivcra--v�, undertaken_ in consultation with CDFW if species is identified on the T TT�V flTl CDFW -1� GG�GJIT7LlGITlll fliQ -011 site and buffers establisher! as required 0 Response 6: The comment is noted. However, contrary to the commenter's statement, the biological resource report clearly states that the entire site was surveyed, including walking "around and through the site." (page 8) The biological report further provides a habitat assessment: "Marginal habitat is present onsite for the owl, but the isolated nature of the site and limited burrowing opportunities observed make the possibility of occurrence quite low." (page 28) Furthermore, despite this low likelihood of occurrence, the biologist recommended pre - construction surveys to assure that no impacts to the species occur. In addition, Mitigation Measure 13I0-2 clearly states that the CDFW's protocols are to be employed in performing the surveys, and that avoidance and relocation measures must include consultation with CDFW if the species is identified in those surveys. Mitigation Measure 1310-2 is effective as written, and will assure that impacts to burrowing owl, should they occur at the time of construction, would be reduced to less than significant levels. Comment 7: Artificial Nighttime Lighting Page 17 of the MND indicates that "all outdoor lights, including parking lot lighting, will be required to be fully shielded to minimize light pollution. The Project proponent will be required to submit a photometric lighting plan, which will be reviewed by the City as part of the entitlement process. This will ensure that no new sources of light would adversely affect daytime or nighttime views in the area. While the proposed buildings would introduce potential sources of glare into the area, this glare would not be expected to exceed levels typical of surrounding developments. Given that any light and glare emitted by the Project is expected to be similar to that of surrounding commercial developments, and that the Project will be required to comply with the City's regulations 29 Blackpoint Project Response to Comments Page 12 of 18 regarding outdoor lighting, impacts are expected to be less than significant." The MND lacks additional details on the Project's lighting plans and lighting specifications. CDFW requests that the MND is revised to include the Project's lightning plans and lightning specifications to be used during Project construction activities and long- term operations of the Project to allow CDFW to conduct a meaningful review and provide biological expertise on activities that have the potential to adversely affect fish and wildlife resources. Additionally, because the Project is located adjacent to the Whitewater River, an area that supports habitat for nesting birds including burrowing owl (see Burrowing Owl section), migratory birds that fly at night, bats, and other nocturnal and crepuscular wildlife, CDFW recommends the MND is revised to include an analysis of the direct, indirect, and cumulative impacts of artificial nighttime lighting expected to adversely affect biological resources within the adjacent Whitewater River. 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.5 Many species use photoperiod cues for communication (e.g., bird song6), determining when to begin foraging, behavioral thermoregulation, and migration.10 Phototaxis, a phenomenon that results in attraction and movement towards light, can disorient, entrap, and temporarily blind wildlife species that experience it. To support City in avoiding or reducing impacts of artificial nighttime lighting on biological resources to less than significant, CDFW recommends that City add to a revised MND the following mitigation measure: Mitigation Measure BIO-[A]: Artificial Nighttime Lighting Throughout construction and the lifetime operations of the Project, the Project Sponsor and City of La Quinta shall eliminate all nonessential lighting throughout the Project area and avoid or limit the use of artificial light at night during the hours of dawn and dusk when many wildlife species are most active. The City of La Quinta shall ensure that all lighting for the Project is fully shielded, cast downward, reduced in intensity to the greatest extent, and does not result in lighting trespass including glare into surrounding areas including the Whitewater River or upward into 30 Blackpoint Project Response to Comments Page 13 of 18 the night sky (see the International Dark -Sky Association standards at http://darksky.org ). The City of La Quinta shall ensure use of 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. Response 7: The site occurs in an urban environment, completely surrounded by streets and existing commercial development. There will be no significant increase in light as a result of the Project, nor will light levels on the site be any greater than those of surrounding existing urban uses. The commenter provides no substantial evidence that light will impact any species, let alone a protected species. No mitigation is required. Comment 8: Coachella Valley Multiple Species Habitat Conservation Plan Page 25 of the Biological Assessment indicates that "of the remaining 33 species which have some occurrence potential, eight are fully covered and conserved through participation in the CVMSHCP: Coachella Valley milk -vetch, Mecca -aster, Coachella giant sand treader cricket, flat -tailed horned lizard, Coachella Valley fringe -toed lizard, western yellow bat, Palm Springs pocket mouse, and Coachella Valley (Palm Springs) round -tailed ground squirrel. Since potential impacts to these nine species will be mitigated through participation in the CVMSHCP they will also not be discussed further." The City of La Quinta, as a Local Permittee under the CVMSHCP, receives coverage for the incidental take of Covered Species for Covered Activities. Within the CVMSHCP Plan Area and outside of a Conservation Area, Local Permittees have obligations concerning the protection of Covered Species. Per CVMSHCP Section 6.6.1 (Obligations of Local Permittees), within and outside conservation areas, Local Permittees must "ensure compliance for public and private projects with all applicable Requirement Measures in Section 4.4," and "on parcels approved for Development, the Permittees shall encourage the opportunity to salvage Covered sand -dependent species in accordance with the Implementation Manual." CDFW recommends the City of La Quinta consult with the Coachella Valley Conservation Commission, the Implementing Entity for the CVMSHCP, on its obligations to avoid and minimize impacts to Covered Species within the Project area. CDFW also recommends that the MND and its supporting documents such as the Biological Assessment are revised to include the findings from focused surveys documenting the presence of any CVMSHCP Covered Species within the Project site and surrounding buffer and any applicable avoidance and minimization measures that are required under the CVMSHCP. 31 Blackpoint Project Response to Comments Paqe 14 of 18 To document the City's obligation as a Local Permittee under the CVMSHCP to impose a local development mitigation fee for this Project, CDFW recommends the City add the following mitigation measure to a revised MND: Mitigation Measure BIO-[B]: 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 and transfer of revenues to the Coachella Valley Conservation Commission. Response 8: As clearly stated in the Initial Study, the payment of the MSHCP development fee is a requirement of the City, and will be imposed on the Project. As allowed under CEQA, there is no need to provide a mitigation measure for a standard requirement imposed by the City. No change to the Initial Study is required. Comment 9: With regard to the City's obligation to encourage the opportunity to salvage Covered sand -dependent species, CDFW recommends the City include in a revised MND a mitigation measure on the preparation of a plan for salvaging sand -dependent Covered Species. CDFW recommends the following mitigation measure be added to a revised MND: Mitigation Measure BIO-[C]: Salvage of Sand -Dependent Covered Species Prior to construction and issuance of any grading permit, the City of La Quinta shall prepare and submit to the California Department of Fish and Wildlife and the U.S. Fish and Wildlife Service, for review and approval, a plan to salvage sand - dependent CVMSHCP Covered Species within the Project area. The plan shall be prepared by a qualified biologist experienced in surveying for and handling sand- dependent Covered Species. The plan shall include, but not be limited to, the species -specific salvage methods and timing for each sand -dependent Covered Species identified within the Project site and the location(s) where each species will be translocated. Only qualified biologist(s) with appropriate state and federal permits to handle special -status species shall carry out salvage activities. 32 Blackpoint Project Response to Comments Page 15 of 18 Response 9: Contrary to the commenter's implication, the MSHCP does not require the salvage of sand -dependent species, and there is no evidence that substantial populations of sand -dependent species occur on this highly disturbed site surrounded by existing infrastructure and development. The commenter provides no substantial evidence that such concentrations occur, or that any impact will occur. Since the MSHCP does not require it, no evidence of a significant impact has been provided and the City is not required to salvage sand -dependent species under the Plan, there is no need for a mitigation measure. Comment 10: CDFW Lake and Streambed Alteration Program 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 flood plain of a body of water. Page 52 of the MND indicates that the Project "proposes the addition of a storm drain on the east side of the site to convey drainage from the retention basin at the southeast corner of the site to the Whitewater River in high flow conditions." Page 53 of the MND further indicates that "according to the Hydrology Report, runoff on the subject site will flow into the retention basin, and will enter a storm drain in the shared drive aisle on the eastern side of the site, which will discharge into the Whitewater River. The Whitewater River is an engineered drainage channel designed for 100-year storm runoff. The storm drain proposed by the Project will also be sized to accommodate the 100-year storm." The MND does not indicate if the applicant will notify CDFW per Fish and Game Code section 1602. Based on information provided in the MND, the construction of the outlet of the proposed storm drain into the Whitewater River may result in substantially changing material on the bank of the Whitewater River. CDFW recommends the Project proponent notify CDFW per Fish and Game Code section 1602. Accordingly, CDFW recommends the City add the following mitigation measure to a revised MND: 33 Blackpoint Project Response to Comments Page 16 of 18 Mitigation Measure BIO-[D]: 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. Response 10: The outfall into the Whitewater River exists today, and was sized and permitted to allow for drainage from this property and the property to the east to overflow into the Channel at this location. Because this is an existing permitted outfall, the Project will not be required to secure a 1602 Agreement, and no mitigation is required. Comment 11: Landscaping Page 17 of the MND indicates that the Project landscaping will "drought tolerant vegetation, as required by the Coachella Valley Water District and City's landscaping ordinance, and shade -providing trees." The MND lacks additional details on landscaping plans and the plant species proposed for landscaping. To ameliorate the water demands of this Project, CDFW recommends incorporation of water -wise concepts in any Project landscape design plans. In particular, CDFW recommends xeriscaping with locally native California species and installing water -efficient and targeted irrigation systems (such as drip irrigation). Native plants support butterflies, birds, reptiles, amphibians, small mammals, bees, and other pollinators that evolved with those plants, more information on native plants suitable for the Project location and nearby nurseries is available at CALSCAPE: https://calscape.org/. Local water agencies/districts and resource conservation districts in your area may be able to provide information on plant nurseries that carry locally native species, and some facilities display drought -tolerant locally native species demonstration gardens. Information on drought -tolerant landscaping and water -efficient irrigation systems is available on California's Save our Water website: https://saveourwater.com/. CDFW also recommends that the MND include recommendations regarding landscaping from Section 4.0 of the CVMSHCP "Table 4-112: Coachella Valley Native Plants Recommended for Landscaping" (pp. 4- 180 to 4-182; https://cvmshcp.org/plan-documents/). 34 Blackpoint Project Response to Comments Page 17 of 18 Response 11: The commenter's opinion is noted, but requires no response. The City requires that all projects comply with CVWD's drought tolerant landscaping requirements, which include the use of low-water using and native species. Comment 12: 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: httos://wildlife.ca.aov/Data/CNDDB/Submittina-Data. The types of information reported to CNDDB can be found at the following link: httr)s://www.wildlife.ca.gov/DatalCNDDB/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.) Response 12: The comment is noted. The City has always, and will comply with both the requirements for providing information and for the payment of fees. 35 Appendix A Comment Letters from: California Department of Fish and Wildlife Agua Caliente Band of Cahuilla Indians Sunline Transit Agency Blackpoint Project Response to Comments Paqe 18 of 18 WT State of California — Natural Resources Agency GAVIN NEWSOM, Governor i DEPARTMENT OF FISH AND WILDLIFE CHARLTON H. BONHAM, Director Inland Desert Region- i 3602 Inland Empire Boulevard, Suite C-220 s�FbRp f Ontario, CA 91764 www.wildlife.ca.gov August 2, 2023 Sent via email Cheri Flores Project Planner City of La Quinta 78495 Calle Tampico La Quinta, CA 92253 Dune Palms Mixed Use Project (PROJECT) Mitigated Negative Declaration (MND) SCH# 2023070217 Dear Cheri Flores: The California Department of Fish and Wildlife (CDFW) received a Mitigated Negative Declaration (MND) from the City of La Quinta (City) for the Project pursuant to 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 '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. Conserving Cafifornia's Wifdfife Since 1870 37 Cheri Flores, Project Planner City of La Quinta August 2, 2023 Page 2 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: Dune Palms Mixed Use Project Objective: The Project proposes the development of an approximately 9.4-acre site in La Quinta, California. The Project proposes 4.3 acres of commercial development and 5.1 acres of residential development. The residential portion would be composed of approximately 180 units and would be developed by a third party. The commercial component of the development will consist of a drive -through quick serve restaurant and a car wash. The commercial component is expected to be developed first, while the residential component will be developed at a later date. The Project proposes commercial buildings no more than 31 feet and six inches tall. While the height of the potential residential buildings is not yet known, they would likely be two to three stories tall and would not exceed the maximum height permitted in the zone. The Project is located adjacent to the Whitewater River to the north. The Project proposes the construction of a drainage basin in the southeastern corner of the property. This basin will accept and treat drainage from the half widths of Dune Palms Road and Highway 111. The Project proposes the addition of a storm drain on the east side of the site to convey street drainage to the Whitewater River in high flow conditions. All outdoor lights, including parking lot lighting, will be required to be fully shielded to minimize light pollution. The commercial buildings would be set back from Highway 111 by 50 feet of landscaping and an additional 50 feet of drive through aisles. Landscaping will include drought tolerant vegetation. Location: The proposed Project is located at the northeast corner of Highway 111 and Dune Palms Road in the City of La Quinta (City), in Riverside County, California. The Project site encompasses Assessor's Parcel No. 600-030-018. The Project is located within the Coachella Valley Multiple Species Habitat Conservation Plan (CVMSHCP) Area and outside of a Conservation Area. Timeframe: The MND proposes Project construction activities over a 2.5-year period. The commercial component is expected to be developed first, while the residential component will be developed at a later date. COMMENTS AND RECOMMENDATIONS 38 Cheri Flores, Project Planner City of La Quinta August 2, 2023 Page 3 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). CDFW offers the comments and recommendations below to assist the City in adequately identifying and/or mitigating the Project's significant, or potentially significant, direct and indirect impacts on fish and wildlife (biological) resources. The MND has not adequately identified and disclosed the Project's impacts (i.e., direct, indirect, and cumulative) on biological resources and whether those impacts are reduced to less than significant. CDFW's comments and recommendations on the MND are explained in greater detail below and summarized here. CDFW is concerned that the MND does not adequately identify or mitigate the Project's significant, or potentially significant, impacts to biological resources. CDFW also concludes that the MND lacks sufficient information to facilitate a meaningful review by CDFW, including a complete and accurate Project description. CDFW requests that additional information and analyses be added to a revised MND, along with avoidance, minimization, and mitigation measures that avoid or reduce impacts to less than significant. Project Description Compliance with CEQA is predicated on a complete and accurate description of the proposed Project. Without a complete and accurate Project description, the MND likely provides an incomplete assessment of Project -related impacts to biological resources. CDFW has identified gaps in information related to the Project description. The MND lacks a discussion of plans for artificial nighttime lighting. CDFW requests that the MND is revised to include design plans for artificial nighttime lightning and lightning specifications. Artificial nighttime lighting can negatively impact biological resources in a variety of ways as discussed in the Artificial Nighttime Lightning section below. To conduct a meaningful review and provide biological expertise on how to protect fish and wildlife resources, CDFW requires a complete and accurate Project description. Mitigation Measures CEQA requires that a MND include mitigation measures to avoid or reduce significant impacts. CDFW is concerned that the mitigation measures proposed in the MND are not adequate to avoid or reduce impacts to biological resources to below a level of significance. To support the City in ensuring that Project impacts to biological resources are reduced to less than significant, CDFW recommends adding mitigation measures for artificial nighttime lightning, CVMSHCP compliance, and CDFW's Lake and Streambed Alteration Program, as well as revising the mitigation measures for an assessment of biological resources, nesting birds, and burrowing owl. 39 Cheri Flores, Project Planner City of La Quinta August 2, 2023 Page 4 1) Assessment of Biological Resources Page 28 of the Project's Biological Resources Assessment dated December 20, 2022 (Biological Assessment), indicates that "fourteen special status plant species not covered by the CVMSHCP have potential to occur onsite: chaparral sand -verbena, Borrego milk -vetch, gravel milk -vetch, glandular ditaxis, California ditaxis, Abram's spurge, Arizona spurge, flat -seeded spurge, Newberry's velvet -mallow, ribbed cryptantha, Torrey's box -thorn, slender cottonheads, narrow -leaved sandpaper plant, and purple stemodia." Page 8 of the Biological Assessment indicates that a field assessment was conducted on November 21, 2022, between 1240 and 1400, and that "pedestrian transects were walked around and through the site." The single field assessment was conducted outside of the bloom period for many of the special status plant species that have the potential to occur on the Project site. CDFW recommends that the City include in a revised MND the results of a thorough floristic -based assessment of special -status plants and natural communities performed by a qualified biologist and following CDFW's Protocols for Surveying and Evaluating Impacts to Special -Status Native Plant Populations and Natural Communities (CDFW 2018 or most recent version). Based on findings from a recent floristic -based assessment, CDFW recommends that the MND is revised to include an analysis of direct, indirect, and cumulative impacts to biological resources and identification of appropriate avoidance, minimization, and mitigation measures. Further, page 25 of the Biological Assessment indicates that Coachella Valley milk -vetch (Astragalus lentiginosus var. coachellae) and Mecca aster (Xylorhiza cognata), both Covered Species under the Coachella Valley Multiple Species Habitat Conservation Plan (CVMSHCP), have the potential to occur on the Project site. CDFW also recommends that focused surveys include any CVMSHCP Covered Species that have the potential to occur onsite, as discussed in the CVMSHCP section below. Recent and complete information on biological resources; analysis of a Project's direct, indirect, and cumulative impacts; and appropriate avoidance, minimization, and mitigation measures support the City in demonstrating that Project impacts to biological resources are avoided or reduced to less than significant. Although the MND includes Mitigation Measure BIO-1, CDFW considers the measure to be inadequate in scope and timing to reduce impacts to less than significant. CDFW recommends that the City revise Mitigation Measure BIO-1 with the following additions in bold and removals in strikethro irrh• Mitigation Measure BIO-1: Assessment of Biological Resources Prior to Project construction activities for all development phases of the Project, 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. A 40 Cheri Flores, Project Planner City of La Quinta August 2, 2023 Page 5 preGenStrUGtien survey is mended for speGial status plants. if populations of any site during survey, the plants topsoil and/or se�hoi should he salvager! a yr rrc �a , r , � translenated to a site with Inng_term nonseryation Vale e 2) Nesting Birds 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.). Page 9 of the Biological Assessment indicates that the site contains small areas with "desert saltbush scrub, Sonoran creosote bush scrub, and mesquite hummocks," which are suitable habitat for nesting birds. Table 6 of the Biological Assessment identifies a number of birds that have the potential to nest onsite, including black -tailed gnatcatcher (Polioptila melanura). The MND includes Mitigation Measure BIO-3, which indicates that "either project -related disturbance during the nesting season (1 February to 31 August) must be avoided, or nesting bird surveys must be conducted by a qualified ornithologist or biologist immediately prior to site disturbance during the nesting season." CDFW recommends that disturbance of occupied nests of migratory birds and raptors within the Project site and surrounding area be avoided any time birds are nesting on -site. CDFW considers the Mitigation Measure BIO-3 to be insufficient in scope and timing to reduce impacts to nesting birds to less than significant. CDFW recommends the City revise Mitigation Measure BIO-3, with additions in bold and removals in strikethrei ugh: Mitigation Measure BIO-3: Nesting Birds Regardless of the time of year, nesting bird surveys shall be performed by a qualified avian biologist no more than 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 avian biologist will make every effort to avoid potential nest predation as a result of survey and monitoring efforts. If active nests are found 41 Cheri Flores, Project Planner City of La Quinta August 2, 2023 Page 6 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 shall be at least 300 feet for passerines and 500 feet for raptors. A smaller or larger buffer may be determined by the qualified biologist familiar with the nesting phenology of the nesting species and based on nest and buffer monitoring results. Established buffers shall remain on site until a qualified biologist determines the young have fledged or the nest is no longer active. 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. €+the 3) Burrowing Owl Burrowing owl (Athene cunicularia) 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, catch, capture or kill, or attempt to hunt, pursue, catch, capture or kill." Regarding the suitability of habitat for burrowing owl, page 28 of the Biological Assessment indicates that "marginal habitat is present onsite for the owl, but the isolated nature of the site and limited burrowing opportunities observed make the possibility of occurrence quite low." Page 3 of the MND states that the Project site is "vacant and undeveloped, with sparse vegetation." Recent aerial imagery on Google Earth PRO shows the site contains bare soil across much of the Project site with a sparce cover of shrubs. In California, preferred habitat for burrowing owl is generally typified by short, sparse vegetation with few shrubs, level to gentle topography and well- 42 Cheri Flores, Project Planner City of La Quinta August 2, 2023 Page 7 drained soils.2 Grassland, shrub steppe, and desert are naturally occurring habitat types used by the species. In addition, burrowing owls may occur in some agricultural areas, ruderal grassy fields, vacant lots and pastures if the vegetation structure is suitable and there are useable burrows and foraging habitat in proximity.3 The Project site contains habitat suitable for burrowing and foraging activities for burrowing owl. Unprocessed data from California Natural Diversity Database indicate burrowing owl pairs using burrows within 0.55 miles to the east of the Project site, and burrowing owls have been observed within the Whitewater River both upstream and downstream of the Project site by other development projects including the CV Link Project. Regarding surveys for burrowing owl, page 8 of the Biological Assessment indicates that a single field assessment was conducted on November 21, 2022, from 1240 to 1400 and that "pedestrian transects were walked around and through the site." The Biological Assessment lacks details on if the single field assessment included a habitat assessment for burrowing owl and if the habitat assessment covered the entire Project area and an appropriate buffer area within the adjacent Whitewater River. The Staff Report on Burrowing Owl Mitigation (CDFG 20124) recommends that a habitat assessment for burrowing owl includes conducting at least one visit covering the entire potential project/activity area including areas that will be directly or indirectly impacted by the project. Additionally, the Biological Assessment lacks detailed results from the field assessment concerning burrowing owl, including but not limited to the locations of suitable burrows and burrowing owl sign, within the Project site and an appropriate buffer area within the adjacent Whitewater River. Results of the field assessment are limited to a description of the site containing "limited burrowing opportunities" (page 28 of the Biological Assessment) and several photos of potential burrow surrogates located onsite (Appendix 4 of the Biological Assessment). The single field assessment was also z Haug, E. A., B. A. Millsap, and M. S. Martell. 1993. Burrowing owl (Speotyto cunicularia), in A. Poole and F. Gill, editors, The Birds of North America, The Academy of Natural Sciences, Philadelphia, Pennsylvania, and The American Ornithologists' Union, Washington, D.C., USA. 3 Gervais, J. A., D. K. Rosenberg, and L. A. Comrack. Burrowing Owl (Athene cunicularia) in Shuford, W.D. and T. Gardali, editors. 2008. California Bird Species of Special Concern: A ranked assessment of species, subspecies, and distinct populations of birds of immediate conservation concern in California. Studies of Western Birds 1. Western Field Ornithologists, Camarillo, California, and California Department of Fish and Game, Sacramento, California, USA. 4 California Department of Fish and Game (CDFG). 2012. Staff report of burrowing owl mitigation. State of California, Natural Resources Agency. Available for download at: http://www.dfg.ca.gov/wildlife/nongame/survev monitor.html 43 Cheri Flores, Project Planner City of La Quinta August 2, 2023 Page 8 conducted in November during the non breeding season for burrowing owl. The Staff Report on Burrowing Owl Mitigation indicates that it is most effective to conduct breeding and non -breeding season surveys. CDFW recommends that the City follow the recommendations and guidelines provided in the Staff Report on Burrowing Owl Mitigation. The Staff Report on Burrowing Owl Mitigation, specifies three steps for project impact evaluations for burrowing owl: • A habitat assessment; • Surveys; and • An impact assessment As stated in the Staff Report on Burrowing Owl Mitigation, the three progressive steps are effective in evaluating whether a project will result in impacts to burrowing owls, and the information gained from the steps will inform any subsequent avoidance, minimization, and mitigation measures. Habitat assessments are conducted to evaluate the likelihood that a site supports burrowing owl. Burrowing owl surveys provide information needed to determine the potential effects of proposed projects and activities on burrowing owls, and to avoid take in accordance with Fish and Game Code sections 86, 3503, and 3503.5. Impact assessments evaluate the extent to which burrowing owls and their habitat may be impacted, directly or indirectly, on and within a reasonable distance of a proposed CEQA project activity or non-CEQA project. CDFW recommends that the MND is revised to include recent findings of a burrowing owl habitat assessment covering the entire Project site and appropriate buffer within the Whitewater River, focused surveys, and an impact assessment. If occupied burrows are located within or near the Project site, including the Whitewater River located to the north of the Project site, avoidance, minimization, and mitigation measures need to be identified in the MND to support the Project applicant in avoiding the unlawful take of burrowing owls and their nests and eggs. Although the MND includes Mitigation Measure BIO-2 for burrowing owls, CDFW considers the measure to be insufficient in scope and timing to reduce impacts to less than significant. CDFW recommends that the City revise Mitigation Measure BIO-2, with the following additions in bold and removals in strikethr,,u : Mitigation Measure BIO-2: Burrowing Owl Surveys No less than 60 days prior to the start of Project -related activities, a burrowing owl habitat assessment shall be conducted by a qualified biologist according to the specifications of the Staff Report on Burrowing Owl Mitigation (Department of Fish and Game, March 2012 or most recent version). 44 Cheri Flores, Project Planner City of La Quinta August 2, 2023 Page 9 If the habitat assessment demonstrates suitable burrowing owl habitat, then focused burrowing owl surveys shall be conducted by a qualified biologist according to the Staff Report on Burrowing Owl Mitigation. 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, mitigation, 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 minimization and 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 Project proponent shall implement the Burrowing Owl Plan following CDFW and USFWS 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 (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 and USFWS for review and approval prior to commencing Project activities. take avendaRGe suNeys sheuld be GE)RdUGted OR line with GDFVV PFGteGGIS fGF burrowing owls. is The first survey shei ild en�Thbc�een 14 and 30 dads prier o Drejec�-related vwr����a vurcrQc ground disturbaRGe and the seGend within 24 hours of ground disturbaRGe. AveidanGe or FeIOGatiOR measures should be URdertaken OR Gensultatmen with GDFW Of the spedies 0smdeRtified OR the site, and buffers established as required. 4) Artificial Nighttime Lighting Page 17 of the MND indicates that "all outdoor lights, including parking lot lighting, will be required to be fully shielded to minimize light pollution. The Project proponent will be required to submit a photometric lighting plan, which will be reviewed by the City as part of the entitlement process. This will ensure that no new sources of 45 Cheri Flores, Project Planner City of La Quinta August 2, 2023 Page 10 light would adversely affect daytime or nighttime views in the area. While the proposed buildings would introduce potential sources of glare into the area, this glare would not be expected to exceed levels typical of surrounding developments. Given that any light and glare emitted by the Project is expected to be similar to that of surrounding commercial developments, and that the Project will be required to comply with the City's regulations regarding outdoor lighting, impacts are expected to be less than significant." The MND lacks additional details on the Project's lighting plans and lighting specifications. CDFW requests that the MND is revised to include the Project's lightning plans and lightning specifications to be used during Project construction activities and long-term operations of the Project to allow CDFW to conduct a meaningful review and provide biological expertise on activities that have the potential to adversely affect fish and wildlife resources. Additionally, because the Project is located adjacent to the Whitewater River, an area that supports habitat for nesting birds including burrowing owl (see Burrowing Owl section), migratory birds that fly at night, bats, and other nocturnal and crepuscular wildlife, CDFW recommends the MND is revised to include an analysis of the direct, indirect, and cumulative impacts of artificial nighttime lighting expected to adversely affect biological resources within the adjacent Whitewater River. 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.5 Many species use photoperiod cues for communication (e.g., bird song6), determining when to begin foraging,' behavioral thermoregulation,$ and migration.10 Phototaxis, a phenomenon that results in attraction and movement towards light, can disorient, entrap, and temporarily blind wildlife species that experience it.9 5 Gatson, K. J., Bennie, J., Davies, T., Hopkins, J. 2013. The ecological impacts of nighttime light pollution mechanistic appraisal. Biological Reviews, 88.4: 912-927. 6 Miller, M. W. 2006. Apparent effects of light pollution on singing behavior of American robins. The Condor 108:130- 139. 7 Stone, E. L., G. Jones, and S. Harris. 2009. Street lighting disturbs commuting bats. Current Biology 19:1123-1127. 8 Beiswenger, R. E. 1977. Diet patterns of aggregative behavior in tadpoles of Bufo americanus, in relation to light and temperature. Ecology 58:98-108. 9 Longcore, T., and C. Rich. 2004. Ecological light pollution -Review. Frontiers in Ecology and the Environment 2:191-198. 46 Cheri Flores, Project Planner City of La Quinta August 2, 2023 Page 11 To support City in avoiding or reducing impacts of artificial nighttime lighting on biological resources to less than significant, CDFW recommends that City add to a revised MND the following mitigation measure: Mitigation Measure BIO-[A]: Artificial Nighttime Lighting Throughout construction and the lifetime operations of the Project, the Project Sponsor and City of La Quinta shall eliminate all nonessential lighting throughout the Project area and avoid or limit the use of artificial light at night during the hours of dawn and dusk when many wildlife species are most active. The City of La Quinta shall ensure that all lighting for the Project is fully shielded, cast downward, reduced in intensity to the greatest extent, and does not result in lighting trespass including glare into surrounding areas including the Whitewater River or upward into the night sky (see the International Dark -Sky Association standards at http://darksky.org/). The City of La Quinta shall ensure use of 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. 5) Coachella Valley Multiple Species Habitat Conservation Plan Page 25 of the Biological Assessment indicates that "of the remaining 33 species which have some occurrence potential, eight are fully covered and conserved through participation in the CVMSHCP: Coachella Valley milk -vetch, Mecca -aster, Coachella giant sand treader cricket, flat -tailed horned lizard, Coachella Valley fringe -toed lizard, western yellow bat, Palm Springs pocket mouse, and Coachella Valley (Palm Springs) round -tailed ground squirrel. Since potential impacts to these nine species will be mitigated through participation in the CVMSHCP they will also not be discussed further." The City of La Quinta, as a Local Permittee under the CVMSHCP, receives coverage for the incidental take of Covered Species for Covered Activities. Within the CVMSHCP Plan Area and outside of a Conservation Area, Local Permittees have obligations concerning the protection of Covered Species. Per CVMSHCP Section 6.6.1 (Obligations of Local Permittees), within and outside conservation areas, Local Permittees must "ensure compliance for public and private projects with all applicable Requirement Measures in Section 4.4," and "on parcels approved for Development, the Permittees shall encourage the opportunity to salvage Covered sand -dependent species in accordance with the Implementation Manual." CDFW recommends the City of La Quinta consult with the Coachella Valley Conservation Commission, the Implementing Entity for the CVMSHCP, on its obligations to avoid and minimize impacts to Covered Species within the Project area. CDFW also recommends that the MND and its supporting documents such as the Biological Assessment are revised to include the findings from focused surveys documenting the presence of any CVMSHCP Covered Species within the Project site and surrounding buffer and any applicable avoidance 47 Cheri Flores, Project Planner City of La Quinta August 2, 2023 Page 12 and minimization measures that are required under the CVMSHCP. To document the City's obligation as a Local Permittee under the CVMSHCP to impose a local development mitigation fee for this Project, CDFW recommends the City add the following mitigation measure to a revised MND: Mitigation Measure BIO-[B]: 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 and transfer of revenues to the Coachella Valley Conservation Commission. With regard to the City's obligation to encourage the opportunity to salvage Covered sand -dependent species, CDFW recommends the City include in a revised MND a mitigation measure on the preparation of a plan for salvaging sand -dependent Covered Species. CDFW recommends the following mitigation measure be added to a revised MND: Mitigation Measure BIO-[C]: Salvage of Sand -Dependent Covered Species Prior to construction and issuance of any grading permit, the City of La Quinta shall prepare and submit to the California Department of Fish and Wildlife and the U.S. Fish and Wildlife Service, for review and approval, a plan to salvage sand - dependent CVMSHCP Covered Species within the Project area. The plan shall be prepared by a qualified biologist experienced in surveying for and handling sand - dependent Covered Species. The plan shall include, but not be limited to, the species -specific salvage methods and timing for each sand -dependent Covered Species identified within the Project site and the location(s) where each species will be translocated. Only qualified biologist(s) with appropriate state and federal permits to handle special -status species shall carry out salvage activities. 6) CDFW Lake and Streambed Alteration Program 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. 48 Cheri Flores, Project Planner City of La Quinta August 2, 2023 Page 13 It may also apply to work undertaken within the flood plain of a body of water. Page 52 of the MND indicates that the Project "proposes the addition of a storm drain on the east side of the site to convey drainage from the retention basin at the southeast corner of the site to the Whitewater River in high flow conditions." Page 53 of the MND further indicates that "according to the Hydrology Report, runoff on the subject site will flow into the retention basin, and will enter a storm drain in the shared drive aisle on the eastern side of the site, which will discharge into the Whitewater River. The Whitewater River is an engineered drainage channel designed for 100-year storm runoff. The storm drain proposed by the Project will also be sized to accommodate the 100-year storm." The MND does not indicate if the applicant will notify CDFW per Fish and Game Code section 1602. Based on information provided in the MND, the construction of the outlet of the proposed storm drain into the Whitewater River may result in substantially changing material on the bank of the Whitewater River. CDFW recommends the Project proponent notify CDFW per Fish and Game Code section 1602. Accordingly, CDFW recommends the City add the following mitigation measure to a revised MND: Mitigation Measure BIO-[D]: 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. 7) Landscaping Page 17 of the MND indicates that the Project landscaping will "drought tolerant vegetation, as required by the Coachella Valley Water District and City's landscaping ordinance, and shade -providing trees." The MND lacks additional details on landscaping plans and the plant species proposed for landscaping. To ameliorate the water demands of this Project, CDFW recommends incorporation of water -wise concepts in any Project landscape design plans. In particular, CDFW recommends xeriscaping with locally native California species and installing water -efficient and targeted irrigation systems (such as drip irrigation). Native plants support butterflies, birds, reptiles, amphibians, small mammals, bees, and other pollinators that evolved with those plants, more information on native plants suitable for the Project location and nearby nurseries is available at CALSCAPE: https://caiscape.org/. Local water agencies/districts and resource conservation districts in your area may be able to provide information on plant nurseries that carry locally native species, and some facilities display drought -tolerant locally native species demonstration gardens. Information on drought -tolerant landscaping and water -efficient irrigation systems is available on California's Save our Water website: https:Hsaveourwater.com/. CDFW also recommends that the MND 49 Cheri Flores, Project Planner City of La Quinta August 2, 2023 Page 14 include recommendations regarding landscaping from Section 4.0 of the CVMSHCP "Table 4-112: Coachella Valley Native Plants Recommended for Landscaping" (pp. 4- 180 to 4-182; https://cvmshcp.org/plan-documents/). 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: httas://www.wildlife.ca.aov/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.) CONCLUSIONS CDFW appreciates the opportunity to comment on the MND to assist the City in identifying and mitigating Project impacts to biological resources. CDFW concludes that the MND does not adequately identify or mitigate the Project's significant, or potentially significant, impacts to biological resources. CDFW also concludes that the MND lacks sufficient information for a meaningful review of impacts to biological resources, including a complete project description. The CEQA Guidelines indicate that recirculation is required when insufficient information in the MND precludes a meaningful review (§ 15088.5) or when a new significant effect is identified and additional mitigation measures are necessary (§ 15073.5). CDFW recommends that a revised MND, including a complete Project description with lighting plans and specifications, be recirculated for public comment. CDFW also recommends that revised and additional mitigation measures as described in this letter be added to a revised MND. CDFW personnel are available for consultation regarding biological resources and strategies to avoid and minimize impacts. Questions regarding this letter or further 50 Cheri Flores, Project Planner City of La Quinta August 2, 2023 Page 15 coordination should be directed to Jacob Skaggs, Environmental Scientist, at 0acob.skaggs(cD_wildlife.ca.gov. Sincerely, EDocu Signed by: 84F9FFEEFD24C8... Kim Freeburn Environmental Program Manager Attachment 1: MMRP for CDFW-Proposed Mitigation Measures ec: Heather Brashear, Senior Environmental Scientist (Supervisor), CDFW Heather. Brashear(a)_Wildlife.ca.gov Office of Planning and Research, State Clearinghouse, Sacramento state. clearinghouse(a)_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(c�fws.gov Peter Satin, Coachella Valley Conservation Commission psatin cvag.org 51 Cheri Flores, Project Planner City of La Quinta August 2, 2023 Page 16 ATTACHMENT 1: MITIGATION MONITORING AND REPORTING PROGRAM (MMRP) Mitigation Measures Timing and Methods Responsible Parties Mitigation Measure 1310-1: Assessment of Biological Timing: Prior to Implementation: Resources Project City of La Quinta construction Prior to Project construction activities for all activities for all Monitoring and development phases of the Project, a thorough development Reporting: City of La floristic -based assessment of special -status plants phases of the Quinta and natural communities, following CDFW's Project. Protocols for Surveying and Evaluating Impacts to Special -Status Native Plant Populations and Natural Methods: See Communities (CDFW 2018 or most recent version) Mitigation shall be performed by a qualified biologist. Measure Mitigation Measure 1310-3: Nesting Birds Timing: No more Implementation: than 3 days prior City of La Quinta Regardless of the time of year, nesting bird surveys to vegetation shall be performed by a qualified avian biologist no removal or Monitoring and more than 3 days prior to vegetation removal or ground -disturbing Reporting: City of La ground -disturbing activities. Pre -construction activities. Quinta surveys shall focus on both direct and indirect evidence of nesting, including nest locations and Methods: See nesting behavior. The qualified avian biologist will Mitigation make every effort to avoid potential nest predation as Measure 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 shall be at least 300 feet for passerines and 500 feet for raptors. A smaller or larger buffer may be determined by the qualified biologist familiar with the nesting phenology of the nesting species and based on nest and buffer monitoring results. Established buffers shall remain on site until a qualified biologist determines the young have fledged or the nest is no longer active. 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. 52 Cheri Flores, Project Planner City of La Quinta August 2, 2023 Page 17 Mitigation Measure BIO-2: Burrowing Owl Surveys Timing: Habitat Implementation: assessment: No City of La Quinta and No less than 60 days prior to the start of Project- less than 60 days Project applicant related activities, a burrowing owl habitat prior to the start of assessment shall be conducted by a qualified Project related Monitoring and biologist according to the specifications of the Staff activities. Reporting: City of La Report on Burrowing Owl Mitigation (Department of Focused Quinta Fish and Game, March 2012 or most recent version). surveys: Prior to the start of If the habitat assessment demonstrates suitable Project -related burrowing owl habitat, then focused burrowing owl activities. Pre - surveys shall be conducted by a qualified biologist construction according to the Staff Report on Burrowing Owl surveys: No less Mitigation. If burrowing owls are detected during the than 14 days prior focused surveys, the qualified biologist and Project to start of Project - proponent shall prepare a Burrowing Owl Plan that related activities shall be submitted to CDFW for review and approval and within 24 prior to commencing Project activities. The hours prior to Burrowing Owl Plan shall describe proposed ground avoidance, minimization, mitigation, and monitoring disturbance. actions. The Burrowing Owl Plan shall include the number and location of occupied burrow sites, acres Methods: See of burrowing owl habitat that will be impacted, details Mitigation of site monitoring, and details on proposed buffers Measure 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 minimization and 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 Project proponent shall implement the Burrowing Owl Plan following CDFW and USFWS 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 (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 53 Cheri Flores, Project Planner City of La Quinta August 2, 2023 Page 18 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 and USFWS for review and approval prior to commencing Project activities. Mitigation Measure BIO-[A]: Artificial Nighttime Timing: Implementation: Lighting Throughout City of La Quinta and construction and Project applicant Throughout construction and the lifetime operations the lifetime of the Project, the Project Sponsor and City of La operations of the Monitoring and Quinta shall eliminate all nonessential lighting Project Reporting: City of La throughout the Project area and avoid or limit the use Quinta of artificial light at night during the hours of dawn Methods: See and dusk when many wildlife species are most active. Mitigation The City of La Quinta shall ensure that all lighting for Measure the Project is fully shielded, cast downward, reduced in intensity to the greatest extent, and does not result in lighting trespass including glare into surrounding areas including the Whitewater River or upward into the night sky (see the International Dark -Sky Association standards at http://darksky.org/). The City of La Quinta shall ensure use of 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. Mitigation Measure BIO-[B]: CVMSHCP Compliance Timing: Prior to Implementation: construction and City of La Quinta Prior to construction and issuance of any grading issuance of any permit, the City of La Quinta shall ensure compliance grading permit. Monitoring and with the Coachella Valley Multiple Species Habitat Reporting: City of La Conservation Plan (CVMSHCP) and its associated Methods: See Quinta Implementing Agreement and shall ensure the Mitigation collection of payment of the CVMSHCP Local Measure Development Mitigation Fee and transfer of revenues to the Coachella Valley Conservation Commission. Mitigation Measure BIO-[C]: Salvage of Sand- Timing: Prior to Implementation: Dependent Covered Species construction and City of La Quinta issuance of any Prior to construction and issuance of any grading grading permit. Monitoring and permit, the City of La Quinta shall prepare and submit Reporting: City of La to the California Department of Fish and Wildlife and Methods: See Quinta the U.S. Fish and Wildlife Service, for review and Mitigation approval, a plan to salvage sand -dependent Measure CVMSHCP Covered Species within the Project area. The plan shall be prepared by a qualified biologist 54 Cheri Flores, Project Planner City of La Quinta August 2, 2023 Page 19 experienced in surveying for and handling sand - dependent Covered Species. The plan shall include, but not be limited to, the species -specific salvage methods and timing for each sand -dependent Covered Species identified within the Project site and the location(s) where each species will be translocated. Only qualified biologist(s) with appropriate state and federal permits to handle special -status species shall carry out salvage activities. Mitigation Measure BIO-[D]: CDFW Lake and Timing: Prior to Implementation: Streambed Alteration Program construction and Project applicant issuance of any Prior to construction and issuance of any grading grading permit. Monitoring and permit, the Project Sponsor shall obtain written Reporting: City of La correspondence from the California Department of Methods: See Quinta Fish and Wildlife (CDFW) stating that notification Mitigation under section 1602 of the Fish and Game Code is not Measure 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. 55 AQUA CAHENTE BAND OF CAHUILLA INDIAM TsclsAL HIST93FIIC RRE5r;fFV47F0F4 03-003-2023-001 July 24, 2023 [VIA EMAIL TO:clflores@laquintaca.gov] City of La Quinta Ms. Cheri Flores 78-495 Calle Tampico La Quinta, CA 92253 Re: MND Dunes Palms Mixed Use Dear Ms. Cheri Flores, The Agua Caliente Band of Cahuilla Indians (ACBCI) appreciates your efforts to include the Tribal Historic Preservation Office (THPO) in the Blackpoint project. We have reviewed the documents and have the following comments: * Please contact ACBCI THPO department to schedule a meeting. Again, the Agua Caliente appreciates your interest in our cultural heritage. If you have questions or require additional information, please call me at (760) 883-1134. You may also email me at ACBCI-THPO@aguacaliente.net. Cordially, Claritsa Duarte Cultural Resources Analyst Tribal Historic Preservation Office AGUA CALIENTE BAND OF CAHUILLA INDIANS 5441 DINAH SHORE DRIVE, PALM 5FRINGS. CA 5226-4 T 760f699+6800 F :6016941dti#d4 WWW-AGUAF-ALJENTf--Nr.N.GQV 56 SHH11fle TRANSIT ARfNCY A Public Agen cy July 19, 2023 City of La Quinta 78495 Calle Tampico La Quinta, CA 92253 RE: Dune Palms Mixed Use Project Dear Ms. Flores, MEMBERS: desert Nor 5prings Palm Sprrngs Cathedral Ory Rancho Mirage Palm desert Indian Wells Ca Quinra Indio Coachella R1Ver.9ide Canty This letter is in response to your request for comments regarding the proposed Dune Palms Mixed Use Project located on the northeast corner of Hwy 111 and Dune Palms Road within the city of La Quinta. SunLine Transit Agency's (SunLine) staff has reviewed the specific plan and offers the following comments: SunLine currently provides service within close proximity to the project site, with the closest bus stops #847 and #548 located at the intersection of Hwy 111 and Dune Paims, less than a 1/4 mile from the project site, served by Routes 1 EV. SunLine is not requesting inclusion of any transit amenities at this time. Please note internal transit -friendly pedestrian access can be accomplished by following the guiding principles listed below: Pedestrian walkways to bus stops should be designed to meet the needs of all passengers, including the disabled, seniors and children. All pedestrian walkways should be designed to be direct from the street network to the main entrance of buildings. o Pedestrian walkways should be designed to provide convenient connections between destinations, including residential areas, schools, shopping centers, public services and institutions, recreation, and transit. c Provide a dedicated sidewalk and/or bicycle paths through new development that are direct to the nearest bus stop or transit facilities. o Provide shorter distance between building and the bus stop by including transit friendly policies that address transit accessibility concerns to encourage transit -oriented development. These policies can be achieved 57 32-505 Harry Oliver Trail, Thousand Palms, Colifornia 92276 Phone 760-343-3456 Fax 760-343-1986 www.sunline.org s9filifte 1 H Q N S 1 + A 9 1 rV V Y MEMBERS: Desert Hot Springs Palm Springs Cathedral City Ranch Mirage F WM Desert Odkin Wens to Quint Indio CoacheNa Riverside County A Publoc Agency through zoning policies, setback guidelines, building orientation guidelines, and parking requirements. o Limit the use of elements that impede pedestrian movement such as meandering sidewalks, walled communities, and expansive parking lots. o Ellminate barriers to pedestrian activities, including sound walls, berms, fences, and landscaping which obstructs pedestrian access or visibility. Gates should be provided at restricted areas to provide access to those using transit services. o Pedestrian pathways should be paved to ensure that they are accessible to everyone. Accessible circulation and routes should include curb cuts, ramps, visual guides and railing where necessary. AAA compliant ramps should be placed at each corner of an intersection. o A minimum horizontal clearance of 48 inches (preferable 60 inches) should be maintained along the entire pathway. o A vertical clearance of 84 inches (preferable 96 inches) should also be maintained along the pathway. Should you have questions or concerns regarding this letter, please contact me at 760-343- 3456, ext. 1608. Sincerely, Manuel Alcala Transit Planning Manager cc: Isabel Acosta, Chief Transportation Officer cc: Gloria Salazar, Interim CEO/General Manager 58 32-5051 Harry Oliver Trait, Thousand Palms, California 92276 Phone 764-343-3456 Fax 760-343-1986 WWW.suflline.org DUNE PALMS MIXED USE PROJECT MITIGATION MONITORING PROGRAM 59 CITY OF LA QUINTA MONITORING PROGRAM FOR CEOA COMPLIANCE DATE: August 8, 2023 ASSESSORS PARCEL NO.: 600-030-018 PROJECT TITLE: Tentative Parcel Map TPM 2023-0001 PROJECT LOCATION: Northeast corner of Highway 111 and Dune Palms Environmental Assessment 2023-0001 Road, La Quinta. Minor Adjustment 2023-0001 Minor Use Permit 2023-0001 Site Development Permit 2023-0001 Dune Palms Mixed Use Project APPLICANT: Clement Balser BP Dune Palms LP APPROVAL DATE: In Process THE FOLLOWING REPRESENTS THE CITY'S MITIGATION MONITORING PROGRAM IN CONNECTION WITH THE MITIGATED NEGATIVE DECLARATION FOR THE ABOVE CASE NUMBER RESPONSIBLE COMPLIANCE SUMMARY MITIGATION MEASURES FOR TIMING CRITERIA CHECKED BY DATE MONITORING BIOLOGICAL RESOURCES BIO-1 A preconstruction survey is Planning Division, Prior to the Monitoring recommended for special status plants. City Engineer initiation of Agreement: Receipt If populations of any of the species grading. of agreement identified in the Biological Resources Assessment are detected on the site Final Results: Receipt during the survey, the plants, topsoil, of report on results. and/or seed should be salvaged and translocated to a site with long-term conservation value. BIO-2 Two burrowing owl take avoidance Planning Division, Prior to the Monitoring surveys should be conducted in line City Engineer initiation of Agreement: Receipt with CDFW protocols for burrowing grading. of agreement owls. The first survey should occur between 14 and 30 days prior to Final Results: Receipt Project -related ground disturbance and of report on results. the second within 24 hours of round disturbance. Avoidance or relocation measures should be undertaken in consultation with CDFW if the species is identified on the site, and buffers established as required. BIO-3 Either project -related disturbance Planning Division, Prior to the Monitoring during the nesting season (1 February City Engineer initiation of Agreement: Receipt to 31 August) must be avoided, or grading. of agreement nesting bird surveys must be conducted by a qualified ornithologist or biologist Final Results: Receipt immediately prior to site disturbance of report on results. during the nesting season. If an active nest is detected, a buffer must be established around it and no work would be permitted in that area near the nest until young have fledged. While there is no established protocol for nest avoidance, the CDFW generally recommends avoidance buffers of about 500 feet for birds -of -prey and listed species, and 100 — 300 feet for unlisted songbirds. CULTURAL & TRIBAL CULTURAL RESOURCES CUL-1 All grubbing, grading, trenching, Archaeologist, Monitoring Monitoring excavations, or any other earth -moving Tribal Monitor(s), Agreement: Prior Agreement: Receipt activities on the Project site must be Planning Division to initiation of of agreement. monitored by a qualified archaeologist to ground ensure the timely identification and, if disturbance. necessary, protection of any human Final Results: Receipt remains, if discovered. Monitoring must of report on results. be coordinated with the Cabazon Band of Final Results: Mission Indians, the Torres Martinez Within 30 days of Desert Cahuilla Indians, as well as the completion of Agua Caliente Band of Cahuilla Indians, ground disturbing who may wish to participate. activities. 61 ta Qa 0 GEM of the DESERT — Dune Palms Mixed Use Project Julv 2023 CITY OF LA QUINTA 78-495 Calle Tampico La Quinta, CA 92253 Phone: (760) 777-7000 ENVIRONMENTAL INITIAL STUDY Project Title: Dune Palms Mixed Use Project Case No: Tentative Parcel Map TPM 2023-0001 Environmental Assessment 2023-0001 Minor Adjustment 2023-0001 Minor Use Permit 2023-0001 Site Development Permit 2023-0003 Lead Agency City of La Quinta 78-495 Calle Tampico La Quinta, CA 92253 (760) 777-7125 Applicant: Clement Balser BP Dune Palms LP Contact Person: Cheri Flores Planning Manager City of La Quinta (760) 777-7067 Project Location: Northeast corner of Highway l l l and Dune Palms Road, La Quinta General Plan Designation: General Commercial Zoning: Surrounding Land Uses: Regional Commercial North: Coachella Valley Stormwater Channel, then residential. South: Highway 111, then commercial and vacant. East: Commercial (shopping plaza). West: Dune Palms Road, then commercial (shopping plaza). C% Dune Palms Mixed Use Project July 2023 Project Description: The Project proposes the development of an approximately 9.4-acre site in La Quinta, California (Exhibits 1, 2 and 3). The Project proposes 4.3 acres of commercial development and 5.1 acres of residential development. The residential portion would be comprised of approximately 180 units and would be developed by a third party. The commercial component of the development will consist of a drive -through quick serve restaurant (QSR) and a car wash. The commercial component is expected to develop first, while the residential component will be developed at a later date. The site is designated as General Commercial on the City's General Plan Land Use Map and is classified as Regional Commercial per the City's Zoning Map. The General Commercial designation supports a range of commercial uses, including supermarkets, national retailers, professional offices, and restaurants. General Commercial also allows mixed use development, including both vertical mixed use and horizontal mixed use. According to the City's Municipal Code, the site is also in the Mixed -Use (MU) Overlay District, which applies to zones including Regional Commercial. The MU Overlay District encourages the development of projects that cohesively include both multifamily residential and commercial components, helping to reduce vehicle trips by providing residents with access to services and employment opportunities in close proximity to their homes. The Project will be implemented via a Tentative Parcel Map (TPM) to subdivide the land for each use, a Minor Use Permit for the car wash and height adjustments for the car wash and restaurant, a Site Development Permit (SDP) for the architecture and landscaping for the two commercial sites, and a Minor Adjustment for 10% reduction in setback from Highway 111. Another SDP will be required in the future for the residential component of the site. The development is proposed to occur in two phases. First, the commercial development would be built on the 4.3-acres on the southern portion of the property, along Highway 111. Second, the residential units would be developed by a third party in the 5.1-acres to the north of the property. The drive -through restaurant is proposed for the southwestern corner of the site, on the corner of Highway 111 and Dune Palms Road. The car wash is proposed for the southeastern corner, at Highway 111 and the private drive on the eastern boundary of the site. An internal drive would traverse the property from Dune Palms Road in an east -west direction, providing access to the commercial development to its south, and the residential development to its north. The proposed configuration for the site is shown in Exhibit 4. As shown in Exhibit 5, the proposed commercial buildings will be constructed in an architectural style that is sensitive to the Project's location. Spanish -style tile roofs will be combined with materials such as stucco, simple color palettes, and corporate signage. The two commercial buildings will each include drive-throughs and on -site parking. The commercial components will be set back from Highway 111 by a 50-foot landscaped setback and an additional 50-foot building setback occupied by drive -through aisles. The configuration and architectural style of the residential component is not known at this time. However, for purposes of this analysis, it has been assumed that the residential units would be constructed consistent with the City's Zoning Ordinance standards for the Mixed Use Overlay, which include maximum building height of 60 feet and a maximum density of 24 dwelling units per acre. Residential buildings must be set back from Dune Palms Road by 20 feet of landscape 2 63 Dune Palms Mixed Use Project July 2023 setbacks and an additional 10-foot setback which may be used for parking or driveways, per the development standards for the CR zone. The residential buildings must also include side and rear setbacks of 15 feet and 20 feet, respectively, per the development standards for the High -Density Residential zone. Should the design of the residential component vary from these standards and the analysis in this Initial Study, additional CEQA analysis may be required by the City when that project is proposed. The land uses, parking, and landscaping proposed for the Project are summarized in Table 1, below. This Initial Study will analyze the potential environmental impacts resulting from the development of the Project based on the proposed land uses listed in the table. Table 1 Project Summary Land Use Quantity Total Quick serve restaurant 4,761 square feet Commercial with drive -through 8,357 square feet Car wash 3,596 square feet Residential 180 units 180 units Quick serve restaurant 109 spaces with drive -through Parking Car wash 3 parking spaces 489 17 vacuums aces Residential 450 spaces' Quick serve restaurant 27,078 square feet Landscaping With drive -through 121,53 A square feet Car wash 35,217 square feet Residential 1 59,239 s uare feet a 1 Based on 180 proposed units and standard of 2 spaces plus 0.5 guest spaces per unit for 1-2 bedroom apartments per §9.150.070 of the Municipal Code. 2 Estimated based on approximately 24% landscape coverage proposed for the restaurant component of the Project. Project Location and Limits: The Dune Palms Mixed Use Project (referred to hereafter as the Project and/or the proposed Project) is located immediately east of Dune Palms Road, north of Highway 111, and south of the Coachella Valley Stormwater Channel, in the City of La Quinta, California (Exhibits 1 and 2). The Project site consists of Assessor's Parcel Number (APN) 600-030-018. The site is relatively flat, with a slight slope down from Dune Palms Road, with the lower elevation at the northeastern point on the site. The site is vacant and undeveloped, with sparse vegetation. 3 64 Dune Palms Mixed Use Project July 2023 Utilities and Service Providers: The following agencies and companies will provide service to the Project site: 1. Sanitary Sewer: Coachella Valley Water District (CVWD) 2. Domestic Water: Coachella Valley Water District (CVWD) 3. Electricity: Imperial Irrigation District (IID) 4. Gas: Southern California Gas Company (SoCalGas) 5. Telephone and Cable: Spectrum / Charter Communications 6. Trash Disposal: Burrtec Waste and Recycling Services Surrounding Land Uses: North: Coachella Valley Stormwater Channel, then residential. South: Highway 111, then commercial and vacant. East: Commercial (shopping plaza). West: Dune Palms Road, then commercial (shopping plaza). Other Required Public Agencies Approval: Regional Water Quality Control Board (discharge permits) 4 65 MEXICO Desert Hot Springs Palm Springs m wm 2 ,- v Cathedral City p ,r,,,, Rancho Mirage Palm Desert India Indian Wells Coachella La Ouinta,& a �. ..,.y. RIVERSIDE COUNTY r � L _j TERRA NOVA PLANNING & RESEARCH. INC 02.08.23 BP Dune Palms Initial Study Exhibit Regional Location Map Cathedral City, California Morongo 1ti71 Desert Hot 0 `.f.. Springs iWWhhAwater, North Palm w r Springs Desert Edge Sky Valley f - .. •i'�lr- � � sivay. .�. '�, ' � i y:C'�achefla � _ �• "",� �" t ++'-` F�!' 's-r r �:� I E S rin s Valley Project �$Ite Cathedral City ' r :'.Rancho Mirage r Palm Desert India Mnunta�n _yjr III Center Cactus City QUErtfe ~ s Thermal J 1 hmm.is .•�,�y 1 : I {�arf �. Maui fa ri .�iIR r - .. fir •.. _•fly j,. Pinyon • Mecca Lake Riverside "'�W. "'-f� fie• _ %y- f, i'I.. oasis 12 Source: Google Maps, 2023 Ca6azon 7 , North Shore Salon .. J Chiriaco Summit ol N1` iii 02.08.23 r 1 ® BP Dune Palms Initial Study Exhibit j TERRA NOVA Vicinity Map / PLANNING& RESEARCH, INC. La L`j uinta, California 67 Ap Se ;�� • . 1, 41r�''" � � ', ���T��'•� ������������1���''���r - _- , Wes o O+� -AU a. r _jib t3N uur n.- M CV l] Lei Q L7 VJ m c a a c 9 RE b CI a m 0 m G �i m� i 6MI) s'llmds a - ,AWIK+IE aR# Pf - Wd m W - 9P1L clan N. - FvwA C - cuwx; PAT, A FIRE E1IRANIi �i Vim .OHM wK;TT 0. . Las *v w . Fraw ow+ L . son (AR:} Awl9EwK all - MK IE UCK FE B[ - EAU GF9A1Wk . IMIA, Q Q 7 w -"ME . RIEE Y w W 91k - 9'XC . E ON W = IFsi . 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INN. ; Ijjl i L � - ID jl�jki At' a a .. -a •I�I -- -- •rQ3_.ua1S%ck 'T A PART Quack ar Was sq. feet Chlck•81•A 4.7$1 aquare fee------- ---------- 1 7STATE NOWAY EA mr7a 11 I r y 1 t Exhibit BP Dune Palms Initial Study Project Site Plan 4 La Quinta, California 69 NORTH ELEVATION SOUTH ELEVATION COLOR AND MATERIAL LEGEND STC-1 Stucco - Color to Match Sherwin Williams #SW7566 "Westhighland VAtite" STC-2 Stucco - Color to Match Sherwin Williams CFA Custom "Urban Night" A-1 Aluminum -Color. "Dmt Bronze" 5T7 Ahurinum Storefi-ont - YKK - Color: 'Dark Bronze" R-1 Roof Tile - Eagle Roofing - SCC 8806 Tucson Blend T F__j Decorative Tile Source: CRHO Architects, 05.17.23 EAST ELEVATION WEST ELEVATION Note: All roof top mechanical equipment shall be located in equipment well and screened from view by parapet walls. 06.15.23 r -I a BP Dune Palms Initial Study Exhibit L J TERRA NOVA Restaurant Elevations PLANNING& RESEARCH, INC. La QUinta, California 70 L �. 14'•� ��. PARIWET '�FN FLOQli y wAruc nnercn >ruu rna. xMvov'.acw na+En eoenw w<uwrnrcumr xorisn L7 � I�taV¢�&u�na9n� cEuwar /.�� � ]i pEF.exwiFP114�Y�1Mr 1-�--1 VV �EC]]Mn411W. J�E Q OEmC1FINI 'u® MAYN�R.UYU IV.WL 0 � Y� mucfYslln inYlle C•7 Ni.r.�+s*olnKvwnoowe�eru. I��7 2a'-1 y To RIDGE - 1 q$' 15'�' 1 p. PARR PE fv �T.0 PARAPET +9'J` T.O. W.41t�C6t�� 'FH. F1,f717ft North Elevation RH. FLOOR z 11 u 11Ur E ti Ii-0. PAJiAKTPAE7�r + - d4 m FLDO" ovation a T.D.PPAAPET' � aimaw xrLwa srmo.-min• fsxPPiwvET �--•� Fes�_-��a onm ntaa:ct f� 4WAMu wlyw�AYW. x1_w1.am�r>� arc. FLGae - T a RIDGE S +V8 9 i.Q PAR4PLI 4 T.D. PAFMPET FIN FLL1(;H� West Elevation 02.1 i.23 I r 1 ® BP Dune Palms Initial Study Exhibit L J TERRA NOVA Car Wash Elevations PLANNING& RESEARCH. INC. La Quinta, California 71 Dune Palms Mixed Use Project July 2023 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 El Agriculture and Agriculture El Air Quality Resources ❑ Biological Resources ❑ Cultural Resources ❑ Energy ❑ Geology /Soils ❑ Greenhouse Gas ❑ Hazards & Hazardous Emissions Materials ❑ Hydrology / Water ❑ Land Use /Planning ❑ Mineral Resources Quality ❑ Noise ❑ Population / Housing ❑ Public Services ❑ Recreation ❑ Transportation ❑ Tribal Cultural Resources ❑ Utilities / Service ❑ Wildfire ❑ Mandatory Findings of Systems Significance 11 72 Dune Palms Mixed Use Project July 2023 DETERMINATION: (To be completed by the Lead Agency) 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 X 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 described on attached sheets. An ENVIRONMENTAL IMPACT REPORT is required, but it must analyze only the effects that remain to be addressed. I find that although the proposed project could have a significant effect on the environment, because all potentially significant effects (a) have been analyzed adequately in an earlier EIR or NEGATIVE DECLARATION pursuant to applicable standards, and (b) have been avoided or mitigated pursuant to that earlier EIR or NEGATIVE DECLARATION, including revisions or mitigation measures that are imposed upon the proposed project, nothing further is required. OAL4,� jg-� 7-12-2023 Signature Date 12 73 Dune Palms Mixed Use Project July 2023 EVALUATION OF ENVIRONMENTAL IMPACTS: 1) A brief explanation is required for all answers except "No Impact" answers that are adequately supported by the information sources a lead agency cites in the parentheses following each question. A "No Impact" answer is adequately supported if the referenced information sources show that the impact simply does not apply to projects like the one involved (e.g., the project falls outside a fault rupture zone). A "No Impact" answer should be explained where it is based on project - specific factors as well as general standards (e.g., the project will not expose sensitive receptors to pollutants, based on a project -specific screening analysis). 2) All answers must take account of the whole action involved, including off -site as well as on -site, cumulative as well as project -level, indirect as well as direct, and construction as well as operational impacts. 3) Once the lead agency has determined that a particular physical impact may occur, then the checklist answers must indicate whether the impact is potentially significant, less than significant with mitigation, or less than significant. "Potentially Significant Impact" is appropriate if there is substantial evidence that an effect may be significant. If there are one or more "Potentially Significant Impact" entries when the determination is made, an EIR is required. 4) "Negative Declaration: Less Than Significant With Mitigation Incorporated" applies where the incorporation of mitigation measures has reduced an effect from "Potentially Significant Impact" to a "Less Than Significant Impact." The lead agency must describe the mitigation measures, and briefly explain how they reduce the effect to a less than significant level (mitigation measures from Section XVII, "Earlier Analyses," may be cross-referenced). 5) Earlier analyses may be used where, pursuant to the tiering, program EIR, or other CEQA process, an effect has been adequately analyzed in an earlier EIR or negative declaration. Section 15063(c)(3)(D). In this case, a brief discussion should identify the following: a) Earlier Analysis Used. Identify and state where they are available for review. b) Impacts Adequately Addressed. Identify which effects from the above checklist were within the scope of and adequately analyzed in an earlier document pursuant to applicable legal standards, and state whether such effects were addressed by mitigation measures based on the earlier analysis. c) Mitigation Measures. For effects that are "Less than Significant with Mitigation Measures Incorporated," describe the mitigation measures, which were incorporated or refined from the earlier document and the extent to which they address site -specific conditions for the project. 6) Lead agencies are encouraged to incorporate into the checklist references to information sources for potential impacts (e.g., general plans, zoning ordinances). Reference to a previously prepared or outside document should, where appropriate, include a reference to the page or pages where the statement is substantiated. 7) Supporting Information Sources: A source list should be attached, and other sources used or individuals contacted should be cited in the discussion. 8) This is only a suggested form, and lead agencies are free to use different formats; however, lead agencies should normally address the questions from this checklist that are relevant to a project's environmental effects in whatever format is selected. 9) The explanation of each issue should identify: a) the significance criteria or threshold, if any, used to evaluate each question; and b) the mitigation measure identified, if any, to reduce the impact to less than significance. 13 74 Dune Palms Mixed Use Project July 2023 Potentially Less Than Less Than No Significant Significant w/ Significant Impact Impact Mitigation Impact Incorporated I. AESTHETICS -- Except as provided in Public Resources Code Section 21099, 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 J 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 J affect day or nighttime views in the area? Sources: 2035 La Quinta General Plan (2013); La Quinta Municipal Code; Caltrans State Scenic Highway Map. Setting La Quinta is located in the Coachella Valley, a low -desert valley extending approximately 45 miles in Riverside County, California. The valley stretches from the Salton Sea in the southeast to the San Bernardino Mountains in the northwest. It is bound by the Indio Hills and Little San Bernardino Mountains in the north, and the San Jacinto and Santa Rosa Mountains to the south. La Quinta is situated against the foothills of the Santa Rosa Mountains. The surrounding mountains provide scenic views in the City. The Project occurs in an urban area. The site fronts onto Highway I I I to the south, and is bound by the Coachella Valley Stormwater Channel to the north. There are no state scenic highways in La Quinta, however the City has designated Highway I I I as an Image Corridor in its General Plan and Zoning Ordinance. The subject site is currently vacant and undeveloped. Neighboring sites to the west, south, and east are occupied by commercial developments. The Project proposes a mixed -use development with a drive -through restaurant and car wash on the southern portion of the site, and multifamily residential units on the northern portion of the site. 14 75 Dune Palms Mixed Use Project July 2023 Discussion a) Less Than Significant Impact. The Project site is located on Highway 111, the commercial core of La Quinta. The subject site is designated for General Commercial and zoned for Regional Commercial. The site is also covered by the Mixed -Use Overlay District, which permits mixed -use development on sites zoned for Regional Commercial, as well as other commercial zones. The Project proposes two single story commercial buildings on the southern portion of the property: a car wash and a drive -through restaurant. It also proposes the development of multifamily residential units, potentially of two and three stories, to be built on the northern portion of the site in a second phase. Highway I I I runs along the southern boundary line of the site. Vacant land and a commercial development, comprised of a fuel station and convenience store, occupy the properties on the southern side of the Highway, across from the Project site. A commercial development is adjacent to the eastern side of the subject site, and Dune Palms Road runs along the west side. The properties on the west side of Dune Palms Road, across from the Project site, are occupied by commercial developments, including a fuel station and convenience store. The subject property is bound by the Coachella Valley Stormwater Channel to the north, north of which the land is occupied by single family residential developments. The foothills of the Santa Rosa Mountains are approximately 3 miles south and southwest of the Project site. The site has clear views of the Santa Rosa foothills as well as more distant views of the higher peaks of the range. The San Jacinto mountains are also distantly visible to the west. The Indio Hills are more distant, located approximately 5.5 miles northeast. The middle and upper portions of the Indio Hills are visible in the distance. In accordance with the Regional Commercial (CR) development standards, all commercial buildings on the subject site will be less than 50 feet and 4 stories. The Mixed -Use Overlay permits buildings of up to 60 feet in CR zones. The tallest point on the proposed car wash would be 24'-1 ", and the tallest point on the proposed restaurant would be 3l'-6". Architectural plans are not available for the proposed residential portion of the development, however, buildings would most likely be 2 to 3 stories tall, and likely below 60 feet. The Project proponent has applied for a Minor Use Permit, as required for any development proposing a building more than 22' tall in an Image Corridor pursuant to §9.90.040 of the Municipal Code. The proposed development would mostly impede the distant views of the Indio Hills to the north and northeast from Highway 111. This would be consistent with other commercial developments lining the north side of the road. While the space between the proposed car wash and residential development would potentially leave a view corridor towards the Indio Hills, the configuration of the proposed residential buildings on the north side of the site is not yet known. However, given the distance to the Indio Hills, it would be expected that the proposed Project would result in limited view obstructions of the Indio Hills to passing motorists. The Project would not impact the scenic vistas of the Santa Rosa Mountains, which are closer and thus more prominent from Highway 111, because motorists would not experience any new obstruction in the south and southwesterly directions. 15 76 Dune Palms Mixed Use Project July 2023 The Project would have limited impacts to the scenic views from Dune Palms Road. The road currently has unimpeded views of both the Santa Rosa Mountains and the Indio Hills when looking directly down the roadway. The proposed development would partially impede these views, making the viewshed narrower. However, the unimpeded views directly down the road would remain unaffected. Views from the residential developments on the north side of the Whitewater River would also be marginally limited. The large buffer between these houses and the subject site created by the channel would help to preserve the existing vistas. The Santa Rosa Mountains are prominently visible to the southwest of these houses, but since the Project would be directly south, most of the view of the mountains would remain, although some views of the toe of slope would be obstructed. The commercial development to the east of the Project site currently has views of the Santa Rosa Mountains to the west. However, the views are from the parking lot of the shopping plaza, and the commercial buildings themselves are generally not oriented towards this westward view. Overall, the proposed development would be consistent with the land uses and scale of adjacent developments. While the views from some surrounding properties would be reduced by construction of the proposed Project, the direct vistas looking westward down Highway I I I and looking north and south on Dune Palms Road would remain unimpeded. Overall, impacts to scenic vistas would be less than significant. b) Less Than Significant Impact. According to Caltrans, there are no California State Scenic Highways in La Quinta. However, the City's General Plan designates Highway 111 as an Image Corridor. The primary scenic resource visible from the segment of Highway 111 is the view of the Santa Rosa Mountains to the west and southwest of the City. The Project site is located on the north side of the road, and thus would have no impacts to this view. According to §9.50.020 of the Municipal Code, buildings within 150 feet of an Image Corridor must be no taller than 22 feet, or else must receive Minor Use Permit approval and shall not exceed the maximum building height for the zone. The maximum permitted building height in the Regional Commercial zone is 50 feet. The car wash and quick serve restaurant propose building heights of approximately 24 feet and 31 feet, respectively, and will obtain Minor Use Permits as required. The Project will include a 50 foot landscape setback and building setback. It will obtain a Minor Adjustment for the proposed 10% reduction in setback from Highway 111. Compliance with the City's height and setback requirements for developments along Image Corridors will ensure that the Project has less than significant impacts to the image corridor. The subject site is currently vacant, and is occupied by sparse shrubs and other low vegetation. There are no scenic resources such as trees, rock outcroppings, or historic buildings on the property, nor would the proposed development impede views of such resources. Given that no state scenic highways occur in the Project vicinity, and that the Project would have limited impacts to views from the locally designated Image Corridor, overall impacts would be less than significant. 16 77 Dune Palms Mixed Use Project July 2023 c) Less Than Significant Impact. The subject site is currently vacant. The Project proposes the development of a car wash and drive -through restaurant on the southern portion of the property, and a future residential development on the northern portion. The commercial buildings would be set back from Highway 111 by 50 feet of landscaping and an additional 50 feet of drive - through aisles. The proposed commercial buildings would also be separated from the proposed residential development by an internal drive. The Project will include high quality architecture and landscaping to minimize any visual degradation of the site and to provide a consistent appearance with adjacent commercial developments on the east and west of the site. The property is designated as General Commercial and zoned for Regional Commercial (CR). It is also covered by the City's Mixed -Use Overlay District, which encourages mixed -use developments on sites in zones including CR. Under CR zones, the maximum building height is 50 feet or four stories, while the MU Overlay District permits heights up to 60 feet if approved in the development permit. The Project proposes commercial buildings no more than 31 feet and six inches tall. While the height of the potential residential buildings is not yet known, they would likely be two to three stories tall and would not exceed the maximum height permitted in the zone. The Project proposes the development of 180 multifamily housing units, which complies with the maximum density of 24 dwelling units per acre permitted in the MU Overlay District. The Project's landscaping will be consistent with the City's standards, as provided in the landscape plans for the site. Landscaping will include drought tolerant vegetation, as required by the Coachella Valley Water District and the City's landscaping ordinance, and shade - providing trees. The proposed development will also be required to comply with all screening requirements in the City's Municipal Code, including screening of mechanical equipment, trash enclosures, and loading areas. Overall, the Project is consistent with the City's standards and guidelines for the site, and will not conflict with zoning or other regulations governing scenic quality. Impacts will therefore be less than significant. d) Less Than Significant Impact. The lighting used on the Project site will be required to comply with §9.100.150 of the City's Municipal Code. All outdoor lights, including parking lot lighting, will be required to be fully shielded to minimize light pollution. The Project proponent will be required to submit a photometric lighting plan, which will be reviewed by the City as part of the entitlement process. This will ensure that no new sources of light would adversely affect daytime or nighttime views in the area. While the proposed buildings would introduce potential sources of glare into the area, this glare would not be expected to exceed levels typical of surrounding developments. Given that any light and glare emitted by the Project is expected to be similar to that of surrounding commercial developments, and that the Project will be required to comply with the City's regulations regarding outdoor lighting, impacts are expected to be less than significant. Mitigation Measures: None required. Monitoring: None required. 17 78 Dune Palms Mixed Use Project July 2023 Potentially Less Than Significant w/ Less Than No Significant Mitigation Significant Impact Impact Incorporated Impact II. AGRICULTURE AND FORESTRY RESOURCES: In determining whether impacts to agricultural resources are significant environmental effects, lead agencies may refer to the California Agricultural Land Evaluation and Site Assessment Model (1997) prepared by the California Dept. of Conservation as an optional model to use in assessing impacts on agriculture and farmland. In determining whether impacts to forest resources, including timberland, are significant environmental effects, lead agencies may refer to information compiled by the California Department of Forestry and Fire Protection regarding the state's inventory of forest land, including the Forest and Range Assessment Project and the Forest Legacy Assessment project; and forest carbon measurement methodology provided in Forest Protocols adopted by the California Air Resources Board. Would the project: a) Convert Prime Farmland, Unique Farmland, or Farmland of Statewide Importance (Farmland), as shown on the maps prepared pursuant to the J Farmland Mapping and Monitoring Program of the California Resources Agency, to non-agricultural use? b) Conflict with existing zoning for agricultural use, or a Williamson Act contract? c) Conflict with existing zoning for, or cause rezoning of, forest land (as defined in Public Resources Code section 12220(g)), timberland (as defined by Public Resources Code section 4526), or timberland zoned Timberland Production (as defined by Government Code section 51104(g))? 18 79 Dune Palms Mixed Use Project July 2023 Potentially Less Than Significant w/ Less Than No Significant Mitigation Significant Impact Impact Impact Incorporated 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? Sources: California Department of Conservation Important Farmland Finder, https://maps.conservation.ca.gov/DLRP/CIFF/ (accessed January 2023); La Quinta 2035 General Plan (2013); La Quinta Municipal Code. Setting The General Plan does not designate any areas specifically for agriculture. The City's Zoning Map establishes a low density / agricultural -equestrian overlay. According to §9.140.100 of the Zoning Code, this overlay permits various agricultural uses, such as field and tree crop farming, and grazing of cattle and horses. The subject property is designated for General Commercial and zoned for Regional Commercial, which does not list agriculture or forestry as permitted uses. The site is surrounded by developed properties occupied by residential or commercial uses. There are no active agricultural lands, forests, or timberlands in the vicinity of the Project. Discussion a,b) No Impact. According to the California Important Farmland Finder, the Project site is classified as "Other Land", and surrounding properties are classified as "Urban and Built -Up Land". There is no Prime Farmland, Unique Farmland, or Farmland or Statewide or Local Important farmlands within 2,000 feet of the Project. The Project site is zoned for Regional Commercial, which does not list agriculture as a use. The property is not under a Williamson Act contract. Overall, the proposed development would have no impacts related to the conversion of important farmland to non-agricultural use, nor would it conflict with existing zoning for agricultural use or a Williamson Act contract. There would be no impacts. c, d) No Impact. The Biological Resources Assessment Report prepared for the Project found the site to be extensively disturbed, with aerial photographs from 1996 showing vegetation clearing. The Project site is zoned for Regional Commercial, which does not list forestry as a use. The subject site is currently occupied by sparse, low scrub vegetation, and contains no trees or forest land. Development of the proposed Project would therefore have no impacts resulting in the loss of forest land or the conversion of forest land to non -forest use. It would also not conflict with existing zoning, or cause the rezoning of forest land or timberland. There would be no impacts. 19 80 Dune Palms Mixed Use Project July 2023 e) No Impact. The subject site is not designated for agriculture or forest land, and is occupied by heavily disturbed vacant land. Surrounding sites are developed into commercial or residential uses. The proposed Project would therefore not involve any changes that would result in the conversion of farmland to non-agricultural use or the conversion of forest land to non -forest use. There would be no impacts. Mitigation Measures: None required. Monitoring: None required. 20 81 Dune Palms Mixed Use Project July 2023 Potentially Less Than Significant w/ Less Than No Significant Mitigation Significant Impact Impact Incorporated Impact III. AIR QUALITY: Where available, the significance criteria established by the applicable air quality management district or air pollution control district may be relied upon to make the following determinations. Would the project: a) Conflict with or obstruct implementation of the applicable air J 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? Source: 2035 La Quinta General Plan, CalEEMod Versions 2020.4.0; SCAQMD Air Quality Significance Thresholds htip://www.agmd.%zov/docs/default-source/ceqa/handbook/scaqmd-air-quality-si%znificance- thresholds.pdf?sfvrsn=2 (accessed February 2023); SCAQMD Appendix C — Mass Rate LST Look -Up Tables httD://www.aamd.izov/docs/default-source/ceaa/handbook/localized-si2nificance- thresholds/appendix-c-mass-rate-1st-look-up-tables.pdf?sfvrsn=2 (accessed February 2023); 2003 PM10 Plan for the Coachella Valley, SCAQMD 2022 Air Quality Management Plan; Traffic Impact Analysis Report for Highway 111 and Dune Palms Road Mixed -Use Project (January 2023). Setting La Quinta is within the Riverside County Portion of the Salton Sea Air Basin (referred to as the Coachella Valley Planning Area or Coachella Valley), under the jurisdiction of the South Coast Air Quality Management District (SCAQMD). The SCAQMD is the local agency responsible for air quality assessment and improvement, and is one of 35 air quality regulatory agencies in California. Criteria air pollutants are pollutants which are regulated by the Ambient Air Quality Standards (AAQS), established by the federal Clean Air Act. The current criteria air pollutants are: ozone (03), carbon monoxide (CO), particulate matter (PMio), fine particulate matter (PM2.5), nitrogen dioxide (NO2), lead (Pb), sulfur dioxide (SO2), and hydrogen sulfide (H2S). The National Ambient 21 82 Dune Palms Mixed Use Project July 2023 Air Quality Standards (NAAQS) and California Ambient Air Quality Standards (CAAQS) establish thresholds to determine whether the contaminant levels in the air are considered unhealthy. The Coachella Valley is designated as being in nonattainment for regional levels of ozone (03) and particulate matter (PMio). The region is designated as being in attainment for carbon monoxide (CO), fine particulate matter (PM2.5), nitrogen dioxide (NO2), lead (Pb), sulfur dioxide (SO2), and hydrogen sulfide (H2S). In accordance with Clean Air Act, areas that do not attain the NAAQS and CAAQS are required to develop and implement plains to attain healthy air quality within a reasonable timeframe. The SCAQMD's Final 2022 Air Quality Management Plan (AQMP) focuses on implementing provisions to bring the Coachella Valley Planning Area in compliance with the federal 8-hour ozone standard by August 3, 2033. The District also has an adopted Final 2003 Coachella Valley PMio State Implementation Plan. The criteria air pollutant emissions expected to result from construction and operation of the proposed Project were projected using the California Emissions Estimate Model (CalEEMod) Version 2020.4.0. The following analysis is based in part on the outputs from the model (Appendix A). Discussion a) No Impact. The Project site is located within the jurisdiction of the SCAQMD and is subject to the 2022 South Coast Air Quality Management Plan (2022 AQMP) and the 2003 Coachella Valley PMio State Implementation Plan (2003 CV PMIo SIP). The 2022 AQMP is a comprehensive plan establishing guidelines and strategies for reducing air pollutants in order to meet national air quality standards. As a U.S EPA designated "extreme" and "severe" nonattainment area, the 2022 AQMP focuses on plans for the South Coast air basin and Coachella Valley planning area to attain the 2015 8-hour ozone standard of 70 parts per billion. SCAQMD works with the Southern California Association of Governments (SCAG) as well as local governments, such as the City of La Quinta. According to the 2035 La Quinta General Plan, the Project site is designated for General Commercial, and according to the City's Zoning Ordinance, the site is zoned for Regional Commercial. The site is also under the Mixed -Use (MU) Overlay District, which permits mixed -use development in commercial zones, including Regional Commercial. The Project proposes the development of commercial uses and 180 multifamily housing units, which complies with the maximum density of 24 dwelling units per acre permitted in the MU Overlay District. SCAG adopted the 2020-2045 Regional Transportation Plan/Sustainable Communities Strategy (2020 RTP/SCS) in compliance with metropolitan planning organization (MPO) requirements under the Sustainable Communities and Climate Protection Act. The Growth Management chapter of the RTP/SCS forms the basis of land use and transportation controls of the AQMP. The Jurisdiction -Level Growth Forecast provided in the RPT/SCS projects that La Quinta will grow from 15,400 households in 2016 to 19,400 households by 2045. The proposed 180 housing units would represent approximately 4.5% of that growth, and would thus be consistent with the SCAG projection. Both the proposed commercial and residential uses are consistent with the land use designations provided in the City's General Plan, which 22 83 Dune Palms Mixed Use Project July 2023 is accounted for in the RTP/SCS projections. Given that the proposed Project conforms with the City's General Plan as well as the population forecasts in the RTP/SCS, it can be assumed that it does not conflict with the AQMP. The proposed development would be required to comply with all applicable regulations contained in the 2022 AQMP, the 2003 CV PMto SIP, and other rules provided by the SCAQMD. Therefore, since the proposed development aligns with the land uses accounted for in local and regional land use plans, and because it will comply with all applicable regulations, the Project would not conflict with the implementation of applicable air quality plans. There would be no impacts. b) Less Than Significant Impact. The Project is expected to result in criteria air pollutant emissions during both its construction and operational phases. The unmitigated emissions, projected using CalEEMod Version 2020.4.0, are provided below. Construction Emissions The Project is expected to be developed in phases, with the commercial component developed first, and the proposed residential component developed later. However, for analysis purposes, it is assumed that construction of the entire Project would be continuous and occurring over a 2.5 year period, starting in June 2023 and operational by 2026. This approach provides a conservative projection of maximum daily emissions with the potential for multiple Project components to be under construction at one time. Construction -related criteria pollutant emissions will be temporary and will end once construction is complete. The entire 9.4-acre site is expected to be disturbed during grading and construction. A preliminary grading plan has been prepared for the commercial component of the Project, on the southern half of the site, proposing 1,070 cubic yards (CY) cut, 6,969 CY fill, and 5,899 CY of net imports. For analysis purposes, it is assumed that grading of the entire site, including the residential portion, will require a total of 10,000 CY of import. Land use assumptions are consistent with Table 1, including a 4,761 square foot quick serve restaurant with drive - through, a 3,590 square foot car wash, and 180 units of multi -family residential. Based on these assumptions, Table 2 provides the estimated emissions resulting from construction of the Project. Table 2 Maximum Daily Construction -Related Emissions Summar ounds per day) Construction Emissions 1 CO NO, ROG SOX PM10 PM2.5 Daily Maximum 41.86 28.10 8.01 0.08 9.08 5.15 SCAQMD Thresholds 550.00 100.00 75.00 150.00 150.00 55.00 Exceeds? No No No No No No Source: CaIEEMod Version 2020.4.0 1 Average of winter and summer emissions. Standard dust control measures have been applied to the PM emissions. As shown in the table above, the SCAQMD daily thresholds for CO, NO,, ROG, SOX, PMto, and PM2.5 will not be exceeded during construction of the proposed Project. 23 84 Dune Palms Mixed Use Project July 2023 Operational Emissions Operational emissions are the long term, ongoing emissions over the life of a project. They include area source emissions (e.g. off -gassing of architectural coatings), energy emissions (e.g. electricity), mobile source emissions (vehicular emissions), as well as emissions from waste and water. Mobile source emissions were calculated based on an assumed total of approximately 3,678 daily trips, based on the traffic study prepared for the Project.' Table 3 shows the total daily emissions expected to result from operations of the proposed Project, including both the commercial and residential components. Maximum Daily Operations Table 3 -Related Emissions Summar ounds per day) Operational Emissions t CO NOX ROG SOX PMto PM2.5 Daily Maximum 68.54 9.03 14.69 0.10 9.44 2.68 SCAQMD Thresholds 550.00 100.00 75.00 150.00 150.00 55.00 Exceeds? I No No No No No No Source: CalEEMod Version 2020.4.0 1 Average of winter and summer emissions. As shown in the above table, the SCAQMD thresholds for daily emissions will not be exceeded by Project operations. Given that the Project will not exceed the SCAQMD thresholds for CO, NOX, ROG, SOX, PMio, or PM2.5 during the temporary construction phase and long-term operations, impact will be less than significant. Cumulative Contribution: Non -Attainment Criteria Pollutants A significant impact could occur if the Project would make a cumulatively considerable contribution to pollutants for which the air basin is federally or State designated as being in non -attainment. The Coachella Valley portion of the SSAB is designated as a non -attainment area for PMio and ozone. Given the dispersing nature of pollutant emissions and aggregate impacts from surrounding jurisdictions, cumulative air quality analysis is evaluated on a regional scale. Any development project or activity resulting in emissions of PMio, ozone, or ozone precursors such as NOX or ROG, will contribute, to some degree, to regional non - attainment designations of ozone and PMio. The SCAQMD does not currently provide methodologies or thresholds of significance to assess cumulative emissions generated by multiple cumulative projects. However, it is recommended that a project's potential contribution to cumulative impacts be assessed using the same criteria as those for project -specific impacts. According to the SCAQMD, if an individual development generates less than significant construction and operational emissions, then the project would not generate a cumulatively considerable increase in emissions of pollutants for which the air basin is in non -attainment. As shown in Table 2 and 3 above, construction and operation of the Project is projected to result in emissions of PMIo, NO,, and ROG well below the SCAQMD thresholds of significance. Therefore, the Project will result in incremental, but not cumulatively considerable, impacts to regional PMio and ozone levels. 1 "Traffic Impact Analysis Report for Highway 111 and Dune Palms Road Mixed -Use Project" prepared by Linscott, Law & Greenspan, Engineers, January 2023. 24 85 Dune Palms Mixed Use Project July 2023 Summary Based on the analysis provided above, construction and operation of the proposed Project will result in criteria emissions below the SCAQMD significance threshold, and will not violate any air quality standard or contribute substantially to an existing or projected air quality violation. Overall, impacts related to construction and operation of the proposed development will be less than significant and will not be cumulatively considerable. c) Less Than Significant Impact. SCAQMD's Mass Rate Localized Significance Threshold (LST) Look -Up Table was used to determine if the proposed Project has the potential to generate significant adverse localized air quality impacts. The nearest sensitive receptors to the proposed development are the residential buildings approximately 500 feet to the north of the subject site, and the residential buildings approximately 800 feet south of the site. Based on the size of the Project site (9.4-acres), and the proximity to existing residential developments, the 5-acre site tables (the largest site option in the LST table) and a distance of 100 meters were used for air quality analysis. Table 4 shows that on -site emissions concentrations for Project construction and operations will not exceed the LST thresholds. Overall, impacts to sensitive receptors will be less than significant. Table 4 Localized Si nificance Thresholds Emissions ounds per day) CO NO, PM10 PM2.5 Construction Maximum Emissions 5.33 34.56 9.08 5.15 LST Thresholds 5,331.00 425.00 67.00 19.00 Exceeds? No No No No Operations 1 Area 14.89 0.17 0.08 0.08 LST Thresholds 1 2,292.00 304.00 16.00 5.00 Exceeds? I No t No No No Source (Emissions): CalEEMod Version 2020.4.0. Source (LST Threshold): SCAQMD LST Mass Rate Look -up Table. 1 Operational emissions that affect sensitive receptors are limited to on -site area emissions. Energy and mobile emissions occur off -site. Health Impacts With the technology currently available, it is not scientifically possible to calculate the degree to which exposure to various levels of criteria pollutant emissions will impact an individual's health. There are several prohibiting factors to predicting the specific impacts of a project on an individual's health: • Differing medical histories mean that not all individuals would be affected equally. Some individuals may have medical pre -dispositions, and diet and exercise levels vary across a population. Due to the dispersing nature of pollutants, it is difficult to local and identify which individuals will be impacted, either directly or indirectly. 25 86 Dune Palms Mixed Use Project July 2023 • There are currently no agreed upon methodologies or studies upon which to base assumptions, such as baseline health levels or emissions level -to -health risk ratios. Due to these limitations, the extent to which the proposed Project poses a health risk is uncertain, but unavoidable. However, as shown in Tables 2 and 3, construction and operation of the proposed Project will result in criteria pollutant emissions below the SCAQMD thresholds and would not violate any air quality standard or contribute substantially to an existing air quality violation. Therefore, it is anticipated that impacts and health effects associated with criteria pollutants will overall be less than significant. d) Less Than Significant Impact. Some land uses can be sources of odors that, while not necessarily physically harmful, may be unpleasant and distressing to the public. The SCAQMD identifies land uses such as agriculture, chemical plants, composting operations, dairies, fiberglass molding, landfills, refineries, rendering plants, rail yards, and wastewater treatment plants as more likely to generate odors. Construction of the Project may produce some odors; however, their production would be short-term and would dissipate quickly with distance from the construction site. The Project proposes a mixed -use development, including a car wash, quick -serve restaurant, and residential units. While these land uses may produce some temporary odors, they are not expected to be objectionable long term. The proposed quick serve restaurant will be required to receive plan approval from the County of Riverside Department of Environmental Health demonstrating compliance with regulations for food facilities, including the provision of ventilation in cooking areas.2 Given that the proposed land uses are consistent with the commercial and residential properties in the site vicinity, any odors produced on site would not be more of a nuisance than expected for this commercial area of the City. Overall, impacts from objectionable odors are expected to be less than significant. Mitigation Measures: None required. Monitoring: None required. 2 "Construction Plan Approval Procedures for Food Facilities" prepared by County of Riverside Department of Environmental Health, September 2013. 26 87 Dune Palms Mixed Use Project July 2023 Potentially Less Than Significant w/ Less Than No IV. BIOLOGICAL RESOURCES -- Significant Mitigation Significant Impact Would the project: Impact Incorporated Impact 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, J policies, or regulations, or by the California Department of Fish and Wildlife 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 US Fish and Wildlife Service? c) Have a substantial adverse effect on state or federally protected wetlands (including, but not limited to, marsh, vernal pool, coastal, etc.) through direct removal, filling, hydrological interruption, or other means? d) Interfere substantially with the movement of any native resident or migratory fish or wildlife species or with J 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, J or other approved local, regional, or state habitat conservation plan? Source: Dune Palms Mixed Use Project Biological Resources Assessment & Coachella Valley Multiple Species Habitat Conservation Plan Compliance Report prepared by WSP USA Environment & Infrastructure Inc. (December 2022); City of La Quinta General Plan 2035 (2013). 27 88 Dune Palms Mixed Use Project July 2023 Setting The Project site is located in the City of La Quinta, within the Coachella Valley. Most of the City, including the Project site, is located on the Valley floor. The Coachella Valley is situated in the western portion of the Sonoran Desert, a subdivision of the Colorado Desert. According to the City's General Plan, the primary vegetation community in La Quinta and in the Coachella Valley is Sonoran Creosote Bush Scrub, which includes creosote bush, burrobush, and brittlebush. The Biological Resources Assessment prepared for the Project identified "stabilized shielded desert sand fields" as the dominant vegetation community on the site. La Quinta is in the boundary of the Coachella Valley Multiple Species Habitat Conservation Plan (CVMSHCP). The CVMSHCP aims to balance the protection of the natural environment with economic development while streamlining compliance with state and federal endangered species regulations. Multiple CVMSHCP conservation areas occur in the vicinity of the City, including the Santa Rosa and San Jacinto Mountains Conservation Area, Thousand Palms Conservation Area, Indio Hills Palms Conservation Area, and East Indio Hills Conservation Area. The Project site is within the CVMSHCP fee area, but is not within a conservation area. The nearest conservation area, the Santa Rosa and San Jacinto Mountains Conservation Area, is more than one mile west of the subject property. The site is currently vacant but has been extensively disturbed. The following analysis is based on the Biological Resources Assessment & Coachella Valley Multiple Species Habitat Conservation Plan Compliance Report, prepared for the Project by WSP USA Environment & Infrastructure, Inc. (Appendix B), as well as the City of La Quinta's General Plan. Discussion a) Less Than Significant with Mitigation. The Biological Resources Assessment prepared for the Project identified 33 special status species as occurring or potentially occurring with suitable habitat on the subject site. Eight of these species are fully covered by the CVMSHCP: Coachella Valley milk -vetch, Mecca -aster, Coachella giant sand treader cricket, flat -tailed horned lizard, Coachella Valley fringe -toed lizard, western yellow bat, Palm Springs pocket mouse, and Coachella Valley (Palm Springs) round -tailed ground squirrel. Potential impacts to these species would be mitigated by participation in the CVMSHCP, including through payment of the Development Mitigation Fee. Plants: Fourteen special status plants not covered by CVMSHCP have the potential to occur on the Project site, none of which are state or federally listed as endangered or threatened: chaparral sand -verbena, Borrego milk -vetch, gravel milk -vetch, glandular ditaxis, California ditaxis, Abram's spurge, Arizona spurge, flat -seeded spurge, Newberry's velvet -mallow, ribbed cryptantha, Torrey's box -thorn, slender cottonheads, narrow -leaved sandpaper plan, and purple stemodia. Given that the site is isolated and heavily disturbed, the Biological Resources Assessment determined that any populations of these species on the property are likely to decline regardless of the development of the Project. To minimize potential impacts, BIO-1 recommends a preconstruction survey to salvage and conserve any of the identified plants occurring on the site at that time. 28 89 Dune Palms Mixed Use Project July 2023 Invertebrates: The only protected invertebrate known to occur in the Project area is the monarch butterfly. However, no habitat suitable for the species to winter in or for its larvae occurs on the site. Therefore, no impacts to monarch butterflies are anticipated. Birds: The Migratory Bird Treaty Act (MBTA) prohibits take of species, including those also covered by the CVMSHCP. While burrowing owl has a low potential of occurring on the Project site, BIO-2 requires preconstruction take avoidance surveys in line with recommendations from the CDFW in order to reduce any potential impacts. Costa's hummingbird, loggerhead shrike, black -tailed gnatcatcher, vermillion flycatcher, and LeConte's thrasher have the potential to nest on the Project site and are protected from take by the MBTA. BIO-3 provides mitigation to avoid impacting nesting birds. These measures include avoiding disturbance during the nesting season, or conducting a nesting bird survey immediately prior to construction. If active nests are present, buffers must be established in order to prevent impacts. Impacts to birds protected by MBTA would be less than significant with implementation of BIO-2 and BIO-3. Mammals: The American badger, a special status mammal not covered by CVMSHCP, has a very low potential of occurring on the Project site. Given the low potential, and the disturbed and isolated nature of the site, this species is not expected to persist, and impacts to the species as a result of the Project are not anticipated. Two special status bat species are also known to forage in the Project area, however, no roosts are present on -site and therefore the species would not be impacted. Impacts to special status mammals would therefore be less than significant. Summary: Plants and wildlife potentially occurring on the Project site and protected by the CVMSHCP would be protected from significant impacts by the CVMSHCP. Other special status plants, invertebrates, and mammals have a low potential of occurring on the Project site due to lack of habitat and ongoing deterioration of the habitat. Impacts to these species are not expected to result from the Project, but BIO-1 reduces potential impacts to special status plants to less than significant levels. A number of birds protected by the MBTA, including burrowing owl, have the potential to occur and to nest on the subject property, but would be protected from take by the measures provided in BIO-2 and BIO-3.Overall, impacts to species identified as a candidate, sensitive, or special status species in local or regional plans, policies, or regulations, or by the CDFG or USFWS would be less than significant with the implementation of the mitigation measures provided below. b, c) No Impact. The subject property has been heavily disturbed. The field survey of the Project site conducted for the Biological Resources Assessment found no drainages or jurisdictional waters covered by the United States Army Corps of Engineers (USACE), the Regional Water Quality Control Board (RWQCB), or the CDFW. Likewise, the site contains no streams, riparian habitat, or wetlands, nor does it contain any sensitive natural communities. As such, no Project -related impacts are expected to occur. d) Less Than Significant with Mitigation. The area surrounding the Project is almost entirely developed. The Coachella Valley Stormwater Channel, which runs along the north end of the site, is the only link from the subject property to other undeveloped lands, and is also extensively disturbed. Given the lack of habitat and connectivity with other habitat, the Project site is not likely to serve as a wildlife corridor, nor would the development of the site be likely 29 90 Dune Palms Mixed Use Project July 2023 to impede the movement of native or migratory species. The subject property could be used as a nursey site for birds covered by the MBTA, but as stated in section a), BIO-3 would mitigate any potential impacts to nesting birds. Overall, development of the Project would not interfere with the movement of wildlife, nor would it have immitigable impacts to potential nursery sites. Impacts would therefore be less than significant. e, f) No Impact. The Project is located within the boundaries of the CVMSHCP and would be required to pay the Development Mitigation Fee, which is intended to support the mitigation of potential impacts to covered species. The Project site is not within or directly adjacent to any CVMSHCP Conservation Areas, so no additional mitigation would be required. The Project will comply with all applicable policies in the Biological Resources section of the City's General Plan. Consistent with the General Plan Policy BIO-1.2, the Project completed a site -specific survey for species not covered by the CVMSHCP, and consistent with BIO-1.4 and -1.5, the Project will comply with the requirements of the MBTA, USACE, RWQCB, and CDFW, as applicable. Overall, the Project will not conflict with any local policies or ordinance protecting biological resources, nor will it conflict with the provisions of the CVMSHCP. There would be no impacts. Mitigation Measures: 13I0-1 A preconstruction survey is recommended for special status plants. If populations of any of the species identified in the Biological Resources Assessment are detected on the site during the survey, the plants, topsoil, and/or seed should be salvaged and translocated to a site with long-term conservation value. 13I0-2 Two burrowing owl take avoidance surveys should be conducted in line with CDFW protocols for burrowing owls. The first survey should occur between 14 and 30 days prior to Project -related ground disturbance and the second within 24 hours of ground disturbance. Avoidance or relocation measures should be undertaken in consultation with CDFW if the species is identified on the site, and buffers established as required. 13I0-3 Either project -related disturbance during the nesting season (1 February to 31 August) must be avoided, or nesting bird surveys must be conducted by a qualified ornithologist or biologist immediately prior to site disturbance during the nesting season. If an active nest is detected, a buffer must be established around it and no work would be permitted in that area near the nest until young have fledged. While there is no established protocol for nest avoidance, the CDFW generally recommends avoidance buffers of about 500 feet for birds -of -prey and listed species, and 100 — 300 feet for unlisted songbirds. Monitoring: BIO-A Prior to the issuance of any permit to allow ground disturbance on the site, the Project proponent shall conduct the above surveys and provide the City with copies of reports. Responsible Parties: Project applicant, Project biologist, La Quinta Planning Division, City Engineer. 30 91 Dune Palms Mixed Use Project July 2023 Potentially Less Than Significant w/ Less Than No Significant Mitigation Significant Impact Impact Incorporated Impact V. CULTURAL RESOURCES -- Would the project: a) Cause a substantial adverse change in the significance of a historical resource J pursuant to § 15064.5? b) Cause a substantial adverse change in the significance of an archaeological J resource pursuant to § 15064.5? c) Disturb any human remains, including those interred outside of formal J cemeteries? Source: "Update to Historical/Archaeological Resources Studies Assessor's Parcel No. 600-030-018" prepared by CRM TECH, March 2023; "Historical/Archaeological Resources Survey Report for Assessor's Parcel No. 600-030-018" prepared by CRM TECH, March 2008; "Archaeological Testing and Evaluation of Site CA-RIV-8835 (33-16950), prepared by CRM TECH, July 2008. Setting The City of La Quinta is situated in the Coachella Valley, the traditional home of the Cahuilla people. Native American life in the Coachella Valley was greatly influenced by the high and low stands of ancient Lake Cahuilla. The Project site is approximately 18 feet from the highest shoreline of the ancient lake, and would have likely provided a favorable setting for Native American communities during the last high stand of ancient Lake Cahuilla. The Cahuilla were a Takic-speaking people of hunters and gatherers. They are now generally divided by anthropologists into three groups based on geographic setting: The Pass Cahuilla of the San Gorgonio Pass -Palm Springs area, the Mountain Cahuilla of the San Jacinto and Santa Rosa Mountains and the Cahuilla Valley, and the Desert Cahuilla of the eastern Coachella Valley. Non -Native American settlement of the Coachella Valley began in the 1870s with the establishment of nearby railroad stations. Settlement and development of La Quinta did not occur until the early 1900s. The Cahuilla population was largely decimated as a result of diseases spread through early European contact. Today, Native Americans of Pass or Desert Cahuilla heritage are mostly affiliated with one or more of the tribes in and near the Coachella Valley, including the Torres Martinez, Augustine, Cabazon, Agua Caliente, and Morongo. Historical and Archaeoloiaical Resources According to PRC §5020.10), "'historical resource' includes, but is not limited to, any object, building, site, area, place, record, or manuscript which is historically or archaeologically significant, or is significant in the architectural, engineering, scientific, economic, agricultural, 31 92 Dune Palms Mixed Use Project July 2023 educational, social, political, military, or cultural annals of California." More specifically, CEQA guidelines state that the term "historical resources" applies to any such resources listed in or determined to be eligible for listing in the California Register of Historical Resources, included in a local register of historical resources, or determined to be historically significant by the Lead Agency (Title 14 CCR §15064.5(a)(1)-(3)). Regarding the proper criteria of historical significance, CEQA guidelines mandate that "a resource shall be considered by the lead agency to be 'historically significant' if the resource meets the criteria for listing on the California Register of Historical Resources" (Title 14 CCR § 15064.5(a)(3)). A resource may be listed in the California Register if it meets any of the following criteria: (1) Is associated with events that have made a significant contribution to the broad patterns of California's history and cultural heritage. (2) Is associated with the lives of persons important in our past. (3) Embodies the distinctive characteristics of a type, period, region, or method construction, or represents the work of an important creative individual, or possesses high artistic values. (4) Has yielded, or may be likely to yield, information important in prehistory or history. (PRC § 5024.1(c)) A local register of historical resources, as defined by PRC §5020.1(k), "means a list of properties officially designated or recognized as historically significant by a local government pursuant to a local ordinance or resolution." La Quinta's Historic Preservation Ordinance (Title 7, La Quinta Municipal Code) provides for the establishment of a historic resources inventory as the official local register for properties within the City. A property may be considered for inclusion in the historic resources inventory based on one or more of the following: A. It exemplifies or reflects special elements of the city's cultural, social, economic, political, aesthetic, engineering or architectural history; or B. It is identified with persons or events significant in local, state or national history; or C. It embodies distinctive characteristics of a style, type, period or method of construction, is a valuable example of the use of the indigenous materials or craftsmanship or is representative of a notable work of an acclaimed builder, designer or architect; or D. It is an archaeological, paleontological, botanical, geological, topographical, ecological, or geographical site which has the potential of yielding information of scientific value; or E. It is a geographically definable area possessing a concentration of sites, buildings, structures, improvements or objects linked historically through location, design, setting, materials, workmanship, feeling and/or association, in which the collective value of the improvements may be greater than the value of each individual improvement. (La Quinta Municipal Code §7.06.020) A historical/archaeological resources study was conducted for the Project in 2023. This study provided an update to a Phase I cultural resources study, and the subsequent archaeological testing and evaluation program, previously prepared for the same site in 2008. The following discussion is primarily based on the findings of these studies (Appendix C), both of which were prepared by CRM TECH. 32 93 Dune Palms Mixed Use Project July 2023 Discussion a, b) Less Than Significant with Mitigation. The original 2008 cultural resources study found an archaeological site of prehistoric Native American origin within the subject site. The archaeological site was designated 33-016950 (CA-RIV-8835) in the California Historical Resources Inventory. It consisted of a scatter of fire -affected clay mixed with some ceramic sherds and fire -affected rocks. Site 33-016950, as a whole, was determined to not constitute a "historical resource" under CEQA due to its limited archaeological data potential. In addition to finding more prehistoric artifacts, the archaeological testing and evaluation program conducted on the site, also in 2008, found cremated human remains. The cremated remains were found to qualify as a "historical resource" under CEQA because of their high degree of traditional cultural value to the local Native American community. These remains will be further addressed below, under significance question c). The 2023 cultural resources study prepared for the Project included a historical/archaeological resources records search, a search of the Sacred Lands File and consultation with Native American communities, supplementary historical research, and a field inspection. Historical/Archaeological Resources Records Search The records search for the Project was provided by the Eastern Information Center (EIC), University of California, Riverside, in March 2023. The records search indicates that no additional cultural resources have been identified on or immediately adjacent to the subject site since those identified in the 2008 study. The 2023 records search identified more than 30 cultural resources in a one -mile radius of the Project site, in addition to the nearly 100 cultural resource studies identified during the 2008 search. Previous cultural resources studies have found over 90 archaeological sites, 11 historic -period buildings, and 20 isolates. However, none of these resources were found in the immediate vicinity of the subject site, and therefore they would not be impacted by the proposed Project. Since the 2008 study, the only studies that involved the Project site or adjacent properties were an overview for the 2010 update to the City of La Quinta General Plan, as well as a series of studies along the Coachella Valley Stormwater Channel (CVSC). One such study, which was initially conducted in 2014 for a proposed all-weather bridge crossing the CVSC at Dune Palms Road,' included the subject site in the Area of Potential Effects (APE). This study recommended the establishment of an Environmentally Sensitive Area (ESA) around the study area, which would prohibit construction personnel from entering without the presence of a qualified archaeologist. Native American Input The State of California Native American Heritage Commission (NAHC) conducted a search of the Sacred Lands File for the Project site. The search identified no Native American tribal cultural resources in on near the subject site. 3 Archaeological Survey Report for the Dune Palms Road Low -Water Crossing Replacement Project, prepared for California Department of Transportation, by Cogstone Resource Management Inc. (Revised February 2016). 33 94 Dune Palms Mixed Use Project July 2023 CRM TECH contacted the Cabazon Band of Missions Indians and the Torres Martinez Desert Cahuilla Indians for their input on potential Native American cultural resources in the Project vicinity. Neither tribe provided any information on potential cultural resources in the area. The Torres Martinez Desert Cahuilla Indians were also invited to participate in the field survey, based on a previous request. The City also contacted the Agua Caliente Band of Cahuilla Indians (ACBCI) for their input on the Project. The ACBCI requested the presence of a qualified archaeologist and approved cultural resource monitor during ground disturbing activities. Supplementary Historical Research The examination of aerial and satellite photographs of the site found that the Project area remained unsettled and undeveloped to the present time. While some evidence of rudimentary human activities, such as dirt paths, have been identified in the past, no evidence of such features were present on the site in photographs from the 1970s. Field Inspection The field inspection of the subject site was conducted by CRM TECH staff and a monitor from the Torres Martinez Desert Cahuilla Indians. The inspection identified additional prehistoric artifacts in and around Site 33-016950, including ceramic sherds and fragments of fire -affected clay. All the artifacts found were consistent in appearance with those recovered during the 2008 studies. Modern refuse was also found on the property, none of which was of historical/archaeological interest. Conclusion The archaeological testing and evaluation of the site in 2008 concluded that Site 33-016950 does not meet the criteria for listing in the California Register or the City's historical resources inventory, and thus does not quality as a "historical resource" under CEQA. The low quantity and density, as well as the relative homogeneity of the artifacts indicates that the Site would have very limited ability to provide any new information of importance to the results of the numerous previous cultural resources surveys that have been conducted in the area. Therefore, the site does not meet the criteria for a "historical resource" as provided in § 15064.5 of Title 14 of the California Code of Resources and Title 7 of the La Quinta Municipal Code. As such, development of the site would not cause a substantial adverse change in the significance of a historical or archaeological resource pursuant to § 15064.5. As described above, previous cultural resources studies of the area have identified a number of archaeological sites, historic buildings, and isolates, indicating the relatively high sensitivity of the Project area. The initiation of ground disturbing activities on the site could disturb these resources, which would represent a potentially significant impact. Therefore, it is recommended that ground disturbing activities are monitored by a qualified archaeologist, as provided in CUL-1 and CUL-A. Provided that these measures are implemented, the Project's impacts to cultural resources will be less than significant. c) Less Than Significant With Mitigation. As stated above, cremated human remains were identified on the subject site during the archaeological testing and evaluation conducted in 2008. The archaeological evaluation determined that the remains are most likely of Cahuilla 34 95 Dune Palms Mixed Use Project July 2023 origin. All of the remains were recovered from the site during the testing and evaluation program, and later repatriated to the Torres Martinez Desert Cahuilla Indians. The remains would qualify as a "historical resource" under CEQA due to their high degree of cultural value to the local Native American community. However, given that the remains were recovered and repatriated as appropriate, the 2008 archaeological testing and evaluation program determined that potential impacts to this resource had been adequately mitigated. The 2023 cultural resources study therefore concluded that no "historical resources" as defined by CEQA remain on the subject site, and that development of the property would not have significant impacts to any such resources. Although it is not anticipated that additional remains occur on the Project site, California law requires that if remains are encountered during earth moving activities, the coroner must be contacted and work must stop in the area of the find. The coroner is responsible for determining whether the remains are modern or of cultural significance, and if the latter, must contact the NAHC, who is responsible for identifying the Most Likely Descendant (MLD). The NAHC will then contact the appropriate local tribe, and coordinate the proper disposition of the remains. These requirements of law, supplemented by the presence of a qualified archaeologist during all earth moving activities associated with the Project, will assure that impacts associated with human remains are reduced to less than significant levels. In conclusion, provided that proper monitoring of the site is conducted during earth -moving activities, as provided in CUL-1 and CUL-A, development of the proposed Project would have less than significant impacts related to the disturbance of human remains, including those interred outside of formal cemeteries. Likewise, with implementation of the provided mitigation and monitoring measures, the Project would have less than significant impacts on "historical resources" pursuant to § 15064.5 of the California Code of Regulations. Mitigation Measures: CUL-1 All grubbing, grading, trenching, excavations, or any other earth -moving activities on the Project site must be monitored by a qualified archaeologist to ensure the timely identification and, if necessary, protection of any human remains, if discovered. Monitoring must be coordinated with the Cabazon Band of Mission Indians, the Torres Martinez Desert Cahuilla Indians, as well as the Agua Caliente Band of Cahuilla Indians, who may wish to participate. Mitigation Monitoring and Reporting Program: CUL-A Prior to the issuance of a grading permit for the site, the applicant shall provide a fully executed monitoring agreement to the City. At the conclusion of monitoring the Project archaeologist shall, within 30 days, submit a report of findings to the Planning Division. Responsible Parties: Project applicant, Project archaeologist, Tribal monitor, Planning Division, City Engineer. 35 96 Dune Palms Mixed Use Project July 2023 VI. ENERGY — Potentially Less Than Less Than Would the project: Significant Significant w/ g Significant No Impact p Mitigation Impact p Impact Incorporated a) Result in potentially significant environmental impact due to wasteful, inefficient, or unnecessary consumption J of energy resources, during project construction or operation? b) Conflict with or obstruct a state or local plan for renewable energy or J energy efficiency? Source: CalEEMod Version 2020.4.0; City of La Quinta Greenhouse Gas Reduction Plan (2013); California Energy Commissions, 2021 Total System Electric Generation, htt2s://www.energy.ca.gov/data-reports/energy-almanac/califomia-electriciiy-data/2021-total-system- electric-generation (accessed February 2023); Title 24 of the California Code of Regulations. Setting The California electric grid provides electricity from sources including fossil fuels (natural gas, oil, and coal) biomass, hydropower, wind power, geothermal, and solar radiation. Natural gas is the state's largest single energy source, providing approximately 37.9 percent of the total electric power mix in 2021. In addition to electricity generation, natural gas is used in California for space heating, water heating, cooking, industrial processes, and as a transportation fuel. Fossil fuels are non-renewable resources which release greenhouse gases when burned for electricity generation, industrial, transportation, and other uses. The California Air Resources Board 2022 Scoping Plan, which aims to achieve carbon neutrality by 2045, includes the goal of reducing fossil fuel demand by 86 percent in 2045 from 2022 rates. The Project site will be provided electricity by Imperial Irrigation District (IID), and natural gas by the Southern California Gas Company (SoCalGas). The proposed development will connect to the existing power pole on Highway I I I for electricity, as well as the 6" high pressure gas line in the Highway I I I right of way. The Project's electricity and natural gas consumption was projected using the California Emissions Estimator Model (CalEEMod) Version 2020.4.0. Discussion a, b) Less Than Significant Impact. Energy resources will be used on a short-term basis during construction of the proposed Project and on a long-term basis during the Project's operations. Grading and construction will consume energy in order to operate heavy equipment, manufacture materials, transport workers and materials, light the construction site, as well as to power and charge electronic equipment. While some electricity will be used during Project construction, most energy consumed during this phase will be petroleum and diesel fuels. The use of energy during construction would be temporary and would not be wasteful or inefficient. 36 97 Dune Palms Mixed Use Project July 2023 Energy consumption during Project operations would primarily be used for indoor and outdoor lighting, HVAC systems, and cooking. Table 5 shows the electricity and natural gas use projected for the operational life of the Project. Table 5 Project Energy Consum tion Land Use Electricity Use kWh/ r Natural Gas Use kBTU/ r Apartments (Low Rise) 750,591 2,722,660 Car Wash 57,058 10,340 QSR with drive -through 166,176 981,576 Parking 68,460 0 Total 1,042,285 3,714,576 CaIEEMod Version 2020.4.0 As shown in the above table, the Project is expected to consume a total of 1,042,285 kWh per year of electricity and 3,714,576 kBTU per year of natural gas. The Project will comply with all applicable requirements in Title 24 of the California Code of Regulations, including the Building Code and Energy Code. Given the more stringent requirements included in the 2022 Title 24 regulations, effective as of January 1, 2023, the projected energy consumption in Table 5 is likely a conservative estimate. For example, the Project will be required to install photovoltaic systems on the roofs of buildings on site, which would reduce electricity consumption from the grid. The Project will also comply with all required energy efficiency measures provided for new developments in the City of La Quinta Greenhouse Gas Reduction Plan, including the installation of high efficiency water fixtures and solar water heaters. During operations, the Project would also consume petroleum -based fuels as a result of vehicle trips, including employee commutes and customer visits to and from the commercial component, and residents traveling to and from the proposed multi -family housing. The trips and vehicles miles traveled generated by the Project are discussed in greater detail in Section XVII, Transportation. The Project proposes a mix of commercial and residential uses in accordance with the City's objective to promote mixed use development in the Highway III corridor. In accordance with Senate Bill 375 (SB 375), the City is promoting the placement of residential units in close proximity to employment centers, bus routes, and commercial services, in order to facilitate the use of alternative modes of transportation such as walking, bicycling, and transit. The mixed uses proposed by the Project would take advantage of the concentration of services on the Highway 111 corridor, thus ensuring that the consumption of fossil fuels for transportation does not need to be wasteful, inefficient, or unnecessary. Overall, the Project would comply with applicable energy regulations, and would not conflict with or obstruct a state or local plan for renewably energy or energy efficiency. As a result, the Project would not result in the wasteful, inefficiency, or unnecessary consumption of energy resources during construction or operation. Impacts will be less than significant. Mitigation Measures: None required. Monitoring: None required. 37 98 Dune Palms Mixed Use Project July 2023 Potentially Less Than Significant w/ Less Than No Significant Mitigation Significant Impact Impact Incorporated Impact VII. GEOLOGY AND SOILS -- Would the project: a) Directly or indirectly cause potential substantial adverse effects, including the risk of loss, injury, or death involving i) Rupture of a known earthquake fault, as delineated on the most recent Alquist-Priolo Earthquake Fault Zoning J Map issued by the State Geologist for the area or based on other substantial evidence of a known fault? ii) Strong seismic ground shaking? J iii) Seismic -related ground failure, J including liquefaction? iv) Landslides? J b) Result in substantial soil erosion or the J 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 J potentially result in on -or off -site landslide, lateral spreading, subsidence, liquefaction or collapse? d) Be located on expansive soil, as defined in Table 18-1-B of the Uniform Building Code (1994), creating J substantial direct or indirect risks to life or property? e) Have soils incapable of adequately supporting the use of septic tanks or alternative waste water disposal systems J where sewers are not available for the disposal of waste water? f) Directly or indirectly destroy a unique paleontological resource or site or unique J geologic feature? Sources: 2035 La Quinta General Plan (2013); Geotechnical Engineering Exploration and Analysis prepared for the Proposed Chick-fil-A Restaurant by Giles Engineering Associates, Inc. 38 99 Dune Palms Mixed Use Project July 2023 Setting Geological Setting La Quinta is located at the boundary of the Colorado Desert Province, a low elevation basin, and the Peninsular Ranges Province, a series of mountains and valleys. These physiographic provinces have unique landscapes, recognizable in La Quinta as the City is situated on the Coachella Valley floor and against the foothills of the Santa Rosa Mountains. The primary drainage in the area, the Coachella Valley Stormwater Channel, traverses the northern portion of the City. The Alquist-Priolo Earthquake Fault Zoning Act regulates the construction of structures intended for human occupancy on earthquake fault zones. La Quinta is located approximately 4 miles south of the San Andreas Fault zone. While the San Andreas Fault is associated with the most frequent and severe seismic activity, other faults in the region include the San Jacinto Fault, the Burnt Mountain Fault, and the Elsinore Fault. The subject site is in area classified for seismic shaking Zone 4, according to the American Society of Civil Engineers (ASCE), which designates the most severe risk level. Soils According to the City's General Plan, seven types of soil units are recognized as occurring in La Quinta: Alluvial sand and gravel of the Whitewater River (Qg), windblown sand (Qs), interbedded lacustrine (Ql), alluvial deposits (Qa), alluvial fan sand and gravel deposits (Qf), landslide deposits (Qls), and quartz diorite (Qd). The Project site is mapped in area classified as having interbedded lacustrine (clay of valley areas) and alluvial deposits (sand of valley areas). Paleontological Resources Paleontological resources refer to the fossil remains of ancient plants and wildlife. The Coachella Valley was once occupied by Ancient Lake Cahuilla, from which plant and animal fossils remain in the area. Various areas in and around La Quinta have differing paleontological sensitives based in part on the age of their underlying soil unit. However, the potential for paleontological resources is highest in La Quinta in areas underlying where ancient Lake Cahuilla once covered the valley floor. The Project site is located outside the boundary of the ancient lake, in an area classified as Recent Dune Sand, which varies in depth and age, and therefore has an undetermined potential for paleontological resources. The below analysis is based, in part, on the Geotechnical Engineering Exploration and Analysis Report prepared for the proposed drive -through restaurant by Giles Engineering Associates, Inc. (Appendix D). Discussion a) i.) Less Than Significant Impact. Surface rupture has the potential to occur where there are active faults. According to the California Earthquake Hazards Zone Application map, the subject site is not located in an earthquake fault zone. The Geotechnical Report prepared for the Project therefore determined that the potential for fault rupture on the Project site is low. Given that rupture of a known fault is not expected to occur near the Project site, impacts would be less than significant. 39 100 Dune Palms Mixed Use Project July 2023 ii.) Less Than Significant Impact. The Project area has the potential to be subject to strong ground shaking. According to the Geotechnical Report prepared for the Project, the subject site is approximately 5.2 miles from the San Andreas Fault and 17.0 miles from the Eureka Peak Fault. Given that the San Andreas Fault could result in severe ground shaking on the site, the proposed structures will be designed in accordance with the most recent California Building Code (CBC), including the use of reinforced masonry and other seismic building codes. Structures should be designed in accordance with American Society of Civil Engineers Site Classification D for seismic design. According to the EIR prepared for La Quinta's General Plan, compliance with the Building Code will allow structures to resist major earthquakes without collapsing.' Because the Project will be required to adhere to standard seismic building practices, impacts related to severe ground shaking will be less than significant. iii.)Less Than Significant Impact. Liquefaction can occur when severe ground shaking occurs in an area with loose, unconsolidated soils and groundwater at depths of 50 feet or less. According to the City's Seismic Hazards Map, the subject site is located outside of the identified liquefaction hazard areas. The Geotechnical Report determined that groundwater at the site is deeper than 60 feet below grade. Seismic -induced ground failure such as liquefaction is therefore not expected to occur, and impacts are expected to be less than significant. iv.) Less Than Significant Impact. According to the City's General Plan, developments located below hillsides, mountain slopes, and steep canyons are the most susceptible to slope instability, such as rockfalls and landslides. The Project site is located in a relatively flat area, northeast of the foothills of the Santa Rosa Mountains which provide most of the slopes in La Quinta. According to the City's Seismic Hazards Map, the subject site is not located in an area susceptible to rockfalls or slope instability. The Project is thus not expected to cause adverse effects as a result of a landslide, and impacts are expected to be less than significant. b) Less Than Significant Impact. The subject site is located in a wind erodibility zone rated as very high, according to the General Plan. Erosion can also occur or be exacerbated by construction and development, including erosion from both wind and storm waters. At buildout of the Project, buildings, parking lots, and stabilized landscaped areas will minimize the potential for erosion. However, there is potential for erosion during construction of the Project. To mitigate potential impacts, the City requires development projects larger than one acre to prepare a Stormwater Pollution Prevent Plan and Best Management Practices for pre - construction, construction, and post -construction stormwater erosion prevention and control measures. Furthermore, Rule 403 from the South Coast Air Quality Management District (SCAQMD) requires that projects must implement dust control measures to minimize fugitive dust emissions from wind erosion. Implementation of the required plans, as well as the SCAQMD rules, will ensure that the construction of the Project has less than significant impacts related to soil erosion. 4 La Quinta General Plan EIR (2009), III-8. 40 101 Dune Palms Mixed Use Project July 2023 c) Less Than Significant Impact. The Project site is in a relatively flat area, and it occurs on primarily sandy soils underlain by groundwater deeper than 60 feet. It is therefore not at a high potential for liquefaction, landslide, or soil expansion. The Geotechnical Report determined that the subject site is geotechnically suitable for the proposed Project. Given that the Project is not proposed for construction on a geologic unit or soil that is unstable, or that would become unstable as a result of the project, impacts would be less than significant. d) Less Than Significant Impact. Soils containing large quantities of clay, which expand when water is absorbed and shrink when dry, are typically susceptible to expansion. The Geotechnical Report prepared for the Project found the on -site soils to be sandy in nature and to therefore possess a very low expansion potential. The Project is therefore not expected to create a substantial direct or indirect risk to life or property as a result of expansive soil, and impacts would be less than significant. e) No Impact. The Project site is located in an urbanized area in La Quinta. The development will have access to the existing sanitary sewer system provided by CVWD in the Highway I I I right of way. The Project will therefore not need to use septic tanks or other alternative wastewater disposal systems. There will be no impacts. f) Less Than Significant Impact. The Project site is located in an area classified as Recent Dune Sand, which varies in depth and age, and therefore has an undetermined potential for paleontological resources. The property is 18 feet above the lakebed of ancient Lake Cahuilla. It is unlikely that paleontological resources would occur on the subject site given that it is not located within the boundary of the ancient Lake Cahuilla beds. No other paleontological resources have been identified in the City outside the lakebed area. Therefore, impacts associated with paleontological resources will be less than significant. Mitigation Measures: None required. Monitoring: None required. 41 102 Dune Palms Mixed Use Project July 2023 Potentially Less Than Less Than VIII. GREENHOUSE GAS Significant Significant w/ Significant No EMISSIONS -- Would the project: Impact p Mitigation Impact p Impact Incorporated 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 J reducing the emissions of greenhouse gases? Source: California Air Resources Board, 2022 Scoping Plan for Achieving Carbon Neutrality (November 2022); City of La Quinta Greenhouse Gas Reduction Plan, February 2013. Setting Greenhouse gases, or GHG, are gases that absorb infrared radiation in the atmosphere. Like the function of the walls of a greenhouse, as heat flows towards space from the earth's surface, GHGs absorb it and re -radiate it back towards the earth's surface.' The emissions of these gases related to human activity have increased since the industrial revolution, intensifying the greenhouse effect and, as a result, warming the earth's climate. The California Air Resources Board is required to monitor and regulate seven GHGs: carbon dioxide (CO2), methane (CH4), nitrous oxide (N2O), sulfur hexafluoride (S176), nitrogen trifluoride (N173), perfluorocarbons (PFCs), and hydrofluorocarbons (HFCs). In order to measure and compare various greenhouse gases, metric tons of carbon dioxide equivalent (MTCO2e) is a standard unit of measure. The California Global Warming Solutions Act of 2006 (Assembly Bill 32 or AB 32) required the state to adopt regulations to reduce its GHG emissions to 1990 levels by 2020. The subsequent California Global Warming Solutions Act of 2016 (Senate Bill 32 or SB 32) required California to adopted regulations to further reduce GHG emissions to 40% of 1990 levels by 2030. AB 32 and SB 32 are implemented through the California Air Resources Board, which developed and regularly updates the Scoping Plan to ensure that the emissions reductions targets are met. The 2022 Scoping Plan provides measures to continue progress towards meeting 40% of 1990 GHG levels by 2030 and establishes the goal for California to achieve carbon neutrality by 2045. The City of La Quinta adopted its Greenhouse Gas Reduction Plan in 2013. The document provides the City's plan to ensure it meets local reduction targets consistent with AB 32 and SB 32. Pursuant to these goals, the Greenhouse Gas Reduction Plan established La Quinta's 2005 emissions baseline and targets to reduce CO2e emissions to 10 percent below 2005 levels by 2020 and 28 percent below 2005 levels by 2035. GHG Thresholds On December 5, 2008, the SCAQMD formally adopted a greenhouse gas significance threshold of 10,000 MTCO2e/yr that only applies to industrial uses' stationary sources where SCAQMD is 5 United Nations Framework Convention on Climate Change — GHG Inventories. 42 103 Dune Palms Mixed Use Project July 2023 the lead agency (SCAQMD Resolution No. 08-35). This threshold was adopted based upon an October 2008 staff report and draft interim guidance document that also recommended a threshold for all projects using a tiered approach. It was recommended by SCAQMD staff that a project's greenhouse gas emissions would be considered significant if it could not comply with at least one of the following "tiered" tests: Tier 1: Is there an applicable exemption? Tier 2: Is the project compliant with a greenhouse gas reduction plan that is, at a minimum, consistent with the goals of AB 32? Tier 3: Is the project below an absolute threshold (10,000 MTCO2e/year for industrial projects; 3,000 MTCO2e/year for residential and commercial projects)? Tier 4: Is the project below a (yet to be set) performance threshold? Tier 5: Would the project achieve a screening level with off -site mitigation? Discussion a) Less Than Significant Impact. As described in Section III, Air Quality, California Emissions Estimator Model (CalEEMod) Version 2020.4.0 was used to project air quality and greenhouse gas emissions (Appendix A). The proposed Project will generate GHG emissions during both its construction and operations. Construction Construction activities will result in short-term GHG emissions associated with the operation of construction equipment, vehicle emissions from worker commutes, material hauling, and other ground -disturbing activities. As shown in Table 6, the Project is estimated to generate a total of 2,252.32 metric tons of CO2e over the assumed 2.5-year construction period. The SCAQMD and other air quality districts currently do not have specific GHG emissions thresholds for the construction phase of development projects. As such, construction -related GHG emissions were amortized over a 30-year period, added to annual operational emissions, and compared to applicable thresholds. This method was used to determine if construction emissions, combined with operational emissions, would result in a cumulatively considerable impact. Operations At buildout, the Project will result in five categories of GHG emissions: area emissions (pavement and architectural coating off -gassing), energy use (i.e. electricity), mobile emissions (emissions from vehicle exhaust), and waste and water emissions. Table 6 shows the estimated annual emissions expected to result from operation of the Project, including both the commercial and residential components. 43 104 Dune Palms Mixed Use Project Julv 2023 Table 6 Project GHG Emissions Summary (Metric Tons of CO2 Equivalent) Phase MTCO2e per year Construction 2023 432.40 2024 930.88 2025 889.04 Construction Total 2,252.32 Operations Area 2.24 Energy 290.17 Mobile 1,315.42 Waste 69.60 Water 40.29 Construction: 30- ear amortized 1 75.08 Total Operational 1,792.80 SCAQMD Threshold 2 3,000.00 Exceeds? No Tier Compliance Tier 3 ' Project construction GHG emissions were amortized over 30-years then added to operational GHG emissions. 2,252.32/30 =75.08 2 SCAQMD Tier 3 absolute threshold is 3,000 MTCO2e/year for residential and commercial projects. As shown in the above table, the Project is expected to emit a total of 1,792.80 metric tons of CO2e per year, including both construction and operational emissions. According to Tier 3 of the SCAQMD "tiered" tests, a project would have less than significant impacts if it is below an absolute threshold of 10,000 MTCO2e/year for industrial projects or 3,000 MTCO2e/year for residential and commercial projects. Given that the combined construction and operational emissions for the proposed commercial and residential mixed -use Project are below the absolute threshold of 3,000 MTCO2e per year, it can be concluded that GHG emissions resulting from the Project would have a less than significant impact on the environment. b) Less Than Significant Impact. La Quinta's 2013 GHG Reduction Plan forecasts that in the business -as -usual scenario, community GHG emissions in La Quinta would reach 668,627 MTCO2e by 2020, and 828,538 MTCO2e by 2035. The City aims to reach a community wide goal of a 10 percent emissions reduction from 2005 levels by 2020 (community -wide emissions of 414,852 MTCO2e in 2020), and 28 percent reduction from 2005 levels by 2035 (community - wide emissions of 331,881 MTCO2e by 2035). The emissions modeled for the proposed Project would represent 0.2% of the projected community -wide business -as -usual emissions for 2035, or 0.5% of the target emissions for that year. 44 105 Dune Palms Mixed Use Project July 2023 La Quinta's Greenhouse Gas Reduction Plan was developed in conjunction with the City's General Plan. Given that the proposed Project is consistent with the General Plan designation for the site, it can be assumed that it would be consistent with the GHG Reduction Plan. Both plans promote mixed -use developments, such as the proposed Project, as a method to reduce emissions resulting from vehicle miles traveled (VMT). The Project would generate a small portion of the total emissions projected in the GHG Reduction Plan and implements land use measures promoted in the Plan. The Project will comply with applicable GHG reduction measures provided in the GHG Reduction Plan, such as meeting or exceeding the Title 24 Energy Efficiency and Green Building Codes, minimizing VMT through the integration of mixed land uses, and accommodating pedestrians and bicyclists. Overall, the proposed development is consistent with the City's plan to reduce GHG emissions and is below the SCAQMD's threshold of significance for CO2e. As such, the Project will not conflict with applicable plans, policies or regulations adopted for the purpose of reducing the emissions of greenhouse gases, and impacts will be less than significant. Mitigation Measures: None required. Monitoring: None required. 45 106 Dune Palms Mixed Use Project July 2023 Potentially Less Than Significant w/ Less Than No Significant Mitigation Significant Impact Impact Incorporated Impact IX. HAZARDS AND HAZARDOUS MATERIALS --Would theproject: a) Create a significant hazard to the public or the environment through the J routine transport, use, or disposal of hazardous materials? b) Create a significant hazard to the public or the environment through reasonably foreseeable upset and J accident conditions involving the release of hazardous materials into the environment? c) Emit hazardous emissions or handle hazardous or acutely hazardous materials, substances, or waste within J 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 J 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, J would the project result in a safety hazard or excessive noise for people residing or working in the project area? f) Impair implementation of or physically interfere with an adopted J emergency response plan or emergency evacuation plan? g) Expose people or structures, either directly or indirectly, to a significant risk J of loss, injury or death involving wildland fires? Source: 2035 La Quinta General Plan (2013); Riverside County ALUCP — East County Airports Background Data, Sections E2 and E6; California Department of Forestry and Fire Protection FRAP State Responsibility Area Fire Hazard Severity Zones (November 2022); City of La Quinta Emergency Operations Plan (2010); State Water Resources Control Board GeoTracker; Department of Toxic Substances Control EnviroStor; Quick Quack Car Wash, Sustainability https://www.dontdrivedigy.com/sustainabilitL/ (accessed February 2023). 46 107 Dune Palms Mixed Use Project July 2023 Setting Hazardous materials include chemicals, oils, and other substances which have the potential to be toxic, and may cause harm to the public and the environment if improperly stored, used, transported, resulting in release into the air, soil, or water. To avoid such harms, hazardous materials are regulated at the federal level by the Environmental Protection Agency (EPA), and at the state level by the California EPA and the Department of Toxic Substances Control. The use of hazardous materials is also regulated at the regional and local levels, through the Regional Water Quality Control Board, Riverside County Department of Environmental Health, as well as the City's emergency services. The Hazardous Materials Element in the City's General Plan provides measures to ensure the safe use and storage of hazardous materials as La Quinta grows. Discussion a, b) Less Than Significant Impact. The Project proposes the development of a car wash, drive - through restaurant, and multifamily residential units. Construction of the development would potentially involve the transport, use and storage of hazardous materials, such as asphalt, paints, and solvents. The use, storage, and disposal of these materials must be in accordance with the labels of the products. Furthermore, per Policy HAZ-1.1 in the La Quinta General Plan, the use of hazardous materials during construction must comply with all City, County, state, and federal standards for the storage, transport, use, and disposal of hazardous materials. Operation of the restaurant, carwash and residential uses would potentially involve the use and storage of small quantities of hazardous materials such as cleaning products, solvents, landscaping products and other potentially hazardous household products. These products would not be stored on -site in sufficient quantities to create a significant hazard to the environment or to the public. However, their transport, use, storage, and disposal would be subject to all applicable local, state, and federal laws pretraining to such activities. The proposed car wash uses eco-friendly and biodegradable soaps, and does not discharge these soaps into storm drains.' Both the car wash and restaurant will be subject to County Health Department and Fire Department inspections and storage standards required under State law for commercial establishments. Overall, the Project, during both construction and operation, is not anticipated to transport, use, store, or dispose of significant quantities of hazardous materials, and any use of such materials will be subject to local, state, and federal regulations. The proposed development would thus not create a significant hazard to the public or the environment, nor is it expected to create a hazard through reasonably foreseeable upset or accident conditions involving the release of hazardous materials into the environment. The Project's impacts related to hazardous materials would be less than significant. 6 Quick Quack Car Wash, Sustainability https://www.dontdrivedirty.com/sustainabili�L/ (accessed February 2023). 47 108 Dune Palms Mixed Use Project July 2023 c) Less Than Significant Impact. The proposed Project is not within one quarter mile of any existing or proposed schools. The nearest school is La Quinta High School, located approximately 2,000 feet from the subject site, at 79255 Blackhawk Way. As discussed above, the proposed Project is not anticipated to result in any significant hazards to the public. The Project would thus not emit hazardous emissions or handle hazardous or acutely hazardous materials, substances, or waste within one -quarter mile of an existing or proposed school, and impacts would be less than significant. d) No Impact. The subject property is not included on a list compiled pursuant to Government Code §65962.3. According to the State Water Resources Control Board GeoTracker database, no LUST Cleanup Sites, Cleanup Program Sites, or Department of Defense sites occur within one mile of the Project. According to the DTSC EnviroStor database, three school investigation sites occur within one mile of the Project site, all of which have been withdrawn or deemed to require no action. The proposed Project will thus not create a significant hazard to the environment or to the public and result in no impact. e) No Impact. The Project is located approximately 2.5 miles south of the Bermuda Dunes Airport, and over 8 miles northwest of the Jacqueline Cochran Regional Airport. The subject site is outside of the Airport Influence Area Boundary for both airports. The Project would not result in a safety hazard or excessive noise for people residing or working in the Project area. There would be no impacts. f) No Impact. The City of La Quinta has an adopted Emergency Operations Plan (EOP) which is intended to guide the City's response to various emergencies by establishing procedures and responsibilities. The Project would not impair the implementation of this plan. Potential emergency evacuation routes in La Quinta may include Highway 111, Fred Waring Drive, Jefferson Street, and Washington Street. The Project is located on Highway 111, which it would access via Dune Palms Road. The Project does not propose any amendments to existing evacuation routes or response plans. The Project also does not propose direct access to Highway 111, and therefore it would be unlikely to directly impact emergency evacuation functions of the highway. Site plans for the proposed development will be subject to review by the City as well as the Office of the Riverside County Fire Marshall prior to the issuance of construction permits. This plan review would ensure that the Project complies with emergency access standards. No impact is anticipated. g) Less Than Significant Impact. As discussed in Section XX, Wildfire, the Project site is surrounded by developed land, and is not in a wildland urban interface, where the wildfire risk is typically highest. According to Fire Hazard Severity Zone maps prepared by CalFire's Fire and Resource Assessment Program (FRAP), the subject site is not located in or near any state responsibility areas or land classified as very high hazard severity zones. Therefore, the Project would not expose people or structures to significant risk of loss, injury, or death involving wildland fires. Impacts would be less than significant. Mitigation Measures: None required. Monitoring: None required. 48 109 Dune Palms Mixed Use Project July 2023 Potentially Less Than Significant w/ Less Than No Significant Mitigation Significant Impact Impact Incorporated Impact X. HYDROLOGY AND WATER QUALITY -- Would the project: a) Violate any water quality standards or waste discharge requirements or otherwise J 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 J stream or river or through the addition of impervious surfaces, in a manner which would: (i) result in substantial erosion or siltation J on- or off -site; (ii) substantially increase the rate or amount of surface runoff in a manner J which would result in flooding on- or off - site; (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 (iv) impede or redirect flood flows? J (d) In flood hazard, tsunami, or seiche zones, risk release of pollutants due to J project inundation? (e) Conflict with or obstruct implementation of a water quality control plan or sustainable groundwater management plan? Source: 2035 La Quinta General Plan (2013), 2020 Coachella Valley Regional Urban Water Management Plan; Hydrology and Hydraulic Analysis for Blackpoint Properties, LLC, Northeast Corner of Highway I I I and Dune Palms Road, prepared by Joseph C. Truxaw & Associates, Inc. (January 2023); Project Specific Water Quality Management Plan, for Blackpoint Properties, LLC, Northeast Corner of Highway I I I and Dune Palms Road, prepared by Joseph C. Truxaw & Associates, Inc. (January 2023). 49 110 Dune Palms Mixed Use Project July 2023 Setting Domestic Water The Coachella Valley Water District (CVWD) provides domestic water to La Quinta, including the Project site. The Project will connect to the existing 18" water lines in the Highway 111 and Dune Palms Road right of ways. La Quinta receives water from the Whitewater River subbasin of the Coachella Valley aquifer. CVWD operates the wells that draw water from the aquifer, and imports water from the Colorado River to recharge the aquifer. In 2020, CVWD had 110,093 municipal connections and supplied 99,843 acre-feet of water. Surface Water Quality According to the General Plan, the City requires that all projects contain and manage all runoff water from rainfall events that flows through the site, often through the use of retention basins. When runoff travels over developed surfaces such as parking lots and building roofs, it has the potential to be contaminated by substances such as oils, solvents, and chemicals. In accordance with the National Pollution Discharge Elimination System (NPES), which the City implements, a Hydrology and Hydraulic Analysis Report as well as a Water Quality Management Plan (WQMP) were prepared for the Project. Wastewater Treatment and Sewer System CVWD provides sanitary sewer collection to La Quinta. Most of the City is served by the CVWD sewer system. Sewage generated in the portion of La Quinta located south of Miles Avenue is treated at the Mid -Valley Water Reclamation Plan, which has a capacity of 9.5 million gallons per day. The Project will connect to the existing sewer lines in the Highway 111 and Dune Palms Road rights of way. Floodplain Management The Project site is located adjacent to the Coachella Valley Stormwater Channel. The site is within FEMA's Flood Insurance Rate Map Zone X, which indicates areas with a 0.2% annual flood chance and 1 % annual chance of flood with average depths of less than 1 foot or with drainage areas less than 1 square mile. Regional flood control structures, such as the Coachella Valley Stormwater Channel and the La Quinta Evacuation Storm Channel are designed by the Riverside County Flood Control and Water Conservation District and managed by CVWD. Local drainage and runoff facilities are maintained by the City. Discussion a) Less Than Significant Impact. The Project will connect to the existing sewer system provided by CVWD, and will be required to comply with the CVWD standard waste discharge requirements. A Water Quality Management Plan (WQMP) was prepared for the Project (Appendix E) in accordance with the National Pollution Discharge Elimination System (NPDES). The Whitewater River, Coachella Valley Stormwater Channel, and Salton Sea are potential receiving waters for urban runoff from the Project site. According to the WQMP, runoff from the Project would be discharged directly to a MS4 or engineered channel, the discharge would be in full compliance with the City's requirements for 50 111 Dune Palms Mixed Use Project July 2023 discharges to the MS4, the discharge would not significantly impact stream habitat in the receiving waters, and the discharge is authorized by the City. The Project will be required to implement Best Management Practices (BMPs) to ensure that runoff from the site does not contain pollutants of concern. The proposed retention basins will also implement standard BMPs to ensure that stormwater infiltrating into the soil will be free of pollutants. Overall, as ensured by the WQMP and compliance with CVWD's waste discharge requirement, the Project will not violate any water quality standards or waste discharge requirements, nor would it otherwise substantially degrade surface water or groundwater quality. Impacts would be less than significant. b) Less Than Significant Impact. At buildout, the proposed Project will require water for domestic use and landscape irrigation. Table 7 shows the estimated water demand for the residential and commercial components of the proposed development. It is estimated that the Project would use a total of 39.88 acre-feet of water per year, 36.80 acre-feet of which would be used for indoor purposes, and 3.08 acre-feet of which would be used for landscape irrigation. Table 7 Estimated Project Water Demand INDOOR WATER USE Gallons per day (gpd) per Water Water Land use Quantity Units unit demand demand (gpd)acre-feet/ r Multifamily 180 dwelling 2.37 55 gpd per 130.35 gpd residential units DU ( ) occupants 1 occupant z per DU 235462.00 26.28 er unit Car wash 3,596 square 1 room 2.18 gpd per square foots 7,832.90 8.77 feet Restaurant 4,778 sq ft 78 seats 20 gpd per seat 4 1,560.00 1.75 Indoor Water Use Subtotal: 32,854.90 36.80 OUTDOOR IRRIGATION WATER USE Landscaped ETo Conversion Water Water Land Use area (sq ft) 5 (in/year) ETAF Factor demand demand ( al/s ft) d of Multifamily residential 59,239.00 6 75 1,343.35 1.50 - 0.178 s 0.62 Restaurant 27,078.00 614.04 0.69 Car wash 35,217 82.9 798.61 0.89 Outdoor Irrigation Water Use Subtotal: 2,756.00 3.08 Project Water Use Total: 35,610.90 39.88 1 CA Department of Finance Table E-5 City/County Population and Housing Estimates for La Quinta, 2022. 2 CA Indoor Water Use Performance Standard. s Blodgett Baylosis Environmental Planning, ISMND for Quick Quack Car Wash, Cataba Road and Main Street, Hesperia CA (August 2022). 4 AWWARF Commercial and Industrial End Uses of Water, 2000. 5 Landscaped areas for car wash and residential uses extrapolated from 23.7% landscaped area planned for restaurant site, per landscaping plans for Chick-fil-A. 6 Per landscaping plans for Chick-fil-A site, prepared by Hourian Associates, Inc. Ibid. 8 Per CVWD WSA-WSV Water Demand Calculation Table. 51 112 Dune Palms Mixed Use Project July 2023 The City's primary water source is the Whitewater River subbasin. According to the 2020 Coachella Valley Regional Urban Water Management Plan, CVWD bases water management planning on land uses and growth forecasts provided by the Southern California Association of Governments (SCAG), based on intensive outreach and coordination with participation jurisdictions. Given that the Project is consistent with the zoning and designated land uses for the site, the resulting water demand can be assumed to be consistent with CVWD's supply projections. The Project's estimated water demand of 39.88 acre-feet per year would represent an increase of approximately 0.04% over the quantity of water delivered by CVWD in 2020, or 0.03% of the 123,461 acre-feet projected to be delivered by CVWD in 2025.' CVWD's Urban Water Management Plan (UWMP) ensures sufficient and sustainable water supplies to serve projected growth during normal, single -dry, and multiple -dry years to 2045. The Project is consistent with the growth and land uses used in CVWD's water management planning, and its projected water use would represent a small fraction of CVWD's supplies, actual and projected. Therefore, the Project would not substantially decrease groundwater supplies or interfere substantially with groundwater recharge such that the project may impede sustainable groundwater management of the basin. Impacts will be less than significant. c i-iii) Less Than Significant Impact. A Hydrology and Hydraulic Analysis was prepared for the Project (Appendix E). The following discussion about existing and proposed drainage is primarily based on that report. Existin Dg rainag_e Under the existing conditions, the site consists of eight subareas. The northern portion of the site, subarea 1.1, drains into the Coachella Valley Stormwater Channel. Subareas 1.2, 1.3, 1.4, and 1.7 all flow easterly into natural onsite sumps. Given the soil type on the site, it is assumed that these sumps infiltrate into the ground before runoff enters the Whitewater River. Runoff from subarea 1.6 flows into an existing gutter that flows along Highway 111. Subarea 1.5 flows easterly and northerly into an existing curb and gutter along Dune Palms Road and Highway 111, and eventually into a catch basin along Highway 111. Proposed Drainage System The Project proposes the construction of a drainage basin in the southeastern corner of the property. This basin will accept and treat drainage from the half widths of Dune Palms Road and Highway 111. The Project also proposes the addition of a storm drain on the east side of the site to convey drainage from the retention basin at the southeast corner of the site to the Whitewater River in high flow conditions. This storm drain would receive flows after BMPs applied in the retention basin had addressed surface water pollution. The Regional Water Quality Control Board will also permit the outfall to assure that it does not violate water quality standards. 7 2020 Coachella Valley Regional Urban Water Management Plan, p.4-14. 52 113 Dune Palms Mixed Use Project July 2023 According to the Hydrology Report, runoff on the subject site will flow into the retention basin, and will enter a storm drain in the shared drive aisle on the eastern side of the site, which will discharge into the Whitewater River. The Whitewater River is an engineered drainage channel designed for 100-year storm runoff. The storm drain proposed by the Project will also be sized to accommodate the 100-year storm. The proposed facilities will reduce runoff currently conveyed to the neighboring lot to the east's storm drain system. The drainage system for the residential component of the Project has not yet been designed, but will be subject to the same standards and requirements as the balance of the site. These standards and requirements, as with the commercial component, are designed to assure that drainage impacts remain less than significant. The proposed Project will not result in negative impacts, including erosion, siltation, or flooding, to existing downstream drainage facilities, nor would it impede or redirect flood flows. Construction of the proposed drainage facilities and implementation of the BMPs in the WQMP will ensure that the Project does not contribute runoff that would exceed the capacity of existing drainage systems, nor would it result in substantial additions sources of polluted runoff. Overall, impacts will be less than significant. d) Less Than Significant Impact. The Project site is bound to the north by the Coachella Valley Stormwater Channel. While the channel itself may be subject to seiche or inundation, the Project site is classified under FEMA's Flood Insurance Rate Map Zone X, which indicates areas with a 0.2% annual flood chance and 1 % annual chance of flood with average depths of less than 1 foot or with drainage areas less than 1 square mile. Per the WQMP prepared for the proposed development, the Project will implement BMPs to ensure that the risk of releasing pollutants due to site inundation is less than significant. The Project is located more than 70 miles from the Pacific Ocean and is therefore not at risk of tsunami. Overall, the Project's impacts related to the risk of release of pollutants due to flooding, tsunami, or seiche is less than significant. e) No Impact. The Project will be subject to all applicable water quality standards imposed by the City and the Regional Water Quality Control Board. Compliance with these standards will be ensured by implementation of the WQMP prepared for the Project. As previously stated, the Project's estimated water demand represents a small fraction of CVWD's water supply, is consistent with the land use assumptions upon which the District's UWMP was developed, and therefore would not conflict with the water management plan. The Project would have no impacts that would conflict with or obstruct the implementation of an applicable water quality or water management plan. Mitigation Measures: None required. Monitoring: None required. 53 114 Dune Palms Mixed Use Project July 2023 Potentially Less Than Significant w/ Less Than No Significant Mitigation Significant Impact Impact Incorporated Impact XI. LAND USE AND PLANNING - Would the project: a) Physically divide an established J community? b) Cause a significant environmental impact due to a conflict with any land use plan, policy, or regulation adopted J for the purpose of avoiding or mitigating an environmental effect? Source: 2035 La Quinta General Plan; La Quinta Municipal Code Title 9. Setting The Project site is currently vacant. Sites to the east, west, and south are currently occupied by commercial developments. The north of the site is bound by the Coachella Valley Stormwater Channel, followed by land occupied by residential uses further north. The proposed development is subject to the policies and land use designations of the La Quinta General Plan and Zoning Code. The subject site is designated for General Commercial (CG) and zoned for Regional Commercial (CR), respectively. According to the Zoning Code, given its location in the CR zone, the site is also covered by the Mixed -Use (MU) overlay district. As discussed in Section IV, Biological Resources, La Quinta participates in the Coachella Valley Multiple Species Habitat Conservation Plan (CVMSHCP). The Project site is not within, or in proximity to, a CVMSHCP conservation area. Discussion a) No Impact. The Project proposes a mixed -use development including commercial uses on the southern portion of the site and residential uses on the northern portion. Adjacent properties to the east, west, and south are occupied by similar commercial uses. The land to the immediate north of the site is occupied by the Coachella Valley Stormwater Channel. The proposed development is consistent with surrounding land uses, and these surrounding land uses operate independently of the subject site. It can thus be concluded that the Project would not physically divide any established communities. There would be no impacts. b) No Impact. The subject site is designated for General Commercial use. According to the City's General Plan, this designation supports a range of commercial uses, including supermarkets, restaurants, and service businesses, as well as mixed use projects. The proposed development algins with these permitted uses. 54 115 Dune Palms Mixed Use Project July 2023 In accordance with Senate Bill 375 and the Southern California Association of Governments (SCAG) Sustainable Communities Strategy (SCS), the City encourages mixed use development along Highway 111, where employment opportunities, commercial services, and bus routes are concentrated.' The City's Zoning Code establishes the MU overlay district on sites zoned for Regional Commercial (CR). The proposed Project is consistent with the permitted uses and development standards for both the CR zone and the MU overlay. Drive -through restaurants are permitted in CR zones, and car washes are permitted with an approved Minor Use Permit. The MU overlay permits projects involving both multifamily residential and commercial uses. The residential portion of the Project proposes a density of 24 dwelling units per acre (DU/AC), which complies with the permitted range of 12 to 24 DU/AC in the MU overlay. The Project site is not located in a CVMSHCP conservation area, and as discussed in Section IV, Biological Resources, the Project would not conflict with applicable policies in the plan. Overall, the proposed Project would not cause any significant environmental impacts due to conflict with any land use plan, policies, or regulation adopted for the purpose of avoiding or mitigating an environmental impact. The proposed development is consistent with the City's General Plan and Zoning Code, as well as the CVMSHCP, and would therefore have no impacts. Mitigation Measures: None required. Monitoring: None required. 8 2035 La Quinta General Plan, p. II-16. 55 116 Dune Palms Mixed Use Project July 2023 Potentially Less Than Significant w/ Less Than No Significant Mitigation Significant Impact Impact Incorporated Impact XII. MINERAL RESOURCES -- Would the project: a) Result in the loss of availability of a known mineral resource that would be of value to the region and the residents of the state? 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? Sources: City of La Quinta General Plan (2013); City of La Quinta Municipal Code; California Department of Conservation SMARA Mineral Land Classification https://www.conservation.ca.gov/cgs/minerals/mineral-land-classification-smara (accessed January 2023). Setting Sand and gravel, known as aggregate, are the primary mineral resources in La Quinta. Mineral resources in California have been mapped by the Department of Conservation, Division of Mines and Geology, in accordance with the Surface Mining and Reclamation Act (SMARA) of 1975. Three Mineral Resource Zones (MRZs) have been identified in La Quinta: MRZ-1: Areas where available geological information indicates that little likelihood exists for the present of significant construction aggregate resources. MRZ-2: Areas where available geological information indicates that significant mineral deposits are present, or where it is judged that a high likelihood for their presence exists. MRZ-3: Areas containing mineral deposits, the significance of which cannot be evaluated from available data. The majority of La Quinta is within MRZ-1. None of the City's zones or land use designations support mining. Discussion a, b) No Impact. The Project site is located in Mineral Resource Zone 1, which indicates a low likelihood of mineral resources occurring. The proposed development would therefore not result in the loss of availability of a known mineral resources that would be of value to the region or its residents. 56 117 Dune Palms Mixed Use Project July 2023 The subject property is within the City's Regional Commercial zone, which does not list mining as a permitted use. Therefore, the Project would not result in the loss of availability of a locally -important mineral resources recover site. Overall, the Project would have no impacts related to mineral resources. Mitigation Measures: None required. Monitoring: None required. 57 118 Dune Palms Mixed Use Project July 2023 Potentially Less Than Significant w/ Less Than No Significant Mitigation Significant Impact Impact Incorporated Impact XIII. NOISE - Would the project result in: a) Generation of substantial temporary or permanent increase in ambient noise levels in the vicinity of the project in J excess of standards established in the local general plan or noise ordinance, or applicable standards of other agencies? b) Generation of excessive groundborne J vibration or groundborne 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? Source: 2035 La Ouinta General Plan (2013): Hiahwav 111 & Dune Palms Road Cumulative Imnact Memo prepared by MD Acoustics (LLC) (February 2023); Acoustical Analysis Report for Chick-fil-A — Highway 111 & Dune Palms prepared by Eilar Associates Inc. (December 2022); Quick Quack Car Wash (Store #43-049) prepared by MD Acoustics, LLC (January 2023); Caltrans Technical Noise Supplement to the Traffic Noise Analysis Protocol (2013). Setting Noise can be defined as unwanted sound. The most common source of noise in La Quinta is traffic noise. Commercial activities, including air compressors and commercial compactors, landscaping equipment, and daily operations, also contribute to noise levels in the city. The Project site is located at the corner of Highway III and Dune Palms Road, a secondary arterial. Adjacent properties to the east and west of the site are occupied by commercial uses. In addition to being a major traffic corridor, SunLine Transit Agency operates a bus route on Highway 111. The brakes and engines in buses tend to be louder than that of typical cars. Certain construction activities and equipment can generate vibration that may be felt on adjacent properties. The impacts of vibration are evaluated based on the potential to damage existing structures as well as the potential to create a nuisance to individuals. According to the Caltrans Transportation and Construction Vibration Guidance Manual, the threshold for damage to modern structures is a peak particle velocity (PPV) of 0.5 inches per second. The thresholds for human perception of vibration at a PPV of 0.01 inches per second classified as "barely perceptible," 0.04 inches per second as "distinctly perceptible," 0.1 inches per second as strongly perceptible," and 0.4 inches per second as "severe." 58 119 Dune Palms Mixed Use Project July 2023 Excessive levels of noise can have negative impacts to physical and psychological well-being, property values, the natural environment, and to overall quality of life. Some land uses, such as residential properties, schools, hospitals, and churches, are particularly sensitive to these impacts. The City defines these land uses as noise -sensitive properties. According to §9.100.210 of the City's Municipal Code, the noise limit for noise -sensitive properties is 65 dBA between the hours of 7 a.m. and 10 p.m., and 50 dBA between 10 p.m. and 7 a.m. Other land uses have a noise limit of 75 dBA between 7 a.m. and 10 p.m. and 65 dBA between the hours of 10 p.m. and 7 a.m. The City also regulates temporary construction noise. According to § 6.08.050 of the Municipal Code, construction activities are permitted from 7 a.m. to 5:30 p.m. on weekdays between October 1 and April 30, and 6 a.m. to 7 p.m. on weekdays between May 1 and September 30. Construction is also permitted on Saturdays between 8 a.m. and 5 p.m., but is prohibited on Sundays and holidays. The Project proposes the development of a 9.4-acre site on the northeastern corner of Highway 111 and Dune Palms Road. The site is surrounded by commercial uses to the south (across Highway 111), east, and west (across Dune Palms Road). Residential uses occur beyond the Coachella Valley Stormwater Channel to the north. The proposed site plan would be configured with the car wash and drive -through quick serve restaurant on the southern half of the site, fronting on Highway 111. The proposed residential component would be on the northern half of the site. Acoustical analysis reports were prepared for the proposed car wash and quick serve restaurant (Appendix F). A cumulative impact memo was also prepared to evaluate the cumulative noise impacts of the two commercial uses. For the purposes of analysis, the acoustical reports assumed Project operational hours to be 7 a.m. to 9 p.m., seven days a week. Discussion a) Less Than Significant with Mitigation. The proposed Project is expected to generate noise during both the construction and operational phases. Additionally, the increased vehicular traffic resulting from the Project will also contribute to noise level increases in the area. As stated above, the following analysis is based on cumulative acoustical analysis prepared for the proposed commercial uses. Eight receivers were used to measure the Project's potential impacts on ambient noise levels in the site vicinity. Construction Noise As stated above, La Quinta restricts construction activity to specific hours on weekdays and Saturdays and prohibits construction activity on Sundays and holidays. The City does not have a construction noise limit during permissible hours of operation. Future construction of all of the components of the Project would be required to comply with the permitted hours for construction activities. An acoustical analysis was prepared for the commercial component of the Project using a common construction noise thresholds of 75 dBA for analysis purposes. Table 8 shows the cumulative noise expected to be generated from simultaneous construction of the proposed car wash and quick -serve restaurant (QSR). 59 120 Dune Palms Mixed Use Project Julv 2023 Table 8 Project Generated Noise Levels at Receiver Locations Typical Grading/Utilities Noise Paving/Building Receiver Location Noise Level Construction Noise Level wa h QSR Cumulative C h QSR Cumulative Limit Wa RI North 75 56 44 56 53 46 54 Pro e Line North R2 Residential 75 50 39 50 47 41 48 Property R3 South 75 60 54 61 58 56 60 Pro e Line R4 Southeast 75 63 44 63 61 46 61 Property Southwest R5 75 55 51 57 53 54 57 Property South R6 Residential 75 52 38 52 50 40 50 Property R7 East Property 75 70 49 70 68 51 68 Line R8 West Property 75 57 56 60 54 58 60 Line Noise levels are presented in dBA. Source: "Highway 111 & Dune Palms Road — Cumulative Impact Memo, City of La Quinta, CA," prepared by MD Acoustics, LLC, February 2023. As shown in the table above, the cumulative noise levels resulting from construction of the Project will be 48-52 dBA Leq at the adjacent residential sites and 54-70 dBA Leq at the adjacent commercial sites. These levels are below the typical 75 dBA Leq construction noise threshold used for analysis purposes. Construction of the Project will be required to comply with permitted construction hours provided in the City's Municipal Code. Additionally, the acoustical analysis report prepared for the Project recommends standard best practices that should be practiced during construction: 1. Equipment should be turned off when not in use. 2. The use of enunciators of public address systems should be limited to emergency notifications. 3. The equipment used in construction should be maintained in proper operating condition, and all loads should be properly secured to prevent rattling and banging. 4. Work should be scheduled to avoid simultaneous construction activities if both would eb generating high noise levels. 5. Equipment with effective mufflers should be used. 6. The use of backup alarms should be minimized. 60 121 Dune Palms Mixed Use Project July 2023 Construction of the Project will be limited to permitted working hours, will generate noise below the common threshold of 75 dBA, and will implement standard construction site best practices. Given these conditions, the temporary increase in ambient noise levels resulting from construction of the Project will have less than significant impacts. Operational Noise Operation of the proposed Project would generate noise from sources such as the restaurant drive -through intercom, rooftop HVAC units, and truck deliveries. Additionally, the car wash would generate noise from blowers, vacuums, and other equipment. The car wash design also includes a 6 ft. sound attenuation wall at the exit. The residential component of the Project will be developed at a later stage and was not analyzed in the acoustical analysis report. However, it can be assumed that the residential uses would not generate noise beyond what is typical of residential areas, and the majority of the noise generated from residential units would result from additional traffic. The acoustical analysis conducted for the commercial components of the Project measured ambient noise levels during operational hours of 7 a.m. to 9 p.m. Table 9 shows the estimated cumulative noise resulting from operation of the Project. Table 9 Project Cumulative Operational Noise Level (dBA, LEQ) Receiver Number Receiver Location Noise Level Daytime Limit Ambient QSR Car Wash Cumulative Ambient Increase R1 Far North Property Line 53 38 46 54 1 75 R2 North Residential Property 55 34 40 55 0 65 R3 South Property Line 63 46 47 63 0 75 R4 Southeast Property 63 39 49 63 0 75 R5 Southwest Property 63 43 42 63 0 75 R6 South Residential Property 53 34 37 53 0 65 R7 East Property Line 57 42 56 60 3 75 R8 West Property Line 57 46 45 58 1 75 R9 North Future Residential 53 48 62 63 10 65 R10 North Future Residential 53 45 62 63 10 65 Rl 1 North Future Residential 53 42 62 1 63 1 10 1 65 Source: "Highway 111 & Dune Palms Road — Cumulative Impact Memo, City of La Quinta, CA," prepared by MD Acoustics, LLC, May 2023. As shown in the table above, the cumulative noise levels resulting from operation of the Project would not exceed the daytime noise limits of 75 dBA on neighboring commercial properties, and 65 dBA on neighboring residential properties, both existing and future at the locations identified in the Table. Ambient noise levels on existing adjacent commercial properties are anticipated to increase by up to 3 dBA as a result of the Project. Ambient noise levels on existing adjacent residential properties are not anticipated to increase. Given the current conditions and that the ambient noise levels would not increase beyond the daytime noise limit established in the City's Municipal Code, the Project would have a less than significant impact related to permanent increases in ambient noise. 61 122 Dune Palms Mixed Use Project July 2023 The above table also shows the cumulative noise increase on the future residential units in the northern portion of the Project. Ambient noise levels on this portion of the property would increase by up to 10 dBA CNEL as a result of the operation of the proposed car wash and QSR. However, the projected cumulative noise level on the future residential site is 63 dBA CNEL, which is below the 65 dBA daytime noise limit for sensitive receptors. The commercial component of the Project would therefore have a less than significant impact related to permanent increases in ambient noise on the future residential development. Traffic Noise As discussed in Section XVII, Transportation, the proposed Project would generate vehicular trips. The noise generated by these additional trips, in addition to the existing traffic noise, would cumulatively contribute to the ambient noise level in the Project area. According to the acoustic analysis prepared for the Project, a significant increase in ambient noise levels would occur if cumulative Project increases would result in an audible increase of 3 dB or more. Table 10 shows the sound level increase estimated to result from the vehicle trips generated by the Project. Table 10 Project Cumulative Traffic Noise Increase Roadway Traffic Volume ADT Sound Level Increase (dB) Current Current Plus Projects Dune Palms Road 8,373 10,848 1.1 Highway 111 38,037 40,512 0.3 Source: "Highway I I I & Dune Palms Road Acoustics, LLC, February 2023. — Cumulative Impact Memo, City of La Quinta, CA," prepared by MD As shown in the above table, the commercial components of the Project would result in sound level increases of 1.1 dB on Dune Palms Road, and 0.3 on Highway 111. Given that the cumulative increase is anticipated to be less than 3 dB on the adjacent roadways, impacts to ambient noise levels would be less than significant. While the residential component of the Project was not included in the above analysis, the proposed apartments would generate less than 50% of the traffic generated from the commercial uses,' and therefore would not be expected to result in cumulative increases beyond 3dB on the adjacent roadways. Impacts would be less than significant. b) Less Then Significant Impact. The acoustical analyses prepared for the car wash and quick serve restaurants calculated maximum vibration levels anticipated during construction of the Project. According to the acoustical analysis for the restaurant, a vibratory roller generates a peak particle velocity (PPV) of approximately 0.210 inches per second at a distance of 25 feet from the equipment. At the nearest occupied structure from the subject site, this level of vibration would be approximately 0.013 inches per second. This is well below the building damage threshold of 0.5 inches per second, and would be classified as "barely perceptible" to human perception. The source anticipated to yield the maximum vibration during construction 9 According to Table 5-1 of Traffic Impact Analysis Report prepared for the Project, the multi -family apartments would generate 1,213 daily trips, while the restaurant and car wash would generate 2,291 and 996 daily trips, respectively. 62 123 Dune Palms Mixed Use Project July 2023 of the Project is the bulldozer. At the distance of the nearest structure from the Project property line, a large bulldozer would generate at most 0.047 PPV inches per second, which is below the threshold of damage to buildings. While this level of vibration would be classified as "distinctly perceptible", the use of bulldozers would be temporary and limited to the City's permitted construction hours. The Project is not anticipated to generate significant groundborne vibration during operations. Given that any groundborne vibration generated during construction of the Project would be temporary, limited to the permitted construction hours, and would not damage any buildings, the vibration would not be considered excessive and impacts would be less than significant. c) No Impact. The subject site is not located within two miles of and public airport or private airstrip. The Bermuda Dunes Airport is located more than 2.5 miles north of the Project site, and the Jacqueline Cochrane Regional Airport is almost 8 miles southeast. Therefore, the Project would not expose people living or working in the Project area to excessive noise levels. There would be no impacts. Mitigation Measures: None required. Monitoring: None required. 63 124 Dune Palms Mixed Use Project July 2023 Potentially Less Than Significant w/ Less Than No Significant Mitigation Significant Impact Impact Incorporated Impact XIV. POPULATION AND HOUSING — Would the project: a) Induce substantial unplanned population growth in an area, either directly (for example, by proposing new homes and businesses) or indirectly (for example, through extension of roads or other infrastructure)? b) Displace substantial numbers of existing people or housing, necessitating the construction of replacement housing elsewhere? Source: Department of Finance Table E-5 2022 Population and Housing Estimates; Southern California Association of Governments Regional Transportation Plan / Sustainable Communities Strategy (RTP/SCS) Demographics and Growth Forecast; La Quinta Housing Element 2021-2029 Update; La Quinta Municipal Code §9.140.90. Setting According to the Department of Finance Table E-5 Population and Housing Estimates for 2022, La Quinta's 2022 population is 37,860, with an average household size of 2.37 people. According to the Southern California Association of Governments (SCAG) 2020-2045 Regional Transportation Plan/Sustainable Communities Strategy (TRP/SCS) growth forecast, the City's population is expected to grow by approximately 18% from 2016 to 2045. Over this same period, SCAG forecasts the number of jobs in La Quinta to increase by approximately 12%, from 16,700 to 18,700. According to the Department of Finance, the City's total housing stock is comprised of 23,796 units, of which approximately 88% is single family detached or single family attached. The City's housing stock has an overall vacancy rate of 33.1%, which includes seasonal vacancies. The Regional Housing Needs Assessment for La Quinta proposes the provision of 1,530 additional units of housing from 2022 to 2029. Discussion a) Less Than Significant Impact. The Project proposes the development of a drive -through restaurant, a car wash, and approximately 180 units of affordable multi -family residential housing. The subject site is in a developed area in the City, and therefore the Project would not require the extension of roads or other infrastructure. 64 125 Dune Palms Mixed Use Project July 2023 The proposed commercial uses would create new jobs in the community, which could induce population growth. However, the number of new jobs created by the proposed restaurant and car wash is not expected to be substantial, and many of these jobs would likely be filled by existing residents of the City. The proposed commercial land uses are therefore not expected to induce substantial unplanned population growth. Based on the City's average household size of 2.37 people, the proposed 180 housing units would result in approximately 427 new residents. This represents approximately 0.9% of the 47,700 residents that SCAG forecasts will populate the City by 2045. The population growth induced by the Project is therefore not substantial or unplanned. Furthermore, the residential units proposed are in line with the Mixed -Use (MU) overlay district that applies to the Regional Commercial (C-R) zone. The proposed density is 24 units per acre, which is within the permitted range for the MU Overlay per the City's Zoning Code. Furthermore, the residential component of the Project will support the development of additional housing units, consistent with the City's 2021-2029 RHNA. The population growth resulting from the Project is therefore consistent with the growth planned for in the City's General Plan and Zoning Code. Overall, the population growth induced by the Project is not expected to be significant or unplanned. Impacts will be less than significant. b) No Impact. The Project site is currently vacant. The proposed development would therefore not displace any existing people or housing, nor would it necessitate the construction of replacement housing elsewhere. There will be no impacts. Mitigation Measures: None required. Monitoring: None required. 65 126 Dune Palms Mixed Use Project July 2023 Potentially Less Than Significant w/ Less Than No Significant Mitigation Significant Impact Impact Incorporated Impact XV. PUBLIC SERVICES a) Would the project result in substantial adverse physical impacts associated with the provision of new or physically altered governmental facilities, need for new or physically altered governmental facilities, the construction of which could cause significant environmental impacts, in order to maintain acceptable service ratios, response times or other performance objectives for any of the public services: Fire protection? J Police protection? J Schools? J Parks? J Other public facilities? J Source: 2035 La Quinta General Plan (2013); Riverside County Fire Department, https://www.rvcfire.org/resources/fire-stations (accessed January 2023); La Quinta Development Impact Fee Summary (2020); Desert Sands Unified School District School Impact/Developer Fees (August 2022). Setting Fire Protection The City contracts with the Riverside County Fire Department for fire protection services. The City has three fire stations: Station 32 at 78111 Avenue 52, Station 70 at 54001 Madison Street, and Station 93 at 44555 Adams Street. Station 93 is the closest station to the Project, located approximately 1.3 miles northwest of the subject site. The County Fire Department also has stations in the neighboring cities of Indio and Indian Wells. Calls to the Department are dispatched through a centralized command center, which determines the responding station(s) based on proximity, regardless of jurisdiction. Station 88 at 46-621 Madison Street in Indio is approximately 1.4 miles east of the Project site. As of the writing of the City's General Plan, the Department's average response time was 3.9 minutes throughout La Quinta. Fire services in the City have a response time standard of 5 minutes or less 90% of the time. Minimum staffing in the City is 3 firefighters per front -roll fire engine. 66 127 Dune Palms Mixed Use Project July 2023 Police Protection The City contracts with the Riverside County Sheriff's Department for police services. The Sheriff's Department operates in the City as the La Quinta Police Department. The Department has two stations: the La Quinta Sheriff's Station is located at 86-625 Airport Boulevard in Thermal, and the Civic Center Community Policing Office is at 78-495 Calle Tampico in La Quinta City Hall. As of the writing of the City's General Plan, La Quinta's contract included 51 sworn offices and 5 community service officers. The Department's average response time for high priority calls is 5 minutes. Schools La Quinta is within the boundaries of two school districts: Desert Sands Unified School District (DSUSD) and Coachella Valley Unified School District (CVUSD). DSUSD serves most of the city, encompassing the area west of Jefferson Street and north of Avenue 48, including the Project site. CVUSD serves the area east of Jefferson Street and south of Avenue 48. DSUSD has seven schools in the City, including three elementary schools, two middle schools, one continuation high school, and one high school. Parks The City has approximately 5,259 acres of designated recreational open space. There are two regional parks in La Quinta. The City also operates 11 parks, as well as the Civic Center Campus and three nature preserves. The City's open space also includes one public and 22 privately owned and operated golf courses. The nearest parks to the Project site are the La Quinta X Park, located approximately 1,600 feet north of the site, and La Quinta Park, which is approximately 2,500 feet northwest of the site. Other Services The La Quinta Library is owned by the City and operated by the County of Riverside. The library is approximately 20,000 square feet and, at the time that the City's General Plan was written, contained approximately 89,060 volumes. Discussion a) Less Than Significant Impact. Fire Protection: The Project site is currently vacant. Development of the proposed Project would marginally increase demand on fire protection services by introducing new buildings, employees, and residents to the site. The nearest Riverside County Fire Department stations to the subject site are at 44555 Adams Street and 46-621 Madison Street, respectively 1.3 and 1.4 miles from the property. The City anticipates needing additional fire protection facilities as it grows, with strategic placement to ensure response times are met. Given that the proposed development is located in proximity to two existing fire stations, fire personnel would likely 67 128 Dune Palms Mixed Use Project July 2023 be able to reach the site within the five-minute response time. The proposed Project is therefore not likely to result in any physical environmental impacts resulting from the expansion of fire station facilities. The proposed development would be required to pay the City's Development Impact Fees. The commercial development portion of the Project would be subject to a fee of $151 per 1,000 square feet for fire services. The multifamily residential portion of the Project would be subject to a fee of $188 per dwelling unit for fire services. Payment of these fees would help to offset the increased demand on the Fire Department. The Project would also be required to submit plans for review by the Office of the County Fire Marshall upon application for building permits. This review would ensure that the proposed development is constructed to current Fire Code, has adequate emergency access and complies with other fire safety standards. Overall, while the Project will increase the demand on fire protection services, its location in proximity to existing fire stations suggests that no new facilities would be required to meet response time standards. The development would be required to pay Development Impact Fees to help offset the increase in demand, and would be required to comply with emergency access and fire safety regulations. The Project would therefore not result in adverse physical impacts resulting from the construction of new facilities. Impacts would be less than significant. Police Protection: The subject site is currently vacant. The proposed development would introduce additional buildings, employees, and residents, which would result in a marginal increase in demand for police services. Given that the subject site is within 2.4 miles of the City's Civic Center Community Policing Office, and that the increased demand would likely be marginal, new facilities are not likely to be required as a result of the Project. Police personnel would be able to access the Project site via Highway 111 and Dune Palms Road, as well as from nearby arterial roads such as Washington Street and Jefferson Street. The proposed site plans would be reviewed by the Sheriff's Department to ensure that safety standards are met. Overall, impacts related to police protection will be less than significant. Schools: The subject site is within the boundaries of the DSUSD. The Project proposes the development of approximately 180 units of multi -family housing. Table 11 shows the number of students likely to be generated by the residential portion of the Project, based on the DSUSD student generation rates. The commercial portion of the Project would not generate permanent population, and would therefore have no direct impact on schools. 68 129 Dune Palms Mixed Use Project Julv 2023 Table 11 Project Student Generation School Type Generation Rate (per residential unit Students Generated Elementary School 0.1486 27 Middle School 0.0793 14 High School 0.1221 22 Total: 1 63 Source: Desert Sands Unified School District - Fee Justification Report For New Residential and Commercial/Industrial Development, Table VI Student Generation Rate, May 18, 2022. As shown in the table above, the proposed Project is estimated to generate 63 new elementary, middle, and high school students into the DSUSD. Increased demand on school resources resulting from the increased student population would be offset by payment of the State -mandated DSUSD School Impact / Developer Fees. As of 2022, the fee rates are $4.79 per square foot of residential development and $0.78 per square foot of commercial development. Payment of the developer fee would ensure that the Project's potential impacts on school resources are less than significant. Parks and Other Services The commercial portion of the proposed Project is not likely to impact parks, the library, or other public facilities and services in La Quinta. The population associated with the proposed 180 residential units may marginally increase use of these facilities. The Zoning Ordinance requires that multi -family projects include common and private open space, and the residential component of the Project would be required to comply with these standards. Multi -family residential developments in La Quinta are required to pay a Parks Improvement fee of $1,716 per dwelling unit, as well as a Development Impact Fee for the library of $323 per unit. While the demand induced by the proposed Project is not likely to require the construction of new facilities, payment of these fees will help offset impacts to the existing facilities. Impacts to parks and other services will be less than significant. Mitigation Measures: None required. Monitoring: None required. 69 130 Dune Palms Mixed Use Project July 2023 Potentially Less Than Significant w/ Less Than No Significant Mitigation Significant Impact Impact Incorporated Impact XVI. RECREATION -- a) Would the project increase the use of existing neighborhood and regional parks or other recreational facilities ✓ such that substantial physical deterioration of the facility would occur or be accelerated? 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? Sources: 2035 La Quinta General Plan (2013); La Quinta Municipal Code; La Quinta Development Impact Fee Summary (2020). Setting The City currently has 5,259 acres of land designated for recreational open space, including 11 city parks, one public golf course and 22 privately owned golf courses. The City also has various public recreational facilities, including the Fritz Burns Pool, the La Quinta Sports Complex, the La Quinta Community Center, the Boys and Girls Club of La Quinta, and the La Quinta Senior Center. Discussion a, b) Less Than Significant Impact. The Project proposes the development of commercial uses, including a car wash and drive -through restaurant, and residential uses. The commercial component would have no impact on recreation facilities. The population growth resulting from the 180 housing units proposed for the residential portion of the Project could, however, increase the use of existing parks and other recreational facilities. To offset these potential impacts, the residential portion of the Project would be required to pay the City's Development Impact Fee for Park Improvements of $1,716 per dwelling unit. The residential component of the Project will include on -site recreation and open space. Consistent with the requirements for multi -family residential uses, as provided in §9.50.303 and §9.60.230 of the Municipal Code, the residential component of the Project will be required to include a minimum of 30% common open area, and at least 30% of the common open area must be suitable for active recreational uses. This requirement will ensure that recreation space is available for residents on -site and will likely result in less additional demand placed on existing parks and recreational facilities in the area. 70 131 Dune Palms Mixed Use Project July 2023 Furthermore, payment of the City's Park Improvement Fee would ensure that if the Project does increase the use of existing parks and recreational facilities, any resulting physical deterioration could be offset. The marginal increase in population resulting from the Project is unlikely to require new construction or the expansion of existing recreational facilities. If the construction of new facilities is required, environmental review would be required on a project -by -project basis to ensure that the new facilities would not have an adverse impact on the environment. Overall, the Project's impacts related to recreation facilities would be less than significant. Mitigation Measures: None required. Monitoring: None required. 71 132 Dune Palms Mixed Use Project Julv 2023 Potentially Less Than Significant w/ Less Than No Significant Mitigation Significant Impact Impact Incorporated Impact XVII. TRANSPORTATION -- Would the project: a) Conflict with a program, plan, ordinance or policy addressing the circulation system, including transit, J roadway, bicycle and pedestrian facilities? b) Conflict or be inconsistent with CEQA Guidelines section 15064.3, J subdivision (b)? c) Substantially increase hazards due to a geometric design feature (e.g., sharp curves or dangerous intersections) or J incompatible uses (e.g., farm equipment)? d) Result in inadequate emergency access? Source: 2035 La Quinta General Plan Circulation Element (2013); Traffic Impact Analysis Report for Highway 111 and Dune Palms Road Mixed -Use Project (January 2023); City of La Quinta Vehicle Miles Traveled Analysis Policy (June 2020). Setting The Circulation Element in the La Quinta General Plan incorporates local and regional land use plans, as well as the Southern California Association of Governments (SCAG) Regional Transportation Plan (RTP), into the City's transportation planning efforts. Roadways in the City are classified as highways, major arterials, primary arterials, secondary arterials, modified secondary arterials, collectors, and local streets. The City also provides sidewalks, bikeways, and routes for golf carts and neighborhood electric vehicles (NEVs). La Quinta is also served by the SunLine Transit Agency, which has two routes through the City. The two main roadways in the Project vicinity are Highway I I I and Dune Palms Road. Highway I I I is an intra-regional connector, connecting La Quinta with other cities in the Coachella Valley. In the City, Highway I I I has been improved to its ultimate six -lane divided design standard. The roadway also serves as a SunLine bus route and a designated truck route. Dune Palms Road is classified as a Secondary Arterial. In the vicinity of the Project, between Westward Ho Drive and Highway 111, Dune Palms Road has one northbound lane and two southbound lanes. Immediately to the north of the Project site, Dune Palms Road has a low -flow at -grade crossing of the Whitewater River. A bridge across the Channel has recently begun construction, and will provide all-weather access when complete. 72 133 Dune Palms Mixed Use Project July 2023 The following analysis is based in part on the Traffic Impact Analysis Report prepared for the Project by Linscott, Law & Greenspan, Engineers (Appendix G). As shown in Table 12, the Traffic Impact Analysis Report analyzed 11 key intersections and 6 key roadway segments. Table 12 Traffic Study Area Intersections and Roadway Segments Key Study 1) Dune Palms Road at Blackhawk Way/Westward Ho Drive Intersections 2) Dune Palms Road at Corporate Centre Drive 3) Washington Street at Highway 111 4) Adams Street at Highway 111 5) La Quinta Drive at Highway 111 6) Dune Palms Road at Highway 111 7) Costco Drive at Highway 111 8) Jefferson Street at Highway 111 9) Dune Palms Road at Avenue 48 10) Dune Palms Road at Existing Speedway Driveway 11) Existing Shopping Center Driveway at Highway I I I Key Study a) Dune Palms Road north of Corporate Centre Drive Roadway b) Dune Palms Road between Corporate Centre Drive and Highway 111 Segments c) Highway 111 between Washington Street and Adams Street d) Highway 111 between La Quinta Drive and Dune Palms Road e) Highway 111 between Dune Palms Road and Costco Drive f) Dune Palms Road between Highway I I I and Avenue 48 Discussion a) Less Than Significant Impact. According to the Circulation Element, the City strives to maintain a Level of Service (LOS) of LOS D or above. Intersections along roadways covered by the Riverside County Congestion Management Program (CMP) System of Highways and Roadways, which includes Highway 111, are required to attain a minimum level of service of LOS E or better. The Traffic Impact Analysis Report prepared for the Project analyzed the study area intersections in their current condition and projected the conditions in 2026 with the addition of the Project traffic and traffic resulting from ambient growth, as well as Project traffic, ambient growth traffic, and cumulative traffic. The analysis is based on a trip generation of 3,678 daily trips for all components of the Project, including both residential units and commercial uses. As shown in the Tables below, the report found that all eleven key study intersections and all six key roadway segments currently operate at acceptable LOS during both morning and evening peak hours. Tables 13 and 14 show traffic conditions under Existing plus Ambient Growth conditions with the Project for intersections and roadway segments, respectively. 73 134 Dune Palms Mixed Use Project Julv 2023 Table 13 Existing with Ambient Growth with Project Peak Hour Intersection Capacity Analysis Existing 2026 Minimum Traffic Conditions Key Intersection Time Acceptable Conditions (A.G + Project Delay Deficiency Period Traffic) Increase ? LOS Delay Delay LOS LOS 1. Dune Palms Rd. at Blackhawk Way / AM LOS D 35.5 D 46.3 D 10.8 No Westward Ho Dr. PM 37.5 D 41.5 D 4.0 No 2. Dune Palms Rd. at AM 15.9 C 23.8 C 7.9 No Corporate Centre Dr. PM LOS E 13.8 B 17.1 C 3.3 No 3. Washington St. at AM 28.1 C 28.5 C 0.4 No LOS E Hwy 111 PM 27.8 C 28.5 C 0.7 No 4. Adams St. at Hwy AM 24.1 C 24.3 C 0.2 No ill PM LOS E 23.1 C 23.9 C 0.8 No 5. La Quinta Dr. at AM LOS E 11.7 B 12.0 B 0.3 No Hwy 111 PM 22.4 C 24.0 C 1.6 No 6. Dune Palms Rd. at AM 25.4 C 27.1 C 1.7 No Hwy 111 PM LOS E 24.4 C 26.6 C 2.2 No 7. Costco Dr. at AM LOS E 17.7 B 18.1 B 0.4 No Hijzhwav 111 PM 26.6 C 29.2 C 2.6 No 8. Jefferson St. at Hwy AM 33.7 C 35.1 D 1.4 No ill PM LOS E 35.9 D 39.7 D 3.8 No 9. Dune Palms Rd. at AM 20.3 C 22.9 C 2.6 No LOS D Ave.48 PM 21.6 C 22.8 C 1.2 No 10. Dune Palms Rd. at Existing Speedway AM LOS E 14.8 B 27.7 D 12.9 No PM 13.8 B 18.5 C 4.7 No D 11. Existing Shopping Center Dwy at Hwy AM LOS E 16.1 C 23.1 C 7.0 No ill PM 20.5 C 33.9 D 13.4 No LOS = Level of Service A.G = Ambient Growth s/v = seconds per vehicle 74 135 Dune Palms Mixed Use Project Julv 2023 Table 14 Existing with Ambient Growth with Project Conditions Daily Roadway Segment Analysis LOS E Existing Traffic 2026 Ambient Growth with Project Traffic Key Roadway Capacity Conditions Conditions Segment (VPD) Daily V/C LOS Daily V/C LOS Increase Adverse'? Volume Ratio Volume Ratio A. Dune Palms Rd. (north of Corporate 30,800 9,185 0.298 A 11,329 0.368 A 0.070 No Center Dr. B. Dune Palms Rd. (between Corporate Center 30,800 11,078 0.360 A 13,313 0.432 A 0.072 No Dr. and Hwy 111 C. Hwy 111 (between Washington St. 61,100 29,865 0.489 A 32,988 0.540 A 0.051 No and Adams St. D. Hwy (between La Quinta Dr. and 61,100 37,162 0.608 B 40,869 0.669 B 0.061 No Dune Palms Rd. E. Hwy (between Dune 61,100 38,289 0.627 B 42,456 0.695 B 0.068 No Palms Rd. and Costco Dr. F. Dune Palms Rd. (between Hwy 111 42,600 10,578 0.248 A 12,038 0.283 A 0.035 No and Ave. 48 LOS = Level of Service VPD = Vehicles per Day V/C = Volume to Capacity Ratio As shown in Table 13, above, the traffic analysis projected that the 2026 conditions for the eleven intersections would continue to operate at an acceptable LOS with traffic from ambient growth and the Project. Likewise, as shown in Table 14, with the addition of traffic from ambient growth and the Project, the six roadway segments would continue to operate at an acceptable LOS in 2026. Tables 15 and 16 below show the projections for 2026 conditions, adding ambient growth traffic, Project traffic, as well as cumulative traffic from expected future projects. The traffic analysis found that the eleven intersections (Table 15) and six segments (Table 16) would continue to operate at an acceptable LOS under these conditions. 75 136 Dune Palms Mixed Use Project July 2023 Table 15 Existing with Ambient Growth with Project with Cumulative Projects Peak Hour Intersection CapacityAnal sis 2026 Existing Conditions Time Minimum Traffic (A.G + Project Delay Key Intersection Period Acceptable Conditions Traffic) Increase Deficiency? LOS Delay (s/v) LOS LOS 1. Dune Palms Rd. at Blackhawk Way / AM LOS D 35.5 D 33.7 C 0.0 No Westward Ho Dr. PM 37.5 D 36.3 D 0.0 No 2. Dune Palms Rd. at AM 15.9 C 16.9 C 1.0 No LOS E Corporate Centre Dr. PM 13.8 B 16.8 C 3.0 No 3. Washington St. at AM 28.1 C 28.0 C 0.0 No Hwy 111 PM LOS E 27.8 C 29.2 C 1.4 No 4. Adams St. at Hwy AM 24.1 C 24.2 C 0.1 No LOS E ill PM 23.1 C 24.4 C 1.3 No 5. La Quinta Dr. at AM 11.7 B 13.1 B 1.4 No Hwy 111 PM LOS E 22.4 C 26.3 C 3.9 No 6. Dune Palms Rd. at AM 25.4 C 25.9 C 0.5 No LOS E Hwy 111 PM 24.4 C 26.9 C 2.5 No 7. Costco Dr. at AM LOS E 17.7 B 17.2 B 0.0 No Highway 111 PM 26.6 C 29.3 C 2.7 No 8. Jefferson St. at AM 33.7 C 35.8 D 2.1 No LOS E Hwy 111 PM 35.9 D 52.3 D 16.4 No 9. Dune Palms Rd. at AM 20.3 C 23.0 C 2.7 No Ave.48 PM LOS D 23.7 C 23.7 C 2.1 No 10. Dune Palms Rd. AM 14.8 B 18.3 C 3.5 No at Existing Speedway LOS E PM 13.8 B 16.9 C 3.1 No D 11. Existing Shopping Center AM LOS E 16.1 C 22.1 C 6.0 No PM 20.5 C 45.6 E 25.1 No Dwy at Hwy 111 LOS = Level of Service A.G = Ambient Growth s/v = seconds per vehicle 76 137 Dune Palms Mixed Use Project July 2023 Table 16 Existing with Ambient Growth with Project and Cumulative Projects Conditions Daily Roadway Segment Analysis LOS E Existing Traffic 2026 Ambient Growth with Project Traffic Key Roadway Capacity Conditions Conditions Segment (VPD) Daily V/C LOS Daily V/C LOS Increase Adverse? Volume Ratio Volume Ratio A. Dune Palms Rd. (north of Corporate 30,800 9,185 0.298 A 12,738 0.414 A 0.116 No Center Dr. B. Dune Palms Rd. (between Corporate 30,800 11,078 0.360 A 14,662 0.476 A 0.116 No Center Dr. and Hwy 111 C.Hwlll (between Washington St. and 61,100 29,865 0.489 A 33,722 0.552 A 0.063 No Adams St. D. Hwy (between La Quinta 61,100 37,162 0.608 B 41,603 0.681 B 0.073 No Dr. and Dune Palms Rd. E. Hw, 111 (between Dune 61,100 38,289 0.627 B 43,560 0.713 C 0.086 No Palms Rd. and Costco Dr. F. Dune Palms Rd. (between Hwy 111 42,600 10,578 0.248 A 12,652 0.297 A 0.049 No and Ave. 48 LOS = Level of Service VPD = Vehicles per Day V/C = Volume to Capacity Ratio Overall, the Traffic Impact Analysis found that the Project would not result in a LOS below the City's minimum standard at any of the roadways and intersections studied. No mitigation would be required. However, the Traffic Impact Analysis does recommend the following improvements to the intersection at Dune Palms Road and Corporate Center Drive, as well as the intersection at Dune Palms Road and Existing Speedway Driveway: Dune Palms Road at Corporate Center Drive (Project Drive No. 1): Construct the east leg of the intersection and provide a westbound shared left-turn/through/right-turn lane. Restripe the northbound approach to reduce the storage for the existing northbound left - turn lane from 95 feet to 70 feet to accommodate the proposed southbound left -turn lane at Project Driveway No. 2. Widen and/or restripe the southbound approach to provide a 60- foot southbound left -turn lane. Restripe the eastbound right -turn lane to an eastbound shared through/right-turn lane. 77 138 Dune Palms Mixed Use Project July 2023 Dune Palms Road at Existing Speedway Driveway (Project Driveway No. 2): Construct the east leg of the intersection and provide a westbound shared left-turn/through/right-turn lane. Widen and/or restripe the northbound approach to provide a 60-foot northbound left - turn lane. Widen and/or restripe the southbound approach to provide a 60-foot southbound left -turn lane. These improvements are recommended to improve ingress and egress to the subject site, and will be included as conditions of approval by the City, but are not required for the Project to comply with the City's LOS standards. In addition to standards for vehicular traffic, the City's Circulation Element also encourages the expansion of infrastructure for pedestrians, cyclists, and NEVs. Short-term and long-term bicycle spaces will be provided on the commercial properties. The Project proposes to add sidewalks along the site frontage on Highway I I I and Dune Palms Road, as well as along the eastern property line. Internal sidewalks will also be added, including one running north -south between the commercial uses, connecting with CV Link in the north, one within the Project between the commercial and residential components, and one running north -south between the commercial and residential portions of the property. The proposed sidewalks would also connect the Project with the existing SunLine route (Line 111) which runs on Highway 111. Overall, the proposed Project would not have an adverse impact on the LOS at key study intersections and roadway segments, and proposes the addition of pedestrian infrastructure, and thus would not conflict with the City's circulation plan. The proposed Project would not conflict with adopted policies, plans, or programs regarding roadways, public transit, bicycle, or pedestrian facilities, and impacts would be less than significant. b) No Impact. CEQA Guidelines section 15064.3 sets forth guidelines for implementing Senate Bill 743 (SB 743). SB 743 requires the provision on an alternative to LOS for evaluating transportation impacts. Particularly within areas served by public transportation, those alternative criteria must "promote the reduction of greenhouse gas emissions, the development of multimodal transportation networks, and a diversity of land uses."10 Measurements of transportation impacts include vehicles miles traveled (VMT). The City of La Quinta's adopted Vehicle Miles Traveled Thresholds Policy provides a screening process to determine when VMT analysis is required for a project. According to the City's Policy, if a project does not meet the screening criteria, then it does not need to conduct a VMT analysis. The residential component of the Project proposes a maximum of 180 units, which is less than the "Small Projects" threshold of 200 dwelling units of multifamily (low-rise) housing. The commercial component of the Project, which proposes a 4,900 square foot restaurant and 3,956 square car wash, is less than the "Local Serving Retail Project" threshold of 50,000 square feet. The Project was therefore screened from VMT analysis and would not have a significant transportation impact per SB 743 and CEQA Guidelines § 15064.3(b). 10 Public Resources Code §21099(b)(1). 78 139 Dune Palms Mixed Use Project July 2023 c, d) No Impact. Access to the proposed Project will be provided via two driveways onto Dune Palms Road. Regional access to the site will be provided by Highway 111, as well as nearby arterials such as Jefferson Street and Washington Street. Site plans for the proposed development will be subject to review by the Office of the Riverside County Fire Marshall prior to the issuance of construction permits. This review will ensure that adequate emergency access is provided to the site, and that no hazards are created due to geometric design features. The Project proposes the development of commercial and residential uses, which is consistent with surrounding land uses and the permitted uses for the Regional Commercial zone. The Project will thus not increase transportation -related hazards, nor will it result in inadequate emergency access. There will be no impacts. Mitigation Measures: None required. Monitoring: None required. 79 140 Dune Palms Mixed Use Project July 2023 Potentially Less Than Significant w/ Less Than No Significant Mitigation Significant Impact Impact Incorporated Impact XVIII. TRIBAL CULTURAL RESOURCES — a) Would the project cause a substantial adverse change in the significance of a tribal cultural resource, defined in Public Resources Code section 21074 as either a site, feature, place, cultural landscape that is geographically defined in terms of the size and scope of the landscape, sacred place, or object with cultural value to a California Native American tribe, and that is: i) Listed or eligible for listing in the California Register of Historical Resources, or in a local register of J 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 5024.1. In applying the criteria set J forth in subdivision (c) of Public Resources Code Section 5024.1, the agency shall consider the significance of the resource to a California Native American tribe. Source: "Update to Historical/Archaeological Resources Studies Assessor's Parcel No. 600-030-018" prepared by CRM TECH, March 2023; "Historical/Archaeological Resources Survey Report for Assessor's Parcel No. 600-030-018" prepared by CRM TECH, March 2008; "Archaeological Testing and Evaluation of Site CA-RIV-8835 (33-16950), prepared by CRM TECH, July 2008 Setting As discussed in Section V, Cultural Resources, the Coachella Valley is the traditional home of the Cahuilla Indians. Today, Native Americans of Pass or Desert Cahuilla Heritage are mostly affiliated with one or more of the Indian reservations in and near the Coachella Valley, including the Cabazon, Augustine, Torres Martinez, Twenty-nine Palms, Agua Caliente, and Morongo. 80 141 Dune Palms Mixed Use Project July 2023 Tribal Cultural Resources CEQA defines tribal cultural resources as 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 included on a local register of historical resources (PRC §5020.1(k)), or that is listed as a historical resources in the California Register (PRC §5024.1(c)). As stated in Section V, a historical/archaeological resources study was conducted for the Project in 2023. This study provided an update to a Phase I cultural resources study, and the subsequent archaeological testing and evaluation program, previously prepared for the same site in 2008. The following discussion is primarily based on the findings of these studies (Appendix C), both of which were prepared by CRM TECH. Discussion a, i, ii) Less Than Significant with Mitigation. As discussed in Section V, the 2008 cultural resources study and subsequent archaeological testing and evaluation found an archaeological site of Native American origin on the subject site. Cremated human remains were also discovered. The archaeological site, designated as Site 33-016950 in the California Historical Resources Inventory, was deemed to lack sufficient historical significance to qualify as a "historical resource" under CEQA. The cremated human remains are thought to be of Cahuilla origin. According to ethnographic accounts discussed in the archaeological testing and evaluation report, it was customary among the Cahuilla to burn the house and body of the deceased. All of the remains were recovered from the site during the testing and evaluation program, and later repatriated to the Torres Martinez Desert Cahuilla Indians. Given their high degree of cultural value to the local Native American community, the remains would qualify as a "tribal cultural resource" under CEQA. The 2023 cultural resources study update included a search of the Sacred Lands File and consultation with local Native American tribes. The State of California Native American Heritage Commission (NAHC) conducted a search of the Sacred Lands File at the request of CRM TECH. The search identified no Native American tribal cultural resources on or near the subject site. CRM TECH contacted the Cabazon Band of Mission Indians and the Torres Martinez Desert Cahuilla Indians for their input on potential Native American cultural resources in the Project vicinity. Neither tribe provided any information on potential cultural resources in the area. A monitor from the Torres Martinez Desert Cahuilla Indians accompanied the CRM TECH staff member on the 2023 field inspection of the subject site. The inspection identified additional prehistoric artifacts in and around Site 33-016950, including ceramic sherds and fragments of fire - affected clay. All the artifacts found were consistent in appearance with those recovered during the 2008 studies. 81 142 Dune Palms Mixed Use Project July 2023 The City is conducting Tribal Consultation as part of this Project, consistent with the requirements of AB 52. This consultation included outreach to the Agua Caliente Band of Cahuilla Indians (ACBCI), who requested the presence of a qualified archaeologist and approved cultural resource monitor during ground disturbing activities. AB 52 consultation for the Project is ongoing, and its results may require the amendment of the mitigation measure provided in Section V, or the addition of conditions of approval relating to tribal cultural resources, depending on the discussions the City conducts with consulting tribes. Conclusion The findings of the 2008 and 2023 cultural resources studies identified sensitivity for tribal cultural resources in the Project area. It is therefore recommended, as provided in CUL-1 and CUL-A (Section V), that a qualified archaeologist monitor all ground -disturbing activities associated with the Project, in order to identify any additional remains or resources. The monitoring program should be coordinated with the Cabazon Band of Mission Indians, the Torres Martinez Desert Cahuilla Indians, and the Agua Caliente Band of Cahuilla Indians, who may wish to participate. This will ultimately be determined through the Tribal Consultation process, and will be reflected in amended mitigation measures and/or conditions of approval for the Project. Therefore, with implementation of CUL-1, the Project would not result in a substantial adverse change in the significance of a tribal cultural resource. Impacts will be less than significant with the implementation of the mitigation measures provided in Section V. Mitigation Measures: See Section V (Cultural Resources) Monitoring: See Section V (Cultural Resources) 82 143 Dune Palms Mixed Use Project July 2023 XIX. UTILITIES AND SERVICE Potentially Less Than Significant w/ Less Than No SYSTEMS. Would the project: Significant Impact Mitigation Significant Impact Impact Incorporated 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 J 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 J 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 J 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 J otherwise impair the attainment of solid waste reduction goals? e) Comply with federal, state, and local management and reduction statutes and J regulations related to solid waste? Source: 2035 La Quinta General Plan (2013); CalRecycle Solid Waste Information System (SWIS) https://calrecycle.ca.fzov/SWFacilities/ (accessed February 2023). Setting Wastewater The Coachella Valley Water District (CVWD) provides sanitary sewer collection to La Quinta. Most of the City is served by the CVWD sewer system. Sewage generated in the portion of La Quinta located south of Miles Avenue is treated at the Mid -Valley Water Reclamation Plant, which has a capacity of 9.5 million gallons per day. The Project will connect to the existing sewer lines in the Highway 111 and Dune Palms Road rights of way. 83 144 Dune Palms Mixed Use Project July 2023 Domestic Water CVWD provides domestic water supplies to La Quinta, including the Project site. The Project will connect to the existing 18" water lines in the Highway I I I and Dune Palms Road right of ways. Natural Gas La Quinta receives natural gas from Southern California Gas Corporation (SoCalGas). The Project will connect to the existing 6" high pressure gas line in the Highway 111 right of way. Electricity Imperial Irrigation District (IID) provides electricity to La Quinta. The Project will connect to the existing power line on Highway 111. Telecommunications The Project will receive telephone service from Spectrum, a branch of Charter Communications. It will receive cable from Charter Communications. The Project will connect to the existing telephone line in the Highway I I I right of way. Drainage The Project proposes the construction of a drainage basin in the southeastern corner of the property. This basin will accept and treat drainage from the half widths of Dune Palms Road and Highway 111. The Project also proposes the addition of a storm drain on the east side of the site to convey street drainage to the Whitewater River in high flow conditions. Solid Waste The City has a franchise agreement with Burrtec Waste and Recycling Services, LLC for residential and commercial waste and recycling collection. According to the City's General Plan, Burrtec collects solid waste in La Quinta and transports it to the Edom Hill Transfer Station in Cathedral City. From there, the waste is taken to one of three regional landfills: Lamb Canyon, Badlands, or El Sobrante. In accordance with Assembly Bill (AB) 939, or the Integrated Waste Management Act, the City is required to recycle at least 50% of its solid waste. Pursuant to Senate Bill (SB) 1383, the City must reduce its organic waste disposal by 75% from the 2014 baseline by 2025. Discussion a-c) Less Than Significant Impact. Domestic Water: The Project will receive water from CVWD through the existing 18" line in the Highway 111 right of way. It will install an 8" water line, per CVWD standards, in the internal driveway in order to connect to the existing line. As described in greater detail in Section X, Hydrology, it is estimated that the Project would use a total of 39.43 acre-feet of water per year, 36.80 acre-feet of which would be used for indoor purposes, and 2.63 acre-feet of which would be used for landscape irrigation. This water demand would represent an increase of approximately 0.04% over the quantity of water delivered by CVWD in 2020, or 0.02% of the 123,461 acre-feet projected to be delivered by 84 145 Dune Palms Mixed Use Project July 2023 CVWD in 2025.11 CVWD's Urban Water Management Plan (UWMP) ensures sufficient and sustainable water supplies to serve projected growth during normal, single -dry, and multiple - dry years to 2045. The Project is consistent with the growth and land uses used in CVWD's water management planning, and its projected water use would represent a small fraction of CVWD's supplies, actual and projected. The proposed development is therefore not expected to require the relocation or construction of new or expanded water facilities. Based on the above analysis, CVWD is expected to have sufficient water supplies available to serve the Project and reasonably foreseeable future development during normal, dry, and multiple dry years. Wastewater: The Project will connect to the existing CVWD sewer lines in the Highway I I I and Dune Palms Road rights of way. It will install an 8" sewer line, per CVWD standards, in the on -site internal driveway to connect to the existing lines. Sewage generated by the Project will be treated at the Mid -Valley Water Reclamation Plant, which has a capacity of 9.5 million gallons per day, and currently processes approximately 5 million gallons per day.12 Table 17 shows the estimated gallons per day of wastewater to be generated by the Project. Table 17 Projected Wastewater Generation Land Use Generation Factors Quantity Wastewater Generation d Residential 230 gpd per dwelling unit' 180 dwelling units 41,400 SR 30 gpd per seat2 78 seats 2,340 Car Wash t 23 gpd per car' 350 cars per da 8,050 Total gallons per day of wastewater: 51,790 1 Residential wastewater generation factor per Riverside County EIR No.521, Table 4.19-BJ. 2 Restaurant wastewater generation factor per Los Angeles Bureau of Sanitation — Sewer Generation Factors for Residential and Commercial Categories. s Car wash wastewater generation factor per correspondence with project applicant. As shown in the above table, the proposed Project is estimated to generate 51,790 gallons of wastewater per day. Given that the Mid -Valley Water Reclamation Plant processes approximately 5 million gallons per day, the Project's wastewater generation would represent an approximately 1 % increase on the current daily influent flow, or a combined total of 5,051,790 gallons per day. The combined Project wastewater and current daily influent would remain well below the Mid -Valley Water Reclamation Plant's capacity of 9.5 million gallons per day. Therefore, given the sufficient capacity of the water treatment plant, new or expanded facilities are not expected to be required to accommodate the Project. Drainage As described in Section X, Hydrology, the Project proposes the construction of a drainage basin in the southeastern corner of the property for the commercial component of the Project. This basin will accept and treat drainage from the half widths of Dune Palms Road and Highway 111. The Project also proposes the addition of a storm drain on the east side of the 11 2020 Coachella Valley Regional Urban Water Management Plan, p.4-14. 12 2035 La Quinta General Plan EIR, III-186. 85 146 Dune Palms Mixed Use Project July 2023 site to convey street drainage to the Whitewater River in high flow conditions. According to the Hydrology and Hydraulic Analysis Report prepared for the Project, the proposed drainage facilities will discharge to the Whitewater River, an engineered drainage channel designed for 100-year storm runoffs. Given that the proposed facilities convey runoff to the Whitewater River, new off -site facilities are not expected to be constructed, or be required to be relocated. The residential component's drainage plan is not yet designed, but would be expected to comply with the same City standards. Environmental impacts of the on -site facilities are analyzed in conjunction with the proposed Project. Natural Gas: The Project will receive natural gas from SoCalGas. It will connect to the existing 6" high pressure gas line in the Highway 111 right of way. No new or expanded facilities will be required. Electricity: The Project will receive electricity from IID. It will connect to the existing power line in the private drive on the east side of the Project site. No new or expanded facilities will be required. Telecommunications: The Project will receive telephone and cable from Charter Communications. It will connect to the existing phone line in the Highway I I I right of way. No new or expanded facilities will be required. Summary: The subject site is located in an urbanized area in La Quinta with existing access to utilities. The proposed Project is therefore not expected to require 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. CVWD is expected to have sufficient water supplies available to serve the Project and reasonably foreseeable future development during normal, dry, and multiple dry years. CVWD is also expected to have adequate capacity to serve the project's estimated demand in addition to existing commitments. Overall, impacts will be less than significant. d, e) Less Than Significant Impact. Burrtec Waste and Recycling Services (Burrtec) provides solid waste services to La Quinta. Table 17 shows the estimated quantity of solid waste that the Project would generate during operations. Using solid waste generation rates from CalRecycle, and accounting to the 50% waste diversion required by AB 939, (Integrated Waste Management Act) the proposed Project is estimated to generate approximately 109.44 tons of solid waste per year. The Project's solid waste generation would be further reduced through compliance with SB 1383, which requires organic waste disposal to be reduced by 75% from 2014 levels by 2025. 86 147 Dune Palms Mixed Use Project July 2023 Table 18 Estimated Solid Waste Disposal at Project Buildout Solid Waste Solid Waste Land Use Solid Waste Disposal Rate 1 Quantity Disposal Disposal (pounds per (tons per year) day) Residential 5.31 lbs/dwellin unit/per day 180 955.8 174.43 Commercial 0.0461bs/sf/da 3,596 165.4 30.20 Restaurant 1 lbs/seat/day 78 78 14.24 Total 218.87 Total with 50% diversion 109.44 1 Estimated Solid Waste Generation Rates by CalRecycle, hgps://www2.calrecycle.ca.gov/WasteCharacterization/General/Rates (accessed February 2023) As stated above, solid waste from La Quinta is sent to one of three regional landfills: Lamb Canyon, Badlands, or El Sobrante. These landfills have remaining capacities of 19,242,950 cubic yards (CY), 7,800,000 CY, and 143,977,170 CY, respectively. The 109.44 tons per year (2,188.8 CY13) of solid waste estimated to be generated by the Project represents 0.001% annually of the total 171,020,120 CY of remaining capacity in the region's landfills. It can therefore be assumed to not exceed the capacity of the local infrastructure. Burrtec is responsible to ensuring that solid waste operations comply with federal, state, and local regulations. The Project's impacts related to solid waste disposal would therefore be less than significant. Mitigation Measures: None required. Monitoring: None required. is Assumes that ICY of commercial and residential recyclable solid waste is equivalent to 100 lbs. (averaged). "Volume to Weight Conversion Factors," US EPA Office of Resource Conversion and Recovery (2016). 87 148 Dune Palms Mixed Use Project July 2023 XX. WILDFIRE. If located in or near potentially Less Than Less Than state responsibility areas or lands Significant Significant w/ Significant No classified as very high fire hazard Impact Mitigation Impact Impact severity zones, would the project: Incorporated a) Substantially impair an adopted emergency response plan or emergency J evacuation plan? b) Due to slope, prevailing winds, and other factors, exacerbate wildfire risks, and thereby expose project occupants J 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 J 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, J as a result of runoff, post -fire slope instability, or drainage changes? Source: California Department of Forestry and Fire Protection FRAP State Responsibility Area Fire Hazard Severity Zones (November 2022); La Quinta General Plan (2013); La Quinta Village Build -out Plan EIR (August 2016); FEMA Flood Insurance Rate Map (2008). Setting Large areas of California are at risk of wildfire due to the combined topography, weather, and vegetation. Wildfire hazards exist where wildland is adjacent to or intermixed with urbanized land. According to the City, despite its proximity to the base of the Santa Rosa Mountains, La Quinta has a low risk of wildfires, especially in flat urbanized areas.14 The California Department of Forestry and Fire Protection (Cal Fire) has mapped areas of significant fire hazards in the state through its Fire and Resources Assessment Program (FRAP). The City of La Quinta is primarily a local responsibility area. The City of La Quinta contracts with the Riverside County Fire Department for fire protection. The Project site is not located in or near state responsibility areas or land classified as very high fire hazard severity zones. is La Quinta Village Build -out Plan EIR (August 2016), p.5.7-6. 88 149 Dune Palms Mixed Use Project July 2023 Discussion a) No Impact. The City of La Quinta has established emergency evacuation routes, which would include Highway 111, Fred Waring Drive, Jefferson Street, and Washington Street. The Project is located on Highway 111, which it would access via Dune Palms Road. The Project does not propose any amendments to existing evacuation routes or response plans. The Project also does not have direct access to Highway 111, and therefore it would be unlikely to directly impact emergency evacuation functions of the highway. Site plans for the proposed development will be subject to review by the Office of the Riverside County Fire Marshall prior to the issuance of construction permits. This plan review would ensure that the Project complies with emergency access and other fire department standards. No impact is anticipated. b) No Impact. The subject site is not located in a wildland-urban interface, nor is it within a wildfire hazard severity zone. The Project is surrounded by existing commercial developments. It would therefore not exacerbate the wildfire risk, and would not expose Project occupants to any related risks as a result. The Project would have no impacts related to increasing wildfire risk. c) No Impact. The Project is located in an urbanized area in La Quinta, and the site is surrounded by existing roads and infrastructure. Development of the site would not require the addition of any infrastructure that would increase the fire risk. No impact is anticipated. d) No Impact. While parts of La Quinta are suspectable to landslides and slope instability, particularly those located near the base of the Santa Rosa Mountains, the Project is located on the valley floor and is thus not subject to these hazards. The Project site is located adjacent to the Coachella Valley Stormwater Channel. The site is within FEMA's Flood Insurance Rate Map Zone X, which indicates areas with a 0.2% annual flood chance and 1% annual chance of flood with average depths of less than 1 foot or with drainage areas less than 1 square mile. However, the Project is not located in or near state responsibility areas or lands with very high fire severity. Therefore, the proposed development would not 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. No impact is anticipated. Mitigation Measures: None required. Monitoring: None required. 89 150 Dune Palms Mixed Use Project July 2023 Potentially Less Than Significant w/ Less Than No Significant Mitigation Significant Impact Impact Incorporated Impact XXI. MANDATORY FINDINGS OF SIGNIFICANCE -- a) Does the project have the potential to substantially degrade the quality of the environment, substantially reduce the habitat of a fish or wildlife species, cause a fish or wildlife population to drop below self-sustaining levels, J 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? b) Does the project have impacts that are individually limited, but cumulatively considerable? ("Cumulatively considerable" means that the incremental effects of a project J 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 J adverse effects on human beings, either directly or indirectly? a) Less Than Significant Impact with Mitigation. Biological Resources: The Project site is not located in a CVMSHCP Conservation Area, it is not expected to serve as a wildlife corridor or biological linkage area, nor does it provide habitat for fish. The site might, however, provide habitat for burrowing owl, nesting birds, and special status plants. The mitigation measures provided in BIO-1 to BIO-3 require preconstruction surveys to avoid impacts to any protected species potentially occurring on the site. Additionally, the Project's payment of the CVMSHCP Development Mitigation Fee will further support the mitigation of potential impacts to covered species. Overall, the mitigation measures provided in Section IV, Biological Resources, will ensure that the Project will 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, or reduce the number or restrict the range of a rare or endangered plant or animal. 90 151 Dune Palms Mixed Use Project July 2023 Cultural Resources: As discussed in Section V, Cultural Resources, archaeological artifacts of Native American origin were identified on the subject site. However, it was determined that these artifacts lack the qualities to provide any new information of importance about California prehistory. Development of the subject site therefore would not eliminate important examples of prehistory. Cremated human remains were also discovered on the Project site. The remains were all recovered from the property and repatriated to the Torres Martinez Desert Cahuilla Indians as appropriate. These remains would therefore not be impacted by the future development of the site. However, given the apparent sensitivity of the site, CUL-1 and CUL-A require monitoring of all earth -moving activities in case additional remains or other cultural resources are discovered. The implementation of these measures will ensure that important examples of the major periods of California history or prehistory are not eliminated as a result of the proposed Project. b) Less Than Significant Impact. Significant cumulative impacts could occur if the Project, in conjunction with related projects, would result in impacts that would be less than significant when viewed separately, but would be significant when viewed together. In this case, the Project's impacts are individually limited and not cumulatively considerable. The proposed Project is consistent with the development envisioned for the area in the City of La Quinta's General Plan. All environmental impacts that could occur as a result of the Project would be less than significant with the implementation of mitigation measures included in this document, and when viewed in conjunction with other closely related past, present, or reasonably foreseeable future projects, would not be significant. c) Less Than Significant Impact. The proposed Project will not have environmental effect which would cause substantial adverse effects on human beings, either directly or indirectly. As discussed in Section XIII, the Project is expected to have less than significant impacts related to noise, and as discussed in Section III, the Project will have less than significant impacts related to air quality, including in terms of exposing sensitive receptors to substantial pollutant concentrations. Compliance with all applicable requirements in the City's Municipal Code, as well as other applicable standards, laws, and mitigation measures discussed in this document, will ensure that the Project will not have adverse environmental effects on human beings. Impacts will be less than significant. 91 152 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 MIXED USE PROJECT INCLUDING A 4,778 SF CHICK- FIL-A, 3,596 SF QUICK QUACK CAR WASH AND UP TO 180 RESIDENTIAL UNITS LOCATED AT NORTHEAST CORNER OF HIGHWAY 111 AND DUNE PALMS ROAD CASE NUMBERS: TENTATIVE PARCEL MAP 2023-0001 (TPM 38668) MINOR USE PERMIT 2023-0001 SITE DEVELOPMENT PERMIT 2023-0003 MINOR ADJUSTMENT 2023-0001 APPLICANT: BLACKPOINT PROPERTIES WHEREAS, the Planning Commission of the City of La Quinta, California did, on August 22, 2023, hold a duly noticed Public Hearing to consider a request by Blackpoint Properties, to subdivide a 9.4 acre vacant lot to facilitate development of a mixed use project consisting of 4,778 sf Chick-Fil-A restaurant and a 3,596 sf Quick Quack car wash and up to 180 multifamily residential units located at the northeast corner of Highway 111 and Dune Palms Road, more commonly described as: h ' N 101IIIaIN111111F.01 WHEREAS, the Design and Development Department published a public hearing notice in The Desert Sun newspaper on August 11, 2023 as prescribed by the Municipal Code. Public hearing notices were also mailed to all property owners within 500 feet of the site; and TENTATIVE PARCEL MAP 2023-0001 (TPM 38668) 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 Tentative Parcel Map, as conditioned [Exhibit A]: 1. Tentative Parcel Map 2023-0001 is consistent with the land use, policies and programs of the General Plan, including the General Commercial designation, which allows for mixed use projects. 2. The design and improvement of Tentative Parcel Map 2023-0001 is consistent with the La Quinta General Plan and implementation of recommended conditions of approval. 153 PLANNING COMMISSION RESOLUTION 2023-XXX TENTATIVE TRACT MAP 2023-0001 MINOR USE PERMIT 2023-0001 SITE DEVELOPMENT PERMIT 2023-0003 MINOR ADJUSTMENT 2023-0001 PROJECT: DUNE PALMS MIXED USE PROJECT ADOPTED: Page 2 of 6 3. The design of Tentative Parcel Map 2023-0001 is not likely to cause substantial environmental damage nor substantially injure fish or wildlife or their habitat. The Design and Development Department prepared Environmental Assessment (EA) 2023-0001, in compliance with the requirements of the California Environmental Quality Act (CEQA). The Design and Development 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. The design of Tentative Parcel Map 2023-0001 and type of improvements are not likely to cause serious public health problems, insofar as the project will be required to comply with all laws, standards and requirements associated with sanitary sewer collection, water quality and other public health issues. 5. The site of the proposed subdivision is physically suitable for the type of development and proposed density of development given the site's location at the corner of two arterial roadways and the site is relatively flat, vacant, and can be served by all necessary public services and utilities. 6. The proposed subdivision is consistent with all applicable provisions of Title 13 of the City's Subdivision Regulations Code and the La Quinta Zoning Ordinance, including but not limited to, minimum lot area requirements, any other applicable provisions of Title 9 of the City's Zoning Code, and the Subdivision Map Act. 7. The design and improvements required for Tentative Parcel Map 37370 will not conflict with easements, acquired by the public at large, for access through or use of the property. All roadway improvements, easements, if any and surrounding improvements will be completed to City standards. MINOR USE PERMIT 2023-0001 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 Minor Use Permit: 1. The proposed height adjustment is consistent with the General Plan in that the adjustment doesn't exceed the height of the underlying zone and the request follows the provisions in the zoning code. The height adjustment is 154 PLANNING COMMISSION RESOLUTION 2023-XXX TENTATIVE TRACT MAP 2023-0001 MINOR USE PERMIT 2023-0001 SITE DEVELOPMENT PERMIT 2023-0003 MINOR ADJUSTMENT 2023-0001 PROJECT: DUNE PALMS MIXED USE PROJECT ADOPTED: Page 3 of 6 proposed for a maximum of four feet above the Image Corridor height limit of 22 ft. and will not be detrimental to or conflict with the intent of the Image Corridors in the General Plan. 2. The proposed height adjustment is consistent with the provisions of this zoning code in that the adjustment doesn't exceed the height of the underlying zone and the request follows the provisions in the zoning code. 3. Processing and approval of the Minor Use Permit are in compliance with the requirements of the California Environmental Quality Act. The Design and Development Department prepared Environmental Assessment (EA) 2023-0001, in compliance with the requirements of the California Environmental Quality Act (CEQA). The Design and Development 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. Approval of the Minor Use Permit will not create conditions materially detrimental to the public health, safety and general welfare or injurious to or incompatible with other properties or land uses in the vicinity. The proposed buildings are typical commercial buildings which are shorter or equal to the height of the surrounding commercial buildings. SITE DEVELOPMENT PERMIT 2023-0003 WHEREAS, at said Public Hearing, upon hearing and considering all testimony and arguments, if any, of all interested persons desiring to be heard, said Planning Commission did make the following mandatory findings to justify approval of said Site Development Permit, as conditioned [Exhibit B]: 1. The proposed development is consistent with the General Plan land use designation of General Commercial, which provides for a full range of commercial uses including car washes and restaurants. The proposed project is consistent with and would not frustrate the Goals and Policies of the General Plan as follows: a. Goals LU-6 and ED-1 as it will contribute to a balanced and varied economic base which provides fiscal stability to the City, and a broad range of goods and services to its residents and the region. b. Policy CIR-2.3 to develop and encourage the use of continuous and convenient pedestrian and bicycle routes and multi -use paths to 155 PLANNING COMMISSION RESOLUTION 2023-XXX TENTATIVE TRACT MAP 2023-0001 MINOR USE PERMIT 2023-0001 SITE DEVELOPMENT PERMIT 2023-0003 MINOR ADJUSTMENT 2023-0001 PROJECT: DUNE PALMS MIXED USE PROJECT ADOPTED: Page 4 of 6 places of employment, recreation, shopping, schools, and other high activity areas by providing sidewalks on along all frontages of the project to connect to existing and proposed developments. c. The project conceptual landscape design is consistent with Goal WR- 1 and Policy UTL-1.2 as it will result in the efficient use and conservation of the City's water resources. 2. The proposed development, as conditioned, is consistent with the purpose and intent of the Regional Commercial District as well as the development standards of the City's Zoning Code. The project satisfies the District's intent to provide for automobile -oriented sales and services for the regionally oriented commercial area along Highway 111. The project is consistent with the non- residential development standards. 3. The Design and Development Department prepared Environmental Assessment (EA) 2023-0001, in compliance with the requirements of the California Environmental Quality Act (CEQA). The Design and Development 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. The architectural design of the project, including, but not limited to, the architectural style, scale, building mass, materials, colors, architectural details, roof style and other architectural elements are compatible with surrounding development and with the quality of design prevalent in the city. 5. 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. 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 and screen undesirable views. 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. 156 PLANNING COMMISSION RESOLUTION 2023-XXX TENTATIVE TRACT MAP 2023-0001 MINOR USE PERMIT 2023-0001 SITE DEVELOPMENT PERMIT 2023-0003 MINOR ADJUSTMENT 2023-0001 PROJECT: DUNE PALMS MIXED USE PROJECT ADOPTED: Page 5 of 6 MINOR ADJUSTMENT 2023-0001 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 Minor Adjustment: 1. The proposed setback adjustment is consistent with the general plan goals and policies and land use designation. The setback adjustment is minor in nature and would not be detrimental to the goals and policies governing the area. 2. The proposed setback adjustment is consistent with the intent of the zoning code. Minor adjustments of 10% or less are allowed in the zoning code. This adjustment is for a three-foot (6%) reduction of the 50 ft. setback from the property line along Highway 111. The building placement is still 50 ft. from the roadway. 3. Processing and approval of the Minor Adjustment are in compliance with the requirements of the California Environmental Quality Act. The Design and Development Department prepared Environmental Assessment (EA) 2023- 0001, in compliance with the requirements of the California Environmental Quality Act (CEQA). The Design and Development 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. Approval of the Minor Use Permit will not create conditions materially detrimental to the public health, safety and general welfare or injurious to or incompatible with other properties or land uses in the vicinity. The proposed buildings are typical commercial buildings which are similar to other commercial buildings in the area. 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 2023-0001). 157 PLANNING COMMISSION RESOLUTION 2023-XXX TENTATIVE TRACT MAP 2023-0001 MINOR USE PERMIT 2023-0001 SITE DEVELOPMENT PERMIT 2023-0003 MINOR ADJUSTMENT 2023-0001 PROJECT: DUNE PALMS MIXED USE PROJECT ADOPTED: Page 6 of 6 SECTION 3. That it does hereby recommend that the City Council approve Tentative Tract Map 2023-0001, Minor Use Permit 2023-0001, Site Development Permit 2023- 0003, and Minor Adjustment 2023-0001 for the reasons set forth in this Resolution and subject to the attached Conditions of Approval [Exhibits A and B]. PASSED, APPROVED, and ADOPTED at a regular meeting of the City of La Quinta Planning Commission, held on August 22, 2023, by the following vote: AYES: NOES: ABSENT: ABSTAIN: ATTEST: DANNY CASTRO, Design and Development Director City of La Quinta, California KEVIN MCCUNE, Chairperson City of La Quinta, California 158 PLANNING COMMISSION RESOLUTION 2023-XXX EXHIBIT A CONDITIONS OF APPROVAL- RECOMMENDED TENTATIVE PARCEL MAP 2023-0001 (TPM 38668) PROJECT: CHICK-FIL-A AND QUICK QUACK CAR WASH ADOPTED: PAGE 1 OF 19 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 Tentative Parcel Map, or any Final Map recorded thereunder. The City shall have sole discretion in selecting its defense counsel. The City shall promptly notify the applicant of any claim, action or proceeding and shall cooperate fully in the defense. 2. This Tentative Parcel Map, and any Final Map recorded thereunder, shall comply with the requirements and standards of Government Code §§ 66410 through 66499.58 (the "Subdivision Map Act"), and Chapter 13 of the La Quinta Municipal Code ("LQMC"). 3. Tentative Parcel Map 2023-0001 (Tentative Parcel Map 38668) shall comply with all applicable terms, conditions, and mitigation measures for the following related approval(s): Environmental Assessment 2023-0001 Site Development Permit 2023-0003 Minor Adjustment 2023-0001 In the event of any conflict(s) between approval conditions and/or provisions of these approvals, the Director of Design and Development shall adjudicate the conflict by determining the precedence. 4. Tentative Parcel Map 2023-0001 (TPM 38668) shall be valid for an initial three-year term, expiring on August 22, 2026, per LQMC Section 13.12.150 and shall become null and void, unless the Final Parcel Map is approved. Time extensions may be requested per LQMC Section 13.12.160. 5. Prior to the issuance of any grading, construction, or building permit by the City, the applicant shall obtain any necessary clearances and/or permits from the following agencies, if required: • Riverside County Fire Marshal • La Quinta Development Division (Grading Permit, Green Sheet (Public Works Clearance) for Building Permits, Water Quality Management Plan (WQMP) Exemption Form — Whitewater River Region, Improvement Permit) • La Quinta Design and Development Department — Planning and Building Divisions • Riverside Co. Environmental Health Department • Desert Sands Unified School District • 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) 159 PLANNING COMMISSION RESOLUTION 2023-XXX CONDITIONS OF APPROVAL- RECOMMENDED TENTATIVE PARCEL MAP 2023-0001 (TPM 38668) PROJECT: DUNE PALMS MIXED USE PROJECT ADOPTED: PAGE 2 OF 19 The applicant is responsible for all requirements of the permits and/or clearances from the above listed agencies. When these requirements include approval of improvement plans, the applicant shall furnish proof of such approvals when submitting those improvements plans for City approval. 6. Coverage under the State of California General Construction Permit must be obtained by the applicant; who then shall submit a copy of the Regional Water Quality Control Board's ("RWQCB") acknowledgment of the applicant's Notice of Intent ("NOI") and Waste Discharger Identification (WDID) number to the City prior to the issuance of a grading or building permit. 7. The applicant shall comply with applicable provisions of the City's NPDES stormwater discharge permit, LQMC Sections 8.70.010 et seq. (Stormwater Management and Discharge Controls), and 13.24.170 (Clean Air/Clean Water); Riverside County Ordinance No. 457; the California Regional Water Quality Control Board — Colorado River Basin Region Board Order No. R7-2013-0011 and the State Water Resources Control Board's Order No. 2012-0006-DWQ. A. For construction activities including clearing, grading or excavation of land that disturbs one (1) acre or more of land, or that disturbs less than one (1) acre of land, but which is a part of a construction project that encompasses more than one (1) acre of land, the Permittee shall be required to submit a Storm Water Pollution Protection Plan ("SWPPP") to the State Water Resources Control Board. The applicant or design professional can obtain the California Stormwater Quality Association SWPPP template at www.cabmphandbooks.com for use in their SWPPP preparation. B. The applicant shall ensure that the required SWPPP is available for inspection at the project site at all times through and including acceptance of all improvements by the City. C. The applicant's SWPPP shall include provisions for all of the following Best Management Practices ("BMPs") (LQMC Section 8.70.020 (Definitions)): 1) Temporary Soil Stabilization (erosion control). 2) Temporary Sediment Control. 3) Wind Erosion Control. 4) Tracking Control. 5) Non -Storm Water Management. 6) Waste Management and Materials Pollution Control. D. The SWPPP and BMPs shall remain in effect for the entire duration of project construction until all improvements are completed and accepted by the City Council. E. The inclusion in the Conditions, Covenants, and Restrictions (CC&Rs), a requirement for the perpetual maintenance and operation of all post -construction BMPs as required. 160 PLANNING COMMISSION RESOLUTION 2023-XXX CONDITIONS OF APPROVAL- RECOMMENDED TENTATIVE PARCEL MAP 2023-0001 (TPM 38668) PROJECT: DUNE PALMS MIXED USE PROJECT ADOPTED: PAGE 3 OF 19 8. Developer shall reimburse the City, within thirty (30) days of presentment of the invoice, all costs and actual attorney's fees incurred by the City Attorney to review, negotiate and/or modify any documents or instruments required by these conditions, if Developer requests that the City modify or revise any documents or instruments prepared initially by the City to effect these conditions. This obligation shall be paid in the time noted above without deduction or offset and Developer's failure to make such payment shall be a material breach of the Conditions of Approval. 9. Developer shall reimburse the City, within thirty (30) days of presentment of the invoice, all costs and actual consultant's fees incurred by the City for engineering and/or surveying consultants to review and/or modify any documents or instruments required by this project. This obligation shall be paid in the time noted above without deduction or offset and Developer's failure to make such payment shall be a material breach of the Conditions of Approval. PROPERTY RIGHTS 10. Prior to issuance of any permit(s), the applicant shall acquire or confer easements and other property rights necessary for the construction or proper functioning of the proposed development. Conferred rights shall include irrevocable offers to dedicate or grant access easements to the City for emergency services and for maintenance, construction and reconstruction of essential improvements. Said conferred rights shall also include grant of access easement to the City of La Quinta for the purpose of graffiti removal by City staff or assigned agent in perpetuity and agreement to the method to remove graffiti and to paint over to best match existing. The applicant shall establish the aforementioned requirements in the CC&R's for the development or other agreements as approved by the City Engineer. Pursuant to the aforementioned, the applicant shall submit and execute an "AUTHORIZATION TO REMOVE GRAFFITI FROM PRIVATE PROPERTY" form located at the Public Works Department Counter prior to Certificate of Occupancy. 11. Pursuant to the aforementioned condition, conferred rights shall include approvals from the master developer over easements and other property rights necessary for construction and proper functioning of the proposed development not limited to access rights over proposed and/or existing parking lots that access public streets and open space/drainage facilities of the master development. 12. The applicant shall offer for dedication all public street rights -of -way in conformance with the City's General Plan, Municipal Code, applicable specific plans, and/or as required by the City Engineer. 13. The public street right-of-way offers for dedication required for this development include: A. PUBLIC STREETS 1) Highway 111 — 73 feet from the centerline of Highway 111 for a total 146 feet ultimate developed right of way except additional variable right of way dedication to accommodate improvements conditioned under STREET AND TRAFFIC IMPROVEMENTS. 161 PLANNING COMMISSION RESOLUTION 2023-XXX CONDITIONS OF APPROVAL- RECOMMENDED TENTATIVE PARCEL MAP 2023-0001 (TPM 38668) PROJECT: DUNE PALMS MIXED USE PROJECT ADOPTED: PAGE 4 OF 19 2) Dune Palms Road (Secondary Arterial) — 51 feet from the centerline of Dune Palms Road for a total 102 feet ultimate developed right of way except additional variable right of way dedication to accommodate improvements conditioned under STREET AND TRAFFIC IMPROVEMENTS. 14. Dedications shall include additional widths as necessary for dedicated right and left turn lanes, bus turnouts, and other features contained in the approved construction plans. Pursuant to this requirement, the Applicant shall include in the submittal packet containing the draft final map submitted for map checking, an offsite street geometric layout, drawn at 1" equals 40 feet, detailing the following design aspects: median curb line, outside curb line, lane line alignment including lane widths, left turn lanes, deceleration lane(s) and bus stop turnout(s). The geometric layout shall be accompanied with sufficient professional engineering studies to confirm the appropriate length of all proposed turn pockets and auxiliary lanes that may impact the right of way dedication required of the project and the associated landscape setback requirement. 15. When the City Engineer determines that access rights to the proposed street rights -of -way shown on the approved Tentative Parcel Map are necessary prior to approval of the Final Map dedicating such rights -of -way, the applicant shall grant the necessary rights -of -way within 60 days of a written request by the City. 16. The applicant shall create perimeter landscaping setbacks along all public rights -of -way as follows: A. Highway 111 - 50-foot from the R/W-P/L. B. Dune Palms Road - 10-foot from the R/W-P/L. The listed setback depth shall be the average depth where a meandering wall design is approved. The setback requirements shall apply to all frontages including, but not limited to, remainder parcels and sites dedicated for utility purposes. Where public facilities (e.g., sidewalks) are placed on privately -owned setbacks, the applicant shall offer for dedication blanket easements for those purposes on the Final Map. 17. The applicant shall offer for dedication those easements necessary for the placement of, and access to, utility lines and structures, drainage basins, mailbox clusters, park lands, and common areas on the Final Map. 18. Direct vehicular access to Highway 111 and Dune Palms Road is restricted, except for those access points identified on the tentative parcel map, or as otherwise conditioned in these conditions of approval. The vehicular access restriction shall be shown on the recorded final parcel map. 162 PLANNING COMMISSION RESOLUTION 2023-XXX CONDITIONS OF APPROVAL- RECOMMENDED TENTATIVE PARCEL MAP 2023-0001 (TPM 38668) PROJECT: DUNE PALMS MIXED USE PROJECT ADOPTED: PAGE 5 OF 19 19. The applicant shall furnish proof of easements, or written permission, as appropriate, from those owners of all abutting properties on which grading, retaining wall construction, permanent slopes, or other encroachments will occur. 20. The applicant shall cause no easement to be granted, or recorded, over any portion of the subject property between the date of approval of the Tentative Parcel Map and the date of recording of any Final Map, unless such easement is approved by the City Engineer. STREET AND TRAFFIC IMPROVEMENTS 21. The applicant shall comply with the provisions of LQMC Sections 13.24.060 (Street Improvements), 13.24.070 (Street Design - Generally) & 13.24.100 (Access for Individual Properties and Development) for public streets; and Section 13.24.080 (Street Design - Private Streets), where private streets are proposed. 22. Streets shall have vertical curbs or other approved curb configurations that will convey water without ponding, and provide lateral containment of dust and residue during street sweeping operations. Unused curb cuts on any lot shall be restored to standard curb height prior to final inspection of permanent building(s) on the lot. 23. The applicant shall construct the following street improvements to conform with the General Plan (street type noted in parentheses.) A. OFF -SITE STREETS 1) Highway 111 a. 10-foot wide straight sidewalk 2) Dune Palms Road (Secondary Arterial) a. Widen the east side of the street along all frontage to the project boundary to its ultimate width on the east side as specified in the General Plan and the requirements of these conditions. Street widening improvements shall include all appurtenant components such as, but not limited to curb, gutter, traffic control striping, legends, and signs. b. At the southernly project entry, construct the east leg of the intersection and provide a westbound shared left-turn/through/right-turn lane. Widen and/or restripe the northbound and southbound approaches to provide a 60-foot northbound left -turn lane per Traffic Impact Analysis Report. c. At the northernly project entry at Corporate Centre Drive, construct the east leg of the intersection and provide a westbound shared through/right-turn lane or as approved by the City Engineer. Restripe the northern approach to reduce the storage for the northbound left- 163 PLANNING COMMISSION RESOLUTION 2023-XXX CONDITIONS OF APPROVAL- RECOMMENDED TENTATIVE PARCEL MAP 2023-0001 (TPM 38668) PROJECT: DUNE PALMS MIXED USE PROJECT ADOPTED: PAGE 6 OF 19 turn lane to 70 feet to accommodate the proposed southbound left -turn lane at the southernly project entry. Widen and/or restripe the southbound approach to provide a 60-foot southbound left -turn lane and restripe the eastbound right -turn lane to an eastbound shared through/ right -turn lane per Traffic Impact Analysis Report. d. 6-foot wide straight sidewalk e. Class III bike lane as approved by the City Engineer 3) Other required improvements in the right-of-way and/or adjacent landscape setback area include: All appurtenant components such as, but not limited to: curb, gutter, traffic control striping, legends, signs, and devices. 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). 24. General access points and turning movements of traffic are limited to the following: Highway 111: Right -turn in and right -turn out movements are permitted. Left turn in and left turn out movements are prohibited. Dune Palms Rd (southernly): Full turn movements in and out are allowed with stop - controlled driveways. Dune Palms Rd (northernly): Right -turn in, right -turn out, left turn in movements are permitted. Left turn out movements are prohibited or as approved by the City Engineer. 25. Standard knuckles and corner cut -backs shall conform to Riverside County Standard Drawings #801 and #805, respectively, unless otherwise approved by the City Engineer. FINAL MAPS 26. Prior to the City's approval of a Final Map, the applicant shall furnish accurate mylars of the Final Map. The Final Map shall be 1" = 40' scale. PARKING LOTS and ACCESS POINTS 27. The design of parking facilities shall conform to LQMC Chapter 9.150 and in particular the following: A. The parking space and aisle widths and the double hairpin stripe parking space design shall conform to LQMC Chapter 9.150. 164 PLANNING COMMISSION RESOLUTION 2023-XXX CONDITIONS OF APPROVAL- RECOMMENDED TENTATIVE PARCEL MAP 2023-0001 (TPM 38668) PROJECT: DUNE PALMS MIXED USE PROJECT ADOPTED: PAGE 7 OF 19 B. Cross slopes should be a maximum of 2% where accessibility is required including accessibility routes between buildings. C. Building access points shall be shown on the Precise Grading Plans to evaluate accessibility issues. D. Accessibility routes to public streets and adjacent development shall be shown on the Precise Grading Plan. E. Parking space lengths shall be according to LQMC Chapter 9.150 and be a minimum of 17 feet in length with a 2-foot overhang for standard parking spaces and 18 feet with a 2-foot overhang for accessible parking space or as approved by the City Engineer. One van accessible parking space is required per 8 accessible parking spaces. F. Drive aisles between parking spaces shall be a minimum of 26 feet with access drive aisle to public streets a minimum of 26 feet as shown on the preliminary precise grading plan or as approved by the City Engineer. Entry drives, main interior circulation routes, corner cutbacks, bus turnouts, dedicated turn lanes, accessibility route to public streets and other features shown on the approved construction plans, may require additional street widths and other improvements as may be determined by the City Engineer. 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. Secondary Arterial 4.0" a.c./6.0" c.a.b. or the approved equivalents of alternate materials per the City Engineer. 29. The applicant shall submit current mix designs (less than two years old at the time of construction) for base, asphalt concrete and Portland cement concrete. The submittal shall include test results for all specimens used in the mix design procedure. For mix designs over six months old, the submittal shall include recent (less than six months old at the time of construction) aggregate gradation test results confirming that design gradations can be achieved in current production. The applicant shall not schedule construction operations until mix designs are approved. 30. Improvements shall include appurtenances such as traffic control signs, markings, and other devices, raised medians if required, street name signs and sidewalks. Mid -block street lighting is not required. 165 PLANNING COMMISSION RESOLUTION 2023-XXX CONDITIONS OF APPROVAL- RECOMMENDED TENTATIVE PARCEL MAP 2023-0001 (TPM 38668) PROJECT: DUNE PALMS MIXED USE PROJECT ADOPTED: PAGE 8 OF 19 31. Improvements shall be designed and constructed in accordance with City adopted standards, supplemental drawings, and specifications, or as approved by the City Engineer. Improvement plans for streets, access gates and parking areas shall be stamped and signed by qualified engineers in registered California. IMPROVEMENT PLANS As used throughout these Conditions of Approval, professional titles such as "engineer," "surveyor," and "architect," refer to persons currently certified or licensed to practice their respective professions in the State of California. 32. Improvement plans shall be prepared by or under the direct supervision of qualified engineers and/or architects, as appropriate, and shall comply with the provisions of LQMC Section 13.24.040 (Improvement Plans). 33. The following improvement plans shall be prepared and submitted for review and approval by the Development Services Division. A separate set of plans for each line item specified below shall be prepared. The plans shall utilize the minimum scale specified, unless otherwise authorized by the City Engineer in writing. Plans may be prepared at a larger scale if additional detail or plan clarity is desired. Note, the applicant may be required to prepare other improvement plans not listed here pursuant to improvements required by other agencies and utility purveyors. A. On -Site Rough Grading Plan 1" = 40' Horizontal B. PM10 Plan 1" = 40' Horizontal C. Erosion Control Plan 1" = 40' Horizontal D. Final WQMP (Plan submitted in Report Form) NOTE: A through D to be submitted concurrently. E. Off -Site Street Improvement 1" = 40' Horizontal, 1" = 4' Vertical F. Off -Site Signing & Striping Plan 1" = 40' Horizontal The Off -Site street improvement plans shall have separate plan sheet(s) (drawn at 20 scale) that show the sidewalk, mounding, and berming design in the combined parkway and landscape setback area. G. On Site Sewer and Water Improvement Plan 1" = 40' Horizontal H. On -Site Precise Grading Plan 1" = 30' Horizontal On -Site Street Improvements/Signing & Striping/Storm Drain Plan (Separate Storm Drain Plans if applicable) 1" = 40' Horizontal, 1"= 4' Vertical 166 PLANNING COMMISSION RESOLUTION 2023-XXX CONDITIONS OF APPROVAL- RECOMMENDED TENTATIVE PARCEL MAP 2023-0001 (TPM 38668) PROJECT: DUNE PALMS MIXED USE PROJECT ADOPTED: PAGE 9 OF 19 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. 34. The City maintains standard plans, detail sheets and/or construction notes for elements of construction which can be accessed via the "Plans, Notes and Design Guidance" section of the Public Works Department at the City website (laquintaca.gov). Please navigate to the Public Works Department home page and look for the Standard Drawings hyperlink. 35. Upon completion of construction, and prior to final acceptance of the improvements by the City, the applicant shall furnish the City with reproducible record drawings of all improvement plans which were approved by the City. Each sheet shall be clearly marked "Record Drawing" and shall be stamped and signed by the engineer or surveyor certifying to the accuracy and completeness of the drawings. The applicant shall have all approved mylars previously submitted to the City, revised to reflect the as -built conditions. The applicant shall employ or retain the Engineer of Record during the construction phase of the project so that the 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 36. Prior to approval of any Final Map, the applicant shall construct all on and off -site improvements and satisfy its obligations for same, or shall furnish a fully secured and executed Subdivision Improvement Agreement ("SIX) guaranteeing the construction of such improvements and the satisfaction of its obligations for same, or shall agree to any combination thereof, as may be required by the City. 167 PLANNING COMMISSION RESOLUTION 2023-XXX CONDITIONS OF APPROVAL- RECOMMENDED TENTATIVE PARCEL MAP 2023-0001 (TPM 38668) PROJECT: DUNE PALMS MIXED USE PROJECT ADOPTED: PAGE 10 OF 19 37. Any Subdivision Improvement Agreement ("SIA") entered into by and between the applicant and the City of La Quinta, for the purpose of guaranteeing the completion of any improvements related to this Tentative Parcel Map, shall comply with the provisions of LQMC Chapter 13.28 (Improvement Security). 38. Prior to constructing any off -site improvements, the applicant shall deposit securities equivalent to both a Performance and Labor & Material Bonds each valued at 100% of the cost of the off -site improvements, or as approved by the City Engineer. 39. Improvements to be made, or agreed to be made, shall include the removal of any existing structures or other obstructions which are not a part of the proposed improvements; and shall provide for the setting of the final survey monumentation. 40. When improvements are phased through a "Phasing Plan," or an administrative approval (e.g., Site Development Permits), all off -site improvements and common on -site improvements (e.g., backbone utilities, retention basins, perimeter walls, landscaping and gates) shall be constructed, or secured, prior to the issuance of any permits in the first phase of the development, or as otherwise approved by the City Engineer. Improvements and obligations required of each subsequent phase shall either be completed, or secured, prior to the completion of homes or the occupancy of permanent buildings within such latter phase, or as otherwise approved by the City Engineer. In the event the applicant fails to construct the improvements for the development, or fails to satisfy its obligations for the development in a timely manner, pursuant to the approved phasing plan, the City shall have the right to halt issuance of all permits, and/or final inspections, withhold other approvals related to the development of the project, or call upon the surety to complete the improvements. 41. Depending on the timing of the development of this Tentative Tract Map, and the status of the off -site improvements at the time, the applicant may be required to: A. Construct certain off -site improvements. B. Construct additional off -site improvements, subject to the reimbursement of its costs by others. C. Reimburse others for those improvements previously constructed that are considered to be an obligation of this Tentative Tract Map. D. Secure the costs for future improvements that are to be made by others. E. To agree to any combination of these actions, as the City may require. Off -Site Improvements should be completed on a first priority basis. The applicant shall complete Off -Site Improvements in the first phase of construction or by the issuance of the 20 % Building Permit. 168 PLANNING COMMISSION RESOLUTION 2023-XXX CONDITIONS OF APPROVAL- RECOMMENDED TENTATIVE PARCEL MAP 2023-0001 (TPM 38668) PROJECT: DUNE PALMS MIXED USE PROJECT ADOPTED: PAGE 11 OF 19 In the event that any of the improvements required for this development are constructed by the City, the applicant shall, prior to the approval of the Final Map, or the issuance of any permit related thereto, reimburse the City for the costs of such improvements. 42. If the applicant elects to utilize the secured agreement alternative, the applicant shall submit detailed construction cost estimates for all proposed on -site and off -site improvements, including an estimate for the final survey monumentation, for checking and approval by the City Engineer. Such estimates shall conform to the unit cost schedule as approved by the City Engineer. Estimates for improvements under the jurisdiction of other agencies shall be approved by those agencies and submitted to the City along with the applicant's detailed cost estimates. Security will not be required for telephone, natural gas, or Cable T.V. improvements. 43. Should the applicant fail to construct the improvements for the development, or fail to satisfy its obligations for the development in a timely manner, the City shall have the right to halt issuance of building permits, and/or final building inspections, withhold other approvals related to the development of the project, or call upon the surety to complete the improvements. GRADING 44. The applicant shall comply with the provisions of LQMC Section 13.24.050 (Grading Improvements). 45. 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. 46. 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. An Erosion Control Plan with Best Management Practices prepared in accordance with LQMC Sections 8.70.010 and 13.24.170 (NPDES Stormwater Discharge Permit and Storm Management and Discharge Controls). E. Final WQMP prepared by an appropriate professional registered in the State of California. 169 PLANNING COMMISSION RESOLUTION 2023-XXX CONDITIONS OF APPROVAL- RECOMMENDED TENTATIVE PARCEL MAP 2023-0001 (TPM 38668) PROJECT: DUNE PALMS MIXED USE PROJECT ADOPTED: PAGE 12 OF 19 All grading shall conform with the recommendations contained in the Preliminary Soils Report, and shall be certified as being adequate by soils engineer, or engineering geologist registered in the State of California. The applicant shall furnish security, in a form acceptable to the City, and in an amount sufficient to guarantee compliance with the approved Fugitive Dust Control Plan provisions as submitted with its application for a grading permit. Additionally, the applicant shall replenish said security if expended by the City of La Quinta to comply with the Plan as required by the City Engineer. 47. 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. 48. Grading within the perimeter setback and parkway areas shall have undulating terrain and shall conform with the requirements of LQMC Section 9.60.240(F) except as otherwise modified by this condition. The maximum slope shall not exceed 3:1 anywhere in the landscape setback area, except for the backslope (i.e., the slope at the back of the landscape lot) which shall not exceed 2:1 if fully planted with ground cover. The maximum slope in the first six (6) feet adjacent to the curb shall not exceed 4:1 when the nearest edge of sidewalk is within six feet (6) of the curb, otherwise the maximum slope within the right of way shall not exceed 3:1. All unpaved parkway areas adjacent to the curb shall be depressed one and one-half inches (1.5") in the first eighteen inches (18") behind the curb. 49. Building pad elevations on the rough and precise grading plan submitted for City Engineer's approval shall conform with pad elevations shown on the tentative map, unless the pad elevations have other requirements imposed elsewhere in these Conditions of Approval, or as approved by the City Engineer. 50. The applicant shall minimize the differences in elevation between the adjoining properties and the parcels 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 (05) from the elevations shown on the approved Tentative Parcel Map, the applicant shall submit the proposed grading changes to the City Engineer for a substantial conformance review. 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. 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. 170 PLANNING COMMISSION RESOLUTION 2023-XXX CONDITIONS OF APPROVAL- RECOMMENDED TENTATIVE PARCEL MAP 2023-0001 (TPM 38668) PROJECT: DUNE PALMS MIXED USE PROJECT ADOPTED: PAGE 13 OF 19 DRAINAGE 53. Stormwater handling shall conform with the approved hydrology and drainage reports for the TPM 38668, or as approved by the City Engineer. Nuisance water shall be disposed of in an approved manner. Nuisance water shall be retained onsite and disposed of via an underground percolation improvement approved by the City Engineer. 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 during the 100-year storm shall be retained within the development, unless otherwise approved by the City Engineer. The design storm shall be the 1 hour, 3 hour, 6 hour or 24 hour event producing the greatest total run off. 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. No fence or wall shall be constructed around any retention basin unless approved by the Planning Manager and the City Engineer. 58. For on -site above ground common retention basins, retention depth shall be according to Engineering Bulletin No. 06-16 — Hydrology Report with Preliminary Hydraulic Report Criteria for Storm Drain Systems. Side slopes shall not exceed 3:1 and shall be planted with maintenance free ground cover. Additionally, retention basin widths shall be not less than 20 feet at the bottom of the basin. 59. Stormwater may be retained in landscaped setback areas along Highway 111 only. Retention areas shall be designed pursuant to LQMC Section 9.100.040 or as approved by Planning Commission. A 6-inch curb shall be constructed at the edge of the sidewalk adjacent to the retention basins along the Highway 111 frontage. 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. 171 PLANNING COMMISSION RESOLUTION 2023-XXX CONDITIONS OF APPROVAL- RECOMMENDED TENTATIVE PARCEL MAP 2023-0001 (TPM 38668) PROJECT: DUNE PALMS MIXED USE PROJECT ADOPTED: PAGE 14 OF 19 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 is hereby notified that future site modifications may be necessary including, but not limited to parking lot and street reconfiguration. Verification of the proposed storm water facilities including retention system is subject to review and approval by the Coachella Valley Water District (CVWD). If in the event, the proposed retention capacity or pass through storm water flow is found to be inadequate during final design, the applicant shall revise what is currently proposed in the preliminary hydrology study and make adjustments to the site layout as needed to accommodate the increased retention/detention or pass through capacity required to satisfy safety issues of the Public Works Department and CVWD. Pursuant to the aforementioned, the applicant may be required to construct additional underground and aboveground drainage facilities to convey on site and off site stormwater that historically flows onto and/or through the project site. Any proposed channels that convey stormwater shall be lined to protect against erosion as required by the Public Works Department and CVWD. 64. If permitted by CVWD and the City Engineer, when an applicant proposes discharge of storm water directly, or indirectly, into the Coachella Valley Stormwater Channel, the applicant shall execute an indemnification instrument as approved by the City Engineer and City Attorney. Additionally, the applicant shall pay for all costs of sampling and testing associated with the development's drainage discharge which may be required under the City's NPDES Permit or other City or area -wide pollution prevention program, and for any other obligations and/or expenses which may arise from such discharge. The applicant is required to construct required discharge treatment Best Management Practice facilities per the NPDES Permit but at a minimum shall install a CDS Unit or equal system as approved by the City Engineer. The indemnification shall be executed and furnished to the City prior to the issuance of any grading, construction or building permit, and shall be binding on all heirs, executors, administrators, assigns, and successors in interest in the land within this tentative parcel map excepting therefrom those portions required to be dedicated or deeded for public use. If such discharge is approved for this development, the applicant shall make provisions for meeting these obligations. Additionally, the applicant shall submit verification to the City of CVWD acceptance of the proposed discharge of storm water directly, or indirectly, into the Coachella Valley Stormwater Channel. 65. 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 172 PLANNING COMMISSION RESOLUTION 2023-XXX CONDITIONS OF APPROVAL- RECOMMENDED TENTATIVE PARCEL MAP 2023-0001 (TPM 38668) PROJECT: DUNE PALMS MIXED USE PROJECT ADOPTED: PAGE 15 OF 19 the California Regional Water Quality Control Board — Colorado River Basin (CRWQCB-CRB) Region Board Order No. R7-2013-0011. B. The applicant shall implement the WQMP Design Standards per (CRWQCB-CRB) Region Board Order No. R7-2013-0011 utilizing BMPs approved by the City Engineer. A project specific WQMP shall be provided which incorporates Site Design and Treatment BMPs utilizing first flush infiltration as a preferred method of NPDES Permit Compliance for Whitewater River receiving water, as applicable. C. The developer shall execute and record a Stormwater Management/BMP Facilities Agreement that provides for the perpetual maintenance and operation of stormwater BMPs. UTILITIES 66. The applicant shall comply with the provisions of LQMC Section 13.24.110 (Utilities). 67. 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. 68. Existing overhead utility lines within, or adjacent to the proposed development, and all proposed utilities shall be installed underground. The 92 KV transmission power poles and all existing utility lines attached to joint use 92 KV transmission power poles are exempt from the requirement to be placed underground. 69. 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 70. The City will conduct final inspections of habitable buildings only when the buildings have improved parking lots and (if required) sidewalk access to publicly maintained streets. The improvements shall include required traffic control devices, pavement markings and street name signs. LANDSCAPE AND IRRIGATION 71. The applicant shall comply with LQMC Sections 13.24.130 (Landscaping Setbacks) & 13.24.140 (Landscaping Plans). 173 PLANNING COMMISSION RESOLUTION 2023-XXX CONDITIONS OF APPROVAL- RECOMMENDED TENTATIVE PARCEL MAP 2023-0001 (TPM 38668) PROJECT: DUNE PALMS MIXED USE PROJECT ADOPTED: PAGE 16 OF 19 72. Landscape and irrigation plans for landscaped lots and setbacks, medians, retention basins, and parks shall be signed and stamped by a licensed landscape architect. 73. 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). 74. 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. 75. All water features shall be designed to minimize "splash", and use high efficiency pumps and lighting to the satisfaction of the Community Development Director. They shall be included in the landscape plan water efficiency calculations per Municipal Code Chapter 8.13. 76. 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. 77. The applicant shall submit the final landscape plans for review, processing, and approval to the Community Development Department, in accordance with the Final Landscape Plan application process. Planning Manager approval of the final landscape plans is required prior to issuance of the first building permit unless the Planning Manager determines extenuating circumstances exist which justifies an alternative processing schedule. NOTE: Plans are not approved for construction until signed by the appropriate City official, including the Planning Manager and/or City Engineer. 78. 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. 79. The final design of the perimeter landscaping, particularly the perimeter wall, shall be included with the Final Landscape Plan submittal. PUBLIC SERVICES 80. The applicant shall provide public transit improvements if required by SunLine Transit Agency and approved by the City Engineer. MAINTENANCE 81. The applicant shall comply with the provisions of LQMC Section 13.24.160 (Maintenance). 174 PLANNING COMMISSION RESOLUTION 2023-XXX CONDITIONS OF APPROVAL- RECOMMENDED TENTATIVE PARCEL MAP 2023-0001 (TPM 38668) PROJECT: DUNE PALMS MIXED USE PROJECT ADOPTED: PAGE 17 OF 19 82. The applicant shall make provisions for the continuous and perpetual maintenance of all private on -site improvements, perimeter landscaping up to the curb, common areas, access drives, sidewalks, and stormwater BMPs. FEES AND DEPOSITS 83. 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. 84. 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). BUILDING DIVISION 85. Building plans shall be prepared to the applicable code at the time of submittal for the building permit. As of January 1, 2023, the 2022 California Building Codes are in effect. 86. The applicant shall provide Fire -Resistance Rating for Building Elements Table with building plans showing how the proposed construction will comply with Sections 601 and 705 for building elements and exterior wall ratings, specifically at drive through canopies. 87. Photovoltaic and Energy Storage System Requirements. Non-residential PV and ESS are required based on Solar Access Roof Areas (SARA) @ 14 Watts or CFA x A / 1000 of Table 140.10-A (applies to Grocery, Office, Unleased Tenant Space, Retail, Warehouse, Auditorium, Convention Center, Hotel/Motel, Library, Medical, Restaurant, Theater). 88. Accessible routes to the public way shall be required, from each individual site. At least one accessible route shall be provided within each site from accessible parking spaces and accessible passenger drop-off and loading zones; public streets and sidewalks; and public transportation stops to the accessible building or facility entrance they serve. 89. The applicant shall show on building plans requirements for both EV capable spaces and spaces equipped with EV Supply Equipment (EVSE) that create EV Charging Spaces (EVCS) in the number indicated in Table 5.106.5.3.1, including those required to be accessible per CBC 11 B-228.3. 90. Separate permitting is required for trash enclosures, flagpoles, site lighting, menu boards, building signage and shade structures. FIRE DEPARTMENT 91. Fire Hydrants and Fire Flow: Provide water system plans to show there exists or includes proposed improvements of fire hydrant(s) capable of delivering the minimum fire flow, per CFC Appendix B Table B105.1 and Table B105.2 as amended by LQMC, within 400 feet to all portions around the proposed structure. Minimum fire hydrant location and spacing 175 PLANNING COMMISSION RESOLUTION 2023-XXX CONDITIONS OF APPROVAL- RECOMMENDED TENTATIVE PARCEL MAP 2023-0001 (TPM 38668) PROJECT: DUNE PALMS MIXED USE PROJECT ADOPTED: PAGE 18 OF 19 shall comply with the CFC and NFPA 24. Reference 2019 California Fire Code (CFC) 507.5.1. 92. Offsite/Onsite Water Supply Plans: Applicant/developer shall provide plans of the Public Water System supplying on -site fire hydrants to the Office of the Fire Marshal for review and approval prior to building permit issuance. Plans shall be signed by a registered civil engineer, and shall confirm hydrant type, location, spacing, and minimum fire flow by detail of hydraulic calculations to the most remote/demanding service. Once previously approved plans are signed and approved by the local water authority, A copy of the plans shall be provided to the Office of the Fire Marshal for department record filing. Ref. CFC 105.4.1. A. 3-feet clearance: Fire hydrants and other Fire Protection Equipment shall be provided with a minimum 3-feet radius clearance around the circumference of the device. (CFC 507.5.5, 509.2.1 & 912.4.2). 93. Fire Department Access: Provide a site plan for fire apparatus access roads and signage. Access roads shall be provided to within 150 feet to all portions of all buildings and shall have an unobstructed width of not less than 2 4-feet exclusive of curb -side parking, bike lanes and other roadway features. The construction of the access roads shall be all weather and capable of sustaining 40,000 lbs. over two axles for areas of residential development and 60,000 lbs. over two axels for commercial developments. Ref. CFC 503.1.1 and 503.2.1 as amended by the City of La Quinta. A. Fire Lane marking: Identification and marking of fire lanes, including curb details and signage shall be in compliance with Riverside County Fire Department Standards. Submit a "Striping/Signage" plan for review, approval, and inspection thereof. 94. Requests for installation of traffic calming designs/devices on fire apparatus access roads shall be submitted and approved by the Office of the Fire Marshal. Ref. CFC 503.4.1. 95. Grading Permit Fire Department Review: Submittal to the Office of the Fire Marshal for Precise Grading Permit will be required. 96. Construction Permits Fire Department Review: Submittal of construction plans to the Office of the Fire Marshal for development, construction, installation, and operational use permitting will be required. Final fire and life safety conditions will be addressed when the Office of the Fire Marshal reviews these plans. These conditions will be based on occupancy, use, California Building Code (CBC), California Fire Code, and related codes, which are in effect at the time of building plan submittal. 97. Phased Construction Access: If construction is phased, each phase shall provide approved access for fire protection prior to any construction. Ref. CFC 503.1. 98. Fire Sprinkler System: All new commercial structures 3,600 square feet or larger will be required to install a fire sprinkler system. Ref. CFC 903.2 as amended by the City. 176 PLANNING COMMISSION RESOLUTION 2023-XXX CONDITIONS OF APPROVAL- RECOMMENDED TENTATIVE PARCEL MAP 2023-0001 (TPM 38668) PROJECT: DUNE PALMS MIXED USE PROJECT ADOPTED: PAGE 19 OF 19 99. Fire Alarm and Detection System: A water flow monitoring system and/or fire alarm system may be required and determined at time of building plan review. Ref. CFC 903.4, CFC 907.2 and NFPA 72. 100. Knox Box and Gate Access: Buildings shall be provided with a Knox Box. The Knox Box shall be installed in an accessible location approved by the Office of the Fire Marshal. All electronically operated gates shall be provided with Knox key switches and automatic sensors for access. Ref. CFC 506.1. 101. Addressing: All commercial buildings shall display street numbers in a prominent location on the address side and additional locations as required. Ref. CFC 505.1 and County of Riverside Office of the Fire Marshal Standard #07-01. 102. Conditions Timeframe: Conditions of approval are subject to change with adoption of new codes, ordinances, laws, or when building permits are not obtained within twelve months. Additional requirements may be required based upon the adopted codes at the time of construction plan submittal. 177 PLANNING COMMISSION RESOLUTION 2023-XXX EXHIBIT B CONDITIONS OF APPROVAL - RECOMMENDED SITE DEVELOPMENT PERMIT 2023-0003 PROJECT: DUNE PALMS MIXED USE PROJECT ADOPTED: PAGE 1 OF 19 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 Site Development Permit, or any Final Map recorded thereunder. The City shall have sole discretion in selecting its defense counsel. The City shall promptly notify the applicant of any claim, action or proceeding and shall cooperate fully in the defense. 2. Site Development Permit 2023-0003 shall comply with all applicable terms, conditions, and mitigation measures for the following related approval(s): Environmental Assessment 2023-0001 Tentative Parcel Map 2023-0001 (Tentative Parcel Map 38668) Minor Adjustment 2023-0001 In the event of any conflict(s) between approval conditions and/or provisions of these approvals, the Director of Design and Development shall adjudicate the conflict by determining the precedence. 3. Site Development Permit 2023-0003 shall expire on August 22, 2025, and shall become null and void in accordance with LQMC Section 9.200.080, unless the required ministerial permits have been issued. A time extension may be requested per LQMC Section 9.200.080. 4. Prior to the issuance of any grading, construction, or building permit by the City, the applicant shall obtain any necessary clearances and/or permits from the following agencies, if required: • Riverside County Fire Marshal • La Quinta Development Division (Grading Permit, Green Sheet (Public Works Clearance) for Building Permits, Water Quality Management Plan (WQMP) Exemption Form — Whitewater River Region, Improvement Permit) • La Quinta Design and Development Department — Planning and Building Divisions • Riverside Co. Environmental Health Department • Desert Sands Unified School District • Coachella Valley Water District (CVWD) • Imperial Irrigation District (IID) • California Regional Water Quality Control Board (CRWQCB) • State Water Resources Control Board • SunLine Transit Agency (SunLine) • South Coast Air Quality Management District Coachella Valley (SCAQMD) The applicant is responsible for all requirements of the permits and/or clearances from the above listed agencies. When these requirements include approval of improvement plans, 178 PLANNING COMMISSION RESOLUTION 2023-XXX CONDITIONS OF APPROVAL - RECOMMENDED SITE DEVELOPMENT PERMIT 2023-0003 PROJECT: DUNE PALMS MIXED USE PROJECT ADOPTED: PAGE 2 OF 19 the applicant shall furnish proof of such approvals when submitting those improvements plans for City approval. 5. Coverage under the State of California General Construction Permit must be obtained by the applicant; who then shall submit a copy of the Regional Water Quality Control Board's ("RWQCB") acknowledgment of the applicant's Notice of Intent ("NOI") and Waste Discharger Identification (WDID) number to the City prior to the issuance of a grading or building permit. 6. The applicant shall comply with applicable provisions of the City's NPDES stormwater discharge permit, LQMC Sections 8.70.010 et seq. (Stormwater Management and Discharge Controls), and 13.24.170 (Clean Air/Clean Water); Riverside County Ordinance No. 457; the California Regional Water Quality Control Board — Colorado River Basin Region Board Order No. R7-2013-0011 and the State Water Resources Control Board's Order No. 2012-0006-DWQ. A. For construction activities including clearing, grading or excavation of land that disturbs one (1) acre or more of land, or that disturbs less than one (1) acre of land, but which is a part of a construction project that encompasses more than one (1) acre of land, the Permittee shall be required to submit a Storm Water Pollution Protection Plan ("SWPPP") to the State Water Resources Control Board. The applicant or design professional can obtain the California Stormwater Quality Association SWPPP template at www.cabmphandbooks.com for use in their SWPPP preparation. B. The applicant shall ensure that the required SWPPP is available for inspection at the project site at all times through and including acceptance of all improvements by the City. C. The applicant's SWPPP shall include provisions for all of the following Best Management Practices ("BMPs") (LQMC Section 8.70.020 (Definitions)): 1) Temporary Soil Stabilization (erosion control). 2) Temporary Sediment Control. 3) Wind Erosion Control. 4) Tracking Control. 5) Non -Storm Water Management. 6) Waste Management and Materials Pollution Control. D. The SWPPP and BMPs shall remain in effect for the entire duration of project construction until all improvements are completed and accepted by the City Council. E. The inclusion in the Conditions, Covenants, and Restrictions (CC&Rs), a requirement for the perpetual maintenance and operation of all post -construction BMPs as required. 179 PLANNING COMMISSION RESOLUTION 2023-XXX CONDITIONS OF APPROVAL - RECOMMENDED SITE DEVELOPMENT PERMIT 2023-0003 PROJECT: DUNE PALMS MIXED USE PROJECT ADOPTED: PAGE 3 OF 19 7. Developer shall reimburse the City, within thirty (30) days of presentment of the invoice, all costs and actual attorney's fees incurred by the City Attorney to review, negotiate and/or modify any documents or instruments required by these conditions, if Developer requests that the City modify or revise any documents or instruments prepared initially by the City to effect these conditions. This obligation shall be paid in the time noted above without deduction or offset and Developer's failure to make such payment shall be a material breach of the Conditions of Approval. 8. Developer shall reimburse the City, within thirty (30) days of presentment of the invoice, all costs and actual consultant's fees incurred by the City for engineering and/or surveying consultants to review and/or modify any documents or instruments required by this project. This obligation shall be paid in the time noted above without deduction or offset and Developer's failure to make such payment shall be a material breach of the Conditions of Approval. PROPERTY RIGHTS 9. Prior to issuance of any permit(s), the applicant shall acquire or confer easements and other property rights necessary for the construction or proper functioning of the proposed development. Conferred rights shall include irrevocable offers to dedicate or grant access easements to the City for emergency services and for maintenance, construction and reconstruction of essential improvements. Said conferred rights shall also include grant of access easement to the City of La Quinta for the purpose of graffiti removal by City staff or assigned agent in perpetuity and agreement to the method to remove graffiti and to paint over to best match existing. The applicant shall establish the aforementioned requirements in the CC&R's for the development or other agreements as approved by the City Engineer. Pursuant to the aforementioned, the applicant shall submit and execute an "AUTHORIZATION TO REMOVE GRAFFITI FROM PRIVATE PROPERTY" form located at the Public Works Department Counter prior to Certificate of Occupancy. 10. Pursuant to the aforementioned condition, conferred rights shall include approvals from the master developer over easements and other property rights necessary for construction and proper functioning of the proposed development not limited to access rights over proposed and/or existing parking lots that access public streets and open space/drainage facilities of the master development. 11. The applicant shall offer for dedication all public street rights -of -way in conformance with the City's General Plan, Municipal Code, applicable specific plans, and/or as required by the City Engineer. 12. The public street right-of-way offers for dedication required for this development include: A. PUBLIC STREETS 1) Highway 111 — 73 feet from the centerline of Highway 111 for a total 146 feet ultimate developed right of way except additional variable right of way dedication to accommodate improvements conditioned under STREET AND TRAFFIC IMPROVEMENTS. 180 PLANNING COMMISSION RESOLUTION 2023-XXX CONDITIONS OF APPROVAL - RECOMMENDED SITE DEVELOPMENT PERMIT 2023-0003 PROJECT: DUNE PALMS MIXED USE PROJECT ADOPTED: PAGE 4 OF 19 2) Dune Palms Road (Secondary Arterial) — 51 feet from the centerline of Dune Palms Road for a total 102 feet ultimate developed right of way except additional variable right of way dedication to accommodate improvements conditioned under STREET AND TRAFFIC IMPROVEMENTS. 13. Dedications shall include additional widths as necessary for dedicated right and left turn lanes, bus turnouts, and other features contained in the approved construction plans. Pursuant to this requirement, the Applicant shall include in the submittal packet containing the preliminary grading plan 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. 14. When the City Engineer determines that access rights to the proposed street rights -of -way shown on the approved Site Development Permit are necessary prior to approval of the improvement plans, the applicant shall grant the necessary rights -of -way within 60 days of a written request by the City. 15. The applicant shall create perimeter landscaping setbacks along all public rights -of -way as follows: A. Highway 111 - 50-foot from the R/W-P/L. B. Dune Palms Road - 10-foot from the R/W-P/L. The listed setback depth shall be the average depth where a meandering wall design is approved. The setback requirements shall apply to all frontages including, but not limited to, remainder parcels and sites dedicated for utility purposes. Where public facilities (e.g., sidewalks) are placed on privately -owned setbacks, the applicant shall offer for dedication blanket easements for those purposes. 16. The applicant shall offer for dedication those easements necessary for the placement of, and access to, utility lines and structures, drainage basins, mailbox clusters, park lands, and common areas. 17. Direct vehicular access to Highway 111 and Dune Palms Road is restricted, except for those access points identified on the tentative parcel map, or as otherwise conditioned in these conditions of approval. The vehicular access restriction shall be shown on the recorded final parcel map. 181 PLANNING COMMISSION RESOLUTION 2023-XXX CONDITIONS OF APPROVAL - RECOMMENDED SITE DEVELOPMENT PERMIT 2023-0003 PROJECT: DUNE PALMS MIXED USE PROJECT ADOPTED: PAGE 5 OF 19 18. The applicant shall furnish proof of easements, or written permission, as appropriate, from those owners of all abutting properties on which grading, retaining wall construction, permanent slopes, or other encroachments will occur. 19. The applicant shall cause no easement to be granted, or recorded, over any portion of the subject property between the date of approval of the Site Development Permit unless such easement is approved by the City Engineer. STREET AND TRAFFIC IMPROVEMENTS 20. The applicant shall comply with the provisions of LQMC Sections 13.24.060 (Street Improvements), 13.24.070 (Street Design - Generally) & 13.24.100 (Access for Individual Properties and Development) for public streets; and Section 13.24.080 (Street Design - Private Streets), where private streets are proposed. 21. Streets shall have vertical curbs or other approved curb configurations that will convey water without ponding, and provide lateral containment of dust and residue during street sweeping operations. Unused curb cuts on any lot shall be restored to standard curb height prior to final inspection of permanent building(s) on the lot. 22. The applicant shall construct the following street improvements to conform with the General Plan (street type noted in parentheses.) A. OFF -SITE STREETS 1) Highway 111 a. 10-foot wide straight sidewalk 2) Dune Palms Road (Secondary Arterial) a. Widen the east side of the street along all frontage to the project boundary to its ultimate width on the east side as specified in the General Plan and the requirements of these conditions. Street widening improvements shall include all appurtenant components such as, but not limited to curb, gutter, traffic control striping, legends, and signs. b. At the southernly project entry, construct the east leg of the intersection and provide a westbound shared left-turn/through/right-turn lane. Widen and/or restripe the northbound and southbound approaches to provide a 60-foot northbound left -turn lane per Traffic Impact Analysis Report. c. At the northernly project entry at Corporate Centre Drive, construct the east leg of the intersection and provide a westbound shared through/right-turn lane or as approved by the City Engineer. Restripe the northern approach to reduce the storage for the northbound left - turn lane to 70 feet to accommodate the proposed southbound left -turn 182 PLANNING COMMISSION RESOLUTION 2023-XXX CONDITIONS OF APPROVAL - RECOMMENDED SITE DEVELOPMENT PERMIT 2023-0003 PROJECT: DUNE PALMS MIXED USE PROJECT ADOPTED: PAGE 6 OF 19 lane at the southernly project entry. Widen and/or restripe the southbound approach to provide a 60-foot southbound left -turn lane and restripe the eastbound right -turn lane to an eastbound shared through/ right -turn lane per Traffic Impact Analysis Report. d. 6-foot wide straight sidewalk e. Class III bike lane as approved by the City Engineer 3) Other required improvements in the right-of-way and/or adjacent landscape setback area include: All appurtenant components such as, but not limited to: curb, gutter, traffic control striping, legends, signs, and devices. The applicant shall extend improvements beyond the project boundaries to ensure they safely integrate with existing improvements (e.g., grading; traffic control devices and transitions in alignment, elevation or dimensions of streets and sidewalks). 23. General access points and turning movements of traffic are limited to the following: Highway 111: Right -turn in and right -turn out movements are permitted. Left turn in and left turn out movements are prohibited. Dune Palms Rd (southernly): Full turn movements in and out are allowed with stop - controlled driveways. Dune Palms Rd (northernly): Right -turn in, right -turn out, left turn in movements are permitted. Left turn out movements are prohibited or as approved by the City Engineer. 24. Standard knuckles and corner cut -backs shall conform to Riverside County Standard Drawings #801 and #805, respectively, unless otherwise approved by the City Engineer. PARKING LOTS and ACCESS POINTS 25. The design of parking facilities shall conform to LQMC Chapter 9.150 and in particular the following: A. The parking space and aisle widths and the double hairpin stripe parking space design shall conform to LQMC Chapter 9.150. B. Cross slopes should be a maximum of 2% where accessibility is required including accessibility routes between buildings. C. Building access points shall be shown on the Precise Grading Plans to evaluate accessibility issues. 183 PLANNING COMMISSION RESOLUTION 2023-XXX CONDITIONS OF APPROVAL - RECOMMENDED SITE DEVELOPMENT PERMIT 2023-0003 PROJECT: DUNE PALMS MIXED USE PROJECT ADOPTED: PAGE 7 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. F. Drive aisles between parking spaces shall be a minimum of 26 feet with access drive aisle to public streets a minimum of 26 feet as shown on the preliminary precise grading plan or as approved by the City Engineer. Entry drives, main interior circulation routes, corner cutbacks, bus turnouts, dedicated turn lanes, accessibility route to public streets and other features shown on the approved construction plans, may require additional street widths and other improvements as may be determined by the City Engineer. 26. 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. Secondary Arterial 4.0" a.c./6.0" c.a.b. or the approved equivalents of alternate materials per the City Engineer. 27. 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. 28. Improvements shall include appurtenances such as traffic control signs, markings, and other devices, raised medians if required, street name signs and sidewalks. Mid -block street lighting is not required. 29. Improvements shall be designed and constructed in accordance with City adopted standards, supplemental drawings, and specifications, or as approved by the City Engineer. Improvement plans for streets, access gates and parking areas shall be stamped and signed by qualified engineers in registered California. 184 PLANNING COMMISSION RESOLUTION 2023-XXX CONDITIONS OF APPROVAL - RECOMMENDED SITE DEVELOPMENT PERMIT 2023-0003 PROJECT: DUNE PALMS MIXED USE PROJECT ADOPTED: PAGE 8 OF 19 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. 30. 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). 31. The following improvement plans shall be prepared and submitted for review and approval by the Development Services Division. A separate set of plans for each line item specified below shall be prepared. The plans shall utilize the minimum scale specified, unless otherwise authorized by the City Engineer in writing. Plans may be prepared at a larger scale if additional detail or plan clarity is desired. Note, the applicant may be required to prepare other improvement plans not listed here pursuant to improvements required by other agencies and utility purveyors. A. On -Site Rough Grading Plan 1" = 40' Horizontal B. PM 10 Plan 1 " = 40' Horizontal C. Erosion Control Plan 1" = 40' Horizontal D. Final WQMP (Plan submitted in Report Form) NOTE: A through D to be submitted concurrently. E. Off -Site Street Improvement 1" = 40' Horizontal, 1" = 4' Vertical F. Off -Site Signing & Striping Plan 1" = 40' Horizontal The Off -Site street improvement plans shall have separate plan sheet(s) (drawn at 20 scale) that show the sidewalk, mounding, and berming design in the combined parkway and landscape setback area. G. On Site Sewer and Water Improvement Plan 1" = 40' Horizontal H. On -Site Precise Grading Plan 1" = 30' Horizontal On -Site Street Improvements/Signing & Striping/Storm Drain Plan (Separate Storm Drain Plans if applicable) 1" = 40' Horizontal, 1"= 4' Vertical 185 PLANNING COMMISSION RESOLUTION 2023-XXX CONDITIONS OF APPROVAL - RECOMMENDED SITE DEVELOPMENT PERMIT 2023-0003 PROJECT: DUNE PALMS MIXED USE PROJECT ADOPTED: PAGE 9 OF 19 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. 32. 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 (laquintaca.gov). Please navigate to the Public Works Department home page and look for the Standard Drawings hyperlink. 33. 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 34. Prior to approval of any Final Map, the applicant shall construct all on and off -site improvements and satisfy its obligations for same, or shall furnish a fully secured and executed Subdivision Improvement Agreement ("SIX) guaranteeing the construction of such improvements and the satisfaction of its obligations for same, or shall agree to any combination thereof, as may be required by the City. 186 PLANNING COMMISSION RESOLUTION 2023-XXX CONDITIONS OF APPROVAL - RECOMMENDED SITE DEVELOPMENT PERMIT 2023-0003 PROJECT: DUNE PALMS MIXED USE PROJECT ADOPTED: PAGE 10 OF 19 35. Any Subdivision Improvement Agreement ("SIX) entered into by and between the applicant and the City of La Quinta, for the purpose of guaranteeing the completion of any improvements related to this Tentative Parcel Map, shall comply with the provisions of LQMC Chapter 13.28 (Improvement Security). 36. Prior to constructing any off -site improvements, the applicant shall deposit securities equivalent to both a Performance and Labor & Material Bonds each valued at 100% of the cost of the off -site improvements, or as approved by the City Engineer. 37. Improvements to be made, or agreed to be made, shall include the removal of any existing structures or other obstructions which are not a part of the proposed improvements; and shall provide for the setting of the final survey monumentation. 38. When improvements are phased through a "Phasing Plan," or an administrative approval (e.g., Site Development Permits), all off -site improvements and common on -site improvements (e.g., backbone utilities, retention basins, perimeter walls, landscaping and gates) shall be constructed, or secured, prior to the issuance of any permits in the first phase of the development, or as otherwise approved by the City Engineer. Improvements and obligations required of each subsequent phase shall either be completed, or secured, prior to the completion of homes or the occupancy of permanent buildings within such latter phase, or as otherwise approved by the City Engineer. In the event the applicant fails to construct the improvements for the development, or fails to satisfy its obligations for the development in a timely manner, pursuant to the approved phasing plan, the City shall have the right to halt issuance of all permits, and/or final inspections, withhold other approvals related to the development of the project, or call upon the surety to complete the improvements. 39. Depending on the timing of the development of this Site Development Permit, and the status of the off -site improvements at the time, the applicant may be required to: A. Construct certain off -site improvements. B. Construct additional off -site improvements, subject to the reimbursement of its costs by others. C. Reimburse others for those improvements previously constructed that are considered to be an obligation of this Site Development Permit. D. Secure the costs for future improvements that are to be made by others. E. To agree to any combination of these actions, as the City may require. Off -Site Improvements should be completed on a first priority basis. The applicant shall complete Off -Site Improvements in the first phase of construction or by the issuance of the 20 % Building Permit. 187 PLANNING COMMISSION RESOLUTION 2023-XXX CONDITIONS OF APPROVAL - RECOMMENDED SITE DEVELOPMENT PERMIT 2023-0003 PROJECT: DUNE PALMS MIXED USE PROJECT ADOPTED: PAGE 11 OF 19 In the event that any of the improvements required for this development are constructed by the City, the applicant shall, prior to the approval of the Final Map, or the issuance of any permit related thereto, reimburse the City for the costs of such improvements. 40. If the applicant elects to utilize the secured agreement alternative, the applicant shall submit detailed construction cost estimates for all proposed on -site and off -site improvements, including an estimate for the final survey monumentation, for checking and approval by the City Engineer. Such estimates shall conform to the unit cost schedule as approved by the City Engineer. Estimates for improvements under the jurisdiction of other agencies shall be approved by those agencies and submitted to the City along with the applicant's detailed cost estimates. Security will not be required for telephone, natural gas, or Cable T.V. improvements. 41. Should the applicant fail to construct the improvements for the development, or fail to satisfy its obligations for the development in a timely manner, the City shall have the right to halt issuance of building permits, and/or final building inspections, withhold other approvals related to the development of the project, or call upon the surety to complete the improvements. GRADING 42. The applicant shall comply with the provisions of LQMC Section 13.24.050 (Grading Improvements). 43. Prior to occupancy of the project site for any construction, or other purposes, the applicant shall obtain a grading permit approved by the City Engineer. 44. To obtain an approved grading permit, the applicant shall submit and obtain approval of all of the following: A. A grading plan prepared by a civil engineer registered in the State of California, B. A preliminary geotechnical ("soils") report prepared by an engineer registered in the State of California, C. A Fugitive Dust Control Plan prepared in accordance with LQMC Chapter 6.16, (Fugitive Dust Control), and D. An Erosion Control Plan with Best Management Practices prepared in accordance with LQMC Sections 8.70.010 and 13.24.170 (NPDES Stormwater Discharge Permit and Storm Management and Discharge Controls). E. Final WQMP prepared by an appropriate professional registered in the State of California. 188 PLANNING COMMISSION RESOLUTION 2023-XXX CONDITIONS OF APPROVAL - RECOMMENDED SITE DEVELOPMENT PERMIT 2023-0003 PROJECT: DUNE PALMS MIXED USE PROJECT ADOPTED: PAGE 12 OF 19 All grading shall conform with the recommendations contained in the Preliminary Soils Report, and shall be certified as being adequate by soils engineer, or engineering geologist registered in the State of California. The applicant shall furnish security, in a form acceptable to the City, and in an amount sufficient to guarantee compliance with the approved Fugitive Dust Control Plan provisions as submitted with its application for a grading permit. Additionally, the applicant shall replenish said security if expended by the City of La Quinta to comply with the Plan as required by the City Engineer. 45. The applicant shall maintain all open graded, undeveloped land in order to prevent wind and/or water erosion of such land. All open graded, undeveloped land shall either be planted with interim landscaping, or stabilized with such other erosion control measures, as were approved in the Fugitive Dust Control Plan. 46. Grading within the perimeter setback and parkway areas shall have undulating terrain and shall conform with the requirements of LQMC Section 9.60.240(F) except as otherwise modified by this condition. The maximum slope shall not exceed 3:1 anywhere in the landscape setback area, except for the backslope (i.e., the slope at the back of the landscape lot) which shall not exceed 2:1 if fully planted with ground cover. The maximum slope in the first six (6) feet adjacent to the curb shall not exceed 4:1 when the nearest edge of sidewalk is within six feet (6) of the curb, otherwise the maximum slope within the right of way shall not exceed 3:1. All unpaved parkway areas adjacent to the curb shall be depressed one and one-half inches (1.5") in the first eighteen inches (18") behind the curb. 47. Building pad elevations on the rough and precise grading plan submitted for City Engineer's approval shall conform with pad elevations shown on the preliminary grading plan(s), unless the pad elevations have other requirements imposed elsewhere in these Conditions of Approval, or as approved by the City Engineer. 48. The applicant shall minimize the differences in elevation between the adjoining properties and the parcels within this development. 49. 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 preliminary grading plans, the applicant shall submit the proposed grading changes to the City Engineer for a substantial conformance review. 50. Prior to the issuance of a building permit for any building lot, the applicant shall provide a lot pad certification stamped and signed by a qualified engineer or surveyor with applicable compaction tests and over excavation documentation. Each pad certification shall list the pad elevation as shown on the approved grading plan, the actual pad elevation, and the difference between the two, if any. Such pad certification shall also list the relative compaction of the pad soil. The data shall be organized by lot number, and listed cumulatively if submitted at different times. 189 PLANNING COMMISSION RESOLUTION 2023-XXX CONDITIONS OF APPROVAL - RECOMMENDED SITE DEVELOPMENT PERMIT 2023-0003 PROJECT: DUNE PALMS MIXED USE PROJECT ADOPTED: PAGE 13 OF 19 97:?-0I0IaeL 51. Stormwater handling shall conform with the approved hydrology and drainage reports for the TPM 38668, or as approved by the City Engineer. Nuisance water shall be disposed of in an approved manner. Nuisance water shall be retained onsite and disposed of via an underground percolation improvement approved by the City Engineer. 52. The applicant shall comply with the provisions of LQMC Section 13.24.120 (Drainage), Retention Basin Design Criteria, Engineering Bulletin No. 06-16 — Hydrology Report with Preliminary Hydraulic Report Criteria for Storm Drain Systems and Engineering Bulletin No. 06-015 - Underground Retention Basin Design Requirements. More specifically, stormwater falling on site during the 100-year storm shall be retained within the development, unless otherwise approved by the City Engineer. The design storm shall be the 1 hour, 3 hour, 6 hour or 24 hour event producing the greatest total run off. 53. 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. 54. 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. 55. No fence or wall shall be constructed around any retention basin unless approved by the Planning Manager and the City Engineer. 56. 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. 57. Stormwater may be retained in landscaped setback areas along Highway 111 only. Retention areas shall be designed pursuant to LQMC Section 9.100.040 or as approved by Planning Commission. A 6 inch curb shall be constructed at the edge of the sidewalk adjacent to the retention basins along the Highway 111 frontage. 58. The design of the development shall not cause any increase in flood boundaries and levels in any area outside the development. 59. 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. 190 PLANNING COMMISSION RESOLUTION 2023-XXX CONDITIONS OF APPROVAL - RECOMMENDED SITE DEVELOPMENT PERMIT 2023-0003 PROJECT: DUNE PALMS MIXED USE PROJECT ADOPTED: PAGE 14 OF 19 60. Storm drainage historically received from adjoining property shall be received and retained or passed through into the historic downstream drainage relief route. 61. The applicant is hereby notified that future site modifications may be necessary including, but not limited to parking lot and street reconfiguration. Verification of the proposed storm water facilities including retention system is subject to review and approval by the Coachella Valley Water District (CVWD). If in the event, the proposed retention capacity or pass through storm water flow is found to be inadequate during final design, the applicant shall revise what is currently proposed in the preliminary hydrology study and make adjustments to the site layout as needed to accommodate the increased retention/detention or pass through capacity required to satisfy safety issues of the Public Works Department and CVWD. Pursuant to the aforementioned, the applicant may be required to construct additional underground and aboveground drainage facilities to convey on site and off site stormwater that historically flows onto and/or through the project site. Any proposed channels that convey stormwater shall be lined to protect against erosion as required by the Public Works Department and CVWD. 62. If permitted by CVWD and the City Engineer, when an applicant proposes discharge of storm water directly, or indirectly, into the Coachella Valley Stormwater Channel, the applicant shall execute an indemnification instrument as approved by the City Engineer and City Attorney. Additionally, the applicant shall pay for all costs of sampling and testing associated with the development's drainage discharge which may be required under the City's NPDES Permit or other City or area -wide pollution prevention program, and for any other obligations and/or expenses which may arise from such discharge. The applicant is required to construct required discharge treatment Best Management Practice facilities per the NPDES Permit but at a minimum shall install a CDS Unit or equal system as approved by the City Engineer. The indemnification shall be executed and furnished to the City prior to the issuance of any grading, construction or building permit, and shall be binding on all heirs, executors, administrators, assigns, and successors in interest in the land within this tentative parcel map excepting therefrom those portions required to be dedicated or deeded for public use. If such discharge is approved for this development, the applicant shall make provisions for meeting these obligations. Additionally, the applicant shall submit verification to the City of CVWD acceptance of the proposed discharge of storm water directly, or indirectly, into the Coachella Valley Stormwater Channel. 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 191 PLANNING COMMISSION RESOLUTION 2023-XXX CONDITIONS OF APPROVAL - RECOMMENDED SITE DEVELOPMENT PERMIT 2023-0003 PROJECT: DUNE PALMS MIXED USE PROJECT ADOPTED: PAGE 15 OF 19 the California Regional Water Quality Control Board — Colorado River Basin (CRWQCB-CRB) Region Board Order No. R7-2013-0011. B. The applicant shall implement the WQMP Design Standards per (CRWQCB-CRB) Region Board Order No. R7-2013-0011 utilizing BMPs approved by the City Engineer. A project specific WQMP shall be provided which incorporates Site Design and Treatment BMPs utilizing first flush infiltration as a preferred method of NPDES Permit Compliance for Whitewater River receiving water, as applicable. C. The developer shall execute and record a Stormwater Management/BMP Facilities Agreement that provides for the perpetual maintenance and operation of stormwater BMPs. UTILITIES 64. The applicant shall comply with the provisions of LQMC Section 13.24.110 (Utilities). 65. The applicant shall obtain the approval of the City Engineer for the location of all utility lines within any right-of-way, and all above -ground utility structures including, but not limited to, traffic signal cabinets, electric vaults, water valves, and telephone stands, to ensure optimum placement for practical and aesthetic purposes. 66. Existing overhead utility lines within, or adjacent to the proposed development, and all proposed utilities shall be installed underground. The 92 KV transmission power poles and all existing utility lines attached to joint use 92 KV transmission power poles are exempt from the requirement to be placed underground. 67. Underground utilities shall be installed prior to overlying hardscape. For installation of utilities in existing improved streets, the applicant shall comply with trench restoration requirements maintained, or required by the City Engineer. The applicant shall provide certified reports of all utility trench compaction for approval by the City Engineer. Additionally, grease traps and the maintenance thereof shall be located as to not conflict with access aisles/entrances. CONSTRUCTION 68. The City will conduct final inspections of habitable buildings only when the buildings have improved parking lots and (if required) sidewalk access to publicly maintained streets. The improvements shall include required traffic control devices, pavement markings and street name signs. LANDSCAPE AND IRRIGATION 69. The applicant shall comply with LQMC Sections 13.24.130 (Landscaping Setbacks) & 13.24.140 (Landscaping Plans). 192 PLANNING COMMISSION RESOLUTION 2023-XXX CONDITIONS OF APPROVAL - RECOMMENDED SITE DEVELOPMENT PERMIT 2023-0003 PROJECT: DUNE PALMS MIXED USE PROJECT ADOPTED: PAGE 16 OF 19 70. Landscape and irrigation plans for landscaped lots and setbacks, medians, retention basins, and parks shall be signed and stamped by a licensed landscape architect. 71. All new and modified landscape areas shall have landscaping and permanent irrigation improvements in compliance with the City's Water Efficient Landscape regulations contained in LQMC Section 8.13 (Water Efficient Landscape). 72. Lighting plans shall be submitted with the final landscaping plans for a recommendation to the Planning Manager for his approval. Exterior lighting shall be consistent with LQMC Section 9.100.150 (Outdoor Lighting). All freestanding lighting shall not exceed 18 feet in height, and shall be fitted with a visor if deemed 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. 73. All water features shall be designed to minimize "splash", and use high efficiency pumps and lighting to the satisfaction of the Community Development Director. They shall be included in the landscape plan water efficiency calculations per Municipal Code Chapter 8.13. 74. All rooftop mechanical equipment shall be completely screened from view. Utility transformers or other ground mounted mechanical equipment shall be fully screened with a screening wall or landscaping and painted to match the adjacent buildings. 75. The applicant shall submit the final landscape plans for review, processing, and approval to the Community Development Department, in accordance with the Final Landscape Plan application process. Planning Manager approval of the final landscape plans is required prior to issuance of the first building permit unless the Planning Manager determines extenuating circumstances exist which justifies an alternative processing schedule. NOTE: Plans are not approved for construction until signed by the appropriate City official, including the Planning Manager and/or City Engineer. 76. The applicant or his agent has the responsibility for proper sight distance requirements per guidelines in the AASHTO "A Policy on Geometric Design of Highways and Streets, 5th Edition" or latest, in the design and/or installation of all landscaping and appurtenances abutting and within the private and public street right-of-way. 77. The final design of the perimeter landscaping, particularly the perimeter wall, shall be included with the Final Landscape Plan submittal. PUBLIC SERVICES 78. The applicant shall provide public transit improvements if required by SunLine Transit Agency and approved by the City Engineer. MAINTENANCE 79. The applicant shall comply with the provisions of LQMC Section 13.24.160 (Maintenance). 193 PLANNING COMMISSION RESOLUTION 2023-XXX CONDITIONS OF APPROVAL - RECOMMENDED SITE DEVELOPMENT PERMIT 2023-0003 PROJECT: DUNE PALMS MIXED USE PROJECT ADOPTED: PAGE 17 OF 19 80. The applicant shall make provisions for the continuous and perpetual maintenance of all private on -site improvements, perimeter landscaping up to the curb, common areas, access drives, sidewalks, and stormwater BMPs. FEES AND DEPOSITS 81. The applicant shall comply with the provisions of LQMC Section 13.24.180 (Fees and Deposits). These fees include all deposits and fees required by the City for plan checking and construction inspection. Deposits and fee amounts shall be those in effect when the applicant makes application for plan check and permits. 82. 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). BUILDING DIVISION 83. Building plans shall be prepared to the applicable code at the time of submittal for the building permit. As of January 1, 2023, the 2022 California Building Codes are in effect. 84. The applicant shall provide Fire -Resistance Rating for Building Elements Table with building plans showing how the proposed construction will comply with Sections 601 and 705 for building elements and exterior wall ratings, specifically at drive through canopies. 85. Photovoltaic and Energy Storage System Requirements. Non-residential PV and ESS are required based on Solar Access Roof Areas (SARA) @ 14 Watts or CFA x A / 1000 of Table 140.10-A (applies to Grocery, Office, Unleased Tenant Space, Retail, Warehouse, Auditorium, Convention Center, Hotel/Motel, Library, Medical, Restaurant, Theater). 86. Accessible routes to the public way shall be required, from each individual site. At least one accessible route shall be provided within each site from accessible parking spaces and accessible passenger drop-off and loading zones; public streets and sidewalks; and public transportation stops to the accessible building or facility entrance they serve. 87. The applicant shall show on building plans requirements for both EV capable spaces and spaces equipped with EV Supply Equipment (EVSE) that create EV Charging Spaces (EVCS) in the number indicated in Table 5.106.5.3.1, including those required to be accessible per CBC 11 B-228.3. 88. Separate permitting is required for trash enclosures, flagpoles, site lighting, menu boards, building signage and shade structures. FIRE DEPARTMENT 89. Fire Hydrants and Fire Flow: Provide water system plans to show there exists or includes proposed improvements of fire hydrant(s) capable of delivering the minimum fire flow, per CFC Appendix B Table B105.1 and Table B105.2 as amended by LQMC, within 400 feet to all portions around the proposed structure. Minimum fire hydrant location and spacing 194 PLANNING COMMISSION RESOLUTION 2023-XXX CONDITIONS OF APPROVAL - RECOMMENDED SITE DEVELOPMENT PERMIT 2023-0003 PROJECT: DUNE PALMS MIXED USE PROJECT ADOPTED: PAGE 18 OF 19 shall comply with the CFC and NFPA 24. Reference 2019 California Fire Code (CFC) 507.5.1. 90. Offsite/Onsite Water Supply Plans: Applicant/developer shall provide plans of the Public Water System supplying on -site fire hydrants to the Office of the Fire Marshal for review and approval prior to building permit issuance. Plans shall be signed by a registered civil engineer, and shall confirm hydrant type, location, spacing, and minimum fire flow by detail of hydraulic calculations to the most remote/demanding service. Once previously approved plans are signed and approved by the local water authority, A copy of the plans shall be provided to the Office of the Fire Marshal for department record filing. Ref. CFC 105.4.1. A. 3-feet clearance: Fire hydrants and other Fire Protection Equipment shall be provided with a minimum 3-feet radius clearance around the circumference of the device. (CFC 507.5.5, 509.2.1 & 912.4.2). 91. Fire Department Access: Provide a site plan for fire apparatus access roads and signage. Access roads shall be provided to within 150 feet to all portions of all buildings and shall have an unobstructed width of not less than 2 4-feet exclusive of curb -side parking, bike lanes and other roadway features. The construction of the access roads shall be all weather and capable of sustaining 40,000 lbs. over two axles for areas of residential development and 60,000 lbs. over two axels for commercial developments. Ref. CFC 503.1.1 and 503.2.1 as amended by the City of La Quinta. A. Fire Lane marking: Identification and marking of fire lanes, including curb details and signage shall be in compliance with Riverside County Fire Department Standards. Submit a "Striping/Signage" plan for review, approval and inspection thereof. 92. Requests for installation of traffic calming designs/devices on fire apparatus access roads shall be submitted and approved by the Office of the Fire Marshal. Ref. CFC 503.4.1. 93. Grading Permit Fire Department Review: Submittal to the Office of the Fire Marshal for Precise Grading Permit will be required. 94. Construction Permits Fire Department Review: Submittal of construction plans to the Office of the Fire Marshal for development, construction, installation and operational use permitting will be required. Final fire and life safety conditions will be addressed when the Office of the Fire Marshal reviews these plans. These conditions will be based on occupancy, use, California Building Code (CBC), California Fire Code, and related codes, which are in effect at the time of building plan submittal. 95. Phased Construction Access: If construction is phased, each phase shall provide approved access for fire protection prior to any construction. Ref. CFC 503.1. 96. Fire Sprinkler System: All new commercial structures 3,600 square feet or larger will be required to install a fire sprinkler system. Ref. CFC 903.2 as amended by the City. 195 PLANNING COMMISSION RESOLUTION 2023-XXX CONDITIONS OF APPROVAL - RECOMMENDED SITE DEVELOPMENT PERMIT 2023-0003 PROJECT: DUNE PALMS MIXED USE PROJECT ADOPTED: PAGE 19 OF 19 97. Fire Alarm and Detection System: A water flow monitoring system and/or fire alarm system may be required and determined at time of building plan review. Ref. CFC 903.4, CFC 907.2 and NFPA 72. 98. Knox Box and Gate Access: Buildings shall be provided with a Knox Box. The Knox Box shall be installed in an accessible location approved by the Office of the Fire Marshal. All electronically operated gates shall be provided with Knox key switches and automatic sensors for access. Ref. CFC 506.1. 99. Addressing: All commercial buildings shall display street numbers in a prominent location on the address side and additional locations as required. Ref. CFC 505.1 and County of Riverside Office of the Fire Marshal Standard #07-01. 100. Conditions Timeframe: Conditions of approval are subject to change with adoption of new codes, ordinances, laws, or when building permits are not obtained within twelve months. Additional requirements may be required based upon the adopted codes at the time of construction plan submittal. 196 ATTACHMENT 1 Hiqhwa Yf arm- k 4- I IL P4 J6. A N ' 117 r aek, 4 r 'A Vicinity Map 197 ATTACHMENT 2 PROJECT INFORMATION CASE NUMBERS: TENTATIVE PARCEL MAP 2023-0001 (TPM38668), MINOR USE PERMIT 2023-0001, SITE DEVELOPMENT PERMIT 2023-0003, AND MINOR ADJUSTMENT 2023- 0001 APPLICANT: BLACKPOINT PROPERTIES, LLC REQUEST: CONSIDER A REQUEST TO SUBDIVIDE A 9.4 ACRE PARCEL INTO THREE TO FACILITATE A MIXED USE PROJECT CONSISTING OF TWO COMMERCIAL BUILDINGS AND UP TO 180 APARTMENT UNITS AND REVIEW ARCHITECTURE, LANDSCAPING AND SITE DESIGN FOR THE TWO COMMERCIAL BUILDINGS (CHICK-FIL-A AND QUICK QUACK CAR WASH). LOCATION: NORTHEAST CORNER OF HIGHWAY 111 AND DUNE PALMS ROAD 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. GENERALPLAN DESIGNATION: GENERAL COMMERCIAL ZONING DESIGNATION: REGIONAL COMMERCIAL SURROUNDING ZONING/LAND USES: NORTH: FLOODPLAIN, EXISTING WHITEWATER CHANNEL SOUTH: REGIONAL COMMERCIAL, EXISTING COMMERCIAL CENTER EAST: REGIONAL COMMERCIAL, EXISTING COMMERCIAL CENTER WEST: REGIONAL COMMERCIAL, COMMERCIAL PARK EXISTING COMMERCIAL CENTER 198 ATTACHMENT 3 FINDINGS ENVIRONMENTAL ASSESSMENT 2023-0001 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. TENTATIVE PARCEL MAP 2023-0001 (TPM 38668 1. Tentative Parcel Map 2023-0001 is consistent with the land use, policies and programs of the General Plan, including the General Commercial designation, which allows for mixed use projects. 2. The design and improvement of Tentative Parcel Map 2023-0001 is consistent with the La Quinta General Plan and implementation of recommended conditions of approval. 3. The design of Tentative Parcel Map 2023-0001 is not likely to cause substantial environmental damage nor substantially injure fish or wildlife or their habitat. The Design and Development Department prepared Environmental Assessment (EA) 2023-0001, in compliance with the requirements of the California Environmental Quality Act (CEQA). The Design and Development 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. The design of Tentative Parcel Map 2023-0001 and type of improvements are not likely to cause serious public health problems, insofar as the project will be required to comply with all laws, standards and requirements associated with sanitary sewer collection, water quality and other public health issues. 199 5. The site of the proposed subdivision is physically suitable for the type of development and proposed density of development given the site's location at the corner of two arterial roadways and the site is relatively flat, vacant, and can be served by all necessary public services and utilities. 6. The proposed subdivision is consistent with all applicable provisions of Title 13 of the City's Subdivision Regulations Code and the La Quinta Zoning Ordinance, including but not limited to, minimum lot area requirements, any other applicable provisions of Title 9 of the City's Zoning Code, and the Subdivision Map Act. 7. The design and improvements required for Tentative Parcel Map 37370 will not conflict with easements, acquired by the public at large, for access through or use of the property. All roadway improvements, easements, if any and surrounding improvements will be completed to City standards. MINOR USE PERMIT 2023-0001 1. The proposed height adjustment is consistent with the General Plan in that the adjustment doesn't exceed the height of the underlying zone and the request follows the provisions in the zoning code. The height adjustment is proposed for a maximum of four feet above the Image Corridor height limit of 22 ft. and will not be detrimental to or conflict with the intent of the Image Corridors in the General Plan. 2. The proposed height adjustment is consistent with the provisions of this zoning code in that the adjustment doesn't exceed the height of the underlying zone and the request follows the provisions in the zoning code. 3. Processing and approval of the Minor Use Permit are in compliance with the requirements of the California Environmental Quality Act. The Design and Development Department prepared Environmental Assessment (EA) 2023- 0001, in compliance with the requirements of the California Environmental Quality Act (CEQA). The Design and Development 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. Approval of the Minor Use Permit will not create conditions materially detrimental to the public health, safety and general welfare or injurious to or incompatible with other properties or land uses in the vicinity. The proposed buildings are typical commercial buildings which are shorter or equal to the height of the surrounding commercial buildings. 200 SITE DEVELOPMENT PERMIT 2023-0003 1. The proposed development is consistent with the General Plan land use designation of General Commercial, which provides for a full range of commercial uses including car washes and restaurants. The proposed project is consistent with and would not frustrate the Goals and Policies of the General Plan as follows: a. Goals LU-6 and ED-1 as it will contribute to a balanced and varied economic base which provides fiscal stability to the City, and a broad range of goods and services to its residents and the region. b. Policy CIR-2.3 to develop and encourage the use of continuous and convenient pedestrian and bicycle routes and multi -use paths to places of employment, recreation, shopping, schools, and other high activity areas by providing sidewalks on along all frontages of the project to connect to existing and proposed developments. c. The project conceptual landscape design is consistent with Goal WR-1 and Policy UTL-1.2 as it will result in the efficient use and conservation of the City's water resources. 2. The proposed development, as conditioned, is consistent with the purpose and intent of the Regional Commercial District as well as the development standards of the City's Zoning Code. The project satisfies the District's intent to provide for automobile -oriented sales and services for the regionally oriented commercial area along Highway 111. The project is consistent with the non- residential development standards. 3. The Design and Development Department prepared Environmental Assessment (EA) 2023-0001, in compliance with the requirements of the California Environmental Quality Act (CEQA). The Design and Development 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. The architectural design of the project, including, but not limited to, the architectural style, scale, building mass, materials, colors, architectural details, roof style and other architectural elements are compatible with surrounding development and with the quality of design prevalent in the city. 5. 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. 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 201 visual relief, complement buildings, visually emphasize prominent design elements and vistas and screen undesirable views. 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. MINOR ADJUSTMENT 2023-0001 1. The proposed setback adjustment is consistent with the general plan goals and policies and land use designation. The setback adjustment is minor in nature and would not be detrimental to the goals and policies governing the area. 2. The proposed setback adjustment is consistent with the intent of the zoning code. Minor adjustments of 10% or less are allowed in the zoning code. This adjustment is for a three-foot (6%) reduction of the 50 ft. setback from the property line along Highway 111. The building placement is still 50 ft. from the roadway. 3. Processing and approval of the Minor Adjustment are in compliance with the requirements of the California Environmental Quality Act. The Design and Development Department prepared Environmental Assessment (EA) 2023- 0001, in compliance with the requirements of the California Environmental Quality Act (CEQA). The Design and Development 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. Approval of the Minor Use Permit will not create conditions materially detrimental to the public health, safety and general welfare or injurious to or incompatible with other properties or land uses in the vicinity. The proposed buildings are typical commercial buildings which are similar to other commercial buildings in the area. 202 N GRAPHIC SCALE ( IN FEET ) 1 inch = 50 It DATE PREPARED: JUNE 5, 2023 LEGEND SYMBOLS m CORPORATE CENTRE DRIVE PO;-i7JOAl OF N.YY, 1/ L, AB = AGGREGATE BASE TRW = TOP OF RETAINING WALL AFIRE HYDRANT Al = ASPHALT CONCRETE TW = TOP OF WALL o--O STREET LIGHT ELK = CONCRETE BLOCK UG = UNDERGROUND BS = BACK OF SIDEWALK UP = UTILITY POLE oQ TRAFFIC SIGNAL CB = CATCH BASIN VAR = VARIABLE PA,RC6L ILJAP NO. 31172 CF = CURB FACE W = WASHER �� TRAFFIC SIGNAL ARM &POLE P.IW.B. 206/92-93 CL = CENTERLINE WDF = WOOD FENCE X¢ LIGHT STANDARD GILT= CHAIN LINK FENCE WM = WATER METER UTILITY POLE CO = CLEANCUT WV = WATER VALVE DCV = DETECTOR CHECK VALVE C GUY WIRE & ANCHOR DS = ROOF DOWNSPOUT N. = NORTH WATER METER EG = EDGE OF GUTTER S. = SOUTH EP = EDGE OF PAVEMENT E. = EAST O GAS METER ED = FOUND FDC = FIRE DEPT. CONNECTION W. = WEST WILY = NORTHERLY ® WATER VALVE FF = FINISHED FLOOR S'LY = SOUTHERLY GAS VALVE FG =FIN ISHED GRADE E'LY =EASTERLY ve PULL BOX FH = FIRE HYDRANT WILY = WESTERLY ❑ FL = FLOW LINE N/0 = NORTH OF IN GRATE INLET FS = FINISHED SURFACE S/0 = SOUTH OF y SIGN GB = GRADE BREAK E/O = EAST OF GM = GAS METER W/O = WEST OF VENT OR = TOP OF GRATE R = PROPERTY LINE O5 SEWER MANHOLE GV = GAS VALVE CL = CENTERLINE O0 STORM DRAIN MANHOLE HE = HIGH POINT R/W = RIGHT OF WAY HT = HEIGHT 0 = DELTA O TELEPHONE MANHOLE ICV = IRRIGATION CONTROL VALVE R = RADIUS NH MANHOLE IP =IRON PIPE L =LENGTH Co SEWER CLEANOUT �•c C. 2Q 75u, F376 u LS = LIGHT STANDARD T = TANGENT O MONUMENT WELL L&T = LEAD & TAG MH = MANHOLE M = MEASURED DATA C = CALCULATED DATA ® HANDICAP PARKING STALL NG = NATURAL GROUND (BAD)= RADIAL BEARING © LANDSCAPED AREA N&T = NAIL & TAG PRO -PROPORTIONATE MEASUREMENT Q PROTECT IN PLACE OHW = OVERHEAD WIRE (21ODIY R) = RECORD DATA ® REMOVE AND DISPOSE OFFSITE PB = PULL BOX 210.00' M. = MEASURED DATA RELOCATE PCC = CONCRETE 210.00' PRO. =PRORATED DATA PIV = POST INDICATOR VALVE 210.00' C. = CALCULATED DATA © PLOTABLE EASEMENT ITEM FLU = PROPERTY LINE (427.00) TC _CALCULATED ELEVATION No. PER TITLE REPORT RD = ROOF DRAIN RUSH = REDWOOD HEADER 42700 TC = DESIGN ELEVATION —(427.0)— EXIST. CONTOUR SCB = SIGNAL CONTROL BOX — CATV = CABLE TV LINE q27 0 DESIGN CONTOUR SMH = SEWER MANHOLE E = ELECTRICAL UNE SPK = SPIKE G = GAS LINE SW = SIDEWALK — GB —GB- = GRADE BREAK UNE SUBDIVISION BOUNDARY TC = TOP OF CURB — R —R- = RIDGE LINE ---------- LOT LINE TE = TRASH ENCLOSURE S = SEWER LINE TP = TELEPHONE POLE SD = STORM DRAIN LINE TRAN = TRANSITION T = TELEPHONE UNE TRANS- TRANSFORMER W = WATER UNE NOTE. - SEE CHICK-FIL-A AND QUICK QUACK CAR WASH ARCHITECTURAL PLANS FOR SPECIFIC DETAILS OF THE SITE. SEE SHEET 2 FOR BOUNDARY AND PARCEL DIMENSIONS AND EASEMENT REFERENCES. I I \ I P✓F17/�lN �lr AhlR7�LAf;7 J/: I II \ SBC. 20, T5S, P17'6 ce cg ® \ cg \ ce \ ce Iz •S \ �..�..,� \ ce G@ � ATTACHMENT 4 (57.85) RIM (52.65) INV =12-457.91) RIM Z�-(45.94fi.01) 1) INV INV-E — (-S (46.01) INV-W PAP; C L .I A.P.AL: 600-030-016 OWAL5,R: LXlAlBB l-lOLL7/NC CO. PAFtc, L J1llAP AJO. 31143 (57.56) RIM (47.11) INV-N (47.96) INV-S (47.96) INV-E (57.20) RIM (51.20) INV P.J11J.B. 215 / E9-71 Tp - - T T T - T T 6' HPG G G G - G G b _ T 18"W f TW TW _- TW - _ T�-_ PARCEL NJAP NO, 28 422 P.NLB. 190/61-62 PAF; C� L J oWN> wi o_ A.P.N.: 000-030-013 OWAl6F3: DVJVE-✓ Ala CAPJrAL B,5/_,GaFYAL76 (57.38) RIM �(52.78) INV-N (5D.08T INV-E -- PARC L A -- -- (PUBLIC STREET) STATE HISHWA Y 111 `SOUTH UNE OF N.E. 114 OF SECTION 29, T.5S, R.7E., S.B.M. PROPOSED SITE PLAN DATE 6/5/23 DRAWN BY CL - CHECKED BY JHG JOB NO. BLP22048 SHEET NO. 203 3 F 3 TITLE REPORT THIS SURVEY AND EASEMENTS SHOWN HEREON ARE BASED DN INFORMATION CONTAINED IN THE COMMITMENT BY. - FIRST AMERICAN TITLE INSURANCE COMPANY 11175 AZUSA COURT /100 RANCHO CUCAMONGA, CA 91730 (909) 510-6202 ORDER/FILE NUMBER: NCS-1147989-M-ONT1 DATED: JANUARY 18, 2023 TITLE OFFICER: KIMBERLY DELPOLITO LEGAL DESCRIPTION REAL PROPERTY IN THE CITY OF LA QUINTA, COUNTY OF RIVERSIDE, STATE OF CALIFORNIA, DESCRIBED AS FOLLOWS THAT PORTION OF THE WEST HALF OF THE WEST HALF OF THE NORTHEAST QUARTER OF SECTION 29, TOWNSHIP 5 SOUTH, RANGE 7 EAST, SAN BERNARDINO BASE AND MERIDIAN, LYING SOUTHERLY OF THE SOUTHERLY LINE OF THE COACHELLA VALLEY STORM WATER CHANNEL, AS DESCRIBED IN DEED TO THE COACHELLA VALLEY WATER DISTRICT, RECORDED OCTOBER 6, 1923 IN BOOK 591 PAGE 223 OF DEEDS RECORDS OF RIVERSIDE COUNTY, CALIFORNIA EXCEPTING THEREFROM THAT PORTION AS DESCRIBED IN DEED TO THE STATE OF CALIFORNIA, RECORDED FEBRUARY 1$ 1936 IN BOOK 268 PAGE 24, OF DEEDS, RECORDS OF RIVERSIDE COUNTY, CALIFORNIA. ALSO EXCEPTING THEREFROM THAT PORTION AS DESCRIBED IN DEED TO THE COACHELLA VALLEY WATER DISTRICT RECORDED MARCH 5, 1962 IN BOOK 3091, PAGE 227, AS INSTRUMENT NO.. 20717, OF OFFICIAL RECORDS OF RIVERSIDE COUNTY, CALIFORNIA. ALSO EXCEPTING THEREFROM THAT POR77ON CONVEYED IN THE GRANT DEED TO THE CITY OF LA QUINTA, A CALIFORNIA MUNICIPAL CORPORATION, RECORDED FEBRUARY 26, 2D07 AS INSTRUMENT NO. 2007-0130621, OF OFFICIAL RECORDS ALSO EXCEPTING THEREFROM THAT POR77ON CONVEYED IN THE GRANT DEED TO THE CITY OF LA QUINTA, A CALIFORNIA MUNICIPAL CORPORATION, RECORDED FEBRUARY 26, 2007 AS INSTRUMENT NO.. 2007-0130622, OF OFFICIAL RECORDS. APN: 600-OJO-018 EXCEPTIONS, EASEMENT AND DISPOSITION NOTES REFER TO TITLE REPORT FOR ADDITIONAL INFORMATION AND DETAILS 1 ITEM THAT DEALS WTH TAXES. 2 ITEM THAT DEALS WTH TAXES. OAN EASEMENT FOR PUBLIC ROAD AND UTILITY AND INCIDENTAL PURPOSES IN THE DOCUMENT RECORDED MAY 24, 19JJ AS BOOK 122, PAGE 374 OF OFFICIAL RECORDS. N07F SAID EXCEPTION DOCUMENT, AFFECTS THE SURVEYED LAND AND IS PLOTTED HEREON REFER TO SAID DOCUMENT FOR FULL PARTICULARS. 4 AN EASEMENT FOR SLOPE AND INCIDENTAL PURPOSES IN THE DOCUMENT RECORDED SEPTEMBER 12, 1968 AS INSTRUMENT NO.. 87898 OF OFFICIAL RECORDS. THE LOCATION OF THE EASEMENT CANNOT BE DETERMINED FROM RECORD INFORMATION. NOTE SAID EXCEPTION DOCUMENT, DOES NOT AFFECT THE SURVEYED LAND AND IS NOT PLOTTED HEREON REFER TO SAID DOCUMENT FOR FULL PARTICULARS. OAN EASEMENT FOR PIPELINE AND INCIDENTAL PURPOSES IN THE DOCUMENT RECORDED FEBRUARY 10, 2006 AS INSTRUMENT NO. 2006-1OJ470 OF OFFICIAL RECORDS. NOTE SAID EXCEPTION DOCUMENT AFFECTS THE SURVEYED LAND AND IS PLOTTED HEREON. REFER TO SAID DOCUMENT FOR FULL PARTICULARS. O6 THE TERMS PROVISIONS AND EASEMENT(S) CONTAINED IN THE DOCUMENT ENTITLED "RECIPROCAL EASEMENT AND ACCESS AGREEMENT' RECORDED MARCH 28, 2006 AS INSTRUMENT NO. 2006-279365 OF OFFICIAL RECORDS. NOTE SAID EXCEPTION DOCUMENT, AFFECTS THE SURVEYED LAND, CITES AMONG OTHER ITEMS RESERVES RIGHTS OF EASEMENT RELATED TO RECIPROCAL ACCESS PLOTIED HEREON REFER TO SAID DOCUMENT FOR FULL PARTICULARS. OAN EASEMENT FOR PIPELINE AND INCIDENTAL PURPOSES IN THE DOCUMENT RECORDED MARCH 29, 2006 AS INSTRUMENT NO. 2006-224094 OF OFFICIAL RECORDS. N07F SAID EXCEPTION DOCUMENT, AFFECTS THE SURVEYED LAND AND IS PLOTTED HEREON. REFER TO SAID DOCUMENT FOR FULL PARTICULARS. OAN EASEMENT FOR HIGHWAY 111 WDENING (RETENTION BASIN) AND INCIDENTAL PURPOSES IN THE DOCUMENT RECORDED FEBRUARY 01, 2007 AS INSTRUMENT N0. 2007-76267 OF OFFICIAL RECORDS. THE ABOVE DOCUMENT WAS RE -RECORDED FEBRUARY 26, 2007 IN/AS INSTRUMENT NO.. 2007-130623 OF OFFICIAL RECORDS. N07F SAID EXCEPTION DOCUMENT, AFFECTS THE SURVEYED LAND, CITES AMONG OTHER ITEMS GRANTS IN FEE TO THE CITY OF LA QUINTA, LAND 7S DEPICTED THEREIN, ALSO MINERAL RIGHTS PORTIONS WHICH FALL IN THE LAND SURVEYED ARE PLOTTED HEREON. REFER TO SAID DOCUMENT FOR FULL PARTICULARS. OAN EASEMENT FOR PUBLIC UTILITIES AND INCIDENTAL PURPOSES IN THE DOCUMENT RECORDED MAY 10, 2007 AS INSTRUMENT NO. 2007-312586 OF OFFICIAL RECORDS. NOTE SAID EXCEP77ON DOCUMENT, AFFECTS THE SURVEYED LAND AND IS PLOTTED HEREON. REFER TO SAID DOCUMENT FOR FULL PARTICULARS. 10 THE FACT THAT THE LAND LIES WITHIN THE BOUNDARIES OF THE LA QUINTA REDEVELOPMENT PROJECT AREA, AS DISCLOSED BY THE DOCUMENT RECORDED OCTOBER 04, 2007 AS INSTRUMENT NO.. 2007 619749 OF OFFICIAL RECORDS. N07F SAID EXCEP77ON DOCUMENT, AFFECTS THE SURVEYED LAND. NOT A SURVEY I7EM WILL NO PLOTTABLE MATTERS. REFER TO SAID DOCUMENT FOR FULL PARTICULARS. EXCEPTIONS, EASEMENT AND DISPOSITION NOTES- (continued) 17 TERMS AND PROVISIONS OF AN UNRECORDED LEASE DATED JUNE 30, 2008, BY AND BETWEEN HIGHWAY ONE ELEVEN PARTNERS, LLC, A CALIFORNIA LIMITED LIABILITY COMPANY AS LESSOR AND L.A. FITNESS INTERNATIONAL, LLC, A CALIFORNIA LIMITED LIABILITY COMPANY AS LESSEE, AS DISCLOSED BY A MEMORANDUM OF LEASE RECORDED NOVEMBER 03, 2008 AS INSTRUMENT NO. 2008-583434 OF OFFICIAL RECORDS. DEFECTS LIENS, ENCUMBRANCES OR OTHER MATTERS AFFECTING THE LEASEHOLD ESTATE, WHETHER OR NOT SHOWN BY THE PUBLIC RECORDS ARE NOT SHOWN HEREIN. NOTE. SAID EXCEPTION DOCUMENT, AFFECTS THE SURVEYED LAND. NOT A SURVEY 17EM WITH RECITALS RELATING TO UNDEFINED RECIPROCAL ACCESS, COMMON AREAS AND DEVELOPMENT RESTRICTIONS AMONG OTHER ITEMS WITH NO PLOTTABLE MATTERS. REFER TO SAID DOCUMENT FOR FULL PARTICULARS. 12 TERMS AND PROVISIONS OF AN UNRECORDED LEASE DATED MAY 09, 2008, BY AND BETWEEN HIGHWAY III PARTNERS, LLC, A CALIFORNIA LIMITED LIABILITY COMPANY AS LESSOR AND IN-N-OUT BURGERS, A CALIFORNIA CORPORATION AS LESSEE, AS DISCLOSED BY A MEMORANDUM OF LEASE RECORDED JULY 07, 2009 AS INSTRUMENT NO.. 2009-346567 OF OFFICIAL RECORDS. DEFECTS, LIENS, ENCUMBRANCES OR OTHER MATTERS AFFECTING THE LEASEHOLD ESTATE, WHETHER OR NOT SHOWN BY THE PUBLIC RECORDS ARE NOT SHOWN HEREIN. NOTE SAID EXCEPTION DOCUMENT, AFFECTS THE SURVEYED LAND. NOT A SURVEY ITEM WILL RECITALS RELATING TO UNDEFINED 'PROTECTED AREAS, UNDEFINED COMMON AREAS AND DEVELOPMENT RESTRICTIONS AMONG OTHER ITEMS WITH NO PLOTTABLE MATTERS. REFER TO SAID DOCUMENT FOR FULL PARTICULARS. 13 AN EASEMENT FOR ROADWAY AND PUBLIC UTILITIES, SLOPE EASEMENT AND TEMPORARY CONSTRUCTION EASEMENT AND INCIDENTAL PURPOSES, RECORDED MARCH 31, 2022 AS INSTRUMENT NO.. 2022-154402 OF OFFICIAL RECORDS. IN FAVOR OF.: CITY OF LA QUINTA, A MUNICIPAL CORPORATION AFFECTS: AS DESCRIBED THEREIN NOTE SAID EXCEPTION DOCUMENT, AFFECTS THE SURVEYED LAND AND IS PLOTTED HEREON. REFER TO SAID DOCUMENT FOR FULL PARTICULARS. 15 RIGHTS OF THE PUBLIC IN AND TO THAT PORTION OF THE LAND LYING WTHIN ANY ROAD, STREET AND/OR HIGHWAY. 16 WE FIND NO OUTSTANDING VOLUNTARY LIENS OF RECORD AFFECTING SUBJECT PROPERTY. AN INQUIRY SHOULD BE MADE CONCERNING THE EXISTENCE OF ANY UNRECORDED LIEN OR OTHER INDEBTEDNESS WHICH COULD GIVE RISE TO ANY SECURITY INTEREST IN THE SUBJECT PROPERTY. BASIS OF BEARINGS THE BEARING NORTH 8958'03" EAST SHOWN HEREON, ESTABLISHED FROM FOUND MONUMENTS ON THE CENTERLINE OF STATE HIGHWAY NO III AS SHOWN ON PARCEL MAP NO. 31143, RECORDED IN MAP BOOK 216, PAGES 69-71, OFFICIAL RECORDS OF RIVERSIDE COUNTY, STATE OF CALIFORNIA, WAS USED AS THE BASIS OF BEARINGS FOR THIS SURVEY. BENCHMARK CITY OF LA QUINTA BENCHMARK PER VERTICAL CORNER RECORD DOCUMENT NO.. 11-0095 2" DIAMETER IRON PIPE WITH 1-112" DIAMETER DISC STAMPED BM IS 5562" FLUSH IN DIRT AT THE BACK OF WALK. AT THE SWC, OF THE INTERSECTION OF STATE HIGHWAY III AND DUNE PALMS ROAD. ELEVATION: 62425 FEET (NGV029) RECORD DATA (R) = PARCEL MAP N0. 31143 MAP BOOK 216, PAGES 69-71 (RI) = CORNER RECORD 08-0132, COUNTY OF RIVERSIDE (R2) = PARCEL MAP N0. 33588, MAP BOOK 214, PAGES 24-27 (RJ) = PARCEL MAP NO, 31112, MAP BOOK 206, PAGES 92-93 (R4) = PARCEL MAP N0. 3412J, MAP BOOK 220, PAGES 41-42 (R5) = INSTRUMENT NO.. 2007 OIJ0621 16 WATER RIGHTS CLAIMS OR TITLE TO WATER, WHETHER OR NOT SHOWN BY THE PUBLIC RECORDS PARKING COUNT 18 RIGHTS OF PARTIES IN POSSESSION. NO PARKING STALLS EXIST WTHIN THE SITE LEGAL DESCRIPTION SHOWN HEREON. PLOTTED EASEMENT NOT LISTED IN THE SUBJECT TITLE REPORT STATED HEREON. SITE AREA THE SUBJECT SITE, PER TITLE REPORT DESCRIP77ON CONTAINS APPROXIMATELY AO GRANT OF FEE EASEMENT TO THE CITY OF LA QUINTA FOR HIGHWAY III WDENING 436,669 SO.. FT. OR 10.025 ACRES (GROSS) PURPOSES AS DISCLOSED BY DEED RECORDED FEBRUARY 26, 2007 AS DOCUMENT N0. PARCEL 1 = 249,954 SQUARE FEET/5.738 ACRES (GROSS) 2007-0130622 OF OFFICIAL RECORDS. 226,482 SQUARE FEET/5199 ACRES (NET) PARCEL 2 = 114,247 SQUARE FEET/2623 ACRES (GROSS) 102,585 SQUARE FEET/2355 ACRES (NET) PARCEL 3 = 72,468 SQUARE FEET/1.664 ACRES (GROSS) 71,669 SQUARE FEET/1.645 ACRES (NET) SITE PLANNING DATA DISCLAIMER: INFORMATION PROVIDED BY 4G DEVELOPMENT AND CONSULTING, INC. IN THE SITE INVESTIGATION REPORT DATED 10/05/2022 ZONING REGIONAL COMMERCIAL (CR) MAXIMUM BUILDING HEIGHT. 50 FEET SETBACKS BUILDING WEST = 20 FEET,EAST = 0 FEET, - NORTH = 0 FEET, SOUTH = 50 FEET LANDSCAPE WEST = 10 FEET, EAST = 0 FEET, NORTH = 0 FEET, SOUTH = 50 FEET FLOOD ZONE COMMUNITY NUMBER: 060709, MAP OR PANEL NUMBER: 2234G EFFEC77VE OA TE..- 0812812008 ZONE X (SHADED) AREAS OF 0.27 ANNUAL CHANCE OF FLOOD; AREAS OF 19 ANNUAL CHANCE OF FLOOD WTH AVERAGE DEPTHS OF LESS THAN 1 FOOT OR WITH DRAINAGE AREAS LESS THAN 1 SQUARE MILE AND AREAS PROTECTED BY LEVEES FROM THE 1% ANNUAL CHANCE OF FLOODING. INFORMATION OBTAINED FROM CERTIFIED FLOOD SYSTEMS INC. ON 1017122 UTILITY PROVI SEWER ................. COACHELLA VALLEY WATER DISTRICT (CVWD), RONNIE RAMOS (760) 398-2668 WA TER.._.._......... COACHELLA VALLEY WATER DISTRICT (CVWD), DEVELOPMENT SERVICES (760) 398-9600 STORM WATER.... CITY OF LA QUINTA, AMY YU (760) 777-7047 GAS ................ -SOUTHERN CALIFORNIA GAS CO, STEVE RUTHERFORD (909) 335-7677 ELECTRIC IMPERIAL IRRIGATION DISTRICT, IVAN LOPEZ (760) 427-7409 CABLE......_........ CHARTER COMMUNICATIONS, LEE HOBSON (760) 674-5455 + TELEPHONE .......SPEC TRUM ROADWA Y............ CITY OF LA QUINTA, AMY YU (760) 777-7047 + AGENCY RECORD INFORMA7ON NOT AVAILABLE AT TH£ 77ME OF THIS SURVEY. sF T N FP S z G'J r Y Jr Na7Q 10 3 eC DO FRED WARING DR. it '^ MILES AVE. N z Jj\JJJJ � cn � ¢ o ¢ z z o f o t 5\`` U Z o z HIGHWAY N0. 111 a7UJJ\J/A VICINITY MAP Q LA AVE. 48 NOT TO SCALE DATA TABLE ASSESSOR'S PARCEL NUMBER(S) - 600-030-018 LEGAL DESCRIPTION - SEE HEREON. EVS77NG GENERAL PLAN DESIGNA PION - GENERAL COMMERCIAL (GC). EA7STlNG ZONING DESIGNATION - REGIONAL COMMERCIAL (CR). EXISTING SPECIRC PLAN TIRE AND LAND USE DESIGNA77ON - NO EXISTING. TOTAL GROSS SITE AREA IDENTIFIED IN SQUARE FEET AND ACRES - 436,699 SQUARE FEET/10.03 ACRES TOTAL NET SI7F AREA IDEN77FIED IN SQUARE FEET AND ACRES - 401,800 SQUARE FEET/9.22 ACRES. NUMBER OF BUILDABLE LOTS - 3 NUMBER OF COMMON AREA, OPEN SPACE AND NON -BUILDABLE LOTS - 0 NUMBER OF COMMON AREA, OPEN SPACE, AND NON -BUILDABLE LOTS - 0 AVERAGE BUILDABLE LOT SIZE - MINIMUM BUILDABLE LOT SIZE - NO MINIMUM. (ONLY MAXIMUM, .35) NAME AND NUMBER OF ADJOINING TENTATIVE AND RECORDED MAPS., PARCEL MAP NO.. J1143, P.M.B. 216169-71 OF PARCEL MAPS (EAST) PARCEL MAP NO 28422, P.MB. 190161-62 OF PARCEL MAPS (SOUTH) PARCEL MAP NO.. J1172, P.M.B. 206192-PJ OF PARCEL MAPS (WEST) PORTION OF NORTHWEST QUARTER OF SEC77ON 29, TOWNSHIP 5 SOUTH, RANGE 7 EAST (WEST) PORTION OF NORTHEAST QUARTER OF SECTION 29, TOWNSHIP 5 SOUTH, RANGE 7 EAST (NORTH) NAME OF SCHOOL, UTUTY AND ANY OTHER SPECIAL DISTRICTS S£RWNG THE PROPERTY.. SCHOOLS.. COACHELLA VALLEY UNIFIED SCHOOL DISTRICT UTILITIES. ELECTRIC - IMPERIAL IRRIGATION DISTRICT WATERISE;ER - COACH£LLA VALLEY WATER DISTRICT CVWD GAS - SOUTHERN CALIFORNIA GAS COMPANY SoCILGs SOURCE OF WATER SUPPLY - COACHELLA VALLEY WATER DIS7RICT (CV4D) METHOD OF SEWAGE DISPOSAL - COACHELLA VALLEY WATER DISTRICT (CVWD) CONTIGUOUS PROPERTY OWNED OR CONTROLLED BY PROPERTY OWNER OR LAND DIVIDER - NO FIRE HYDRANTS ONS17F AND W 17HIN 500' OF THE PROJECT STF- 0-ONSITE TO THE EAST -ADJACENT TO GOODWILL BUILDING TO THE SOUTH -ADJACENT TO CHEVRON GAS STATION TO THE WE5T-W1THIN LA QUINTA VALLEY PLAZA TO THE NORTH -NONE SOURCE COACHELLA VALLEY WATER DISTRICT PUBLIC IMPROVEMENTS INCLUDING PUBLIC STREETS -ONLY PUBLIC IMPROVEMENTS WILL BE ENTRY ON DUNE PALMS AND SIDEWALK. EAISANC COVERAGE AND DRAINPIPES -EXISTING SITE IS UNDEVELOPED DIRT. PIPE FROM PUBLIC CATCH BASIN DISCHARGES TO SUMP AREA ON E17F. PROPOSED PAD AND 57REET ELEVATIONS AND PAD ELEVA 77ONS OF ADJOINING EXIS77NG OR APPROVED SUBDIVISIONS -SEE CONCEPTUAL GRADING PLANS. THIS TENTATIVE PARCEL MAP WAS PREPARED UNDER MY DIRECTION ✓UNE 29, 2023. l�pl. LA,S S Q HE8 Gt o K MICHAEL P. HERNANDEZ PROFESSIONAL LAND SURVEYOR NO.. 9281 y No 9281 2= TF �p CALIF�E OWNER DWCG1, LLC 1400 N. TUSTIN AVENUE ORANGE, CA 92867 SUBDIVIDER BLACKPOINT PROPERTIES, LLC 1129 INDUSTRIAL AVENUE, SUITE 205 PETALUMA, CA 94952 CONTACT PERSON: CLEMENT BALSER DATE 6/5/23 DRAWN BY CL/SDS - CHECKED BY JHG MPH JOB NO. BLP22048 SHEET NO. 204 I OF 3 SHEETS N GRAPHIC SCALE IN FEET ) 1 inch = 50 It DATE PREPARED JUNE 5, 2023 CURVE DATA TABLE CURVE DELTA RADIUS LENGTH CJ 073T42" 439.99' 58,58' C2 073T42" 463. 99' 61.78' C3 09'04'33" 3164. 9J' 501.33' C4 2406'18" 100.00' 42.07' C5 0056 01 " 439.99 Z 17' C6 2406'18" 1 100.00' 42.07' LINE DATA TABLE LINE BEARING DISTANCE IT NSP'49'54 E 2. 00' L2 N00'10'06'W 7307' L3 N45-0559W 29. 60' L4 N89'58'03'E 50.18' LEGEND SYMBOLS (54.19) RIM (47.39) INV-E (47.59) INV-S CITY OF LA QUINTA STREET AND HIGHWAY I \I I �c \ I ti �0 I CO 1 Xp x 1 Jg)37, 44 13 (/ ON N / 3 S �T I II PNTR�(, ��c` � CORPORATE CENTRE DR/V AB = AGGREGATE BASE TRW TOP OF RETAINING WALL AFIRE HYDRANT Al = ASPHALT CONCRETE TW = TOP OF WALL o--O STREET LIGHT ELK = CONCRETE BLOCK UG = UNDERGROUND BS = BACK OF SIDEWALK UP = UTILITY POLE oQ TRAFFIC SIGNAL CB = CATCH BASIN R VARIABLE TRAFFIC SIGNAL ARM & POLE CF = CURB FACE W = WA CL = CENTERLINE WDF = WOOD FENCE X¢ LIGHT STANDARD GILT= CHAIN LINK FENCE WM = WATER METER UTILITY POLE CO = CLEANCUT WV = WATER VALVE DCV = DETECTOR CHECK VALVE C GUY WIRE & ANCHOR DS = ROOF DOWNSPOUT N. = NORTH WATER METER EG = EDGE OF GUTTER S. = SOUTH EP = EDGE OF PAVEMENT E. = EAST O GAS METER ED = FOUND FDC = FIRE DEPT. CONNECTION W. = WEST WILY = NORTHERLY ® WATER VALVE FF = FINISHED FLOOR S'LY = SOUTHERLY GAS VALVE FG FIN SHED GRADE E"LY =EASTERLY ve PULL BOX FH = FIRE HYDRANT WILY = WESTERLY ❑ FL = FLOW LINE N/0 = NORTH OF IN GRATE INLET FS = FINISHED SURFACE S/O = SOUTH OF y SIGN GB = GRADE BREAK E/O = EAST OF GM = GAS METER W/O = WEST OF VENT OR = TOP OF GRATE R = PROPERTY LINE O SEWER MANHOLE GV = GAS VALVE CL = CENTERLINE O0 STORM DRAIN MANHOLE HE = HIGH POINT R/W = RIGHT OF WAY HT = HEIGHT 0 = DELTA O TELEPHONE MANHOLE CV = IRRIGATION CONTROL VALVE R = RADIUS NH MANHOLE IP - IRON PIPE L = LENGTH Co SEWER CLEANOUT LS = LIGHT STANDARD T = TANGENT O MONUMENT WELL L&T = LEAD & TAG MH = MANHOLE M = MEASURED DATA C = CALCULATED DATA ® HANDICAP PARKING STALL NG = NATURAL GROUND (RAD)= RADIAL BEARING © LANDSCAPED AREA N&T = NAIL & TAG PRO -PROPORTIONATE MEASUREMENT Q PROTECT IN PLACE OHW = OVERHEAD WIRE (21ODY R) = RECORD DATA ® REMOVE AND DISPOSE OFFSITE PB = PULL BOX 210.00 M. = MEASURED DATA 2E RELOCATE PCC = CONCRETE 210.00 PRO = PRORATED DATA PIV POST INVALVE 210.00 C = CALCULATED DATA © PLOTABLE EASEMENT ITEM PL = PROPERTY LINE (427.00) TC = EXISTING ELEVATION No. PER TITLE REPORT RD = ROOF DRAIN RWH = REDWOOD HEADER 42700 TC = DESIGN ELEVATION -(427.0)- EXIST. CONTOUR SCB = SIGNAL CONTROL BOX - CATV = CABLE N LINE qy O DESIGN CONTOUR SMH = SEWER MANHOLE E = ELECTRICAL UNE SPK = SPIKE G = GAS LINE SW = SIDEWALK - GB GB- = GRADE BREAK UNE SUBDIVISION BOUNDARY TC = TOP OF CURB - R R = RIDGE LINE ---------- LOT LINE TE = TRASH ENCLOSURE S = SEWER LINE TP = TELEPHONE POLE SD = STORM DRAIN LINE TRAN = TRANSITION T = TELEPHONE UNE TRANS- TRANSFORMER W = WATER UNE GUY POLE FOR rjOI\j OF J\J kY, 1/ ,1, II / PARCPL ILIAP AJO, 31172 P.JW.B, 208/92-93 THE CITY OF LA QUINTA FOR STREET AND HIGHWAY PURPOSES. SEC. 29, T66, R7E FEE R/W PER O.R. 2007-01JO622 it I c3 b to / o 0 2 A C. B I CONC. ClR N AND GU. \NE INS mo P AVE N 0' VARIES 4"G 6162) Te 9 CONIC. GUTTE N89`39'14 "E 30.00' J PORTION OF AJORTALASf- 1/: BEC. 29, r6>J, P17E C. V D STpR W CONIC. WALL FOR CHANNEL ��-L'p L�ETT Il v -- / \ 13 S / 1I �\ �\ \� 12.. \ (58.18) RIM \ Ii s 4"0 _ (4693) INV-E i RISER UNK. - (48.98INV-S-" PROPOSED DEDICATION TO �I V THE CITY OF LA QUINTA _ ��sB), (5s)✓ T� \ 12"S FOR STREET AND HIGHWAY III PURPOSES. 5 III 3 // (58.20) RIM / I I / 7 _ (46.30) INV 44°OP RISER i ,( i bN PAD V / _ -T E.P. (TYP.) ONS ON III 1 EASEMENTNMET\ TYP. i / L N AL POS� m A V A\ 249,9541 SONRE FEET/5.7&,t ACRES (GROSS) A III v 226.482t SQUARE-€ET/5)99tvACRfS(NET) D I R T 1�3 v :�YYN2Re Y�YYCL-7� 7 � I A�5`b I• I I A \ 2 I PROPOSED 26' WIDE RECIPROCAL ACCESS n d I EASEMENT (OVER AND ACROSS PARCEL 1 E.P. (TYP.w� I FOR THE BENEFIT OF PARCELS\2,AND 3. FIELD I ry ) � \ 7 \ _. 4 I e m N89'58'03"E 43$.11'! \ J \ \ vl N 384.11' _71ROPOSED PARCEL LINE 345.82 _! \ V° 38,29\' 396.82' \ \ Nsyi, I I� 5 rPROPOSED 26' WIDE FIRE LAN POST VACANT FOR / 7pSS \ - _ _ _ OFIRE AND EMERGENCY ACCESS \\ P � VEHICLES PURPOSES. / A \ I PROPOSED PARCEL ONE / PROPOSED DEDICATION THE CITY OF LA'QUINTA FOR STREET AND HIGHWAY PURPOSES l PROPO D �PAR�EL LINE 12"O TELECOMM I I V A LOW'PEDESTAL I I / D I R T 2' A\ I / I , \ o I I I / / 20' TEMPORARY o I CONSTRUCTION 6 / D DICATION \ V '� i PARCEL 2 EAS(MENT f AC ` II I 114,247t SOUARE FEET/2623t ACRES (GROSS) E L D O I O I 72, 8t 5 ARE Ff c ➢02585t SQUARE FEET/Z 355t ACRES (NET p 0O T/1.664t ACRES (CROSS) O UN 8"0 I 2V.M l 71 SOOUARE FEETO 6451 ACRES (NET) OER (TYP.) =U -, \\ IF E.P. (TAP. �. x 19 RTRANSFORMER TEMPORARY I \ PROP,Qj�2DEDICA TION TO I 1�5 N CONIC. PAD WOOD SIGN THrC'Yi� OF LA QUINTA I I \ U ' \ (60) / FOR STREET AND HIGHWAY A NDUIT \ / PURPOS o - - - 1 U.P. GUY ANCHOR 5 _. N40 439 "W-SIGN -(TAP. _-- SO. CALIFS') GAS MARKER C5 �\ rNOT35'45"E- M g (6 �, 7N89,'$8'0 / IIGAS MARKER 266.49$ C. (RADIAL) - _ ------------------------. -r, t. a7, FL A. C. _ P A V E M ENT BA,, 3S'. F LANE LINE (TYP.) - _ 8" HPG G _ G M b 18•W C.B. (TYP.) DRIVEWAY CAIANNEL N09'30'56 "E Ir (RADIAL) C.B. (TYP.) I (57.:5) RIM (52.65) INV 457.91) RIM (45.91) INV-E (4&01) INV-S (46.01) INV-W I� TRANS. PAD mo� w�< PAP; C L .I A.P.I\L: 600-030-018 OVYAJER: OLIVE ES J-IOLf)JJVG CO. I E PAP:CEL JWAP J\JO, 31143 ` (57.56) RIM (47.91) INV-N P^1, �(4796) INV (57.20) RIM (51.20) INV 5780) TC P.JLLB. 216 / E9-71 5750) FS ,/-CONC. CURB El PAP; C L 1 U' o_ n A.P.AJ, 000-030-013 Cwl\LR> DJNPEI J-la CAPITAL B,5/_,GFYADP (58.74) TC (57.38) RIM '(57.81) FL (52.78) INV-N (53.08) INV-E RAMP CON C. AND GUTTER _ (58.79)J311 ( 6h TELECOMM GUTTER (5434)-TMV_ L9O F 68). TC BOX 5831)FS STATE HIGHWAY 111 CURB _(60)- A. C. G h95 o\F _ _ (59)' - PAVEM�T, T W SOL17H UNE OF N.E. 1/4 OF EC77ON 29, T.5S, R.7E., PARCEL NIAP AJO, 28 422 P.NLB, I90181-62 EXISTING SITE CONDITIONS DATE 6/5/23 _ DRAWN BY = CL - CHECKED BY JHG JOB N0. BLP22048 SHEET NO. 205 2 OF 3 SHEETS N GRAPHIC SCALE ( IN FEET ) 1 inch = 50 It DATE PREPARED: JUNE 5, 2023 LEGEND SYMBOLS m CORPORATE CENTRE DRIVE PC;-i7JCAl JP N.YY, 1/ L, AB = AGGREGATE BASE TRW = TOP OF RETAINING WALL AFIRE HYDRANT Al = ASPHALT CONCRETE TW = TOP OF WALL o--O STREET LIGHT ELK = CONCRETE BLOCK UG = UNDERGROUND BS = BACK OF SIDEWALK UP = UTILITY POLE oQ TRAFFIC SIGNAL CB = CATCH BASIN VAR = VARIABLE PA,RC6L ILJAP NJ. 31172 CF = CURB FACE W = WASHER �� TRAFFIC SIGNAL ARM &POLE P.IW.B. 206/92-93 CL = CENTERLINE WDF = WOOD FENCE X¢ LIGHT STANDARD GILT= CHAIN LINK FENCE WM = WATER METER UTILITY POLE CO = CLEANCUT WV = WATER VALVE DCV = DETECTOR CHECK VALVE C GUY WIRE & ANCHOR DS = ROOF DOWNSPOUT N. = NORTH WATER METER EG = EDGE OF GUTTER S. = SOUTH EP = EDGE OF PAVEMENT E. = EAST O GAS METER ED = FOUND FDC = FIRE DEPT. CONNECTION W. = WEST WILY = NORTHERLY ® WATER VALVE FF = FINISHED FLOOR S'LY = SOUTHERLY GAS VALVE FG =FIN ISHED GRADE E'LY =EASTERLY ve PULL BOX FH = FIRE HYDRANT WILY = WESTERLY ❑ FL = FLOW LINE N/0 = NORTH OF IN GRATE INLET FS = FINISHED SURFACE S/0 = SOUTH OF y SIGN GB = GRADE BREAK E/O = EAST OF GM = GAS METER W/O = WEST OF VENT OR = TOP OF GRATE R = PROPERTY LINE O5 SEWER MANHOLE GV = GAS VALVE CL = CENTERLINE O0 STORM DRAIN MANHOLE HE = HIGH POINT R/W = RIGHT OF WAY HT = HEIGHT 0 = DELTA O TELEPHONE MANHOLE ICV = IRRIGATION CONTROL VALVE R = RADIUS NH MANHOLE IP = IRON PIPE L = LENGTH Co SEWER CLEANOUT uSEC. 29, TSu, F376 LS = LIGHT STANDARD T = TANGENT O MONUMENT WELL L&T = LEAD & TAG MH = MANHOLE M = MEASURED DATA C = CALCULATED DATA ® HANDICAP PARKING STALL NG = NATURAL GROUND (BAD)= RADIAL BEARING © LANDSCAPED AREA N&T = NAIL & TAG PRO -PROPORTIONATE MEASUREMENT Q PROTECT IN PLACE OHW = OVERHEAD WIRE (21ODIY R) = RECORD DATA ® REMOVE AND DISPOSE OFFSITE PB = PULL BOX 210.00' M. = MEASURED DATA 2E RELOCATE PCC = CONCRETE 210.00' PRO. = PRORATED DATA PIV = POST INDICATOR VALVE 210.00' C. CALCULATED DATA © PLOTABLE EASEMENT ITEM FLU= PROPERTY LINE (427.00) TC = EXISTING ELEVATION No. PER FILE REPORT RD = ROOF DRAIN RWH = REDWOOD HEADER 42700 TC = DESIGN ELEVATION —(427.0)— EXIST. CONTOUR SCB = SIGNAL CONTROL BOX — CATV = CABLE TV LINE q27 0 DESIGN CONTOUR SMH = SEWER MANHOLE E = ELECTRICAL UNE SPK = SPIKE G = GAS LINE SW = SIDEWALK — GB —GB- = GRADE BREAK UNE SUBDIVISION BOUNDARY TC = TOP OF CURB — R —R- = RIDGE LINE ---------- LOT LINE TE = TRASH ENCLOSURE S = SEWER LINE TP = TELEPHONE POLE SD = STORM DRAIN LINE TRAN = TRANSITION T = TELEPHONE UNE TRANS- TRANSFORMER W = WATER UNE NOTE: SEE CHICK-FIL-A AND QUICK QUACK CAR WASH ARCHITECTURAL PLANS FOR SPECIFIC DETAILS OF THE SITE. SEE SHEET 2 FOR BOUNDARY AND PARCEL DIMENSIONS AND EASEMENT REFERENCES. I I \ I P✓F17/�lN �lr AhlR7�LAf;7 J/: I II \ SEC. 20, T5S, P17'E ce cg ® \ cg \ ce \ ce Iz •S G@ � (57.85) RIM (52.65) INV =12-457.91) RIM Z�-(45.94fi.01) 1) INV INV-E — (-S (46.01) INV-W PAP; C L .I A.P.AL: 600-030-016 OWAL5,R: LXIAIES l-JoLL7/NC CC. PAFtc, L J1llAP AJO, 31143 (57.56) RIM (47.11) INV-N (47.96) INV-S (47.96) INV-E (57.20) RIM (51.20) INV P.J11J.B. 215 / E9-71 Tp - - T T T - T T 6' HPG G G G - G G b _ 7 16"W -'- {N TW TW -- TW T�-_ PARCEL NJAP NC, 28 422 P.NLB. 190/61-62 PAF; C� L J oWN> wi o_ A.P.N.: 000-030-013 CWAl6F3: DVJVE-✓ Ala CAPJTAL B,5/_,GaFYAL76 (57.38) RIM �(52.78) INV-N (5D.08T INV-E -- PARC L A -- -- (PUBLIC STREET) STATE HISHWA Y 111 `SOUTH UNE OF N.E. 114 OF SECTION 29, T.5S, R.7E., S.B.M. PROPOSED SITE PLAN DATE 6/5/23 DRAWN BY CL - CHECKED BY JHG JOB NO. BLP22048 SHEET NO. 206 3 F 3 4 3 2 7 EI DI CI BI Al CODE INFORMATION BUILDING CODE: 2022 CALIFORNIA BUILDING CODE PLUMBING CODE: 2022 CALIFORNIA PLUMBING CODE MECHANICAL CODE: 2022 CALIFORNIA MECHANICAL CODE ELECTRICAL CODE: 2022 CALIFORNIA ELECTRICAL CODE ACCESSIBILITY CODE: 2022 CALIFORNIA BUILDING CODE ENERGY CODE: 2022 CALIFORNIA ENERGY CODE FIRE CODE: 2022 CALIFORNIA FIRE CODE GAS CODE: 2022 CALIFORNIA PLUMBING CODE BUILDING DATA OCCUPANCY: A2(RESTAURANT) FIRE SPRINKLER: YES CONSTRUCTION TYPE: V-B PROPOSED PARCEL AREA: 109,158 S.F. BUILDING AREA: t778S.F. FAR: 4.38 % LANDSCAPE AREA: 28,244S.F. ZONING: REGIONAL COMMERCIAL (CR) APN: 600.030.018 PARKING PARKING SPACES REQUIRED: 53 BASIS: 1 SPACE/ 100 SQ.FT - BUILDING AREA - 4,778 SF/100=48 OUTDOOR SEATING 477 SF/ 100=5 104 STANDARD SPACES: 74 ACCESSIBLE SPACES: 5 EVCS SPACES: 6 EV READY SPACES: 19 (FUTURE) TOTAL SHORT-TERM BICYCLE SPACE 5 SPACES REQUIRED - 5% OF PARKING STALLS TOTAL SHORT-TERM BICYCLE SPACES 5 SPACES PROVIDED: TOTAL LONG-TERM BICYCLE SPACE REQUIRED - 5% OF 20 STAFF PARKING 1 SPACE STALLS: TOTAL LONG-TERM BICYCLE SPACES 1 SPACE PROVIDED: 51 CAR STACK SPACES PROVIDED Architect: C.R.H.O. 1833 17TH STREET; SUITE 301 SANTA ANA, CA. 92705 PHONE: (714) 832-1834 x 32 FAX: (714) 832-1910 CONTACT: AMIN ATLASCHI E-MAIL: amin@CRHO.COM Landscape Architect: JOHN HOURIAN & ASSOCIATES 414 OLIVE STREET #227 SANTA BARBARA, CA 93101 PHONE: (949) 489-5623 x 101 FAX: (858) 810-0335 CONTACT: NICOLE HOURIAN E-MAIL: nhourian@hourianassociates.com Civil Engineer: TRUXAW AND ASSOCIATES 1915 W. ORANGEWOOD AVE. SUITE 101 ORANGE, CA 92868 PHONE: (714) 935-0265 CONTACT: RANDY DECKER E-MAIL: randydecker@truxaw.com 5200 Buffington Road Atlanta, Georgia 30349-2998 Phone: (404) 765-8000 Fax: (404)684-8550 79520 HWY 111 LA QU I NTA, CA 92253 (DVIC,1NITY MAP RDT CA1-E ....................... 4 3 2 DRAWING INDEX G-000 TITLE SHEET (INDEX SHEET) ATTACHMENT 6 SP-1 SITE PLAN _ SP-1A EASEMENT NOTES& LEGAL DESCRIPTION L1.0 PRELIMINARY PLANTING PLAN E L1.1 PRELIMINARY WATER CONSERVATION PLAN + L1.2 PRELIMINARY SHADING PLAN -OA PH-1 PHOTOMETRIC SITE PLAN Chick-tll-A • COLOR ELEVATIONS S RENDERINGS 5200 Buffington Road COLORS S MATERIALS BOARD Atlanta, Georgia 30349-2998 A-101 FLOOR PLAN A-230 ROOF PLAN A-301 EXTERIOR ELEVATIONS A-302 EXTERIOR ELEVATIONS C-100.1 ALTA (TITLE SHEET) C-100.2 ALTA (BOUNDARY) C-100.3 ALTA (TOPO) C-100.4 ALTA (TOPO) 1 OF 4 CIVIL TITLE SHEET 2 OF 4 CIVIL CONCEPTUAL GRADING PLAN 3 OF 4 CIVIL CONCEPTUAL CONSTRUCTION NOTES D L11 J 4 OF 4 CIVIL CONCEPTUAL UTILITY PLAN 1 . ■ ■ PROJECT DESCRIPTION A NEW, 1 STORY QUICK -SERVICE RESTAURANT WITH A 2-LANE DRIVE-THRU, INDOOR DINING (78 SEATS) AND AN OUTDOOR DINING PATIO (36 SEATS). BUILDING SIZE IS 4,778 S.F. WITH 104 PARKING SPACES AND QUEUE CAPACITY FOR 51 CARS 1933 E. 17tb Street 3rd Pow - Suite 301 Santa Ana (A 92705 Phone 7f4.132.1131 C 0 U) LL U) Q a JLU z N O1 =z E3 p j N C1 U = j STORE # 05420 REVISION SCHEDULE NO. DATE DESCMPrION 1141.22 PmApp SuS,Rtlel 01.27-23 CUP Suhmilhl 0517-23 CUP RaSubmkW 07-3w3 CUP R.SuL h.1 ARCHITEcrs PRMEc r F PIRNTEDFOR CUP RR-%&ift MTE oTa�23 At SHEET Q TITLE SHEET m SNEE7 NUMBER d2dooa U 3 2 T SITE INFORMATION C 91 NEW aioEvom I -- r...•L 1R'd 9'•S 9'd• f} L'.•:.1 TMP ti• ad' FIRE ACCESS L •: .•.' f$� TRIICI(TL%iHING L-,-•-.F I 1 � iElAP1.ATE :f I % -- 7 .6' ^4 .._..� ._ 74 ••�I 41 :' rP I ~. z<' � rDAGN , ` } IJ ♦ 1+ ` • ACCESSIBLE PARI(W. L , /7,11 14' ! f C� STRIPING S SIGNAGE-� { I PETAL TREE GRATESWTH GREASE INK ERCEPTOR i1GFfi GROOVES. FLu3Ny+N BIKE RACKS 16 BI%ES— i I M1 91DEYNLLK CADA APPIROVE01 SHORT TERM4 r� •.F I `� TMP � du `w w u�w � ' B' F_ 13' ` ff g ,.� � � r: � Ic -� is ❑ Lic ::[ tRl r IZ'fi• r 12'43' _ 10 1a.5 I g�+^Q�•Q�a =•l I ILLUMINATED L1DP—' . •.l I DIM FDHAL SIGN EOX I — - LOT LIGHT$ TYP I I . I 'f--- - OVTDpprt .'1 DINING PATIO AREA ILLLAWNATEO ++! DIRECTIONAL 8m Box FLAG POLE � ACCESSIBLE PATH OF 25, ' TRAVEL FROM I RIGFR OF WAY •'•A I - PEDESTRIAN LIGHT • TYP PEDESTRIAN SGN TRASH ENCLGSURE H9fl0LLaIPGATE I 41 I• fT RF+IVREVMEPL QNVD BIKERAI:K0 uiKE- si CANOPY •.h ' {�-{ --+ FAFaO* i OVERHANG: LON€3 TVUA1—, - 7Y'r• • • • 57.7 I [ I I I. f _ — 15rwnn�ccouatcw I s1ff .}• ;1 Ll . •.r � T` .. 4ROSRI]iASF I •L•7y■'I r• IBACN I •Y. ,. R _ - '•'R�K- .'xd ��.� — .'� .• {±±iiljill •:i I 'S -- 34iCAR STACKING— --b — r-,170' TO ORDER PONJT —— IIMETER--_---b:_—________--� •••{ 1I K' DRBER MENU BOARDS '�' TRAHBFORIAER •1-•,�I :1 YI --1WCAR STACKINCi_—_._a'R_. ._—F---w_—_______�—._._�--_—_-----.�.- ______.___—_ '�'' �1.!lia. I i,\.•��3..• •-W— a—s—:s`i; --- iY,s?•.��f.°-i'T9'�.�`:.',a++.�.c,Ydh'..4'i� ''f `- ..i•� _ T_•.38CAR9TACHIN4—I_.,—— — — — — — — •ir L------k—____J• r...T , .. r �.-.. •''�:_.C.•�:: IL— _. ___. Y' _ C. • LOVY AVL90NRY• ...... 'Y ir. �Y...i .. .' 5•WiSLLS i3'HT1 %• •} .q ^- re •• HEW N r.}• '.• RE'IE T10N . ' I nicuLs - - • M .............. •LANDSCAPE •: Y w S•l. T . •Y - ................................. .. a .: r. •.:C'.' _ I _ _ . . ..�• • • •..-.-.•Y..��.-. � ..: may. . '•r.++aT.rr+r.' ••y•'• :�:.:.Ar.�. sw,.++.w+`r..r..I.r.i±�a�..�w.....y...r.�rrr,�r i HEiN TWG *TRtP ORDER POINT CANOPY ACCESSIBLE PATH OF TRAVEL PLANTYID STRIPPER CITY EXISTING PROPERTY L '— — — '---PROSDSEQPRY]PEICT!'L1RIE — — — — — — — — — — — — TRUE NORTH SITE PLAN , ,-„ RK 2 OCCUPANCY: A2OMSTAURANT) FIRE SPRINKLER: YES CONSTRUCTION TYPE: V43 PROPOSED PARCEL AREA.109,158 S.F. BUILDING AREA: 4,77E S. F. FAR: 4AS % LANDSCAPE AREA: 25,24LSF. ZONING: REGIONAL COMMERCIAL (CRj APN: 600-030-010 PARKING CALCULATION PARKING SPACES REQUIRED: BASIS: BUILDING AREA OUTDOOR SEATING PARKING SPACES PROVIDED: STANDARD SPACES: ACCESSIBLESPACES: EVCS SPACES- EV READY SPACES: TOTAL SHORT-TERM BICYCLE SPACE REQUIRED • 6Y. OF PARKING STALLS TOTAL SHORT-TERM BICYCLE SPACES PROVIDED: TOTAL LONG-TERM BICYCLE SPACE REQUIRED - 5%p OF 20 STAFF PARKING STALLS - TOTAL LONG-TERM BICYCLE SPACES PROVIDED; LEGEND 53 1 SPACEJ 100 SOFT 4,776 SF1100 = 40 477 SFI100 = 5 104 74 5 B 19{FUTUREI S SPACES 6 SPACES 1 SPACE 1 SPACE PROPOSED LANDSCAPE AREA: NEW CONC. SIDEWALK PROPERTY LINE: • • �+ PROPOSED CFA WORK LIMIT PROPOSED CANOPY AREA NEW CONC. CURB: ACCESSIBLE PATH OF TRAVEL --- NUMBER OF PARKING SPACES: OI SITE STATISTICS lad SPACES TOTAL (53 SPACES REQUIRED) PROPOSED PARCEL AREA- 109,168 S.F. CAR STACK LENGTH: 1,004 FT TOTAL 151 CARS 0 20FT1 CAR) ORDER POINT: 170 FT INNER LANE 19TH CAR 0 20FTI CAR) 0 f I E ek 9A Chick-01I•A 8200 BUMflg[on Roars Allania. Georgia 30349.2998 architects 1833 F- 1 Tth Street 3rd Floor - Sulte 301 Wto Ana CA 44705 Phalle 7N.834.1034 c N LL f/} J J w N r 4 s = C7a STORE # 05420 RFMI5IONSCHI ULE NO. !LE — OESCRIPTIOH tt-0I-22 Pn Apo Suv.Rrl — .2,23 PIPB,E - 05'N's =pN4v.-W 0731-21 CWR4*,bnkl —RECT. 2'.. PNREDFp([ CUP Reid OATS wa1.Y3 A R mar - YC >411 Owe. m sHeErNUMeEe N � 1 U LEGAL DESCRIPTION LEGAL DESCRIPTION NOTE EASEMENT NOTES REAL PROPERTY IN THE CITY OF LA QUINTA, COUNTY OF RIVERSIDE, THE LEGAL DESCRIPTION SHOWN HEREON DESCRIBES AN 3 } AN EASEMENT FOR PUBLIC ROAD AND UTILITY AND STATE OF CALIFORNIA, DESCRIBED AS FOLLOWS: APPROXIMATE 10.3 ACRE PARCEL OF LAND AND WAS TAKEN INCIDENTAL PURPOSES IN THE DOCUMENT RECORDED FROM THE SUBJECT TITLE REPORT. THE TITLE REPORT MARCH 22, 1933 AS BOOK 122, PAGE 374 OF OFFICIAL THAT PORTION OF THE WEST HALF OF THE WEST HALF OF THE INCLUDES PROPERTY BEYOND THE SCOPE OF WORK LIMITS OF RECORDS. E �. NORTHEAST QUARTER OF SECTION 29, TOWNSHIP S SOUTH, RANGE 7 THIS SURVEY. THE CLIENT SPECIFIED LIMITS OF SURVEY IS AS EAST, SAN BERNARDINO BASE AND MERIDIAN, LYING SOUTHERLY OF SHOWN ON SHEET C-100.3 [ 8) AN EASEMENT FOR HIGHWAY 111 WIDENING (RETENTION THE SOUTHERLY LINE OF THE COACHELLA VALLEY STORM WATER BASIN) AND INCIDENTAL PURPOSES IN THE DOCUMENT CHANNEL, AS DESCRIBED IN DEED TO THE COACHELLA VALLEY THE PROPOSED CHICK-FIL-A DEVELOPMENT APPEARS TO BE RECORDED FEBRUARY D1, 2007 AS INSTRUMENT NO. Chkkdll-A d900lanta, Georgia Road WATER DISTRICT, RECORDED OCTOBER 8,1923 IN BOOK 391 PAGE WITHIN THE APPROXIMATE PROPOSED DEVELOPMENT AREA 2007.7$267 OF OFFICIAL RECORDS. Atlanta, Georgia 223. OF DEEDS, RECORDS OF RIVERSIDE COUNTY, CALIFORNIA. SHOWN HEREON, TO BE VERIFIED BY CHICK-FIL-A, 3OU9.2998 THE ABOVE DOCUMENT WAS RE -RECORDED FEBRUARY EXCEPTING THEREFROM THAT PORTION AS DESCRIBED IN DEED TO 25, 2007 IWAS INSTRUMENT NO.2007-130623 OF OFFICIAL THE STATE OF CALIFORNIA, RECORDED FEBRUARY 13, 1936IN BOOK RECORDS. 208 PAGE 24, OF DEEDS, RECORDS OF RIVERSIDE COUNTY, CALIFORNIA. (9 } AN EASEMENT FOR PUBLIC UTILITIES AND INCIDENTAL PURPOSES IN THE DOCUMENT RECORDED MAY 10, 2007 ALSO EXCEPTING THEREFROM THAT PORTION AS DESCRIBED IN AS INSTRUMENT NO.2007-312586 OF OFFICIAL RECORDS. DEED TO THE COACHELLA VALLEY WATER DISTRICT, RECORDED MARCH 6, 1962 IN BOOK 3091, PAGE 227, AS INSTRUMENT NO.20717, 13 AN EASEMENT FOR ROADWAY AND PUBLIC UTILITIES, p L I1 OF OFFICIAL RECORDS OF RIVERSIDE COUNTY, CALI FORMA. SLOPE EASEMENT AND TEMPORARY CONSTRUCTION QrchiI I ALSO EXCEPTING THEREFROM THAT PORTION CONVEYED IN THE EASEMENT AND INCIDENTAL PURPOSES, RECORDED 1133 E. 17 6 Street MARCH 31, 2022 AS INSTRUMENT NO. 2022.164402 OF 3rd Noer - Suite 301 GRANT DEED TO THE CITY OF LA QUINTA, A CALIFORNIA MUNICIPAL OFFICIAL. RECORDS. Sonia Ann (A 92705 CORPORATION, RECORDED FEBRUARY 26, 2007 AS INSTRUMENT NO. Phone 1f4.132.1134 2007-0130621, OF OFFICIAL RECORDS. ALSO EXCEPTING THEREFROM THAT PORTION CONVEYED IN THE GRANT DEED TO THE CITY OF LA QUINTA. A CALIFORNIA MUNICIPAL CORPORATION, RECORDED FEBRUARY 26, 2007 AS INSTRUMENT NO. 2007-0130622, OF OFFICIAL RECORDS. APN: 600.030-019 C LL LL V) 2 a J LU N Z N W LL e t z? STORE # 06420 REV010 W DATE DESCRIPTION 11-W2-.,•/ppk&M0B1 Ot •Vm ELFPWAU 051723 CUPR,S.drU 07IM-48 OUPR.4b.9M Rw} DB cuPRII. Aq sale aaa+-sa A odcuar ya FQ EASEMENT NOTES A LEGAL OESCIRIPTI7N F m >A�LNUMBER N SP91A t �- nl { UNDERGROUND SERVICE ALERT CFiI: TOLL FREE 1-goo Y27-262800 TNO WWIR +6 &*YS BEFORE YOU D10 SCAIl IIIQN : REMEdBER TINT THE USA CMTER NOTIFIES ONLY THOSE ITRTIIN SEIWCIMB TO CENTETEERE ULD RTERWP�jASITE THE LL INFORM YOU OF WHOM THEY WILL H6TPY. 4 - _3 p PLANTING LEGEND BACKFLOW DCDA FDC AND FIDE 14YDRANT LOCATION.. MAINTAIN 37�\ �fil YAr1I BOTANICAL NAME QQNA ON NAME SIZE QTY PEMAIZK5 WLCOLS LNOSSTRLJCTIVG CLEAPANCE 7� i REGION 6 I — — CEIh_.IORN -OESE12T MUBEUI4' DESERT MLlt Lf M PALO 24' BOX 19 PIG44 BRANGJINr3 LOW STATE RGNWAY III CONPLIANCE STATEMENT, I ,AGREE TO COMPLY WITH THE QE0IJ112ENIEi•!TS OF TI-IC WATER EFFICIENT LANDSCAPE, AND 51-81MIT A CON nLETE LANDSCAPE. DOCLMENTf ' :;': PACKAGE. 7/14/2023 c�_ _ b DATE ROSERT A GAPCIA 4 S dEepE 04LCPSIS LIDEAMS DE4EPT WILLOW 9 STAnOARp M1AODERA7G F QUEkCLIG ILEX PCLLY OAK 24' BO% 5 MLLTI-TRLw MCDERAT✓= aickvA OLEA ELR0PAE4'SWAJ WILL' FRUITLESS OLIVE 26' BOx IA "GW BPAN04FVG MOOERATE ChIDk-flI-A 520R Buffington Road 'MAST-111,1970NIA X PILBJGTA L41'BRZo LIEYICAN FAN IT 6.TH. 7 -�°I -fY. SKIP.TIED LOW Atlanta, �oMla I PALM 15ROVON TP" 30349.2990 ® S45 �7L1@s AGAVE AMEP.,CANA 'MARGWATA' VARIEGATED CENTLR" 5 GAL 34 AS 9140WN LOW PLANT jN AGAVE ecGINAE-VICTCQIA OJEFTf VICTORrA AGAVE 5 GAL 20 AS Sk-OM LOW O ALOE STRIATA CCQAL ALOE 5 GAL 40 AS $5WQWN LOW 4 B0UGAINVLLEA16APRARA BOUGAINVILLEA 5 GAL 43 AS SkOWN MODERATE KAIZSr CAESALPWA PLLCF62RIMA R®o 01120 OP 15 GA1. 10 AS SV OM FOLIpI_lERl4 PA2ApISE LOW SPLEM1AEIJ.j 4COT:LLO 15 CAL 19 AS SuOWN Q I-ESPERALOE PARVIFLORA Rap YUCCA 5 GAL 130 145 $1-10m LOW hculian as30Ciatos, BRAKE LIp-ITS' Inc Iriwcala. ar�l.[ec1�c - a.a.gi QL LAMANA MONTEVIDEN915 NGv+ GO-D LANTANA I GAL .66 AS 5140VJN MODERATE I Dart'-w I >'Wb-- -1. • �� [ rs•loman TTE W cl lw' ® LELICOPWYLUJM FPUT--SI;Ef i COMPACT TEXAS S GAL 86 AS $I IOVIN LOW! rCONIPACTA' RANGE2 aIF PEhIVSETV A O. TCARLEY ROSE KAPLEY ROSE 5 GAL 115 AS SHOWN LOW FOL,N F013�ITAIN GRASS , PEROVSf'lA ATRIPLICFOLIA RUSSr6N SAGE 5 GAL 4S AS SI+0m1N LOW T SALVIA LE{JCANTNA ME%IOAIN 8L1`:Ja SAGE 5 GAL 21 45 iFIOVMI LOW acx vw �a'i • �1 • •-`►'-� BCUGANVILLEA RA5gg2RY BOUGANWLLEA 5 GAL 2 AS 51-IOVNJ MODERATE I �y4 ICE STAFF TO WALL OF C6 QVER NO 5YnABOL DECOWOSED GRANITE 'pPACWT SUNSET' U41' DIA 23.119 314' SCP2CNED. 3' DEPTH ALL PLANTING AREAS SF AVAILABLE FROM EXCEPT WnIED AS ROCC SOUT14AU-S7 BOLLDEZ C c DECORATIVE BOLLDERS 'APACI-E SUN5ET' 3'-S' DI❑ 37 AVAILABLE F40M SOUTAVEST E0U_DEP CPLEuED STOKE 'APA.CFE 51,NSd-r' 2'-4' 01Q 3.I00 AVAILABLE F420M ALL RANTING AREAS 5 P. SOLIT6WWE5T SOLLDER EXCFpT RIOTED 45 ROCK RIV62 COBBLE 60E MIX 'APACI-E SLMISET 4'1' DIA. 2025 AVAILABLE FROM 40% MIX 'MISSION COBEL' 4'-10' DIA 5F. SOL r^.a r SOLLDE2 (/? LL NOTE (0) THE F! ARE NO EXISTING TRESS ON THIS PROJECT 2 ALL PLANTING AREAS TO BE IRRIGATE.? WI r41 POTAEXE WATER. Q � a LANDSCAPE CALCULATIONS J z N Sl R 6 AND G2GIppCOVER AREA 7&244 SF ' e4 YU7P AREA 0 SF O TOTAL LANDSCAPE AREA: 28.244 Sr- LI = Na �eH 4-liC ION I IC]N BASIN PER CIVIL ENGINBER REFER TO CIVIL ENCINF�EQING DRAWINGS FOR ADDITIONAL FACILITY ;NFO1-A.1Aj1_Q GRAPHIC SCALE NQRTH PRELMNARY PLANTING PLAN 10 0 510 20 40 f. 20 O ( IN FEET J 1 inch - 20 it 2 FSR# 05420 RENR NOULF ND. DATE DEWRIPnor,1 PRELIMINARY PLANTING PLAN Thepla.fi eb.e. rcv4, br•eGW-WIa V.Wy R'a1r Dmkid it �����%iN[Shr wf n�.n1 Cdk 3erlami 65591 a'q �uring.If rmllWlsape md.ry.tim de.jP �. cnup.Al.on rcul [he Bn1 suVnn:R.B.+^Y{[5ry eca»mgx lAPMrfCCrS PP4ufc} {PI'ro`'arof Nu 4nx�$by CYIYU �r.d-Jaa nolwnglr.apprv�al In PFMrEDFaR .�Y. Quech nbd'unr. alW LL�R+igiFol'wav 'I',�,pin4, wale.M PII,C0. M•Ek r�J [�,{• +1'L�" P""®"I,tru�lwn daR I:rd mrynol8[Pk,..,I ttinnalkdr LlN'U �� :3t A — .uu USBRc...rc l.or ftbl G-W.yuilkiPrK�bU:ing ai mw�w1-on Namur fiou CL'V.A pL.y.Igr rtGHIH - a 05 y ilviloprsl9•niwa TRlonnmL w 'A1HiA.L/KR O cc Lt.0 4 4 3 E D C B A"eWk R -Sample W Aler Efllcknl Luliac.pe W-*_ leel. WATER E£FIC194T LANpSCAPe WORHSHEET MJ� Yee dAWM P-p0-pokx men4.r.NYN el..ep4 drr IanAmap.d ui...r.n ln..aupe R.f — 11-potramor.do. IETal 715�0. ilyixn ni.. an YN.ePg IFT.n ranr.m ><vw lrrl MNhod' nmrp..-, R.gtiu, Leneiespp nr.Pi Erlf I Ipreel LaM.erp. A-IM Al - • .N.a ,trnel.f a.r HHr.rus. d..65 pLC'!.'I D3G L�'P p.so 0,33 23.'Sla 7,g38.0 364,psb7 11ytpDj 0:40 FJLFlE LER 1 080 F D.'!0 1025 SI25 23.831 KIC .O.00 h>Cfs IRR O.OD DAD 5)25 .O D sPMial L..d l rap. Areas .. I WIs f 1 1 7 D 0 l Tmft �a,be,s I 8.3"p.5 Err U T=i 3B8�9B Y.%a.am AIT"W Walcr All-arrco R.IAWA) ataiiv 's1rAr(Kair.l4an�rp pn.rte.M °IT' Af.seod n.y.abnelrkNaeY 'crwuJAm aahem e.gwnol. Ep >tA'.J p.+3bap.yrow EYxpf7. 0ErA2p4. pl laleu.. o-ea par e. xp .4.s.s.carrrfe. �lie'wwrR.rd�-4• hd., ranw. ece- 71 •..:rmn.ww. p+.n5'iy M.a '�INSs (A.n.W ..rlbrb. Aa..w41�A:al lR/a I[E7ARa+-+b �°m oer f.+en fea pa • ft<-FrMrsW1 � .(.ro p.=a r ew.wam re.r«►et canw.n .�. F �n pn .pePepN.IVeYlur, Wr.W.r Wr a.r 1. .IAi MMNI.Wlr.a. arfl�.p.f.re.r eL.. m e Errs a 67 ra.eYd.lw.rse, e.e o rs w ner ETAP C.kIW.Rs R" Lt'4w q- Areas r0r'a ET ar• ` �`°" !Ol 8.3505 Ar...g. LFAFr sar R.gplY Lerp.cew Anew must rppl A..a i 29.564 h. Qj% w bek" far a..N.n1W sms. ww o 48 or Ar.rsp. ETAF nalcw Fop rrwi,rtr dd-nol great, a.A .,).� AIIL&KWape►mn rd lETAF An Re+DI 8.3505 rWAI t.e. L 29b64 tee•2TO 028 COAC!•ELLA. VALLEY WATEJ2 DISTRICT (_SES BILLING WITS IMTMATED TOTAL WAT87 LISE • 36n)040 + 748 • 466.0 CCF (BILLING I,YJIT$] MA VA - 05.0) (0.62) 1(,45 X 28,244) + Ol • 591.006 GAL IYEA12 59L006 A 748 • 74QI CCF (BILLING LNIT5) IRRIGATION MAINTENANCE SCHEDULE I AN INSPECTION Cf= VALVES. QUICK COUPLERS AW OTHER PRE$5URIZED ABOVE GROUND CONNECTIONS SHALL BE PERFORMED ON A MINIMUM MONTHLY BASIS. A `LWIMARY OF INSPECTIONS SHALL BE DOCUMENTED IN A MONTI L7 REPORT. THIS REPORT SHALL BE SUBMITTED TO THE OWNER. 2 INSPECTION OF IRRIGATION BUBBLER I-EADS AND SPRAY HEADS NOZZLES TO CORRECT ALIGN VENT. CLEAR LATERALS. ADJUST LOCATION, CLEAN SCREENS AND REPAIR DAMAGED HEADS SHALL HE PERFORMED TWICE PER YEAR (6 MONTH INTERVALS), DOCLKEWT IN A MOINT L Y REPORT TO THE OWNER. 3 CONTRACTOR SHALL CLEAN IRRIGATION CONTROLLER AT LEAST ONCE PER YEAR AND SHALL BE RESPONSIBLE TO KEEP CONTROLLER AND ENCLOSURE PEST AND MILDEW FREE CONTROLLER SHALL BE SERVICED AND CI-ECKED BY QUALIFIED TECHNICIAN ON A BI-AKNJAL BASIS. DOCUMENT SERVICE IN MCNTI-LY REPORT 4 SET AND PROG62AM AUTOMATIC CMT92CLLEQ FOR SEASONAL WATER REQUIREMENTS. GIVE THE OWNER OR HIS RIPRESFNTATIVE A COPY OF THE TIMING 3CI-EDLLF BY SEASON, AND A KEY TO THE CONTROLLER AND 11\15TRLICTICINS CN HOW TO TU2N SYSTEM OFF IN AN EMERGENCY. A CONTROLLER O-IART REFLECTING ALL CURRENT AS BUILT CONDITIONS SHALL BE KEPT IN THE CONTROLLER CABINET. A COPY SkALL BE PROVIDED FOR THE OWNW. 5. COM72'ACTOP SHALL BE RESPONSIBLE FOR MAKING SURE. IRRIGATION SYSTFM IS NOT ACTUATED DURING A RAINSTORM THE CONTRACTOR SHALL CHECK RAIN CHECK DEVICE FOP? PROPER WORKING ORDER, 6. CONTRACTOR SHALL. ON A WEEKLY BASIS, VISUALLY INSPECT IRRIGATION SYSTEM} FOR DAMAGES- A SUMMARY SHALL BE DOCUMENTED IN A MONTHLY RFPORT- 7. PRIOR TO MAJOR TRENCHING CR EXCAVATION. CONTRACTOR SHALL CONTACT UTILITY LOCATOR [LNDJ='QGROUTAD SERVICE ALERT). B. SERVICE 13ACKFLOVV PREVENTION UNIT 51•ANNUALLY. SERVICE SHALT. 6E PERFORMED BY CUALIFIED SERVICE PERrCNf EL. 9. CONTRACTOR SHALL INSPECT ALL VALVE BOXES ON A 91-ANNUAL BASIS TO CLEAR OF INSECTS. RODENTS ETC. 10. CONTRACTOR SHALL OPERATE ALL BALL VALVES ONCE PER YEAR TO KEEP IN PROPER WORKING ORDER. UNDERGROUND SERVICE ALERT' Qti CALL 00 FREE zz7-2rau TWO WOMNG AM BEFORE YOU 010 WHOM 4 WATER CONSERVATION STATENEIT I. ALL PLANT MATERIALS SELECTED FOR THIS SITE WERE APPROPPIATE FOR THE GEOG2AP4CAL L.00ATIGW AND LOCAL CLIMATE. THEIR ADAPTABILITY TO DROUGHT, DATA FROM WLMS IV l4AS SEEN U5ED FOR. DETERMINh4 SPECIES PLANT FACTORS POP Tt-E WATEp USE CALCULATIONS, 2 PLANTS WITH SIMILAR WATER USE REQUIREMENTS WERE GROUPED TOGETUER, 3. SHRUB AREAS ARE PLANTED WITH LOW WATER USE PLANTS. 4 SWIGATION SECTICQNS4-ffD2OZONES ARE SEPARATED BY CONSIDE2M PLANT SPECIES FACTOR, PLANT OEIY5ITT AND MICROCLIMATE IF LOW WATER USE PLANTS A4E MIXED WITH MODERATE WATER USE PLANTS IN THE SAME H7DROZONE. THE MOXRATE WATER USE FACTOR 15 USED FOR THE WATER USE CALCULATION. SEE MTWELO CALC_ SHEETS_ 5. THE IRRIGATION SYSTEM UTILIZES LOW -VOLUME 01STRIBUTION eMISSICEN DEVICES WITH A MASTER VALVE. FLOW SENSOR. 0-115 3 VALVES. ET BASED AUTOMATIC CONTROL -1F WITH WATER BUDGETING TEO. 40LOGY AND RAIN SHUT-OFF. 6. SPECIAL LANDSCAPE AREAS (DECOMPOSED GRANITE) ARE UTILIZED TO REDUQE WATER USE AREAS. 3 2 NYDI20ZONE MAP LEGEND SHRUB - LOW/MOD WATER USE - 24.559 S.F. PERCENTAGE OF LANDSCAPED AREA - 82t ®ROCKICOBBLE - NON -IRRIGATED - 5,125 5F. PERCENTAGE OF LANDSCAPED APFA - 161 TOTAL: 29,664 S.F. gu GRAPHIC SCALE (� HYDRQZONE PL14N 14 a 7.51 s 3a SO 1N FEET ] 1 inch z 30 it. COMPLIANCE STATEI4 MTl I AGREE TO COMPLY WITH THE RECIUIREMF3VTS OF THE WATER EFFICIENT LANDSCAPE, AND SUBMIT A COMPLE7E LANDSCAPE DOCLIMENTATION PACKAGE 7/14/2023 DATE ROBERT A. GARCIA 1L �• rn ATtit (m pug. ure per. MYLrIN b� IheL'�h4 VaFey Waur Di.a;n u .cII.m..awu❑bra.: ca..p...a cww swlA.p F7591 d.eq IYE'idi.irwllydrear. a.e inyMin duyri. wapNwiu..;lh d.. Aapvore ef.I. Aapmgby crwoea&Jaw rl.!"-_-."" >pprwalp I �{ .poach iA. dn.irr and l;sRg rijlwfr.f e�.pl.l%.,wNaM I�•••�ml•lp�.r..or.gape„.y„a e.p.,�.ee;a,r.11yde.cvwu and usxoL.a.m..a or w�r.e.w y.Alpor t-ra oLrbp:g." e.e I.—P—t fiol. Lti R'D Mk W'W xMrcA..ien! Dppal.rn[ GZWD14.- E . NA Chick-EIl-A $200 Blrilington Road Atiam3A8-2990 Gaory 30ia a hourian associates, wn.cave venx.ap,e . a..yn . wrora csel.. . VN u.5a^l r t5..ie e]ai C y LL y J Q eJ a w zLL T N - ♦% OIf r {Wy � U B x� cF IN J F5 R# 05420 AEVISIOR "MULE ND. P.A E DEs�VTiON PRELIMINARY WATER CONSERVATION PLAN rwa(rlecrs Alto/ecri - R.rarNEd7 Rw'0. BiINW-ETC A �p�r� n4ne/1 7 RIrEr r d r N 211 IL tZ U.1 4 I 3 z TYP. PARKING SPACE TPEE LEGEND Aa k Tn o a A,e� UNDERGROUND SEWCC ,ALERT CALL TOLL FREE f -988 227-260u M WORK lO 41AYS EEFORE YOU OHO ' qN': REME40a 11{AT THE WA CENTER WMES ONLY THOSE UMIIES RFLdNO1NB TO 7fESCENTER fE . w0v MME TmOM COULD BE E cQmmlkR WER LL PR INFORM YOU OF WHOM THEY 1NLL NOTIFY. ..+I��Irww�lwwi v BOTANICAL NAME CQkIMQN NAME CANOPY WIDTH 15 YEAR G2OWTH CWCIDILTA'PE5ERT MUSE4f�T DE5ggT MLISELIM PALO 3D' VERUE C1.YLOPSFS LNEARI$ DESERT WILLOW 20' GLJEPI'..15 9ZX H.OLLT OAr 4C' CLEA EURpPAEA '6WAN HILL' F4lJr -LESS CLIVE 30' YOA$I-MTONIA X F; LIRJSrA HYEMD MEXICAN FAN PALM HO TPEE SHADING LEGEND PARKING AREA SHADED BY TEES r--- 0 1 I PARKING SPACE AREA L. J SHADING SLJMMAIPIY TOTAL PARKING AREA- 18.359 S-F. (EXCLUDES DRIVE AISLES) 507 SHADING GUIDELIN 9,180 S.F. PAPKING APEA SHADED SY TREES, 9.732 S.F. 53% OF PARKING SPACE NOTES, AREA TREE SIZE SWOWN AT 15 YEARS MATURITY. COMPLIANCE STATENENTI I AGREE TO COMPLY WITH THE REQUIPMENTS OF THE WATER EFFICIENT LA SCALE, AND SLOMIT A COAAPLETE LAND$cAPE DOCUMENTATION PACKAGE GRAPHIC SCALE NORTH 7l1412O23 M WIINARY SHADING PLAN 1❑ ❑ 510 20 40 DATE - - - - = A GARCIA ( IN FELT ) 1 inch = 20 ft 4 3 2 — - k JI6--ihP+—r[Cti4'*c.. yj .�pp,..elaflFu dnxug 6y CF'AL>va'r«, .olarctlHr. y'.m. rnuoreh iMo�aYin aM lgaq ,+/iHd.�y Trae,p�I., r.y arc pemN.e.l wir m d'mp kuW my w k pl.. •e. viLawd w C' rd Usl+R��oI wig6lakway wi.my frsl oYle:,i.g>n ..Q..bwnlpw.J1 hod CVWD i iirrsHraTwswn Chick-l3l-A 92M BulnOW Road Atlanta, do"@ 38348.ZM houriao associates. unda�ye a,V+xWrc - dexy� o,vavw.I � vw+s d a _J W Z � N LL } °° B � F5R# 06420 SE�a�IOM SCNlDUL Ho. RAPE DESCRIPTION PRELIMINARY SHADING PLAN lwp.TSz:rs viroueni— vwwrEham `� H�i ,B�p, He WITE � +•suxvn orcwm sY ,tlmNH eisrr V) N � f�C L12 a 3 I I 1 jI1 1 j1 I . i ,9.! ,}.i Ar A. 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D,I, npk /pp4 OQ11 OD-2 07 1 LEONGaMcGraw-Edison — flLEON fldelln All I III, Luminaire Product Features ,r'Inlesaclive Menu n I Ilr+ervl• • 0wny lrbneum�• 1 •� i • 3A..W v...a �.• • fi>tlram.saaa.„. ® •ycs� • P.�a•rrorq+—• OuicM Facts [a,,.,yyq Rre'an•e fYOHbtiv�11fylriam a]00 eva00 •arr,.lr., •exew:ix l9.;a 1.��lrfl •Prlyal.e cal ooails� ......1rre....a1.• •~ , CIO) COOPER OXA ALBERTSLUND MAXI POST III i 2 Prad.cl rhwrlvYvn �8R3f1� O�iiCTi6 -I -1 �.site110�1s10[ef .-.• ,-y-.a..m•y.r-s.--.�w �nr •w,. w�w.r-^-n• I 4 Chick-fil-A $200 Buffington Road Atlanta, Georgia 303a9.2098 Ll I 1A architects 1833 E. Mh Street 3rd Fioar - Suite 301 Santa Ana,[A 92705 Phone 114.832.1A34 STORE # 05420 REVISION SCHEDULE N9, 92ATE M5CRIPT19N 01•2]•y9 mp$P Vm OS17-23 CUPR.�Yhvwal W317 CUP Rp$1grrA91 N41f]E4ry PRDLtTf 2Z]p9 PMHrEO Fort CIF I�3Mafal E1FTE or,11.}9 A rnwm e. VC ^e P9rc nPeMo.+�, r PlrpTgIETRIC SITE PW1 13 0 PH-1 -A- S— C Auminum Roaf Tile r NORTH ELEVATION SOUTH ELEVATION EAST ELEVATION WEST ELEVATION Note - All mf lop mcchanical eQuipmcnt shall ea located is ega4pmcne well and semned from view by parapet walls mUA COLOR AND MATERIAL LEGEND Sudo Ano fA 92705 Phone 1�A.83Z.1939 SiC-I 3l000a-CalartolvloerhSherwinWill PRELIMINARY ELEVATIONS 5Tc-2 A l amsiY5W756ri"1YesrhjglrlandWhirN' $tuoco-ColormMatch Sherrorin Willia,na CPA Custom "Urban Night" Aluminum "6aak I • -Color Bronac l / HWY 11 I & Dune Palms FSU {r�•�r' jA� La Quinta,�J11R'IRvufTilc•MCACIaSicTpud2peMiaaion-Color."8718-RCafcRusticEikM'IA1`1111LrI1833 ST-1 Aluminum Storekanl -YKK - Color 'Dark Hronxe" nrp�i}erls E. I11h Slreel FT-1-1 Decorative Tilc 3rd Floor • Sulle 301 File Name: 22-204 Color Elevations 11-02-22 11-22-22 03-09-23 05-16-23 05-19-23 07-31-23 11-17-22 01-30-23 05-15-23 05-18-23 06-20-23 0 10 20 )0 214 c PRELIMINARY ELEVATIONS HWY 111 &Dune Palms FSU - La Quinta, CA NORTH EAST 1i33 E. IT th Street 3rd Ow - Suits Sol Soelo Aea,CA 92705 Ihoee 714.032,1834 File Name: 22-204 Color Elevations 11.02-22 11-22-22 03-09-23 05-16-23 05-19-23 07-31-23 11-17-22 01-30-23 05-15-23 05.19-23 06-20-23 215 NORTH WEST v• • PRELIMINARY ELEVATIONS HWY 111 &Dune Palms FSU - La Quinta, CA 11-02-22 11-22-22 03-09-23 05-16-23 05-19-23 07-31-23 File Name: 22-204 Color Elevations 11-17-22 01-30-23 0545-23 05-18-23 06-20-23 I !, architects 1833 E- I1lh Shall Sid Floor - 50o 301 Soma ha,(A 92705 phone 714.832-N31 216 T4 0 Ir .14 4A ..., 0 16- toe;- "Pro I 07/111p, ir ow 4"ep (1 Ell �" r� � � + � - ++" { ira� 'tit' • .�. �°�� } ��� _- % "' Y ^ {y`-.+ �' -Y�{k�Y• � � � � :I�FF", �,� �-_} �• �.Y ��S �'�S. �p�7if _; .7 J• ' c• -�. 4, - `tA� • ra n 1470p�1IRdf�',i c _ t . ►. -- `' i_{. 'i_£ - - � - - '+ - ' 41 SOUTH " �T� .� �. � ds�.Q+Y �Arr ��r�,, ✓" _ �rs•�� :": �i•�zi•__''• .;~~ r ..- �. . �' EAST 1 WWI L �olk t� v►` lay Amy-. - 11 _ _ - .. -- �:. .71 r i ZI JA.I Illrrr - dF NORTH EAST BIRD'S—EYE VIEW PRELIMINARY ELEVATIONS 111 architects HWY I 1 I & Dune Palms FSU - La Quinta, CA 3kMoo11thStreet fi1 A iomleAnv 12705 Phone 714.632,1034 1 1-02-22 11-22-22 03.09-23 05-16-23 05-19-23 07-31-23 File Name: 22-M cowrElevniions 11-17-22 01-30-23 03.15-23 05-19-23 06-2U-23 221 SOUTH WEST BIRD'S-EYE VIEW PRELIMINARY ELEVATIONS HWY 111 &Dune Palms FSU - La Quinta, CA I. i 1, architects 1133 F. 171h S1rea1 3rd Floor • Solia 301 Soelo Aao,[A f2105 Phone 714.132AM File Name: 22-204 Color Elevations 11-02-22 11-22-22 03-09-23 05-16-23 05-19-23 07-31-23 11-17-22 01-30-23 05-15-23 05-18-23 Vfi-20-23 222 STC-1 STUCCO Color to Match Sherwin Williams SW 7566 "Westhighland White" STC-2 STUCCO Color to Match Sherwin Williams CFA Custom "Urban Night" A-1 ALUMINUM ST-1 ALUMINUM STOREFRONT Color: "Dark Bronze" R-1 ROOF TILE MCA Classic Tapered 2pc Mission Color: B318-R Cafe Rustic Blend T-1 DECORATIVE TILE BUILDING COLORS & MATERIALS HWY 111 & DUNE PALMS FSU, LA QUINTA, CA 07-31-23 L I IJ architects 1833 E. 174 Srreot 3rd Flow • Srile 301 Same Apo,(I 91703 Phase 71U32.1834 N N F. TRASH ENcLaaDRE 4 3. NOLLV113 NOLLVIS rlc:I.l.Vr3 •;'t WSIM00V4wnl NOudiS San3 SOAR E :nn:-,] NO11VzS SOna gz)A9 Q MFFIl1 BOARD 7 MINU BOARD DINING PATIO GN 1 2O'- D DnexePXM OEItlVF TMR(MGH 46wmI C;N TRUE NORTH FLOOd7LA PN 1, �,8.,=,•� MM•�a 9 2 DINING PATIO NOUVIS GDA3 i �I DRIVE TIM MhAL WINDOW DELIVERY ZONE 1 �a ChIrk-fil-A 6200 Buffington Road Atlanta, Georgia 30349.2908 a L Ij architects 1833 E. 17th Street 3rd fkw - Suite 301 Santa Ana CA 92705 Phone 7N.832.1834 LL N J a J_ z o r � Q r � r = _ B i Np Cr M1J STORE # 05420 REVISION SCHEDULE N4 DATE DESCRIPTION 72 11412 I— CLIP &A." Wi?.0 61VRPW.II 414143 CIF Re&1}ri NA.wbcremad v 222M PRMTOPOII CUP 1400- 1 DATE Wa1-n A near re PLOM PLAN r� F m AILi7NWR1 A2jolb. h— U E [I�V� Ill��lllllllllil� i SOLAR READY ZONE 7' I 2 1 6 5. F.`---�� , I SOLAR READY ZONE I: la7wt. 1 E I 'j� 4' • •I. • A q n 1 p p i H N � �4 L—� — j:. 1: 1 •I r I r I s IIIIII — i ROOF PLAN LEGEND W HITE WALK PAD M1IEMBRANES Y'AT11 YELLOW SAFETY S TRIPES, TYP T-V' X T-IT ROOF HATCH BILCO OR EOl1AL r—� �r I, I, I I I I I I RTU RE: MECFTMJCAL li [7 1 REaTR00M EXRMST, RE: MECN SOLAR ZONE AREA CALCULATION RE.100RED AREA PROVkXDAREA IMIR SOLAR AREA• JSU,1TOTAL SOLAR ZONES ARE RMSE0 BY T-S'ON RACKS TO —. RaOF ARE..TOTn SKYL1[�HT A-AE?tik AVUD SHAD MS LAST BY VLABAPETSANDEOLIPMEW TOTAL RODFAREA' 31BSSF SOLAR ZCNS ANT AREA 1a7 SF TOTAL SKYucw AREA: aSF SOL4RZCHE AZAREA= 4W SF MIN 80LARAREA . IY.F*(97aS 8F -O SF]= 47788E — —„ TOTAL AL AREA477-A - sF 4a1 IF ROOFPLAN 311 r,^ • rir TRITE NORTH ws.c�cwF llNcgTt •1iw• 4 E chick-fll-A $no Buffinglon Road Allaatq, Goorgla 3034l-2MO 0 I` 11.4 architects 1833 E. 17Ih Sir BeI 3rd Floor - Suite 30, Santo Ano,CA 92105 Phone 114.032.1034 C VJ LL N J J w 0 r � 8 r �cy /� STORE # 05420 R"SION SCH MUtE NO DATE DESCRIPTION IINn72 p�HP�piY 01-v-n (1PSupedW C&IT-" CUP RpakM U-31.2 slpisa4-W AIxlFmm FlLwec m DO" nwleo F" CLIPRA5w1 mle aHM ROOF ft" m airtrrgiasin khO 4 2 4_ 7 Z 1 • E ci EXTERIOR FINISHES CSTUCCO STC-17 COLOR TOMATCH SHERVON WLLIAMS SWWW WESTHIGHLAND tlWHRE" STUCCO 3T COLOR TOMATCHSHERWN WILLIAMS CFA CUSTOM URBAN NIGHT A-t ALUMINUM COLOR7 "DARK BRONZE' &r 7 ALUMINUM STOREFRONT YKK COLOR: 'DARK BRONZE" ROOFTILE I R-I MCA CLASSIC TAPERED ZPC MISSION COLOR. 8318-R CAFE RUSTIC BLEND" ( T-7 DECORATIVE TILE r anwlorrra NORTH ELEVATION 3116' = V-0" .y fA.II.VC EAST ELEVATION 3116' = 1'-d" 4 3 *.0.1raRFi>tr.y _ TAI.'FYI Sry"'! i.Y.ImeKp��_ lR gi4kr�rr J-, ru rwcei rr TXr aw r E Chick-111-A MO BN(rington Road Atlanta, GeorgFa 30349-299e D ki I Ij architects 1833 E. 17th Street 3rd Hoar - Suite 3Ql Santo Ana LA 42705 m,' z Phone 7N.832.1834 r c xl�I�ar.rr T.o.el'er I � a a J_ z N r = ? N (] L] 5 STORE # 05420 WdSION SCHEDULE NO LUTE DESCRWTION 11,0142 N.A"3'G w OLt749 cups -A," w4m SI1P tllbrl7y Apcwrkm MIO- 2ZM PRa N GGIPR qy PATE u7a1-ta A iarar rc M •Y ��tlwwY�~wiNw• ww�� InbnP��np.r lXR7 Exx%oR MmAmcm � �rM.rrea 226 a A-301 U I 4 3 2 1 EXTERIOR FINISHES STUCCO STC-1 COLOR TO MATCH SHERWIN WILLIAMS SW7568 "WESTHIGHLAND+A'HITE" C1G2 STUCCO COLOR TO MATCH SHERWNWILLIAMS CFA CUSTOM'UREAN NIGHT' ALUMINUM A-1 } COLOR:"DARK BRONZE" ALUMINUM STOREFRONT ST 1 YKK COLOR: "DARK BRONZE" ROOF TILE f R-11 MCA CLASSIC TAPERED 2PC MISSION COLOR: M319-R CAFE RUSTIC BLEND" DECORATIVE TILE (rT-1 1 �O. WqN Bb' �rn Rr=vs� rn TA"W SOUTH ELEVATION 3116" = V-0" 7A.11WL1!'-f' — '?,� ra .wccF xr �T.e.buFar _ w.F:WOPrRC �� 11 �W�eP I WEST ELEVATION ' co.wxt�nr — y saran ur •a.Eawra.r 3 I - Y.a Reula S.P y. _ r.c nary 3116" = 1'-4" 4 3 a E Chlck•111-A 5200 BuffhW n Road Allantk Georgia 30349-298d p L I 1.1 architects 1133 E. 171h 51reet 3rd Floor - Seite 301 Santa Aso CA 9270S Phone if 4.132.1134 m rvu xr r 1, C VJ LL to Jw Li Q r r r $ 2 p7 [aaY 3: pN�F P J STORE # OU20 RLMSKIN SCFEWLE W DATE OEAtRlPTm 114Q2 -- D187.23 mmm UPid�d 0&RSl WPR.Sbmed aTAo OVR AW-WrlMAR01ECr. zma PRWMMR CIVRIr91hnRI BAR 0741-M A wawear vc � FxrEnloRaevena2ra t= m n k2k2 I D ni IIILG RLFVRI IHIS SL4RVEY AHD EASEMENTS 9WO HEREON AR- BASLO ON 1NORMATION CSHTAIMM R THE COMMITMENT BY. FRS- AAERICAN TITLE INSURANCE COMPANY 4380 LA -COLA NUACE DRroE. SUITE 110 SAN DISCO. CA 92122 (B5B) 410-3916 ORDER7FlE NUMBER. NCS-1147989 SO DATED: SEPTEUKR CIE, 2022 TITIF OFFIrER: JANICE TREANOR LEGAL DESCRfPTION REAL PROPERTY IN THE CITY OF LA CLINT& COUNrY OF RIVERSIDE, STALE OF CAJFORNIA, DESCRIBED AS rOLLOW'S; THAT PORTION OF THE WEST HALF OF THE WEST .HALF OF THE NORTHEAST QUARTER OF SECTION 29,-OWFdSHIP 5 SOUTH, HINGE 7 EAST, SAN BERNARDINO FAST AND MERIDIAN. LYNC SOUTHERLY OF THE SOUTHERLY LINE OF THE COACHELLA VAII.FY STORM WATFR CHANNEL. AS DESCRIBED IN DFF.D TO THE COACHELLA VALLEY WATER DISTRICT, RFC.M0FD CC.-ORER 9. 1923 IN BOOK %I PACE 223. OF DEEDS. RECORDS OF RIVERSIDE COUNTY, CALIFORNIA EXCEPTING THEREFROM THAT PORTION AS DESCRIBED IN DEED TO THE STATE OF CALIFORNIA. RECORDED FEBRUARY 13. 1936 IN BOOK 266 PALE 24. OF DEEDS, RECORDS OF RIVERSIDE COUNTY, CADFORNIA. ALSO EXCEPTING TFEREFROM IHAI PCH NON AS DESCRIBED N DEED TO THE COACHELLA VALLEY WATER DIS IRIC I, RECORDED MARCH In.1y62 .N BWH 3091, PAGE 227, AS INS TRVMENT pN0 i0717. OF OFFICIAL kEL;MOS OF RIVERSIDE COUNTY_ CALIFORNIA. ALSO EXCEPTING TIIEREFROM THAT PORTION �0VEYCD IN 111E GRANT DEED YO THE CITY OF LA UUNTA, A CALIFORNIA MUNICIPAL CORPORATION, RECORDED FEBRUARY 26, 2007 AS INSTRUMENT NO. 2007-0134621. OF OFFICIAL RECORDS ALSO EXCF.PTWG THFREFROM THAT PORTION CONWYFD IN THE (RANT DFFD TO THE CITY OF LA OUINTA A CAI IFaRNIA MNNMPAL CORPORATION, RECORCF.D FEBRUARY 26. 2007 AS INSTRUMENT NO. 2007-0130622, OF OFFICIAL RECORDS APN: fi00-07C-016 THE LEGAL LE9MPlOIM SHOWN HEREON DESCRIBES AN APPR"ATE 103 ACM PARCEL OF LAND AND WAS rAWM FROM THE SUBJECT TITLE REPORT. THE TIME REPORT INCLUDES PROPERTY BEYOND THE SCOPE OF WOW LJMITS CF THIS SURIEY- TFE CLIENT SPECIFIED LIMITS OF %FWr I5 AS SHUNIN ON SHEET C-1003 THE PROPOSED CHICK-FlL-A DEVELOPMENT APPEARS 70 BE 7ETHN THE APPROXIMATE PROPOSED DEVELOPMENT AREA SHOWN HEREON. TO BE 1fRF1EA BY CHCK-FlL-A- 4 3 2 CONCEPTUAL GRADING AND UTILITY PLANS for CHICK--FIL-A RESTAURANT NO. 05420 N.E. CORNER HIGHWAY 101 & DUNE PALMS RD. LA QUINTA, CA 92253 EXCEPTIONS, EASEMENT AND DISPOSITION _NOTES _ REFER 10 IIfLE REPORT FOR AOUTIUNAL INFORMATION AND DETAILS: AN EASEMENT FCR PUR1 IC ROAD AND LITil ITY AMR tAC.T]FNTM PIlPPOSF.S IN THE DCCIINFNr RFCORDFD MARCH 22, 19:I AS BOO( 122, PAGE 374 OF fkFIFIAL RFC.RRDS NOT SAID E•1d'EPTIOH DOCUMENT, AFFECT'S THE SURVEYED LAND AND IS PLOTIFD HEREON. REFER TO SAID DOCUNEN7 FOR RIL PAR11CiR.ARS V AN EASEMENT FOR SLOPE AND INCIDENTAL PURPOSES N THE OMMEHT RECORDED SEPTEMRER 12. 19G8 AS INSIRMOiT NO. B7890 OF OFFICIAL RECOR75 THE LOCATION OF THE EASEMENT CANNOT BE DETERMINED FROM RECORC INFORMATION NOTE: SAID R]OCEPTION DOCUMENT, AFTT3:T5 THE SURLETTD LAID, PIDTIAIBLE PORlld1S SHIM HEREON. REFER TO SAID DOCUMf]IT FOR FULL PA811CULARS. AN EA°EMENT FOR PIPELINE AND INCIDENTAL PURPOSES IN THE DOCUMENT RECORDED FFRRUARY 10, ?OM AS INSTRUTAFRT NO. 'AO6-ID,Y470 OF OFFICJAI RFCORDS NOTE: $AID EXCEPTION DOC N ENT, AFFECTS THE SURVEYED LAND AND IS PLOTTED HEREON. REFER TO SMD DOCUMENT FOR FULL PARTICULARS, THE TERMS, PROASIONS AND EASEMENTS) CONTAINED IN THE DXUMENT ENTITLED 'RECIPROCAL EASEMENT AND ACCESS AGREEMENT" RECORDED MARCH 20. 2005 AS INSTRUMENT NO 2DO6-219355 OF WAAL RECORDS NOTE SAID DICEPTION DOCUMENT. AFFECTS THE SIIRWYED LAIID, CITES AMONG DIFFER HEMS, RESERIES RI IS W EASEMENT RLIATEO TO RECIPROCAL ACCESS, PLOTTFIT 4[AEOTI, REFER TO $0 DOCHTENT FOR FULL PARTIp1LAB5. V All EASEMENr FOR PIPELINE AND INCIDENTAL PURPOSES IN THE DOCUMENT RECORDED MARCH N. 7006 AS INSTRUMENT NO ?006-724094 CF OFFMIAL RECORDS. NDIE: SAD EDCCEPYM DOCUM NT, AFFECTS TIIE SURLEVI D LAND AND IS PLOTTED HEREON, REFER TO SAID DOCUW FOR FULL PARTICUI)IRS, 4 AN EASWEvT FUR HIGHWAY 111 WOEIIIkG {HE7FNTI0N BASIN) AND INCIDENTAL PURPOSES INTHE DOCUMENT RECORDED FEBRUARY 01, 2607 AS 1NSTRVMENT NO. 2007-7G207 OF OFFICIAL RECORDS HIE ABOVE DOCUMENT WAS RE RECORDED FEBRUART 26. 2007 IN/AS INSTRUMENT NO, 2007 130623 OF 07ICIAL RECORDS. NOTE SAD EXC HON DOCUMENT, AFFECTS THE SURVEYED LINE. C11E5 AMONG OTHER TFEUS, GRANTS R FEE 70 1HE 07Y OF LA QUINTA, .IUD 15 DEPIICTEO TIIE11f711, AIM MINERAL RIGHTS, PDA IONS *KH FALL N THE LAND SURVEYED ARE PLOTTED HEREON. REFER TO SAID ODCHIENT F434 FULL PARTIC{WIS AN EASEMENT FOR PUBLJC UTILITIES AND INCIDENTAL PURPOSES IN THE DOCUMENT RECORDED MAY 10. 2007 AS IwSTRLwENT NO. 2007-312596 OF OFFICIAL RECORDS. HOTS SAID OICEPTIDN DOCUMENT, AFFECTS THE SURVEYED LAND AND IS PLOTTED HEREON, REFER 10 SAID DOCUMENT FOR FULL PARTICULARS. 13 AN EASEMENT FOR ROADWAY ANO PUBLIC UTILITIES, SLOPE EASEMENT AND TEMPORARY CO"TRUCTION LASLMENI AND INGDDN I'AL PURPOSES, RECCWUED MARCH St, 2022 AS WSIHVMLNI NV 1022-1h4402 UL OFFICIAL RLOCRDS IN FAVOR Of CITY CF LA OUIN7A, A MUNICFPAL CORPORATION AFFECTS: AS DESCRIBED THEREIN NOTE: SAID DCEPIIOH DOCUMENT, AFFECTS THE SURVEYED LAND AM IS PLOTTED HEREON. REFER TO SAID DOCUMENT FOR FULL PARTICULARS, EARTHWORK QUANTITY ESTYATEB RAW CUT: 1000 CU, YD. RAW FILL: 2.200 CU. YD, NIPORTT 1.400 CU. YD. THE ABOVE OVAMTITIES DO NOT REFLECT ANY SIR •N,,AGE, SWELLING. SU651DENFE. STRIPP I MG L% OVER- ExCAVATIDN, DENOLIT ION LOSSES, FOOTING SPOILS. OR ANY SPECIAL CONDITIONS THAT .1 BE SPECIF ISO IN THE APPLICABLE GEOTECHNICAL REPORTISI AND ARE FOR I'"EREI LE AN6 FEE PURP05E5 ONLY. THE CONYRAC TOR 15 RE5POM5ISLE FOR DETERMINING HIS OWMN QUANTITIES FOR CONSTRUCTION AND CONTRACT PURPOSE 5. TI#SE WANTITIES ARE APPRDXIMATE ONLY AND DO NOT INCLUDE OVFRExCAVATICN QUANTITIES, IMPORT OR ELPORT QuAHTITIES BA5K5 OF BEARIN IHL BLARING NORTH ST50'03' EAST S11 *l HERLON. LSIABLISHED FROM IOUND NENUMENTS ON THE CLNILRLINL 01 SNAIL H1 yiv NO III AS SHOWN ON PARELL MAP NV i11i1. RECORDED IN YAP OWAC 216. PAGLS 69-71, OFFIDAL RECORDS OF RIVERSIDE COUNTY, STATE OF CALFORNLA, WAS USED AS THE BASIS DF BEARW6 =CR THIS SURVEY BENCHMARK CITY OF LA OUPHTA BEN"HNARN PLR VLRTICAL CORNER newu DOCUMENT N0. 11-0095 2 DIAMETER IRON PIPE WITH 1-1/2- DIAMETER DISC STAMFED -BM LS 5562E FLUSH IN DIRT AT THE BACK OF WALK AT THE S,WC OF THE INTERSECTION CF STATE HIGHWAY III AND DUNE PALMS ROAD ELEvATION: 62A25 FEET INGV029; RECORD DATA (R) = PARCEL MAP NO. 31143. MAP R00d 216. PAGES 69-71 (R I) = COTiNER RECORD 08-0132, COLNNTY OF RPoERSIOE (R2) - PARCEL ki AP NO. 33586, MAP BOOK Z14, PAGES 24-27 (R3) = PARCEL MAP NO 31172, MAP BOCK 206, PAGES 92-91 (RA) - PARCEL MAP NO. 34123. MAP BOG( 220. PAGES 41-42 IRS) - INSTRUMENT N0. 2001-0130621 PARKING_ COUNT HD PARKING STA11 S EX15T WITHIN THE SITE LEGAL DESCRIPHOH SHOWMI HERECH 5(TE_AREA_ THE SUBJECT SITE, PER TITLE REPORT CESCRIPTHIh CONTAINS APPROXINAIELY; 436,669 SO. FT. OR 10.03 ACRES FLOOD ZONE COMMUHIFY NUMBER: 06010; MAP .UM PANEL NUMBER 2234U 1,0ECIN, DAIL: G9/28/2006 7 OqE: K (SHADED} AREAS OF U 21; ANNUAL CHANCL OF FLOOD; AREAS OF 1% ANHUAL CHANCE OF FLOUR AIIH AVERAGE DEPIHS OF LESS THAN I FWI OR WArH DRAINAGE AREAS LESS THAN I SQUARE MILE AND AREAS PROTECTED BY LEVEES FROM TIIC 1% ANNUAL CIIANCE CF FLCOOING INFORMATION WTAINED FROM CERTIFIED FI90D SYSTEMS, W. ON 10/7/22 SLTE-PLANNING DATA DISCLAIMER: INFORMATION PROVIDED BY 46 DEVELOPMENT AND CONSOLING INC N THE 511E NVES110ATIOH REPORT DATED ID/OS/2022 20NING: REG,ONAL COMMERCIAL (CR) .MAXIMUM NUILONG HEIGHT: 50 FFFT BUILOINO: WEST - 20 FEET; EAST - D FEET; NORTH = 0 FEET, swTH = 50 rCET LANDSCAPE: WEST . 10 FEET: EAST = 0 FEET: MORIH = C FEET. SOUTH = 50 FEET M P 4 T _ 10 FRED WFAHINU H. '^ MILES AVE 0. � 0 7 L p HIGHWAY AID. III VICINITY MAP. NOT TO SCALE AVE. 48 SHEET # TITLE 1 - TITLE SHEET 2 - CONCEPTUAL GRADING PLAN 3 --- CONCEPTUAL CONSTRUCTION NOTES 4 - CONCEPTUAL UTILITY PLAN ** 1 --- ALTA TITLE) ** 2 - ALTA BOUNDARY) ** 3 - ALTA TOPO ** 4 - ALTA TOPE ** FOR REFERENCE ONLY DEVELOPER CHICK-Fl-A 5200 BUFFINGTON ROAD ATLANTA. GEORGIA 30349 ARCHITECT CRUD ARCmrrl$crs 1833 E 17TH STREET; SUITE 301 SANTA ANk CA 92705 (714) 832-1834 FAX (714) 832-1910 UTILITY PROVIDERS SEINER_ _.......... COACHELLA VALIrY WATFR OC,TRICT (011e), RONNIF RATIOS (760) 398-2668 TFAIETY................COACHELA V.WY WATER DISTRICT (CNTD}, DEVELOPMENT 130VACES (760) 398-9600 STORM WATER CITY OF LA OLWNTA, ANY YU 1750) 777-M7 GAS....__ -SOUTHERN) CALFORHIA GAS TEVE RVTHERFORO (m) 335-7677 ELE CIRII: _.,,--...NPLIOAL RRIGAIION 05HOC:, IYAH LOPEZ (760) 427-7AO9 T(#e PLAN IS: CABLE_...__-...SPLCIRH +TELEPHONE COWMJNCAIIQYS, LEL HOBSOH {160} 674-5455 _ _SPEC IRULI PRELIMINARY ROADWAY .. CITY OF I A CILIHTA, ALIT' YlI 1760) 777-7047 (NOT FOR CONSTItUCTNOOO + AGENCY RECORD INFORMATION NOT AVAILABLE AT THE TIME OF THIS SUFn", INDUCE To COITIPA4rm TIC CUAMEHIR U ML AICERrAF THE DIX mg A* WRIE Ift WCAION MO SLP a ALL YIIRIES, IIH; ANA7pR SMACTIAES TRIO SkA1L 9I IESPNNO IdY drA$ 10 Axr DID[ q pprcyE Vr011_1 PWRI m Kpr Vp IMHOY LIORPA IWIOE S.[Ikn filf al IAA Rnr•mn�A Gd� urtMr N N 1.}.r. 7rm11 IA FFINIA' .N. pr /pr pIl aylr E4.K .o eW IMMrpW III . IhIl N.11 cW III Iw .vM1y im Y./rN ew W D C &-�x Chick-fil-A 5200 SuMngton Rued AtlauK Georgia 3W48-Z998 AYgps'FS h� Axw G mlX w A A$$WYK W cw [rrrr ap imarsa0d !Y!3 Y ALAMFfIL1Eg7 A1S< SLATE !PI OIAM7f, a am Mlu-ms 9;AS-0I06 (TAX) QT,pE ES&P'Y � Ik eRF7r � q rn � pr Gµi1 0 � 4 a � � W O J CL r oil b =4m jIE N rAE,F OW� 1"ZH Ld U =-i:5 F5R# 05424 REVISION SLHEOULE t& PATE DESCRIRMN INGNEMPINIUMTI CFA220LB PRINTED FOR 9A OEPRAAI DATE DMIN A DRAVM BY Ii0TAF1 Cnw�n l �HwRwb� rbaa nnrw Pq= +W �,:r� ..e.rirn..:,nx,. SHEET THLEBRBET SHEET NUMBER 1 OT 4 5 1 4 1 3 2 4 2 (!3 D I I i I I I If 66M TC - f I f 6F 59 TC I 6F OI FS 60 71 FT W W FL II l f �an 62 LS FS' I � L , I II K67 Tc ®6+.53 Fsl r64.41 r Up TIC STATE HIGHWAY III LEGEND SYMBOLS AB - MGKDATE BASE TFN • 10P OF RE FAINNG WALL J.7. PRE HYDRANT AC - ASPHALT CONCRETE TW . TCP OF WAIL rip STREET UfY1i TUC -CONCRETE H-ft UG • UNDERWONP PS •BACK Of 5CEIVILK UP = aNTir PDIF W TFBVEIC mall CR - CATCH BASIN CF = CURB FACE �. VAxA� f, TRAFFIC SIGNAL ARM & POLE CL • axTEIIUFAE WDF , fE000 FFNOF �l HGHT STANDAM (F • at% UHK n3a ILL = WATER METER UTILITY POLE CO CLEAHOUT DCY = NIEIECTGR CHEM VALVE IV = WATER VALVE C GUV TYBL R AN" DS = ROOF )MN9 CUT N. • NORTH xu [3 WATER NIM Lit TC ® EG = EDGE CF oiTnR S. - SOUTH Ill ee FL EP • EDGE O PAVEMENT E • EAST d GAS IEIFR jmb379 1C FD = FOUND W. - NEST '� 6229 FS FOC • PK DEPT. CONIECTCN HLY = NORTHEIRLY ATER VALVE FF MAD FLOOR STr = S'"ERLY A G0.5 VALVE FC = HKSHED [BADE ELT = EASTERLY P. PEEL NOV- --- -Z FH • FIRE NV➢HANT TOTE = IESTERLY [3FL = FLAP LIE HID = NO1TH OF 9 CRATE @MET .l. .l-, FS = F11SHm 91RFACE S/O = SOUTH OF t SIGH OR = GRADE BEAK EJD =EAST OF N = OAS NETER WID = REST OF VENT LR = TOP OF ORATE R • PROPFAtt UK Q OR NANHOE GV = GAS VALVE 4 ' CENTERI ME OD STORK K% MAHDOLE HP - FM POINT R/W - RIGHT OF 'RAY HT . IMHI 6 = ORTA F TRIPPICHE UAHHOEE Cl FNIGATO CONTROL VALVE R -RADIUS Q MANHOU L = LECTM `FAME c EA"T 3w TC 67 Ht 1C _ _ IP = IRCH PPE LS • UGH, STANDARD T = TANGENT MEASURED = MEASURED DATA o N[N10Rf� FAL 2 33 n FT 67 RL L3T = iE�N t fA0 C = CALCULATED DATA HANDICAP PANRIIG SFALL F -...... NH • MANIHOLE {RADJ- RATIAL BEARNO 4] LANDSCAPED AREA N6 = HAIIIA CN0O10 PAD=PNOPOHONATE NEASUP&DIT � PAOLECT N PLACE .' 6'LFS TC FZT3 f5 I H TAG CNW = UVEfIIEAp 1IfE OHW . OVERHEAR [tIDIFi RJ = IELi11P RAIL 1� REMOVE AND 11[POSF OFFg1E I PB = NULL ON 09 U. NUMB DATA 1W00 In PRO DATA RELOCATE IC +61.93.IC % = POST INDICATOR VALVE 21G00 C • (LOUIED DATA ft � � F 51.4`5 GF `HR Hu FL • PROPERTY NNE RD ROOF OWN (42700) Tc = DISENG EF AIM 42Y Cc X = Ifu OrVA 19I i s2; RI - MST. CONTOLR ER . . CARI'ASH By ODm RM = REDWOOD HEADER —CATV - CANE TV VIE d4T.0 1H 7p1 A„ x 4•D.0 SCR = SIGNAL CONED. BON — E — • EIECaS"A UE LYPNIYILR - SNH = 6E*R MALIIDIE FTP . FIRE WA191 @F S=QDI SPR =SPICE —0--ITAS@E SN = SIDEN LK —GB—G� • WADE PEN WE . a N TC =TOP CUM —R—R—=REHE UE �,RD THY-N TE = CRASH ENCLOSURE — 5 — = SEW]! FIE ' 31,y5 Tlry-qli N I TELEPHONE TP . TELEPHONE POLE SD SW DRAIN TM[ 11 ' TRAM = TRAN910H T , MOW LINE p -� T.-- l • Bt80 FL I TRANS- TRANSFORMER W — • WAILR LIE A N 2u 10 0 RO to 6 SCALE-. 1--20' HPRCE 70 CNFfIGCT9R NL ttq RKW CAVIL AWMTAM THE TRUE YFa"AN/ HWPQHIFAL LCCATRN AM = CF Ju NHIDgm FM ANDIN ST.UCFCRS JNC WiL K FFnUNU H Wm HO AIHF ro N PWITI VTUFCs. %m 0. TNT um NNW 13c .Gr THB PLAN IS: PRELIMINARY r.r� INDT FOR CONSTRUCTIOM E CAick•111-A 6200 BuMington Road A11arda, Georgia 30349-2990 vrper.c q- A AS= n% AC Cidi Engineers and D Land Surveyan OAF W. GRRNGfWO AYE SOUK Fey ~ (7f!} 93If-ma i7FIJ RAE-eyrie (FAY) MER11 B Ta Olen �'^ C P G J d U)a Am LL aC3 J IL r W r Q i2 z V rpCt�3 2 �a� U d xz FSR# 45420 FWASIDPI SQEDVLE No DATE DESCRIPTION EWNMMPRDIEOTF CFA22M PIWdTEDFOR CDNCOrim ❑AiF OB.01.YI CNiAYNJ BY a1 u(M.Y.pew[<.N war w.i-1 P� _ o�xbl l6ryNM 1M� SHEET CONCEPT DIAL GwlH 6 PIAH SHEET NUMBER 2Wf4 4 3 2 i s 4 1 3 I E gym] C B I I 1 1 i I I 4 am o , J CONSTRUCTION NOTES O} NOT USER CONSTRUCT CDNCRETE CURB. CF=6- UNLESS OTHELCMSE SHORN ON PLANS. CONSTRUCT CONCRETE CURB WITH 24-INCH QUTIER- (DCONSTRUCT CONCRETE CURB PATH 12-0CH STEP -OFF PAVE WTN 6 NCHCS PCC OVER A INCHES AB OVER COMPACTED SLUADE CONSTRUCT CONCRETE SIDEWALK, CAfiDPY PER ARCHCECTURAL PLANS IPER SEPARATE PERMIT) MENU BOARD PER SIR) PLANS (PER SEPARATE PERMIT) - l'J INSTALL X-INCH PVC SOR-35 PIPE WTH FITTINGS INSTALL 24-INCH SQUARE CATCH BASIN INSTALL UNOERCBOVIID INRILTRATIDN SYSTEM NC 12 INSTALL 6-H DIAMETER PIPE BOLLARD I TS IEICHT ARM PER SIGN PLANS. M4 CONSTRUCT DOUBLE "CH CURB R 24-INCH CHANNEL IS CONSTRUCT ACCFSSOLE RAMP PER CGC REQUIREMENTS I6 INSTALL TRUNCATED DOMES 17 PAYE KITH --INCH AC OVER --INCH AB OVER CONPACTFD SUBPRADE {DRIVE LANES} PAVE KITH --IHCH AC OVER = W[tf AB OVER COMPACTED SUBGRADE (PARKING STALLS) 19 CONSTRUCT 48-I1101 410E CCHCRETE V-Gt1TTER CONSTRUCT SCREEN WALL PER ARCwTECTURAL PLANS Q LANDSCAPE AREA PER SEPARATE LANDSCAPE PLANS CAfi" B1 INNERS M PAVEMENT SLCTIGNS SHALL COMPLY MITH CZOTECNNH;AL REPORT RECUHHNEHEAlICNS ii 8A91 9Y CIlF% _ _ I 20 TO Q 40 EO SCALE 1--M' -8(RICE to gomcm Nrt CWK% R SHNL A MAll TIC TWt MFE NWO[ ID MY NOX a NhA; IAMIEs. sm OR ON IANAH bmw NIpNNR NpTXc SRYw �i11 d w (per C. �mN� • CIO V pwEIY+M STA TE HIGH WA Y III NA 4., 14 7n�11. taa.d:.q THIS PLAN IS: M rtlY. `" "°" " """"' "' b�>� PRELIMINARY INOT FOR CONBTRUCTIOM E & 8 Chick-P[.A 5200 SuHhNgton Road Atlanta, Geor04 M349.2998 wVM G 77WXAIf A ABSA; 47M NG �.ly'i��R9IIf6�18 aad 0 [end5urnyors 1*13 W. d4MStMII IRM AWF am 101 ftw CA ma f7f/1 054106 (FAr) eat rsm t A- PPpYcy ak 9101? rf n OF cWI a C O ry} d y Lu IIIII� a r 0 � N r r = BLd _ FSR# 05420 REVISION SCHEDULE NO �TF DESCRIPTION PR/HTEO FOR GONCB1OAL LATE p QFO- A CRA5171 RY 7NH SHEET CCHCEPNIAL CONSTRUCTION NOTESPIA M SHEET NIU 19ER 3 0T°4 4 2 4 4 E ZI%A I'INA Ala I I En 0 C e AI Za.", F$c_ 1 ACCES, 6161 90 I]" 5192 M w•l.Op l� E IIIIUA110H PLAL1 FOR [p{TINUATTOH - 24.a70' c ACRE ACCESS I L I. f I I ' R.Ir - _„-I,. i t►JTTIASP Br aT1ER$ I JHu - PROPOSU PROPERTY LYE PER Lg, 57.67 rNy FINAL PARCEL MAP $ 7 n 57.771N-6'- 7p T R� -Irn, [� SE 30 INV- 1 dA5 aBV STSS MN ppppplI�� !! p dl I I f I PULL LHOSE !1 it II J E it LQVCTH Inc j SEWER P.O.0 595? IIJY d00' HOSE y{ Q a !� 51.75INvC1 af•� FF FULL LENGTH l"! GTEAST. WAE IL 1 r Il d 5Tl3NV P.00. E 11O; - QfC- CONDUIT FOR TC - +.B 7+,-, II k lO 0 E1RE RISER M COMPLY MOTH RVC FIRE TECHNICAL POLITY A4i-Wl) f '• 4' _• Fi r' OCMESTIC WATER P 0 CLL IIII . - - - - + R_ E _ 1• - ... 'J - 11 I � re--j�i-9--w�o . •.'-_ •----------------------- : F -� ----- m ---. CAS M-[jCft� r -- .-..-..-._----.-- ._._ � �•s�_ �y�- •• 1, �jI 1. •``~'-- III �H sTDHLATR II �E E E � L• -tip � —� l.E I d _ I I5105 _•_ I I ALL UTILITY POINTS OF CONNECTION TO BE VERIFIED DRY UTIUTIES PROPOSED ELECTRIC, TCLCPIIOJJE. CAOLC TV, AND GAS LINE'S AR£ SHOWN HEREON FOR COORDINATION PURPOSES. CONTRACTOR TO VEPIFY POINTS OF CONNECTION ANJ CCHSTRUCT PROPOSE[' SERVICE LINES IN ACCORDANCE WITH SFRMCE PLANNING DO:LIMCWTg HR--PARED EY EACH RESPECTIVE UTILITY COMPPANY, PRIVATE DRIVE ACCESS s s _T w w D= 07°37'42 „ R=463.99' GENERALSEWILHOTES_ L ALL WORK SHAD CONFORM TO THE 57AHDAIZDS & REQUIREMENT$ OF THE CTY OF I+ r', I61T:,, UN'FCPU PI UBRWG CDDE AND THE STANDARD gPECIFICA7I01,15 FOR PUBLIC MORNS CONSTRUCTION, LATEST FOITICAN. 2. TI-E CONTRACTOR SHALL BE RE5POH5IBLE FOR OBTAINING AND CCHFORNIINC WITH TFE REQUREMENIS DF THE ENCROACHMENT FERMIT RECURRED FOR WORK IN THE PUBLIC REFIT -OF -WAY_ 3. THE CONTRACTOR SHALL BE RESPONSBLE FOR ALL TRAFFIC :;ONIHLL AND PROTECTICW OF PEDESTRIANS THIS RESPONSIBILITY SMALL BE CONTINUOUS 4 PIPE BEBCINC AHO BACKFILL SHALL CONFORM TO THE REQUIREMENTS CIF THE CITY OF I , _'Q-i1: AND THE P.ECWMENDATIONS OF THE AILS ENORHEER .R. NO (:N-SIFF PIPF. MAY BE LAID UN -II THE SEWER CONNECTION AT THE P1I9LIC MAIN HAS BEEN MADE. D= 0 705 7'42 -GENEML WATER NOTES 1. ALL 'NORM SHAII CONFORM TO THE STANDARDS & REQUIREMENTS OF THE CITY OF CI cl'a, UNIFORM PLUMBING 000F AND THE STANDARD iPECIFICAIIONS FOR PI,QLC WORKS CONSTRUCTON- LATEST ECITIOrd. 2 THE CONTRACTOR SHALL BE RESPOI.SEBLE FOR 09TAINBJG AND CONFORMING WITH IHE HECOREMENT5 CF THE ENCROACHIENT PERMIT REQUIRED FOR WORK IN THE PUBLIC RIGHI-OF-WAY 3, -HE CONTRACTOR SHALL BE RE5PONSIBLE FOR ALL TRAFFIC CONTROL AND PNOTECTION OF PEDESTRIANS. THJa RESPONSIDILITY SHALL BE CONTINUOUS. i PIPE BE4GING AND BACKF11 SHALL CONFORM TO THE REOLIRCMCNTS OF THE CITY OF IA OIIINTA AND THE Rt(-,AMUENOATIONS OF THE SOILS ENGNEER. 5. NO ON -SITE PIPE MAY 9E LAID UNTII THE VYATFR C.1INNFCTON AT THE PUBLIC MAIN HAS BEEN MADE CONSTRUCTION NOYES SEWER 00 POTIIOLE AND VZ:FPFV TIE EXISTENCE, LOCATION. DEPTH, MATERIAL. SIZE, AND C0DTIOM OF EY]STIA:G 5 INCH SEINER. LATERAL REPORT FINDINGS TO TRUxAw R• ASSOCIATFS PRI(IR TD C)NSTPMTICN L6 CUNI'JECI 10 L%ISTING 6-INCH SEWER LATERAL 0612 PLACE A -INCH VO-15 PVC SF.IITR MIFF PER CPC RFQUIRFMENTS FIDE BEDDING AND BACKPLI PFR CATr SPECIFICATION,; V PLACE G-NCH SOR-35 P4> SE'AER PIXIE PER CPC REQUREMENTS PIPE KDOINC AND BACKFILL PM CITY ;PE OF CA TIONS •.&) INSTALL CLEANCUT, SIZE TO MATCH DOWNSTREAM PJPE SIZc. @�51 GREASE INTERCEPTOR IHJD SAMPLE DOx PER PLUMBING PLANS 'mil INSTALL DRAIN IN TRASH ENCLOSURE PER PLUMBING PLANS WATER ]) ffA•JNFCT TO FxISTING M'ATFR AIFTFR PER CITY SPECIFICATIONS 72 INSTALL 2-INCH PECUCED PRESSURE EACKFLO'N f1XVENTOR PER CITY SPECIFICATION$ (DOPAESTIC) 73 PLACE 2-INCH SC.H. ISO PVC WATER LATTE�RHIEDDING PIPE HDING ANJ BACKFILL PER SWEETWATER ALJTIrORI-Y 5 ANOARD NO 1O C JHSTALL I -INCH REDUCED PRESSURE BACKFLOW PREVEN-OR PEP CITY SPECIFICA NUNS. ,IRRICiABON) 75 PLACE 3j4-WCJI 5CH-60 WATER LINE TO TRASH ENC-OSU3E CONNECT TO POST HTDRATNT PER PLT}LIB.WP, PLANS. FIRE WATER eI C4HNT; T To EI me 6-JHCJL FIRE 3XRy Q ADD 057ALL 6-INCH DOuE CHEETS DETT:CTOR ASSWEILT PER CITY SPEMCATIONS B© PLACE 6--11" C-M. CL 200 PVC FIRE .WATM LiV PIPE BEDDING AND SACKFUL PER CITY SPECIFICATIONS. CONNECT TC FRE RISER WIfH 5-FOO1 ONE PIECL STAINLESS S-'ILLL ff PIPE wy IN5YAI I d-INCH --IRE ]E AR TMENT CONNEC II ON [=DC] 85 PLACE 4-INCH C-900. CL 200 PVC, FIRE 'WATER -WE PIPE BEDDING AND BACKFILL PER CITY SVECIFICAFICNS. �8 PLACE 6R4X6 C-900, CL 20Q PVC TEE. PIPE BEDDING AND BACKFILL PLR DIT SPECIFIc;ANCNS fBD7 INSTALL NEW FRF HYDRANT PF.R C,VY(), TO BF rNSTA .LED PER SEPARATE PLAN. FIRE ACCESS PAINT CURB RED WITH "NO NARKING -FIRE LANE" siARRING 20 10 45 20 40 Uu sw SCALE: 1"="<0' Km TQ C9KIq.CT4R IK CONIR9100 SHALL 4UNNN aR Pu VG AND HORRM L LN AIr01r alp 513E of ALL vMLMIN, IIIEi ANP/OB 51RLICNRES AM NQ4L K NE90NMLE ION PW,wE TO W PDBNC NI MATE ,IIIAIES. 5K" aR Kr 5NRNR NaRM WABNJI mmu S 14D 4ar6 M ■I Lod. r.grm a Qg abrl Idnllkt n x�.[. w 1" • .N 'P.mil M E..rwli WI N M ro ld. lo-1wr d1 al.a I D NrRr .�■ Dy.rgrpra 5WN AHrI rAu F1r }.e .nNMp Pop D.r... ry. eF TIME PLAN I& PRELIMINARY 010T FOR COM UICTIWVI E %9A Chick-n-A 6200 Buffington Road Atlanta, Georgia, 3034&4BB0 d1x4 M G MW(A W A A8=71W AC "fill 11,101 eJs -if 217� $M1Y171 F05 W. AMAL'EMAR( M TOO f�Fl iF7 T}pT[sSgPw• + T °r Fy5 # 8 0, awl a C G Q U) CL �_ acl J a ad Wcb LL 2 o2f = a cm = V.-Z� On B a __� FSR# 05420 REVISM SCHEIM LE NO PATE OESCRPYIVN ENMEERSPROAXTO CFA22M PRINTED FOR CONCEPTIAAL DATE E"75 A DRAMN BY 7M row,. SHEETp PLAN SHEET NIJMARR 23 4 ai 4 4 3 O BI TITLE REPORT THIS SURVEY AND EASEMENTS SFM HEREON ARE BASED ON INFORMATION CONTAINED IN THE COMMITMENT BY: FIRST ALERICAN TITLE INSURANCE COMPANY 4MB LA JOLLA NLLAGE DRNE, ATE 110 SAN DIEGO. CA 92122 (858) 410-MIS ORDER/FlLE NUMBER! HCS-1147989-SD DATED: SEPTEMBER OB. M22 TITLE OFFICER: JANICE TREMOM LEGAL DESCRIPTION HEAL PROPERTY IN THE CITY OF LA OIIINTA, COUNTY OF ILICRSIDE. STATE OF CALIFORNIA. DESCRIBED AS FOLLOWS - MAT PORTION OF THE NEST HALF OF THE WEST HALF OF THE NORTHEAST QUARTER OF SECTION 29, TOWNSHIP 5 SOUTH, RANGE 7 EAST, SAN BERNARDIND BASE AND MERIDIAN. LYING SOUTHERLY OF THE SOUTHERLY LINE OF THE COACHRLA VALLEY STORM WATER CHANNEL. AS DESCRIBED IN DEED TO THE COACHELLA VALLEY WATER DISTRICT, RECORDED OCTOBER 6, 1923 IN BOOK SIN PAGE 223, OF DEEDS, RECORDS OF RIVERSIDE COUNTY, CALIFORNIA EXCEPTING THEREFROM THAT PORTION AS DESCRIBED IT, OEM TO ME STATE OF CALIFORNIA. RECORDED FEBRUARY 13, N36 N BOOR 266 PAGE 24. OF DEEDS. RECORDS OF RIVERSIDE COUNTY, CALIFORNIA. ALSO EXCEPTING THEREFROM THAT PORTION AS DESCRIBED IN DEED TD THE COACHELLA VALLEY WATER DISTRICT. RECORDED MARCH S. 1962 IN DOOR 3091, PAGE 227, AS INSTRUMENT NO. 20717- OF OFFICIAL RECORDS OF RIVERSIDE COUNTY, CAUFORNA ALM EXCEPTING THEREFROM THAT PORTION CONVEYED IN THE GRANT DEED TO THE CITY CC LA OUIJTA, A CALIFORNIA MUNICIPAL CORPORATION. RECORDED FEBRUARY 26. 1007 AS INSTRUMENT NO- 2OD7-0130621, OF OFFICIAL RECORDS - ALSO EXCEPTUM THEREFROM THAT PORTION CONVEYED IN THE GRANT DEED TO THE CITY OF LA QUIHTA, A CALIFORNIA MUNICIPAL CORPORATION, RECORDED FEBRUARY 26. 2007 AS INSTRUMENT NO. 2007-0139622, OF OFFICIAL RECORDS, APN: 600-00-016 LEGAL-DESCFHem NOTE. THE LEGAL DESCRIPTION SHOWN HEREON DESCRIBES AN APPROXIMATE 10..1 ACRE PARCEL OF LAND ALA WAS TAKEN FROM THE SUBJECT TITLE REPORT. THE TITLE REPORT INCLUDES PROPERTY BEYOND THE SCOPE OF WOIA LIMITS OF THIS 9,1M r THE CLOT VEXED UITS OF a1RNEY IS AS SHOW ON SHEET C-10O3 THE PROPOSED CHICK-FIL-A DEVELOPMENT APPEARS TO BE WITHIN THE APPROXIMATE PNOPOSM DEVELOPMENT AREA SHOWN HEREON, TO BE VTRIHEO BY CHICK -FIE -A. EXCEPTIONS, EAUM -0-TES REFER TO TITLE REPORT FOR ADDITIONAL INFORMATION ANU DETAILS: I ITEM THAT DEALS IBM TAXES 2 ITEM THAT DFALS WITH TAXES. LI AN EASEMENT FOR PUBLIC ROAD AND UTILITY AND INCIDENTAL PURPOSES IN THE DOCUMENT RECORDED MARCH 22, 1933 AS BOOK 122, PAGE 374 OF OFFICIAL RECORDS HOTS: SAID EXCEFRON DOCUMENT, AFFECTS THE SURVEYED DNA AND IS PLOTTED HEREON. REFER TO SAID OOWMBFT FOR FULL PARIICNLARS. AN EASEMENT FOR SLOPE AND INCIDENTAL PURPOSES IN THE DOCUMENT RECORDED SEPTEMBER 12, 190 AS INSTRUMENT N0. 87898 OF OFFICIAL RECORDS THE LOCATION OF THE EASEMENT CANNOT BE DETERMINED FROM PECORD INFORMATION NOTE SAID BroEPTNDH DOCIRRHT, AFFECTS THE "WE ED LAND. PLOTCAB E PORTIONS SHOW HDR O1 REFER TO SAO DODIIIBIT FOR FULL PARTICULARS V AN EASEMENT FOR PIPELINE AND INCIDENTAL PURPOSES IN THE DOCUMENT RECORDED FEBRUARY 10. 20Db AS INSTRUMENT NO. 2006-103470 OF OFFICIAL RECORDS NOTE: SAID DOOEPTILN DOCI MEIiT, AFFECTS 14E SU RNEiFD LAUD AND IS PLATTED N 8". REFER TD SAID DOOUMENT FOR F11LL PNL7ICULALS THE TERMS, PROVISIONS AND EASEMENT(S) CONTAINED IN THE DOCUMENT ENTITLED "RECIPROCAL EASEMENT AND ACCESS AGREEMENT' RECORDED MARCH 20. 2DO6 AS INSTRUMENT NO. 2006-219365 OF OFFICIAL RECORDS MOLE SAN DICEPTION DOMENIT, AFFECTS THE 9URVETEO LAW CITES AMONG 0*0 IT01S, RESERVES RIGHTS OF EASEAIDR RELATED TO fECPRGCPI AIM, PLOTTED HEREON. REFER TO SAD DDCIYQIT FOR FULL PARTLCLAR5, LI AN EASEMENT FOR PIPELINE AND INCIDENTAL PURPOSES IN THE DOCUMENT RECORDED MARCH 29. 2006 AS INSTRUMENT NO. 2006-224094 OF OFFICIAL RECORDS NOTE- SAN OMPTKM DOCUMENT, AFFECTS TIE SURVEYED LAND AND IS PLDTTED HEREON. REFER TO SAID DOCUMENT FOR FULL PARI7DIIJLRS �I AN EASEMENT FOR HGHWAY III 4Y1DENING (RETENTION BASIN) AND INCIDENTAL PURPOSES IN IHE DOCUMENT RECORDED FEBRUARY 01, 2007 AS INSTRUMENT NO ZMI-76267 OF OFFICIAL RECORDS THE ADORE DOCUMENT WAS RE -RECORDED FEBRUARY 26. 2007 N/AS INSTRUMENT NO 2007-130623 OF OFFICIAL RECORDS NOTE SAC UNCEPTAN DOCUMENT, AFFECTS THE SURVEYED LANE, CITES AL40NG O NER ITEMS, OtMTS N FEE TO THE CITY OF LA WINTA, LAND G DUVOI D TEREIN, ALSO 609m MMT% POR7IDNS IIIUH FALL IN LIE LAND SURVEYED ARE PLOTTED HEREON. REFER M SAID DOCUMENT FOR RILL PARTIC"S- AN EASEMENT FOR PUBLIC UTILITIES AND WIOENTAL PURPOSES IN ME DOCUMENT RECORDED MAY 10, M07 AS INSTRUMENT NO M07-112508 OF OFFICIAL RECORDS NOTE: SLID FJLCEPTDN DOMIME FT, AFFECTS THE SURVEYED LAUD AND IS PLOTTED HEREON. REFER TO SAID DOCIAINT FOR KILL PARYOULAM 10 THE FACT THAT THE LAND LIES 1NMN THE BOUNDARIES OF THE LA OUINTA REDEVELOPMENT PROJECT AREA, AS 1115CLOSM BY THE DOCUMENT RECORDED OCTOBER 04, 2007 AS NSTRUMENT NO. 2007--619749 OF OFFICIAL RECORDS NOTE. SAAD Df INCIN DOCUMENT, AFFECTS THE 1LIIRYEYED LAID. HOT A SUM TIM PITH NO PLOTTABIE MATTERS. REFER 10 SAID DOQUENt FOR FULL PARTICULARS 11 TERMS AND PPOVSIOHS OF AM UNRECORDED LEASE DATED AIHE 30. 2008- BY AHD BETWEEN HIGHWAY ONE ELEVEN PARTNERS, LLC, A CALIFORNIA LIMITED LIABILITY COMPANY AS LESSOR AND L A FITNESS INTERNATIONAL, LLC, A CALIFORNIA LIMITED LIABILITY COMPANY AS LESSEE- AS DISCLOSED BY A MEMORANDUM OF LEASE RECORDED NOVEMBER 03, 2006 AS INSTRUMENT NO, 2006-56.3434 OF OFFICIAL RECORDS DEFECTS LENS. ENCUMBRANCES OR OTHER NATTERS AFFECTING THE LEASEHOLD ESTATE, WHETHER OR NOT SHOWN! BY THE PUBLIC RECORDS ARE NOT SHOWN HEREIN NOTE SAID EXCEPTION DOCUMENT, AFFECTS THE S11R1EYEB LAND. ROT A SLURRY ITEM WITH REWALS RELATING TO UNDEFINED RECPRUCAL ACCESS. COMMON AREAS AND DEVELOPMENT RESTRICTIONS, AMIDFIF OTHER ITEMS 1R1H NO PLOTTAM MATTERS. REFER TD SAID DOCUMENT FOR FULL PARTCIULMRS. 12 TERMS AND PRONSIONS OF AN UNRECORDED LEASE DATED MAY 09. 2000. BY AHD BE TwEEN AGHWAY 110 PARTNERS. LLC. A CALIFORNIA LIMITED LIABILITY COMPANY AS LLSSOR AND IN-N-OUT BURGERS, A CALIFORNIA CORPORATION AS LESSEE. AS DISCLOSED BY A ViEMORANDUM OF LEASE RECORDED JULY 07, 200E AS INSTRUMENT HO. 20G9-348567 OF OFFICIAL RECORDS - DEFECTS, LIENS. ENCUMBRANCES OR OTHER MATTERS AFFECTING THE LEASEHOLD ESTATE, WHETHER OR NOT SHOWN BY THE PUBLIC RECORDS ARE NOT SHOWN HEREIN MOM SMD MEPTNIN DDCLIVE NT, AFFECTS THE SURVEYED LARD. NOT A SURVEY ITEM WITH RECITALS RELATIIG TO UNDEFINED WMID TFD AREAS. UNDEFINED COMMON AREAS AND CEWIDNENT AESTI91 HIM AMONG OTHER ITEMS WIN N ND PLATYMMU MATTERS. REFER TO SAID DOCUMENT FOR FULL PARTICULARS. 13 AM EASEMENT FOR ROADWAY AND PUBLIC UTILITIES. SLOPE EASEMENT AHD TEMPORARY CON5TRUCTIOH EASEMENT AND INCIDENTAL PURPOSES, RECORDED MARCH 31, 2022 AS INSTRUMENT NO 2022-154402 OF OFFICIAL RECORDS IH FAVOR OF- CITY OF IA 0111NTA, A 14UMCIPAL CWORATIOH AFFECTS: AS DESCRIBED THEREIN NONE: SAID E7a"ON DOCUMENT, AFFECTS THE SURYM LAID AND IS PLOTTED HEREON, REFIT! TO SAID DOCUMENT FOR FULL PARTICIILMS 14 RGHTS OF THE PUBLIC IN AND TO THAT PORTION OF THE LAND LYING WITHIN ANY ROAD, STREET AND/OR HIGHWAY. 15 VIE FIND NO DVTSTA14DING VOLUNTARY LIENS OF RECORD AFFECTING SUBJECT PROPERTY AN INQUIRY SHOULD RE MADE CONCERNING THE EXISTENCE OF ANY UNRECORDED LIEN OR OTHER INDEBTEDNESS WHICH COULD GIVE RISE TO ANY SECURITY INTEREST IN THE SUBJECT PROPERTY 16 WATER RIGHTS, CLAIMS OR TITLE TO WATER, NAWTHFR OR NOT SHOWN BY THE PUBLIC RECORDS. 17 AN ALTA/NSPS SURVEY OF RECENT DATE WH1 H COMPUES WITH THE CURRENT MINIMUM STANDARD DETAIL REQUIREMENTS FOR ALTA/NSPS LAND TITLE SURVEYS. 18 ANY FACTS, RIGHTS, INTERESTS OR CLAIMS 1AHCH WOULD BE DISCLOSED BY A CORRECT ALTA/NSPS SURVEY. 19 RIGHTS OF PARTIES IN POSSESSION. BASIS OF BEARIN95 THE BEARING NraR14 88'SB'D3' EAST SHOWN HEREON, ESTASUSHED FROM FOJND M40NUMENTS ON THE CENTERLINE OF STATE HIGHWAY NO 111 AS SHOWN ON PARCEL MAP NO 11141 RECORDED IN MAP HOOK 216, PACES 69-71. OFFICIAL RECORDS OF RIVERSIDE COUNTY. 57ATE OF CALIFORNIA, WAS USED AS THE BASIS OF HEARINGS FOR THIS SURVEY. BENCHMARK CITY OF LA QUINTA BENC.KMARK PER VERTICAL CORNER RECORD DOCUMENT Na 11-ONS 2• LIIAMETEA IRON PIPE WITH 1-1/2' DIAMETER DISC STAMPED 'BM LS 5562' FLUSH IT, DIRT AT THE BACK OF WALK AT THE S.W.C. OF THE NJIERSEMION OF STATE HIGHWAY 111 AND DUNE PALMS ROAD. ELEVATION; 62425 FEET (14GVD29) AECORD9ATA (R) = PARCEL MAP NO. 31143- MAP BOOK 216, PACES 89-71 (RI) = CORNER RECORD 00-0132, COUNTY OF RIVERSIDE {1?2) = PARCEL NAP HO 33519B, NAP BOOK 214. PAGES 24--27 (R3) . PARCEL MAP NO 31172, MAP BOOK 206, PACES 92-93 (RN) . PARCEL MAP NO 34323. MAP BOCK 220, PACES 41-42 IRS) = INSTRUMENT NO. 2001-0130621 PARKING COUNT NO PARKING STALLS EXIST WITHIN THE SITE LEGAL DESCRIPTION SHOWN HEREON SITE AREA THE SUBJECT SITE. PER TITLE REPORT DESCRIPTION CONTAINS APPROTM4ATELY; 436,669 SO, FT. OR 10.03 ACRES ELOQD_ YONFr COMMUNITY NUMBER. 0607% MAP OR PANEL NUMBER: 2234C EFFECTIIE DATE: 08/2a/2008 ZONE _X (SHADED) AREAS OF 02% ANNUAL CHANCE OF FLOOD; AREAS OF I% ANNUAL CHANCE OF FLOW YAM AVERAGE DEPTHS OF LESS THAN 1 FOOT OR WITH DRAINAGE AREAS LESS THAN 1 SQUARE MILE AND AREAS PROTECTED BY LEVEES FROM THE D% ANNUAL CHANCE OF FLOGGING INFORMATION OBTAINED FROM CERTIFIED FLOOD SYSTEMS, INC ON 10/7/22 � M U3 8��i7 FRED WARTNG DR MILES AVE d N � a W x HIGHIWAY NO. Ill i VICINITY ASAP � NOT TO SCALE AVE, 48 UTILITY PROVIDERS SEWER.. .....COALEEILA VALLEY WATER DISTRICT CY110]],, R9t111E RAMVS (MO) .398-2668 WATER ............... COACHELLA VALLEY WATER DISTRICT CHID] BEVELLP.ffif17 SERVICES (76D) 398-MOD STORM WATER -..CITY OF LA COMA, AMY I'll (76Df)7.�.7..7,�7.-7C47 +OAS....................SOUTHERN CAUFORNIA GAS CO, SIEVE RVOCTNRD (909) M-7617 ELECTRI ........IMPENAL RRIGATWN DISTRICT, IVAN LOPU (750) 427-7409 CABLE.... ........CHARTER CO WUNICATHOH$, LEE HOBSON (76D) 674-54SS 4 TELERHW.. .SPECTRUM ROADWAY.... CITY OF LA QUNTA, A61Y YU (760) 777-7047 H• AGENCY RECORp INFORMATION HOT AVAKAELE AT THE TIME OF THIS SURVEY. SITE PLANNING DATA DISCLAIMER: INFORMATION PROMBED BY SIG DEVFIOPLO7 AM CDHSIRTNG, NIM IN THE SITE NVESCOATTOH REPORT BATED 10/05/2022 ZONING RECIONAL COMMERCIAL (CIR) MAXIMUM BUILDING REIGHT- 50 FEET SETUMS BUDDING: HEST = 2D FEET. EAST . 0 FEET,• NORM - 0 FEET; SOUTH - SO FEET LANDSCAPE WEST - 10 FEET. EAST = 0 FEET: NORTH = 0 FEET; SOUTH = 50 FEET SURVEYOR'S NOTES I IT IS HOT WITHIN THE PURNEW OF THIS SURVEYOR TO MAKE DETERMINATIONS OF OHNERRF AS TO'ENCRCACHMEHTS• SPECIFICALLY, NO INFERENCE TO SUCH DETERMIHANON R NTENDED OR IMPLIED 2 LOCATIONS OF UNDERGROUND UTILIRE8 / STRUCTURES MAY VARY FROM LOCATIONS SHOWN HEREON. ADDITIONAL BURIED UTILITIES / STRUCTURES NAY EXIST NO EXCAVATIONS HERE MADE DURING THE PROGRESS OF THIS SURVEY YD LOCATE BURIED UTIUMES / STRUCTURES THE LOCATIONS OF UNDEROROUND FEATURES SHOWN HEREON ARE PLOTTED FROM AVAILABLE RECORD INFORMATION AND NSIBLE SURFACE INDICATIONS BEFORE ANY EXCAVATIONS ARE PERFORMED, CTIJTY PURVEYORS SHOULD BE CONTACTED FOR VERIFICATION OF UTILITY TYPE ANO FIELD LOCATIONS- 3 NO PUBLIC VEHICULAR ACCESS TO THE 'SUBJECT SITE" EXISTS. FUTURE Omw ENTRANCE ACCESS ALONG DUNE PALMS ROAD AND ACROSS ADJACENT PARCELS 4- ALL MATTERS SHOWN ON RECORDED PLATS LISTED IN RECORD DATA HEREON THAT ARE PERTINENT TO THE SURVEY OF THE SUBJECT SITE ARE SHOWN ON THIS ALTA SURVEY HEREOR 5 AT THE TIME OF SURVEY NO EVIDENCE OF RECENT EARTH MO'ANC WORK, BUILDING CONSTRUCTION? OR ADDITIONS WORE OBSERVED ON ME SUBJECT SITE. G NO RECENT CHANGES IN STREET RIGHTS -OF -WAY OR STREET MSTRUCT10N OR REPAIRS WERE OBSERVED AT THE TIME OF SURVCY 7. MERE WAS NO EVDENCE OF THE PROPERTY BEING USED AS A SOLID WASTE DUMP, SUMP OR SANITARY LANDFILL AT THE TIME OF THE SUW&Y- SURVEY CERTIFICATI7j,N TO'. CIACIS-FIL-A, INC AND FIRST AMERICAN TIRE INSURANCE COMPANY THIS IS TO CERTIFY WHAT THIS MAP OR PLAT AND NNE SDRWEY ON MUCH IT IS BASED WERE MADE IN ACCORDANCE WITH THE 2021 MMIMUTA STANDARD DETAIL REQUIREMENTS FOR ALTAITN5PS LAND TITLE SURYEYS, JOINTLY ESTABLISHED AND ADOPTED BY ALTA AND NSPS. AND INCLUDES MAPS 3, 4. S. 6(0), B. 11(6). 13, 16 & 17 OF TABLE A' TFERECE THE FIELD WORK WAS COMPLETED ON OCTOBER 07 & 11, 2022 TM CLRTFICA71ON IS SUBMITTED PURSUANT 10 SECTON 03706 OF ME PROFESSIONAL LAND SURVEYORS ACT, BU6YNES5 AND PROFESSIONS CODE, .Vum,x STATE OF CALFORHA y 10/26/2022 -$ R0.Ksm SUS H. GU211AX DATE AL LAID 00 8646 E Chick-111-A 6200 BuMngton Road Atlanta, GDOrgla 30349.2998 Avmd .A7S9W G riifiGCAW am eiymmm Q13d Land Surva'OAS 1915 A AWA:EIDON Ali 51" (Of momx CA SM PI) 935-om NJ SX-Of0A (TAW) FSU## 05420 ReVPSION�SCHEDUI NO DATE DESCRIPTION EMMENSPROUECTI CFA22046 PRINTEDFCR ENTffUN114 DATE 1026TS DRAWN BY S0.6 SHEET ALTANBPS LAND TITLE SURVEY 5 A 2 HEETNUN78ER c-110II E e Gl 5 _ _ � F;1w PIUNCWFO r-Fj4" 6iASS OYSK 'PLY 25B58" nVSk AV ASPHALT• PM (RJJ. N.1/4 CLW 9 SEC7kW 29, F.55., R.7E. NORlhWKY LW OF LEGAL A70RM71M ESFAR >0 f N 391 PC 22J ESFABLlS.MEP WO' NLWTHERLY CF 50UTHEMLY CAVF, ESTAWSNEO HEREON. AIEASLWEV AT MOT ANGLES FxcEPnLw nTLF LFCAL ' OEM 9K SRI P6 223 I tr PMWAT AHD P[IgtJe RMAM 6 EASE l.ul PEAYL[NT SLOPE EASEUENT 4 m 23- � 4 1 - �R'IHSRUC7@H EASEHfHT ROABll'A.T km W I K" uruflEs EAScyp+i ��,, 19' �-- FERYAh�4i 3U^c $.NScN1E![i Tw" ti 2 AP.r COWTN �¢ I cwe,,Humnl E.LSEwIT { CENTER SE,7kW LAVE AND S7REE7 CEATERLWE ESTABLlSNEO C] r P yI FAp1 FOLplO AlON7A1lFNTS FWA0:PW0lW 1-I/4• @,BASS A'SK, RC£ 26858" FLYSH WASPNALT. NO REF 4 N89'37'08'E 2654.43' (2654.55' R) WESTWARD HO NORIKa), LAVE LK WSTRUuMr MO. 20717 W J091. PG 227, arAX&)-' lSF h rpO' INAP aMED AT RXNT RCY CAVL f$TA8[f941£p hQRFLHL ALEASLd4FD AT RlA4T AIMRX5i ALSO 8W THE SW TKPI Y LADE OF EKCEPr m OFEO dY 591. PC 223. STRUNEHT NO. 20717 r.msL PC 297 � 1 G V WD —R=3f64.93' i-S 5O!l7HERLY CAVE OF LXL'fPT1ON AVs7RLM W ACCESS -� NO 20717 ex 309r, PG 227,, ESTABUSHO ---- MW FOIAVp ,MMC4NEHr ALONG ARC AND TlAwucH FASMV-Y LAVE 45F w.r/2 OF WJA 5EC7W 29- a \—Ntw w LAC Or -,;T n6V 29 AND CENTFENVAE FSTAW&IED J R6 FOUW A}[kVf dV£N75 r i �I wI hI �r CH I it r r FOU V I"RON PIPE, NAIL. A• FAA 'NCE I 26928- DOW 02' A OAPT, PFR (9),, ON I rnaE Or w1/2 OF w r/2 OF sAID sFcncw I 29 AAV ON TMF SOVTMEWLY LAIC OF 1 FXCFPWW A45N0AlEHT NO. 20717 W 217, PC 227 ` 6 ACCESS- ^_-----_ 'EASELEHT ' — — I5_ _ �15•: a TEIFCRARr S91Y�1PA1C110N CTCNS�IAARIJRY 6 I EASEMENT EASEYFTri I j T9.Ai f� 5 P/L RUMAY AK unuvo I �'- �EA5ELENt I . Me9•a954ir � s y FWND 1" APON PIPE RCF 20918" • I --- 001W ❑ 1• AM ASPA 1; PER (RA, I K EA'APMW PO 17U LEGAL. ON C,V& CF W1/7 01- In/2 OF Aa"wUENT M0 2gO7-plaA5a2 1 SEr'AGW 29. T55.. R. T. P//L I I OMR. I APPROX EAS04ENT�T ARE PER ATNC RIF RLAM PSP-02• LAST o DAIkD 9/7/2� A!7£A N &f I I ' � L£RfFEED 9Y C!d(1k'-FJL-A 12D I 15 •. I I mlEsili �' 19.00' I E I ClMO PA°EL,YLE EA�rAdENT PO? AYSMtWNT NO.. 2005-0224092 dA- I FOLM LEAP 3 TACK. k'E 26928• I 8-4' FLU9`I AV CONC. PER (R) 6 CN LINE Or W. 112 OF W.!/2 OF { SAW 5ECMN 29 * S�.Y p,Or TEYPORART 5 ,.. ExCEP&IN PER RXE LEGAL, y WµSMVA(f VT NO M7-0730621 o ss, P/L ! 1 150.00' �" ' T — •- £ - - ... ............ .. .... .. Q=07'37'12" _DL-07'd7'd2"------ $ L=sass' 8 N89l4'!4"E r FdAAf r" ARLOV Pd°E, 8H LIEU OF r" A4LpJ PPE o 3LS00' ZS 5570; PER PARCEL MAP RA' 19? PC t W SK T PAC-rS'AL SrlF S 33-.i6, CENTER SFCVCN 29. F.55., R-7E DEEU B!f 26B PAGE 24 $ n 6 IgTICE TO CONI�ACNR W�MT A ETU VUTKA ue AKWNK U00" ro 9a a ALL I MM. NN'S• = SI MM re SNAIL K n5re"WLE re To AM Me (a MWE mrkm a - U -w SINLIIN WHIL W ARMlena• M r�ALe. AMAN. In S& r�YY1Y'EFI: G+`f•I :i•_7 L'FIr=1r. �iL �_L D- EAST LW OF 58CRON 29 AND Fpw F1A'J!u ESTA6CPlAV irjyn FRotr rOfbAO Arouru�MTs a 19 �g y ooRs�1ltnvl FOLWD 2- BRASS CAP, SIAM-ED. p 6 —NWr.S_" PrAVLAS rZE P/L a ACC6$$ A R E (R EASFYdii R POWT OF AVIERSECTICW PER J H89-58.03-C _ 320070` (3n,75'-R _ e ...... £---------- -Y._iF --------------------------------------- — - Soul" LAVE Or ME-- !/A OT POUNO r"rRGW PME PLASTIC Fom I' RON PA°E PLASPC CAP .S Y 29. T.SS., R. TE:. CAP ILFG,BGF, NO REF AIyO u1EG*XC. FLU55[ ACCFPTEO AS FSTA8LI514E0 IFAA FRGW FOLAA� (BASSS OF BEARINCSJ /� /�±� p y� AL@MUNENTs STA TE HISHWA r 7 !ff (PU9CIc STREET) ACCEP TEO AILI'H.%1FNT AN R AMDPAPiIT flr' S08TH LAVE OF FA r !/f CORNER 5rcT"V 29, T54. R7E PER (R) N89'S8 A3 E 2831.93' {2831.69' RJ ME 114 Clr S40 SM40q.. rf - — - - 41 -------------- ---••— — -- — — — — T. — — — - - - - - - — — - - — — f — — — — — — — — MO.39'141r :M60' 2050.17' R 47 AW 4T 56"F 0.40' (0,42' R) 4 2 flA Chick-Bl-A 62M EluHington Road Atlanta, Geeroa a0a48.2996 .A7 W G 7JlK1uw A Asmmt AC CW Engine end Land Svrvapt7 19F5 W- a,6EM6 WH AW SiFA 1e1 Ij0"w CA mm (714} i5 a a (ro FSU# 05420 RIYIBION SCHEOLILE NO DATE DESCRIPTION ENr4HEEER'8i0.8W4 CFA .22M FRNTEDFCR FNTM.F FNT O - 1o.— A URAWN SY 806 sNF�r ALTAMWS LAND TRLE SIIRVEV C!1 OU.2 L D - 0l —iei9] FG LOP W 51 M-- VACANT 4 4642) fB— 1 �REFER TO PIL (TTP) D I R T AND BOUA I A C CURB AP', METAL 1S P"T I PlyI 5 • �0 4°• I I -i-G] FC h yI +I1 fI ,' CONC. I[ AND CUTTFAI a6-s• P14 ��E5.161 E5 I ,��}�'/ LANE LW p.)l �. I [rrv.11 I Jf ❑ OiaB� FS Q �p11YEtiEN � I 11 FOUND N5A UDLITY /. PAIHT MARK ON GROUND PIL � GRWNU ITLP.j SIGH MF.] I `� UNK. 0".+ I RISER MR) PAD UR 2.1' 1/0 PL ` 1 I TRAWiFORMER V ON CONIC. PAD I ��Q' • r CONDUIT Il { e_ n JL s. r i 6, 58j IELtP . B Li 6f.H] i a 9-5. COP. 4.0' W/O PL ANCHOR 4.3' (6 0) - o P/L ANCHOR JL5 N/0 PL 9 R� .�NE/O PL rso. CALIF SHJ (OF:2�]If5 51 W FS CAS NARHEH - 6i. FS�N10 PL ` RAMP .B." EOk ]S' $/O PL EC7 12'F TELECDLN Low FEDE5YAL I a GDNC gIT-T, 31 N �rp I A C CRQSSWALK (TYP,) Lb� P A V E M E N T I` 77 6 4 G `�R14 �' FIFLD I 1 AAPROtt PanPas:D sFaclf-FYI l O£KL0n"t AREA MR VA7ED 147aY2ED Y/71PZ AVA M IC 8Y Ll I57 71 FG� 4T' L� I lR' VACANT rr0i a DtRr TEMPORARY q_Ai- - - wood S" ku 9'4i' by F i E U D FWND USA UTa7TT PAINT- Af4l, ON ' PIL i rU P 1 6' ..uWuND [TYP ]� N10 PLtj - �.��' S - LANE WE ITR i� STA TE HIGHWA Y Ali /191`0 S 2 T2FOR A401 DETAILS. 20 to 0 20 40 BO SCALE 1'-20' C) U W w 61) lit 1.1 V7 LFJ z_ L) H a -..+- _ROME 10 CCAMACOa TIE COaIaUNa swu AS=JIA THE WX WKAL AN IMMAL WATOW Alb SDF OF ALL .. IRU M FIIY.6. Y910A s7AUc7111is Axe slut K aspa q LE rx tea PO AN( FLUX V MAW Uur1OW 0LON $tW ARM. k5 WWWT MW x�me.r a -M�ar 7wN M C.A...I.' HI M wbJ. T.. rAAYF(AL 3'. �. Ab .y�&L�c Chick-nl-A 3200 SNRlnpton Road Atlanta, G"I& 90949-2"0 aryxnJ 17 Air c TMAKAW A ASSC1 Mt MC ff £nglneers and p -lar+d Slrrvarars 1973 1 GRF/I6f2FOL1R AA7. suer tar AC+IAFC [A 9MFd Pprt ae5-azea ,a1j W-8108 {A61j a Q c �y d � I 0 a Q�► Lzu G IJ � a r LL } = r 2 � V w T B f1 lCr u 2x:5 FSU# 05420 REVISION SCHEDULE — NO DATE DESCRIP"10N FRUEEIMRLOMP CFA7205 PRINTED FOR FN,IRAWNT DATE 1a2b71 A DRAWN BY a0S ��wna �r.onwan.r. o-.A« SHEE7 AUTAMSPS LNU TRUE SURVEY - C -TOO-3 5 d 3 PA 1 E VACANT L� I 157�g] mu 11V-H (47{96] 04 . l�ti 'cvlw- NARNM (S720) BIM [sl my NY IV'y 0 I R T 40 FLU C",09 T� I j5i•S7j TC � how PEaEsrnL � [i7.tR] FS d I r I � U I I fi I � � C7NC {URBJ `S V[sasy sG---• — ��� ES�wY Tc SIGH (iYP)1 - \1 PAL F CONC f57.]E RA1�� ""!f FL �Ica1A RIM NV-H e (SA+O) Tc CONC. GUTTER PA VEAll ENT STA TE HIGH WA Y M rr _ Y• 3 LEGEND SYMBOLS AR = AGGREGATE BASE Tr • TOP OF WALL A FIRE HMRANF AD - ASPHALr CONOREIE UG = NIOERfgdmD �q STREET UGF1T B1.0 • WHORETE 9-n ONE = L&I�MN R5 • BACK OF SIOE*a LIP . UTILITY POLE 04 TRAFRc 51GNAL CB - CATCH USIN VAN _ A CF = CURB FACE f TRkFRC SIGNAL ARW a PDLE CL = CIERIFRLNE XFIF = Vm FENCE 0 LIGHT STANDARD ELF k CHAIN UNA FENCE Ty = WIER METER uRUT ( POE CO = CLEANDIT w . WATER VALVE DCV = DEFETTON OEGE Yaw C Guy WE A ANOPIM OS - ROOF DDVNBPONf N = MONTH Q WATER �� ET; = EDGE OF OUTIFR 5. - S." EP = EDGE DF PATENENI E - EAST O GAS ESTER FD = Fol" FT1C • TIRE DEPT. ODNNECTICN NL - REST NLY = NORTHEMLT X9+YER VALVE FF = nNi%m FLOOR ILT = SDII EKY a GAS VALUE FO . FNSBED MADE E'LT - EASTERLY 0 POLL BOK FH - FIRE NMRANT 1YLT - '4ESTERLY FL = RAM IIAE = NORRI OF ■ GRATE 1017 7 F5 a FIN15HED SURFACE SYO = son or SfiH GR -GRADE EIE4 EN = EAST OF GN = GAS METER WIG = YGT OF S SAT OR = TCF OF GRATE t • PROER.TT NHE ❑s SHIER Rmwu GV = CAS VALVE 4'_ • com1IIE ❑p SRTRII DRAFT NANHC E HP = mm PCRFi R/W • FIGHT OF WAY r ❑ 16TPFICNE hGWX01f HT = HQGNT Iq' • FiIiIGATKN CONTROL VALIE G = DELTA R . RADA, MMME Kv ' wel' E L • LENGTH SCAB CIEAT10UT LS = LbW STANDARD T . TAKENT ML M ' MEAFa90RE0 DATA MONITORING *ELL L&T = LEAD a FAG C = CALCiWITIlT DATA © ILdHWCAP PARTOHG STALL MIA MANIOLE RANAL BEARNA Q] LAN SCAM AREA H6 = MARIRAL GROUND[RAD)m PRO 'FlIMFORIIl11MTE MEASURr]Efa [ij PROTECT N PLACE NhT - OAL & TAG OF1N • 016HEAO ATRE 12109 R) = REM ORTA REMOVE AND Di7o E CFRSNE 210 OE M = IELwa DATA PC = cU CAFE 11006 PRO • PKRA R DATA 90A7 C . O11WIA31 DATA Q gTA91E EASET,Qrt FIF]J FEY - POST INDICATOR VALVE PL • FRUPERTY RFE (4Lr 0* FC - EMSTMO TIPA MM Hv" AER TIRE RANT EPM RD • ROOF DRAM A2201) TC • OM NATION --142, 0j---- EINSE CONTOUR X13 - SIDkAL CDITROL um — CATV— - CABLE TV UK SBH = SEVER MACNOLE — E • DE0WAL➢E 427.0 OESIDI [O mt* 9F = SEARCHED NCTINMD FOUND —TV--FIRE TONER UK SPM = SPNE — G --- . OAS LDE 5TF = 51DEZAUI —GE—GR—. Gla BOW LIVE PALM TREE, M = TOP DF Qim —R—R— r M DNE TE = TTMSM ENCLOSURE — S — _ smNEE TP = TEIEPHLEE PCRE — SD , sim" VIE TRAM = TBANSEOF — T . TREPHINE OI TRA15= TRANSfOW W —. RTOI LINE TIME, SPECIES VARIES, REPER JQ &72 FOR MCWM1►fI,7 AND BOUNDARY =A19LS 2 I Ro 1p D 20 40 ao SCALE- 1.=20' A�IA50_ EO_ COxITNCTOR THE MIN"M 4MLL A9MAN THE TWE N11rIR:AL MD ORG)WTAL IFCATM AM LOC OF ALL VWML AM. AMAM H MMM MD 5".io K "MOOIE FOR DOut TO AX1' nox NI Fp Fr uIAl11Ft som up 40T 5N NFI K Yomma Nmlq U." QIF N EN � E nvs.. a ay Awt M.H- b 4�wA brlen a Tpn a N J &..4 1 rM Fb •vJ. Ex Mf qK SM'." eA T., nnw eiu, 11 ... aw i E Chick•fl4A AM Buffington Road Atlanta, Gs"gle M349-299e Jura C TlI1 m W � AS.4gf�A 1F8� 11� CUI fiASfRaara and Lo*d Sl rveyas iris w. uwawpaa.APr. sm Aor OSW CA (na} sss-oros (tL1a Fsu# 05420 REVI610N SCHEDULE - NO DATE DESCRIPTION C3RONIERSPROIWJ GPAZM PANTED FOR FAMILEMENT DATE ,y2RFjj A DMwNBY 5C6 SHEET AL7AMP3 LAND TTTLE SURVEY 9EET RI ---i o,4 PROJECT DIRECTORY APPLICANT QUICK QUACK CAR WASH 1380 LEAD HILL BLVD. #260 ROSEVILLE, CA. 95661 PHONE:916-472-8689 EMAIL: comerond@donldrivedirty, com CONTACT:CAMERON DRENNAN OWNER: BLACKPOINT PROPERTIES, LLC 1129 INDUSTRIAL AVE. SUITE 205 PETALUMA, CA 94952 PHONE:(415) 601-2589 EMAIL: jeff@blockpoint.com CONTACT:JEFFREY HALBERT CIVIL: LETICIA ALVAREZ KIMLEY—HORN 3880 LEMON STREET, SUITE 420 RIVERSIDE, CA 92501 PHONE:(951) 543-9873 EMAIL:Ieticia.clvorez@kimley-horr).com CONTACT: LETICIA ALVARES, PE LANDSCAPE OLIVE STREET LANDSCAPE ARCHITECT: 125 OLIVE STREET PETALUMA, CA. 94952 PHONE:707-280-8990 EMAIL:rod@olivestreetlandscope.com CONTACT: ROD SCACCALOSI ARCHITECT: TAIT & ASSOCIATES 707 N. 27TH ST. BOISE, ID 83702 PHONE:(208) 345-2428 EMAIL: chin son®toit.corn CONTACT: DAN HINSON OR WASH STORE #43-049 HWY 111 & DUNE PALMS RD. LA QUINTA, CA 92253 PROJECT SUMMARY PROJECT ADDRESS, HWY III 4 DIME PALMS RD„ LA GUINTA, CA 42253 APN NO: 600-030-016 LEGAL DESCRIPTION, B.42 ACRES MILIN FOR NE 1/4 OF SEC, 29 T55 RTE FOR TOTAL DESCRIPTION SEE ASSESSORS MAPS T0M9HIPN 5 EXISTING ZONING, 6RT'REGIONAL COMMERCIAL PROPOSED ZONING: GR REGIONAL COMMERCIAL LOT AREA. +/-•12,419 5a FT. (+/- 166 ACRES) DEVELOPABLE AREA, +/-60,412 5Q. FT- (H/- 1.40 ACRES) BUILDING AREA. 95% 50. FT. NUMBER OF STORIES, I STORY BUILDING HEIGHT, 24'-I" CONSTRLICTION TYPE: VB OCCUPANCY GROUP. B SPRINKLERS. NO TOTAL PARKING AREA, / - 4863 $0. FT (1402%) (INCLUDING DRIVE AISLE) TOTAL LANDSCAPING AREA: + / - 91252 50. FT. (45 Oq%) PARKING ANALYSIS REQUIRED - EXPRESS SERVICE-1 5PACE5 PER FAGiLITY PROVIDED VACUUM STALLS IT 5TALL5 s II'-O" X Iq'-O (I ADA VACUUM 5TALL a W-O" X i9'-O') PARKING STALLS 2 5TAFF 5TALL5 ns q'-O" X Iq'-O" ADA STALLS I ADA STAFF 5TALL a I I'-O"W X THE PROJECT CON515T5 OF BUT 15 NOT LIMITED TO: CONSTRI,GTION OF. NEW CAR MA504 FACILITY. 1NCL00I46 BUT NOT LIMITED TO NEW CONCRETE WALKS, DRIVE AP3L ES, CA#&", LAATlSCAPINR, VACUUM STATIONS, UTILITIES, AND ALL A-SOCIATED FIXTURES, AND EQUIPMENT. SHEET SHEET INDEX DESCRIPTION 0 — GFMRAL . Aa CD l o!z�ra. w IW�Ex PR6 EG r 1-_AROiMGYMAL SITE Ai 00 UY`'R! .� alTp pyAr� Al J• _ PAQ4141-IF' Tv'4A_ 51.T "LAN :. A 02—_�ARGY.ITEG =RAf_ SITS XCIL 9 _ I AAIDSr AFC LI LANDSGA-E FAN Ll __ A\ - COLORED 3 -_ CIVIL Cl 5HEET G2 T i°�Aie f..3_ INS "_ •11 G4_ UTILI-y 1DLAN G5_ DETAIL �+"LpETlrILS __ 61-1 ER05ION GU\TROL "LAN G8 R051O\ CONTROL DETAILS 1 Gp TA 54.�VET' ;FOR q97RL?\CZ ON Y !? GIU 4LIGHTING _ Z� V:LT ,Dtf3MTING PE,.A\/PHOTOMETRIC _ 5 - ARCHITECTURAL 00 1 9WI-D:\b ELEVAMCI%_, OI BUILDINr, E Vr\TIGNS _ 2,03 �GGLOR - ELEVA7t0\5 A2.03 flrO:OREL)-FI-EVA, _ A3 oa 0JT}IAEST CORNER _ — IA1 SOJTH[ASY CC-RUNT-.R A6 02 �D-TMEAST G�hER \pRT1+YL3T Gf3lihrR A5,0 4 AOR AL VITA _ Ay3 Q9 LI1�E Or --- A Ola IriE OF SIGHT _— A3.47_ A? ab _IT flEL, LTfIT � hE Or, I PAY CA�Q" _ ATTACHMENT 7 10 1 � r a U W o to Cq a❑ W C7 APPLICABLE CODES & STANDARDS I. ALL WORK SHALL COMPLY WITH THE MINIMUM STANDARDS OF THE.2014 CALIFORNIA BUILDING CODE. CHAPTER 115, [r} (y CV 2. ALL WORK SHALL COMPLY WITH REGULATIONS, CODES AND AUTHORITIES OF THE: 0) Q r H N Z 2014 CALIFORNIA BUILDING CODE (CBG/IBC) � Y U T — 2014 CALIFORNIA MECHANICAL CODE (GMGNMC) 2014 GALIFORNIA PLUMBING CODE (CPC/UPC) Q LL Q D .201q CAL IPORN IA ELECTRICAL CODE (CEC/NEC) 2019 CALIFORNIA FIRE CODE (GFG) 2019 CALIFORNIA ENERGY CODE (GEG/T24) Ll 4 `-' �j 1 I _ — 2019 BUILDING ENERGY EFFICIENCY STANDARD (BEES) 2019 GREEN BUILDING STANDARDS CODE Q W uj < Z S. ALL WORK SHALL COMPLY WITH THE LATEST EDITIONS OF THE ADOPTED BUILDING REGULATIONS FOR THE LOCAL (-} T 5� F/ 1 GOVERNING AGENGYS: LU W Q A) PLANNING DEPARTMENT B) BUILDING INSPECTION DIVISION U) Z C) PUBLIC, WORKS DEPARTMENT I J D) ENVIRONMENTAL HEALTH DIVISION E) FIRE DEPARTMENT REVISIONS Y DATE DESCRIPTION 5-1113025 CITY COMMENTS 2 642-2023 PARCEL LINE ADJUST. 1-24 2023 FIRE DEPT. COMMENTS 111 TA I T ► , `� SINCE 1904 Nl — T VICINITY MAP DRAWING INDEX, PROJECT VNE5TAARO HO OR INFORMATION, AND SYMBOLS K DATE: FEBRUARY 14, 2023 TAUT JOB N. 000037 AAl no DoeW�Irt 1ND oPHRNDPHEIN nOn,� ILe�Nyl H EN 11-E—TH E PIICPERTY OP TM AND A 0—C NC AND IN TO WE SED H WH— OR N PA" ION ANY OTHER PRCAIT WIMOOI I .IIL THE WRITTEN AUTHORCATMN OF TAD ANC ANOOIATEE. ND 1 PLANNING PACKAGE Q I ' I AO.00 PARKING ANALYSIS H H I O r NOT PART OF SCOPE SEE 11P y PROPOSED y OLACK QUACK CAR WASH I BLDG 3.596 S F, 00108 ' Ll 11FIRE Ftt 0•ME;vm 15 } --- a I � I I I ._-ter.—^-•�_1`•� I _ I OVE-RALL S� fTE PLAN { f VACUUM STALLS 1' 57AL-5 19 N -G" X 1q'-G" (I ADA IIAGUU— 5 BALL ,? q'-O' X PARKING STALLS 2 57A-F 5TA_L5 12� 9'-O" X Il'-O' ADA STALLS I AAA 5TAFF SMALL c,'-P-C'iN x IW-O'o) VICINITY MAP h L §�-Rl__j I ❑ co Q CV z CV Uo❑;=: CD a� � �w SCWJ=F-❑ i�CrCLc3zcn 0�W=0�u, ZD ❑ J FE REVISIONS • DATE DESCRIPTION I 5-19-]D38 GIN GP*lfETl75 22 �p29 PARCEL LINE ADJUST. 1-24-202' PIPZ OEPT GOMHFHT5 Q TAIT�" BNfCl 7YB1 rwxlakm. OL,6,�� A]1J".T_1I W IIAr>!3: DATE-. FEBRUARY 14, 2023 j TAIT JOB Or UOOD37 n� aoaw.n,un n. ne.. s>to Dawn rwonwlum dwe r.»w. a p wn rm� .In al�we rnnacr •mrvr Tl NMYlrI AVMDML�11GN 01' ir11 AW AaWt4lROR Me. PLANNING PACKAGE Al-00 .A I In KEYNOTES - J A7,A PATH OF 7RAY'_L SHOP N pA5V. V �NEA POLE MCUNTE0 INTERNATIONAL SY�QL LJl Of, AGCFSSIBILITY AT ACCZ-nl$ eLE PATH OF TRAVEL 21 NEW TOrn Ah Y` .AC.GE5_-5!31LITY 'ARKPK& S'6N AT ENTRANCE NrN ✓.4Y AGGE55:3LE �ARKINif, STALL A14r 1 J ALL EEyI13! - LOA:Nk$ Zph^ -Ta 4' Iry17L 5'RIPING r.TH T NO GOAT5 C.F 416. Y E+LLE PAVE-1E 7 MARKI} , PAINT, PAINT T.E AORPS "NO 'ARKIN6' !Pc 12' 416Y LE7-E Ft W T,+1N THE LOAJIN6 ZONE NO' INPEQN-1110NAL SYkft:[7L AT PAA-tiIN6 5 STALL (Ty". 2 FLAG[': .,C5 FAFKINLS 516N. (TYPICAL ] PLAG=51 u NEB TRUNCATEP � •E5 (TYPICAL .ALL PLACES) PRO-05= L:,,�TR ICAO -RANSrO2MER LOC.A'!CT.. FINA_ I.-0ATVZM-CGATION PER L71LITY COMPAW NEYi L.ON& TERM 5ICE LtlOKER IG NI'N FLIr`H -"FAGS AT'RAN51TION (TYPi'�AL) i-'� FLAG POLE PROV!GEP AND INSTALLED E� VENPGR, SL TO INSTALL POOTIN6 L�J NEn THICK' Caw-ETE .TALK. MEP LHT BOON rimSv- P[QPC\.7:G'-Ap TO PATH OF TRAVEL, SLOFE NOT TO �%GEEG 5$ IN 71REGTIO4 C TRAVEL CRO55 SLOPE NOT TO EXCEED r% � NEW GO.` RETE DRIV - SEE CIVIL 7RAVQN05 Li a�Jl SRAPE DRFAK LIVE - 5EE GIYIL vRAlllv55 [IS] NEN b" .'-ONCRE7E OLRn ITY°IGAQ FI0 AA: Ti6O S16h, D \OT ,l�E!? LJ NFA IRA5H EN( 1-05LRLE I� NE�i 'JAGwu Edi1P:•:[NT El.LO%RE NEA _ANp5CAoiK%�, - 5EE .ANoS_APE DIRAnj,I 6S 21 NEA SICYCLE RACK Lrc 4" C04WACT;' rp LEE) PIPE SOLLAR? AT l zz `-':TR4N!( PLACES) %EA kNDER6RO� REC.LAI N. 7A7xs - 5EE GIVI_ L.J DRAml,({ j J TLJA IRA`H RcGro•ACL-7 .L25 NE+ PAY CAKvPI' 5EE 5HEEr A5c 20 NEW YAC;..},V CANOPY. SEE 5H`T AS On 27 >,'47 u5`D .J 1,EYI > Cu BOARD a� PRiFuk�EP nEO VRIV'MY 5Y OrHisS NEA MCnu-ENT S 6N - CONTRAGiOR TO Go,�,RD;NIYE IYSTALLA-ICN OF NON1e" •1E`IT 5%6N FOOTI%,6 PRIOR TQ LAlv9OAPE IMORti MCNVI-EN7. 516N ANv E{l'LPIXb 56145 uNP-ER A SEPARATE PERM T 24' ROLLE12 Co1;�,RETE CLRS NO* LSev FXIjTIKS PVpLIG COIi :RL'_ cVlZ!3, ANCI OLI-TER T,:. ACIIA;N (nPAIC A- RCOji QCD DY P,)EL'r 'Nop,5! Y�i^{ OR VE AISLr, R-FER TO O NL JRAY+nfi5 g NO" L3EO LSJ ELEG-R GAL SA. TGH GEAR I,En DIRECT-ONAL ARR,7IYN 'EM PEGE5TRIAN 5TR•P!NS I43 1EP4 'DO 'LOT ENTER FAVEMEN` }?AR<!N5 NTA vAG,vm PARQ'16 STRIP.NG �I NEi PARKING 5TR;F.y4M PER CITY 5T.4*:P.4eG5 f�•Pf NE}l DRIV^-.AY LANE 5TRIP.16 t4ECvE,i FOR H14,oe 1Y 11 Jvr.Ei:lha LJ fQEnNT'ON EA50Nj N %,MENT k . 7007•10701 OF OFFICIAL RECORDS, LANP5,.-FE AA" AS RL-O,IIREP UY L4S' TO I<A7-' H AD --A' Cll -RENCr GRA N a71 "EW T=nH1 a-m—,ER -ARQM, STALL NEM 6'-O' -rSH '-IASCNR� 5!T NP $�. AI7Y-4JAT1oN %TALL I 0 co Z � 4 iz let o Cf) < 0 d cir. m _ w C}cca.9zU) 50 W 2 7)W a z Caw REVISIONS N DATE DESCRIPTION 5.19--2023 CITY Co741494T5 /I❑ rtti 6 2T-2027 rA4CEL LINE AlljJoy, LL213 �4'3Q3B FIRE PERT. GOMh1ENT5 "°"""tl°'"' TAI T gw��,� nN�rYlN� 0i- �0 15 AfR,f11 CV 1 UIRAL S1 I E PLAN w PATE- FEBRUARY 14, 2023 TAIL JOB 8; 000037 TIIN oacyli.R MIY TMi WAE AYC gNYN NTNHfOMTID Niri1MN1 NNNWYert of TNuI[MkWIL �wNiNN 111! RIRI�IT' G! iAR AIW AMNNMINR MC AIO Y MNr,tl A yNiR I, •IpN MNAlI1T ADA 11re NINM lIq�kT NReYI THe MRTiX AVMNAGTpN OA TAR ANO AigtN7R Ne A1.01 -- � 1 KEYNOTES MAIN DRIVE ; n NE^ SCREER NALL L.I r¢v15ouNP ArT ^TIdH K{ LL V ' � i I a , 80_ uNf7 ATT1=Nl1ATK1N WALL ELEVATION SCALE, N.T.5_ I 1 1 1 I f FISHES 41A1.02 ® 'SEE FEI6E91" SHElT5 FOR COLOR I 1 ECHELON SPLIT FACE CMJ 'OHrX' j1 6ONG1[ETE MASONRY ONIT CAA 'CNYX' I I 1 I w Fz . cr) 1 CIJ SCREEN WALL ELEVATION w 5GALE: y 7 5 z REFpER I A WFT9 FOR COLOR - I f . I I EIA5ALITC �IT PAGC C� '1[p9EMPP' LONCRETE M►tiFO Y WIT GAP T205EEVFF' r I I : ...•ram : . NEW GMJ TpP GAP r w w w Ir I�rIE_ w y w - 1T1! SCREEN YIALL. Ir OE OAR 8ASEI .7 'T im Cx15YIN6 6RCuW Ex15riN6 6RP1Np HWY ltl 1 r:2 SCFEEN WALL SECTION 5GALE: N,T.5. i 9Rc��SfiE PLAN �a w a W J L)1ga �" DoWT a ; z a_ ❑ J RESIISIONS 1 DATE DESCRiFTIQN 15-19--1029 CITYCOMMEWS ZL TA I T;. 51 ly FiO. C 1 �4 ARc�-rrecnlRA� W&L M-m DATE- FEBRUARY 14, 2023 TAR JOB #- 000037 PLANNING PACKAGE A21g02 HYDR070.UFLANI RlCi PLANI -10 OESGP.IP:IaN FACTOR M'FFC]D PF1 PRIG- FrAF LANDSCAPE EFFICq NC WFAt AREA (IEJ L]'q 11.1 ETAF aAREA ESTLMATEDTDIAI wA1ER USE vww REGULAR LAn DSCAPE AREA 11-WA1ERUSEPIIITS 2.a9,9 C'G.AL LOW WA I ER USE PLAN'$ .7 TRIP Hl .y5 T620r —1 ..74,1 CAI. mODERAIE WATER USE PLANTS 4 DRR $1 -4, 8.4a7 a, 1.59 212,*6 CAL, IOI.a[S ;A 12], 21R IRl $,711 PLANT SCHEDULE {y [ZFT Sl71AN1CAt I COMMON IIAAIF ryoNr wUMS • S Chlopsh lineoris l Eleser l Wlrow 2A"bar rosy 1 n • Oleo "Waco S—ri WJ FM I Swan dill OWe 24" u— Law Mulll-hunked \` J 2 ParkiwEigx'peSerr Mlneum/De rj Mmn mPalo Verde 24"boR Oftrc-5 Ten / Hdly Qqk Srondord la Washlnulul mu hyLA4d I Mex onlCORlorria F on Poke 24' b- 16BTH Iskinnedj Modern to SHRUNL5 OTY BASANICAL LCOMMON 31AME CONF WLY—Ou ae Ag—omerlcanWrginolq'1C-an lacy Planl 5geil, Low 33 Agnve viclorroe-moilae J Queen Vrclorlo Agave 59.1 Law 3e Al] skiala l L.grar Arne 5goL Low 32 Oougahvdleo xTubura Karir 1 R.b— Kosl DwV.I yilao 5 ". moaerole :'. d/ 'Lti Id Coesalvina pulchen.m / Rod Od OI Paadim 145 WI. Luw . �V', •� 9 Fouquierla sfYenrTAn5I 4C0 NIa 50a1- Low Hesperoroe "NIAao &aEe Lighlf 1 Red YvcC 1 pal, 1 nw f 42 Lanlana r Ievidensis I Iran IOrllona n¢ 5 gal. Moderate 76 Lanlana x'HewGald' INgw Gvld Lanlonu 5gal• Moderate P9 Leurbflllyilm Inl tescens'Compacta'1 Campo lTo sage 59d. Low { } 19d Pemlmtum se la[eyrn'Cgrler km2 IFounlail Gans I gnr. Low ! 59 Pelo•5ku oklpi.1folou / Ruulan Sage 5 gd. Low t 90 Y—lecv Jiolio'Wafbtrsior 1 tlttgh l" SOtl Leal Y�c 5ga1. Low VINEWESPAILIERS QTY WIAHB:AL JCPhW.C)H t4Ah1P c:UM WUCULS Csa 26 Douga:rvlllaa x'k spw,y k:v I Rolpaony Ice Dou,7ahvillea 5 yd hiodr� uln vines 5ni)l kcmTed to masonry wal. 1%4—ry waL av to he BeBlsna wpp.,lto'vI— GROLINDCOVERS QTY 001ANK& 1'fNH ilLF OMFAQ•_ f:OHr wVC01.5 SPACING 5.231 d Ley rm niticodes ICmeptnp WIM Rye Hy3oseeq Madalaln GENERAL NQTES 1, MIono�q-W—inq nens�hrerBCrtIMnI��'+rV�m3'IrnarNrgr,rprnpyslble'Dpuq l�n.OBCar'+pow.�Gaile oggrcpde mJCh rpp Jrr SYiiO ? hWr—lodlponl m]leid shdl[aow vtli..ry!eFy; •Zri.glyonmd Y I be pperyedCyowealnerbnseAcmlmLerT.lmp.VetiPle+sMsa kfr�l on 'WIcua>Im la Cily cf Lo q.iNd ogler acn lOnyrc+ra rr.,[Inmenls rndsla.+tlatls. 3 A SDilf lerkllyariulyr¢repdp wdrecarre CrQlyJm bF oce�Illedsol5mpryslobera'orV sndlx-0n"19dvIcR loconsWclipn-:allrm.ylm moll UC [aCUPtl filar file Ia gh gruyi g 1 p been Comraered- 4 all neWrreWi1 NeawilNn.SApp+P nl&V8lmmenryhRViL 9WOra.'earodb— s Landscape Mdnl�-nape shot he l'1e rz�pns�lilr�'he prW�rW ante: Woter Efficient tondsca a WoAs heal ETA F Calculations Rcpulm _onds-o. Arun ErWU Toral 472 O2Y qAL Wlannunl AfVl-] W.F r Alb—o . IMAW AJ WWA= 1 1A 6 1 - 1- TAF [ hl 1132.9J ;,s7t I�r77.31 ?Jr 11-451 XOJ -6i 7.50.`GALiONS ESRrwled Toler Willer u59 IETWU1. Erw U= E .erppn ra.,& Ai Arco �82 Pt f 621 r8.211 t-422.C29 GALLOn S I, A-'uge EFAF ICY R,�,Lr Lur. 1—m A.— —,I by bN— .5' fa le'id^nlipl o:ecs one .45 fa mmro_idc fiaj areas, ORAG9.f311ALL b=PLAGCO50 nIA- R�. APPRD%IASAIELl i Or TI ICR MMS IS KLOW C.RApE COMPLIANCE STATEMENT I agree to Comply wile the requirements of the water efficient Iond5copo oEd nonce qnd suhmlt o complete Landscape Docurrlentolion Package '9 r � 9 d•.23 �j rTRAWSKAMER 7�- HIGHWAY 111 o Is � as reef SCALP I- _ IV NORTH T rh �y-{3] Y.6'rp 5' DIA f� FIR03Fgr l_ BOULDERS: PLACID CID 50TIMT IVII PL .AnPROXIMA: MY I OF IFLFR MASS IS BELOW GRADE V5 ' 0 A " BE (5J 3'•6' T05' 01. riELDSFCx< BOUDDRR BOULDERS SHALL BE FIACEO SOTMAI APPROXIMATELY j OF NER mAS315 BELOvr GRADE V IL_ L Opu I�1 REVI90NB 0 DATE DESCRIPTION flren,uwPea �.�surmxoe 61RCE 18Rf �I°La^' OLIVESTREET PO flax � � Pe Ialumo cA 9h12 7-jem-) dire$rl ell6dS[GpC [Cm rod aaFrasrceltn[kn[xw cml 1 LANDSCAPE PLAN I DATE+ J" % 90iO3 TAIT JOB OAOOtfJ 3Ir 11M■1■RA1■ 1M R•F• � �r IPfif�O'a■iFw■Mr. ■ w�llra'�rAS Ar■AFFIw1PPt>Aw Nrww I�k171■1ahp 11 EOk I•P II■�7� M1kYrA1■ PLANNING PACKAGE .l PLANT SCHEDULE 91Y 1I0F8lr1GA11 CRIAMOH HAMF CONT WupCO S ChioWs. lines$ I Ceser l Wal 941hox Irnv 7 91oa puropapo swan Ili IM F Swan IRl 011+e 24' bux Lox. 1AuRrlrenkCd J 7 Pukinsonla x -DeMt MuWUI i I peserl MUSC Pub Verde 24" box law V S Ouercus ilex I Hclly Oar 2e"bo.[ Low Slondard lA Wash:Igbhu hyblkll MexkonlY:dfarnla Fan Ptlm 18' kTH (skinned) Moderate SHRIIflS OTT IIOFAH J4llCgMµpt{NAME COHT Wucou$ 43 Agave omericono.mmo©rim' I Canluy Flom 5gal, Low Ik 37 Agave vlclorioe-IeginoFe JGWeen Ylclaia Agave 450. Low 36 Al" Sllialn l Cara Abe 5 gar. Law v B-LWIInllepxlBurbura Kool'l Bub—kanl 5gal mMerole .(� Id Cpealprniu pulcherrinn I Rod 00 ph Rarodfse 16 WA. Law 'x-lx 9 Fouqulerio splen,", I Ofolmk 5gol. Low 140 Hesperaloe par,111wa'134d(e Light' I Red Yucca I oul I— d2 tvntana monlevider miK I I laihnp Lorna— 5 g.1 Maderale 78 Lonlono x'New Gold•l Naw Gold L—ou. Sgal Alodwule 49 Leurophylum liuhescens'Canppcl7l Compacl Texm Sage 5 gd. Law 194 Pennlaebm setoteym'KaIleY Rose I Fovn MYi GioSs 1 gnl. Law 59 Pmovskio orip➢cifollo I Russion Sage 5 goL I— 5'0 YwQu lecur4olia Mulbr" F Blghl Slor 5011 Leal yucca 5 gd low yIHES1E5PALLIERS OTY 90TAHlCAt I CCWMAH HnME CONI WU[:oL5 25 Baugainrilleo v'Raspbeey ice' 1 Respbcay be BoiyuO.'iBeo 51la1. A4adelole A— slid ruined to rnmorry wall. Masonry wats to Ilovc Ire1119ng suppM 1. JIw. COVERS OMT pU}Ati1CM 14:bMMDH HAMS CONE WIfGOLS SPACING rGROIxI } 5,nI sl L*M- riBcafdes r Clasping 4NID kye H"o a! Modelcie I._ GENERAL NOTES I. All bndsevpe ronlln9 a'9as shdl+e[rivw nmhMum 3-layerA­b,,IM'D—Irm&—,.posed Gatile appeui.-Alt rW d'eihiy 2. Ynpalion loa poN rnolnla yal po uv+vcr<rne d4eb.baeu one Jd t>a caelolea byowwnllprq{y{r}fmlhH`r Y6lh OwrnBiBr56nfOr IYi�]Ilon shdl corRnmly Cily of La Quhb 55'aler CC 'WliM re qu:errensmCslerq�ds. 3. Asdl4 Ip114ly afalvshreywl and recommenddl— by o eelditO'OF malysn 10b"l w Out be comFkled prim le c ,ImcIm 5oi iprclplPS JipT br bladed aFler r ie euph pro Ang has heeH cv'npelad MONUMENI %on 6 M new hen Iacnl ) Wlnh $' [d povemenl nnrr•nmeN 11Nfrule Ntal here a rppr �110� 5 Lantlsc[peF.bWenace lnoNEe the re�anslpMlY of the pTcneny gµTrp Water Efficient Landsca e Worksheet ETAF Calculations R-- Land-- Arwrr. HY6ROi0rvEIRLANTING PLAFIF L7AIG RfR1G. OESCRrTION FR[:IOR MEIHVO EFFICEIYLY fPFI I41 ETAF IRFAF1 LANT)gCAPE AREA ISa fl.l ETAF xEFAF E31 w1pFE0 iOFAL WATEDTO IEfWu] REGULAR LANDSCAPE AREA NO IVA-ERuSE PLAM5 - - 14. OGAL. LCIM WATER IM PLANTS a DRIP .81 .25 1&297 4.072 209 2" GAL. MOCERATE WATER u5F PLANTS 9 ORW .BI .49 8y47 4.139 2127X GAL iOTAL5 iA;27.217 1111 EL711 TcAal HAT 1A'eo T8I &711 IOlal Aren JAI 27.217 A�ero47e EfAF [B 1 AI 30 r^rgYFlfage ETAF Tp kjulor Landscape fi- musl t e belo' .551ry reide�lial areas asd 45 for ra .,:danlipl mess EI W U Total 4 n,029 GAL Mak;' im App6ed woler Allnwp g IMAvrAJ MAMA- ,TPt iCur)t.yypn frslol5 HETAF�I,kSs W., "a -III' IAFl1sFA1 10291 (A� I.Ci r 77,p171 • [1 •,s51 %al �82P.:A' CALLOHS Eslinoled Tolol Wplw use lETWUI. ETwli= Cd4+�V - tocln . AF (8291 fd'1 [&2111 •522.029 GALLONS 131'J-d"T,3YNA RELDVONL K NAMRS. BCULDERS SHALL OE MACLp 3O IFIAf APPROXIMATELY I OR TFEIR AASS Is BELOW GRA r1F COMPLIANCE STATEMENT I agree to comM with the requiemenls of Hie waler efllefent landscape ordinance and submit a Complete 'E•V Lslndscope Documenlalion Package IRAW FORWR n r6 32 46 feat SCALE: I' = 1Q, I} rIRRSTOHEBOULPERs: 6OULUE RS 5HAI- 6E PLACED SO TI IAT AuMNIMATELY 1, OP THEP MASK IS BELOW GRACE m a � a U I LLI J r IL C m Cr w d r J w m J Q V kL l rj) Q !z—co dqw=a CO Z ❑ J IIm REVISIONS f DATE DESCRIPTION I TA 1 T `..P°'- I E�A mum 31WE Imi —6-h— I d OLIVE STREET L P.p.epx 20ft3 XI Tu pf lLrf!!r k Pelvlm5CA 9d9K3 1N•2CL-E990 aFa5l+oaRa+dui5p0 coal rod ddnaSrraAllrrrNc�pa c<m �i LET=i�T�1�i DATE• JUKE % am TArr JOB 41� y 00M 'r��wFkLiaF PII�TnO�IMonN/lpikt llw rrrnn �Tp! 4 TM w ArkarkH�►� PLANNING PACKAGE I M � z r 10 FRED WARING, OR- O N MILES AVE. N H 1PIWl1 111 Qa W N W a = o SAS � z HIGHWAY ND. 111 A111►y a L d HOi TO SCALE � AVE . 4$ VICINITY MAP PROJECT TEAM OWNfR�,L0PER ARCHITECT CHAD TFRRY MELISSA %LEAVER QUICK CUACK CAR WASH TAIT ENCINEERING 1380 LEAD HILL BLVD N260 707 N 27TH STRFFT ROSE VILLE, CA 956G1 BASE, ID 83702 (916} 200-8659 (206) 319-0768 CIVIL ENGINEER LEI'CIA ALVAREZ, P.E dIMLEY-HDRN AND ASSOCIATES, INC. 3860 LEMON STREET, UITE 420 RIVERSIDE. CA 92501 (951) 543-9873 LE TICIA-AL VAR_ 2 N14 MLE V-HORN.COE.1 UTILITY CONTACTS CITY OF LA QUINTA ON -SITE IMPROVEMENT PLANS DEVELOPMENT SERVICES SURVEYOR AMS ASSOCIATES INC. 801 YGANCIO VALLEY ROAD, SUITE 220 WALNUT CREEK, CA 94596 (R25) 943-2777 1NATER ELECTRICITY CABLE TV COACHELLA VALLEY WATER DISTRICT IMPERIAL IRRIGATION DISTRICT CHARTEK CUMMUNICATICNS 75525 HOVLEf LN E. PALM DESERT. i. CA 92211 333 E. BARICNI BLVD 79-785 CA-111 STE EIO3 (160) 398-9600 IMPERIAL, CA Ai251 (760) 339-9379 LA QUINTA, CA 92253 (760) 427-7409 SFWFR GAS 7ELEPH2NE COACHELLA VALLEY WATER CNSTRICT SOCAL GAS COMPANY SPECTRUM 75SG5 HOVLEY LN E. 43123 TOWNE ST 79-785 CA-111 STE E103 PALM DESERT. CA 9221' INUW, C'A'07201 LA QUINTA, CA 92253 (760) 398-9600 (909) 335-7677 (760) 427-7409 ASSESSOR'S PARCEL NUMBERS 600-030-018 BASIS OF BEARINGS THE BEARING OF N 89'5B'O3' E OF THE CENTERLINE OF HIGHWAY 111 AS SHOW ON PARCEL MAP N0. 31143, P/M.B. 216/59-71 WAS USED AS THE BASIS OF BEARINGS BENCHMARK EENCH MARK NO- P.D. 3-1 -E ELEVATIOFI = 92.067 1' IP WITH COUNTY TAG 1963 IN HANDLE WELL AT TIIE INTERSECTION OF MILES AVC AMC) ADAVS ST- SOURCE OF TOPOGRAPHY BY Ph OTOCRAVETRIC METHODS DATED NDVEMESER 2022 NOTICE TO CONTRACTOR IT SHALL BE THE .SOLE RESPONSIBILITY OF THE CONTRACTOR TO CALL THE U.S.A. UNDERGROUND ALERT FOR LOCATION OF EXISTING UNDERGROUND U7ILITIES 4E NOURS PRIOR TO CONSTRUCTION. 1-FJW-422-4133. THE CONTRACTOR SHALL ASSUME SOLE RESPONSIBILITY rOR ANY DAMAGE DONE YO EXISTING UTILITIES DURING CONSTRUCTION, STANDARD DRAWINGS 1, CITY OF LA OLIINTA STANDARD DRAWINGS, PUBLIC WORKS ENGNEERING DIVISION STANDARD PLANS. 2, COACHFI.A VAIIEY WATER DISTRICT STANDARD DRAWINGS AND SPECIFICAT10N5 APN 600-030-013 NAP LEGEND SO - SS- LY- FW- 7I&SO TC r'7Tsw-m 7; 5.50 TC] 2?� OF WORK SITE MAP A� SCALE: '.Su' PROPERTY LINF / RIGHT-OF-WAY LINE APPROXIMATE CIVIL LIMIT OF WORK LINE PROPOSED STORM DRAIN PIPE PROPOSED SANITARY SFWFR PIPE PROPOSED DOMESTIC WATER PIPE PROPOSED FIRE WATER PIPE POINT OF CONNECTION (0 FLDG) POINT OF CONNECTION (TO EXISTING) GRADE BREAK LINE RIDGE I INE. PROPOSED SPOT ELEVATION EXISTING, SPOT ELEVATION PROPOSED FLOW (DIRECTION AND SLOPE) DIRECTION CF FLOW STANDARD DUTY CONCRETE HEAVY DUTY CONCRETE LANDSCAPE AREA nDIE: ALL OLIAN7ITIES WVIN ON MIS PLAN SET ARE FOR ESTIMATE PURPOSES ONLY AND SHOULD BE CONFIRMED BY THE: CONTRACTOR PRIOR TO (:ONSTRUCTION, APN ASSESSOR'S PARCEL NUMBER ARCH ARCHITECT BLDG BUILD!NG BR BOTTOM OF RAMP BW BACK OF WALK CMB CLASS II CRUSHED MISCELLANEOUS BASE CY CUBIC YARD EXIS FX FREWNG FG FINISH CROUND FL FLOW LINE FS FINISH_❑ SURFACE GB CRADE BREAK MH MANHOLE MIN MINIMUM NO NUMBER POC POINT OF CONNECTION POT PATH OF TRAVEL R RIDGE ROW RIGHT-OF-WAY S SEWER SD STORM DRAIN STD STANDARD TC TOP OF CURB TC TOP OF GRATE TP TOP OF PAVEMTN7 TIP TOP OF RAMP TYP TYPICAL W WATER SHEETINDEX SHEET NUMBER SHEET TITLE I COVER SHEET 2 PRELIMINARY SITE PLAN 3 PRELIMINARY GRADING PLAN 4 PRELIMINARY UTILITY PLAT- 5 DETAILS 6 UE I AILS CON IINUA IION 7 EROSION CONTROL PLAN B EROSION CONINO` UETAL5 9 ALTA (FOR REFERENCE ONLY) IU ALTA 'FOR REFERENCE ONLY) LEGAL DESCRIPTION ESTIMATED EARTHWORK QUANTITIES BEING A SURVEY OF THE SOUTHEAST PCR7IO13 OF THIS LOCAL DESCRIPTION 7IIC LAND REFERRED TO HEREIN BELOW IS 51-FUAIED IN THE CUT. 70 CY CITY Or I.A QUINTA, IN THE COJNTY OF RIVERSIDE, STATE OF CALIFORNIA, AND IS DESCRIBED A$ FOLLOWS: FILL: 4,769 CY THAT FIOR710M OF THE %WEST HALF OF THE WEST HAIF OF THE NORTHEAST QUARTER OF SECTION 20. TOVNSHIP 5 SOUTH, RANGE 7 EAST. NET: 4,899 CY (FILL) SAN BERNARDINO BASE AND MERIDIAN. YING SOUTHERLY OF THE SOUTHERLY LfME OF THE COACHELLA VALLEY STORM WATER CHANNEL, AS DESCRIBED IN HEED TO THE COACHELLA VALLEY WATER DISTRICT _'(% , RECORDOCTOBER 6. 1923 IN BOW 59t, PAGE 223. OF DEEDS, NOTE: RECORDS OF RIVERSIDE COUNTY . THE EARTHWORK OUANTITICS ABOVE ARF FOR PERMIT PURPOSES ONLY, 7HF CONTRACTOR IS NOT AUTHORIZED TO USE THE ESTIMATES EXCEPTING THEREFROM THAT PORTION AS DESCRIBED IN DEED TO THE STATE OF CALIFORNIA, HEREIN FOR BIDDING AND CONSTRUCTION PURPOSES WITHOUT THE EXPLICIT NRITTEN PERMISSION OF THE ENGINEER OF RECORD- NO REPRESENTATIONS OF SUCH OIIANTITIES OR A BALANCED SITE CONDTION ARE MADE BY THE ENGINEER CF RECORD. RECORDED FEBRUARY t3. 1936 IN BOOK 268, PAGE 24 OF OFFICIAL RECORDS OF RIVERSIDE • UNLESS LXPLICITLY STATED O1HERM5E HEREIN, IHE ABOVE QUANTITIES ARE APPROXIMATE, IN PLACE VOLUMES CALCULATED FROM THE COUNTY, EXISTING �RgUND Td THE PROPOSED FINISHED GRADE- EXISTING GROUND IS D[nNED BY THE CONTOURS AND SPOT GRADES ON THE SASE $URVEY, PROPOSED FINISI-IM GRADE IS DEFINED AS THE SINAL GRADE AS INDICATED ON THE GRADINO PLAN(S) AS FINISHED ALSO EXCEPTING YHEREFROM THAT PORYIOLT AS DESCRIBED IF47IIC DEED TO THE COACHELLA GROUND. FINISHED SURFACi:. AND FINI5HFO FLOOR ELEVATIONS. VALLEY WATER DISTRICT RECORDED MARCH 6, 1962 IN BOOK 3091 PAGE 227, A INSTRUMENT NO, 20717, OF OFFICIAL RECORDS # 5,9 HEREIN.O ACCOUNT F OR QUANT111ES HAVE NEXCA OT BEEN LAND. OSTHRINKAGEC R'VERSIDF COUNTY. INVOLUMEVETTO BULNTNG� CLEARING AND BBINC,, SUBSIDENCE OVER ATIO14 RE-COMPAC'AON ANDyHANGES CONSTMIC71ON MEINOOS. NOR DO THEY ACCOUNT FOR THE THICKNESS OF PAVEMENT SECTIONS. STORMW'ATER OUALIYY MEDIA SECTIONS. ALSO EXCCP71NG THEREFROM THAT PORTION CONVEYED IN THE GRANT DEED TO THE CITY OF LA QUINTA, A CALIFORNIA MUNICIPAL CORPORATION, RECORDED FESRUARY 26. 2007, AS INSTRUMENT NO. 2007-0130621. OF OFFICIAL RECORDS ALSO EXCEPTING THEREFROM THA7 PORTION CONVEYED IN THE GRANT DEED TO THE CITY OF LA QUINTA, A CALIFORNIA MUNICIPAL CORPORATION, RECORDED FEBRUARY 26, 2007. AS INSTRUMENT NO, 2007-0130622. OF OFFICIAL RECORDS- APN: 600-030-018 SOILS ENGINEER CERTIFICATION THESE PLANS HAVE BEEN RENEWED FROM A GEOTECHHICAL STADPOIAT ONLY. BASED UPON THAT RENEW. 17 APPEARS THE PLANS ARE IN GENERAL CONFORMANCE WITH THE RECOMMENDA71DN CONTAINED IN THE GEOTECIINICAL ENGINEERING INVESTIGATICRI TIRED. PROPOSES DUICK OVAQK CAR.WASH 43-049 NWO HIGHWAY I11 & DUNA PALMS ROAD, LA OIIINTA, CALIEORNIA PREPARED By KRAZAN AND ASSOCIATES. INC- RA PROJECT NUWF.R 112-220F5, DATED MARCH S. 2023, 1 SHALL PROVIDE PROFESSIONAL INSPF.CTION AND AaPROVAL CONCERNING THE PREPARATION OF GROUND TO RECEIVE FILLS. TESTING FOR REQUIRED COMPACTION STABILITY OF ALL rINISHED S! OPES AND HNCARPORATING THE DATE SUPPLIED BY THE ENGINEERING CECCOGIST AND THE PREPARATION OF THE SOILS GRACING REPORT. SOILS ENGINEER OF RECORD _ DATE ENCINEERING GEOLOGIST OF RECORD: GATE iHRINKAGE FACTORS, PAVEMENT SECTION', BIIILEANG PAD SECTIONS, REPORT- ANY WILDING SLAB IHICKNESSES ARE BASED ON THE STORM WA 7ER MITIGATION. AND FO07ING SPOI"_S ARE BASED ON I IMA FLOOD ZONE COMMUNITY NUMBER: 0$0709: MAP OR PANEL NUMBER: 2234G EFFECTIVE DATE: 03/28/2008 ZONE:-Z-(SHADFO) AREAS OF 0.2% ANNUAL CHANCE OF P'LOUD; AREAS OF ANNUAL CHANCE OF FLOOD WITH AVERAGE DEPTH$ OF LESS THAN 1 F00' OR ETA DRAINAGE AREAS LESS THAN I SQUARE MILE AND AREAS PROTECTED BY LEVEES FROM THE ANNUAL CHANCE OF FLOODING i I Ch EXISTING PULL BOX TO REMAIN EXISTING POWER POLE MTH GUY WARE TO BE r UNDERGROUND BY r BLACKPOWT PROPERTIES OFFSITE PLANS EXISTING PULL BOX TO REMAIN J = EXISTING CURB AND 1 0 GUTTER TO REMAIN PROPOSED Id SIDEWALK z PER SEPARATE PLANS PROPOSED INFILTRAT. BASIN - BY SLACKPOtNT PROPERTIES EXISTING RIGHT-QF-WAY- EXISTING 3' HIGH - TELECOMMUNICATIONS BOX EXISTING POWER POLE WITH GUY WIRE TO BE UNDERGROUND BY BLACKPOINT PROPERTIES OFFSITE PLANS EXISTING CATCH BASIN WITH LOCAL - DEPRESSION TO REMAIN, TRASH CAPTURE DEVICE TO BE PROPOSED AND INSTALLED BY BLACKPOINT PROPERTIES OFFSITE PLANS HIGHWAY fit q I EXISTING PULL BOX^ TO REMAIN 0 EASEMENT NOTES TAN EASEMENT FOR PIPELINE AND INCIDENTAL PURPOSES, IN FAVOR OF COACHELLA VALLEY WATER DISTRICT, RECORDED FEBRUARY 10, 2006 AS INSTRUMENT NUMBER 2009-0103470 OF OFFICIAL R£COROS, OA RECIPROCAL EASEMENT AND ACCESS AGREEMENT, RECORDED MARCIA 28. 20M AS INSTRUMENT NUMBER 2006-0219365 OF OFFICIAL RECORDS - (IPA A GRANT OF EASEMENT, IN FAVOR OF CITY OF LA goINTA, RECORDED FEBRUARY 26. 2005 AS INSTRUMENT NUMBER 2005-0130523 OF OFFICIAL RECORD& QA RIGHT OF WAY GRAH1 OF EASEMENT, W FAVOR OF SOUTHERN CALIFORNIA GAS COMPANY, RECORDED MAY 1q 2007 AS INSTRUMENT NUMBER 2007-0312580 OF OFFICIAL RECORDS mm� N.A��7'P7= — �- --NOAD1.530(L72.' $-- _ F. rpROPERTY 11HE 4aa TIV 26 tw5' { H9.t• f0 9 1 l - A25.0' QUICK OUACK CAR WASH (REFER TO ARCHITECTURAL/STRUCTURAL PLANS FOR MORE INFORMATION)I '6]lull -- _� 't�119�7 ��� —i0 —24 -RJ,a' 50 TYP F ,7 �� C T5P J T23 10 YP _ 7YP 10id • �.'• I' • 21 .g . yr_ •. . . ..•. 1 _ 34 31 •a.� PRI • PROPOSED CIVIL k- uM1T5 OF WORK - _ EXISTING 2• HIGH T£LEGOMMUNCAi1DN5 s.o• a 6 6V; o EXISTING SIGN TO BE — — — — — — a — RELOCATED f0 7 PROPOSED UNDERGRDl1HD INFILTRATIDN SYSTEM BY �x BLACK PROPERTIES PRIVATE DRIVE AISLE PROPERTruNE L-ExsrNG STORM DRAW MANHOLE Underground Service Alert Call: 70LL FREE 1-800 422-4133 Tre Sanwa e� s alrooc reu or. F L�11�7�� _-�t�► PROPERTY LINE LIMITS OF DISTURBANCE: t 57.979 S.F. (11.33 AC) PROPOSED IMPERVIOUS AREA: t 33,783 S.F. CIVIL LIMITS OF WORK PROPOSED PERVIOUS AREA: # 22.196 S.F. - - -_- - --- - EASEMENT EXISTING USE: VACANT PROPOSED USE: CAR WASH a SIGN POST PARKING DATA STANDARD SPACE - ACCESSIBLE SPACE - 2 1 TOTAL SPACES PROVIDED - 3 SPACES STANDARD VACUUM SPACE = 16 ACCESSIBLE VACUUM SPACE - 1 TOTAL VACUUM SPACES PROVIDED • 17 SPACES - - - ACCESSIBLE ROUTE -�"�`-- [LOCATION PURPOSES ONLY, 00 NOT PAINT) 0 STANDARD DUTY CONCRETE SIDEWALK HEAVY DUTY CONCRETE PAVEMENT PROPOSED LANDSCAPE AREA DETECTABLE WARNINGS PROPOSED SEWER U INSTALL ACCESSIBLE PARKING STALL STRIPING AND ACCESSIBLE PARKING SYMBOL PER DETAIL 10. SHEET 5. MANHOLE BY OTHERS INSTALL PATH OF TRAVEL STRIPING PER DETAIL 9, SHEET S. II �3 INSTALL 90' VACUUM PARKING STALL STRIPING WITH THE FOLLOWING DIMENSIONS: 4" WIDE WHITE STRIP, 20 MILL MIN THICKNESS, METHYL METHACRYLATE PAINT OR APPROVED EQUAL a INSTALL VAN ACCESSIBLE PARKING STALL SIGN PER DETAIL 5, SHEET 5. SINGLE BASE SIGN POST PER DETAIL 4. SHEET S. LJ INSTALL FLAG POLE PER ARCH PLANS UNDER SEPARATE PERMIT. © CONSTRUCT STANDARD DUTY SIDEWALK CONCRETE PER DETAIL 1, SHEET S, O CONSTRUCT HEAVY DUTY CONCRETE PAVEMENT PER DETAIL 1, SHEET 5. A-(7y 2 Ia.$gEXISTING RIBBON `-' GUTTER TO REMAIN INSTALL 24" BY 24" JENSEN CATCH BASIN WITH FLE>ZSTORM INSERTS AND NO DUMPING STENCIL. REFER TO UTILITY TYP Y PLAN SHEET 4 FOR MORE INFORMA7ION. 3 � PROPOSED SEWER R 129' PROPOSED BY OTHERS O LANDSCAPE/PLANTER AREA REFER YD LANDSCAPE PLANS FOR MORE INFORMATION. • • ' 12 t� 10 �-33 CONSTRUCT CURB PER DETAIL 2. SHEET S HEIGHT PER GRAOING PLAN, SHEET 3. • 9 - .�' L (11� PROPOSED TRENCH DRAIN PER DETAIL 14, SHEET SHEET 6. DM - • INSTALL ACCESSIBLE RAMP PER DETAIL 7, SHEET 5. INSTALL CAST -IN -PLACE DETECTABLE WARNING SYSTEM 28 (TRUNCATED DOMES) PER ARMOR TILE - 36" X LIB- PANEL. PRODUCT NO, ADA-C-364,BW PER DETAIL 8, SHEET S. 14 s - EXISTING CURB AND 13 CONSTRUCT ACCES51ELL PATH SIGN PER DETAIL 13, SHEET 6. f6 REMAIN 14 INSTALL WATER METER AND BACKFLDW PREVENTQP PER UTILITY PLAN SHEET 4. r - 'i a° 15 INSTALL NEW TRASH ENCLOSURE. REFER TO ARCHITECTURAL PLANS UNDER SEPARATE PERMIT. 12 n y� '1 m 16 PROPOSED TRANSFORMER. REFER TO MEP PLANS FOR MORE INFORMATION. m o 2 d 17 INSTALL PAVEMENT MARKINGS AS SHOWN, PAINT SHALL BE WHITE IN COLOR, 20 MILL MIN THICKNESS, ME7HACRYLATE Is % o a PAINT OR APPROVED EQUAL, LIMIT LINES SHALL BE 12' WIDE (SPRING STD. PLAN 172-0) AND ALL MARKINGS• ARROWS i AND SYMBOLS SHALL BE PER SPPWC STD. PLAN 171-0. L► 33 Q Z IB INSTALL NEW 4" BOLLARD PER DETAIL 12. SHEET S. 26 s R.xo' 0- fg INSTALL NEW BIKE RACK/LOCKER PER ARCHITECTURAL PLANS UNDER SEPARATE PERMIT. 10 ' KS,p• 26 PROPOSED SCREEN WALL PER SEPARATE PLANS AND PERMIT- 17 [' 2t INSTALL NEW VACUUM ENCLOSURE. REFER TO ARCHITECTURAL PLANS UNDER SEPARATE PERMIT. ' 11(t... 24 PAY STATION CANOPY PER ARCHITECTURAL PLANS UNDER SEPARATE PERMIT, 23 QUICK QUACK SPECIFIC TRASII CAN, REFER TO ARCHITECTURAL PLANS UNDER SEPARATE PERMIT. 7 2d INSTALL WHEEL STOP PER DETAIL S. SHEET 5. M STALL QUICK QUACK PAINT OR QUEUE E❑ STRIPING AS FOLLOWS 4" WADE MITE STRIP, 20 MILL MIN THIOIKNESS, METHYL YL Q33 CONSTRUCT a" RODEO CURB PER DETAIL 11, SHEET 5. rPROPOSED SEWER Ipo.d / MANHOLE BY OTHERS 27 PROPOSED MENU BOARD- REFER TO SIGN DRAWNGS UNDER SEPARATE PERMIT. PROPOSED CLARIFIER, REFER i0 UTILITY SHEET a FOR MORE INFORMATION, EXISTING RIBBON 2g INSTALL FIRE HYDRANT PER CITY OF LA QUINTA STANDARDS AND RFWPEMENTS. GUTTER TO REMAIN )PERTY LINE 30 PROTECT -IN -PLACE CURB RAMP. IF DAMAGED, GENERAL CONTRAC70R TO REPAIR TO EXISTING OR BETTER CONDITIONS 3f PROPOSED INFILTRATION BASIN. 32 INSTALL FOREBAY PER UTILITY PLAN SHEET C '� 33 JOIN AT EXISTING CURB AND GUTTER, k 3d INSTALL OVERFLOW STRUCTURE PER UTILITY PLAN SHEET 4. k L - - - - - _ - - SS INSTALL CONCRETE CURB AND GUTTER PER DETAIL 1B, SHEET 6. INSTALL V-0" HIGH MASONRY SOUND ATTENUATION WALL REFER TO ARCHITECTURAL PLANS FOR MORE INFORMATION SEWER MANHOLE „_- 37 INSTALL MONUMENT SICH PER SEPARATE PLANS. z 0 � A S GRAPHIC SCALE IN FEET46 • 2p' WHEN PRINTED AT FHLL VIE (24•x36•) FIT t K 4 r -rs� � y� * .• Fi * R rrvf� 9• or LL .L ■ �imley»)Horn W 7023 KIMLEY-HORN AND ASSOCIATES, INC 3001 JNNERSITY AVENUE $VIrE $00, RIVERSIDE, CA 97501 PHONE' FY,-i RN C y WyWKIMLEY 10RNG0M LEIICIA ALVARR2 q ENgN 7 G1 GRADING REVISION 1 sown sNwA +0/1/2o APPROVED BY; CITY K'1' LA OUINTA CITY OF LA QUINTA DEVELQPMENIT SERVICES DRAWING MAC REN 51DN5 RY AppR, DATE DATE QUICK QUACK CAR WASH #43-049 LA QUANTA PRELIMINARY SITE PLAN 2 SEHC" MARK: 1�' IPP ATM COUNTY TAG 1963 IN HANDLE WELL AT THE INTERSECTION OF MILES AVE AN AVAMS ST, @ 10 5HELTSi DRAWN BY: JY CHECKED Br, LA RECOMMENDED BY: 1,t FOR CITY USE ONLY: FILE HO. x Ex15rINC PULL-,f + BOX lO REMAIN li E EXISTING POWER POLE WITH GUY � WIRE TO BE UNDERGROUND BY NOTE • GLNEKAL CONTRACTOR 70 ENSURE PAD ELEVATION IS G"DI"ATED WITH CIVIL ENGINEER AND 5TRUCTURAL FNGINEER PRIOR TO GRADING OF THE SITE • PAD ELEVATIONS AND FINISH FLOOR ELEVA71CIWS VARY THROUGHOUT THE BUILDING AND ILITHIN THE TUNNEL EASEMENT NOTES 7� AN EASEMENT FOR PIPELINE AND INCIDENTAL PURPOSE5, IN FAVOR OF COACHELLA VALLEY WATER DISTRICT, RECORDED PEBRUARY 10. 2006 AS INSTRUMENT NUA'DER 2Q06-CIC,T47D OF OFFICIAL RECORDS. oA RECIPROCAL EASELENT AND ACCESS AGRFF.MENI, RFCOROW MARCH 26, 20M AS INSTRUMENT NUMBER 2006-0219365 OF OFFICIAL RECORDS. 11 A GRANT OF EASEIAENT, IN FAVOR OF CITY OF LA QUINTA, RECORDED :EBRUARY 26. 2006 AS INSTRUMENT NUMBER 20Q6-0130623 OF OFFICIAL RECORDS. 1p A RIGHT OF WAY GRANT OF EASEMENT, IN FAVOR OF SOUTHERN CALF.CRO 1A GAS COMPANY. RECORDED 14AY 10, 2007 AS INSTRUMENT NUMBER 2007-031;SeM OF OFFICIAL RECORDS fTi .311��.rPRpPERTY LINE. �_ti � �l: :; NAP -• wf2TCC]IjTP Tr_ 1 1 ICJ{ T.E3 FS EXISTING CURB TO REMRNJ _ 0" 62.06 FS 61-SB 7C 62:43P5 - 6" C11RQ G1,3B 51.97 iC: 61.9E TC 61.88F5 61.84 7C �'7}' 61.46 TP: 81, TP) 62.007 1. 61.92 iC .$I; IO TC 01.90 TIC b .d . i EXISTING RIBBON �0"-cuR9 GUTTER TO REMAIN 11,111 5 61.04-TC b! IS!iC 61.40 TC. 60.65 TPW(Tmfi .3d TC - 0' QU •7 O' CURB 16 .8d TP CURB - .6 61.221C"--U'..C_VRB 0,72 61. 7F$ PR(ipfl9EO SEWER _ 61.1 TC MANHOLE BY OTHERS BO,6B Tp] 67.OS T sD,ss +r L�--J EXISTING CURB TO REMAIN! 1 fI � [ (59.91 TP l re o --s l p CL $a 1 ] z L a �159.25 TC 71�i' 1, :' Q 59.33 TC 5g.'7 TC 0.1221C 3375�2TT EXO511NG RIBBON GUTTER TO REMAIN TPTP a- �r`�a'-B.G2 .CURB VVV 59.4s�rc � w e9.6N3F5 s7c SB�J ST 59.2 F TP 59.88 TC , BLACKROINT PRCPCR71E5 D ; II.r ". FI i SD.Q6 Tc S PLANS PLANS 0.5 .5 , 59.5G TP-TG '�' Em'STING PULL o- �J. - 3 BOY TO REMAIN i J �I i I G0 BBT �.221 2z EXISTING CURB AND �, I I 6� Tp' 60.58 T 64.7 F GUTTER TO REMAIN - i PROPO5E0 SIDEWALK r y[I 0.46 TC 61.03-iC 59.96 I 60_7 i 60.17 FS WICK pV 4CK CAR WASH PER SEPARATE PLAN$ TP. (RFFFR TO ARCHITECTURALMRUCTURAL PLANS [ [ 6D 75 TL 6F.09 YC'6Q. tT '' FO.R MORE INFORMATION) 73 a- CYb' 9 1 fiC Y Yf _6 BD.SFS . -A-+ I. I---- 6D.63 TC60-42 FS 3i Ili I I � V 80.40 FS- fit 59.97 TC 6 .31 T 0.0% 60.31 TC 6�.31 7C 1 TP . 59.81 TP 59.8i TP 59.81 TP 41 r II 6 .25 TC .%.77 TC ��9.9gN G - T . 59.49 TPTP ^ Ek15TING RIGHT -OF- WAY I 9. 9.2 ' ^�`59.9Q TC~50 `,'I' I L 5 EXISTING 3' HIGH F [ [ 5889 TP 59.d0'iP ;ia N C� TELECOMMUNICATIONS BOX I 58.43 TC M!' 98 TC y N.A.P.57.93 TP-TG = EXISTING POWER POLE 97H I 58.4 p:7C 4R CUY WIRE TO BE I _ .:57 52 TP 0+•-• 59-03 TC INDERGRWND 8Y bLACKF'{]IrvT j ! _ - F'. • . - = PROPERTIES O�FSITE PLANS I I :5B.50 TC� _Yi - - _ 1 ! , 59 07iC € E%ISTINC CATCH BASIN VATH- _ I•i� I ! ! 5B-00I� LOCAL DEPRESSION TO REMAIN. { I 55.I TC Q,QR TRASH CAPTURE DENCF TO BE I .I S8.691P PROPOSED AND INSTALLED BY I' If 58 BLACKPOINT PROPERTIES I d OPPSITE PLANS I 57 T EXISTING PULL BOW T4 REMAIN I PROPOSED INFILTRATION BASIN 71I J! BY BLACKPOLNT PROPERTIES J 5+ 5d--1 PROPERTY LINE 53 9g TG i •4.. TOP OF BASIN 55.99 59.05 TC j :�HIONWAY 111 Ij T yq' B4TT0dA OF 9A'r7li. 53.99 5855 TP 1'v 56 I�H.9fi5 9.25 KS l 59 {51.84 TC . . 58.5H. TC_ +dl JOIN Ek- y S& r? EXISTING SIGN TO BE i Z RELOCATED _ PRIVATE DRIVE AJSLE E wSI HNG SP-MM DRAIN MANHOLE i L / Underground `Service Alert �tiL°aL F°� Call: TOLL FREE 1-840 422-4133 L•o xnrxusc iss•R arrrse •ni nr. LEGEND -- - PROPERTY LINE ! f STANDARD DUTY CONCRETE PAVEMENT IA 11)III. IR w w we GIN✓_ LIMITS OF WORK � HEAVY DUTY CONCRETE PAVEMENT -- EASEMENT �7 LANDSCAPE/PLANTER AREA MON% SI []PF DETECTABLE WARNINGS xxltxx TQ T xxxx,xx PROPOSED LL4:vAupN [xxX)I.IOI TCj ExTSTING ELEVATION [xxxx.xx TP} -5d 5g.t35' I I - FS &77I - 7 EMSTTK 2' HIGH TELELXMkIUNCATIDNS _ �- _ _ A �7 J� PROPOSED UNDERGROUND �_ I T �EXlSRNG SE hER MANHOLE INFILTRATION SYSTEM BY PROPOSED UNDERGROUND 35 BLACK PROPERTIES L INFILTRATION SYSTEM BY � GRAPHIC SCALE IN FEET LPROPERTY LINE BLACK PROPERTIES 0 10 20 40 Wd KN PRINTED AT FLIL SIZE {2.'A36') ■ ■AIL ]IIA * 61 m Its R m 6L67 TC GL1I -6Q.y7 TP fiO it TP o' q� sIlI41I " t" w �l I I I I i' G0.32 iC 5g• I' .50„-T„ 1 86.611 S'I I59 a iF 6U.3 1C fl5 U�a 1H F • 0' CURB '09 R'I a 7-W Y 60.63 TC 39 EI S. �I .'~ � --59- ■ 60.00 iC - 6D.5d iC: 80. J2.TP logo 60.08'TCEO.Oq 0 1 A 60.d7•YC: _ 60.91 TC g.g _ 59.521P .59. 1 TP 1=NTr:R 69.71 IP 6p.44 TC 60.19TIC I5 .. �. 9 p �ls ,. 60. 3'C' A,, 60.12:TC 59.60 RE 11 '� N r-1a pplESf+ ilk At �! $ IV * * i f +Y4L 5 4� 0, CL L Kimle * Horn �7023 KIMI F.Y-HORN ANOASSOCIATES, INC 3601 UNIVERSITY AVENUESVIIE 300, RIVERSIDE, CA92501 PHONE.951-335•e272 WN+N KIMLEY+iORN COM I EGA TI All'A9E2 REtlSTEHED GNL FS1CiNEER 94g75 GT GRADING REVISION ] WIA SMRA 1a/172a pPpRD'rED BY; CITY Or LA Ol11HTA CITY OF �A QUINTA DEVELOPMENT SERVICES DRAWING ,7 3 U'ARH REVISIONS BY APP.q- DATE OATS QUICK QUACK CAR WASH #43-049 LA QUINTA PRELIMINARY GRADING PLAN 2 9ENCH MARK 0EHC+ uAkK NO. P-0- 3-i-E ELEVA110" 9TA67 N" IP WTH COUNTY TAG IM3 IH HANDLE KLL AT -HE INTERSECTION OF WLES AYE Art, MOMS si. (("►► 4 10 6xECT6 DRAM RY- UY CHECKED fiY; LA RECCIMMENREO tlY' LA FOR CITY USE ONLY' FILE NO EASEMENT NOTES O AN EASEMENT FOR PIPEUNE AND NCJDEN TAIL PURPOSES, IN FAVOR OF COACT IELLA VALLEY WATER DISTRICT, RFCDMED FEBRUARY 10, 2006 A$ INSTRUMENT NUMBER 200b- tM470 OF OFFICIAL RECMtOS. ®A RECIPROCAL EASEMENT AND ACCESS AGREEMENT, RECORDLO MARCH 28. 2006 AS INSTRUMENT NUMBER 2006-0219365 OF OFFICIAL RECORDS. I1 A GRANT OF EASEMENT, IN FAVOR OF CITY OF LA OWNTA, RECORDED FEOR'JARY 26, 2006 AS INSTRUMENT NUMBER 2006-0130623 OF OFFICIAL RECORDS. 12 A RIGHT OF WAY GRANT OF EASEMENT, IN FAVOR OF SOUIHERN CALIFORN}A GAS COMPANY, RECORMO MAY 10. 2007 AS INSIRUMENT NUMBER 7007-0312586 OF OFFICIAL RECORDS NJA.P. 1 PROPERTY LWE , .l - - - - �4f4� �•��f�/A1 H�+>��"i�� !11! �� �• '� ��.111 �f��l� s _ s �� I. EXISTING PULL--,,--- '� BOX TO REMAIN I .1 .�N.. PROPERTY LINE EXISTING FIBER OP1'IO tt 54.80 IIJV D3 LINES TO REMAIN ■ 0,3 L-50.27'�: D5 55.0S INV a- O3 _124 124 __ EXISTING POWER POLE WITH GUY I �A Y ��S-0.50P ' DA 55.&8 INV { L=749 D3 Sop.503 . WIRE K TO BE UNDERGROUND BYPROPOSED SEWER g BLACK POINT PROPERTIES OFFSITE __ _ ry MANHOLE BY PLAN 5 EXISTING PULL ••C D4 54.76 INN .g={1.22� _ - WG W4 Sa0.50$ -OTHERS N BOX TO REMAIN �il ' + „P2. 59.55 TC _ _ S" 4 56.55 TNV }' • • I JI EXISTING CUR. aNO ��I I � t RR 58.85 TR CUTTER iD REMAIN - _ _ • - ' W3 55.86 INV; PROPOSED SIDEWALK `-•-i• ! rD)3L=10440• L [REFER TO ARCHITEC7llR DID wuRRl PLANS FOR R3 � PER SEPARATE PLANS 5=0 509' .] MORE INFORMATION) • �_ (W� I_, T3.0' •� �'.. INS IRO '10.11' 35.7 7.5':. - •I �-� _ - _ ��� S3 L�28.84 LF .:` W3 S=2.00d ram®' a R OF 60,60 FF 60.40 Rw6 f % El z J�� �T W2 W1 1L PROPERTY LINE10.ff i I•!l{ !4S- =-T{S� _ - W6` ..I Q 54.90 WV 55 7 " " �� • fin} Y. 'L� .. L-10.00 LF S2 1S • 'L=39-00 LI'�52-41 94 IF FXISTIN G'S' WATER PIPE BY OTHERS 9 s=1 e7s� i `4.33 INV I 5.5.38% R" PROFUSE❑ 1POINT A"RpF1 BASIN !I " 53.58 INV $3.06 INV 507d lIJ EXJSTING 6" SEWER STUB r BY BLACNPOINT PROPERTIES ~ B ^f I 1 $ ,,,� /r (50.52 INV) ]. EXISTING RIGHT-OF-WAY A.P.N.- ti ��" '-•3 a�"^""`-', _ �• SF"-' FXISTINO 6" SEWER STUB Q E N IING 3' }RCN I . t.. L.4.91 I.F 52 •• 5=2.00% �! 7ELECOMMUN1CA710NS 80k I 5' S• 5-5.38% J I 1 `7 02 57 91 TG = ? 56 62 RIM 54 L= 68 89 LF 52. 52 L+1 I, p = I 54.91 INV '�j u• I 51117 INV S-T 87% S=1 97- EX{STING POWER POLE YA E l ` I� }[ 5326 INV I Z GUY MNRE TO RE - C\ - - � UNOERCROLINO BY I � � 54.71 INV O5 ' BLACKPLYNT PROPERTIES I R "��M1JL4iB- OFFSUE PLANS rL.17.39' P3 1555% EXISTING CATCH BASIN WITH _ f I 5=050w _ l� _ _ - $ - PROPOSED 8" SEW SION ,LOCAL DEPRESTO REMAIN, ' F NV 05 D. ER PIPE BY OTHERS L=27. 57 -- - i `� `� TRASH CAPTURE DEVICE TO BE I F'S4.13 I d PROPOSED AND INSTALLED BY _ _ _ - PR DPUSEO SE OVER 3 @LACKPOINT PROPERTIES I I' _ - - - MANHOLE BY OTHERS PA NS ANS I ! •I J_ '-;-f3H 53.99 INV- -_ _ - �� '"; 7 HIGHWAY 111 _ F2 FI EXISTING PULL BOX �~ Ir.. , . , Ijy " " I PROPERTY .INE TO REMAIN 1 PROPOSED 42" STEM DRAINPIPE BY I I D1'-1�. RA5W 6O7TWA 53,Bg -�6� 4 ' BLACKF'Olvr PROPERTIES 0FF9TE PLANS • •� _ _ _ _ s EXISTING 16" WATER i I I I - _ •' I PROPOSED 42- STORM - III I■ ~ ��`•�- 07 [kiSTIWO WATER BLUWOFF VALVE 1 . DRAIN aIPE BY OTHERS I ' �• I, _ _ _ _ .- _ ,EXISTING 2' HIGH TELECOMVUNCATIONS- -. L 1� i� Novow- s a PIPPIN, �r �E-Fle �-in •w�'� l Fo _` JF � - - - LEXISTING Sli;r+ 70 BS - - - - - - -- - - - � _ �� + -rne s ».�• I� RELOCATED 7PROPOSED UNDERGROUND PROPERTY L'NE °` r.r rl. .. �.--•, •-- -- - 1- -- INFILTRATION SYSTEM BY �_ EXISTING SEWER MANHOLE j BLACK PROPFRTfES GRAPHIC SCALE IN FEET E><1571NG 18" WATER 5 � 0 IO 2O 40 PRIVATE DRIVE AISLE a . w. ! E %ISTING STORMM DRAIIJ MANHOLE - 1- i l EXISTING $8" STORM ORAIN EASIING STORM DRAIN MANHOLE i E`�,1,< %,-Er+ PVi1RTED al FULL 54E 11 I� (24'xU') 1-t-TiC - PROPERTY LINE r Om on 144. Illlr r CIVIL LIMITS OF WORK -- - - EASEMENT Ss WOPO5ED SANITARY SEWER PIPE IYPROPOSED DOMESTIC WATER PIPE SO PROPOSED STORM DRAIN PIPE -FW- FW PROPOSCO FIRE WATER PIPE POINT OF CONNECTION (0 OLDC) POINT OF CONNECTION (TO EXISTING) --------- -x x --- ----- EXISTING DOMESTIC WATER PIPE - - E]GSTING SANITARY SEWER RPE NOTES 1. STUB POINT OF CONNECT.ON 5' FROM BUILDING. REFER TO MEP PLAK•S FOR CONTINUATION OF BUILDING 2. DOMESTIC WATER 70 HAVE A MINIMUM 3' COVER, S. ALL UIILIIY CROSSINGS SHOULD HAVE A MINIMUM OF 1' SEPARAIION. 4. PRIOR TO ANY WORK PERFORMED IN THE RICHT-OF--WAY, A PERMIT FROM TINE CITY OF LA OIIINTA IS REWIRED. DOMESTIC WATER W1 INSTALL 1.5- WATER METER 1N EXIS71NO METER BOX PER COACHELLA VALLEY WATER DISTRICT REOUIREMENTS. COOR0I14ATE MITI, COACHELLA VALLEY WATER DISTRICT PRIOR TO CONVECTION. W2 INSTALL 2• BACKFLOW ASSEMBLY PER PER COACHELLA VALLEY WATER DISTRICT WITH GUARDSHACK COVER, 1W4 INSTALL 2" DOMESTIC WATER SERVICE PIPE. INSTALL 225' DOMESTIC WATER BEND. INSTALL 45' DOMESTIC WATER BEND. INSTALL 90' DOMESTIC WATER BEND- W7 BUILDI f. POINNT OF CONNECTION (3-FT FROM BUILDING FACE), REFER TO PLUMBING PLANS FOR CONIIRRIGATION WATER IR1 INSTALL 1- IRRIGATION METER IN EXISTING METER BOX INSTALLED PER PLAN NUMBER R20-I0014. FILE NO J19-00014. R2 INSTALL 1" IRRIGATION WATER BACKFLOW ASSEMBLY FEHCO (OR APPROVED EQUAL) WITH CUARDSHACK COVER. R3 19STALL 1.5' PVC SCH40 IRRIGATION WATER PIPE. REFER TO IRRIGATION PLANS FOR CONTFIUATI ON, SANITARY SEWER 5f :ONNECT TO EXISTING SEWER STUB CONTRACTOR TO POTHOLE AND VERIFY EXISTENCE, I Of:ATION, DEPTH, MATERIAL, 5,2E AND CONDITION OF EXISTING SEWER STUD PRIM TO TRENCHING AND SEWER INSTALLATION. IF DISCREPANCIES ARE FWND, NOTIFY ENGINEER FOR FURTHER DIRECTION. 52 IN -,TALL 6" SDR-35 PVC SCWCR AT MIP41MUM -0% SLOPE TRENCH AND BACKFILL PER DETAIL 16. SHEET E. 53 INSTALL B" SDR-35 PVC SEWER AT MINIMUM 1.0% SLOPE- TRENCH AND BACKFILL PER DETAIL 16. SHEET 6. q INSTALL SEWER CLEANOUT PER DETAIL 15, SHECT 6. 9IN57S5 BUILDING -OINY OF CONNECTION, REFER TO PLUNBI14G PLANS FOR CONTINUATION. 56 ALL CLARIFIER. REFER TO MEP PLANS FON MORE INFORMATION, DRAINAGE D1 PROPOSED INFILTRATION RASRJ. D2 INSTALL 24" BY 24" JENSEN CATCH BASIN WITH FLEXSTORM INSERTS AND NO DUMPING STENCIL PER DETAILS ON SHEET 6, D3 INSTALL 12" HOPE STORM DRAIN PIPE. D4 INSTALL 12" HDPE 45' BEND. D5 INSTALL 12" HDPE TEE. DG INSTALL O1'ERFLOW STRVCTURE. D7 CONNECT TO EXISTING STORM DRAIN PIPE, 0. INSTALL FOREBAY. D9 PROPOSED DRYWELL FOR NUISANCE FLOWS - FIREWATER F1 HOT TAP E]IISTNG 8" WATER MAIN, COOkDINArL CONNECTION TAP WITH THE COACHELLA VALLEY WATER yl$TRlC7. INSTAAILL 6- PVC C-900. CLA55 150. FIRE WATER PIPE. `-� ST j1 CATONHHYDRANT PER RIVERSIDE C0IINTY STANDAROS AND ELECTRICAL E1 ELECTRICAL TRANSFORMER. Underground Service, ,416H L1 qAE ,p 9/ CO TOI.I. FREE o 1 -$OD 422-41 33 1Ap •Olbpp ulTi mfplE Wu uC AsdISS+ , .M'L ft* L * Tc CIT Iti Q r�[, f`7,A, Ki ley*Horn �2023 KIAILEV. NDKN AND ASSOCIATES, INE 9R01 UNIVERSITY AVENUE SUITE 300, RIVERMIDE, CA 02501 PHONE 961-3358272 VNAV KIMLEY.HORN COM LERGA AIVAREZ R G15TE1. CIYL ENU4 LR 4675 G1 GRADING REV1510F1 1 $IIR0. $4RA 10 12D APPRCIVFD RY: CITY OF LA QUINTA CITY OF LA QUI NTA DEVELOPMENT SERVICES DRAWING No. 4 MARK 1}EV151OH5 BY APPR. DATE OAIE QUICK QUACK GAR WASH 443-049 �A �UINtf UI PRELIMINARY TILITY PLAN 2 WWH MARK- FF MARK Na P.O. 3-1-E ELEVARCN + 92067 I' 1p, ICI f lH CWHTY TAG 1963 IN HANOIF xFLI �T THE r17fRSFC1Oh' MILES AVE A11 OF °°An 5 `T 5- 10 SNELTSi RRAxN 0 ,lY C*IEC%Ei7 BY- LA RECONREHDED BY: LA FOR CITY USE ONLY: FILE NO. r No A I. CONTRACTOR SHALL COHRRIL THESE PAVEMENT 5ECRCNIS N1H THE GEOTECHHICAL ENGINEERING INME57ICATIDA PCPCEi7 Br B' 81G. pRD.,IPr.T xn. - ATE -- 3 MATCH MTSTIAG SECTIENi R THIS CFM. SDDNGEMT THAN SECTION PER TM$ OE IO1M 3 CONTRACTOR T TD ONEER RIOR TO IF DDMPAGiO SUBORAOPERATDE TO EH ORDER PRIM TO MY NE U G GPENATWINT W OTHER TO MAKE ANY NECESSARY ALL TREAD V TO ME PAVEUSMLL FIE 9T]C11RE 4. ALL TREAD 9JTFAE 1 SHALL N S OR COLOR. i. S. REFER E. AYTEJ EGAND F PLANS FOR COLOR. TEXTURE. PATTERN AND FINISH. O3.500 P51 HEAVY DUTY. PORT[NA CEMENT CpNXaCTE OR 2.500 PSI STANDARD PLUATY TYPE 1 MRTLMD CEMENT CONCRETE, �D { COMPACTED 10 �14rWW MY B'14111e7alq'@ ALDTEp To 9�j7c Pr mg [ s lY o f uA"GWISH6YE DET'2 © SUBCRADE SCARIFIED AND OE RECOMPAy'1'Lp i0 95S MRXyA1M DRYDENSITY ON ASTM 01577-07 TEST INOW SIA14DARD DIJ7Y SIDEWALK HEAVY DUTY CWCRE If. CONCRETE PAVEMENT (A) 0--4 O --6.5' RAWEM ENT SECTiONS N.T.S. PROMD AND INSTALL 2-1"0 POINTED STEEL PINS X 18 LONG FOR 6' WHEELSTOP 2•-9" FOR 3• NHEELSTOP SCREER rU1BOTTOM, ALL OSURFACES fit R r r0 BE TEpM FINISH • PRECAST CCNCRLTE MM STOP N. r. S B ' WHERE SHOWN 6' HEIGHT PER L 1/2" 11 R/ P},AH_____ - rPLAH UE14T SLBMADE COMPACTION PER DETAIL 1 HEREON NoNaL I. CONCRETE SHALL BE 2500 PSI 2. ISOLATION JOINTS SHALL BE PLA"C) ONLY AS SPECIFIED 3, WN7rtACTJOR JOINTS LCHSISTING OF 1' DEEP SCORES SHALL BE PLACED AT 15• INTERVAL$ 0.0 4. WERE A WALK 15 ADJACENT TO THE CVP.B THE JOINTS SHALL ALIGN IM70 JOINTS IN THE WALK C N RETE CURB N.T 5• N h DETECTABLE WAANIND [SEE NOTE 2) iRAN91ipI[ vhlLf:T WTIET ie IEET ADA MEMr$. BEGIN 19616 M Aq r 10 MAAIADI FLOW LINE tmoot 1 THE TRA SUON AREA. Yd MAX CRESS SLOPE AND• 5R UAx Rwr1UIG SLOPE IN -NNE CURB RAMP ^PROPOSED PAVEMENT PER PLAN T/2 R-\ . 5" . r1' R SEE DETAIL 1 NEREONy FOR BASE AND 5WGRADE PREPARAIION. NOTES: I. CONCRETE SHALL BE 2500 PSI. , ISOLATION JOINTS SHALL BE PLACED ONLY AS SPEORED 3. CONTRACTION JOINTS CONSISTING OF I" DEEP 5CORE5 SHALL BE PLACED AT 15'IHTERVAL5 O.C. 4. WERE A WALK IS ADJACENT TO THE CURB THE .JOIN75 SHALL ALIGN WITH JOINTS IN THE WALK. 1Y CONCRETE CURB N. r.s. NOTES 1. ALL ACCESSIBLE COMPONENTS CONSTRUCTED AS PART OF THESE PLANS SHALL COMPLY WITH THE LOCAL. STATE. AND FEDERAL REGULATIONS WHICHEVER ARE MORE STRINGENT, 2. CURB RAMPS SHALL HAVE A DETECTABLE WARNING EXTENDING THE PULL WIDTH OF THE CURB RAMP AND S DEEP. GROOVED SURFACES ON OUTDOOR CURB RAMPS ARE NOT PERMITTED. VERIFY LOCAL REQUIREMENTS LNTH THE BUILDING DEPARTMENT. REFER TO TRUNCATED DOMES DETAIL AND moo. RECARREI{NTS IN THE CAUFORNIA BUILDING CODE. 3- PARALLEL CURB RAMPS SHALL HAVE A DETECTABLE WARNING EXTENDING 38" DEEP ALONG THE FLUSH TRANSTION BETWEEN STREET AND SIDEWALK. REFER TO TRUNCATED DOMES DETAIL. 4. PUBLIC SIDEWALK CURB RAMPS CONSTRUCTED VATHIN A PUBLIC RIC-IT- QF -WAY. IN ABSENCE OF LOCAL ROADWAY GUIDELINES. SHALL MEET OR EXCEED LOCAL REGULATIONS. S. CURB RAMP SURFACES (FLARES AND RAMP) SHALL HAVE A DIFFERENT TEXTURE FROM THE SURROUNDING PAVEMENT. 6. CURB RAMPS SHALL BE CONCRETE WITH STRENGTH OF 25G0 PSI 7. INSTALL 1/4" EXPANSION JOINT FILLER MATERIAL BETWEEN A NEW CURB RAMP AND THE E1LISTING SIDEWALKS. 8, WATER PONDING HITHIK THE CURB RAMP LIMITS IS NOT ALLOWED _ 9. NO GRADE BREAK IS ALLOWED ALONG THE RAMP SURFACE. 10. CROSS SLOPE OF THE CJRR RAMP SURFACE SHAL.I BE LESS THAN 2% 11. TRANSITION CHANGE 1N ELEVATION IS NOT TO EXCEED 1/2" MTHIN AH `-! ACCESSIBLE ROUTE. BUWALL ER a".s'`CURB% U OR PLANTER DETly ECT4ARHNG (SENOTE (SIX NOTE 2 AMID PR0P0ED D DETAILIL 3,. PER 14ERFON PPER yP,cMI{7•' PARALLEL CURB RAMP dA ACCESSIBLE RAMP DETAIL N. T, S. T 15A RAL'EMEM u1RKaID LOCATED AT DOGE OF PAGpN 5PA2 IPET+CDC SLCTUM 1M!~yPt,6 �] PROPOSED PARALLEL GARB RAID PARKIMG BY DISABLED PERMIT ONLY {SEE ACCESSIBLE 5IGN)� PRCPOSM CURB 4" BLUE STRFE 2 COATS TOP a 2% MAIDuµI SLOPE IN ANr UwECRCN IN PARKND y1 a STALL AND ACCESS AISLE WAN LETTEIRN6 WILL MDT ` BE PRINTED. ONLY FOR r USYA FOR RI7LRFIY.F 1 15A PAVEMENT MARKING. ] PER SFIE DETAIL A' Oicoum 35, BC MAX. RID %'DR05 'no PAftWv SHALL BE PAINTED p1 1HE MWID I UM EACH LOAOPID AFM 4X&O.ADINO ACCESS AIy,E. TITS HDTIHE SHALL BE PNN1Ep W 1W17E Lf1TTN5 U0 LESS TIWI 12 INCHES HIGH AMID LOCATED SO THAT I IS WWRLE TO 1SWM WORCfaETIT OFITOIAM 3" DI A, STEEL POST 1` 12'+A SEE DETAIL I HEREON FOR BASE AND SINGLE POST SUBGRAOE PREPARATION. _SIGN BASE DETAIL a0000 a0000 00o®©® a0000 o � o r5"AT TOP � 2D� F�TGgA E M _TRLWCA1EO DOME PLAN N J,RUNCATCD DOME SECTION NOTES- 1- CONTRACTOR TO REFERENCE MANUFACTURERS GUIDELINES FOR INSTALLATION OF TRUNCATED DOVES. 2. COLOR TO BE YELLOW U111JEE55 NOTED OTHERVASE DE_T_ECTA_ ME W_A_RNING 1 N.T.S. -toR"Il4 'IY LO"T!BR P°EGT as 2 TR'AN51now our"m TTIGAL 9BGrw% SHALL 1x AccOP Jft!o pY TFIR W OP PM T 7T*r Mft LPM TRNNSITIMS Or THE MOH LAIC AMP OTH M 91 WALR RLAnAI:a 6• RpLLEP POVIRly MA:rpLITMIL/ALY 1rTFI n Il}r �pv[FSNr PAPEL H1 ,!,MhnALLY WITH PIR'✓T FAITNEMT f•ANIEL M In• �' 1cOW.Tsv T FIIJGBm rLAIt JGr4r FIDrR l].N'rFeM� IIYIOLrt11L`. ussL +nrl eI Irrr.«nrnce �� frtC>•hvW MCY/JRS ROLLED CURB Jr. w1 N.T.S. I I C E IEILE PARKING STRIPING N.T.S. Q Underground Service Alert aft y Call: TOLL FREE 422-41 3 ne •eE.aa ens RrraR UeM eU yS+FCSYk� L SLIM 24 IPS * rr tIyLL Eoa► � ar{LV l `��\ Ki� a orn lV J C20M KIMLEY.HORNAM ASSOCIATES. INC M01 UHFVER61TY AVENUE SUITE 3CO, RIVERSIDE• CA M01 PHONE-H51•;l37•8272 VWWW.KIIILEY•IiORNCOM LETILIA ALVARE2 er.-,��m ..,., �...,.,as �.�,. Gl GRADING REVISION 1 SMRA SMPA III MARK REVISIONS BY APPR. D BENCH MARK: BENCII MARK N0. P.D. 3-1-E ELEVATION . 92.IT 1' P NTH COONIY TAG 1861 IN HANDLE WELL AT THE INTERSECTION OF MILES ALE TENS SIGN TMJCAL AT ALL ACCESSIBLE PARKING SPACES R7_11 THIS SIGN TYPICAL AT ALL VAN ACCESSIBLE PARKING SPACES 12" X 6" PENALTY SIGN WtlTH 12- X 9" WUREIBNG A$ REQUIRED PER CBC SECTION 116-502.6 OR 1111 LOCAL CODE u p�W m�t SIGN BASE PER DETAIL A NOTES" 1. SIGNS SHALL CONrORM WITH THE MOST CURRENT CALIFORNIA MVTCO STANDARDS VAN ACCESSIBLE PARKING SIGN DETAIL N.T.S. H" BLUE STRIPE 2 COATS TYP ACCESSIBLE PATH-0 F-TRAIL STRIPING, H.T-S, SEE DETAIL 1 HEREON FOR SASE AND T OR GRADE OVER FOOTING FILL POST W/ CONCRETE NOTE: ALL PIPES SHALL BE IDEAL SHIELD (DECORATIVE COVER) SEE ARCHITECTURAL PLANS FOR COLOR PIPE 90LLARD DETAIL t A .1 N.T.S. E,G APPROVED BY: CITY OF LA OLIINTA j. BY: LA ICED BY: LA DATE CITY OF LA QUINTA 0EVE1_0PMENT SERVIGES QUICK QUACK CAR WASH #43-049 LA QUINTA DETAILS FOR CITY USE ONLY: FILE NO. DRAWING NO. ® DO-5 ® nB-a M6-3 it (MITON � (wmiTE ON BLUE) BLUE) NOTES 1, SIGNS SHALL CONFORM WITH THE MOST CURRENT CALIFORNIA NUTCD STANOARDS- 2. SIGNS SHALL BE MOWTED PER -SIGN POST DETAIL SPECIFIED, 3, SIGN SHALL HAVE WHITE (REFLECTORIZED) SYMBOLS R BLUE BACKGROUND. A. SIGNS SHALL BE MOUNTED 50 THEY DO NOT PROJECT INTO THE PATH OF TRAVEL. 5. THE SIGN SHALL BE MOUNTED W MIN, ABOVE THE FINISHED SURFACE. A E I LE PATH SIGN N..5. CONC. COLLAR MAY BE SQUARE OR CIRCU4'I'.N. r lr L COMER FRAM I PLAN NEW ME IT 4 MIN, 64 [171] NII. —4�a21 INVERT 1j' [327 4 [10 ] MIN. O CLEANFT FRAME & CID" E PER ALHAMBRA FOUNIORY CQ PRODUCT NO.A-1241 OR APPROVED EQUAL MIN- MIN RISER j 7 CONC. BASE AND WALL RISER SHALL BE THE SAME SUPPORT FOR TRAFFIC AS MAIN PPE DIAMETER BUT 1_0A6 CONOITOR ! NOT LARGER THAN 5" CONCRETE BASE AND WALL SUPPORT FOR g TRAFFIC LOAD CONDITIONS x 4 INSTALL CAP & SEAL IF I - MAIN PIPE 'r TERMINAL CLEAHOUT. INSTALL PPE IF IN -LINE CLEANOUT FLOW a-r / ? �ti m^ MIN, INVERT LZEW. PER PLAN J SECTION B-B UNDISTURBED EARTH LEAN DETAIL SFCnON A-■ N.T.S. IIfJEi�I�.Ili. i01:m'h�I 13i,[;i.l�wof,ililaiil..ii 1-1$., MM. it IIIIIIIIIIIIIIIIIII11 41 ` NDTE. +ACWeI Chanrw kngIh i9 81 114 rAK Inalow Fx ITve4ap. MANUFACTURE: ZURN MODEL' Z886-HD PROPOSED MATCH EMS PAVEMENT SEC CLEAN COMPACTED FILL LSAHD �i 1. PFE BEDDING SHOULD BE FCC WASHED SAND AND CONFORM TO SECTION 200-1.5.5 OF THE SSPWC. 2. PIPE MATERIAL SHALL BE ASTM A-53, TYPE E OR S. GRADE B, SCHEDULE 40 STD, CARBON STEEL, UNLESS NOTED OTHERWISE, S LJD PIPE TRENC H AND REDDJN DETAIL. N.T.S. •�� WERE SHOWN B" X 4' ROOF DOWNSPOUT. REFER 2{" TO ARCHITECTURAL DRAWINGS FOR MORE INFORMATION/8' PROM LANDSCAPE SIDEWALK 1/Y" R 1" BATTER INSTALL 6" X 4" K 4" WHERE DOWNSPOUT ADAPTER SHOWN 1" R PROPO5£0 PROPOSED CURB 1/2' R PAVEMENT i vYI 4 5 y Io 1/2-R PER PLAN AT TER ...�. uy y. 4" PVC STORM GRAIN 90' BEND. Chi �SUBGRADE COMPACTION PER PLAN 4" PVC STORM GRAIN PIPE. i f`'•- - �� • � :. NOTES. 1. CONCRETE SHALL BE 2bOp PSI- 2. ISOLATION JOINTS SHALL BE PLACED ONLY AS SPECIFIED 3. CONTRACTION JOINTS CONSISTING OF 1" DEEP SWRE5 SHALL BE PLACED AT 15'INTERVALS O.C. 4. WHERE A WALK IS ADJACENT TO THE CURB THE JOINTS SHALL ALIGN PATH JOINTS IN THE WALK - ROOF DOWNSPOUT TO PIPE DETAIL R.T.& 17 CONCRETE CURB & WTI -TER N.T.S. 0 IH".31" TMN WALL KuUCKCJTS SLF DGE 4YJT hS REDU RED (IYF. A PLACiS)- cq ■ FRAAE AFy CRATE ASBEI.aTA ALWHLE N TRIFEIC OR PFI><n TRIAR llfKi R • DESIPN FOR H•2044 BRIDGELOADNG. ■ ASSEMBLY TQ BE PLACED QN A M BASE OF CRUS/Efi RUN FOR EASE OF INSTAMATIDN A EV LOAD D CTRIBIILI DH ■ FO R COLR'LETE DEWON AND PRODUCT HFOR-AMN UMTAGT ANTS EN PRECAST FRAMEAHDORATE MODEL ND. I RAFIHG D V1'E1FHT 5G74TT-� I i�2 41 L13S SGT424-11IT TRAFFIC 3" fY0 LETS MN E UAY BE CAST EI TLT INIFO Rox OU SLOE B NEBIT OF Box 7 CIXIION M,-. � Ex TENSIDN HEIGHT CJ I J` A ILLU57RAW014 I$ TYPlF ON LY GF GENERAL BE Rif CONFICC11iY4TIOlI. FOR BPEGIFIC CCNEIpIRRTION. CALL llI PRECAST. 24" X 24' iff fEM �!'1 DRAIN INLET FRRF+I/T ;�;; D12424 EASEMENT NOTES 24 HOUR EMERGENCY CONTACT LEGEND O7 AN FASEMENT FOR PIFEL114F AND INCIDENTAL PURPOSES, IN FAVOR OF C.OACHFIIA NAME: PHOVERTY LINE VALLEY WATER DISTRICT, RECORDED FFARIIARY 10, yODB AS INSTRUMENT NUMBER PJIS]NE'- SILT FENCE (OR GRAVEL GAGS) 2006-0103470 OF OFFICIAL RECORDS. TA RECIPROCAL EASEMENT AND ACCESS AGREEMENT, RECORDED MARCH 28. 2000 AS SITE PREPARATION SHOULD BE IN ACCORDANCE INSTRUMENT NUMBER 2008^0219365 OF OFFICIAL RECORDS. VATH GEOTECHNICAL INVESTIGATION INLET PROTECTION 11 A GRANT OF EASEMENT, IN FAVOR OF CITY OF LA OVINTA RECORDED FEBRUARY 26, qw 0 2000 AS INSTRUMENT NUMBER 2000-0130623 OF OFFICIAL RECORDS. CONTRACTOR TO VSE BEST MANAGEMENT PRACTICES i TO ENSURE COMPLIANCE WITH "FOES AND WATER CONSTRUCTION ENTRANCE fAY 12 A RIGHT OF WAY GRANT OF EASEMENT, IN FAVOR OF SOUTHERN CALIFORNIA GAS MANAGEMENT DISTRICT REGULATIONS FOR STORMWATER COMPANY. RECORDED MAY 10, 20D7 AS INSTRUMENT NUMBER 20D7-0312588 OF DISCHARGE FROM CONSTRUCTION ACTIVTIES AND MATERIAL DELIVERY AND STORAGE OFFICIAL RECORDS DEWATERINC OPERATIONS. STOCKPILE NANAGEMFNT Y j ` { I '� �• "a+ — i �j . • _ I�� HAZARDOUS WASTE MANAGEMENT I�l.ry•P. �'� PROPERTY LINE I,. - -1 '/E HICLE AND EOUIPM FNi SAAIMTFNANCF AND —77�, j •� © - TRASH STORAGE 12 SANITARY AREA N ® CONCRETE WASTE MANAGEMENT 82 � { DIRECTION CF FLOW - -- 14 .�..� GRAVEL BERM EXISTING, PULL TO REMAIN EROSION CONTROL NOTES I BD7C fJ' - j, jt7.�-� ri z PROPERTY. LINE WM--1, MATERIAL DELIVERY AND STORAGE. n +5+ g 13 �2 EXISTING POWER POLE Yd Tii M-3. STOCKPILE MANAGEMENT• U0111FACTOR TO SET VP STOCKPILE AREA. c �9 4 Guy'ARE TO BE lit [ 1•� _ 3� am-5, SANITARY AFEA. UNDERGROUND BY BLACKPOINT PROPERTIES I I• �'.i, SD.DOPROPOSED SEWER /� OFTSITE PLANS MANHOLE BY �J M-G, HAZARDOUS WASTE MANAGEMENT - EXISTING Pt1LL S+ OTHERS W7M^$, CONCRETE WASTE MANAGEM1fEHT; REFER TO DETAIL 5, SHEET 8 EXACT BOX TO REMAIN , ` III, I - - r• LOCATION TO BE VF-RIFIFO BY WNTRACTOR. _ 7 * SE-1 - SILT FENCE: REFER TO DETAIL SHEET 8 CONTRACTOR TO MAINTAIN EXISTING CURB AND 11 i GUTTER To PFMAIN ` a DDURING ALL GRADING & MOBILIZATION ACC TIVITIES. PROPOSED 10' SIOEWALIS T-_I DUICK QUACK CAR WASH m, - - m SE-6, CATCH BASINICURB CUT PROTECTION- REFER TO DETAIL 4. SHEET 8, PER SEPARATE PLANS - I (REFER TO �T ARCHITECTURAL/STRUCTURAL PLANS I�1j 3 Iz 12 4 TC-1. STABILIZED CONSTRUCTION ENTRANCE/EXIT; REFER TO DETAIL 2. SHEET B T]a FOR MORE INFORMATION) d " ¢ 99 TC-•3, ENTRANCE/OUTLET TIRE WASH: REFER TO DETAIL S. SHEET 8. Z 10 NS-10, Y♦:HICLE AND EQUIPMENT MA,NTENANCt, LXACI LOCATION TO BE VERIFIED TT 81 CONTRACTOR. Li O I 11 WM-5, TRASH STORAGE ARIA, EXACT LOCATION TO 9E vERIFIED BY CONTRACTOR - op, 12 SE-6, INSTALL GRAI'EL BERM PER DETAIL 4, SHEET 8- �� -- -- FI t I y 13 IN ALL UNDEVELOPED AREAS, CONTRACTCR SHALL INSTALL SILT FENCE AS PROPOSED INFILTRATION SASH + { -- -- -- °� APPLICABLE. AT ALL HARDSCAPFD ARFAS. CONYRACTOR SHALL INSTAII GRAVEI BY BLACKPOINT PROPERTIES II TE � BERM AS APPLICABLE. EXISTING RIGHT-OF-WAY I I 'il 1 {/ yi-,� II 1.1 1 14 PROPOSED STREET SWEEPING PER CASOA SE-7. O CE t EXISTING 3' HIGH I SEdUENCE aF CONSTF�IC-MON i TELECOMMUNICATIONS BOX k _ --- �g UPON IMPLEMENTATIDIJ AND INSTALLAT{ON OF THE FOLLOWING AREAS TRAILER, PARKING, E7LIBTING PUNDIT POLE WITH MY Y11RE TO � ` LAYDOY•N, PORTA-POTTY, WHEEL WASH, CONCRETE WASHOUT, FUEL AND MATERIAL dE UNDERGROUND BY BLTE PLAINS HT { - S�' S FG 11j STORAGE CONTAINERS, SOLID WASTE CONTAINERS, ETC., IMMENATELY DENOTE THEM ON PROPERTIES IN WTE PLANS Fj I ` _ - r— THE SITE MAPS AND NOTR ANY CHANGES IN LOCATION AS THEY OCCUR T+iROUGHWT i EXISTING CATCH BASIN WITH LOCAL 1 _ _ _ _ OLPRLSSION TO REMAIN TRASH I � THE 04u5TRNCnpN PROCESS, CAPTURE DEVICE TO BE PROPOSED' i N.A.P• PHASE ,. AND INSTALLED BY BLACKPOIN7 i 1, CONSTRUCT STABILIZED CONSTRUCTION ENTRANCE (1) AND CHAIN LINK FENCE WITH PROPERTIES OrFSITE PLANS - Mali GREEN SCREEN AMC) THEN SILT FENCE {OR GRAVEL BAGS) WHERE SHOWN ON PLAN, ++ 1s 12 PROPOSED SEWER 2. INSTALL MLET PROTECTION AT EKG OF HE SITE, 7 �HiCHWA7 111 S7 .- MANHOLE OY OTIIERS 3. PREPARE CLEARING ANJO GRUBBING OF THE SITE, IF APPLICABLE. L EXISTING PULL BOX I � � I - T 'r8 py, T TO REMAIN I PHASE R � I A. PERFORM MASS GRADING. ROUGH GRADE i0 E5TABL15H PROPOSED DRAINAGE T I 5e 7 L PAIIER'NS. M PROPERTY LINE 5. T CONSTRUCTION OF THE BUILDING PAD AND STR UCTURES. 6. TEMPORARILY SEED WTH PURE LIVE SEED, THROUGHOUT CONSTRUCTION, DISTURBED AREAS 711AT WILL GE INACTIVC FOR 7 DAYS OR MORE OR AS REODUTED BY GENERIC f 54 PERMIT. s t7 I - In 13 SBW BMP NOTES THE FOLLD'ING BMPS a5 WTLINEU N. BUT NOT LIMITED TO, THE CALIFORNIA STDRMWATER 8MP HANDBOOK DATED NOVEMBER 2009. OR THE LATEST RE05ED EDITION, NAY APPLY DURING THE so - To I CONTRACTION OF THE PRO.E C.T. ADDITIONAL MFASURES MAY RF REQUIRED AS NEEDED: +C I' $ EMSTING 2' HIGH I£LECOMMUHCATIONSEC-1. SCHFIDUUNG n E _+ —13 12 W —� r `� W W — — 0 FC-2, PRESERVATION OF EXISTING VEGETATION o�- INS-1. WATER CONSERVATION PRACTICES NS-3, PAYING ANO GRINO'OJG OFCRAI10N$ a — EXI5TIhlG SIGN TO RE — — a — = — -- -- — — — — ——.L�[-- I N5-7. POTABLE WATERARRIGATION RELOCATED 7 PROPOSED UNDERGRg1NB °1 f N$--12. CONCRETE CURING m EXISTING SEWER MANHOLE IIJFLLTRATION SYSTEM BY 14$-13, CONCRETE FINISHING OPERTY MINE BLACK PROPERTIES IR GRAPHIC SCALE IN ;EEL WE-1, VAND EROSION CONTROL PRIVATE DRIVE AISLE EXISTING Id- WRIER D lO 20 40 WM-4, SPILL PREVENTION S AND CONTROL [ WA1-7, CONTAMINATED SOIL 11ANAGEMENi WM-9, SANITARY/SEPTIC WASTE j — �. _ — -- I. MANACEMENT 20 WM-10, LIQUID WASTE MANAGEMENT EXISTING STCRM DRAIN MANHOLE EXISTING 18.. STORM GRAIN EXISTING SIORM DRAIN MANHOLE 11HER PRIH$U 2 FULL SIZE tE } I I� I2a 36-] SE-7. TREETA VACUUMING AND ■ VI GRADING REVISION 1 SARA SMAA 10/1/20 APPROVED BY' OTY OF LA WINTq DRAWING Underground Service Alert CITY OF LA QUINTA 09( 9pIET6fpy2 Kim eyAMorn DATE DEVELOPMENT SERVICES _ NO, 7 rO CDII: FULL FREES "�"+ MARK ,REVISIONS 8Y APPR. DAME '+ F12M3 KIhII FY-H(7RN AND ASSOCIATES, ;NC 3801 UNIVERSITY AVENUE SUITE 300. RIVERSIDE. CA 92501 BENCH MARK QUICK QUACK CAR WASH 943-049 �./y (j� + BENCH MARK hla PI), 3-1-E ELEVATION 92,067 LA QUINTA 422--4133 RHONE'957-335A272 'DRAM BY ,rr 1- IP WI TII fAUNTY TAG 19f3 IN IIANPLE WELL Ai YID 'N1EhSCCT10H ar MILES ROE AN y4 clCAL NnnvyKlMLEv-1-gs<NC4M ADAHS 57. t:"E(yET, BY- LA EROSION CONTROL PLAN 10 -4 °� U�15 GH ST two LE'ICA AL ACW1bL 2 ENFJN NEf.LU.IMEUDED AY. I.A 1pldrq IIRy B<� .qII E 0 ❑LR 9�675 FOR CITY USE ONLY: FILE NO. FILTER FABRIC MATERIAL 2" X 2" 14 CA WARE n FABRIC OR EO111V, 'p FOLD ap SET FILTER FABRIC INTO SOIL 12- 1I Y BACKRLL AND COMPACT THE _ EXCAVATED SOIL IN TRENCH AND 0H BOTH SIDES OF FILTER FENCE FABRIC 8' 2" X 4' WOOD POST ALP STEEL FENCE POST SITC]ION A —A 2' X Z" WOOD POST OR STEEL FENCE POST 'FILTER FABRIC MATERIAL 607 WIDE ROLLS- 2' X 2` 14 GA WE USE STAPLES OR WIRE RINGS TO ATTACH FABRIC OR COW, FABRIC WE A TI CI I� BURY BQTIOM OF FILTER MATERIAL I� IN sr X 12• TRENCH p 6' MAX A FRONT ELEVATION NOTE&- 1. CONSTRUCT SILT FENCE ALONG A LEVEL CONTOUR. 2. WHEN STANDARD STRENGTH FILTER FABRIC 5 USED A WIRE MESH SUPPORT FENCE SHALL BE FASTENED TO THE UPSLOPE SIDE OF THE POSTS USING HEAVY— DUTY WIRE STAPLES AR LEAST 1' LONG TIE VWRES OR HOG RINGS. THE HIRE SHALL EXTEND INTO THE TRENCH A MINIMUM OF 4. a STANDARD STRENGTH FILTER FABRIC SHALL BE STAPLED OR WIRED TO THE FENCE AND 40' OF THE FABRIC SHALL EXTEND IN70 THE TRENCH. WHEN EXTRA —STRENGTH FILTER FABRIC AND CLOSER POST SPACING ARE USED THE WIRE MM SUPPORT FENCE MAY BE ELIMINATED AND THE FILTER FABRIC STAPLED OR WIRED DIRECTLY TO THE POSTS, 4. FILTER FABRIC SHALL BE PURCHASED IN A CONTINUOUS ROLL THEN CUT TO THE LENGTH OF THE BARRIER- WHEN JOINTS ARE NECESSARY FILTER CLOTH SHALL BE SPICED TOGETHER ONLY TO A SUPPORT POST WITH A MINIMUM B' OVERLAP AND BOTH AND SECURELY FASTENED TO THE POST, 5, THE TRENCH SHALL BE RACKFILLED WITH IMPACTED NATIVE MATERIAL, 6. IF 95% OR MORE OF A SOIL BY WEIGHT PASSES THROUGH THE OPENINGS NN A NO, 200 SIEVE (U.S. STANDARD) FILTER FABRIC SHALL NOT BE USED. 7. FILTER FABRIC MATERIAL SHALL CONTA04 ULTRAVIOLET RAY INHIBITORS AND STABILIZERS TO PROVIDE A MINIMUM OF 6 MONTHS OF EXPECTED USABLE CONSTRUCTION LIFE AT A TEMPERATURE RANGE OF 0 DEGREES FAHRENHEIT TO 120 DEGREES FAHRENHEIT• B. SILT FENCES SHALL REMAIN IN PLACE UNTIL THE SLOPED AREA IS PERMANENTLY STABILIZED. 9. LEAVE AN UNNSRIRBED OR STABILIZED AREA IMMEDIATELY DOWNSLOPE FROM THE FENCE SILT FENCE (SE-1) N.T.S. 1 STEEL PLATE AT CONSTRUCTION ENTRANCE/bO7 EIDSTINC PAVED ROADWAY ENIRANCE/EXIT SECTION STEEL PLATE WITH VNDU.A71014S TO REMOVE SEDIMENT FROM TIRES 6' �x N TIRE WASH RACE( (TC-3) � H.T.& GRAVEL DAD FILLED WITH COARSE GRAVEL 187 M1 2 BAGS HEIGHT AND WIDTH MIN T-- . ND.TEa- 1. GRAVEL BAG MATERIAL: POLYPROPYLENE, POLYETHYLENE OR POLYMIDE WOVEN FABRIC, MINIMUM UNIT WEIGHT 4 OUNCES PER SQUARE YARD, MULLEN BURST STRENGTH EXCEEDING 300 PSI AND ULTRAVIOLET STABILITY EXCEEDING 70% 2. GRAVEL BAG SHALL BE FILLED WITH 3/4- ROCK OR 1/4" PEA GRAVEL. 3. PLACE SEVERAL LAYERS OF SW BAGS (12' MINIMUM HIGH) OVERLAPPING THE BAGS AND PACKING THEM TIGHTLY TOGETHER. 4, LEAVE GAP OF ONE BAG ON THE TOP ROW TO SERVE AS A SPILLWAY. GRAVEL BERM (SE-6) a N.T,S. 3`-6" DIAMETER AGGREGATE BASE J ZO' R TYP.�� M =1i FILTER FABRIC TIRETK RAC PER DETAIL 3 SEDIMENT TRAPPING DEVICE NOTES: 1. THE ENTRANCE SHALL BE MAINTAINED IN A CONDITION THAT WILL PREVENT TRACKING OR FLOWING OF SEDIMENT ONTO PUBLIC RIGHTS —OF —WAY. THIS MAY REQUIRE TOP DRESSING, REPAIR AND/OR CLEANWT OF ANY MEASURES USED TO TRAP SEDIMENT. 2- WREN NECESSARY, WHEELS $HALL BE CLEANED PRIOR TO ENTRANCE ONTO PUBLIC RIGHT—OF—WAY. 3, WHEN WASHING IS REQUIRED, IT SHALL BE DONE ON AN AREA STABILIZED WITH CRUSHED STONE THAT DRAINS INTO AN APPROVED SEDIMENT TRAP OR SEDIMENT BASIN. STABILIZED CONSTRUCTION ENTRANCE (TC-1) H.T.S. Concrete Waste Management WFI-8 Concrete Waste Management WIN-8 I, i r 'lr.: I --Lk ire :i y i:i%S IMPS !�. •:f ,I . �. el ' T ' y. i .p ra' •�` 1 1 M'1Y.ia 71 ' r —il � !e`•'i�.i�..l,yti Ohy LI W'- •�='cr �L [•' r''••.((�Lp{sYC y^„ ;r•i I'_ - w...r xw r.nrwsw..•■n.w�.a .wr ay.■,rea. +,•..sr rw. [.w+n r=.,..•IrWww.P -... CONCRETE WASTE MA EME N.T.S- 5 NMES NOTES. 1. CONSTRUCTION SITE BEST MANAGEMENT PRACTICES (BMPe) FOR THE MANAGEMENT OF STORM WATER AND NON—STORMWATER DISCHARGES SHALL BE DOCUMENTED ON THE GRADING PLAN, ARRANGEMENTS SHALL BE MADE BY THE DEVELOPER TO RETAIN THE SWPPP AND/OR THE EROSION/SEDIMENT CONTROL PLAN ON THE JOBSITE THROUGHOUT THE 71ME OF CCISIMUCTON, THE IMPLEMENTATION AND MAINTENANCE OF SITE SMP■ IS REWIRED TO MINIMIZE "SITE EROSION AND SEDIMENTATION. ARRANGEMENTS SHALL BE MADE BY THE DEVELOPER TO MAINTAIN THOSE BMP9 THROUGHOUT THE TIME OF CONSTRUCTION. 2, EROSION CONTROL 8MP6 SHALL BE IMPLEMENTED AND MAINTAINED TO MINIMIZE THE ENTRAINMENT OF SIAL IN RUNOFF FROM DISTURBED SOIL AREAS ON CONSTRUCTION SITES 3. SEDIMENT CONTROL BMP■ SHALL BE IMPLEMENTED AND MAINTAINED TO MINIMIZE THE TRANSPORT OF SOIL FROM THE CONSTRUCTION SITE. 4. GRADING SHALL BE PHASED TO LIMIT THE AMOUNT OF DISTURBED AREAS EXPOSED TO THE EXTENT FEASIBLE. 5. AREAS THAT ARE CLEARED AND GRADED SHALL BE UNITED TO ONLY THE PORTION OF THE SITE THAT IS NECESSARY FOR CONSTRUCTION. THE CONSTRUCTION SITE SHALL BE MANAGED TO MINIMIZE THE EXPOSURE TIME OF DISTURBED SOIL AREAS THROUGH PHASING AND SCHEDULING OF GRADING AND THE USE OF TEMPORARY AND PERMANENT SOIL 5TABILIZATION. 5. ONCE DISTURBED, SLOPES (TEMPORARY AND PERMANENT) SHALL BE STABILIZED IF THEY WILL NOT BE WKORXED WITHIN 14 DAYS. ALL SLOPES SHALL BE STABILIZED PRIOR TO A PREDICTED STORM EVENT. CONSTRUCTION SITES SHALL BE REVEGETATED AS EARLY AS FEASIBLE AFTER SCIL DISTURBANCE. 7. STOCKPILES OF SOIL SHALL BE PRDPERLY CONTAINED TO ELIMINATE OR REDUCE SEDIMENT TRANSPORT FROM THE SITE TO STREETS, DRAINAGE FACILITIES OR ADJACENT PROPERTIES NA RUNOFF, VEHICLE TRACKING, OR WEND. S. CONSTRUCTION SITES SHALL BE MAINTAINED IN SUCH A CONDITION THAT A STORM DOES NOT CARRY WASTES OR POLLUTANTS OFF THE SITE. DISCHARGES OTHER THAN STORMWATER (NON—STORMWATER DISCHARGED) ARE PROHIBITED, EXCEPT AS AUTHORIZED BY AN INDIVIDUAL NOTES PERMIT, THE STATEWIDE GENERAL PERMIT —CONSTRUCTION ACTIVITY. POTENTIAL POLLUTANTS INCLUDE BUT ARE NOT LWI7ED 70: SOLID OR LIQUID CHEMICAL SPILLS WASTES FROM PAINTS, STAINS, SEALANTS, SOLVENTS, DETERGENTS, GLUES, LIME; PESTICIDES, HERBICIDES, FERTILIZERS, WOOD PRESERVATIVES, AND ASBESTOS FIBERS. PAINT FLAKES OR STUCCO FRAGMENTS; FUELS, OILS LUBRICANTS, AND HYDRAULIC, RADIATOR OR BATTERY FLUIDS; CONCRETE AND RELATED CUTTING OR CURING RESIDUE$ FLOATASLE WASTES: WASTES FROM ENGINE/EQUIPMENT STEAM CLEANING OR CHEMICAL DEGREASING; WASTES FROM STREET CLEANING; AND SUPER—CHLCRINATED POTABLE WATER FROM LINE FLUSHING AND TESTING. DURING CONSTRUCTION, DISPOSAL OF SUCH MATERIALS SHOULD OCCUR IN A SPECIFIED AND CONTROLLED TEMPORARY AREA ON —SITE PHYSICALLY SEPARATED FROM POTENTIAL STOWWATER RUNOFF, WITH ULTIMATE DISPOSAL IN ACCORDANCE WITH LOCAL, STATE AND FEDERAL REQUIREMENTS. 9- RUNOFF FROM EQUIPMENT AND VEHICLE WASHING SHALL BE CONTAINED AT THE CONSTRUCTION SITE AND MUST NOT BE DISCHARGED TO RECEIVING WATERS OR THE LOCAL STORM DRAIN SYSTEM. ID. APPROPRIATE BMP9 FOR CONISTRUCTION—RELATED MATERIALS, WASTES, SPILLS OR RESIDUES SHALL BE IMPLEMENTED TO ELIMINATE OR REDUCE TRANSPORT FROM THE SITE TO STREETS, DRAINAGE FACILITIES, OR ADJOINING PROPERTIES BY WIND OR RUNOFF. CaVERAL MOS ON 00WHOL NOTES 1. ERODED SEDIMENTS AND OTHER POLLUTANTS MUST BE RETAINED ON SITE AND MAY NOT BE TRANSPORTED FROM THE SITE VIA SHEET FLOW, SWALES, AREA DRAINS, NATURAL DRAINAGE COURSES OR WINK. 2. STDCKPILES OF EARTH AND OTHER CONSTRUCTIOH RELATED MATERIALS MUST BE PROTECTED FROM BEING TRANSPORTED FROM THE SITE BY THE FORCES OF WIND OR WATER. 3- FUELS, q["% SOLVENTS, AND OTHER TOXIC. MATERIALS MUST BE STORED IN ACCORDANCE WITH THEIR LISTING Ak MUST NOT CONTAMINATE THE SOL AND SURFACE WATERS. ALL APPROVED STORAGE CONTAINERS ARE TO BE PROTECTED FROM THE WEATHER. SPILLS MUST BE CLEANED LIP IMMEDIATELY AND DISPOSED OF IN A PROPER MANNER. SPILLS MAY NOT BE WASHED INTO THE DRAINAGE SYSTEM. 4. EXCESS OR WASTE CONCRETE MAY NOT BE WASHED INTO THE PUBLIC WAY OR ANY OTHER DRAINAGE SYSTEM. PROVISIONS SMALL BE MADE TO RETAIN CONCRETE WASTES ON SITE UNTIL THEY CAN BE DISPOSED OF AS SOLID WASTE, 5- TRASH AND CONSTRUCTION RELATED SOLID WASTES MUST BE DEPOSITED INTO A COVERED RECEPTACLE TO PREVENT CONTAMINATION OF RAINWATER AND DISPERSAL BY WIND. 6. SEDIMENTS AND OTHER MATERIALS MAY NOT BE TRACKED FROM THE SITE BY VEHICLE TRAFFIC. THE CCNSIRUCTION ENTRANCE ROADWAYS MUST BE STABILIZED SO AS TO INHIBIT SEDIMENTS FROM BEFOG DEPOSITED INTO THE PUBLIC WAY- ACCIDENTAL DEPOSITIONS MUST aE SWEPT UP IMMEDIATELY AND MAY NOT RE WASHED DOWN! BY RAW OR ANY OTHER MEANS. 7. ANY SLOPES WITH DISTURBED SOILS OR DENUDED OF VEGETATION MUST BE STABILIZED 50 AS TO INHIBIT EROSION BY WIND AND WATER. B. STORM WATER POLLUTION. CONTROL REQUIREMENTS MUST BE INTEGRATED ONTO THE EROSION CONTROL PLANS FOR ANY CONSTRUCTION BETWEEN OCTOBER T AND APRNL 15. THE FOLLOWING NOTES AND RMP'S AS OUTLINED IN BUT NOT LIMITED TO. THE BEST MANAGEMENT PRACTICE HANDBOOK, CALIFORNIA STORM WATER OUALITIF TASK FORCE. SACRAMENTO, CALIFORNIA 1993, OR THE LATEST REIASW EDITION MAY APPLY DURING THE CONSTRUCTION PROJECT (ADDITIONAL MEASURES MAY BE REQUIRED IF DEEMED APPROPRIATE BY CITY INSPECTIONS. 9_ TEMPORARY EROSION CONTROL DEVICES SHOWN ON THE PLAN WHICH INTERFERE WITH THE WORK SHALL BE RELOCATED OR MODIFIED AS AND WHEN THE CONTRACTOR AND/OR THE INSPECTOR 50 DIRECTS AS THE WORK PROGRESSES. Id ALL STANDARDS REFERENCED FROM 2009 CASQA CONSTRUCTION BMP BOOK. MEMO NOTES ALL MEASURES STATED ON THE EROSICN AND SEDIMENT CONTROL PLAN, AND IN THE STORM WATER POLLUTION PREVENTION PLAN, SHALL BE MAINTAINED IN FULLY FUNCTIONAL CONDITION UNTIL NO LONGER REQUIRED FOR A COMPLETED PHASE OF WORK OR FINAL STABILIZATION OF THE SITE. ALL EROSION AND SEDIMENTATION CONTROL MEASURES MAY BE CHECKED BY A QUALIFIED PERSON ON A SCHEDULE THAT MEETS OR EXCEEDS THE GOVERNING REQUIREMENTS, AND CLEANED AND REPAIRED IN ACCORDANCE WITH THE FOLLOYANG: 1. INLET PROTECTION DEVICES AND BARRIERS SHALL BE REPAIRED OR REPLACED IF THEY SHOW SIGNS OF UNDERMINING, OR DETERIORATION. 2, SILT FENCES SHALL BE REPAIRED TO THEIR ORIGINAL CONDITIONS IF DAMAGED. SEDIMENT SHALL BE REMOVED FROM THE SILT FENCES WHEN IT REACHES ONE—HALF THE HEIGHT CF THE SILT FENCE. 3. THE CONSTRUCTION ENTRANCES SHALL BE MAINTAINED IN A CONDITION WHICH TALL PREVENT TRACKING OR FLOW OF MUD ONTO PUBLIC RIGATS—Or—WAY. THIS MAY REQUIRE PERIODIC TOP ORESSINC OF THE CONSTRUCTION ENTRANCES AS CONDMOMS DEMAND. 4- THE TEMPORARY PARKING AND STORAGE AREA SHALL BE 9EP7 IN GOOD CONDITION (SUITABLE FOR PARKING AND STORAGE). TINS MAY REWIRE PERIODIC TOP DRESSING OF THE TEMPORARY PARKING AS CONECITIONS DEMAND, I4. ALL MAINTENANCE OPERATIONS SHALL BE GONE IN A TIMELY MANNER. Underground Service Alark 4LT��E }°L Call.• TOLL FREE 1-800 422-4133 T■0 >1tl4vIG om vax rnl ar Eis : �`'' "tom � * A' C1Mil 4 ar sl 1L ■ Kim eyr* Horn �2023 KIMLEY.HDRN AND ASSOCIATES, INC JW1 UNIVERSITY AVENUE SUITE WD, RIVERSIDE. CA 92501 YWKIFALEYPHONE; 951 335 NC yyWW IIE,LEY.FIDRN COM R OST LETICIA A r GI GRADING REVISION T SMRA Sx1RA 1011/YO APPROVED BY; CITY OF LA WNTA CITY OF LA QUINTA DEVELOPMENT SERVICES DRAWING NO. uARK REVISIONS BY APPR• DATE DATE QUICK QUACK CAR WASH #43-049 LA auINTA EROSION CONTROL DETAILS 2 MHCH MAM _ _ I'' F NTHRCOUNTY TAG 063 N HANOLE WELL AT THE INTERSECTION OF MRES Alt AN ADAMS ST. S p 1 � •7 5NEL'fS MAIM BY., JY CHECKED BY, LA RECOMMEHOCD 0% LA FOR CITY USE ONLY: FILE N0. 11 R �I f LLJ J Vf 0 In- 70 i J z 0 Ljj z W W W U_ LU�y LIL LL 0 LL muprious AT TLE PATE NCREOF. MW TO PF CONWENE a NIP LKCEPrlo"IO CO %wfi IN ADOITNN To TFIF PRINTED PTMIM ANO E]CLP M 11N IAI9 RWCY FOR.N Mf JLD RE AS IOLL01'Ii: 1. 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A6 MTRLINIWFr 1A7 107-017M]1 Or Orr WW1 Ifl[W-r1n AM UCE11 M3 MEAEI NOAI TIMT rMK1er MhAYEp N THE GRAVY PEE010 Ilia CITY OF LA CIAO&A pA ILMNl n�9TaVAL LOWV .. L LTIVd. IW;MIPeo I qa L X.$ppl, M a15 IiLA911 14 ,'96.dITey7,FF aFsr74+ R L,60. Atnp f99aafau SURVEY CERTIFICATION: M r6 QUICK OUNCK CAR WO-31 HOLOW OSa LLC ID• PY+COL LLC IR rADEL11T NAtMAt. TI1LE (:WFI NY WIM, 15 TO CERTIFY THAT THIS MAP OR PLAT AND IHE SURVEY ON fHCIH IT 19 BASED WERE MADE N ACCORDANCE YA T11 TIIE 20Qt MNIW1tA STANDARD. DE PAIL REWAIREMENT9 FOR AtiM1/N115 }AND TIRE SUIn 4MILY UTABLJ,NE0 MD ABOPTED BY ALTA AND NSP$ AND PICLUDIE 11EM5 Z. k 4. 0 D , 0, 0, 13, 1d, 1& 17, 1B. 1p OF TABLE A 11ERELF, THE rIELA WON WAS COMPLETED NOVEIIBER 12. 2022 DATE OF PLAT OR ASAP- NOviMBER I% =2 ED ECKERT r tlmN L.S• 51279 FEMA FLOOD ZONE ZONE x MAP Nis, OOOa6C2234O EFFECIWE DATE:AWUST 20, 20M SITE ZONING MIRE - CR REGIONAL CCMMERC,AL ell LIAR 0ENCK NARK NO PD. 3-1-E ELEVATION S1067 1' In WITH COUNTY TAG 1063 IN NAND WELL AT TIE INTERSECTION OF MILES A%E & ADAMS ST. _BA2 OR IIEWNCc_ THE LIEARNG OF N 69•Sd'Mr E OF THE CENTERLINE OF NICHWAY 111 AS, SNOW ON PARCEL MAP NO 31143, P.M -a 216/59-71 WA$ USED AS THE BA&$ OF BEARI"M SITE VICINITY MAP Ill J L) to 0 0 Z J Z 0 7L) i W w W U_ L�U/ LL 0 APPROVED BY_ C1rY Or LA OuwTA CITY OF LA QU INTA I DRAWING DEVELOPM ENT SERVICES M NARK: I REVISIONS 9Y AMR, DATE 3ENCH NARK QUICK QUACK CAR WASH 443-D49 BENCH MAW NO, PA, S-1-E ELEVATION = P2.0E7 LA QUINTADRA%W 9 1" IP D1 COUNTY TAa 1963 N HANDLE WELL AT THE INTEIisECT10N OF MILES AVE AI[` 9Y' �Cf1ECKED BY: LA '' NTH {FOR REFERENCE ONLY} 2 10 sIIEEIs ROANS ST, LA LEGEND ! 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V¢ttc 21 F12 SINGLE ,-32L14HLKNv50 UWTURC SUF'f1 IE0 ➢Y IICRHIFAGE VT3204SUNV505 QUICK QUACK 0.590 0-596 G7IG 51.J5 --- 4 Sr SWGLE MRS=Ltl)-06L-$LL-F I-60-POGR I -SINGLE 16' POLE+2' RASC 1.000 173U0 61i23 39.6 - I SF-[L S[1f,-LE 'IRS -LC0-06L-STL-FT-50-70C.R 1-1_-SINGLE 1N PFILE+2' BASE 1000• 1o0C 1 3399 1 39.6 -j $FFio 0180' .MRS-LED-06L-SLL-FT-50-70CR1-0180 1',, I'dLC+2' DASE I Innn I ].00C 12046 79.2 Tetnl I'm1eet Vatte late) ' o,zts = 136013 uj J. e Yc liHY1HG PRUFLISAL LL-]576Z7-1 6 awn N t ' Ln 1a) "YO Wq+ III Cr Al 1-, 1'=2n' T/ H16H_ ROOF ELEV_ •2n :.i•r ��- — ELEV. •6-4"•J- R' ELEV .5'-4' CG_..:._y-r rry .55 '_ot)Q ELEV D'-0" KEY NOTES: Llnj PR-E-HA♦3RIGA-EJ ALP`".INJM AAX-N& - PANT TO MATCH SHERyiIN riILLIANFj 5/[2421 "YyEATHERVANt cw ECHELON SPLIT FACE CONCRETC MASONRY UNITS 1 iNTC&RAL COLOR 5,-W VARV �I ECNELOti TRIWGAP !NTE6RAL GaL_pZ ONYx" us r� �^ T! 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FAINT TO MATCH AD,64 .-� 5,,JgFAGE D /4' DFFF REVEAL ExAN5!CN .JOINT L1 L151-r FIxT114E --TYPE Li =LEG PAPIAL 1A.1- 51-0 +,F {DnIAN OILY) 1-2 = LINEAR FA.r-ApE /1ALL LI&HT'PO✓YH ONLY) LB • 2 FOOY LEO PILASTER LiSHT (DOAN ONLY) L4 PALL PACK'=A4 n\--Y) CONrAOT $TEVF PRIE7MAN :,04T S3O.Ic4a FYI-H ✓'ERM1rA(iE LI&HTiWF� OR ORDERING LI&4YIN& (NC EXCGEPTI O!y) T B�IL71N6 ADO4C°.F.. NUMi6C Q5. MIN 12 YALL. PAINT TO HATCH SHERMIN "Lt-WAS '➢ARIL AJELRN' �I CLEV. 0'-0' 1 in�}� ill Lv � IiJ I I I f I -[F1� �: 1 ELEV. +7�•-r• ..- TI R4C�di y r1 AVID TI PA¢AoEF fy PAY CANOPY SiOm' 7A5HE➢ t5EE GAtiO=� 7RArrIN65: L L 1 _J_I1�T ROOMv. 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ADJACENT FINIy.; LOWER5 NOT REOPIRED HI -EN E0vi PMEN- R.M. 15 A R CONDITIONL:C 49 EXTERIOR KNDCIN A$$E KdLY - TEMPERED 6LA55 i— DAIiG ANO21ZFD ALUMIhUI•M STOREFROHT ExTERIoR FAix WINDOW A$SEMS_Y - YJITH DLAGK GERAIYIG FRIY TEMPERED SPANDREL 6LA5p DART A➢:6D12FD dLUM NUNS 5TOREFRONT U W CV S J r px C IL O se o ¢0 co �dU0 a J W �w = 0 a � v7 Cr a°W=0W z o �cr REVISIONS 4 DATE DESCRIPTION 5--F1--2<nB GIN GOmimffmr4 B 0 2033 FARE Lie APJV, ,T T 3a.202g FIRE DEFT WWZNT3 TAIT" V. qp W �►rWl SINE! %6V www.YLaan .W. �¢ TAIL DATE: FEBRUARY 14, 2023 TAIT JOB 6; 000037 nIM L�Mrir~w=MNr ••gfgT' Af TAR WO AMOONIM NC 40 NM TO.. IM7 F NNaLi p1 X IM1 Mll ANl Gt1�11 f1glNT 111111W1 THe rwnel.mlellcwmx w TN[ ws.e.eaL.a xe PLANNING PACKAGE A2.00 253 1I I I G P rp I �I i+r�+l RQO! f► IpIn rA rI _� 79 84 I moo. •3R'-a' •r 1 !j ELEV. .16 ADDRESS NLMBERS, 1�7BUILDIVS IN 2' TALL, FAINT TO ATCH ERY4IN WILL AM5 PARK AUHI.RN- ExITTI GRIVE 3LAG -r_' EGev..a-xxx f rmn: w.o.��, FLEE FLOOR-011F FINISH F+ E�EV C-0" 1 EoGM C� ELEV. O'-O" of KEY NOTES PGE-FAHRICATEP AL';gl?,UM Al^{NIN3 - aAlni fG �1 MA%,u 5FCRN K WILLIAli5 CW2?29 ' H-1ATNERJA'. T .I !6RE" ! 511-.1FACE CONCRETE MA50NRY LNI 15 INTEGRAL COLOR 5TA4pARD'0N'X' L'J ECtiELON TRIMIGAP INTEGRAL GOLOR '04Yx' 1 i W 1 AC YLIC PLA5TER (:ULCW C0A- - COLOR ❑EV r NATIOK. F' = NAY 1 SHI[RA N VV-LIAI' 5 "7004 5NOWDOJ40" F2 ! MATGH _RPIZ 4!LL!AI� 4&31$ 'TORGHLI&HT' F3 = MATCH 5H=RININ ALLA>75 •2a2T "YNEATFERVANE' PLASTER G71 OR GOAT TO BE SAID FINISH [:; ] HOLLOYN METAL DOOR - FAINT TO MATC-FI SACRAIN LJ AILLIAM$ 01004 "BNGVy90:.ti'J' _I OVERFEAD mETAL POOR- FAINT Tp Tp "ATOH SHE4Yi:N ry LLIAMS '1025 '@AGK-lFOr' 1U1 DARK AVODIZFP A-U"INUM COMMERCIAL GRADE L� 57OREFRONT 6LA55 DOOR 8' x 15' YI-R, IU H WALL 5GUFPE`R Ga�KNsTOR AND Ll c�0'N+'SPCUT. vAI1.T TO MATGH ADJAGE'1756iWFACE I 114' PEEP REVCAL EX-AM510N JO:NT Ii L!5FT FIXTVRE ti rrPE. LI - 1 EP RAPIAI WALL 5GOW!D ..E f?AN ONLY) L2 = LIL=AR FACADC WALL LICHT )DOWN ONLY) L3 = i FOOT LED PLASTER L'5HT ,`00tV ONLY) LZ _ YNA-L PArK WOVAN ONLY; CONTACT STEVE FRI EP7 4AN 1547 8901444 A'n-I HERMI7A6E LIGH'iN;T FOR ORDERING Li:arYl\$. [VO EXi=TIONSI 4' PPE 50-LARG FILLE; AI-H CONCRETE �J SEE DETAIL TSFA!.05 L ROO= TILE - =! CAMINO E_END 10% -fAJORCA 6LE*iP LAOOD RAFTER TAI_ - MATC-H 5,HEo✓4k "LLIAMS SA24121 V�CATt+CFVAXC' 3" D'A Plvc ROOF OVERFLO✓N 5r-FPZR - PAINT TO MATCH AD-JACENT FIN 5H s:6NA6C 6Y O'TFIC.Rj 5HOM DASHnD- rc2 L' ,EFEREWCE ONLY uuDER Sr PARATE PrRv17 GENERAL GONTRAGTOR TO GooRDIMATr 74ITH 516N [-oMpANY CANOPY 1'COOD ERAGIN6 AND FRAMINS - GOLOR'O Ll�- fRTGFe SIERNI\ ;N:L_�Ar-'S 5W5O34 DARx AuWPN '- 4- I" LCV "-4- --W :J ARCH i L_ EV •14'•�- •/- Ca.tY. •S'..6• jr-�LIL 'T ELEV. O'-O f1ALL CANOPY TIE -SACK 5YSTE`J - COLOR -0 MA-Gy :P2" N ✓4LL'AM5 'GuiGK Gli7ACK GREEN' I�2— njUE: x Ig" Y16H VENT - PAINT TO M_gT&H Af>..IAGENf FI415' LOI.VERS NOT RpGJRED n4Eh foulPMENT RM. i5 AIR GOI.PITIONED xl EXTERIOR N4]N'70n A55FMOLY - TEM-FRED 6'-A55 7ARK A7•301YEP ALUi kI,UM 5TCR'EFROkT L'XTERIDR TAJX V INDOPN A5, EML5-Y - YN TM DLACK GERAm.LC F¢I:-Vm-VRED 5PA}L'�2EL GLA55 LARK AKOViZE!) ALUM4d.:M 5TOREFR0NT 1 ra I � � I a v M w J r Z Z a Uo❑T a'� Z:) ct)d Ufl 0�M2 O UcrJ-C'3 zaco �� LU ❑ J REVISIONS N DATE DESCRIPTION 0 S-M-=3, GIT' CGNMRIT3 6z22 �a23 PARCEL LINE ArX5T, T-24 Za23 FIRE DEPT. dOM ENTS 4 TAIT pll�gpxnlur I"4SIN ly}lpp ewceNeel „wl..e�,. i W C 15 [A 1 3_u �T11;91_I lK2 DATEE, FEBRUl4RY A 2023 TAR JOB 11 000007 oaeadelr ANo Ts oNA. Aln orlon NaoN+wrlm N91Y1 A. All MAl11MWl! C! NIOIT.�CIML.6AYN. N lIN wm"lf0!TAB Arp W-"It A FNCAMP•q mR PLANNING PACKAGE A2.01 f 15'-6' ETA, PARAPET - P;WPAYWUX ly CA"m �NV. FLOOR — — +24 1 T.O. RIDGE F.1 q'-$° - - T.O.PARAP$ - - T.Q. WAINSCOT F1NU.�FLOOR-R MATERIALS AUAIIMrdVIQP, i�rdx w,Wolrwr.wrrenle.ce eelur.e rw�eQ �.nw ff�11�[tAQ� 11Q W/NIRLCNanll Vf +.� iiU1M[�rIN�.4fA tSiMM�.'OQ➢ uWi4w MwS�HlriMlll J�j�'I y �N P^�d11[II IYIINIA 1iJ� kVIriF M:i�11dR1Yi4CYQRttM Jl u awsu FINISHES t: �-�� r,N...we>A.wr-�aoAattYa Pw PAYN11Jo0w CANOPY WEST ELEVATION +2'-" T.O. RIDGE T.O. PARAPET +ram T.o-PAaA�r=r FIN. FLOOR Q Z N o m c0 °:i� a W no ❑ J cc REVISIONS 0 DATE DESCRIPTION TAIT 9iXCE f009 wwlxa.n DATE; JANUARY 2023 TAM JOB f; 00DO37 .ev��ppl1rc w r,�r qlo A�wca qe AIrQ a Ipr m n PMQlf �IIWII IRMIAIrt fMA On�pl PAd.1rG}N}IXON M YI191lN AVMWCAIGN OP nur •uQ AOrQQNRtirG PLANNING PACKAGE A2.02 +14'-& T.p PAFlA�` 4-0' YFlty FL05l VAeuurr fa FUDGE T-(5. PARAPET T.0- WAINSCOT v _ O0-� F1N. FLOR MATERIALS «mom noorxe -FT vxavm aarvn „wn, s.cs ri�,u�r fryf 1E W f PEDBo+ru�tL �A4t oecdwnueualromurE s,naewoc.,n..alaePat.ndnao�o I� ALu.►wv�a.m�u r _ y rmne�uwoiwvnau.le J� sanrxsau FINISHES ncunen a,FHoacaas,•q t—) &MANH,nNws au®i�-�om�an • ucawxu•.._axim.•cr+oeoura V ON�t Algov� �� If�rtll>•1 INMTJF 'I� +24 1 ldl T.O, FtiDGE +1s-s° T.O. PARAPET T.O PARAPETS _ (Yb' OL FIN FL "ODR-— � a 2 Z �4 a rnD /=, rj)�6D V U aw: 0aIT �0 o �cc REVISIONS 0 DATE DESCRIPTION TA I T" COLOFIEO EICI MM ELEVAMM DATE= JANLWW 2023 TAR JOB + 000D37 fly IMIR[rl AYMDMaroH01' e,1Y Alq Apack,ea, pe. PLAMJING PACKAGE A2.03 r Sl s �I! A—P� I—, ! S. AL I Oft �l i L I � 4r�•r. �S .'p Ifs/ F - IMEMP' r I r 1 - _ .�•.. _ .•r�`' 'i!� 1..•'... {�' s • . . I . �_ r ,'i ;� =.y J!ri'.� — I.•F ! J f r�r. 'skffi . P l f 1' `•^.. 1',ri, �' „�. _ `i ,-�yt :4t;?�c�.''! `. _ ���A �.�w .r, i f � l I Ih•p _ �!r.• W ,` I / � AkL l lillio ii ���!t"•" � �.4 r:'.', .. �- ;:rye i T { .1 r '+. �.T.- `` Yx�•:' . �� ° • '�,• .ski {.' ;• , � �, ��' 3 .y�} ' ..�,�,, � � :a v �^,�. }jl'�'�,� iQ. .'si•y;s J.L' �r � 5,:. r ��.; t�, �rr �s � � ! ���' � •� • r 'si' +its �_ -'y E ��:: it A L ' Ay. lip raw_, AT 1.- W r3la i r �RI! ti M 1. l .. _ VIN how Ar. 717 � -fir, - '', .,} . •• • r -4 '�Y .. - a'RR� r •w'I Y } ��.�� �; .:fir., n- �i N -f�- •K.� �Y7 - ,� � ,� 1 � !� ._ �: 7 ��t-, •�•. � r r .. - r. [ �,� +Si '''. � - r�,r 'r• .1. E., �, 1 - .• : -. "� ��, .- �1- #S�' • 1 ,Ir in. '. � �� r ff.` ��.. ' _ •� � _ - �1, � I rJ' � � r• .r � • � + ijR 's , Fr ,��.r �'�ycr� � 1 • {f Il 1 !•s' ..R � ,t .` i 'r �r � ��. 'fF}• L 'rF � - � ,i �S' - � L�rf., �r� '+�i#,V i.��. r � �-.'�.� ','r1'•'• I ... I• • .� A'l,• - ..r �'�� , L •'� ,.• fir. - •� ,1..,' • 1 -r�•: 'x� r���a .'f • m m • J m _ � J � r 2 O a w Lo a CIJ r�; :;�•jr � Q 2 � oC o acc -, REVISIONS i DATE DESCRIPTION l .. — - �., Lf AM TA1 T;` 1: G . � � • - �1 � Y1.._r wn 4 l ' Y� + 1'`4it f• v ;1 I+ RENDERING LINE OF SIGHT LOOKING NORTH WEST DATE JUNE 15,2023 `• 1 ( �. TAIT JOB 00DM7 �y y'� TN COf.INGIR Ar, Tlr p�Il AMo PG MOKAT/Op TAR A-Mak,rl.M ANOr b,TDM •� MHO Mw`pLl oAff rA Ai'en Mffo �rysecTrRNON `� IJ �` �t. �I }� •� ;* S�' �� PLANNING P,4CIGgG£ I r i 'lie T.FT lot, lip IL .05 '� ram, - -- �, +i fi7i� 7 ? 1► . t -E I•��R- L pp, wo' �7, j�Yj �l 4FL doo It O c4 0 (D < 0 Cf) C) C) 0=w � ':� w LL, -i < 0 ir z co , M 0W - 5w F- 0 >- CO Z "EVGIONS DATE DESCRIPTION TAIT SHOE e901 RENDERING LINE OF SIGHT LOOK?NG SOUTH WEST DATE: JUNE 15,2023 ...... .... TAIT JOB C OQCW7 -"OT "H.W PLANNING PACKAGE r-w-06 { Y a U 0 o WN F _ r I J I J .z i �� ���o w pp z co 4 F 0w=0w 41 _ ,` -- - - - REVISIONS r - - 1 DATE DESCRIPTION lim '� +. ._�i;•y ,H .•I�.'� f ± r! e3 ,.hr..I. ��ti - Iwo f S i X•- �lf �`• 1!f-f' -! xrIlY y��_' t 1. ,'+ •.i TAIT w•w. r..vm.7� .' .. r. ?i. 'r '• + i�' 1 rf al r•1 .. `: Y: a! �'-.ry `' �� ',fg. ��5 I��;' I-•�'.y� Jx .. T ., }l Y'i - � � SINCE PA66 wpmk,,— j L ! ,! • f �� rI � a:'A T • . � i L1 f► f � '' ` e •4 1 .�• � +. �i . rS ; _ i�j. r r � 'I.•rr,j • I •' •�,T-1 j�, r I 7` � 4 ��^ i r t rti 1 f �Ir • ;l r, n' � � 3, . S.- r r, r / .R ,I. • Y}' I, `.11 •{ i ;a IY10 � • lir'• .` �' It .+i4 ,f rr — � r � � :k � � '�' �(ir.ri,'�' i ��' I• •�Qc.{' :. :Y� jet ' �' ►}5 L'. ti r!� 1' { . ■ RENDERING TUNNEL ENTRANCE f� •'��� Y. :�,Y ss,//�� +ri .red ; ` �" _ +..� :F `y, n 3r - t j s DATE. JUNE 1"23 - .', �L�P •.r4 - +off{• _ lY � ryy�l ,•C -y '►.� �.. TAff JO0 Og 000037 �•.• M' � •� r it,. .�. .. ,: ,•r. ... .. ';••',;�� 'r i � #e ` i'1j�`,a-!;� Z.' mmXaodrexrAno *re ee,.�wou Meoualy.eo . - r' { i•.. - /.a -�" .�. 4�., r +�- , F F. <11. Y .nore.:r'or lur ,ub are.�oauiu:...a.iuna[. �me � /f• �/ — �-- YMDNNpIf O.M�AM wniu,r•eixcnmw[cT HtRXON - - � id • I �f r f i, '} r �' ••xl, i ��4~:.� ILAPJNING P1=1E ,,.e...s ....ro. 4' 3� '�{ �i .�! r� r•� �j � � r i.'�f,. ;j��g- ►. �,�r ,rr,,{. r. � , �j���.0 '�.�.�'= rt ,y7`.r f�`'"��w.� �r. �;{=+�''. { - .+ �?ir -:-j�a ••4'r. � x=" �''� � �• �` ra �� '� _� � � '� +�� - - - -; •� ai1at�� i' .' +/ `syC�r . �e �, �3 .�'�r''�' { ' �.';��',f i4'i+�`!Yl .,1F�\, • _c'�r•.,,.,,';.. "� . •1,�` -;t. •�+,. 0 7 - - {„�". , i��r``"-� ��,'ia :i��P.i{ T����{t � �. �j�`' �l�rC� �r ..•. _ ,�' . 'l t�• .� '� j'• a'i . �` ` 7i4 � { � �� --iill�ls �e'.■.�, � .s- � � ��' . � ■ - 7 L. .. {.sj .. ��.^s -. +� �rt ._ r �'� +�c";_ � . �'�e�*-t= -�.t.- � A"�� 'r� a., .. { a - � ,� . �� `�C � � •� '�1x ex�' "•� '�4 r- L 4 .i. l _r N 0 52 a U 0 .1Mr pl r J ■ m J r Z qO W J �� eo Z SC�Q04 � �Z (y � v� <�, �0 < 0J: � W �CWQ2 �❑ UC�,gzco 0 0 ❑ J � REVISIONS 0 DATE DESCRIPTION { TA r T n 95'lITV106 RENDERING TUNNEL EXIT DATE; JUNE IS,2023 y -,r TAIT JOB Ih 000037 � - TXE OGEXMl XI aW ilf nl,A� FMO G��RIpW4 ��DRITN NaleN Ae /X Nfv4ugT oP ��nn�NeXA� IN! ' !A•ff�RTX Oi TIR AMG ANIOOl41M IIC y6tl NbT TP y� - .�. _ � M N� Li eAAr rA�cen AN/eTM�MMC11em,cV1 .L' PLANNING PACKAGE W-08 �i ❑I TPO MEMBRANE ROOFING SEE DETAIL Ia PLUMBING LENT. (TYPICAL 2 PLACES) ❑2 STANDING SEAM METAL ROOFING is ROGF WALK PATH OVERLAY. ❑3 PRE -FINISHED METAL COPING AT TOP OF PARAPET WALL, }6 ROOF pIREA DEDICATED TO POSSIBLE FUTURE ROOF CRICKET. J" SOLAR PANEL INSTALLATION. ROOSHEATHING OVER d STUD AGD}JAL SPACING SLOPE 16 ROOF TILE - EL CAMINO BLEND 4" VAJORCA BLEND �5 AT ONE TOOON ON E TAPERED RIGID INSULATION REFER TO ELEVATION DRAWINGS CRLCKET WITH 17 NOT USED ISOLATION BOARD [TYP]. ROOF DRAIN AND OVERFLOW IN RECESS, r6 WALL WOUNIED CANOPY BELOW (TYPJ. �7 (TYPICAL 3 PLACES) THRIXIG:7 18 CEMENT PLASTER FINISH AT TOP OF FURRED WALL OVERFLOW SCUPPER, SPILL TO RWF BELOW. WALL FEATURE (TYP)• ❑8 OUTUNE OF UPPER ROOF AT ENTRY TONER 20 FREE STANDING METAL PAY STATION CANOPY SEE UPPER RODF PLAN BELOW. REFER TO CANOPY DRAMNGS. Y-0" SQUARE ACCESS PANEL. {TYPICAL 2 PLACES} 2i WALL BELOW SHo*m DASHED, SEE DETAIL IO/A2.06. 22 LINEAR DOM LIGHTING ID ROOF ACCESS HATCH, EXHAUST FAN VNIT. 12 MECHANICAL UNIT TO DE CONCEALEO FROM YEW BY PARAPET, in In `y z Lo r acli a oc d O D w< 0 0 O#m= ao J {)IECC zco 5Ow=mow O�z as D Fr ❑ J REVISIONS Y DATE DESCRIPTION Ai- - 0 A e TA I T M,IfRpn4 Ix+w. u v�eea PN y1111s')176 61HCE fBBI �� IF DAM FEMARY K 2M TAR JOB 41 00OD37 Ir•oaelYwlf AIO tb 4� Wpq Ml�1M Wco.ww.im IM�WIN Af AH MnW Well 40� MOfNWgINL H�KM � PIS l m}FW11DL�dINfI�R nYlYrc N0 i1MO yYD*iYN 97Hs1 MVJ�c1 Wmle,n 11R wlm_II ,wlroAQAign a! iJrt Alp M_x Wlel, Xr:. PLANNING PACKAGE :J a I I _ _. 113•B; L401 21 21 I fa 37 EQUIPMENT-' r • RO01A fp4 ! 18 . I 2T 23 I L-------------r 1) i RESTRpOAJ �"� EMPLOYEE LOUNGE 11 � 103� 1Q2 � ! _--.— . i.1 I t I It TUNNEL 1Q1 A RV 1 I 21 aT z1 I It--- .— ------J IN I x1 21 I L--------.J N--- U . WARTERSACK CLOSET OFFICE 1• STATION / ENTER l(p NEMM 1❑ CONVEYOR 1RENCH. SLOPE AT }" PER FOOT TO DRAIN 21 FAUX WINDOW - SEE EXTERIOR ELEVATIONS 8" CONVEYOR TRENCH DRAIN PIPE. 1/2" CONDUIT TO TIRE SWITCH TERMINATE AT END OF RECESS. CONDUIT 3❑ B" CONVEYOR TRENCH OVERFLOW. TO G6 UNDER CONVEYOR TRENCH {TYPICAL 2 PLACES] 4n UTILITY TRENCH- SLOPE BOTTOM TO DRAIN. WALL MOUNTED IT CABINET 24 KNOX BOX - CONTRACTOR TO COORDINATE VAPH LOCAL FIRE DEPARTMENT FOR © 4" FLOOR GRAN FROM UTILITY TRENCH TO THE CONVEYOR TRENCH (TYPICAL 2 PLACES) TYPE. SIZE AND PREFERRED LOCATION 24" WIDE X 16' HIGH AIR VENT - SEE EXYERIOR ELEVATION5 (TYP. 3 PLACES) ® N-4- WE X 2'-2" DEEP OPEN FOR ACCESS TO UTILITY TRENCH ® a" DRAIN PIPE STIMBED UP 12" AFF, (TYPICAL 2 PLACES) CONTRACTOR TO PROVIDE COVER - MATCH UTILITY TRENCH ❑7 4" PIPE CHASE FROTH U1ILIYY TRENCH TO CONVEYOR TRENCH. 27 CONTRACTOR FURNISHED AND INSTALLED 20" X 54- X 84" TALL STORAGE CABINET (TYPICAL 6 PLACES) ® TRENCH DRAIN.® ATH ADJUSTABLE SHELVING AND WHITE MELAMINE FINISH ON THE IHSPDE AND GRAY OUTSIDE. PROVIDE 2 AT THE EwT -EXTEND PAST WALL I'-0" BEYOND OPENING 3" CHASE (NEXT TO CONTROL PANEL TO UTILITY TRENCH} ROOF ACCESS LADDER. ® I-EVEL LANDING PER CBC I18-404.2.4 AND TABLE 119404.2.4.1 (TYP) - 24" TAN 10 ENPLOYFF LOCKERS.(TOTAL OT 3 1 STRIKE EDGF CLEARANCE FOR THE EXTERIOR DOOR LANDING - ADA ACCESSIBLf) ® 3/4" x 1 T/2" VADE RECESS IN SLAB FOR DRAINAGE (TYPICAL 2 PLACES) 11 WALL MINTED ENCLOSED FIRE EXTINGUISHER - 2A-106C (TYPICAL 2 PLACES) 31 CONTRACTOR SUPPLIED AND INSTALLED EYE WA$H STATION DRAWINGS 12 ROOF DRAIN LEADER (TYPICAL 3 PLACES) 3� 34" MAXIMUM A•F.F. COUNTER TOP. 13 ELECTRICAL SERVICE SWITCHGEAR 6' SWEEPS FROM MTIUTY TRENCH TO EQUIPMENT ROOM (TYPICAL 6 PLACES) 14 CUT RECESS IN SLAB FOR TIRE SENSOR SINITCH. (TYPICAL 2 PLACES) DO TO VERIFY WITH OWNER FOR EKACT LOCATIONS) C14) CONTRACTOR FURNISHED AND INSTALLED 1B" K TALL CONFIRM LOCATION 3&- k 40" POS CABINET 15 HOSE DIB EN RECESS BOX. PROVIDE WITH LOCKABLE DOOR AT EXTERIOR LOCATIONS. (TYPICAL 4 PLACES) 2'-O" X 5'-&" X 4" TALL CONCRETE "HOUSE CLEANING PAD" FOR MCC PANEL 19 COILING ROLL -UP DOOR (IYFICAL 2 PLACES) 38 3/4" 2 1/2" WIDE RECESS 17 4" CC4CRETE FILLED PIPE BOLLARD AT ENTRANCE. x IN SLAB FOR DRAINAGE (TYPICAL 2 PLACES) EKRIJD PAST EXIT OPENING 1'-O" MINIMUM (TYPICAL 2 PLACES) 10LINE OF ROOF ABOVE. 37 I" PVC CHASE Tq BUG NICE CONTROL PANEL. SWEEPS ONLY. NO 90 DEGREES. 19 WALL MOUNTED CANOPY ABOVE (TYPICAL 4 PLACES) PAD", RUN ONE CHASE 2O 3'-0" X 3'-0" TO EWIPMkNT 1RENLH AN ONEMCC MDT O ACCESS OPENING RECLAIM CLEAN -OUT ® 3` CHASE FROM ACCESS OPENING TO FACE OF WALL ® NEED CHASES TO EACH VACUUM ENCLOSURES. SWEEPS ONLY. CC TO INSTALL AND PULE -%" PEX LINE FROM EQUIPMENT ROOM TO ENCLOSURES WOUND UP TO 10' COIL ON EACH END O N Q GV V0❑Tm:n d o¢ r < ❑ (f] ¢ (.)0 C7 m� ¢w w =�❑ UM(L9Z(!] a°w=ow �❑ JM REVISIONS 4 DATE DEScRIPTION I L TAIT`� P. a3Vf16'yfpD SHCE 1964 ��0°^' 5��� ", r 1•_1 i DATE: FEBRUARY IA 2023 TArr J013 is 000037 TW DvalWflrr AP Ty OIAa A & bball naanrbuTee NLIIp1. - HrmTllm SM JIID14PIIa11AL NX11Du a Im IwxarY aP TAR AIP uaea4lT�, re AIp � NDT }D N weoYlYwle WlhnuT Jan rerrOTRX r�o..oTf11T10Y1 TIT N/RI�X AIILNDNAITX OP TR MO AMDMT� N� PLANNING PACKAGE G 1 6" VEF 2 PAY ffAMNC A WALL: 1 -0 ROLLED STANDING SEAM ROOF DECK - FIRESTONE UC3 'DARK IW ROLLED HSS DEAD PAINT TO MATCH SHERMAN WILLIAMS 'QUICK QUACK GREEN' HSS POST - PAINT SHERNAN MLLIAMS "QUICK QUACK GREEN' r00104C BELOW GRADE. TOP OF caWumN FODTIkGS TD BE AT SAME N-Wr. — �aaRkG eELaw GRADE J LIGHT nXtURE SEE ELECTRICAL ORA"NGS R-26'-4 3/8' H 1 m Q � r r LJ 0 O a,a,:) cr)d U►UJ d m O t5w OW �z c"t o 1 °` REVISIONS i DATE DESCRIPTION TA i T P 454Hi'1�0 YIi J 1s7. C S6 PAY CANOPY DATE-- FEBRU VW A 2029 TAIT JOB i. 00DO37 n�oodlyirt Riio flr gA�Alqp�y MCc1�oY�p r110�NItM OI�v��W�L .IAA ��� PLANNING PACKAGE oil 6" CONCRETE SEE SITE vi 7 14'-1" 2A'-$" i4'-0" 14' 0" 14'--0' 14- " 14'-0" 141-0" 21'_}q" 7• TOP OF FOOTING SHALL — -- — -- - — REMAIN THE FOOTINGS HEIGHT VE ALL � ip FOOTINGS °� l FINISH GRADE TOCURB r �' II 1'.'STOP, OF DRIVE SLAB . . \-FOOTING BELOW GRADE-•F4LLE0 HSS POST (TYPICAL) 2 V CANONY SCFLE: 18 . I =O- ROLLED STANDING SEAM ROOF DECK - FIRESTONE .3 "DARK IVY" ROLLED HSS BEAM PAINT TO MATCN SNERMAN INILLIAVS %ICK DLIACH GREEN" HSS POST - PAINT SHERMAN WILLIAMS 4 "QUICK QUACK GREEN" CLR TOP OF CVRB AS OCCURS _ . 33` "0" SAILL TO FIF IN BETWEEN THE FACE OF CURB AND FACE OF FOOTING FOOTING BELOW GRADE, TOP OF MUM F�TIHGS TO BE AT SAME FiE[piT, — 3 �c Li •8ECT10N f € LIGHT FIXTURE SEE ELECTRICAL DRAVgN 'S R-26'-4 3/6" w CRADE AS OCCURS 4 U W 14 o co U�3 cr a4 D IT C) CLLT Lu in Z U oC 50 [L C� z cis 0t6w=du- �Q -cc REVISIONS 1 DATE DESCRIPTION 1 1 iTA 1 T 'M-L .- —w. aT= slKceTUNA gy— Q w. AI:t � rs ris� VACM CAW)PY DATE: FEBRUARY A 2023 TAIT JOB * 000037 nw ooawllMl Nq lIQ aAa Aso oNwall wcowwuTm IINrN M All M11lwNR En mTeeN.mlaL wanuwl N lIw �'NIIlY C! TAR AIw Aw00NTf1NC Alw N Yb} Tp M w WIwL! M N NMT'0N AIR GTIWIlNO.laT YiNlloln TIe YwRwl AVN.a1iQATON W TAR ARp AMNONI[q NO PLANNING PACKAGE &I I* NA .9 An, 47 i r � i � r r i r � !tCs PLUM . • =.!.� I REVISIONS 0 DATE DESCRIPTION TAITrtrca.[wmiea r,.artstsa>ca SINCE 19M wm'�411f9m arM.% VAC" CANO" DATE, FE6RMM K 2023 TAR JOB #, 000007 n�e+vner.ur uw M.ocuna 3c .xo . wi �v .. wn ow ru.yrronen��o,.cr Mrcriacr nr ';nMwrn um uwcrati.ee. PLANNING PACKAGE AR.o2 � 1M HSS B:211 FASCIA .N 22 OA HSS-3B METAL OECH, CANT, OVER STEEL U051T5 w/ 112 TEK o SCREWS 4 EA JOIST LOW i ai FLUTE, TYF, PAINT TO p }BATCH DUNN EDWARDS f 'WEATHERED BROWN' HSS 8:2xi �ASGA WELDED CONT. (TYP) ,a n ROI ABOVE --� I' SQUARE STEEL TUBE SEE STRUCTURAL DRAWINGS. WIRE MESH-COORpHATE WITH OWNER HSS COLUMN PER PLAN -SEE STRUCTURAL Sm ADDITIONALIN0RL1R110H 6 � SCALE-. 1 2 -1 WIRE MESH AROUND 4 SIDES OF TRASH EHCLOSDRE - PROWDE OPENING FOR VACUUM HOSE VACUUA4 ENCLmURE RQM L"ATION EXPANSION JOINT GROUT CAP SHAPE TO ORmi.-- PANT TO MATCH BLOCK COLOR S" OR 5 T/2' CONCRETE VAyOhI:Y AS OCCURS. 2 1/r X S/R' ANGLE 3' LDHC WELDED TO EACH GATE FRAME WITH 3/6' DIAMETER HOLE FOR PADLOCK, PIPE SLEEVE HINGE TOP. BOTTOM AND CENTER TTP, AT EACH WE- 5- DIAMETER CONCRETE FLLED PIPE BOLLARD (TYP,) EQUIPMENT HUB CONCRETE LIASONRY ILL _SRCED DRIVE SLAB PLAN. ;TER CONCRETE FILLED LARD (TYP.) ANEL GATE (7YP.) FINISHES SHFR"N WILLIAMS "HEATHERVANE' SHERWIN WiLUAMS - 'TORCHUGIT' SASALITE SMOOTH HONED FACE CMU 025 'UGHT GRAY" ECHELON SPLIT FACE 'ONY%' $HERWIN WILLIAMS SWO25 - 'BACKDROP' PIPE HLNGE SLEEVE.i s' DIAMETER EVE. 5TRENGTH*AN12LE BAR STOCK FILLER OROU7 CAp----- t i I SIDE OF ANGLE. S' DIAMETER CONCRETE FILLED2'%2 EXTRA STRENGTH PIPE BOLLAR Ij2"%3/e" STEEL 6AfE FRAME.!!KR%1fi OR 5 I/25f8X,6CONCRETE 1/2` SQUARE STOCK STOP 5LO WELDED TO D" HINGE SLEEVE.1/2` AA5�OH Bu f a AS OCCURS TO SQUARE STOCK STOP BLOPACIFIC 1B GAWELDED TO I" FI%ED SLEEVE -MINI V REAM' METAL ZERK CREASE FIT PING PANEL 6" CONCRETE CI1RB 3/4— FZAS CHANTER AT TRASH I I OJRE. WELD I' LOHC PIPE FIXED- I I I I 511EVE BEARING RING TO SOLLARD AT BOTTOM SLEEVE HINGE, $ C ETAiL &"E).,IIE� FINISH GRADE AS OCCURS.� CONCRETE FDOTiNc, SEE STRUCTURAL DRAWING& A -A WALL SECTION, SCALE; 1SCALE; 2--1�-p-1�-p LA ■ r I REVISION$ f DATE DESORPTION A" j TA I T Lapp an° ,eA,M R.431HTSm A J RO. L i Li C- - DAM FEDWARY 4 2W FAIT JOB I 10 0087 l. o�wErulo o�w1yYLl 1,'n°°nr w,,ur.Ily AyPeL4AYY ■jIp��'q�� •wl101.[OA M TART MAIN anA� HIO.YOT_III�III nq+IaaYfr.N»cwAron aP rAR Af0 AM�IATLO. Ho. PLANNING PACKAGE A77-01 ■ TLu+iR�4452$ ICELEVAriON k STANIDING SEAM ROOF DECOL--1 FIRESTONE VC3 -DARK IVY" OVER STEEL JOISTS W/02 TE I SCREWS AT EACH ,LOST (TYP.) CCHr.(YYP.) ROOFING ABOVE 1' SQUARE STEEL 'TUBE SIFF STRUC:TURAI DRAWINGS. WIRE MCSIf -COORDINATE "m OWNER HISS COLUMN PER PLAN __�CiAU WALL -SEE STRUCTURAL DRAWINGS SEE DE AIL N5 FOR AD'I NAL INFORAfAiRDN 8 AL : 2 = -❑ TO' HIGH KICK PLATE 7RAsH OcLosQuAlm agym,oN 5" DIAMETER CDNCRETE- 'I FILLED PIPE BOLLARD (TYP) I EXPANSION JOINT (TIP)., ROOF LITRE 6" CONCRETE CURB 6x6x16 CONCRETE MASONRY UNIT WWAU- Hss 001/4" POST r1 MMIJ ENCLOSURE faM ELEVAT19N I � f, (TYPICAL A PLACES) 1 n I AWRY 8 C � GROUT CAP SHAPE TL PAINT TO 1�ATCH BLOC B' OR 5 7/2" CONCRETE AS OCCURS 4 CW 5 Atf: 2 = -❑ -STANDING SEAM ROOF DECK- FIRESTOHE UC3 'BARK IVY" TD MATCH BUILDING. -GROUT CAP -CAP TOP PIPE SLEEVE HINGE WITH 1/4- PLATE (TYP,) •6- OIAMEIER CONCRETE PILED PIPE ROULARD (TYP,) 'METAL GATE (TYP.) ,PIPE SLEEVE HLWJE TOP. BOTTOM AND CENTER TYPECAL AT EACH GATE, 5/8'ROUND STOCK STEEL CANE BOLT WITH LOCKABLE TAB (TYP) .2' LONG C2x5 WELDED TO . RATE FRAME. DRILL HOLES 1N LEGS TO ACCEPT CANE BOLT {rm.) THICKENED SLAB SEE SITE PLAN OPEN TO PANEL GATE (TYP) FINISHES SHERWO OLLIA61S'WEATFCRVAHE' SHFRWMN WLLIAMs - 'TORCHLIGHT" BASALITE SMOOTH HCNM FACE CMU #225 l"T GRAY' ECHELON SPLIT FACE "CWYX" RVA" WLUAMS SW7D25 - "BACKDROP' 0 ACCESS NOTES I. ACCESS GATE SHALL 6E EQUIPPED WITH SINGLE -EFFORT. NON -GRASP HARDWARE CENTERED BETWEEN 34' AND 44' ABOVE FLOOR. 2. THE CPENNG FORCE FOR ACCESS GATE SHALL NOT EXCEED 5 LBS, 3. IF THE ACCESS GATE HAS A CLOSER, THE CI.OSER SHALL BE ADJUSTED 5D THAT FROM AN OPEN POSITION 90 DEGREES THE TIME REQUIRED TO MOVE 51E DOM TO A POSITION OF 12 DEGREES FROM THE LATCH IS 5 SECONDS IANMUM PER 2016 IBC 4, ACCESS GATE LANDING SHALL HAVE A MAXIMUM SLOPE NOT TO EXCEED 2% IN ANY OIRECTION• 5. BOTTOM 10- OF ACCESS SHALL BE OF A SMOOTH SURFACE B. PROVIDE LOCI( FOR ACCESS GATE AS REOUE5RED BY OWNER 7, PROVIDE CLEARANCES FOR ACCESS GATE AS SHOWN BELOW S. OPERABLE PARTS SHALL GE OPERABLE WITH ONE HARD MALL HOT REO,ARE TIGHT GRASPING, PINCHING OR TWISTING OF THE AR I $T PER 2016 IBC. 9- SW 14GING DOOR AND GATE SURFACES WITHIN 10' OF FLOOR OR GROUND VEASIRED ARTICALL SHALL HAVE A SMOOTH SURFACE 04 THE PUSH SIDE EXTENDING FULL WTWM OF THE DOOR CA GATE PER =6 IBC X - 12' CLEAR SPACE Y - 24" CLEAR SPACE 6" DIAMETER EXTRA STRENGTH PIPE H" SLEEVE. 1/2" BAR STOCK FILLER EACH SIDE OF ANGLE, 5' DIAMETER OOHCRETE FILLE EXTRA STRENGTH PIPE BULLARO 3 1/2'x2 1/p'x�/6' STEEL AH GATE FRAME, 1/2" SQUARE STOCK SYOp BLOCK i 'WELDED TO B' HINGE SLEEVE, 1/2' SQUARE STOCK STOP BLOCK WELDED TO 1' FUOEO REEVE. ASC PACIFIC 16 GA 'MMI V REAM' METAL ZERK GREASE RTTINO. I PANEL. GROUT exaXI6 ORS 1/2xBx16 CONCRETE MASONRY UNITY AS OMPS TO MATCH BOLDING 6" CDNCREYE CURB WITH 3/4' CHAMFER EDGE AT TRASH ENCLOSURE. FINISH GRADE AS OCCURS x CONCRETE FOOTING. 5EE_ } STRUCTURAL DRAWINGS. �{_ � Q � r Z CZ)� Z) co Q � d aW��co o p�W 0 � �o REVISIONS f DATE DESCRIPTION r- DAM FEBFA WRY W, 2023 TAIT Jae t: 000 7 nr Irlo rlleoua AIGp� 1w9MpuTIm 1�r1lif All dF FNelM/PMLL LMI'4p• Yw I'iaFIFYf an ru ArP unwm, IW Yp - wT m x T,�A �w�AY11q�WAroXO►TM ANo�A pe�ifR NBC. � PLANNING PACKAGE A7.00 POWERPOINTS PLANNING COMMISSION AUGUST 22, 2023 Planning Commission Meeting August 22, 2023 5:00 P.M. PH1: Dune Palms Mixed Use Project Tentative Parcel Map 2023-0001, Minor Use Permit 2023-0001, Site Development Permit 2023-0003, and Minor Adjustment 2023-0001 r t►—+ Project IW Location Background/Proposal • 9.4-acre vacant site • Applicant proposes to subdivide parcel into three • Two parcels along Hwy 111 for currently proposed commercial development — Chick-fil-A and Quick Quack Car Wash • One parcel along the Whitewater Channel for future residential development Applications • Tentative Parcel Map for subdivision for entire site Chick-fil-A and Quick Quack only: • Minor Use Permit for height adjustment car wash use • Site Development Permit for site design, landscaping and architecture • Minor Adjustment for setback adjustment Tentative Parcel Map Minor Use Permit • Image Corridor— Highway 111 — Height restricted to 22 ft within 150 ft — Higher height can be approved with MUP • Chick-fil-A height is 26.5 ft with projection up to 31 ft • Quick Quack height is 24 ft • Car washes require MUP approval Chick-Fil-A PLANNING COMMISSION MEETING AUGUST 22, 2023 10 PLANNING COMMISSION MEETING AUGUST 22, 2023 Chick-fil-A Site Plan 4,778 sf Three drive ���I mimmo:e . through lanes — 51 car stacking Outdoor seating f� 11 12 m PLANNING COMMISSION MEETING AUGUST 22, 2023 STGI STUCCO Color• to March sll rn id Willi=5 SW 7566 "W"Ng bad Mhc` 5 E STUCCO CO101' W March SherWin W i1fi=i CPA Owomi "Uol,- i Bight" A-i ALu%uN`u-kf Fs--r7ij ALWALNUM STdREFRONT Col,x " wk bronze" 13 14 &1 ROOF TILE MCA Tepercd 3pc Mission Colm: 13316-R Cafe Rustic Blend T-1 DECORATIVE MM Renderings Landscape Quick Quack Site Plan • 3,596 sf • Drive through car wash with vacuum area • Three lanes • 21 car stacking Elevations 1' I PLANNING COMMISSION MEETING AUGUST 22, 2023 TD PI{SW(i� I I i.UWAA+]COT - R{6� RH. FLOLYI - � itHlK2in'nlwx 20 W, wi—I _ _—18.RVYi'EI ar -Fll F3L%1R6 10 PLANNING COMMISSION MEETING AUGUST 22, 2023 21 ML 22 11 Landscape �.i37tiil•. wry: 4�iy i �}J� :. �V•�:� Minor Adjustment • Reduce front building/landscape setback along Highway 111 for Quick Quack building from 50 ft to 47 ft • Building placement still over 50 ft from roadway with landscape buffer Quick Quack Front Setback Area Environmental • Mitigated Negative Declaration prepared • Project would have less than significant effects on the environment, with mitigation measures incorporated • Comment from Agua Caliente Band of Cahuilla Indians regarding curation of potential finds Recommendation • Adopt a resolution to adopt a Mitigated Negative Declaration (MND) for Environmental Assessment 2023-0001 • Adopt a resolution to approve Tentative Parcel Map 2023-0001 (TPM 38668), Minor Use Permit 2023-0001, Site Development Permit 2023-0003, and Minor Adjustment 2023-0001 -W. CALIFORNIA Planning Commission Meeting August 22, 2023 Project Updates V. - t_ ,�i p - v�- Highway 111 Corridor Area Plan • City Council and Planning Commission Joint Study Session scheduled for September 26, 2023 La Quinta Village Apartments • Council directed applicant to revise plans and have Planning Commission review • Reduce building height to two stories • Revise architectural style • Eliminate garages • Should come to Planning Commission in about 4 to 6 weeks La Vi I I etta • 82 cluster units • Planned Unit Development • Tentatively scheduled for Council consideration on September 19, 2023 Hampton Inn • 125 rooms • 3 stories • Currently in design review Travertine • 1,200 residential units • 100 hotel keys • Revision of approved plan • EIR preparation in progress Jefferson Square Apartments • 88 multifamily units • Apartments and townhomes • Currently in design review f ed 1' uhg W V .Ich Bros'Coff c'1z Monsoo J Projects Under Construction Desert Club Apts PLANNING COMMISSION MEETING AUGUST 22, 2023 37 38 19 HANDOUTS AMENDMENTS TO PUBLIC HEARING ITEM NO. 1 DUNE PALMS MIXED USE PROJECT PLANNING COMMISSION AUGUST 22, 2023 PUBLIC HEARING ITEM NO. 1 City of La Quinta PLANNING COMMISSION MEETING August 22, 2023 STAFF REPORT AGENDA TITLE: CONSIDER RESOLUTIONS TO ADOPT A MITIGATED NEGATIVE DECLARATION AND APPROVE TENTATIVE PARCEL MAP 2023-0001 (TPM 38668), MINOR USE PERMIT 2023-0001, SITE DEVELOPMENT PERMIT 2023-0003, AND MINOR ADJUSTMENT 2023-0001 FOR A MIXED USE PROJECT CONSISTING OF TWO COMMERCIAL BUILDINGS AND UP TO 180 APARTMENT UNITS; PROJECT: DUNE PALMS MIXED USE PROJECT; CEQA: DESIGN AND DEVELOPMENT DEPARTMENT PREPARED A MITIGATED NEGATIVE DECLARATION (EA2023-0001) CONSISTENT WITH THE CALIFORNIA ENVIRONMENTAL QUALITY ACT; LOCATION: NORTHEAST CORNER OF HIGHWAY 111 AND DUNE PALMS ROAD RECOMMENDATION • Consider adopting a resolution to adopt a Mitigated Negative Declaration (MND) for Environmental Assessment 2023-0001. Consider adopting a resolution to approve Tentative Parcel Map 2023-0001 (TPM 38668), Minor Use Permit 2023-0001, Site Development Permit 2023-0003, and Minor Adjustment 2023-0001. EXECUTIVE SUMMAR' • The project site is located on a vacant parcel on the northeast corner of Highway 111 and Dune Palms Road (Attachment 1). The applicant is proposing to subdivide the parcel into three parcels and develop a Chick-Fil-A drive thru restaurant and Quick Quack car wash on the front two parcels (Attachment 2). The third parcel is proposed to be developed as a multifamily residential development at a later time by a third party. • In order to make a recommendation for approval of the project, the Commission must: 1) Make findings in support of adopting the MND; and 2) Make findings and apply conditions of approval in support of the Tentative Parcel Map (TPM), Minor Use Permit (MUP), Site Development Permit (SDP) and Minor Adjustment (MA). Findings for each application are provided in Attachment 3, and Conditions of Approval are included as exhibits in the Resolutions. 3ACKGROUND/ANALYSIS The project is located on a 9.4-acre vacant parcel, bordered by the Whitewater Channel on the north, Dune Palms Road on the west, existing shopping center to the east, and Highway 111 on the south. The site has not been proposed for development in the past and remains one of the last vacant parcels along the Highway 111 corridor. The Applicant is proposing to subdivide the entire 9.4 acres into three parcels, two on the south portion of the site along Highway 111 and one on the north side of the site near the wash. The Applicant intends to develop the two southern parcels with commercial uses, a Chick-Fil-A drive through restaurant and a Quick Quack car wash (Attachment 4). The northern parcel is proposed to be purchased by the City for housing purposes. There are no development plans for the northern parcel at this time. Tentative Parcel Map A TPM is required to subdivide the existing parcel into three parcels to facilitate the proposed development, two on the south side of the site and one on the north side of the site separated by a street (Attachment 5). Minor Use Permit Highway 111, within the City limits, is designated as an Image Corridor in the City's General Plan. Section 9.90.040 of the La Quinta Municipal Code (LQMC) sets the height standards of commercial buildings within Image Corridors at 22 ft. within 150 ft. of the Image Corridor. Proposed building height over 22 ft. requires MUP approval and shall not exceed the maximum building height of the existing zone. The building height within the existing zone, Regional Commercial (CR) is 50 ft. Both the Chick-Fil-A and Quick Quack buildings are proposed to exceed the 22 ft. height limit at some points, 26.5 ft. for Chick-Fil-A and 24 ft. for Quick Quack, and will not exceed the 50 ft. underlying height limit. A MUP is required for to accommodate the heights of the two buildings. Additionally, a MUP is required for car wash uses in the CR zone. Site Development Permit and Minor Adjustment A SDP is required for the architecture, site design and landscape design of the project and has been submitted Chick-Fil-A and Quick Quack parcels. A subsequent SDP would be required to be submitted for the development of the northern parcel. A MA is being requested to reduce the front building setback along Highway 111 for the car wash building from 50 ft. to 47 ft. Minor adjustments to numerical zoning standards of 10% or less are allowed in the zoning code. This adjustment is for a three-foot (6%) reduction of the 50 ft. building setback from the property line along Highway 111. The building placement is still 50 ft. from the roadway with a landscape buffer between the roadway and the building. Chick-Fil-A Parcel The Chick-Fil-A parcel is located on the southwest portion of the site on approximately 2.6 acres. The proposal is for a 4,778 square foot (sf) quick service drive through restaurant with three drive through lanes, one of which is a mobile order pick up lane. The drive through lanes provide stacking for up to 51 cars. The building is designed in a contemporary Spanish style with white stucco finish and tile roof with Spanish accents including recessed niches with decorative tile (Attachment 6). The outdoor patio area is located on the south elevation of the building near the entry and includes tables with umbrellas for shade cover. The parking area includes a total of 104 parking spaces, which is 56 more than the LQMC requirement of one space per 100 sf-48 spaces. The overall height of the building is 26.5 ft, with roof projections reaching 31.5 ft. Since the overall height is taller than the allowed height within the Image Corridor setback, a M U P is required to allow the height of the building to exceed that limit, in accordance with the LQMC. Landscaping is proposed along the perimeter of the site and within the parking lot to provide shade and includes typical desert compatible species such as Palo Verde, Olive, Desert Willow, and Washingtonia Filibusta palm trees. Retention basins are located within the south setback along Highway 111, are proposed to be landscaped with crushed stone and river cobble and are separated from the drive through area by staggered three-foot masonry walls. For pedestrian access, there are four sidewalks proposed around the parcel: 1) ten -foot wide along the Highway 111 frontage, 2) six-foot wide along the Dune Palms Road frontage, 3) six-foot wide along the north edge and 4) ten -foot wide between the drive through and car wash businesses to provide site connectivity and access to and from the Highway 111 sidewalk. Quick Quack Car Wash Parcel The Quick Quack car wash parcel is located on the southeast portion of the site on approximately 1.7 acres. The proposal is for a 3,596 sf drive through car wash with vacuum and drying areas on the east side of the site. The building is designed in a contemporary Spanish style with an off-white stucco finish and tile roof with Spanish accents including architectural pop outs and trellis style awnings (Attachment 7). The payment point and vacuum spaces are covered with aluminum canopies. The vacuum area includes a total of 17 spaces available for vacuuming and three regular spaces. The overall height of the building is 16.75 ft, with the car wash tunnel entry and exit roofs reaching 24 ft. Since the tunnel height is taller than the allowed 22 ft. height within the Image Corridor setback, a MUP is required to allow the height of the building to exceed that limit, in accordance with the LQMC. Landscaping is proposed along the perimeter of the site and within the parking lot to provide shade and includes typical desert compatible species such as Palo Verde, Olive, Desert Willow, and Washingtonia Hybrid palm trees. A retention basin is located within the south setback along Highway 111, is proposed to be landscaped with creeping wild rye and is separated from the drive through area by an approximate three-foot masonry wall. For pedestrian access, there are four sidewalks proposed around the parcel: 1) ten -foot wide along the Highway 111 frontage, 2) ten -foot wide along the east edge, 3) six-foot wide along the north edge and 4) ten -foot wide between the drive through and car wash businesses to provide site connectivity and access to and from the Highway 111 sidewalk. AGENCY AND PUBLIC REVIEW Public Agency Review All written comments received are on file and available for review with the Design and Development Department. All applicable comments have been adequately addressed and/or incorporated in the recommended Conditions of Approval. public Hearing Notice This project was advertised in The Desert Sun newspaper on August 11, 2023 and distributed to properties within 500 feet of the Site. Staff has received no comments to date. Tribal Consultation In accordance with 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 an MND consistent with the California Environmental Quality Act (CEQA) (Exhibit A to EA2022-0001 Resolution) and circulated it for public review from July 13, 2023 through August 2, 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 three comments during the public review period regarding biological, cultural/tribal, and transportation sections. The ACBCI has requested that additional mitigation language be added pertaining to construction monitoring and collection of potentially found resources. At the date of this report, staff has not received the requested language from ACBCI and will put it into the record and include in Exhibit A to the EA Resolution prior to finalization of the Resolution if the project is approved. This revision does not change the impact determination for the MND. Prepared by: Cheri Flores, Planning Manager Approved by: Danny Castro, Design and Development Director Attachments: 1. Vicinity Map 2. Project Information 3. Findings for Approval 4. Site Plan 5. Tentative Parcel Map 38668 6. Chick-Fil-A Entitlement Plans 7. Quick Quack Car Wash Entitlement Plans ATTACHMENT 2 FINDINGS ENVIRONMENTAL ASSESSMENT 2023-0001 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. TENTATIVE PARCEL MAP 2023-0001 (TPM 38668) 1. Tentative Parcel Map 2023-0001 is consistent with the land use, policies and programs of the General Plan, including the General Commercial designation, which allows for mixed use projects. 2. The design and improvement of Tentative Parcel Map 2023-0001 is consistent with the La Quinta General Plan and implementation of recommended conditions of approval. 3. The design of Tentative Parcel Map 2023-0001 is not likely to cause substantial environmental damage nor substantially injure fish or wildlife or their habitat. The Design and Development Department prepared Environmental Assessment (EA) 2023-0001, in compliance with the requirements of the California Environmental Quality Act (CEQA). The Design and Development 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. The design of Tentative Parcel Map 2023-0001 and type of improvements are not likely to cause serious public health problems, insofar as the project will be required to comply with all laws, standards and requirements associated with sanitary sewer collection, water quality and other public health issues. 5. The site of the proposed subdivision is physically suitable for the type of development and proposed density of development given the site's location at the corner of two arterial roadways and the site is relatively flat, vacant, and can be served by all necessary public services and utilities. 6. The proposed subdivision is consistent with all applicable provisions of Title 13 of the City's Subdivision Regulations Code and the La Quinta Zoning Ordinance, including but not limited to, minimum lot area requirements, any other applicable provisions of Title 9 of the City's Zoning Code, and the Subdivision Map Act. 7. The design and improvements required for Tentative Parcel Map 37370 will not conflict with easements, acquired by the public at large, for access through or use of the property. All roadway improvements, easements, if any and surrounding improvements will be completed to City standards. MINOR USE PERMIT 2023-0001 1. The proposed height adjustment is consistent with the General Plan in that the adjustment doesn't exceed the height of the underlying zone and the request follows the provisions in the zoning code. The height adjustment is proposed for a maximum of four feet above the Image Corridor height limit of 22 ft. and will not be detrimental to or conflict with the intent of the Image Corridors in the General Plan. Additionally, the proposed car wash use is consistent with the General Plan designation of General Commercial, which allows for a full range of commercial uses including auto -oriented service businesses such as car XniachPc 2. The proposed height adjustment is consistent with the provisions of this zoning code in that the adjustment doesn't exceed the height of the underlying zone and the request follows the provisions in the zoning code. Additionally, the proposed car wash use is consistent with the purpose and intent of the Regional Commercial zone to provide for a broad range of goods and services including automobile -oriented services such as car washes. 3. Processing and approval of the Minor Use Permit are in compliance with the requirements of the California Environmental Quality Act. The Design and Development Department prepared Environmental Assessment (EA) 2023- 0001, in compliance with the requirements of the California Environmental Quality Act (CEQA). The Design and Development 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. Approval of the Minor Use Permit will not create conditions materially detrimental to the public health, safety and general welfare or injurious to or incompatible with other properties or land uses in the vicinity. The proposed buildings are typical commercial buildings which are shorter or equal to the height of the surrounding commercial buildings. The proposed car wash is compatible with other commercial properties within the area. SITE DEVELOPMENT PERMIT 2023-0003 1. The proposed development is consistent with the General Plan land use designation of General Commercial, which provides for a full range of commercial uses including car washes and restaurants. The proposed project is consistent with and would not frustrate the Goals and Policies of the General Plan as follows: a. Goals LU-6 and ED-1 as it will contribute to a balanced and varied economic base which provides fiscal stability to the City, and a broad range of goods and services to its residents and the region. b. Policy CIR-2.3 to develop and encourage the use of continuous and convenient pedestrian and bicycle routes and multi -use paths to places of employment, recreation, shopping, schools, and other high activity areas by providing sidewalks on along all frontages of the project to connect to existing and proposed developments. c. The project conceptual landscape design is consistent with Goal WR-1 and Policy UTL-1.2 as it will result in the efficient use and conservation of the City's water resources. 2. The proposed development, as conditioned, is consistent with the purpose and intent of the Regional Commercial District as well as the development standards of the City's Zoning Code. The project satisfies the District's intent to provide for automobile -oriented sales and services for the regionally oriented commercial area along Highway 111. The project is consistent with the non- residential development standards. 3. The Design and Development Department prepared Environmental Assessment (EA) 2023-0001, in compliance with the requirements of the California Environmental Quality Act (CEQA). The Design and Development 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. The architectural design of the project, including, but not limited to, the architectural style, scale, building mass, materials, colors, architectural details, roof style and other architectural elements are compatible with surrounding development and with the quality of design prevalent in the city. 5. 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. 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 and screen undesirable views. 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. MINOR ADJUSTMENT 2023-0001 1. The proposed setback adjustment is consistent with the general plan goals and policies and land use designation. The setback adjustment is minor in nature and would not be detrimental to the goals and policies governing the area. 2. The proposed setback adjustment is consistent with the intent of the zoning code. Minor adjustments of 10% or less are allowed in the zoning code. This adjustment is for a three-foot (6%) reduction of the 50 ft. setback from the property line along Highway 111. The building placement is still 50 ft. from the roadway. 3. Processing and approval of the Minor Adjustment are in compliance with the requirements of the California Environmental Quality Act. The Design and Development Department prepared Environmental Assessment (EA) 2023- 0001, in compliance with the requirements of the California Environmental Quality Act (CEQA). The Design and Development 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. Approval of the Minor Use Permit will not create conditions materially detrimental to the public health, safety and general welfare or injurious to or incompatible with other properties or land uses in the vicinity. The proposed buildings are typical commercial buildings which are similar to other commercial buildings in the area. 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 MIXED USE PROJECT INCLUDING A 4,778 SF CHICK- FIL-A, 3,596 SF QUICK QUACK CAR WASH AND UP TO 180 RESIDENTIAL UNITS LOCATED AT NORTHEAST CORNER OF HIGHWAY 111 AND DUNE PALMS ROAD CASE NUMBERS: TENTATIVE PARCEL MAP 2023-0001 (TPM 38668) MINOR USE PERMIT 2023-0001 SITE DEVELOPMENT PERMIT 2023-0003 MINOR ADJUSTMENT 2023-0001 APPLICANT: BLACKPOINT PROPERTIES WHEREAS, the Planning Commission of the City of La Quinta, California did, on August 22, 2023, hold a duly noticed Public Hearing to consider a request by Blackpoint Properties, to subdivide a 9.4 acre vacant lot to facilitate development of a mixed use project consisting of 4,778 sf Chick-Fil-A restaurant and a 3,596 sf Quick Quack car wash and up to 180 multifamily residential units located at the northeast corner of Highway 111 and Dune Palms Road, more commonly described as: WHEREAS, the Design and Development Department published a public hearing notice in The Desert Sun newspaper on August 11, 2023 as prescribed by the Municipal Code. Public hearing notices were also mailed to all property owners within 500 feet of the site; and TENTATIVE PARCEL MAP 2023-0001 (TPM 38668) 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 Tentative Parcel Map, as conditioned [Exhibit A]: 1. Tentative Parcel Map 2023-0001 is consistent with the land use, policies and programs of the General Plan, including the General Commercial designation, which allows for mixed use projects. 2. The design and improvement of Tentative Parcel Map 2023-0001 is consistent with the La Quinta General Plan and implementation of recommended conditions of approval. PLANNING COMMISSION RESOLUTION 2023-XXX TENTATIVE TRACT MAP 2023-0001 MINOR USE PERMIT 2023-0001 SITE DEVELOPMENT PERMIT 2023-0003 MINOR ADJUSTMENT 2023-0001 PROJECT: DUNE PALMS MIXED USE PROJECT ADOPTED: Page 2 of 6 3. The design of Tentative Parcel Map 2023-0001 is not likely to cause substantial environmental damage nor substantially injure fish or wildlife or their habitat. The Design and Development Department prepared Environmental Assessment (EA) 2023-0001, in compliance with the requirements of the California Environmental Quality Act (CEQA). The Design and Development 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. The design of Tentative Parcel Map 2023-0001 and type of improvements are not likely to cause serious public health problems, insofar as the project will be required to comply with all laws, standards and requirements associated with sanitary sewer collection, water quality and other public health issues. 5. The site of the proposed subdivision is physically suitable for the type of development and proposed density of development given the site's location at the corner of two arterial roadways and the site is relatively flat, vacant, and can be served by all necessary public services and utilities. 6. The proposed subdivision is consistent with all applicable provisions of Title 13 of the City's Subdivision Regulations Code and the La Quinta Zoning Ordinance, including but not limited to, minimum lot area requirements, any other applicable provisions of Title 9 of the City's Zoning Code, and the Subdivision Map Act. 7. The design and improvements required for Tentative Parcel Map 37370 will not conflict with easements, acquired by the public at large, for access through or use of the property. All roadway improvements, easements, if any and surrounding improvements will be completed to City standards. MINOR USE PERMIT 2023-0001 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 Minor Use Permit: 1. The proposed height adjustment is consistent with the General Plan in that the adjustment doesn't exceed the height of the underlying zone and the request follows the provisions in the zoning code. The height adjustment is PLANNING COMMISSION RESOLUTION 2023-XXX TENTATIVE TRACT MAP 2023-0001 MINOR USE PERMIT 2023-0001 SITE DEVELOPMENT PERMIT 2023-0003 MINOR ADJUSTMENT 2023-0001 PROJECT: DUNE PALMS MIXED USE PROJECT ADOPTED: Page 3 of 6 proposed for a maximum of four feet above the Image Corridor height limit of 22 ft. and will not be detrimental to or conflict with the intent of the Image Corridors in the General Plan. Additionally, the proposed car wash use is consistent with the General Plan designation of General Commercial, which allows for a full range of commercial uses including auto -oriented service businesses such as car washes. 2. The proposed height adjustment is consistent with the provisions of this zoning code in that the adjustment doesn't exceed the height of the underlying zone and the request follows the provisions in the zoning code. Additionally, the proposed car wash use is consistent with the purpose and intent of the Regional Commercial zone to provide for a broad range of goods and services including automobile -oriented services such as car washes. 3. Processing and approval of the Minor Use Permit are in compliance with the requirements of the California Environmental Quality Act. The Design and Development Department prepared Environmental Assessment (EA) 2023-0001, in compliance with the requirements of the California Environmental Quality Act (CEQA). The Design and Development 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. Approval of the Minor Use Permit will not create conditions materially detrimental to the public health, safety and general welfare or injurious to or incompatible with other properties or land uses in the vicinity. The proposed buildings are typical commercial buildings which are shorter or equal to the height of the surrounding commercial buildings. The proposed car wash is compatible with other commercial properties within the area. SITE DEVELOPMENT PERMIT 2023-0003 WHEREAS, at said Public Hearing, upon hearing and considering all testimony and arguments, if any, of all interested persons desiring to be heard, said Planning Commission did make the following mandatory findings to justify approval of said Site Development Permit, as conditioned [Exhibit B]: 1. The proposed development is consistent with the General Plan land use designation of General Commercial, which provides for a full range of commercial uses including car washes and restaurants. The proposed project PLANNING COMMISSION RESOLUTION 2023-XXX TENTATIVE TRACT MAP 2023-0001 MINOR USE PERMIT 2023-0001 SITE DEVELOPMENT PERMIT 2023-0003 MINOR ADJUSTMENT 2023-0001 PROJECT: DUNE PALMS MIXED USE PROJECT ADOPTED: Page 4 of 6 is consistent with and would not frustrate the Goals and Policies of the General Plan as follows: a. Goals LU-6 and ED-1 as it will contribute to a balanced and varied economic base which provides fiscal stability to the City, and a broad range of goods and services to its residents and the region. b. Policy CIR-2.3 to develop and encourage the use of continuous and convenient pedestrian and bicycle routes and multi -use paths to places of employment, recreation, shopping, schools, and other high activity areas by providing sidewalks on along all frontages of the project to connect to existing and proposed developments. c. The project conceptual landscape design is consistent with Goal WR- 1 and Policy UTL-1.2 as it will result in the efficient use and conservation of the City's water resources. 2. The proposed development, as conditioned, is consistent with the purpose and intent of the Regional Commercial District as well as the development standards of the City's Zoning Code. The project satisfies the District's intent to provide for automobile -oriented sales and services for the regionally oriented commercial area along Highway 111. The project is consistent with the non- residential development standards. 3. The Design and Development Department prepared Environmental Assessment (EA) 2023-0001, in compliance with the requirements of the California Environmental Quality Act (CEQA). The Design and Development 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. The architectural design of the project, including, but not limited to, the architectural style, scale, building mass, materials, colors, architectural details, roof style and other architectural elements are compatible with surrounding development and with the quality of design prevalent in the city. 5. 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. Project landscaping, including, but not limited to, the location, type, size, color, PLANNING COMMISSION RESOLUTION 2023-XXX TENTATIVE TRACT MAP 2023-0001 MINOR USE PERMIT 2023-0001 SITE DEVELOPMENT PERMIT 2023-0003 MINOR ADJUSTMENT 2023-0001 PROJECT: DUNE PALMS MIXED USE PROJECT ADOPTED: Page 5 of 6 texture and coverage of plant materials, has been designed so as to provide visual relief, complement buildings, visually emphasize prominent design elements and vistas and screen undesirable views. 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. MINOR ADJUSTMENT 2023-0001 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 Minor Adjustment: 1. The proposed setback adjustment is consistent with the general plan goals and policies and land use designation. The setback adjustment is minor in nature and would not be detrimental to the goals and policies governing the area. 2. The proposed setback adjustment is consistent with the intent of the zoning code. Minor adjustments of 10% or less are allowed in the zoning code. This adjustment is for a three-foot (6%) reduction of the 50 ft. setback from the property line along Highway 111. The building placement is still 50 ft. from the roadway. 3. Processing and approval of the Minor Adjustment are in compliance with the requirements of the California Environmental Quality Act. The Design and Development Department prepared Environmental Assessment (EA) 2023- 0001, in compliance with the requirements of the California Environmental Quality Act (CEQA). The Design and Development 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. Approval of the Minor Use Permit will not create conditions materially detrimental to the public health, safety and general welfare or injurious to or incompatible with other properties or land uses in the vicinity. The proposed buildings are typical commercial buildings which are similar to other commercial buildings in the area. NOW, THEREFORE, BE IT RESOLVED by the Planning Commission of the City of La Quinta, California, as follows: PLANNING COMMISSION RESOLUTION 2023-XXX TENTATIVE TRACT MAP 2023-0001 MINOR USE PERMIT 2023-0001 SITE DEVELOPMENT PERMIT 2023-0003 MINOR ADJUSTMENT 2023-0001 PROJECT: DUNE PALMS MIXED USE PROJECT ADOPTED: Page 6 of 6 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 2023-0001). SECTION 3. That it does hereby recommend that the City Council approve Tentative Tract Map 2023-0001, Minor Use Permit 2023-0001, Site Development Permit 2023- 0003, and Minor Adjustment 2023-0001 for the reasons set forth in this Resolution and subject to the attached Conditions of Approval [Exhibits A and B]. PASSED, APPROVED, and ADOPTED at a regular meeting of the City of La Quinta Planning Commission, held on August 22, 2023, by the following vote: AYES: NOES: ABSENT: ABSTAIN: KEVIN MCCUNE, Chairperson City of La Quinta, California ATTEST: DANNY CASTRO, Design and Development Director City of La Quinta, California WRITTEN PUBLIC COMMENT PLANNING COMMISSION AUGUST 22, 2023 Tania Flores From: Alena Callimanis <acallimanis@gmail.com> Sent: Tuesday, August 22, 2023 1:56 PM To: Tania Flores Cc: City Clerk Mail Subject: Ms. Flores, a change - I can't make Planning Commission meeting and here are my late comments I know this is late and I understand if you can't do anything about it. I had planned on making the Planning Commission meeting today to make in person comments and something came up and I can't. These are my comments. To: Planning Commission City of La Quinta Regarding Public Hearing Item #1 Thank you for the opportunity to provide public comments on this matter. As part of this development, I am against just the Chick-Fil-A drive thru restaurant and Quick Quack car wash on the front two parcels. These businesses should not be along 111. This will not be in keeping with the Image Corridor that the City of La Quinta has worked so hard to develop. The Planning Commission rightly requested the change to Home Depot to not allow rental equipment along 111. A Quick Quack will provide an even worse image, with the car wash, vacuums, long lines, etc. We also do not need another fast food establishment. Plus, there are many Quick Quacks already, the closest being Washington and Fred Waring which still is in La Quinta. If you drive by it, it is not in an area that is impacting the image corridor of the City. And we also have Car Washes along I I I that are very well hidden and don't impact the image corridor. We could use the whole plot to be mixed use, low and potentially very low income housing. I would like the Planning Commissioners to please consider that as the priority. Please do not approve a Quick Quack and a Chick-Fil-A along Highway 111. Sincerely, Alena Callimanis 81469 Rustic Canyon Dr La Quinta, CA 92253 919 606-6164