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2023 12 12 PCt(v ow K 6j GEM oftix DESERT — -- Planning Commission agendas and staff reports are now available on the City's web page: www.laguintaca.gov PLANNING COMMISSION AGENDA CITY HALL COUNCIL CHAMBER 78495 Calle Tampico, La Quinta TUESDAY DECEMBER 12 2023 AT 5:00 P.M. Members of the public may listen to this meeting by tonin an live via http://Iaciuinta.12milesout.com/video/live. CALL TO ORDER Roll Call: Commissioners Caldwell, Guerrero, Hassett, Hernandez, McCune, Tyerman, and Chairperson Nieto. PLEDGE OF ALLEGIANCE 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 at the end of the agenda. 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)]. CONFIRMATION OF AGENDA ANNOUNCEMENTS PRESENTATIONS AND WRITTEN COMMUNICATIONS — NONE CONSENT CALENDAR MEETING MINUTES OF OCTOBER 10, 2023 PAGE 6 2. CONSIDER ADOPTING A RESOLUTION FINDING THE PROPOSED 12 DONATION OF CERTAIN REAL PROPERTY FROM BAY SHORE INCORPORATED PENSION TRUST TO THE CITY OF LA QUINTA FOR OPEN PLANNING COMMISSION AGENDA Page 1 of 5 DECEMBER 12, 2023 SPACE PRESERVATION, CONSISTENT WITH THE 2035 GENERAL PLAN AND FIND THE PROJECT EXEMPT FROM ENVIRONMENTAL REVIEW PURSUANT TO SECTION 15325 OF THE CALIFORNIA ENVIRONMENTAL QUALITY ACT; LOCATION: APN 604-050-018, NORTH OF HIGHWAY 111, WEST OF WASHINGTON STREET BUSINESS SESSION — NONE 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 CONSIDFR ADOPTING RESOLUTIONS RECOMMENDING CITY COUNCIL 17 APPROVE SPECIFIC PLAN AMENDMENT 2022-0003, AND SITE DEVELOPMENT PERMIT 2022-0007 FOR A NEW 125 ROOM HAMPTON INN HOTEL AND ADOPT AN ADDENDUM TO THE PREVIOUSLY ADOPTED MITIGATED NEGATIVE DECLARATION (EA2017-0009) PURSUANT TO SECTION 15164 OF THE CALIFORNIA ENVIRONMENTAL QUALITY ACT IN THAT NO SUBSTANTIAL CHANGES TO THE PROJECT ARE PROPOSED THAT RESULT IN NEW SIGNIFICANT ENVIRONMENTAL EFFECTS; LOCATION: SOUTHWEST CORNER OF LA QUINTA DRIVE AND AUTO CENTRE DRIVE 2. CONSIDER ADOPTING A RESOLUTION RECOMMENDING CITY COUNCIL 178 APPROVE ZONING ORDINANCE AMENDMENT 2023-1001 TO MODIFY FLAGPOLE REGULATIONS REGARDING THE PLACEMENT OF FLAGPOLES FOR RESIDENTIAL ZONING DISTRICTS MANAGED BY HOMEOWNER ASSOCIATIONS AND FIND THE PROJECT EXEMPT FROM ENVIRONMENTAL REVIEW PURSUANT TO SECTION 15061 (b)(3), COMMON SENSE EXEMPTION; LOCATION: CITY-WIDE STAFF ITEMS 1. GENERAL PROJECT UPDATE PLANNING COMMISSION AGENDA Page 2 of 5 DECEMBER 12, 2023 COMMISSIONERS' ITEMS ADJOURNMENT The regular Planning Commission meeting of December 26, 2023, has been cancelled. The next regular meeting of the La Quinta Planning Commission will be held on January 9, 2024, 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 December 12, 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 December 7, 2023. DATED: December 7, 2023 L44 _- 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- commissionsl lannin -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. PLANNING COMMISSION AGENDA Page 3 of 5 DECEMBER 12, 2023 PUBLIC COMMENT — 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 10 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 TFioresCa?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. 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 PLANNING COMMISSION AGENDA Page 4 of 5 DECEMBER 12, 2023 similarly is subject to disclosure pursuant to the California Public Records Act [Government Code § 7920.000 et seq.]. TELECONFERENCE ACCESSIBILITY Teleconference accessibility may be triggered in accordance with AB 2449 (Stats. 2022, Ch. 285), codified in the Brown Act [Government Code § 54953], 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. *** TELECONFERENCE PROCEDURES — PURSUANT TO AB 2449*** APPLICABLE ONLY WHEN TELECONFERENCE ACCESSIBILITY IS IN EFFECT Verbal public comments via Teleconference — members of the public may attend and participate in this meeting by teleconference via Zoom and use the "raise your hand" feature when public comments are prompted by the Chair; the City will facilitate the ability for a member of the public to be audible to the Commission and general public and allow him/her/they to speak on the item(s) requested. Please note — members of the public must unmute themselves when prompted upon being recognized by the Chair, in order to become audible to the Commission and the public. Only one person at a time may speak by teleconference and only after being recognized by the Chair. ZOOM LINK: htts://us06web.zoom.usi'182853067939 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.gvv 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 DECEMBER 12, 2023 CONSENT CALENDAR ITEM NO. 1 PLANNING COMMISSION MINUTES TUESDAY. OCTOBER 10, 2023 CALL TO ORDER A regular meeting of the La Quinta Planning Commission (Commission) was called to order at 5:00 p.m. by Chairperson Nieto. PRESENT: Commissioners Guerrero, Hassett, Hernandez, McCune, Tyerman, and Chairperson Nieto ABSENT: Commissioner Caldwell STAFF PRESENT: Design and Development Director Danny Castro, Public Works Director Bryan McKinney, Planning Manager Cheri L. Flores, and Commission Secretary Tania Flores PLEDGE OF ALLEGIANCE Vice Chairperson Hassett led the audience in the Pledge of Allegiance. CONFIRMATION OF AGENDA MOTION — A motion was made and seconded by Commissioners Hassett/Guerrero to confirm the Agenda as published. Motion passed: ayes — 6, noes — 0, absent — 1 (Caldwell), abstain — 0. PUBLIC COMMENT ON MATTERS NOT ON THE AGENDA — None. ANNOUNCEMENTS. PRESENTATIONS, AND WRITTEN COMMUNICATION — None. CONSENT CALENDAR 1. APPROVE MEETING MINUTES OF JUNE 27, 2023 2. APPROVE MEETING MINUTES OF AUGUST 22, 2023 MOTION — A motion was made and seconded by Commissioners Guererro/Hassett to approve the Consent Calendar as published. Motion passed: ayes — 6, noes — 0, absent — 1 (Caldwell), abstain — 0. BUSINESS SESSION 1. APPROVE CANCELLATION OF REGULAR PLANNING COMMISSION MEETINGS OF NOVEMBER 28 AND DECEMBER 26, 2023 PLANNING COMMISSION MINUTES Page 1 of 6 OCTOBER 10, 2023 0 The Commission waived presentation of the staff report, which is on file in the Design and Development Department. MOTION — A motion was made and Hassett to approve the cancellation of November 28 and December 26, 2023. (Caldwell), abstain — 0. STUDY SESSION — None. PUBLIC HEARINGS seconded by Chairperson Nieto/Commissioner the regular Planning Commission meetings of Motion passed: ayes — 6, noes — 0, absent — 1 1. ADOPT RESOLUTIONS RECOMMENDING THE CITY COUNCIL APPROVE CHANGES TO THE LA QUINTA VILLAGE APARTMENTS PROJECT; CEQA: DESIGN AND DEVELOPMENT DEPARTMENT PREPARED A MITIGATED NEGATIVE DECLARATION CONSISTENT WITH THE CALIFORNIA ENVIRONMENTAL QUALITY ACT; LOCATION; NORTHEAST CORNER OF WASHINGTON STREET AND AVENUE 50 COMMISSIONER NIETO RECUSED HIMSELF FROM DISCUSSION AND VOTE ON PUBLIC HEARING ITEM NO. 1, DUE TO A POTENTIAL CONFLICT OF INTEREST STEMMING FROM A BUSINESS RELATIONSHIP, AS THE ALTUM GROUP, A CONSULTANT FOR THE PROPOSED PROJECT, IS HIS EMPLOYER; AND LEFT THE DIAS AT 5:05 P.M. VICE CHAIRPERSON HASSETT ASSUMED PRESIDING OFFICER DUTIES. DECLARATIONS REGARDING COMMISSION PUBLIC CONTACT — Commissioner McCune said he met with the applicant, at a private residence, regarding an unrelated project in which he did not have any contractual or financial obligations to the applicant. Commissioners Guerrero and Tyerman each said they had each previously attended a project presentation by the Developer. Commissioner Hernandez said that he had reviewed previous minutes and meeting recordings regarding this project. Planning Manager Flores presented the staff report which is on file in the Design and Development Department. Staff answered questions regarding traffic and traffic patterns on Washington Street and Avenue 50; possible installation of raised medians to prohibit illegal left turns into the project; additional traffic changes with the addition of the Avenue 50 bridge; and current and proposed pedestrian safety and accessibility around the project area. VICE CHAIRPERSON HASSETT DECLARED THE PUBLIC HEARING OPEN AT 5:17 P.M. PLANNING COMMISSION MINUTES Page 2 of 6 OCTOBER 10, 2023 Commission Secretary Flores reported that nine written public comments were received via email in opposition to the project, which had been distributed to the Commission prior to the meeting and would be included in the final record of the meeting. PUBLIC SPEAKER: Applicant, Jeff Parker, with Blackhawk Development, introduced himself and Project Architect Greg Irwin, Partner and Principal with Irwin Partners Architects; Mr. Parker said the project was revised as recommended by the City Council, including removing all three-story buildings, changing the architectural style from contemporary Mediterranean to Spanish Hacienda, and removing the garages at the north side perimeter wall; said there had been questions from residents in the surrounding community regarding the removal of the garages which may have provided noise reduction; noted the interior roadways were narrowed, which would provide an additional 6 feet of landscaping; provided a video rendering of the project; answered questions regarding north perimeter wall elevations, addition of block walls along the north side properties with no or inadequate perimeter walls; existing power lines and future undergrounding of power lines; power availability and proposed upgrades to the Imperial Irrigation District (IID) Marshall Substation; addition of raised medians, both temporary prior to the bridge implementation and permanent once the bridge construction is complete, to prohibit left turns into the project; entry and exit stacking and queuing; and entry access control. PUBLIC SPEAKER: Benjamin Egan, Civil Engineer for the project, provided additional information regarding traffic patterns and the traffic study performed in absence of the project traffic engineer. PUBLIC SPEAKER: Richard Gray, La Quinta — commented on the emergency ingress and egress; trash accumulation and output study; pedestrian access to garage structures, elevator and staircase access to buildings; and suggested the addition of three-bedroom units. PUBLIC SPEAKER: Tom Weigel, representing RJ Mayer and Mayer Corporation — opposed the project due to the proposed redesignation of affordable housing units to his client's property located at the north-east corner of Fred Waring Drive and Washington Street. PUBLIC COMMENT: George Christopher, La Quinta resident and former Commissioner of the IID Energy Consumers Advisory Committee — expressed support for the project due to upgrades to the IID Marshall Substation; provided comments regarding the traffic study, U-turns at Moon River Drive, and the deceleration lane and queuing at the project's access points; applauded the applicant for taking public comments and concerns into consideration and the changes made based on City Council direction, and suggested revisiting the removal of the garage structures for noise reduction. PUBLIC SPEAKER: Casey Dolan, La Quinta — expressed concerns regarding the garage structures reducing parking availability; lack of overflow parking availability; increased parking needs during festivals and events; and questioned possibility of requiring parking permits. PLANNING COMMISSION MINUTES Page 3 of 6 OCTOBER 10, 2023 VICE CHAIRPERSON HASSETT CALLED FOR A RECESS AT 5:51 P.M. DUE TO THE ACTIVATION OF THE EMERGENCY FIRE ALARMS IN CITY HALL. VICE CHAIRPERSON HASSETT RECONVENED THE COMMISSION MEETING AT 6.15 P.M. WITH COMMISSIONERS GUERRERO, HERNANDEZ, MCCUNE, AND TYERMAN PRESENT. PUBLIC SPEAKER: Carolyn Brandon, La Quinta — opposed to the project due to limited parking and lack of guest parking, entry and exit queuing, traffic safety, and possible impacts of flooding in the area given the recent storm; lack of public outreach; lack of fire escape/emergency access; questioned traffic study time stamps; and questioned impacts of the stadium lighting from the nearby sports complex and schools. PUBLIC SPEAKER: Dante Gomez, La Quinta — opposed to the project due to proximity to the flood channel during flooding and expressed safety concerns. Commission Secretary Flores reported that two additional written public comment were received during the meeting: (1) opposed to the project due to traffic, parking, three-story buildings, and current designs; and (2) stating the speaker previously opposed the project but now is in support of the project due to the changes made by the developer. VICE CHAIRPERSON HASSETT DECLARED THE PUBLIC HEARING CLOSED AT 6:26 P.M. Commission discussion followed to include Coachella Valley Water District (CVWD) Storm Channel and possible future grading and upgrades; traffic study times; Fire Marshall approval of development plans including entrance and exits, building design; sports complex lighting and future possible upgrades; traffic patterns, U -Turns, and medians on Washington Street; Regional Housing Needs Allocation (RHNA) impacts and California Department of Housing and Community Development (HCD) approval; and Commission expressed appreciation to the developer for implementing community and Council recommendations in the changes presented. City Attorney Ihrke said that although this subject is not under Commission consideration at this time, as part of the Conditions of Approval for this project, HCD would need to approve the alternative affordable housing sites proposed for the site inventory prior to the project moving forward in order to fulfill the State's "No Net Loss Law" requirements. He also reminded the Commission that due to the project including a General Plan Amendment and a Specific Plan, a majority vote of the membership of the Commission is required in order to recommend approval, i. e. a minimum of 4 votes to approve. MOTION — A motion was made and seconded by Commissioner Hassett/Guerrero to adopt Planning Commission Resolution No. 2023-016 as recommended: A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF LA QUINTA, CALIFORNIA, RECOMMENDING TO THE CITY COUNCIL TO APPROVE CHANGES TO THE LA QUINTA VILLAGE APARTMENTS PROJECT, LOCATED ON THE NORTHEAST CORNER OF WASHINGTON STREET AND AVENUE 50 PLANNING COMMISSION MINUTES Page 4 of 6 OCTOBER 10, 2023 CASE NUMBERS: GENERAL PLAN AMENDMENT 2022-0002; SPECIFIC PLAN 2022-0001 (SP 2004-071, AMENDMENT 2); SITE DEVELOPMENT PERMIT 2022- 0001; ENVIRONMENTAL ASSESSMENT 2022-0001 APPLICANT: IRWIN PARTNERS ARCHITECTS Motion passed: ayes — 5, noes — 0, absent — 2 (Caldwell and Nieto), abstain — 0. VICE CHAIRPERSON HASSETT CALLED FOR A BRIEF RECESS AT 6:41 P.M. CHAIRPERSON NIETO RECONVENED THE COMMISSION MEETING AT 6:53 P.M. WITH COMMISSIONERS GUERRERO, HERNANDEZ, MCCUNE, TYERMAN, AND VICE CHAIRPERSON HASSETT PRESENT, AND RESUMED PRESIDING OFFICER DUTIES FOR THE REMAINDER OF THE MEETING. 2. ADOPT A RESOLUTION RECOMMENDING THE CITY COUNCIL APPROVE ZONING ORDINANCE AMENDMENT 2023-1000 FOR ZONING CODE LANGUAGE CLEANUP AND CHANGES TO GAME COURT, FLAGPOLE, AND ACCESSORY DWELLING UNIT (ADU) REGULATIONS; CEQA: THE PROJECT IS EXEMPT FROM ENVIRONMENTAL REVIEW PURSUANT TO SECTION 15061 (b)(3), COMMON SENSE EXEMPTION; LOCATION: CITY-WIDE DECLARATIONS REGARDING COMMISSION PUBLIC CONTACT — None. Design and Development Director Castro presented the staff report which is on file in the Design and Development Department. Staff answered Commission questions regarding the ADU Director Denial process and State regulations and requirements; locations of past and current ADU applications and known location or area issues; game court setbacks and recession in grade; building and code enforcement abilities when approving ADU permits and ADU parking requirements; City and Homeowner Association (HOA) ability to enforce parking regulations and high quality transit corridors; distinct address assignment to ADUs; flagpole setback and yard areas; reasoning for the proposed changes to the code; HOA and Covenants, Conditions, and Restrictions (CC&Rs) regulation of flagpole locations and other development standards. CHAIRPERSON NIETO DECLARED THE PUBLIC HEARING OPEN AT 7:19 P.M Commission Secretary Flores reported that one written public comment was received via email in opposition to the code updates regarding flagpoles, which was distributed to the Commission prior to the meeting and would be included in the final record of the meeting. PUBLIC SPEAKER: Steve Grocott, La Quinta (with partial time donated by Carol Shaw) — opposed the proposed code amendments due to negative visual impacts on surrounding neighbors; required flagpole lighting violating the City's dark sky ordinance, and his personal experience with negative impacts due to a neighbor's flag. CHAIRPERSON NIETO DECLARED THE PUBLIC HEARING CLOSED AT 7:24 P.M. PLANNING COMMISSION MINUTES Page 5 of 6 OCTOBER 10, 2023 10 CHAIRPERSON NIETO DECLARED THE PUBLIC HEARING RE -OPEN AT 7:25 P.M. PUBLIC SPEAKER: Carol Shaw, La Quinta (used her remaining time) — opposed the proposed code amendments due to negative visual impacts she is currently experiencing due to a neighbor's flagpole size, location, and proximity to her property. Commission discussed with Mr. Grocott and Ms. Shaw their current situation regarding the neighbor's flagpole and possible solutions; lack of HOA enforcement of CC&Rs; Andalusia's view corridor provisions; and the process needed to bring a new ordinance forward for Commission and/or Council consideration. CHAIRPERSON NIETO DECLARED THE PUBLIC HEARING CLOSED AT 7:36 P.M. Commission discussion followed to include HOA and City Code Enforcement issues; reasons for proposed changes to the current code; possibility of using a variance for achieving the flexibility versus City-wide code changes; United States Federal Code and regulations on lighting of the American flag; flag content regulation; and the ability to recommend proposed code changes with the exception of the flagpole section. MOTION — A motion was made and seconded by Commissioner McCune/Guerrero to adopt Planning Commission Resolution No. 2023-017 as presented except removing all reference to changes to the section relating to flagpoles: A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF LA QUINTA, CALIFORNIA, RECOMMENDING CITY COUNCIL APPROVE -A ZONING ORDINANCE AMENDMENT FOR ZONING CODE LANGUAGE CLEAN UP AND CHANGES TO GAME COURT AND ACCESSORY DWELLING UNITS (ADU) REGULATIONS AND FIND THE PROJECT EXEMPT FROM THE CALIFORNIA ENVIRONMENTAL QUALITY ACT CASE NUMBER: ZONING ORDINANCE AMENDMENT 2023-1000 APPLICANT: CITY OF LA QUINTA Motion passed: ayes — 6, noes — 0, absent —1 (Caldwell), abstain — 0. STAFF ITEMS — None. COMMISSIONER ITEMS — None. ADJOURNMENT There being no further business, a motion was made and seconded by Chairperson Nieto/Commissioner Guerrero to adjourn this meeting at 7:49 p.m. Motion passed: ayes — 6, noes — 0, absent —1 (Caldwell), abstain — 0. Respectfully submitted, TANIA FLORES, Commission Secretary City of La Quinta, California PLANNING COMMISSION MINUTES Page 6 of 6 OCTOBER 10, 2023 11 CONSENT CALENDAR ITEM NO. 2 City of La Quinta PLANNING COMMISSION MEETING: December 12, 2023 STAFF REPORT AGENDA TITLE: CONSIDER ADOPTING A RESOLUTION FINDING THE PROPOSED DONATION OF CERTAIN REAL PROPERTY FROM BAY SHORE INCORPORATED PENSION TRUST TO THE CITY OF LA QUINTA FOR OPEN SPACE PRESERVATION, CONSISTENT WITH THE 2035 GENERAL PLAN; CEQA: THE PROJECT IS EXEMPT FROM ENVIRONMENTAL REVIEW PURSUANT TO SECTION 15325 OF THE CALIFORNIA ENVIRONMENTAL QUALITY ACT; LOCATION: APN 604-050-018, NORTH OF HIGHWAY 111, WEST OF WASHINGTON STREET RECOMMENDATION Adopt a resolution finding the proposed donation of certain real property, APN 604-050- 018 located north of Highway 111 and west of Washington Street, from Bay Shore Incorporated Pension Trust (Bay Shore) to the City of La Quinta for open space preservation, consistent with the 2035 General Plan and exempt from environmental review pursuant to Section 15325 of the Guidelines for the California Environmental Quality Act (CEQA), pertaining to transfers of ownership in land to preserve natural conditions and historic resources. EXECUTIVE SUMMARY Government Code Section 65402 requires the Planning Commission to make a finding that the proposed land exchange is consistent with the La Quinta General Plan. The property is located at the intersection of Plaza La Quinta and Highway 111 and consists of undisturbed mountain rock, unsuitable for development due to the existing mountain of rock and varying elevations (Attachment 1). The owner, Bay Shore, wishes to donate the property to the City for preservation purposes Once accepted, the property would remain vacant. BACKGROUND/ANALYSIS Bay Shore proposes to donate 2.53 acres (110,207 sq.ft.) of certain real property located adjacent to the Cliffhouse restaurant, north of Highway 111 and west of Washington Street (APN: 604-050-018). The existing conditions of the property facing the Highway 111 Corridor will be preserved, keeping the notoriety of the property as an unofficial entry monument to the City. Acceptance of this land donation will complement the City's goals of open space preservation as well as the Highway 111 Corridor Plan's vision. The property is located within the Highway 111 Corridor in the Open Space (OS) zone. 12 The donation of this property is consistent with the following policy of the General Plan 2035: Open Space Element Policy OS -3.3 — Explore and utilize a variety of measures to preserve privately owned properties within hillside and alluvial fan areas, including private covenants, deed restrictions, and land transfers. o The proposed land donation supports this policy since the City will own the open space property and will be able to control the preservation of the hillside property. ENVIRONMENTAL REVIEW The Design and Development Department has determined that this project is exempt from environmental review pursuant to Section 15325 of the California Environmental Quality Act, which is an exemption for the transfer of ownership in land to preserve natural conditions and historic resources. The proposed property donation has no project or development associated and would remain vacant as a result, and thus would not have a significant effect on the environment. Prepared by: Cheri Flores, Planning Manager Approved by: Danny Castro, Design and Development Director Attachment: 1. Vicinity Map and Street View Photo 13 PLANNING COMMISSION RESOLUTION 2023 — XXX A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF LA QUINTA, CALIFORNIA, FINDING THE PROPOSED DONATION OF CERTAIN REAL PROPERTY, LOCATED NORTH OF HIGHWAY 111 AND WEST OF WASHINGTON STREET, FROM BAY SHORE INCORPORATED PENSION TRUST TO THE CITY OF LA QUINTA FOR OPEN SPACE PRESERVATION, CONSISTENT WITH THE 2035 GENERAL PLAN AND EXEMPT FROM THE CALIFORNIA ENVIRONMENTAL QUALITY ACT PURSUANT TO SECTION 15325 WHEREAS, the Planning Commission of the City of La Quinta, California did, on December 12, 2023, consider the proposed property donation of certain real property from Bay Shore Incorporated Pension Trust (Bay Shore) to the City of La Quinta for open space preservation, located north of Highway 111 and west of Washington Street, more commonly described as: APN: 604-050-018 WHEREAS, no project or development is associated with the property donation, and the property will remain vacant after the donation is completed pursuant to a separate property donation agreement; and WHEREAS, the proposed donation is exempt from environmental review pursuant to Section 15325 of the Guidelines for the California Environmental Quality Act (CEQA), exempting transfers of ownership in land to preserve natural conditions and historic resources, in that the proposed property donation has no project or development associated, and is being preserved as open space in its natural condition, and thus would not have a significant effect on the environment; and WHEREAS, said Planning Commission did make the following mandatory findings under Government Code Section 65402 confirming that the proposed donation is consistent with the following policy of the City's General Plan: Open Space Element Policy OS -3.3 — Explore and utilize a variety of measures to preserve privately owned properties within hillside and alluvial fan areas, including private covenants, deed restrictions, and land transfers. o The proposed land donation supports this policy since the City will own the open space property and will be able to control the preservation of the hillside property. NOW, THEREFORE, BE IT RESOLVED by the Planning Commission of the City of La Quinta, California, as follows: 14 PLANNING COMMISSION RESOLUTION 2023 -XXX PROJECT: PROPERTY DONATION AGREEMENT LOCATION: APN 604-050-018 HIGHWAY 111 ADOPTED: PAGE 2 of 2 SECTION 1. That the above recitations are true and constitute the Findings of the Planning Commission in this case. SECTION 2. That the proposed land donation is exempt from environmental review pursuant to CEQA Guidelines Section 15325, exemption for transfers of ownership in land to preserve natural conditions and historic resources, for the reasons set forth in this Resolution. SECTION 3. That it does find the proposed land donation is consistent with the City's General Plan for the reasons set forth in this Resolution. PASSED, APPROVED, and ADOPTED at a regular meeting of the City of La Quinta Planning Commission, held on December 12, 2023, by the following vote: AYES: NOES: ABSENT: ABSTAIN: ATTEST: DANNY CASTRO, Design and Development Director City of La Quinta, California STEPHEN T. NIETO, Chairperson City of La Quinta, California 15 APN: 604-050-018 Acres: 2.35 Map Street View From Hwy 111 & Plaza La Quinta • '[R�► SUBJECT PROPERTY rr•., - 16 PUBLIC HEARING ITEM NO. 1 City of La Quinta PLANNING COMMISSION MEETING: December 12, 2023 STAFF REPORT AGENDA TITLE: CONSIDER ADOPTING RESOLUTIONS RECOMMENDING CITY COUNCIL APPROVE SPECIFIC PLAN AMENDMENT 2022-0003, AND SITE DEVELOPMENT PERMIT 2022-0007 FOR A NEW 125 ROOM HAMPTON INN HOTEL AND ADOPT AN ADDENDUM TO THE PREVIOUSLY ADOPTED MITIGATED NEGATIVE DECLARATION (EA2017-0009) PURSUANT TO SECTION 15164 OF THE CALIFORNIA ENVIRONMENTAL QUALITY ACT IN THAT NO SUBSTANTIAL CHANGES TO THE PROJECT ARE PROPOSED THAT RESULT IN NEW SIGNIFICANT ENVIRONMENTAL EFFECTS; LOCATION: SOUTHWEST CORNER OF LA QUINTA DRIVE AND AUTO CENTRE DRIVE RECOMMENDATION • Consider a resolution to recommend City Council adopt an Addendum to the Mitigated Negative Declaration (MND) for Environmental Assessment 2022-0011. • Consider a resolution to recommend City Council approve Specific Plan Amendment (SPA) 2022-0003 and Site Development Permit (SDP) 2022-0007. EXECUTIVE SUMMARY • The project site (Site) is located on a vacant parcel (600-340-060) southwest corner of Auto Centre Drive and La Quinta Drive (Attachment 1). • The Centre at La Quinta Specific Plan calls for a hotel development at this Site. The Applicant is proposing an amendment to the Specific Plan to increase the allowable floor area ratio and decrease the minimum parking standard for a proposed 125 room Hampton Inn Hotel. In order to make a recommendation for approval of the project, the Planning Commission must: 1) Make findings in support of adopting the Addendum to the MND. 2) Make findings and apply the Conditions of Approval (COAs) in support of the SPA. 3) Make findings and apply COAs in support of the SDP consider the architecture, landscaping, and site design of the project, and make findings and apply the COAs (Attachment 2). 17 BACKGROUND/ANALYSIS The 2.8 -acre site (Site) consists of a single vacant parcel, bordered by a vacant commercial lot to the west, a Walmart Supercenter to the east, the new SolTerra residential community to the south, and the Torre Nissan and La Quinta Chevrolet dealerships to the north (Attachment 3). The Site is currently vacant land being used as a construction staging area for the SolTerra residential project. Specific Pian Amendment The Centre of La Quinta Specific Plan calls for hotel development at this Site. The applicant proposes a Specific Plan Amendment (SPA) to modify two of the current development standards to increase the maximum floor area ratio from 0.35 to 0.61 to accommodate a three-story, 125 room hotel, and to reduce the parking ratio requirement from 1.1 space per room to 1 space per room. The current minimum parking ratio standard would require 138 spaces, and the proposed minimum 1 space per room parking ratio would require 125 spaces. (Exhibit A to the Specific Plan and Site Development Permit Resolution) Site Development Permit(SOP) The Project will consist of a new 125 room Hampton Inn Hotel, three stories, 43 feet in height, with a porte-cochere reception area, outdoor pool and patio, and a dog lot. The building design reflects contemporary architectural design with architectural breaks that will vary wall planes, varying roof lines along frontages, and a simple color and material design incorporating earth tones and contemporary colors to match the surrounding commercial and residential developments (Attachment 4). Landscaping Landscaping is proposed throughout the Project Site and described within the Preliminary Landscape Plan. The proposed preliminary landscaping plant palette incorporates typical desert compatible species such as Acacia Smallii, Desert Museum Palo Verde, Crape Myrtle, Mexican Fan Palms and Date Palms, and various types of shrubs. Traffic/ Parking Analysis The Project takes access from both Auto Center Way and Auto Centre Drive. The Traffic Impact Analysis was previously analyzed during SPA No. 5. No changes were made to the traffic analysis since the project scope is consistent with the previously analyzed traffic analysis. The applicant provided a parking analysis to provide justification for the reduction in the minimum number of parking spaces required (Attachment 5). The Project is providing 126 parking spaces, which exceeds the proposed parking standard. The parking analysis includes a study of two Coachella Valley cities - both Palm Desert and Palm Springs require less parking based on their existing standards. Palm Springs's ratio is 1 parking space for the first 50 hotel rooms and 0.75 spaces for every additional room (50+57 = total of 107 spaces). Palm Desert's ratio is 1 space per unit plus additional spaces for other on- site uses (total of 125). Based on the Institute of Transportation Engineers (ITE) Parking General Manual, the number of parking spaces should be sufficient to meet the demands of the hotel and is comparable to similar projects in other desert cities. Further, the hotel will 18 not have other supporting facilities, such as a banquet room(s), conference rooms, or restaurant open to the public, that would require more parking spaces. 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 COAs. _Public Hearing Notice This public hearing for this Project was advertised in The Desert Sun newspaper on December 1, 2023, and distributed to properties within 500 feet of the Site. At the time of publication, Staff received no written comments. Tribal Consultation In accordance with SB18 and AB52, Tribal Consultation was conducted with the Agua Caliente Band of Cahuilla Indians (ACBCI), who were the only tribe to request consultation. Mitigation was incorporated into the MND as requested by the ACBCI. ENVIRONMENTAL REVIEW The Design and Development Department has prepared an addendum to the MND for Centre at La Quinta SPA No. 5, EA2017-0009, adopted by the City Council on July 3, 2018, Resolution 2018-038, pursuant to Section 15164 of the California Environmental Quality Act (CEQA), in that no substantial changes to the Project are proposed that result in new significant environmental effects. Prepared by: Sijifredo Fernandez, Associate Planner Approved by: Danny Castro, Design and Development Director Attachments: 1. Vicinity Map 2. Findings for Approval 3. Project Information 4. Development Plan Set 5. Traffic Analysis and Parking Memo 19 PLANNING COMMISSION RESOLUTION 2023 — XXX A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF LA QUINTA, CALIFORNIA, RECOMMENDING CITY COUNCIL ADOPT AN ADDENDUM TO THE PREVIOUSLY ADOPTED MITIGATED NEGATIVE DECLARATION (EA2017-0009) PURSUANT TO SECTION 15164 OF THE CALIFORNIA ENVIRONMENTAL QUALITY ACT IN THAT NO SUBSTANTIAL CHANGES TO THE PROJECT ARE PROPOSED THAT RESULT IN NEW SIGNIFICANT ENVIRONMENTAL EFFECTS CASE NUMBER: ENVIRONMENTAL ASSESSMENT 2022-0011 APPLICANT: VERDANT LAQUINTA LLC WHEREAS, the Planning Commission of the City of La Quinta, California did, on December 12, 2023, hold a duly noticed Public Hearing to consider a request by Verdant LaQuinta LLC, for a 125 -room hotel project at the southwest corner of Auto Centre Drive and La Quinta Drive, more commonly described as: WHEREAS, the Design and Development Department published a public hearing notice in The Desert Sun newspaper on December 1, 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. 2. The proposed project will not result in impacts which are individually limited or cumulatively considerable when considering planned or proposed development 20 PLANNING COMMISSION RESOLUTION 2023 -XXX ENVIRONMENTAL ASSESSMENT 2022-0011 PROJECT: HAMPTON INN HOTEL ADOPTED: PAGE 2OF2 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 associated with biological resources, cultural and tribal resources, and noise can be mitigated to be less than significant. NOW, THEREFORE, BE IT RESOLVED by the Planning Commission of the City of La Quinta, California, as follows: SECTION 1. That the above recitations are true and constitute the Findings of the Planning Commission in this case; and SECTION 2. That the Planning Commission hereby does recommend adoption of Environmental Assessment 2022-0011 with mitigation measures incorporated [Exhibit A]. PASSED, APPROVED, and ADOPTED at a regular meeting of the City of La Quinta Planning Commission, held on December 12, 2023, by the following vote: AYES: NOES: ABSENT: ABSTAIN: ATTEST: DANNY CASTRO, Design and Development Director City of La Quinta, California STEPHEN NIETO, Chairperson City of La Quinta, California 21 PLANNING COMMISSION RESOLUTION NO. 2023 -XXX The Centre at La Quinta Specific Plan 97-029 Amendment No. 6 THE CENTRE AT LA QUINTA SPECIFIC PLAN INITIAL STUDY ADDENDUM NO. 1 Specific Plan Amendment No. SP2022-0003 Site Development Permit No. SDP2022-0007 I (v &(V GEM of the DESERT City of La Quinta Design and Development City of La Quinta 78-495 Calle Tampico, La Quinta, CA 92253 Contact: Sijifredo Fernandez, Associate Planner Applicant: Greens Group 8815 Research Drive Irvine, CA 92618 Prepared by. Christine Saunders aW Associates christine@csaundersassociates.com 714-488-1529 June 2023 EXHIBIT A 22 This Page Intentionally Left Blank 23 Site Development Permit No. SDP2022-0007 June 2013 The Centre at Lo Quints Specific Plan 97-029 Amendment No. 6 - SP2022-0003 The Centre at La Quints Specific Plan Initial Study Addendum No. 1 TABLE OF CONTENTS 1 INTRODUCTION, BACKGROUND, AND REGULATORY FRAMEWORK.................................................1 1.1 PROJECT LOCATION.................................................................................................................1 1.2 PRIOR ENVIRONMENTAL DOCUMENTS ANALYZED....................................................................1 1.2.1 Mitigation Measures.................................................................................................... 2 1.3 DESCRIPTION OF PROPOSED SPECIFIC PLAN AMENDMENT NO. 6 ............................................. 6 1.4 RATIONALE FOR PREPARATION OF AN INITIAL STUDY ADDENDUM..........................................6 1.5 DOCUMENT CONTENT AND FORMAT.......................................................................................8 1.6 SUMMARY OF FINDINGS- INITIAL STUDY ADDENDUM NO.1...................................................8 1.7 DOCUMENTS INCORPORATED BY REFERENCE.......................................................................... 9 1.8 CONTACT PERSON................................................................................................................10 2 PROJECT DESCRIPTION...................................................................................................................11 2.1 INTRODUCTION.................................................... I'll ............. ........... ............. I ............ ........ ... 11 2.2 PROJECT SITE SETTING............................................................................................................ 11 2.3 PROJECT CHARACTERISTICS................................................................................................... 12 2.3.1 Regulatory Components and Entitlements................................................................. 12 2.3.2 Physical Components................................................................................................. 14 2.3.3 Operations.................................................................................................................15 2.3.4 Construction Phases and Schedule. ............................................................ ..... 16 3 PROJECT SUMMARY AND ENVIRONMENTAL DETERMINATION...................................................... 23 3.1 ENVIRONMENTAL FACTORS POTENTIALLY AFFECTED............................................................. 25 3.2 DETERMINATION................................................................................................................... 25 4 ENVIRONMENTAL ANALYSIS........................................................................................................... 26 4.1 AESTHETICS.............................................................................................................................29 4.1.1 Discussion..................................................................................................................29 4.1.2 Mitigation Mcasures.............................................................................•.................... 30 4.1.3 Conclusion.................................................................................................................30 4.2 AGRICULTURE & FORESTRY RESOURCES................................................................................. 31 4.2.1 Discussion..................................................................................................................31 4.2.2 Mitigation Measures.................................................................................................. 32 4.2.3 Conclusion.................................................................................................................32 4.3 AIR QUALITY........................................................................................................................... 33 4.3.1 Discussion..................................................................................................................33 4.3.2 Mitigation Measures..................................................................................................37 4.3.3 Conclusion.................................................................................................................37 4.4 BIOLOGICAL RESOURCES........................................................................................................ 38 4.4.1 Discussion..................................................................................................................39 Page 24 Site Development Permit No. SDP2022-0007 June 2023 The Centre at La Quinta Specific Plan 97-029 Amendment No. 6 - SP2022-0003 The Centre at La Quinta Specific Plan Initial Study Addendum No. 1 Page ii 25 4.4.2 Mitigation Measures ........ .................................................................................... 39 4.4.3 Conclusion..................................................................................................................41 4.5 CULTURAL RESOURCES..........................................................................................................42 4.5.1 Discussion..................................................................................................................42 4.5.2 Mitigation Measures............................................................. ........ ... ......................... . 43 4.5.3 Conclusion.................................................................................................................44 4.6 ENERGY.............................................................................•...................................................45 4.6.1 Discussion..................................................................................................................45 4.6.2 Mitigation Measures.................................................................................................. 46 4.6.3 Conclusion.................................................................................................................46 4.7 GEOLOGY AND SOILS............................................................................................................. 47 4.7.1 Discussion.. ................................................................................................................ 48 4.7.2 Mitigation Measures.................................................................................................. 49 4.7.3 Conclusion ............................................... .................................................................. 50 4.8 GREENHOUSE GAS EMISSIONS.................................................................................. ........... 51 4.8.1 Discussion..................................................................................................................51 4.8.2 Mitigation Measures.................................................................................................. 52 4.8.3 Conclusion.................................................................................................................52 4.9 HAZARDS AND HAZARDOUS MATERIALS................................................................................ 53 4.9.1 Discussion..................................................................................................................54 4.9.2 Mitigation Measures.................................................................................................. 55 4.9.3 Conclusion.................................................................................................................55 4.10 HYDROLOGY AND WATER QUALITY........................................................................................ 56 4.10.1 Discussion..................................................................................................................57 4.10.2 Mitigation Measures.................................................................................................. 59 4.10.3 Conclusion ................................................ —.............................................................. 59 4.11 LAND USE AND PLANNING..................................................................................................... 60 4.11.1 Discussion..................................................................................................................60 4.11.2 Mitigation Measures.................................................................................................. 61 4.11.3 Conclusion................................................................................................................61 4.12 MINERAL RESOURCES............................................................................................................ 62 4.12.1 Discussion..................................................................................................................62 4.12.2 Mitigation Measures.................................................................................................. 62 4.12.3 Conclusion.................................................................................................................62 4.13 NOISE..................................................................................................................................... 63 4.13.1 Discussion..................................................................................................................64 4.13.2 Mitigation Measures.................................................................................................. 65 4.13.3 Conclusion.................................................................................................................65 4.14 POPULATION AND HOUSING................................................................... ........... 67 4.14.1 Discussion..................................................................................................................67 Page ii 25 Site Development Permit No. SDP2022-0007 June 2023 The Centre at La Quinta Specific Plan 97-029 Amendment No. 6 - SP2022-0003 The Centre at La Quinta Specific Plan Initial Study Addendum No. 1 LIST OF TABLES Table 1— Specific Plan Mitigation Measures............................................................................................ 2 Table 2 — Existing and Proposed Development Standards - The Centre at La Quinta Specific Plan (SP) ...13 Table 3 - Proposed Project Compliance with Revised Design Standards ................................................. 14 Table4 —Surrounding Land Use............................................................................................................24 Table 5 - Summary of 2018 Project Emissions........................................................................................ 34 Table 6—Summary of Construction and Operational Related Regional Pollutant Emissions ................... 36 Table 7 - Local Construction Emissions at the Nearest Receptors...........................................................36 Table 8 — Proposed Project and Land Use Element General Plan Consistency ......................................... 61 Page iii 26 4.14.2 Mitigation Measures.................................................................................................. 68 4.14.3 Conclusion.................................................................................................................68 4.15 PUBLIC SERVICES ................................. .... ........ ............ I......................................................... 69 4.15.1 Discussion...................................................................................................................69 4.15.2 Mitigation Measures.................................................................................................. 70 4.15.3 Conclusion.................................................................................................................70 4.16 RECREATION.......................................................................................................................... 71 4.16.1 Discussion..................................................................................................................71 4.16.2 Mitigation Measures................................................................................................... 71 4.16.3 Conclusion.................................................................................................................72 4.17 TRANSPORTATION................................................................................................................. 73 4.17.1 Discussion..................................................................................................................74 4.17.2 Mitigation Measures.................................................................................................. 76 4.17.3 Conclusion.................................................................................................................77 4.18 TRIBAL CULTURAL RESOURCES...............................................................................................78 4.18.1 Discussion..................................................................................................................78 4.18.2 Mitigation Measures.................................................................................................. 79 4.18.3 Conclusion.................................................................................................................81 4.19 UTILITIES AND SERVICE SYSTEMS........................................................................................... 82 4.19.1 Discussion..................................................................................................................83 4.19.2 Mitigation Measures................................................................................................. 84 4.19.3 Conclusion..................................................................................................................84 4.20 WILDFIRE...............................................................................................................................85 4.20.1 Discussion..................................................................................................................85 4.20.2 Mitigation Measures................................................................................................... 86 4.20.3 Conclusion.................................................................................................................86 4.21 MANDATORY FINDINGS OF SIGNIFICANCE............................................................................. 87 4.21.1 Discussion..................................................................................................................87 4.21.2 Conclusions............................................................................................................... 88 LIST OF TABLES Table 1— Specific Plan Mitigation Measures............................................................................................ 2 Table 2 — Existing and Proposed Development Standards - The Centre at La Quinta Specific Plan (SP) ...13 Table 3 - Proposed Project Compliance with Revised Design Standards ................................................. 14 Table4 —Surrounding Land Use............................................................................................................24 Table 5 - Summary of 2018 Project Emissions........................................................................................ 34 Table 6—Summary of Construction and Operational Related Regional Pollutant Emissions ................... 36 Table 7 - Local Construction Emissions at the Nearest Receptors...........................................................36 Table 8 — Proposed Project and Land Use Element General Plan Consistency ......................................... 61 Page iii 26 Site Development Permit No. SDP2022-0007 June 2023 The Centre at La Quinta Specific Plan 97-029 Amendment No. 6 - SP2022-0003 The Centre at La Quinto Specific Plan Initial Study Addendum No. 1 LIST OF FIGURES Figure1- Regional Vicinity.....................................................................................................................17 Figure 2 - Local Vicinity Map: Aerial Base............................................................. .... .................18 Figure 3 - Specific Plan Amendment 5 Boundaries ............................................. .............................. 19 Figure 4 - Conceptual Commercial Parcel Site Plan per Specific Plan Section 2 ..................... --.............. 20 Figure 5 - Proposed Commercial Parcel Site Plan ........................................................ ........ —................ 21 Figure6 - Landscape Plan...................................................................................................................... 22 Figure 8 - Project Operational Noise Levels............................................................................................ 66 LIST OF APPENDICES Appendix A La Quinta Hampton Inn Air Quality, Global Climate Change, and Energy Impact Analysis, Ganddini Group, Inc June 13, 2023 Appendix B-1 Hydrology Study for La Qunita Hampton Inn, Woodard Group, April 2022 Appendix B-2 Project Specific Water Quality Management Plan for Greens Group, APN 600-340-060, Woodard Group, April 2022 Appendix C La Quinta Parking and Traffic Consistency Study (JN 0232-0023), Trames Solutions, Inc., October 26, 2022 Page iv 27 Site Development Permit No. SDP2022-0007 June 2023 The Centre at Lo Quinta Specific Plan 97-029 Amendment No. 5 - SP2022-0003 The Centre at Lo Quinta Specific Plan Initial Study Addendum No. 1 INTRODUCTION, BACKGROUND, AND REGULATORY FRAMEWORK The Greens Group (Applicant) proposes to construct the 125 -room hotel with a pool (Proposed Project) that the City of La Quinta (City) approved in 2018 on Assessor Parcel No. (APN) 600-340-060 (Project Site). While the number of rooms and number of stories would be same as approved in 2018, the Proposed Project includes the following revisions: the building size would increase from 40,500 square feet (SF) to 73,645 SF; parking would be reduced from the 150 spaces approved to 125 spaces; and a Centre at La Quinta Specific Plan Specific Plan Amendment to increase the floor area ratio (FAR) from 0.35 to 0.61 for only APN 600-340-060 in the Regional Commercial Zone (Proposed Project). The Project Site is south of Auto Centre Drive, west of La Quinta Drive, and east of Auto Center Way South in the zone of Planning Area II of The Centre at La Quinta Specific Plan 97-029 (Specific Plan). The City of La Quinta (City) originally adopted the Specific Plan in July 1997, and it has been amended five times. Implementation of the Proposed Project would require approval of the following entitlements: Specific Plan Amendment No. 6 — SP2022-0003: To amend Table 3.1 "Development Standards" to increase the maximum development density from 42,700 to 74,645 SF, increase Floor Area Ratio (FAR) from 0.35 to 0.61 for the Regional Commercial Zone, which would be applicable only to APN 600-340- 060, and add a category for "Hotel Parking" to identify hotel parking standards to reflect the current hotel design. • Site Development Permit No. SDP2022-0007: to develop APN 600-340-060 with a three-story 125 - room, 73,645 SF hotel with a pool, and 125 parking spaces for the use of hotel guests and employees. The purpose of this environmental analysis is to: • Analyze the proposed amendment of the development standards in the Specific Plan to increase the FAR from 0.35 to 0.61 and corresponding 31,700 SF increase of the proposed hotel. 1.1 PROJECT LOCATION The Specific Plan area is bounded by Adams Street to the west, Auto Centre Drive to the north and La Quinta Drive and the existing Walmart to the east (Figure 1 — Regional Vicinity). An apartment development lies on the southerly boundary. The Project Site is south of Auto Centre Drive, west of La Quinta Drive, and east of Auto Center Way South. The Proposed Project is located to the south along Auto Centre Drive, west of La Quinta Drive, and east of Auto Center Way South (Figure 2 — Local Vicinity Map: Aerial Base). 1.2 PRIOR ENVIRONMENTAL DOCUMENTS ANALYZED The City adopted the Centre at La Quinta Specific Plan 97-029 and Environmental Impact Report (EIR, State Clearinghouse No. 1997011055) in July 1997, to allow for the development of 275,000 square feet for nine new car dealership pads and/or auto related commercial pads on two of the nine pads. It also allowed for development of a 400, 000- square- foot mixed regional commercial center in three planning areas. Planning Areas I and II encompassed the auto center component and Planning Area III was designated for the mixed regional commercial center. Page 1 28 Site Development Permit No. SDP2022-0007 lune 2023 The Centre at La Quints Specific Plan 97-029 Amendment No. 6- SP2022-0003 The Centre at La Quinta Specific Plan Initial Study Addendum No. 1 Several amendments have been approved since the original approval. Amendment No. 5, approved in July 2018, subdivided Planning Area II (PA II) into two separate land use areas: the northerly 2.8 acres of the site would remain General Commercial and the remaining 19.2 acres, located south of the General Commercial, was amended to a Medium High Density Residential General Plan land use designation and a Medium Density zoning designation (Figure 3 —Specific Plan Amendment 5 Boundaries). The Initial Study approved for Amendment No. 5 in July 2018 (First Carbon Solutions, 2018, herein referred to as the "2018 TCLQ Initial Study') assessed the environmental impacts of a 131 -unit residential community and the development of a 125 -room hotel with a pool in the General Commercial area. The hotel was described as three stories in height, with 13,500 square feet per floor, for a hotel building total of 40,500 square feet, and would include 150 parking spaces for the use of hotel guests and employees (Figure 4 — Conceptual Commercial Parcel Site Plan per Specific Plan Section 2). The City approved the 2018 TCLQ Initial Study along with mitigation measures that were incorporated and would be implemented to reduce impacts to less than significant. 1.2.1 Mitigation Measures The 2018 TCLQ Initial Study identified mitigation measures that would reduce impacts to less than significant. The Mitigation Measures are summarized in Table 1- Specific Plan Mitigation Measures. Table 1— Specific Plan Mitigation Measures Topic Area MM Number Mitigation Measure Air Resources MM AIR -1 During site preparation and grading activities, all off-road construction equipment greater than 150 horsepower (>150 HP) shall be ARB certified Tier 3 or better. Biological MM BIO -1 Construction during Breeding Season and Pre -construction Breeding Bird Resources Surveys To be in compliance with the MBTA and the California Fish and Game Code, and to avoid and reduce direct and indirect impacts on migratory non -game breeding birds, and their nests, young, and eggs to less than significant levels, the following measures shall be implemented. • All ground -disturbing activities, including removal of vegetation, which would remove or disturb potential nest sites shall be scheduled outside the breeding bird season, if feasible. The breeding bird nesting season is typically from January 15 through September 15, but can vary slightly from year to year, usually depending on weather conditions. Removing all physical features that could potentially serve as nest sites outside of the breeding bird season also would help to prevent birds from nesting within the project site during the breeding season and during construction activities. • If project activities that would remove or disturb potential nest sites cannot be avoided during January 15 through September 15, a qualified biologist shall conduct a pre -construction clearance and nesting bird survey to search for all potential nesting areas, breeding birds, and active nests or nest sites within the limits of project disturbance up to seven days prior to mobilization, staging and other Page 2 29 Site Development Permit No. SDP2022-0007 June 2023 The Centre at La Quinta Specific Plan 97-029 Amendment No. 6 - SP2022-0003 The Centre at La Quinta Specific Plan Initial Study Addendum No. 1 Topic Area I MM Number f Mitigation Measure disturbances. The survey shall end no more than three days prior to vegetation, substrate, and structure removal and/or disturbance. • If no breeding birds or active nests are observed during the pre - construction survey, or if they are observed and would not be disturbed, then project activities may begin, and no further mitigation would be required. If an active bird nest is located during the pre -construction survey and potentially would be disturbed, a no -activity buffer zone shall be delineated on maps and marked (flagging or other means) up to 500 feet for special -status avian species and raptors, or 75 feet for non -special status avian species, at the discretion of the qualified biologist. The limits of the buffer shall be demarcated so as to not provide a specific indicator of the location of the nest to predators or people. Materials used to demarcate the nests would be removed as soon as work is complete, or the fledglings have left the nest. Buffer zones shall not be disturbed until a qualified biologist determines that the nest is inactive. • Birds or their active nests shall not be disturbed, captured, handled or moved. Inactive nests may be moved by a qualified biologist, if necessary, to avoid disturbance by project activities. Cultural Resources MM CUL -1 Prior to any ground -disturbing activities, the applicant shall retain the services of a qualified archaeologist and Tribal Monitor. Copies of contracts with monitoring archaeologists and Tribal Monitors shall be provided to the City prior to the issuance of any ground -disturbing permit. Full-time archaeological monitoring shall be conducted by a qualified archaeologist for excavations that will exceed 3 feet in depth. In the event that buried cultural resources are discovered during construction, the archaeologist shall be permitted to stop construction operations within 50 feet of the find and the Applicant and/or the Applicant's representative shall immediately notify the City. The archaeologist shall determine whether the finding requires further study. The Applicant shall include a standard inadvertent discovery clause in every construction contract to inform contractors of this requirement. The archaeologist shall make recommendations concerning appropriate measures that will be implemented to protect the resource(s), including but not limited to excavation and evaluation of the finds in accordance with Section 15064.5 of the CEQA Guidelines. Any previously undiscovered resources found during construction within the project area should be recorded on appropriate Department of Parks and Recreation (DPR) 523 forms and evaluated for significance in terms of CEQA criteria. The archaeologist shall provide the City with a report of all monitoring activities within 30 days of completion of these activities. Cultural Resources MM CUL -2 Prior to any ground -disturbing activities, the applicant shall retain the services of a qualified geologist or paleontologist. Full-time monitoring shall be conducted for all excavations that exceed 3 feet in depth. In the event that paleontological resources are discovered during construction, the paleontologist shall be permitted to stop construction operations within 50 feet of the find and the Applicant and/or the Applicant's representative shall immediately notify the City. The paleontologist shall Page 3 30 Site Development Permit No. SDP2022-0007 June 2023 The Centre at La Quinta Specific Plan 97-029 Amendment No. 6 - SP2022-0003 The Centre at La Quinta Specific Plan Initial Study Addendum No. 1 Topic Area MM Number Mitigation Measure determine whether the finding requires further study. The Applicant shall include a standard inadvertent discovery clause in every construction contract to inform contractors of this requirement. The paleontologist shall make recommendations concerning appropriate measures that will be implemented to protect the resource(s), including but not limited to excavation and evaluation of the finds in accordance with the Society of Vertebrate Paleontology Guidelines. Any fossils recovered during mitigation shall be deposited in an accredited and permanent scientific institution. The paleontologist shall provide the City with a report of all monitoring activities within 30 days of completion of these activities. Cultural Resources MM CUL -3 In the event of the accidental discovery of any human remains on the project, CEQA Guidelines Section 15064.5; Health and Safety Code Section 7050.5; and Public Resources Code (PRC) Sections 5097.94 and 5097.98 must be followed. If during the course of project development there is accidental discovery of any human remains, the following steps shall be taken: 1. There shall be no further excavation or disturbance of the site, or any nearby area reasonably suspected to overlie adjacent human remains until the County Coroner is contacted to determine if the remains are Native American and if an investigation of the cause of death is required. If the coroner determines the remains to be Native American, the coroner shall contact the Native American Heritage Commission (NAHC) within 24 hours, and the NAHC shall identify the person or persons it believes to be the "most likely descendant" (MLD) of the deceased Native American. The MLD may make recommendations to the landowner or the person responsible for the excavation work, for means of treating or disposing of, with appropriate dignity, the human remains, and any associated grave goods as provided in Public Resource Code Section 5097.98, Environmental Issues. Noise MM NO1-1 The project shall supply an alternate mechanical ventilation system for all proposed residential units that will permit windows to remain closed for prolonged periods of time. Transportation MM TRANS -1 Curb -and -gutter and sidewalk improvements are in place but shall be modified accordingly, based on proposed driveway locations. The project shall construct curb -and -gutter and sidewalk improvements along the project's western boundary along the southern extension of Auto Center Way. Adams Street & Driveway 1—Modify the raised median to provide the following storage lengths: • Southbound Left -Turn Lane: Improve the raised median to provide a pocket length of 100 feet to meet City standards for deceleration lanes and to allow right-in/right-out and left -in access only. Page 4 31 Site Development Permit No. SDP2022-0007 The Centre at La Quints Specific Plan 97-029 Amendment No. 6 - SP2022-0003 The Centre at La Quinta Specific Plan Initial Study Addendum No. 1 June 2023 Topic Area I MM Number I Mitigation Measure _ Auto Center Way & Driveway 2—Construct the intersection with the following: • Construct east leg to facilitate ingress and egress access to the proposed hotel. Driveway 3 & Auto Centre Drive—Construct the intersection with the following: • Construct south leg to facilitate ingress and egress access to the proposed hotel. • Westbound left -turn lane: provide a minimum of 50 feet of storage within the existing two -way -left turn lane (painted median). La Quinta Drive & Driveway 4—Construct the intersection with the following: e Construct west leg to facilitate ingress and egress access to the proposed residential use. • Northbound left -turn lane: provide a minimum of 50 feet of storage within the existing two -way -left turn lane (painted median). Tribal/Cultural MM TRI -1 Prior to any ground -disturbing activities, the applicant shall retain the Resources services of a qualified archaeologist and Tribal Monitor. Copies of contracts with monitoring archaeologists and Tribal Monitors shall be provided to the City prior to the issuance of any ground -disturbing permit. Full-time archaeological monitoring shall be conducted by a qualified archaeologist for excavations that will exceed 3 feet in depth. In the event that buried cultural resources are discovered during construction, the archaeologist shall be permitted to stop construction operations within 50 feet of the find and the Applicant and/or the Applicant's representative shall immediately notify the City. The archaeologist shall determine whether the finding requires further study. The Applicant shall include a standard inadvertent discovery clause in every construction contract to inform contractors of this requirement. The archaeologist shall make recommendations concerning appropriate measures that will be implemented to protect the resource(s), including but not limited to excavation and evaluation of the finds in accordance with Section 15064.5 of the CEQA Guidelines. Any previously undiscovered resources found during construction within the project area should be recorded on appropriate Department of Parks and Recreation (DPR) 523 forms and evaluated for significance in terms of CEQA criteria. The archaeologist shall provide the City with a report of all monitoring activities within 30 days of completion of these activities. Tribal/Cultural MM TRI -2 Prior to any ground -disturbing activities, the applicant shall retain the Resources services of a qualified geologist or paleontologist. Full-time monitoring shall be conducted for all excavations that exceed 3 feet in depth. In the event that paleontological resources are discovered during construction, the paleontologist shall be permitted to stop construction operations within 50 feet of the find and the Applicant and/or the Applicant's representative shall immediately notify the City. The paleontologist shall determine whether the finding requires further study. The Applicant shall include a standard inadvertent discavery clause in every Page 5 32 Site Development Permit No. SDP2022-0007 June 2023 The Centre at La Quinta Specific Plan 97-029 Amendment No. 6 - SP2022-0003 The Centre at La Quinta Specific Plan Initial Study Addendum No. 1 Topic Area I MM Number I Mitigation Measure Tribal/Cultural Resources construction contract to inform contractors of this requirement. The paleontologist shall make recommendations concerning appropriate measures that will be implemented to protect the resource(s), including but not limited to excavation and evaluation of the finds in accordance with the Society of Vertebrate Paleontology Guidelines. Any fossils recovered during mitigation shall be deposited in an accredited and permanent scientific institution. The paleontologist shall provide the City with a report of all monitoring activities within 30 days of completion of these activities. MM TRI -3 In the event of the accidental discovery of any human remains on the project, CEQA Guidelines Section 15064.5; Health and Safety Code Section 7050.5; and Public Resources Code (PRC) Sections 5097.94 and 5097.98 must be followed. If during the course of project development there is accidental discovery of any human remains, the following steps shall be taken: 1. There shall be no further excavation or disturbance of the site, or any nearby area reasonably suspected to overlie adjacent human remains, until the County Coroner is contacted to determine if the remains are Native American and if an investigation of the cause of death is required. If the coroner determines the remains to be Native American, the coroner shall contact the Native American Heritage Commission (NAHC) within 24 hours, and the NAHC shall identify the person or persons it believes to be the "most likely descendant" (MLD) of the deceased Native American. The MLD may make recommendations to the landowner or the person responsible for the excavation work, for means of treating or disposing of, with appropriate dignity, the human remains, and any associated grave goods as provided in Public Resource Code Section 5097.98, Environmental Issues. 1.3 DESCRIPTION OF PROPOSED SPECIFIC PLAN AMENDMENT NO. 6 Specific Plan Amendment (SPA) No. SP2022-0003 would amend Table 3.1 "Development Standards" to increase the maximum development density from 42,700 to 74,400 SF, increase Floor Area Ratio (FAR) from 0.35 to 0.61 which would be applicable only to APN 600-340-060, and add a category for "Hotel Parking" to identify hotel parking standards. 1.4 RATIONALE FOR PREPARATION OF AN INITIAL STUDY ADDENDUM The Proposed Project is a project under the California Environmental Quality Act (Public Resource Code § 21000 et seq.: "CEQA"). The primary purpose of CEQA is to inform the public and decision makers as to the potential impacts of a project and to allow an opportunity for public input to ensure informed decision-making. CEQA requires all state and local government agencies to consider the environmental effects of projects over which they have discretionary authority. CEQA also requires each public agency to mitigate or avoid any significant environmental impacts resulting from the implementation of projects subject to CEQA. Page 6 33 Site Development Permit No. SDP2022-0007 June 2023 The Centre at La Quinta Specific Plan 97-029 Amendment No. 6 - SP2022-0003 The Centre at La Quinta Specific Plan Initial Study Addendum No. 1 Pursuant to Section 15367 of the State CEQA Guidelines, the City of La Quinta (the City) is the lead agency for the Proposed Project. The lead agency is the public agency that has the principal responsibility for conducting or approving a project. The City, as the lead agency for the Proposed Project, is responsible for preparing environmental documentation in accordance with CEQA to determine if approval of the discretionary actions requested and subsequent development of the Proposed Project would have a significant impact on the environment. The Proposed Specific Plan Amendment No. 6 includes changes to development standards that were analyzed in a previously adopted environmental document, namely the 2018 TCLQ Initial Study. CEQA Guidelines Section 15164, subd. (a) provides that the lead agency or a responsible agency shall prepare an addendum to a previously certified Environmental Impact Report or Negative Declaration (ND) if some changes or additions are necessary but none of the conditions described in CEQA Guidelines Section 15162 calling for preparation of a subsequent Environmental Impact Report (EIR) or ND have occurred (CEQA Guidelines, Section 15164, subd. (a)). An addendum need not be circulated for public review but can be included in or attached to the Final EIR or ND (CEQA Guidelines Section 15164, subd. (c)). The decision-making body shall considerthe addendum with the Final EIR prior to making a decision on the project (CEQA Guidelines Section 15164, subd. (d)). An agency must also include a brief explanation of the decision not to prepare a subsequent EIR or ND pursuant to Section 15162 (CEQA Guidelines Section 15164, subd. (e)). Consequently, once an Environmental Impact Report (EIR) or Negative Declaration (ND) has been certified for a project, no subsequent EIR or ND is required under CEQA unless, based on substantial evidence the conditions described in CEQA Guidelines Section 15162 are met: (1) Substantial changes are proposed in the project which will require major revisions of the previous EIR or negative declaration due to the involvement of new significant environmental effects or a substantial increase in the severity of previously identified significant effects, (2) Substantial changes occur with respect to the circumstances under which the project is undertaken which will require major revisions of the previous EIR or Negative Declaration due to the involvement of new significant environmental effects or a substantial increase in the severity of previously identified significant PffPrtr nr (3) New information of substantial importance, which was not known and could not have been known with the exercise of reasonable diligence at the time the previous EIR was certified as complete or the Negative Declaration was adopted, shows any of the following: (A) The project will have one or more significant effects not discussed in the previous EIR ornegative declaration; (8) Significant effects previously examined will be substantially more severe than shown in the previous EIR; (C) Mitigation measures or alternatives previously found not to be feasible would in fact be feasible, and would substantially reduce one or more significant effects of the project but the project proponents decline to adopt the mitigation measure or alternative, or Page 7 34 Site Development Permit No. SDP2022-0007 June 2023 The Centre at La Quinta Specific Plan 97-029 Amendment No. 6- SP2022-0003 The Centre at La Quinta Specific Plan Initial Study Addendum No. 1 (D) Mitigation measures or alternatives which are considerably different from those analyzed in the previous EIR would substantially reduce one or more significant effects on the environment but the project proponents decline to adopt the mitigation measure or alternative. This 2018 TCLQ Initial Study Amendment No. 1 and attached documents constitute substantial evidence supporting the conclusion that preparation of a supplemental or subsequent EIR is not required prior to approval because the conditions described in CEQA Guidelines Section 15162 are not met. Therefore, an Addendum to 2018 TCLQ Initial Study can be prepared pursuant to CEQA Guidelines Section 15164. 1.5 DOCUMENT CONTENT AND FORMAT This 2018 TCLQ Initial Study Addendum No. 1 is based on the Environmental Checklist Form (Form), as suggested in Section 15063(d)(3) of the State CEQA Guidelines, as amended, and includes a series of questions about the Project for each of the listed environmental topics. The format of the Form has been revised to evaluate the categories in terms of any changed condition (e.g., changed circumstances, project changes, or new information of substantial importance) that may result in a changed environmental result (e.g., a new significant impact or substantial increase in the severity of a previously identified significant effect) (CEQA Guidelines § 15162[a]). The Specific Plan Initial Study Addendum No. 1 is organized as follows: • Section 1— Introduction Back round Regulatory Framework. This section introduces the scope of the Project, the City's role in the Project, the regulatory requirements for Project approval, as well as a summary of findings. • Section 2 — _Project Description. This section details the Proposed Project components and general environmental setting. • Section 3— Project Summary and Environmental Determination. This section summarizes the Project and actions to be undertaken by the City. This section also provides the determination of the environmental document to be approved by the City. • Section 4— Environmental Analysis. This section contains the Environmental Checklist Form (Form), as suggested in Section 15063(d)(3) of the State CEQA Guidelines, as amended, and includes a series of questions about the Project for each of the listed environmental topics. Refer to Section 4 of this document for details as to how the Form has been modified to determine if the environmental impacts associated with the Project trigger conditions pursuant to CEQA Guidelines Section 15162 which would identify if an Amendment or an Addendum should be prepared. 1.6 SUMMARY OF FINDINGS -INITIAL STUDY ADDENDUM NO. 1 Based on the analysis in Section 4, the Addendum concludes the following: The Proposed Project will not cause significant effects on the environment that were not examined in 2018 TCLQ Initial Study. Page 8 35 Site Development Permit No. SDP2022-0007 June 2023 The Centre at Lo Quinto Specific Plan 97-029 Amendment No. 6 - SP2022-0003 The Centre at La Quinta Specific Plan Initial Study Addendum No. 1 • All potentially significant impacts of the Proposed Project are mitigated and avoided pursuant to paragraph (1) of subdivision (a) of Section 21081 of the Public Resources Code, as a result of the 2018 TCLQ Initial Study. • The 2018 TCLQ Initial Study examined at a sufficient level of detail the Proposed Project's effects on the environment to enable those effects to be mitigated or avoided by site-specific revisions, the imposition of conditions, or by other means in connection with the approval of the Proposed Project. • The Proposed Project is consistent with the Centre at La Quinta Specific Plan 97-029, the applicable local land use plans, and zoning of the City of La Quinta. • No substantial changes are proposed to the implementation of the Centre at La Quinta Specific Plan 97-029 through the Proposed Project which will require major revisions of 2018 TCLQ Initial Study. ■ No substantial changes have occurred with respect to the circumstances under which the Proposed Project is being undertaken, which will require major revisions in 2018 TCLQ Initial Study. • Lastly, no new information has become available, which was not known and could not have been known, at the time that 2018 TCLQ Initial Study was approved, with mitigation measures incorporated, as complete that is relevant to the conclusions and findings of 2018 TCLQ Initial Study. 1.7 DOCUMENTS INCORPORATED BY REFERENCE The following reports and/or studies are applicable to development of the Project Site and are hereby incorporated by reference: • La Quinta 2035 General Plan, City of La Quinta, (GP), adopted February 19, 2013 (Available at: https://www.laquintaca.gov/business/design-and-development/planning-division/2035-la-quinta- general-plan) • The Centre at La Quints Specific Plan 97-029, Amendment No. 5, Specific Plan Amendment 2017-0003, (CLASP), adopted July 3, 2018. • Initial Study/Mitigated Negative Declaration, La Quinta—The Centre at La Quints (APN 600-340-048) Project, City of La Quinta, Riverside County, California, prepared by FirstCarbon Solutions, March 2018 (herein referred to as 2018 TCLQ Initial Study). • Resolution No. 2018- 038, EA 2017- 0009; GPA 2017- 0001; TTM 2017- 0007 JPM 37359); SP 2017- 0003; SDP 2017- 0012, The Centre at La Quinta, Adopted: July 3, 2018, City of La Quinta. Page 9 36 Site Development Permit No. SDP2022-0007 June 2023 The Centre at La Quinta Specific Plan 97-029 Amendment No. 6 - SP2022-0003 The Centre at La Quinta Specific Plan Initial Study Addendum No. 1 1.8 CONTACT PERSON Any questions about the preparation of the Initial Study, its assumptions, or its conclusions should be referred to the following: Attn: Sijifredo Fernandez, Associate Planner Community Development Department— Planning Division Design and Development City of La Quinta 78-495 Calle Tampico, La Quinta, CA 92253 Phone: (760) 777-7023 Email: SFernandez@LaQuintaCA.gov Page 10 37 Site Development Permit No. SDP2022-0007 June 2023 The Centre at Lo Quinta Specific Plan 97-029 Amendment No. 6 - SP2022-0003 The Centre at La Quints Specific Plan Initial Study Addendum No. 1 2 PROJECT DESCRIPTION 2.1 INTRODUCTION The Greens Group (Applicant) proposes to construct the 125 -room hotel with a pool that was approved by the City of La Quinta (City) in 2018 for APN 600-340-060 (Project Site). While the number of rooms and number of stories would be same as approved in 2018, the Proposed Project includes increasing the building size from 40,500 square feet (SF) to 73,645 SF, and parking would be reduced from the 150 spaces approved to 125 spaces.(Figure 5 — Proposed Commercial Parcel Site Plan). The building size increase is due to changes as a result of the hotel's final design which was modified from the conceptual design evaluated in the 2018 Initial Study prepared for Specific Plan Amendment 5. The Proposed Project Site lies within the Regional Commercial area of The Centre at La Quinta Specific Plan 97-029 (Specific Plan), which was originally adopted by the City of La Quinta (City) in July 1997. Implementation of the Proposed Project would require a sixth amendment to The Centre at La Quinta Specific Plan to increase the FAR from 0.35 to 0.61 for Assessor Parcel No. (APN) 600-340-060 and add a category for "Hotel Parking" to identify hotel parking standards to reflect the current hotel design. 2.2 PROJECT SITE SETTING The Project Site is part of The Centre at La Quinta Specific Plan No. 97-029. The City of La Quinta in July 1997 approved The Centre at La Quinta Specific Plan No. 97- 029 ("Specific Plan") with amendments for a 99.3 -acre Project located east of Adams Street, south of Highway 111 and west of Dune Palms Road. The entire Specific Plan area is designated General Commercial on the Land Use Element of the General Plan and is zoned CR - Regional Commercial on the City of La Quinta Zoning Map. The entire Specific Plan is built out except for Planning Area II which is regulated by Specific Plan Amendment No. 4. This area has remained undeveloped for over 20 years. Specific Plan Amendment No.5 allowed the construction of medium density detached housing and a hotel near services and employment in Planning Area II. Specifically, the Project Site consists of an irregularly shaped undeveloped lot and is bounded on the north by Auto Centre Drive, on the south by undeveloped residential land which was approved as part of Specific Plan Amendment 5, on the east by La Quinta Drive, with commercial development beyond, and on the west by Auto Centre Way South, with vacant Regional Commercial land beyond. The Project Site lies within the United States Geological Survey (USGS) La Quinta, California 7.5 Minute Quadrangle map (USGS 2012). The property elevation is approximately 69 feet above mean seal level (amsl). Surface drainage flows to the east-southeast toward the lower elevations. The property has never been developed, except for agricultural fields during the early 1960s until early 1970s. Site Land Use and Zoning Land Use: The City' s General Plan was adopted in February 2013 and governs the land uses planned for the Specific Plan area. The existing General Plan Land Use designation for the Project Site is General Commercial (GC). The full range of commercial uses can occur within this designation, ranging from Page 11 38 Site Development Permit No. SDP2022-0007 June 2023 The Centre at Lo Quinta Specific Plan 97-029 Amendment No. 6 - SP2022-0003 The Centre at Lo Quinta Specific Plan Initial Study Addendum No. 1 supermarkets and drugstores in a neighborhood shopping center, to major national retailers in large buildings. General Commercial uses also include professional offices, service businesses, restaurants, hotels or motels, research and development and warehousing or similar low impact quasi ---industrial projects. As established in the City's Land Use Policy 7.1, mixed use development is also appropriate in this designation. Mixed use projects can include vertical mixed use — where retail/office occurs on the ground floor, with residential units above; horizontal mixed use — where retail/ office uses and higher density residential occur next to each other and are integrated through pedestrian connections and common areas; or mixed use added to existing commercial development — where the residential project abuts or wraps around an existing commercial development. Zoning: According to the City of La Quinta Zoning Map, the Project Site is zoned as CR (Regional Commercial), which is a commercial category within the General Commercial Land Use. This zoning designation applies to most commercial land on Highway 111 in the City. The full range of commercial uses can occur within this designation, ranging from supermarkets and drugstores in a neighborhood shopping center, to major national retailers in large buildings. The CR district is intended to provide a broad range of goods and services serving the entire region. Representative land uses include corporate headquarters, regional service centers, research and development facilities, major community facilities, major medical facilities, overnight commercial lodging, entertainment, and automobile -oriented sales and services. 2.3 PROJECT CHARACTERISTICS 2.3.1 Regulatory Components and Entitlements Specific Plan Amendment: The Regional Commercial land use development standards for the Specific Plan are identified in Specific Plan Section 3.1.2 — Standards, specifically, Table 3.1: Development Standards- Regional Commercial. The Specific Plan Standards allow for a maximum development intensity of 42,700 SF with a FAR of 0.35 and does not provide parking calculation guidance for a hotel. The Proposed Project would amend Table 3.1 "Development Standards- Regional Commercial" to increase the maximum development density from 42,700 to 74,400 SF, increase FAR from 0.35 to 0.61, and add a category for "Hotel Parking" to identify hotel parking standards to reflect the proposed hotel design. Table 2 — Existing and Proposed Development Standards identifies the existing development standards from Table 3.1 in the Specific Plan. Proposed additions to Table 3.1, are reflected in underlined text (underlined text) and deletions are reflected in strikeout text (StF°�, rleeut). Page 12 39 Site Development Permit No. SDP2022-0007 June 2023 The Centre at La Quinta Specific Plan 97-029 Amendment No. 6 - SP2022-0003 The Centre at La Quinta Specific Plan Initial Study Addendum No. 1 Table 2 — Existing and Proposed Development Standards - The Centre at La Quinta Specific Plan (SP) Development Element SP Regional Commercial Auto Centre Drive 42,700 SF 10' landscape FAR 0.35 FAR .35 Maximum development intensity 74,400 5F'• FAR .61 1 FAR .611 La Quinta Minimum lot size 2.8 Acres - Maximum structure height* 50' 50' Maximum number of stories 4 4 Minimum public street setbacks *Setbacks shall be increased 0.5' for every foot above 35 feet in height Hotel Parking — New Development Standard Category A new category for Hotel Parking would be added to The Centre at La Quinta Specific Plan, Table 3.1, Development Standards -Regional Commercial to require one parking space per room, with a minimum of 1.1 space per room and a maximum of 1.3 spaces per room. The proposed parking rate is not based on City standards identified in the City of La Qunita Zoning Code, Section 9.150, Table 9-12. The proposed parking is derived from a Project -specific study (Appendix C - La Quinta Parking and Traffic Consistency Study (JN 0232-0023), prepared by Trames Solutions, Inc, October 26, 2022) which used the Institute of Transportation Engineers (ITE) manual that summarizes parking demand findings for a variety of land uses. The manual titled Parking Generation (5th Edition, 2019) provides recommended parking rates for uses based on independent variables. For land use code 310 (Hotel), the manual indicates that the average parking rate is 0.74 and the 85th percentile parking rate is 0.99 parking spaces per room for suburban areas. This rate accounts for hotels that include supporting facilities such as restaurants, lounges, meeting rooms, recreational facilities, and retail/service shops. The study in Appendix C also reviewed hotel parking standards in cities near La Quinta. Page 13 40 20' building/ 20' building/ Auto Centre Drive 10' landscape 10' landscape 20' building/ 20' building/ Auto Center Way South 10' landscape 20' building/ 20' building/ La Quinta 10' landscape 50' building/ Minimum setback adjacent to residential parcels 50'* 10' landscape Landscape 5% of total site 5% of total site 1 space per room min Hotel Parking 1 space per room — 1.3 space for room (max) 1; Applicable only to APN 600-340-060 *Setbacks shall be increased 0.5' for every foot above 35 feet in height Hotel Parking — New Development Standard Category A new category for Hotel Parking would be added to The Centre at La Quinta Specific Plan, Table 3.1, Development Standards -Regional Commercial to require one parking space per room, with a minimum of 1.1 space per room and a maximum of 1.3 spaces per room. The proposed parking rate is not based on City standards identified in the City of La Qunita Zoning Code, Section 9.150, Table 9-12. The proposed parking is derived from a Project -specific study (Appendix C - La Quinta Parking and Traffic Consistency Study (JN 0232-0023), prepared by Trames Solutions, Inc, October 26, 2022) which used the Institute of Transportation Engineers (ITE) manual that summarizes parking demand findings for a variety of land uses. The manual titled Parking Generation (5th Edition, 2019) provides recommended parking rates for uses based on independent variables. For land use code 310 (Hotel), the manual indicates that the average parking rate is 0.74 and the 85th percentile parking rate is 0.99 parking spaces per room for suburban areas. This rate accounts for hotels that include supporting facilities such as restaurants, lounges, meeting rooms, recreational facilities, and retail/service shops. The study in Appendix C also reviewed hotel parking standards in cities near La Quinta. Page 13 40 Site Development Permit No. SDP2022-0007 June 2023 The Centre at La Quinto Specific Plan 97-029Amendment No. 6- SP2022-0003 The Centre at La Quints Specific Plan Initial Study Addendum No. 1 2.3.2 Physical Components The Proposed Project would be designed to comply with the Revised Development Standards for the Regional Commercial land use development as identified in Table 3 — Proposed Project Compliance with Revised Design Standards. Table 3 - Proposed Project Compliance with Revised Design Standards Development Element SP Regional Commercial Proposed Project as Revised as Revised Compliance 42,700 SF Maximum development FAR 0.35 FAR .35 Total Building area: 73,645 intensity 74,400 Sr FAR .611 FAR 0.6 FAR .611 Minimum lot size 2.8 Acres -- 2.8 Acres Maximum structure height* 50' 50' 46' Maximum number of stories 4 4 3 Minimum pubiic street setbacks Auto Centre Drive 20' building/ 20' building/ 10' landscape 10' landscape Auto Center Way South La Quinta 20' building/ 10' landscape 20' building/ 10' landscape 20' building/ 10' landscape 20' building/ 10' landscape 20' + 4'= 24' building/ 10' landscape 36'-6" provided 20'+ 4'= 24' building/ 10' landscape 24'-5" provided 20' building/ 10' landscape 315' provided Minimum setback adjacent 50,* 50' building/ 83' building to residential parcels 1 10' landscape Landscape 5% of total site 5% of total site 29% Hotel Parking parking provided: (New Development 1 space per room 1 space er room min 1/room, 125 spaces (includes 5 Element) 1.3 space for room imaxi ADA) 1; Applicable only to APN 600-340-060 *Setbacks shall be increased 0.5' for every foot above 35 feet in height Site Plan: The Proposed Project would include the construction of a total of a 125 -room hotel with a pool. The 73,645 SF hotel is an "L" shape, with portions of the building fronting Auto Center Way and the southern boundary. The pool, patio area and dog park would face Auto Center Drive and screened by a 5 - foot -high cement block wall. An earthen retention basin is proposed for the east side, along La Quinta Drive. The hotel entrance is along the southern boundary. While medium density residentially zoned property exists along the southern property boundary (which was approved in Specific Plan Amendment 5), the building is set back approximately 83 feet from the southern property boundary, with parking and landscaping planned within the setback area. Additionally, the residential development includes a concrete wall at the property line, which would be installed by the residential development. Page 14 41 Site Development Permit No. SDP2022-0007 June 2023 The Centre at La Quints Specific Plan 97-029 Amendment No. 6- SP2022-0003 The Centre at La Quints Specific Plan Initial Study Addendum No. 1 Site Access and Circulation. Primary vehicular access to the Project Site is by one 30 -foot -wide driveway along Auto Center Drive, and one 30 -foot -wide driveway along Auto Center Way, both with reciprocal access and unrestricted turning movements onto both roadways. Parking is situated along the southern boundary, along the east side of the Site, and along the northeast portion of the Site, along Auto Center Drive. Architectural Style. The Proposed Project is designed with neutral earthtones, with rust and blue accents, along with varying elevations at the entrance to reduce the effect of massing. Landscape. The landscape concept provides a comprehensive, layered drought tolerant plant palette with species commonly found throughout La Quinta, such as hybrid palo verde, crepe myrtle, sweet acacia, and shoestring acacia, as shown in Figure 6 — Landscape Plan. Crepe myrtle and shrubs would line the southern boundary. The parcel abutting the Project Site is vacant and planned for residential. The residential development would construct a block wall on the residential parcel. Until then a chain link fence may be installed at the property line to delineate the property boundary. Parking. The Project Site contains a total of 125 parking spaces which includes five Americans with Disabilities Act (AGA) -compliant stalls. Fourteen of the 125 stalls would be "oversized parking" to accommodate larger vehicles such as RVs or truck and tractor trailers. Pursuant to Section 5.106.5.2 of the 2023 California Green Building Standards Code (CCR, Title 24, Part 11 — CalGreen), EV charging would be provided. Stormwater Management. The Project proposes an 8,865 SF earthen retention basin on the eastern end of the Project Site. Construction of the Proposed Project would also require the construction contractor to prepare a Stormwater Pollution Prevention Plan (SWPPP) as the Project Site is more than 1 acre. Utilities and Services. Public water and sewer are served by the Coachella Valley Water District (CVWD). Electrical service is readily available through Imperial Irrigation District (IID), and natural gas is available through the Southern California Gas Company. Solid waste services would be provided by Burrtec Waste Industries, the contract waste haulerfor the City. Off -Site Improvements. The off-site civil work would consist of the driveway approaches along Auto Center Drive and Auto Center Way South. There is existing sidewalk and curb and gutter along Auto Center Drive, which would remain. New sidewalk and curb and gutter are planned for Auto Center Way South. Additionally, the Project will be conditioned to dedicate right-of-way (ROW) per the City's direction. 2.3.3 Operations The hotel is planned to be managed as a Hampton Inn. The hotel would be staffed 24/7, year-round and is anticipated to be operated by approximately 11 staff members. During the day, the typical shift will consist of seven housekeepers, two front desk clerks, one part time maintenance person, and one hotel manager from 9am to 4pm. During the swing shift and overnight shift, there would be one employee in the hotel. The hotel services do not require a designated loading and delivery area. The deliveries anticipated would typically consist of small sundry items for the hotel market. These deliveries are typically made daily by a Page 15 42 Site Development Permit No. SDP2022-0007 June 2023 The Centre at La Quinto Specific Plan 97-029 Amendment No. 6 - SP2022-0003 The Centre at La Quinta Specific Plan Initial Study Addendum No. 1 small van, no larger than 24 -foot -long. Because the quantities are small, the time required to load and unload the delivery typically requires less than 10 to 15 minutes and are made during off-peak times. All laundry facilities are on site; therefore, no laundry deliveries are necessary. Each guestroom would have a vanity area, work desk, a built-in refrigerator, microwave, and bathroom with a shower. Each room will also have a flat screen television, clothes closet, and a variety of bed sizes (e.g., king, or double queen beds). Amenities for hotel guests include an exercise room, ski lockers, bicycle accommodations, guest laundry, a business center, an indoor pool, outdoor patio, and a fire pit. Exterior cameras would be mounted at building entrances, the patio area, and the parking lot. The anticipated occupancy has seasonal variability but is estimated at 78 percent. 2.3.4 Construction Phases and Schedule Construction is anticipated to occur in one phase, beginning in Spring 2024, and last approximately 14 months, with an opening date in 2025. Initial site improvements include demolition, grading and underground infrastructure followed by building construction, paving and landscape, and painting activities. The grading quantities are anticipated to balance on site and little to no import or export of fill material is anticipated. Project construction would require the use of heavy equipment such as dozers, scrapers, paving machines, concrete trucks, and water trucks. Construction activities include the following: Site preparation. The site preparation phase would consist of removing any vegetation, prior to grading and last for approximately one week. The onsite equipment would consist of one grader, one scraper, and one of either a tractor, loader, or backhoe. Grading. The grading phase would occur after completion of the site preparation phase and is anticipated to occur over four weeks. The grading activities are anticipated to be balanced, which would not require any dirt to be imported or exported from the Project Site. The onsite equipment would consist of one grader, one rubber -tired dozer, and two tractors, loaders, or backhoes. Building Construction —Construction of the hotel would occur after the completion of the grading phase and is anticipated to occur over 10 months. The onsite equipment would consist of the simultaneous operation of one crane, two forklifts, one generator, three welders, and one of either a tractor, loader, or backhoe. Final Site Paving and Landscaping —The paving phase would consist of paving the onsite road and surface parking spaces and site landscaping. The paving phase would occur after completion of the building construction phase and was modeled as occurring over four weeks. The onsite equipment is anticipated to consist of the simultaneous operation of one cement and mortar mixer, one paver, one paving equipment, two rollers, and one of either a tractor, loader, or backhoe. Architectural Coating. The application of architectural coatings would occur after completion of the paving phase. The onsite equipment would consist of various stucco application equipment and paint compressors. The coatings could occur over approximately two months. Best Management Practices During Construction. The Applicant and construction contractor would be required to conform to conform to Federal, State, and Local regulations which are identified throughout this document. Page 16 43 Christine Sounders Associates Specific Plan Amendment No. SP2022-0003 and Site Development Permit No. SDP2022-0007 The Centre at La Quinta Specific Plan 97-029 Amendment No. 6 and The Centre at La Quinta Initial Study Addendum No. 1 N Figure 1: Regional Vicinity Map Not to Scale Source: First Carbon Solutions, 2018 44 �,• ,�F �' ,•�-Aft jmape a —, �• Y � � �� �'�'`'• �� _ _ � AFL {lei � � ` a , Pivje`ct 5iM w!"�1/1 APN: 600-340-084 =" 'o ' =rte lw ATip as IF 7 db k 10M, m i .ice ,ice ,. i. .ddL Christine Saunders Associates w W� co N Not to Scale , Specific Plan Amendment No. SP2022-0003 and Site Development Permit No. SDP2022-0007 The Centre at La Quinta Specific Plan 97-029 Amendment No. 6 and The Centre at La Quinta Initial Study Addendum No. 1 -- ---�19HWAY CR — (REGIONAL COMMERCIAL) RM — (MEDIUM DENSITY RESIDENTIAL) Figure 1.9: Zoning as Amended Figure 3: Specific Plan Amendment 5 Boundaries Source: The Centre at La Quinta Specific Plan 97-029 Amendment No. 5 46 Christine C Saunders Specific Plan Amendment No. SP2022-0003 and Site Development Permit No. SDP2022-0007 The Centre at La Quinta Specific Plan 97-029 Amendment No. 6 and The Centre at La Quinta Initial Study Addendum No. 1 PROJECT NOTE x "M MOW " mm WE RM N" is O=Mk MLY. A "K = KW *0 se"WE sm am~ Kw %wt K aeffm P FM RM AW AWWA MM 10 OWRWM TCRENEEM CHE"WIJET CF LA CRWrA L 'Apr Ifir "W� I :A*% 1 I I � h � ACU w� ��~ ',, ~ ` �1 [�!,e Ift 'T y. —44 F, 1 23 1 24 U, 2. It, 1 32 33 N Figure 4: Conceptual Commercial Parcel Site Plan per Specific Plan Section 2 Not to Scale A Source: The Centre at La Quinta Initial Study, First Carbon Solutions, March 2018 47 CChristine Saunders Associates Specific Plan Amendment No. SP2022-0003 and Site Development Permit No. SDP2022-0007 The Centre at La Quinta Specific Plan 97-029 Amendment No. 6 and The Centre at La Quinta Initial Study Addendum No. 1 Auto Center or; _-j ,�'V• – Proposed drhe y - -------------- 17, --- - - - +�FWoigTr { Pad y Oap Park _I Hotel C 1 I 3 story } _ s_I — ,-3H– +Qir i iv �� Ir"r 'r • .. I PROPERTY LINE — — RESIDENTIAL NORTH Sft r•wm Mr v N Figure 5: Proposed Commercial Parcel Site Plan Not to Scale , Source: Robert F. Tuttle Architect, Inc. 48 CChristine Saunders Associates Specific Plan Amendment No. SP2022-0003 and Site Development Permit No. SDP2022-0007 The Centre at La Quinta Specific Plan 97-029 Amendment No. 6 and The Centre at La Quinta Initial Study Addendum No. 1 Hotel - 3 story IL Residential i S m. N Figure 6: Landscape Plan Not to Scale Source: Sitescapes. 49 TREE LEGEND SHRUB LEGEND nFnF n,r.A.x.� n..,r a..wwi n.ur v.F xn„u mr.na., wee «.rvm..� uir a a�m,cb.- lt.Jb A•�3 i ur.A.. �....k, v,... n+.r,..,k..• .• �,� cA.�<m rnw r..wr.. _rx tern..., ' N.r.,i�p„-s.. •�.md�. r Auto Center Drive Hotel - 3 story IL Residential i S m. N Figure 6: Landscape Plan Not to Scale Source: Sitescapes. 49 Site Development Permit No. SDP2022-0007 June 2023 The Centre at La Quinta Specific Plan 97-029 Amendment No. 5 - SP2022-0003 The Centre at Lo Quinta Specific Plan Initial Study Addendum No. 1 3 PROJECT SUMMARY AND ENVIRONMENTAL DETERMINATION 1. Project Title: The Centre at La Quinta Specific Plan 97-029 Amendment No. 6 La Quinta Hotel 2. Lead Agency Name: City of La Quinta Address Design and Development 78-495 Calle Tampico, La Quinta, CA 92253 3. Contact Person: Sijifredo Fernandez, Associate Planner Phone: (760) 777-7023 Email: SFernandez@LaQuintaCA.gov 5. Project Location: Auto Centre Drive, between Auto Center Way and La Quinta Drive Assessor Parcel No 600-340-060 La Quinta USGS Quad; T55, R7E, Sect. 29 Latitude 33.70701 N, Longitude 116.28319 W 4. Applicant: Greens Group Address 8815 Research Drive Irvine, CA 92618 6. General Plan Designation: Specific Plan —The Centre at La Quinta Specific Plan 7. Zoning Designation: Regional Commercial (CR) 8. Description of Project: The Greens Group (Applicant) proposes to construct the 125 - room hotel with a pool (Proposed Project) that was approved by the City of La Quinta (City) in 2018 for Assessor's Parcel No. (APN) 600-340-060 (Project Site). While the number of rooms and number of stories would be same as approved in 2018, the following revisions are proposed: the building size would increase from 40,500 square feet (SF) to 73,645 SF; parking would be reduced from the 150 spaces approved to 125 spaces; and a Centre at La Quinta Specific Plan Specific Plan Amendment to increase the floor area ratio (FAR) from 0.35 to 0.61 for the Regional Commercial Zone on APN 600-340- 060 (Proposed Project). 9. Surrounding Land Uses: Surrounding land uses are identified in Table 4—Surrounding Land Use. Page 23 50 Site Development Permit No. SDP2022-0007 June 2023 The Centre at La Quinta Specific Plan 97-029 Amendment No. 6 - SP2022-0003 The Centre at La Quinta Specific Plan Initial Study Addendum No. 1 Table 4 — Surrounding Land Use Direction Existing Land Use Description North Auto Centre Drive, auto dealerships north of Auto Centre Drive East La Quinta Drive, Commercial and parking beyond South Vacant, zoned for medium density residential West Adams Street, medium density residential beyond 10. Other Public Agencies Whose Approval is Required: The following ministerial approvals are required for the Project: • South Coast Air Quality Management District (SCAQMD): Permits as needed for construction; and • State Water Resources Control Board — approval of a General Industrial Activities Storm Water Permit and the General Construction Activity Storm Water Permit for construction activity over 1 acre. 11. California Native American Consultation: HAVE CALIFORNIA NATIVE AMERICAN TRIBES TRADITIONALLY AND CULTURALLY AFFILIATED WITH THE PROJECT AREA REQUESTED CONSULTATION PURSUANT TO PUBLIC RESOURCES CODE SECTION 21080.3.1? IF SO, IS THERE A PLAN FOR CONSULTATION THAT INCLUDES, FOR EXAMPLE, THE DETERMINATION OF SIGNIFICANCE OF IMPACTS TO TRIBAL CULTURAL RESOURCES, PROCEDURES REGARDING CONFIDENTIALITY, ETC.? Public Resources Code (PRC) Section 21080.3.1(b) states that "Prior to the release of a negative declaration, mitigated negative declaration, or environmental impact report for a project, the lead agency shall begin consultation with a California Native American tribe that is traditionally and culturally affiliated with the geographic area of the proposed project if..." and identifies various conditions relative to tribal consultation. The environmental review forthis Project is an Addendum to The Centre at La Quinta Specific Plan Specific Plan Initial Study, therefore, Native American consultation in accordance with Public Resources Code Section 21080.3.1 does not apply. However, Government Code Section 65453 requires local governments to use the same processes for adoption and amendment of specific plans as for general plans. The adoption of general plans and specific plans require tribal consultation prior to the amendment or adoption of general or specific plans. This Project includes an amendment to The Centre at La Qunita Specific Plan, therefore, the City conducted tribal consultation in accordance with S1318. Page 24 51 Site Development Permit No. SDP2022-0007 The Centre at Lo Quints Specific Plan 97-029 Amendment No. 6 - SP2022-0003 The Centre at Lo Quinta Specific Plan Initial Study Addendum No. 1 June 2023 3.1 ENVIRONMENTAL FACTORS POTENTIALLY AFFECTED Based on the analysis in Section 4, the environmental factors checked below would be potentially affected bythe Proposed Project, involving at least one impact that is a "Potentially Significant Impact" as indicated by the checklist on the following pages. None of the environmental factors were checked because the Proposed Project would not result in any potential significant impacts after the implementation of the recommended mitigation measures. ❑ Aesthetics ❑ Agriculture and Forestry Resources ❑ Air Quality ❑ Biological Resources ❑ Cultural Resources ❑ Energy F-1 Geology/Soils ❑ Greenhouse Gas Emissions ❑ Hazards & Hazardous Materials ❑ Hydrology /Water Quality ❑ Land Use / Planning ❑ Mineral Resources ❑ Noise ❑ Population / Housing ❑ Public Services ❑ Recreation ❑ Transportation ❑ Tribal Cultural Resources ❑ Utilities/ Service Systems ❑ Wildfire ❑ Mandatory Findings of Significance 3.2 DETERMINATION Based on this initial evaluation, the following finding is made: The proposed project COULD NOT have a significant effect on the environment, and a NEGATIVE DECLARATION will be prepared. Although the proposed project could have a significant effect on the environment, there will not be a significant effect in this case because revisions in the project have been made by or agreed to by the project proponent. A MITIGATED NEGATIVE DECLARATION will be prepared. The proposed project MAY have a significant effect on the environment, and an ENVIRONMENTAL IMPACT REPORT is required. The proposed project MAY have a "potentially significant impact" or "potentially significant unless mitigated" impact on the environment, but at least one effect 1) has been adequately analyzed in an earlier document pursuant to applicable legal standards, and 2) has been addressed by mitigation measures based on the earlier analysis as described on attached sheets. An ENVIRONMENTAL IMPACT REPORT is required, but it must analyze only the effects that remain to be addressed. Although the proposed project could have a significant effect on the environment, because all potentially significant effects (a) have been analyzed adequately in an earlier EIR or NEGATIVE DECLARATION pursuant to applicable standards, and (b) have been avoided or mitigated pursuant to that earlier EIR or NEGATIVE DECLARATION, including revisions or mitigation measures that are imposed upon the proposed project, nothing further is required. Signature Name Date Title Page 25 52 Site Development Permit No. SDP2022-0007 June 2023 The Centre at La Quinta Specific Plan 97-029 Amendment No. 6 - SP2022-0003 The Centre at Lo Quinta Specific Plan Initial Study Addendum No. 1 4 ENVIRONMENTAL ANALYSIS The questions posed in the checklist are derived from 2018 TCLQ Initial Study and the most current CEQA Guidelines Checklist Form. The purpose of the checklist is to evaluate the categories in terms of any changed condition (e.g., changed circumstances, project changes, or new information of substantial importance) that may result in a changed environmental result (e.g., a new significant impact or substantial increase in the severity of a previously identified significant effect) (CEQA Guidelines § 15162). USE OF THE INITIAL STUDY CHECKLIST For the 2018 TCLQ Initial Study, the Checklist Form located in Appendix G of the 2018 CEQA Guidelines was used to analyze Project impacts. Since that time, the California Natural Resources Agency (the "Natural Resources Agency") has made significant changes to the CEQA Guidelines effective in 2018 and 2019, and subsequently, the Checklist Form in Appendix G, which are not reflected in the 2018 TCLQ Initial Study. The amendments addressed legislative changes to the California Environmental Quality Act (CEQA), clarified certain portions of the existing CEQA Guidelines, and updated the CEQA Guidelines to be consistent with recent court decisions. The following major changes to the 2019 CEQA Guidelines include: • Added sections: 15064.3 (transportation) and 15234 (remand procedures). • Amended sections: 15004, 15051, 15061, 15062, 15063, 15064, 15064.4, 15064.7, 15072, 15075, 15082, 15086, 15087, 15088, 15094, 15107, 15124, 15125, 15126.2, 15126.4, 15152, 15155, 15168, 15182, 15222, 15269, 15301, 15357, 15370, and Appendix G, Appendix M and Appendix N. As a result of the amendments, the Appendix G Checklist Form was also significantly revised. Many checklist sections underwent minor modifications and clarifications to incorporate the revised CEQA statute revisions. However, two new checklist sections were added — "Energy" and "Wildfire" — in 2019. Another legislative change that occurred was with respect to Traffic/Transportation. Section 15064.3 of the CEQA Guidelines was added to remove Level of Service (LOS) as an environmental effect and instead relying on Vehicle Miles Traveled (VMT) as the metric for transportation impact analysis. Checklist Form Comparison Organization Pursuant to Public Resources Code Section 21166, and CEQA Guidelines Sections 15162 and 15164, subd. (a), the 2023 Appendix G Checklist Form has been prepared to evaluate the Applicant's Proposed Project. Additionally, the Checklist Form provides response columns for evaluation consistent with the considerations listed under CEQA Guidelines Section 15162, subd. (a) as to whether an Addendum or an Amendment would be appropriate for the analysis of the Proposed Project. A "no" answer does not necessarily mean that there are no potential impacts relative to the environmental category, but that there is no change in the condition or status of the impact as analyzed in the 2018 TCLQ Initial Study and addressed with mitigation measures. Page 26 53 Site Development Permit No. SDP2022-0007 June 2023 The Centre at La Quints Specific Plan 97-029 Amendment No. 6 - SP2022-0003 The Centre at La Quinta Specific Plan Initial Study Addendum No. 1 EXPLANATION OF CHECKLIST EVALUATION CATEGORIES Environmental Subject Area The checklist utilized is from Appendix G of the 2023 CEQA Guidelines. As discussed, most of the evaluation criteria only underwent minor changes, clarifications, or were moved to various other sections, and two criteria sections — Energy and Wildfire - have been added. For this analysis, revisions to the evaluation criteria between the 2018 TCLQ Initial Study evaluation and the 2023 Guidelines will be noted in underlined type (underlined) for added text and strikeout text (S*~�wt) for deleted text in the criteria in this section. Conclusion in 2018 TCLQ Initial Study and Related Documents This column identifies the conclusion of the 2018 TCLQ Initial Study relative to the Environmental Subject Area listed under each topic as identified in the 2018 TCLQ Initial Study. Do the Proposed Changes Involve New Impacts? Pursuant to CEQA Guidelines Section 15162, subd. (a)(1), this column indicates whether the Proposed Project would result in new significant environmental impacts not previously identified or mitigated by the 2018 TCLQ Initial Study or whether the Proposed Project would result in a substantial increase in the severity of a previously identified significant impact. New Circumstances Involving New Impacts? Pursuant to CEQA Guidelines Section 15162, subd. (a)(2), this column indicates whether the Proposed Project results in substantial changes with respect to the circumstances under which the Project is undertaken that will require major revisions to the 2018 TCLQ Initial Study due to the involvement of new significant environmental effects or a substantial increase in the severity of previously identified significant effects. New Information Requiring New Analysis or Verification? Pursuant to CEQA Guidelines Section 15162, subd. (a)(3)(A-D), this column indicates whether new information of substantial importance, which was not known and could not have been known with the exercise of reasonable diligence at the time the 2018 TCLQ Initial Study was adopted, shows any of the following: (A) The project will have one or more significant effects not discussed in the previous EIR or negative declaration; (B) Significant effects previously examined will be substantially more severe than shown in the previous EIR; Page 27 54 Site Development Permit No. SDP2022-0007 June 2023 The Centre at Lo Quinta Specific Plan 97-029 Amendment No. 6- SP2022-0003 The Centre at Lo Quinta Specific Plan Initial Study Addendum No. 1 (C) Mitigation measures or alternatives previously found not to be feasible would in fact be feasible, and would substantially reduce one or more significant effects of the project, but the project proponents decline to adopt the mitigation measure or alternative; or (D) Mitigation measures or alternatives which are considerably different from those analyzed in the previous EIR would substantially reduce one or more significant effects on the environment, but the project proponents decline to adopt the mitigation measure or alternative. If the additional analysis completed as part of this environmental review were to find that the conclusions of the 2018 TCLQ Initial Study remain the same and no new significant impacts are identified, or identified impacts are not found to be substantially more severe, or additional mitigation is not necessary, then the question would be answered "no" and no additional environmental document would be required. Discussion The Discussion section provides a narrative of the assumptions and conclusions identified in the 2018 TCLQ Initial Study and analyzes how those conclusions compare to the 2023 Proposed Project. 2018 TCLQ Initial Study Mitigation Measures /Applicable/Not Applicable Pursuant to CEQA Guidelines Section 15162, subd. (a)(3), this table indicates any previously adopted mitigation measures identified in the 2018 TCLQ Initial Study to address effects in the related impact category. The response will also address if the existing mitigation measures apply to the Proposed Project, or if revisions are required to reduce impacts. The identified mitigation measures will be implemented with the construction of the Proposed Project, as applicable. Conclusion A discussion of the conclusion relating to the analysis is contained in each section. This section identifies the appropriateness of the use of an Amendment under CEQA Guidelines Section 15162 or an Addendum under CEQA Guidelines Section 15164 to approve the Proposed Project. Page 28 55 Site Development Permit No. SDP2022-0007 June 2023 The Centre at La Quinta Specific Plan 97-029 Amendment No. 6 - SP2022-0003 The Centre at Lo Quints Specific Plan Initial Study Addendum No. 1 4.1 AESTHETICS CEQA THRESHOLDS New INew Do the Circumstances Proposed Impact Changes Conclusion in Involve New 2018 TCLQ or More Initial Study Severe Impacts? New INew a) Have a substantial adverse effect on a scenic vista? Circumstances Information Involving New Requiring or New Analysis More Severe or Impacts? I Verification? I. AESTHETICS: Except as provided in Public Resources Code Section 21099, would the project: a) Have a substantial adverse effect on a scenic vista? Less Than Significant No No No Impact b) Substantially damage scenic resources, including, but not limited to, trees, rock outcroppings, and historic No Impact No No No buildings within a state scenic highway? c) In nonurbanized 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 a publicly access! b_ ie vantage No Impact No No No point). If the projectis in an urbanized area would the project conflict with appiicable zoning and other regulations governing scenic duality? d) Create a new source of substantial light or glare Less Than which would adversely affect day or nighttime views in Significant No No No the area? Impact 4.1.1 Discussion Summary of the 2018 TCLQ Initial Study: According to the La Quinta General Plan, the Project Site is not located in an area that has scenic resources such as trees, rock outcroppings or historic buildings. The Project vicinity is urbanized and is either commercial or residential development. Views of the Santa Rosa Mountains can be seen from neighboring residential developments toward the west and southwest, but the proposed three-story hotel would not impact these views. The City of La Quinta is located within the boundaries of the Mount Palomar Nighttime Lighting Policy Area and the City has an Outdoor Light Control Ordinance (Municipal Code Chapter 9.100.150, Outdoor Lighting) to protect the night sky and prevent light impacts. The Project would be required to comply with this ordinance. While the Project would increase the lighting in the immediate area, it will not produce significant light or glare that would adversely affect day or nighttime views in the area. Although the Proposed Project would add additional lighting sources on-site, these new sources of lighting would be like existing lighting patterns in the area. Potential impacts would be less than significant, and no mitigation is required. Page 29 56 Site Development Permit No. SDP2022-0007 June 2023 The Centre at Lo Quinta Specific Plan 97-029 Amendment No. 6 - SP2022-0003 The Centre at Lo Quinta Specific Plan Initial Study Addendum No. 1 2023 Proposed Project Analysis The Proposed Project would be located on a parcel within the TCLQSP boundary and is the same hotel Project that was analyzed in the 2018 TCLQ Initial Study. Although the Proposed Project would increase the footprint of the building, the number of stories would be consistent with what was previously analyzed, therefore, views from the surrounding properties would not be obstructed. The Proposed Project is surrounded on the east and west by existing commercial, and additional residential development is proposed to the south of the Project Site. The Proposed Project would be consistent with the urbanized nature of the Project area and would be required to comply with the City's lighting ordinance. Therefore, the Proposed Project would be consistent with the previous Aesthetics analysis in the 2018 TCLQ Initial Study. 4.1.2 Mitigation Measures 2018 TCLQ Initial Study Mitigation Measures 1 Applicable/Not Applicable No mitigation measures were required to reduce impacts. Applicable. The 2023 Proposed Project is the same as 2018 Proposed Project with respect to Aesthetics. 4.1.3 Conclusion The Proposed Project would not result in any impacts beyond those identified in the previously approved 2018 TCLQ Initial Study. The Proposed Project contains no substantial changes to the implementation of the TCLQSpecific Plan, there have been no substantial changes in circumstances, and no new information has become available, not known and could not have been known, at the time that 2018 TCLQ Initial Study was approved, that would require major revisions to the 2018 TCLQ Initial Study. Page 30 57 Site Development Permit No. SDP2022-0007 June 2023 The Centre at La Quinta Specific Plan 97-029 Amendment No. 6 - SP2022-0003 The Centre at La Quinta Specific Plan Initial Study Addendum No. 1 4.2 AGRICULTURE & FORESTRY RESOURCES Do the New Impact Proposed Circumstances New Information CEQA THRESHOLDS Conclusion in Changes Involve Involving New Requiring New 2018 TCLQ Initial New or More or Analysis or Study Severe Impacts? More Severe Verification? Impacts? 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 No Impact No No No pursuant to the Farmland Mapping and Monitoring Program of the California Resources Agency, to non-agricultural use? b) Conflict with existing zoning for agricultural No Impact No No No 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(8)), timberland (as defined by Public Resources Code section No Impact No No No 4526), or timberland zoned Timberland Production (as defined by Government Code section 51104(g))? d) Result in the loss of forest land or No Impact No No No 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, No Impact No No No to non-agricultural use or conversion of forest land to non -forest use? 4.2.1 Discussion Summary of 2018 TCLQ Initial Study The Project site is in an area that is designated Urban and Built-up Land by the Farmland Mapping and Monitoring Program. The Project Site is located within The Centre at La Quinta Specific Plan area and Page 31 58 Site Development Permit No. SDP2022-0007 The Centre at La Quints Specific Plan 97-029 Amendment No. 6 - SP2022-0003 The Centre at Lo Quints Specific Plan Initial Study Addendum No. 1 June 2023 according to La Quinta's Zoning Map, the Site is currently designated CR (Regional Commercial). There is no land identified in the City's 2035 General Plan as designated for agriculture or farming. Development of the currently vacant Project Site would have no impact on agricultural resource criteria in this subject area. 2023 Proposed Project Analysis The Proposed Project would occur within the same parcel as the Project analyzed in the 2018 TCLQ Initial Study. There would be no change in the analysis. 4.2.2 Mitigation Measures 2018 TCLQ Initial Study Mitigation Measures Applicable/Not Applicable No mitigation measures were required to reduce impacts. Applicable. The 2023 Proposed Project is the same as 2018 Proposed Project with respect to Agriculture and Forestry Resources. 4.2.3 Conclusion The Proposed Project would not result in any impacts beyond those identified in the previously approved 2018 TCLQ Initial Study. The Proposed Project contains no substantial changes to the implementation of the TCLQ Specific Plan, there have been no substantial changes in circumstances, and no new information has become available, not known and could not have been known, atthe time that 2018 TCLQ Initial Study was approved, that would require major revisions to the 2018 TCLQ Initial Study. Page 32 59 Site Development Permit No. SDP2022-0007 The Centre at La Quinta Specific Plan 97-029 Amendment No. 6 - SP2022-0003 The Centre at La Quinta Specific Plan Initial Study Addendum No. 1 4.3 AIR QUALITY June 2023 III. AIR QUALITY: Where available, the significance criteria established by the applicable air quality management or air pollution Do the Would the project: a) Conflict with or obstruct implementation of the Less Than No Proposed New New Significant Impact Changes Circumstances Information CEQA THRESHOLDS Conclusion in Involve New Involving New or Requiring New Removed 2018 TCLQ or More More Severe Analysis or from Initial Study Severe Impacts? Verification? With Impacts? No No III. AIR QUALITY: Where available, the significance criteria established by the applicable air quality management or air pollution control district may be relied upon to make the following determinations. Would the project: a) Conflict with or obstruct implementation of the Less Than No No No applicable air quality plan? Significant NA— NA— NA — Less Than Removed Removed Removed �r+elatieI Significant from from from Significant Guidelines Guidelines Guidelines b) Result in a cumulatively considerable net increase of any criteria pollutant for which the Less Than project region is non -attainment under an Significant No No No applicable federal or state ambient air quality standard? c) Expose sensitive receptors to substantial Less Than pollutant concentrations? Significant With No No No Mitigation Incorporated d) GFeate a eet'enph' e Result in other emissions Less Than (such as those leading; to odors adversely affecting Significant No No No a substantial number of people? 4.3.1 Discussion Summary of 2018 TCLQ Initial Study The analysis in the 2018 TCLQ Initial Study was based on the Air Quality Impact Analysis report prepared by Urban Crossroads dated November 13, 2017. The Proposed Project identified in the 2018 TCLQ Initial Study was to subdivide The Centre at La Quinta Specific Plan Planning Area II (PA II) into two separate land use areas: the northerly 2.8 acres of the site will remain General Commercial to be developed with a 40,500 SF hotel, with the remaining 19.2 acres proposed to be a Medium High Density Residential development (2018 Proposed Project) Page 33 60 Site Development Permit No. SDP2022-0007 lune 2013 The Centre at La Quinta Specific Plan 97-029 Amendment No. 6 - SP2022-0003 The Centre at La Quinta Specific Plan Initial Study Addendum No. 1 Threshold 111(a) —Air Quality Conformity The 2018 Proposed Project was found to be consistent with the 2016 Air Quality Management Plan (AQMP) which was released in March 2017, as defined in Chapter 12, Section 12.2, and Section 12.3 of the SCAQMD's CEQA Air Quality Handbook (1993). The consistency indicators assessed were as follows: • Consistency Criterion No. 1 refers to violations of the California Ambient Air Quality Standards (CAAQS) and NAAQS. CAAQS and NAAQS violations would occur if regional emission thresholds were exceeded. The 2018 Proposed Project's construction -source emissions would not exceed applicable SCAQMD's regional thresholds of significance. • Consistency Criterion No. 2: The 2018 Proposed Project would not exceed the assumptions in the AQMP based on the years of Project build -out phase. Threshold 111(b) — Construction and Operational Emissions Tables 2 and 3 in the 2018 TCLQ Initial Study identified that construction and operation of the 2018 Project would not exceed the 2018 SCAQMD thresholds of significance. Table 5 - Summary of 2018 Project Emissions summarizes the data identified in Tables 2 and 3 in the 2018 TCLQ Initial Study. Table 5 - Summary of 2018 Project Emissions Year Emissions (pounds per day) VOC NO, CO So, PMlo PM2.5 Maximum Daily Emissions - Construction 55.72 71.75 36.69 0.07 23.46 13.07 Total Maximum Daily Emissions - Operations 23.73 37.15 82.89 0.24 14.24 6.59 SCAQMD Regional Threshold 75 100 550 150 150 55 Threshold Exceeded? NO NO NO NO NO NO Notes: NOx = nitrogen oxides; VOC = volatile organic compounds; CO = carbon monoxide; PMlo = particulate matter with an aerodynamic resistance diameter of 10 micrometers or less; PM2s = particulate matter with an aerodynamic resistance diameter of 2.5 micrometers The maximum daily emissions are the maximum emissions compared from summer and winter seasons. Source of emissions: Urban Crossroads. Projects that exceed the project -specific significance thresholds are considered by the SCAQMD to be cumulatively considerable. This is the reason project -specific and cumulative significance thresholds are the same. Conversely, projects that do not exceed the project -specific thresholds are not considered to be cumulatively significant. The 2018 Proposed Project's construction and operational related emissions would not exceed the applicable SCAQMD regional thresholds. Therefore, the 2018 Proposed Project would have a less than significant impact related to criteria pollutant emissions on both a project -level and cumulative basis. Page 34 61 Site Development Permit No. SDP2022-0007 June 2023 The Centre at La Quinta Specific Plan 97-029 Amendment No. 6 - SP2022-0003 The Centre at La Quinta Specific Plan Initial Study Addendum No. 1 With respect to impacts to sensitive receptors, the 2018 TCLQ Initial Study assumed active disturbance on approximately 3.5 acres per day during the site preparation phase and 4 acres per day during the grading phase of construction for both the hotel and residential component. As shown on Table 5 of the 2018 TCLQ Initial Study, emissions during construction activity would have the potential to exceed SCAQMD's Localized Significant Thresholds (LSTs) for emissions of PM10 and PM2.5. As such Mitigation Measure (MM) AIR -1 requiring all off-road construction equipment greater than 150 horsepower used during site preparation and grading activities to be California Air Resources Board (CARB) certified Tier 3 or better, was included to reduce the potential localized impact. With respect to odors, potential sources of construction odors include equipment, but construction odor is temporary. Potential operational odors generated bythe 2018 Proposed Project would include disposal of miscellaneous refuse. SCAQMD Rule 402 acts to prevent occurrences of odor nuisances. Consistent with City requirements, all project -generated refuse would be stored in covered containers and removed at regular intervals in compliance with solid waste regulations. Potential operational -source odor impacts would therefore be considered less than significant. 2023 Proposed Project Analysis Threshold 111 (a) —Air Quality Conformity The 2018 Proposed Project was found to be consistent with the 2016 AQMP which was released in March 2017, as defined in Chapter 12, Section 12.2, and Section 12.3 of the SCAQMD's CEQA Air Quality Handbook (1993). The current Proposed Project proposes to construct the 125 -room hotel with a pool that was evaluated in the 2018 TCLQ Initial Study and approved by the City as part for Assessor Parcel No. (APN) 600-340-060 (Project Site). While the number of rooms and number of stories would be same as approved in 2018, the building size would increase from 40,500 SF to 73,645 SF, and parking would be reduced from the 150 spaces approved to 125 spaces. Because the Proposed Project includes only minor revisions to square footage and parking that were assessed in the 2018 TCLQ Initial Study, the 2023 Proposed Project would still be consistent with the 2016 AQMP, and no further analysis is required. Threshold 111(b) — Construction and Operational Emissions A Project -level air quality analysis was prepared for the 2023 Proposed Project to update the regulatory and emission standards from the 2018 TCLQ Initial Study and compare the Project potential emissions to current air quality standards (Appendix A— La Quinta Hampton Inn Air Quality, Global Climate Change, and Energy Impact Analysis). The latest version of CaIEEIVIod was used to estimate the onsite and offsite construction emissions. The emissions incorporate SCAQMD Rule 402 and 403. Rule 402 and 403 (fugitive dust) are not considered mitigation measures as the Project by default is required to incorporate these rules during construction. The results of the analysis are identified in Table 6 - Summary of Construction Page 35 62 Site Development Permit No. SDP2022-0007 The Centre at La Quints Specific Plan 97-029 Amendment No. 6 - SP2022-0003 The Centre at Lo Quints Specific Plan Initial Study Addendum No. 1 June 2023 and Operational Related Regional Pollutant Emissions and Table 7 -Local Construction Emissions at the Nearest Receptors. Table 6 - Summary of Construction and Operational Related Regional Pollutant Emissions Activity Pollutant Eissions ounds da ROG NOx CO SOZ PM10 PM2.5 Maximum Daily Construction Emissions''Z 50.90 30.60 20.90 0.11 6.38 2.73 Maximum Daily Operational Emissions 6.79 6.20 55.50 0.13 3.98 0.82 SCAQMD Thresholds 75 100 550 150 150 55 Exceeds Thresholds? No No No I No No No rvotes: Source: CalEEMod Version 2022.1.1.13. (1) On-site grading PM -10 and PM -2.5 emissions show compliance with SCAQMD Rule 403 forfugitive dust. (2) Construction, painting, and paving phases may overlap. (3) Source: CalEEMod Version 2022.1.1.13; the higher of either summer or winter emissions Table 7 - Local Construction Emissions at the Nearest Receptors On -Site Pollutant Emissions (pounds/day) Activity NOx CO PM10 PM2.5 Grading 15.90 15.40 2.61 1.57 Building Construction 9.44 10.10 0.37 0.34 Paving 4.63 6.50 0.20 0.19 Architectural Coating 0.88 1.14 0.03 0.03 SCAQMD Thresholds' 296 3,409 44 12 Exceeds Threshold? No No No No Source: Calculated from CalEEMod and SCAQMD's Mass Rate Look -up Tables for 2acres at a distance of 100 m, to be conservative, in SRA30 Coachella Valley. (1) The nearest sensitive receptors to the project are the existing multi -family residential uses with property lines located approximately 605 feet (-185 meters) to the west and 895 feet (`270 meters) to the south, the single-family residential uses with property lines located approximately 640 feet (^'195 meters) to the southwest and 947 feet ("288 meters) to the southeast of the project site; therefore, to be conservative, the 100 meter threshold was used. Note: The proposed project will disturb up to a maximum of 2 acres per day (see Table 7 of Appendix A). The construction and operational emissions for the 2023 Proposed Project would not exceed the SCAQMD's daily emission thresholds at the regional level as demonstrated in Table 6, and therefore would be considered less than significant. The data provided in Table 7 shows that none of the analyzed criteria pollutants would exceed the local emissions thresholds at the nearest sensitive receptors. Therefore, a less than significant local air quality impact would occur from construction of the 2023 Proposed Project. Page 36 63 Site Development Permit No. SDP2022-0007 June 2023 The Centre at La Quinta Specific Plan 97-029 Amendment No. 6 - SP2022-0003 The Centre at La Quints Specific Plan Initial Study Addendum No. 1 4.3.2 Mitigation Measures 2018 TCLQ Initial Study Mitigation Measures I Applicable/Not Applicable MM AIR -1 During site preparation and grading Applicable. The 2023 Proposed Project is activities, all off-road construction substantially similar to that which was analyzed equipment greater than 150 horsepower in the 2018 TCLQ Initial Study. (>150 HP) shall be ARB certified Tier 3 or better. 4.3.3 Conclusion The Proposed Project would not result in impacts beyond those identified in the previously approved 2018 TCLQ Initial Study. The 2023 Proposed Project contains no substantial changes to the implementation of the TCLQSpecific Plan, there have been no substantial changes in circumstances, and no new information has become available, not known and could not have been known, at the time that 2018 TCLQ Initial Study was approved, that would require major revisions to the 2018 TCLQ Initial Study. Page 37 64 Site Development Permit No. SDP2022-0007 The Centre at La Quinta Specific Plan 97-029 Amendment No. 6 - SP2022-0003 The Centre at La Quinta Specific Plan Initial Study Addendum No. 1 4.4 BIOLOGICAL RESOURCES CECW THRESHOLDS June 2023 Do the New Proposed Circumstances New Impact Changes Information Conclusion in Involve New or Involving New Requiring New 2018 TCLQ Initial More or Analysis or Study Severe More Severe Verification? Impacts? Impacts? IV. BIOLOGICAL RESOURCES: Would the project: a) Have a substantial adverse effect, either directly or through habitat modifications, on any Less Than species identified as a candidate, sensitive, or Significant special status species in local or regional plans, With No policies, or regulations, or by the California Mitigation Department of Fish and Wildlife or U.S. Fish and Incorporated Wildlife Service? b) Have a substantial adverse effect on any riparian habitat or other sensitive natural community identified in local or regional plans, No Impact No policies, regulations or by the California Department of Fish and Wildlife or U.S. Fish and Wildlife Service? c) Have a substantial adverse effect on state or federally protected wetlands as defiRed4 Seet;aR ARA A-{ the GleaA Water A0 (including, but No Impact No not limited to, marsh, vernal pool, coastal, etc.) through direct removal, filling, hydrological interruption, or other means d) Interfere substantially with the movement of any native resident or migratory fish or wildlife species or with established native resident or No Impact migratory wildlife corridors, or impede the use of native wildlife nursery sites? e) Conflict with any local policies or ordinances protecting biological resources, such as a tree preservation policy or ordinance? f) Conflict with the provisions of an adopted Habitat Conservation Plan, Natural Community Conservation Plan, or other approved local, regional, or state habitat conservation plan? Less Than Significant Impact No Impact No No No No No No No No I No IM Mko No No No No Page 38 65 Site Development Permit No. SDP2022-0007 lune 2023 The Centre at La Quints Specific Plan 97-029 Amendment No. 6 - SP2022-0003 The Centre at Lo Quints Specific Plan Initial Study Addendum No. 1 4.4.1 Discussion Summary of 2018 TCLQ Initial Study Biological resources were analyzed for the 2018 TCLQ Initial Study in a Biological Resource Assessment Technical Memorandum for Assessor's Parcel Number 600-340-048 at 79315 Highway 111, La Quinta, California, prepared by FirstCarbon Solutions (FCS) and included in Appendix B in the 2018 TCLQ Initial Study. The Project parcel consisted of an undeveloped property with uncultivated areas having a sparse cover of desert shrubs and weeds. The site is bordered by commercial (auto mall) and industrial uses to the north and east, and single-family and multi -family residential uses to the south and west. In 2018, the Project Site consisted primarily of land that has been disturbed from human activity. Disturbed lands were no longer recognizable as a native or naturalized vegetation association, but they continued to retain a soil substrate. The Project Site was moderately disturbed by construction activities, including light rough grading, excavation of three retention basins, existence of a large stormwater outfall basin, the installation of basic utility infrastructure, and creation of 1:1 berm slopes (for wind erosion control) along the western, southern, and eastern boundaries. While the Project Site is disturbed, it was found to support open space, shrubs, and trees that could potentially provide cover, foraging, and nesting habitat for resident and migratory birds. These birds are protected by the Migratory Bird Treaty Act (MBTA) and/or the California Fish and Game Code (§§ 3503, 3503.5, 3513, and 3800), which render it unlawful to take native breeding birds, and their nests, eggs, and young. Implementation of Mitigation Measure BIO -1 was determined to be needed to help to avoid, eliminate, or reduce direct impacts on breeding birds to less than significant levels. 2023 Proposed Project Analysis The Project would occur within the same area as that was analyzed in the 2018 TCLQ Initial Study. The Project Site has continued to be graded since the time of the 2018 Biological Resources Assessment, and the conditions are unchanged. There are no new sensitive species that have been listed by State and Federal agencies that would directly impact the Specific Plan area, or Project Site. There are no new policies, Habitat Conservation Plans or Natural Community Conservation Plans that have been adopted that would impact the Project Site. 4.4.2 Mitigation Measures 2018 TCLQ Initial Study Mitigation Measures MM BIO -1 Construction during Breeding Season and Pre - construction Breeding Bird Surveys To be in compliance with the MBTA and the California Fish and Game Code, and to avoid and reduce direct and indirect impacts on migratory non -game breeding birds, and their nests, young, and eggs to less than significant levels, the following measures shall be implemented. Page 39 Applicable Applicable. The 2023 Proposed Project occurs on the same parcel as assessed in the 2018 TCLQ Initial Study. M. Site Development Permit No. SDP2022-0007 lune 2023 The Centre at La Quinta Specific Plan 97-029 Amendment No. 6 - SP2022-0003 The Centre at La Quinta Specific Plan Initial Study Addendum No. 1 • All ground -disturbing activities, including removal of vegetation, which would remove or disturb potential nest sites shall be scheduled outside the breeding bird season, if feasible. The breeding bird nesting season is typically from January 15 through September 15, but can vary slightly from year to year, usually depending on weather conditions. Removing all physical features that could potentially serve as nest sites outside of the breeding bird season also would help to prevent birds from nesting within the project site during the breeding season and during construction activities. • If project activities that would remove or disturb potential nest sites cannot be avoided during January 15 through September 15, a qualified biologist shall conduct a pre -construction clearance and nesting bird survey to search for all potential nesting areas, breeding birds, and active nests or nest sites within the limits of project disturbance up to seven days prior to mobilization, staging and other disturbances. The survey shall end no more than three days prior to vegetation, substrate, and structure removal and/or disturbance. • If no breeding birds or active nests are observed during the pre -construction survey, or if they are observed and would not be disturbed, then project activities may begin, and no further mitigation would be required. • If an active bird nest is located during the pre - construction survey and potentially would be disturbed, a no -activity buffer zone shall be delineated on maps and marked (flagging or other means) up to 500 feet for special -status avian species and raptors, or 75 feet for non - special status avian species, at the discretion of the qualified biologist. The limits of the buffer shall be demarcated so as to not provide a specific indicator of the location of the nest to predators or people. Materials used to demarcate the nests would be removed as soon as work is complete, or the fledglings have left the nest. Buffer zones shall not be disturbed until a qualified biologist determines that the nest is inactive. • Birds or their active nests shall not be disturbed, captured, handled or moved. Inactive nests may be moved by a qualified biologist, if necessary, to avoid disturbance by project activities. Page 40 67 Site Development Permit No. SDP2022-0007 lune 2023 The Centre at La Quinta Specific Plan 97-029 Amendment No. 6 - SP2022-0003 The Centre at La Quinta Specific Plan Initial Study Addendum No. 1 4.4.3 Conclusion The Proposed Project would not result in any impacts beyond those identified in the previously approved 2018 TCLQ Initial Study. The Proposed Project contains no substantial changes to the implementation of the TCLQ Specific Plan, there have been no substantial changes in circumstances, and no new information has become available, not known and could not have been known, at the time that 2018 TCLQ Initial Study was approved, that would require major revisions to the 2018 TCLQ Initial Study. Page 41 68 Site Development Permit No. SDP2022-0007 The Centre at La Quinta Specific Plan 97-029 Amendment No. 6 - SP2022-0003 The Centre at La Quinta Specific Plan Initial Study Addendum No. 1 June 2023 4.5 CULTURAL RESOURCES Do the Impact P Proposed Changes New Circumstances New Information CEQA THRESHOLDS Conclusion in Involve New or Involving New Requiring New 2018 TCLQ Initial Study More Severe or More Severe Analysis or Impacts? Verification. ? Impacts? V. CULTURAL RESOURCES: Would the project: a) Cause a substantial adverse change in the significance of a historical resource �Jt 0n G min No Impact No No No DLlrsuant to 15064.5? b) Cause a substantial adverse change in the Less Than significance of an archaeological resource pursuant Significant to 15064.5? With No No No Mitigation Incorporated 6) DiFeEtly OF 44F&E;' ly elestice y a uniqu ;_ Refer to (NA - Moved (NA -Moved (NA - Moved ^,t9, ,, ~ ,,,,,, �;�, r Site ,r unique a,e, f^ Section 4.7 to to Geological to Geological Geological Criterion Resources in Resources in Resources in VII(f) Guidelines) Guidelines) Guidelines) c) Disturb any human remains, including those Less Than interred outside of formal cemeteries? Significant With No No No Mitigation Incorporated 4.5.1 Discussion Summary of 2018 TCLQ Initial Study A due diligence assessment for the Project Site was conducted June 17, 2016. This due diligence investigation consisted of a California Historical Resources Information System (CHRIS) records search, a review of historic aerial photography and maps for the subject parcel, a Native American Heritage Commission (NAHC) Sacred Lands File Search, a paleontological literature review and localities database search, and a reconnaissance -level survey. With respect to historical resources, the 2018 Proposed Project area itself had been studied through surveys in 1992 and 1997 and monitoring during excavations and grading conducted in 1999/2000 and again in 2008. The pedestrian survey confirmed that the upper 3 feet of soil within the 2018 Project area had been locally excavated and engineered to its current compaction (approximately 75 percent). Therefore, the potential to encounter historical resources within the uppermost strata is non-existent. No impacts are expected to occur. Page 42 69 Site Development Permit No. SDP2022-0007 The Centre at La Quints Specific Plan 97-029 Amendment No. 6 - SP2022-0003 The Centre at La Quints Specific Plan Initial Study Addendum No. 1 June 2023 With respect to archaeological resources, the 2018 TCLQ Initial Study identified that the general area is highly sensitive for pre -historic resources. Disturbance of these resources could result in significant impacts during grading activities. As such, implementation of Mitigation Measure CUL -1 was determined to be necessary to reduce impacts to less than significant levels. Although the Project site is not known to contain any human remains or burial grounds, the Project area has been identified as highly sensitive for archaeological resources, which could include human remains. As such, implementation of Mitigation Measure CUL -3 was deemed necessary to reduce impacts to less than significant levels. 2023 Proposed Project Analysis The Proposed Project would occur within the same area as that was analyzed in the 2018 TCLQ Initial Study, and the conditions are unchanged. 4.5.2 Mitigation Measures 2018 TCLQ Initial Study Mitigation Measures App:icable/Not Applicable MM CUL -1 Prior to any ground -disturbing activities, the Applicable. The 2023 Proposed Project occurs applicant shall retain the services of a qualified on the same parcel as assessed in the 2018 archaeologist and Tribal Monitor. Copies of TCLQ Initial Study. contracts with monitoring archaeologists and Tribal Monitors shall be provided to the City prior to the issuance of any ground -disturbing permit. Full-time archaeological monitoring shall be conducted by a qualified archaeologist for excavations that will exceed 3 feet in depth. In the event that buried cultural resources are discovered during construction, the archaeologist shall be permitted to stop construction operations within 50 feet of the find and the Applicant and/or the Applicant's representative shall immediately notify the City. The archaeologist shall determine whether the finding requires further study. The Applicant shall include a standard inadvertent discovery clause in every construction contract to inform contractors of this requirement. The archaeologist shall make recommendations concerning appropriate measures that will be implemented to protect the resource(s), including but not limited to excavation and evaluation of the finds in accordance with Section 15064.5 of the CEQA Guidelines. Any previously undiscovered resources found during construction within the project area should be recorded on appropriate Department of Parks and Recreation (DPR) 523 forms and evaluated for significance in terms of CEQA Page 43 70 Site Development Permit No. SDP2022-0007 The Centre at La Quinto Specific Plan 97-029 Amendment No. 6- SP2022-0003 The Centre at Lo Quinta Specific Plan Initial Study Addendum No. 1 June 2023 4.5.3 Conclusion The Proposed Project would not result in any impacts beyond those identified in the previously approved 2018 TCLQ Initial Study. The Proposed Project contains no substantial changes to the implementation of the TCLQSpecific Plan, there have been no substantial changes in circumstances, and no new information has become available, not known and could not have been known, at the time that 2018 TCLQ Initial Study was approved, that would require major revisions to the 2018 TCLQ Initial Study. Page 44 71 criteria. The archaeologist shall provide the City with a report of all monitoring activities within 30 days of completion of these activities. MM CUL -3 In the event of the accidental discovery of any Applicable. The 2023 Proposed Project occurs human remains on the project, CEQA on the same parcel as assessed in the 2018 Guidelines Section 15064.5; Health and Safety TCLQ Initial Study. Code Section 7050.5; and Public Resources Code (PRC) Sections 5097.94 and 5097.98 must be followed. If during the course of project development there is accidental discovery of any human remains, the following steps shall be taken: 1. There shall be no further excavation or disturbance of the site, or any nearby area reasonably suspected to overlie adjacent human remains until the County Coroner is contacted to determine if the remains are Native American and if an investigation of the cause of death is required. If the coroner determines the remains to be Native American, the coroner shall contact the Native American Heritage Commission (NAHC) within 24 hours, and the NAHC shall identify the person or persons it believes to be the "most likely descendant" (MLD) of the deceased Native American. The MLD may make recommendations to the landowner or the person responsible for the excavation work, for means of treating or disposing of, with appropriate dignity, the human remains, and any associated grave goods as provided in Public Resource Code Section 5097.98, Environmental Issues. 4.5.3 Conclusion The Proposed Project would not result in any impacts beyond those identified in the previously approved 2018 TCLQ Initial Study. The Proposed Project contains no substantial changes to the implementation of the TCLQSpecific Plan, there have been no substantial changes in circumstances, and no new information has become available, not known and could not have been known, at the time that 2018 TCLQ Initial Study was approved, that would require major revisions to the 2018 TCLQ Initial Study. Page 44 71 Site Development Permit No. SDP2022-0007 June 2023 The Centre at La Quinta Specific Plan 97-029 Amendment No. 6 - SP2022-0003 The Centre at La Quinto Specific Plan Initial Study Addendum No. 1 4.6 ENERGY Do the New Proposed Circumstances New Impact Changes Involving New Information CEQA THRESHOLDS Conclusion in Involve New or or Requiring New 2018 TCLQ More Analysis or Initial Stud Y Severe More Severe Verification. Impacts? Impacts? VI. ENERGY: Would the prosect: a Result in a potentiall si nificant environmental Not impact due to wasteful, inefficient, or unnecessary Analyzed NA NA NA consumption of eneEgy resources, during prosect construction or operation? Not b) Conflict with or obstruct a state or local plan for Analyzed NA NA NA renewable energy or enerl?V efficiency? 4.6.1 Discussion In December 2018, the Natural Resources Agency revised Appendix G of the CEQA Guidelines to include a checklist item relating to a project's impacts relating to Energy. Appendix G of the CEQA Guidelines now includes a checklist item that provides the following questions (as shown in the Table above): The City approved the 2018 TCLQ Initial Study on July 3, 2018, approximately six months before the State added the above checklist items to the CEQA Guidelines. California courts have held that where a new guideline or threshold is adopted after the certification of an EIR, an Addendum to the EIR need not include additional environmental analysis relating to that guideline or threshold where the potential environmental impact at issue in the new guideline or threshold was known or could have been known at the time the EIR was certified (Citizens Against Airport Pollution v. City of San Jose (2014) 227 Cal.App.4th 788, 806 [even though CEQA Guidelines were amended on March 18, 2010 to address greenhouse gas emissions, lead agency's 2010 Addendum to a 1997 EIR did not require analysis of greenhouse gas emissions because "information about the potential environmental impact of greenhouse gas emissions was known or could have been known at the time the 1997 EIR and the 2003 SEIR for the [project] were certified"]; Concerned Dublin Citizens v. City of Dublin (2013) 214 Cal.App.4th 1301, 1319-1320 ["the adoption of guidelines for analyzing and evaluating the significance of data does not constitute new information if the underlying information was otherwise known or should have been known at the time the EIR was certified"]; see also Citizens for Responsible Equitable Environmental Development v. City of San Diego (2011)196 Cal.App.4th 515, 532.). 2023 Proposed Project Analysis The City, as the Lead Agency knew or could have known the impacts at issue in the above -referenced threshold (i.e., the potential environmental impacts of energy inefficiency) when 2018 TCLQ Initial Study was adopted in July 2018. Though the hotel was approved in 2018, the design is subject to the most Page 45 72 Site Development Permit No. SDP2022-0007 June 2023 The Centre at La Quints Specific Plan 97-029 Amendment No. 6 - SP2022-0003 The Centre at La Quinta Specific Plan Initial Study Addendum No. 1 current Title 24 building codes that require energy efficiency. Therefore, the Project, as proposed in 2018 would not result in a wasteful use of energy. Threshold VI (a) Energy Practices An energy analysis was performed for the 2023 Proposed Project (Appendix A). Electrical service will be provided by Imperial Irrigation District. The analysis in Appendix identifies that the Project construction and operations would not result in the inefficient, wasteful, or unnecessary consumption of energy. The 2023 Proposed Project does not include any unusual characteristics or construction processes that would require the use of equipment that would be more energy intensive than is used for comparable activities and is a hotel project that is not proposing any additional features that would require a larger energy demand than other hotel projects of similar scale and configuration. The energy demands of the Project are anticipated to be accommodated within the context of available resources and energy delivery systems. The Project would therefore not cause or result in the need for additional energy producing or transmission facilities. Therefore, the impact to threshold VI (a) is less than significant, and no mitigation is required. Threshold VI (b) Energy Policies The analysis in Appendix A identifies that the 2023 Proposed Project, which is like the 2018 Proposed Project, would not conflict with or obstruct a state or local plan for renewable energy or energy efficiency. Therefore, the impact to threshold VI (b) is less than significant, and no mitigation is required. 4.6.2 Mitigation Measures 2018 TCLQ Initial Study Mitigation Measures I Applicable/Not Applicable No mitigation measures were identified because this No Mitigation Required. The analysis in Appendix A criterion was not analyzed. supports the findings that all impacts associated with the 2023 Proposed Project are less than significant and do not require mitigation. 4.6.3 Conclusion The 2018 TCLQ Initial Study did not include the Energy environmental factor in its checklist, therefore, California law does not require the City to analyze these impacts in this Addendum. Nonetheless, the Proposed Project will follow all building codes relative to energy efficiency which would follow all laws and plans that would not result in a potentially significant environmental impact due to wasteful, inefficient, or unnecessary consumption of energy resources, during project construction or operation. A Project -specific energy study was performed for the 2023 Proposed Project, which identified that all potential impacts were less than significant. Page 46 73 Site Development Permit No. SDP2022-0007 June 2023 The Centre at La Quinta Specific Plan 97-029 Amendment No. 6 - SP2022-0003 The Centre at La Quints Specific Plan Initial Study Addendum No. 1 4.7 GEOLOGY AND SOILS Do the New Proposed Impact Changes Circumstances New Information Conclusion in CECIA THRESHOLDS Involve New or Involving New or Requiring New 2018 Initial More More More Severe Analysis or Study Stud Impacts? Verification? Impacts? 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: • Rupture of a known earthquake fault, as delineated on the most recent Alquist-Priolo Earthquake Fault Zoning Map issued by the State Geologist for the area or based on other No Impact No No No substantial evidence of a known fault? Refer to Division of Mines and Geology Special Publication 42. Less Than Strong seismic ground shaking? Significant No No No Impact Less Than � • Seismic -related ground failure, including Significant No No No liquefaction? Impact Less Than • Landslides? Significant No No No Impact b) Result in substantial soil erosion or the loss of Less Than Significant No No No topsoil? Impact c) Be located on a geologic unit or soil that is unstable, or that would become unstable as a result of the Less Than project, and potentially result in on- site or off-site Significant No No No landslide, lateral spreading, subsidence, liquefaction, or Impact collapse? d) Be located on expansive soil, as defined in Table 18- Less Than 1-B of the Uniform Building Code (1994), creating Significant No No No substantial risks to life or property? Impact Page 47 74 Site Development Permit No. SDP2022-0007 June 2023 The Centre at La Quinta Specific Plan 97-029 Amendment No. 5 - SP2022-0003 The Centre at Lo Quints Specific Plan Initial Study Addendum No. 1 4.7.1 Discussion Summary of 2018 TCLQ Initial Study Faults and seismic concerns. No portion of the TCLQ Specific Plan area is located within an Alquist-Priolo Fault Hazard Zone. Strong seismic shaking associated with earthquakes is a hazard that can be anticipated to affect all structures in Southern California at some point in their life. The most significant step taken to mitigate the potential for ground shaking on development projects has been the enactment of strict building codes for construction or retrofit of buildings subject to ground shaking hazards. Liquefaction and Subsidence. According to the County of Riverside, the site is situated within a Moderate liquefaction zone. Based on the Geotechnical Analysis conducted for the 2018 Proposed Project, the risks associated with liquefaction are considered negligible. Therefore, the impacts would be less than significant. Landslides. According to the geotechnical investigation, there are no signs of slope instability in the form of landslides, rockfalls, earthflows or slumps were observed at or near the subject site. The site is situated on flat ground and not immediately adjacent to any slopes or hillsides. As such, risks associated with slope instability were negligible. Soil Erosion loss of Topsoil. The Project Site is currently an undeveloped lot. Within the Project area, there is a natural sand migration process called "blowsand" that has direct and indirect effects on air quality. Blowsand produces particulate matter (PM10) in two ways: (1) by direct particle erosion and fragmentation as natural PM10, and (2) by secondary effects, as sand deposits on road surfaces. During the construction phase of the Project, the area may be exposed to soil erosion or the loss of topsoil. However, the Project would comply with SCAQMD fugitive dust regulations (Rules 403 and 403.1) and would prevent the loss of soil through wind or water erosion by implementing an effective combination of erosion and sediment control and good housekeeping Best Management Practices (BMPs). The Project would be required to prepare a fugitive dust control plan to comply with Rule 403.1,and La Quinta Municipal Code Section 6.16, as well as other regulations, to reduce the potential impacts from the loss of topsoil. Following compliance with SCAQMD fugitive dust rules and NPDES regulatory requirements, Page 48 75 1 Do the Proposed New New Impact Changes Circumstances Information CEQq THRESHOLDS Conclusion in Involve New or Involving New Requiring New 2018 TCLQ Initial More or Analysis or Study Severe More Severe Verification? Impacts? Impacts? e) Have soils incapable of adequately supporting the use of septic tanks or alternative wastewater disposal No Impact No No No systems where sewers are not available for the disposal of wastewater? f) Qi rettly or indirectly destroy a uniguepaleon toEol;ical Less Than Significant resource or site or unique geola�ic featilre? With No No No Mitigation Incorporated 4.7.1 Discussion Summary of 2018 TCLQ Initial Study Faults and seismic concerns. No portion of the TCLQ Specific Plan area is located within an Alquist-Priolo Fault Hazard Zone. Strong seismic shaking associated with earthquakes is a hazard that can be anticipated to affect all structures in Southern California at some point in their life. The most significant step taken to mitigate the potential for ground shaking on development projects has been the enactment of strict building codes for construction or retrofit of buildings subject to ground shaking hazards. Liquefaction and Subsidence. According to the County of Riverside, the site is situated within a Moderate liquefaction zone. Based on the Geotechnical Analysis conducted for the 2018 Proposed Project, the risks associated with liquefaction are considered negligible. Therefore, the impacts would be less than significant. Landslides. According to the geotechnical investigation, there are no signs of slope instability in the form of landslides, rockfalls, earthflows or slumps were observed at or near the subject site. The site is situated on flat ground and not immediately adjacent to any slopes or hillsides. As such, risks associated with slope instability were negligible. Soil Erosion loss of Topsoil. The Project Site is currently an undeveloped lot. Within the Project area, there is a natural sand migration process called "blowsand" that has direct and indirect effects on air quality. Blowsand produces particulate matter (PM10) in two ways: (1) by direct particle erosion and fragmentation as natural PM10, and (2) by secondary effects, as sand deposits on road surfaces. During the construction phase of the Project, the area may be exposed to soil erosion or the loss of topsoil. However, the Project would comply with SCAQMD fugitive dust regulations (Rules 403 and 403.1) and would prevent the loss of soil through wind or water erosion by implementing an effective combination of erosion and sediment control and good housekeeping Best Management Practices (BMPs). The Project would be required to prepare a fugitive dust control plan to comply with Rule 403.1,and La Quinta Municipal Code Section 6.16, as well as other regulations, to reduce the potential impacts from the loss of topsoil. Following compliance with SCAQMD fugitive dust rules and NPDES regulatory requirements, Page 48 75 Site Development Permit No. SDP2022-0007 June 2023 The Centre at Lo Quinta Specific Plan 97-029 Amendment No. 6 - SP2022-0003 The Centre at La Quinta Specific Plan Initial Study Addendum No. 1 Project implementation would result in a less than significant impact involving soil erosion or the loss of topsoil. Septic Tanks. The Project does not propose the use of septic tanks. The sanitary sewage collection and treatment system in the City is operated and maintained by the Coachella Valley Water District, which extends service based upon approved designs and improvements constructed by the private developer. There is an existing 18 -inch sewer main in Adams Street and an existing 8 -inch sewer line in Auto Center Drive for the development to connect to. Paleontological Resources. (This criterion was moved to Section VII Geology and Soils in the 2019 Guidelines from Section V Cultural Resources update). The paleontological records search conducted for the 2018 Proposed Project identified that while there are no known fossil localities within the Project area, there is a locality on record in similar conditions. 2023 Proposed Project Analysis The Proposed Project would be located on a parcel within the TCLQSP boundary and is the same hotel Project that was analyzed in the 2018 TCLQ Initial Study. The Proposed Project would increase the footprint of the building, and therefore, increase the subsurface disturbance necessary for the hotel building footings. 4.7.2 Mitigation Measures 2018 TCLQ Initial Study Mitigation Measures Applicable/Not Applicable MM CUL -2 Prior to any ground -disturbing activities, the applicant Applicable. The 2023 Proposed Project shall retain the services of a qualified geologist or occurs on the same parcel as assessed in the paleontologist. Full-time monitoring shall be conducted 2018 TCLQ Initial Study. for all excavations that exceed 3 feet in depth. In the event that paleontological resources are discovered during construction, the paleontologist shall be permitted to stop construction operations within 50 feet of the find and the Applicant and/or the Applicant's representative shall immediately notify the City. The paleontologist shall determine whether the finding requires further study. The Applicant shall include a standard inadvertent discovery clause in every construction contract to inform contractors of this requirement. The paleontologist shall make recommendations concerning appropriate measures that will be implemented to protect the resource(s), including but not limited to excavation and evaluation of the finds in accordance with the Society of Vertebrate Paleontology Guidelines. Any fossils recovered during mitigation shall be deposited in an accredited and permanent scientific institution. The paleontologist shall provide the City with a report of all monitoring activities within 30 days of completion of these activities. Page 49 76 Site Development Permit No. SDP2022-0007 June 2023 The Centre at Lo Quints Specific Plan 97-029 Amendment No. 6 - SP2022-0003 The Centre at Lo Quints Specific Plan Initial Study Addendum No. 1 4.7.3 Conclusion The Proposed Project would not result in any impacts beyond those identified in the previously approved 2018 TCLQ Initial Study. The Proposed Project contains no substantial changes to the implementation of the TCLQSpecific Plan, there have been no substantial changes in circumstances, and no new information has become available, not known and could not have been known, atthe time that 2018 TCLQ Initial Study was approved, that would require major revisions to the 2018 TCLQ Initial Study. Page 50 77 Site Development Permit No. SDP2022-0007 June 2023 The Centre at La Quints Specific Plan 97-029 Amendment No. 6 - SP2022-0003 The Centre at La Quinta Specific Plan Initial Study Addendum No. 1 4.8 GREENHOUSE GAS EMISSIONS Do the Proposed New New Impact Changes Circumstances Information Involve New or Involving New Requiring Mitigation Conclusion in g CEQA THRESHOLDS 2018 TCLQ More or New Analysis Measure Initial Study Severe More Severe or Impacts? Impacts? Verification? VIII. GREENHOUSE GAS EMISSIONS: Would the project: a) Generate greenhouse gas emissions, either directly or indirectly, Less Than No No No None that may have a significant impact on Significant the environment? b) Conflict with an applicable plan, policy or regulation adopted for the Less Than No No No None purpose of reducing the emissions of Significant greenhouse gases? 4.8.1 Discussion Summary of 2018 TCLQ Initial Study The City of La Quinta had not adopted its own numeric threshold of significance for determining impacts with respect to greenhouse gas (GHG) emissions. A screening threshold of 4.8 MT CO2 per service population per year is used to determine whether a significant impact would occur. The Project would be required to comply with the community -wide greenhouse gas reduction measures and programs for new development included in the City of La Quinta's Greenhouse Gas Reduction Plan. This approach is a widely accepted screening threshold used by numerous cities in the South Coast Air Basin and is based on the SCAQMD staff's proposed GHG screening threshold for stationary source emissions for non -industrial projects, as described in the SCAQMD's Interim CEQA GHG Significance Threshold for Stationary Sources, Rules, and Plans (SCAQMD Interim GHG Threshold). The SCAQMD Interim GHG Threshold identifies a screening threshold to determine whether additional analysis is required. The 2018 Project's estimated GHG emissions were determined to be not significant. AB 32 requires California to reduce its GHG emissions by approximately 28.5 percent when compared to GHG emissions produced under a "Business as Usual" scenario. As of 2018, the City had set forth reduction targets consistent with AB 32 and aimed to reduce CO2e emissions to 10 percent below 2005 levels by 2020 and 28 percent below 2005 by 2035. The analysis identified that the Project was considered consistent with the City's GHG Reduction Plan. The Project would not interfere with the State's implementation of (i) Executive Order B-30-15 and SB 32's target of reducing statewide GHG emissions to 40 percent below 1990 levels by 2030 or (ii) Executive Order S -3-05's target of reducing statewide GHG emissions to 80 percent below 1990 levels by 2050 because it would not interfere with the State's implementation of GHG reduction plans described in the ARB's Updated Scoping Plan, including providing for 12,000 megawatts of renewable distributed Page 51 78 Site Development Permit No. SDP2022-0007 June 2023 The Centre at Lo Quints Specific Plan 97-029 Amendment No. 6 - SP2022-0003 The Centre at La Quints Specific Plan Initial Study Addendum No. 1 generation by 2020, the California Building Commission mandating net zero energy homes in the building code after 2020, or existing building retrofits under AB 758. Therefore, the Project's impacts on greenhouse gas emissions in the 2030 and 2050 horizon years would be less than significant. 2023 Proposed Project Analysis A Project -level GHG analysis was conducted for the 2023 Proposed Project (Appendix A). To determine whether the project's GHG emissions are significant, this analysis uses the SCAQMD screening threshold of 3,000 MTCO2e per year for all land uses. The analysis in Appendix A shows that the total for the Proposed Project's emissions (without credit for any reductions from sustainable design, and/or regulatory requirements) would be 2,236.3 (million tons CO2e) MTCO2e per year. According to the thresholds of significance established by the SCAQMD, a cumulative global climate change impact would occur if the GHG emissions created from the on-going operations of a proposed project would exceed the SCAQMD draft threshold of 3,000 MTCO2e per year for all land uses. Therefore, as emissions do not exceed 3,000 MTCO2e per year, operation of the 2023 Proposed Project would not create a significant cumulative impact to global climate change. There have been no changes to applicable GHG plans and policies since the time of the 2018 Initial Study analysis. Implementation of the Proposed Project would also be required to comply with all applicable plans and policies. Therefore, there is no change in this analysis. 4.8.2 Mitigation Measures 2018 TCLQ Initial Study Mitigation Measures Applicable/Not Applicable No mitigation measures were required to reduce impacts. Applicable. The 2023 Proposed Project is the same as 2018 Proposed Project with respect to Greenhouse Gas Emissions. Additionally, the Project -level GHG analysis confirmed that there are no significant impacts that warrant mitigation. 4.8.3 Conclusion The Proposed Project would not result in any impacts beyond those identified in the previously approved 2018 TCLQ Initial Study. The Proposed Project contains no substantial changes to the implementation of the TCLQSpecific Plan, there have been no substantial changes in circumstances, and no new information has become available, not known and could not have been known, at the time that 2018 TCLQ Initial Study was approved, that would require major revisions to the 2018 TCLQ Initial Study. Page 52 79 Site Development Permit No. SDP2022-0007 June 2023 The Centre at La Quinto Specific Plan 97-029 Amendment No. 6- SP2022-0003 The Centre at La Quints Specific Plan Initial Study Addendum No. 1 4.9 HAZARDS AND HAZARDOUS MATERIALS Page 53 80 Do the New Impact Proposed Changes Circumstances New Information CEQA THRESHOLDS Conclusion in Involve New or Involving New Requiring New 2018 TCLQ More or More Severe Analysis or Initial Study Severe Impacts? Verification? Impacts? IX. HAZARDS AND HAZARDOUS MATERIALS: Would the project: _ a) Create a significant hazard to the public or the Less Than environment through the routine transport, use, or Significant No No No disposal of hazardous materials? b) Create a significant hazard to the public or the environment through reasonably foreseeable upset Less Than No No No and accident conditions involving the release of Significant hazardous materials into the environment? c) Emit hazardous emissions or handle hazardous or acutely hazardous materials, substances, or waste No Impact No No No within one-quarter mile of an existing or proposed school? d) Be located on a site which is included on a list of hazardous materials sites compiled pursuant to Government Code Section 65962.5 and, as a result, No Impact No No No 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 No Impact No No No airport, would the project result in a safety hazard or excessive noise for people residing or working in the project area? c.... mF1 � (NA - NA- NA- 4) N .,EtWith the yme:Aity of a Removed Removed Removed Removed ;+�� „ �+ it on yF�4 , ,� �a al.s. p E es„ No Impact from from from Guidelines) Guidelines) Guidelines) f) Impair implementation of or physically interfere Less Than with an adopted emergency response plan or Significant No No No emergency evacuation plan? g) Expose people or structures, either directly or indirectly to a significant risk of loss, injury or death involving wildland fires? iRGludiRrt wheFP-�'d'RA d ..+. ffniXed with ..ild'aAds? No Impact No No No Page 53 80 Site Development Permit No. SDP2022-0007 June 2023 The Centre at La Quinta Specific Plan 97-029 Amendment No. 6 - SP2022-0003 The Centre at La Quinta Specific Plan Initial Study Addendum No. 1 4.9.1 Discussion Summary of 2018 TCLQ Initial Study A Phase I ESA was prepared for the Project Site by EEI Geotechnical & Environmental Solutions (2016) and is included in Appendix C of the 2018 TCLQ Initial Study. The Phase I ESA did not identify any Recognized Environmental Conditions (RECs) that would pose a hazard. The Project would involve the routine transport, use, and disposal of hazardous materials throughout the construction and operations phase. All handling would be required to comply with all applicable local, state, and federal regulations. Compliance with regulations would reduce all impacts to less than significant. The Project Site is not located within 0.25 mile of an existing or proposed school. The nearest school is La Quinta High School, located 0.54 -mile northeast of the Project Site. The California Department of Toxic Substances Control compiles a list, most known as a Cortese List, of known sites containing hazardous materials. The Project Site is not listed as a known site containing hazardous materials. An emergency operations center (EOC) is the base of operation during emergency situations and is considered a critical facility. The La Quinta Civic Center building has been designated the City's primary EOC. The Riverside County Administrative Centers in Riverside and Indio, which have been designated the County's EOCs, and the County's mobile ECC may also be employed to aid during an emergency. The Proposed Project would not impair the operation of EOCs or physically interfere with the emergency response plan. 2023 Proposed Project Analysis The 2023 Proposed Project would occur within the footprint of the Project analyzed in the 2018 TCLQ Initial Study. While the number of rooms and number of stories would be same as approved in 2018, the 2023 Proposed Project includes the following: the building size would increase from 40,500 SF to 73,645 SF; parking would be reduced from the 150 spaces approved to 125 spaces; and a Centre at La Quinta Specific Plan Specific Plan Amendment would be required to increase the FAR from 0.35 to 0.61 for the Regional Commercial (CR) Zone to implement the 2023 Proposed Project. Although the building size would be larger than analyzed in 2018, the construction and operations, transport and use of hazardous materials would still be required to follow all federal, state, and local regulations. The 2023 Proposed Project would be reviewed by the City's fire department for compliance with fire department access. Therefore, the 2023 Proposed Project is materially like the Proposed Project analyzed by the 2018 TCLQ Initial Study, and the impacts would be the same as identified in the 2018 TCLQ Initial Study. Page 54 81 Site Development Permit No. SDP2022-0007 June 2023 The Centre at La Quinta Specific Plan 97-029 Amendment No. 6 - SP2022-0003 The Centre at Lo Quints Specific Plan Initial Study Addendum No. 1 4.9.2 Mitigation Measures 2018 TCLQ Initial Study Mitigation Measures Applicable/Not Applicable No mitigation measures were required to reduce impacts Applicable. The 2023 Proposed Project is the same because all impacts were less than significant. as 2018 Proposed Project with respect to Hazards and Hazardous Materials. 4.9.3 Conclusion The Proposed Project would not result in any impacts beyond those identified in the previously approved 2018 TCLQ Initial Study. The Proposed Project contains no substantial changes to the implementation of the TCLQSpecific Plan, there have been no substantial changes in circumstances, and no new information has become available, not known and could not have been known, at the time that 2018 TCLQ Initial Study was approved, that would require major revisions to the 2018 TCLQ Initial Study. Page 55 82 Site Development Permit No. SDP2022-0007 June 2023 The Centre at La Quinta Specific Plan 97-029 Amendment No. 6 - SP2022-0003 The Centre at La Quinta Specific Plan Initial Study Addendum No. 1 4.10 HYDROLOGY AND WATER QUALITY Do the New Proposed Circumstances New Impact Changes Information CEQA THRESHOLDS Conclusion in Involve New or Involving New Requiring New 2018 TCLQ More or Analysis or Initial Study More Severe Severe Verification? Impacts? Impacts? X. HYDROLOGY AND WATER QUALITY: Would the roject: a) Violate any water quality standards or waste Less Than discharge requirements or otherwise substantially Significant No No No degrade surface or ground water quality? b) Substantially deplete decrease groundwater supplies or interfere substantially with groundwater recharge such that the project maV impede sustainable groundwater management of the basin Less Than there . U! a Aet d 464 ; R aqU iieF ..eluFRe e a weF ., .. of the I„_r . ..a. -... . . tablp- level (e.g Significant No No No have l9een 7 c) Substantially alter the existing drainage pattern of the site or area, including through the alteration Less Than of the course of a stream or river, or through the Significant No No No addition of impervious surfaces, in a manner which would . (assessed as • result in substantial erosion or siltation criterion X. c) onsite or offsite; No No No Less Than Significant (assessed as • substantially increase the rate or amount of surface water runoff in a manner which criterion X.d) No No No would result in flooding on or offsite; Less Than Significant ■ create or contribute to runoff water which (assessed as would exceed the capacity of existing or criterion X.e) planned stormwater drainage systems ❑r No No No provide substantial additional sources of Less Than polluted runoff; or Significant (assessed as • im ede or redirect flood flows? criterion X.h) No No No No Impact Page 56 83 Site Development Permit No. SDP2022-0007 The Centre at Lo Quinta Specific Plan 97-029 Amendment No. 6 - SP2022-0003 The Centre at La Quinta Specific Plan Initial Study Addendum No. 1 June 2023 (formerly d) In flood hazard, tsunami, or seiche zones, risk criterion X.i) No No No release of pollutants due to project inundation? No Impact e) Conflict with or obstruct implementation of a (assessed as water ualit criterion X.b) control Ian or sustainable No No No groundwater management plan? Less Than Significant ..f �>...... owse .,f , ,.�..,�, ., „4,..�-,.,+i.,ll„ Refer to (N/A— (N/A— (N/A— th. ,y..t Of ,;F4^RR Au iR Criterion Guidelines Guidelines Guidelines .Id . ,.It 7... fl. -...d;.... .-. R#X(c) Revised) Revised) Revised) side? Refer to (N/A— (N/A— (N/A— ��. le �r�,�,r e systems Rn ed t^^{ Criterion Guidelines Guidelines Guidelines eF e'`" T`" X(c) Revised) Revised) Revised) f) Gth...w.se . uh5taptially degrade . ateF quality? Refer to (N/A — (N/A— (N/A — Criterion Guidelines Guidelines Guidelines X(a) Revised) Revised) Revised) Refer to (N/A— (N/A— (N/A— Criterion Guidelines Guidelines Guidelines X(c) Revised) Revised) Revised) h) Dla..e withio a ,Inn_,. eaF fl.,. -.d area Refer to (N/A— (N/A — (N/A— Criterion Guidelines Guidelines Guidelines flews? X(c) Revised) Revised) Revised) :)E...,ese pe e p!e OF St..,,_tweste slfiEantFi5ka Refer to (N/A— (N/A— (N/A— 1955 1AjUFY BF death 'FiyelyiRg fleading :ndudirg Criterion Guidelines Guidelines Guidelines X(c) Revised) Revised) Revised) ' 1R.dada}, by eham ts r�er-n9wel Referto (N/A— (N/A— (N/A— Criterion Guidelines Guidelines Guidelines X(c) Revised) Revised) Revised) 4.10.1 Discussion Summary of 2018 TCLQ Initial Study Water Quality. The Storm Water Pollution Prevention Program is designed to eliminate sedimentation, siltation, and the accumulation of urban pollutants within surface water run-off to protect water quality in receiving waters. Development projects are required to submit and receive approval of a Storm Water Pollution Prevention Plan (SWPPP) prior to issuance of grading permits and to also submit a Water Quality Management Plan (WQMP) detailing how storm waters will be controlled and treated during the Page 57 84 Do the Proposed New New Impact Changes Circumstances Information CEQA THRESHOLDS Conclusion in Involve New or Involving New Requiring New 2018 TCLQ More or Analysis or Initial Study Severe More Severe Verification? Impacts? Impacts? (formerly d) In flood hazard, tsunami, or seiche zones, risk criterion X.i) No No No release of pollutants due to project inundation? No Impact e) Conflict with or obstruct implementation of a (assessed as water ualit criterion X.b) control Ian or sustainable No No No groundwater management plan? Less Than Significant ..f �>...... owse .,f , ,.�..,�, ., „4,..�-,.,+i.,ll„ Refer to (N/A— (N/A— (N/A— th. ,y..t Of ,;F4^RR Au iR Criterion Guidelines Guidelines Guidelines .Id . ,.It 7... fl. -...d;.... .-. R#X(c) Revised) Revised) Revised) side? Refer to (N/A— (N/A— (N/A— ��. le �r�,�,r e systems Rn ed t^^{ Criterion Guidelines Guidelines Guidelines eF e'`" T`" X(c) Revised) Revised) Revised) f) Gth...w.se . uh5taptially degrade . ateF quality? Refer to (N/A — (N/A— (N/A — Criterion Guidelines Guidelines Guidelines X(a) Revised) Revised) Revised) Refer to (N/A— (N/A— (N/A— Criterion Guidelines Guidelines Guidelines X(c) Revised) Revised) Revised) h) Dla..e withio a ,Inn_,. eaF fl.,. -.d area Refer to (N/A— (N/A — (N/A— Criterion Guidelines Guidelines Guidelines flews? X(c) Revised) Revised) Revised) :)E...,ese pe e p!e OF St..,,_tweste slfiEantFi5ka Refer to (N/A— (N/A— (N/A— 1955 1AjUFY BF death 'FiyelyiRg fleading :ndudirg Criterion Guidelines Guidelines Guidelines X(c) Revised) Revised) Revised) ' 1R.dada}, by eham ts r�er-n9wel Referto (N/A— (N/A— (N/A— Criterion Guidelines Guidelines Guidelines X(c) Revised) Revised) Revised) 4.10.1 Discussion Summary of 2018 TCLQ Initial Study Water Quality. The Storm Water Pollution Prevention Program is designed to eliminate sedimentation, siltation, and the accumulation of urban pollutants within surface water run-off to protect water quality in receiving waters. Development projects are required to submit and receive approval of a Storm Water Pollution Prevention Plan (SWPPP) prior to issuance of grading permits and to also submit a Water Quality Management Plan (WQMP) detailing how storm waters will be controlled and treated during the Page 57 84 Site Development Permit No. SDP2022-0007 June 2023 The Centre at La Quinta Specific Plan 97-029 Amendment No. 6 - SP2022-0003 The Centre at La Quinta Specific Plan Initial Study Addendum No. 1 project operational timeline. These two programs in concert are designed to protect receiving water quality and to assist in maintaining the Waste Discharge Requirements established bythe Regional Water Quality Control Board for the local watershed. Enforcement of these programs minimizes impacts to water quality and ensures waste discharge requirements are continually met. Groundwater Supplies and Recharge: In compliance with legislative requirements, the Coachella Valley Water District (CVWD) has prepared its 2015 Urban Water Management Plan (UWMP). The UWMP provides information on the present and future water resources and demands and assesses CVWD's water resource needs. The UWMP also accounts for new growth and development that is expected to occur within the La Quinta Planning Area. CVWD has concluded that it can meet the water demands of its customers in normal, single dry, and multiple dry years between 2015 and 2035. Therefore, Project implementation, which included both the residential subdivision and hotel, would not deplete groundwater supplies, and impacts would be less than significant. Chane in Drainage Patterns. The City's stormwater collection system includes catch basins, drainage basins, pumping stations, and force mains. Except for the storm drain system discharging into the existing retaining basin to the southeast, there are no storm drain pipes to connect to. As part of the Project, construction activities including grading, paving and site improvements may result in loose sediment. However, Project implementation would comply with all local, state, and federal requirements, and would ensure that the Project would not alter the existing drainage pattern such that significant impacts to on - or off-site erosion and/or siltation would occur. The City has adopted a Master Drainage Plan, which is currently in effect. Project drainage facilities would be subject to compliance with the Master Drainage Plan and must be reviewed/approved by the Public Works Department. The Project would result in an increase in impervious surface areas. However, the Project would also be subject to compliance with the City's Municipal Code Section Chapter 8.70: Surface Water Management and Discharge Controls, and the City's La Quinta Drainage Area Management Plan (DAMP), and thus would result in less than significant impacts on drainage patterns and flooding. 2023 Proposed Project Analysis The 2023 Proposed Project lies within the same study boundary as analyzed in the 2018 TCLQ Initial Study. A Project level hydrology study was prepared for the Proposed Project (Appendix B-1- Hydrology Study for La Qunita Hampton Inn, prepared by Woodard Group, April 2022), as well as a WQMP that identifies proposed stormwater control measures for the 2023 Proposed Project (Appendix B-2 - Project Specific Water Quality Management Plan for Greens Group, APN 600-340-060, prepared by Woodard Group, April 2022). The existing drainage pattern flows from the east property line to the west property line of the site at approximately 1.5% slope. One 8,865 SF earthen retention basin is proposed on the eastern end of the Project Site to capture the 100 -year storm event onsite and infiltrate within 48 hours. The Project incorporates Site Design Best Management Practices to fully address the Pollutants of Concern where and to the extent feasible. Page 58 85 Site Development Permit No. SDP2022-0007 The Centre at La Quinta Specific Plan 97-029 Amendment No. 6 - SP2022-0003 The Centre at La Quinta Specific Plan Initial Study Addendum No. 1 June 2023 The 2023 Project is the same as what was proposed in 2018 in terms of lot coverage for the building and parking. The 8,865 SF earthen retention basin was determined through a Project -specific hydrology study and WQMP to be adequate for controlling stormwater for the 2023 Proposed Project. 4.10.2 Mitigation Measures 2018 TCLQ Initial Study Mitigation Measures 1 Applicable/Not Applicable No mitigation measures were identified because all impacts were less than significant. 4.10.3 Conclusion Applicable. The 2023 Proposed Project is the same as 2018 Proposed Project with respect to Hydrology and Water Quality. A Project -specific WQMP determined that the proposed retention basin would meet stormwater requirements of the The Proposed Project would not result in any impacts beyond those identified in the previously approved 2018 TCLQ Initial Study. The Proposed Proiect contains no substantial changes to the implementation of the TCLQSpecific Plan, there have been no substantial changes in circumstances, and no new information has become available, not known and could not have been known, at the time that 2018 TCLQ Initial Study was approved, that would require major revisions to the 2018 TCLQ Initial Study. Page 59 86 Site Development Permit No. SDP2022-0007 June 2023 The Centre of Lo Quinta Specific Plan 97-029 Amendment No. 6 - SP2022-0003 The Centre of La Quinta Specific Pion Initial Study Addendum No. 1 4.11 LAND USE AND PLANNING CEQA THRESHOLDS XI. LAND USE AND PLANNING: Would the project result in: a) Physically divide an established community? Do the No No No Proposed New New Impact Changes Circumstances Information Conclusion in Involve New or Involving New Requiring New 2018 TCLQ More Analysis or Initial Study Severe More Severe Verification? No Impacts? Impacts? a) Physically divide an established community? No Impact No No No b) Cause asignificant environmental impact due to a conflict with any applicable land use plan, policy, or regulation of an aepE with jidFisdiet4en ever the Less Than pr9jeEt (iA El . ,a,.,., but nat limited to the . a ..188 Significant No No No ^,e -e; adopted for the purpose of avoiding or mitigating an environmental effect? e) t^..RfPEtWith any a p p 1ieab. a habitat EURSe ate:__ No Impact RefRefer to (N/A — (N/A — (N/A — Criterserion Guidelines Guidelines Guidelines IV(f) Revised Revised Revised 4.11.1 Discussion Summary of 2018 TCLQ Initial Study The Project proposed to develop 131 residential dwelling units and 125 hotel rooms on a 22 -acre lot in the City of La Quinta. Project approvals assessed underthe 2018 TCLQ Initial Study included a Zone Change to change the current zoning of the Project Site from Regional Commercial (CR) to Medium density residential (RM) for a 19.2 -acre portion of PA II. Amendment 5 of The Centre at La Quinta Specific Plan identified high density detached housing and a hotel. The 2018 TCLQ Initial Study identified that the 2018 Proposed Project met the General Plan related general plan policies and did not propose design guideline changes to the Specific Plan. Therefore, potential impacts were less than significant. 2023 Proposed Project Analysis The 2023 Proposed Project would occur within the footprint of the Project analyzed in the 2018 TCLQ Initial Study. While the number of rooms and number of stories would be same as approved in 2018, the 2023 Proposed Project includes the following: the building size would increase from 40,500 SF to 73,645 SF; parking would be reduced from the 150 spaces approved to 125 spaces; and a Centre at La Quinta Specific Plan Specific Plan Amendment would be required to increase the FAR from 0.35 to 0.61 for the Regional Commercial (CR) Zone to implement the 2023 Proposed Project. Table 8— Proposed Project and Land Use Element General Plan Consistency identifies the various General Plan policies that would be consistent with the Proposed Project, including the proposed increased FAR for the Project Site. Page 60 87 Site Development Permit No. SDP2022-0007 June 2023 The Centre at La Quinta Specific Plan 97-029 Amendment No. 6- SP2022-0003 The Centre at La Quinta Specific Plan Initial Study Addendum No. 1 Table 8 — Proposed Project and Land Use Element General Plan Consistency General Plan Policy Proposed Project LAND USE ELEMENT Policy LU --- 2.1 Consistent. The 2023 Proposed Project maintains the Changes and variations from the Zoning Ordinance in a mix of commercial and residential identified in the 2018 Specific Plan will be offset by high quality design, Specific Plan Amendment. amenities and mix of land uses. Policy LU --- 6.2 Consistent. The number of rooms and number of stories Maintain commercial development standards in the would be same as approved in 2018, and the revisions Zoning Ordinance, including setbacks, height, pad to increase the building size from 40,500 SF to 73,645 elevations and other design and performance SF as well as the Centre at La Quinta Specific Plan standards that assure a high quality of development. Specific Plan Amendment to increase the floor area ratio (FAR) from 0.35 to 0.61 for the hotel in the Regional Commercial Zone maintains the high-quality design as envisioned in the 2018 approval. The proposed SPA for the increased FAR and hotel parking standards apply only to APN 600-340-060. 4.11.2 Mitigation Measures 2018 TCLQ Initial Study Mitigation Measures I Applicable/Not Applicable No mitigation measures were required to reduce impacts Applicable. The 2023 Proposed Project is the same because all impacts were less than significant. as 2018 Proposed Project with respect to Land Use and Planning 4.11.3 Conclusion The Proposed Project would not result in any impacts beyond those identified in the previously approved 2018 TCLQ Initial Study. The Proposed Project contains no substantial changes to the implementation of the TCLQ Specific Plan, there have been no substantial changes in circumstances, and no new information has become available, not known and could not have been known, at the time that 2018 TCLQ Initial Study was approved, that would require major revisions to the 2018 TCLQ Initial Study. Page 61 88 Site Development Permit No. SDP2022-0007 The Centre at La Quinta Specific Plan 97-029 Amendment No. 6 - SP2022-0003 The Centre at La Quinta Specific Plan Initial Study Addendum No. 1 lune 2023 4.12 MINERAL RESOURCES Do the New Impact Proposed Changes Circumstances New Information CEQA THRESHOLDS Conclusion in Involve New or Involving New Requiring New 2018 TCLQ More or Analysis or Initial Study Severe More Severe Verification? Impacts? Impacts? XII. MINERAL RESOURCES: Would the project result in: a) Result in the loss of availability of a known Less Than mineral resource that would be of value to the Significant No No No region and residents of the state? b) Result in the loss of availability of a locally important mineral resource recovery site Less Than No No No delineated on a local general plan, specific plan, or Significant other land use plan? 4.12.1 Discussion Summary of 2018 TCLQ Initial Study According to the City of La Quinta General Plan, most of the City, including the Project site, lies within Mineral Resource Zone (MRZ)-1. MRZ-1 lands are areas where adequate information indicates that no significant mineral deposits are present, or where it is judged that little likelihood fortheir presence exists. According to the La Quinta General Plan Geologic Map, the Project Site contains alluvial sand and clay of valley areas. Impacts were determined to be less than significant. 2023 Proposed Project Analysis The Project Site is in the same area as assessed in the 2018 TCLQ Initial Study. Impacts would be less than significant. 4.12.2 Mitigation Measures 2018 TCLQ Initial Study Mitigation Measures [ Applicable/Not Applicable No mitigation measures were required to reduce impacts Applicable. The 2023 Proposed Project is the same because all impacts were less than significant. I as 2018 Proposed Project with respect to Mineral Resources 4.12.3 Conclusion The Proposed Project would not result in any impacts beyond those identified in the previously approved 2018 TCLQ Initial Study. The Proposed Project contains no substantial changes to the implementation of the TCLQ Specific Plan, there have been no substantial changes in circumstances, and no new information has become available, not known and could not have been known, at the time that 2018 TCLQ Initial Study was approved, that would require major revisions to the 2018 TCLQ Initial Study. Page 62 89 Site Development Permit No. SDP2022-0007 June 2023 The Centre at Lo Quinta Specific Plan 97-029 Amendment No. 6 - SP2022-0003 The Centre at La Quinta Specific Plan Initial Study Addendum No. 1 4.13 NOISE Impact CEQA THRESHOLDS Conclusion in 2018 TCLQ Initial Study XIII. NOISE: New Would the project result in: Revised (N/A- a) Circumstances Generation of a substantial Less Than temporary or permanent increase in Significant With ambient noise levels in the vicin_ itV_of the proiect in excess of standards Mitigation established in the local general plan Incorporated or noise ordinance, or applicable More standards of other agencies? Analysis or b)E peFseFis t Severe Generation of excessive groundborne Less Than vibration or groundborne noise Significant levels? ....b,...,... ., i.. .,6. Refer to in levels the., leye . isting Criterion vi con ity .: wkhe it the ^ ^^t XIII(a) d) n 0 substantoe! tem „peyeF,_er Refer to PEF (3d.r ambient nemse i.. .,A ..i6ROWahOV6 Criterion P;..Plr the XIII(a) 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 No Impact 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? : i FeF .-.et with., the viEinity of a pFivate r!AF , ld the . e Refer to Criterion the .. ;.._., a to __ ._i -P R Ai r, XIII(c) Do the (N/A- (N/A - Guidelines Guidelines Proposed New New Revised (N/A- Changes Circumstances Information Guidelines Guidelines Guidelines Involving New Revised Revised Mitigation Involve New or Requiring New More or Analysis or Measure Severe More Severe Verification? Impacts? Impacts? No I No I No I N-1 No I No I No I None (N/A- (N/A- (N/A- (N/A - Guidelines Guidelines Guidelines Guidelines Revised Revised Revised (N/A- Revised (N/A- (N/A- (N/A - Guidelines Guidelines Guidelines Guidelines Revised Revised I Revised Revised No I No No I None (N/A- (N/A- (N/A- (N/A - Guidelines Guidelines Guidelines Guidelines Revised Revised Revised Revised Page 63 Site Development Permit No. SDP2022-0007 June 2023 The Centre at La Quinta Specific Plan 97-029 Amendment No. 6 - SP2022-0003 The Centre at La Quinta Specific Plan Initial Study Addendum No. 1 4.13.1 Discussion Summary of 2018 TCLQ Initial Study A Project -level Noise Impact Analysis report prepared by Urban Crossroads dated July 7, 2017, was prepared, and is contained in Appendix D of the 2018 TCLQ Initial Study. The Project would include construction of a minimum 6 -foot -high noise barrier to shield the outdoor living areas (backyards) of the residential lots adjacent to Adams Street. Project -related construction noise of the hotel is expected to create temporary and intermittent noise impacts at receivers surrounding the Project Site but was identified to be less than significant because construction would comply with the City's noise ordinances. For operational noise, the hotel use was expected to generate stationary -source noise levels from pool activity, rooftop air conditioning units, a transformer, an emergency backup generator, and parking lot vehicle movements. These noise sources could potentially result in noise impacts to the proposed residential land uses that would be located directly south of the hotel site. The calculated combined hourly noise levels associated with the rooftop air conditioning units, parking lot vehicle movements, park activity, outdoor pool/spa activity, a pad -mounted transformer, and an emergency backup generator are expected to range from 32.1 to 48.1 dBA L50 at the sensitive off-site receiver locations. These noise levels when averaged over a 24-hour period would not exceed the City's exterior noise level standard of 65 dBA CNEL for residential homes, nor would they exceed the interior noise level standard of 45 dBA CNEL. Therefore, impacts from the stationary noise sources of the proposed hotel land use on the proposed residential land uses would be less than significant. One existing stationary noise source in the Project study area is the Walmart loading docks located immediately east of the Project Site. Noise -generating activities at Walmart include truck pass by events, loading and unloading of material, forklift movements, and storage container bin activities. Mitigation Measure NOI-1 to supply alternate mechanical ventilation for the residential units planned to the south of the hotel was identified as required to reduce potential truck passing noise impacts from the Walmart to less than significant levels. 2023 Proposed Project Analysis The 2023 Proposed Project occurs on the same site as analyzed in the 2018 TCLQ Initial Study. While the number of rooms and number of stories would be same as approved in 2018, the 2023 Proposed Project includes: an increase in the building size from 40,500 SF to 73,645 SF; reduced parkingfrom the 150 spaces approved to 125 spaces; and a Centre at La Quinta Specific Plan Specific Plan Amendment would be required to increase the FAR from 0.35 to 0.61 for the hotel parcel in the Regional Commercial (CR) Zone to implement the 2023 Proposed Project. Construction noise would remain less than significant because construction would comply with the City's ordinances. Page 64 91 Site Development Permit No. SDP2022-0007 June 2023 The Centre at La Quinta Specific Plan 97-029 Amendment No. 6 - SP2022-0003 The Centre at La Quinta Specific Plan Initial Study Addendum No. 1 Though the building size has been increased by 33,145 SF, or 45 percent increase in density, the stationary - source noise levels from pool activity, rooftop air conditioning units, a transformer, an emergency backup generator, and parking lot vehicle movements are anticipated to be similar to what was analyzed in the 2018 TCLQ Initial Study. Noise pass by from the nearby Walmart was identified as more of an impact than the proposed hotel, and as such Mitigation Measure NOI-1 was required for the residential units planned for south of the hotel. Any potential impacts to the planned residential units from the increase in the hotel building size would also be off -set by Mitigation Measure NOI-1. 4.13.2 Mitigation Measures 2018 TCLQ Initial Study Mitigation Measures i Applicable/Not Applicable MM NOI-1 The project shall supply an alternate mechanical Not Applicable. This mitigation measure is ventilation system for all proposed residential specific to the residential units planned for units that will permit windows to remain closed the south of the hotel. for prolonged periods of time. 4.13.3 Conclusion The Proposed Project would not result in any impacts beyond those identified in the previously approved 2018 TCLQ Initial Study. The Proposed Project contains no substantial changes to the implementation of the TCLQSpecific Plan, there have been no substantial changes in circumstances, and no new information has become available, not known and could not have been known, at the time that 2018 TCLQ Initial Study was approved, that would require major revisions to the 2018 TCLQ Initial Study. Page 65 92 Figure 7 - Project Operational Noise Levels Page 66 93 Site Development Permit No. SDP2022-0007 The Centre at La Quints Specific Plan 97-029 Amendment No. 6 - SP2022-0003 The Centre at Lo Quints Specific Plan Initial Study Addendum No. 1 4.14 POPULATION AND HOUSING CEQA THRESHOLDS XIV. POPULATION AND HOUSING: Would the project result in: a) Induce substantial population growth in an area, either directly (for example, by proposing new homes Less Than No and businesses) or indirectly (for Significant example, through extension of roads or other infrastructure)? b) Displace substantial numbers of New Circumstances Involving New or More Severe Impacts? Vre New Information Requiring New Analysis or Verification? Me June 2023 Mitigation Measure None existing housing, necessitating theI Do the No Proposed Impact Changes Conclusion in Involve New or 2018 TCLQ More Initial Study Severe elsewhere? Impacts? a) Induce substantial population growth in an area, either directly (for example, by proposing new homes Less Than No and businesses) or indirectly (for Significant example, through extension of roads or other infrastructure)? b) Displace substantial numbers of New Circumstances Involving New or More Severe Impacts? Vre New Information Requiring New Analysis or Verification? Me June 2023 Mitigation Measure None existing housing, necessitating theI iVo impact No NO No None construction of replacement housing elsewhere? (N/A— (N/A— (N/A— .ie r:.�� (N/A— peo�� „ ec si ���ta,.,eth ��„;.n No Impact Guidelines Guidelines Guidelines Guidelines Revised Revised RevisedI Revised 1 4.14.1 Discussion Summary of 2018 TCLQ Initial Study The 2018 Proposed Project includes the construction of 131 medium-high density single-family residential units and a 125 -room hotel. According to the United States Census Bureau, the average household size in 2016 is 2.6 persons per household. The Project is anticipated to generate approximately 341 new residents, which is consistent with the population forecast for the City. The Project Site is vacant and therefore would not displace existing housing or require the construction of housing elsewhere. 2023 Proposed Project Analysis The Project Site is in the same area as assessed in the 2018 TCLQ Initial Study. The 2023 Proposed Project is related to the hotel element of the 2018 Proposed Project and does not include housing. Hotel patrons are not considered permanent residents with respect to analyzing impacts on population and housing. Impacts would be less than significant. Page 67 94 Site Development Permit No. SDP2022-0007 June 2023 The Centre at La Quints Specific Plan 97-029 Amendment No. 6 - SP2022-0003 The Centre at La Quinta Specific Plan Initial Study Addendum No. 1 4.14.2 Mitigation Measures 2018 TCLQ Initial Study Mitigation Measures Applicable/Not Applicable No mitigation measures were required to reduce impacts Applicable. The 2023 Proposed Project is the same because all impacts were less than significant. as 2018 Proposed Project with respect to Papulation and Housing. 4.14.3 Conclusion The Proposed Project would not result in any impacts beyond those identified in the previously approved 2018 TCLQ Initial Study. The Proposed Project contains no substantial changes to the implementation of the TCLQ Specific Plan, there have been no substantial changes in circumstances, and no new information has become available, not known and could not have been known, at the time that 2018 TCLQ Initial Study was approved, that would require major revisions to the 2018 TCLQ Initial Study. Page 68 95 Site Development Permit No. SDP2022-0007 June 2023 The Centre at Lo Quints Specific Plan 97-029 Amendment No. 6 - SP2022-0003 The Centre at Lo Quints Specific Plan Initial Study Addendum No. 1 4.15 PUBLIC SERVICES XV. PUBLIC SERVICES: Would the project result in substantial adverse physical impacts associated with the provision of new or physically altered governmental facilities, need for new or physically altered governmental facilities, the construction of which could cause significant environmental impacts in order to maintain acceptable service ratios, response times or other performance objectives for any of the public services: a) Fire Protection? Less ThanNo No No Significant Less Than i b) Police Protection? I No l No No No c) Schools? d) Parks? e) Other Public Facilities 4.15.1 Discussion Summary of 2018 TCLQ Initial Study Less Than4 No No No Significant l _ Less Than No No No Significant Less Than No No No Sienificant While the Proposed Project could potentially result in an increased number of calls for police and fire services, the nominal increase in population generated by the residential units and hotel would not require the construction of new police or fire facilities or the expansion of existing facilities to accommodate new staff or equipment. Therefore, impacts to police and fire protection would be less than significant. Because the Project would be required to pay school impact fees in accordance with state law, the Proposed Project would not result in adverse physical impacts to schools. Therefore, potential impacts would be less than significant. The Project would provide adequate recreational facilities to the residents and hotel guests so that the Project would not increase the demand for nearby recreational facilities. The 2018 TCLQ Initial Study analysis identified that the Project provides 3.2 acres of open space for a total of 0.01 acres of open space per estimated new resident generated by the housing component, therefore, the Project far exceeds the Quimby Act and City requirements for open space. Therefore, impacts related to parkland from the Project would be less than significant. The residential component of the Proposed Project represents less than a 1 percent increase in the City's population. Therefore, the Proposed Project would not result in a significant impact to public facilities, Page 69 96 Do the Proposed New New Impact Changes Circumstances Information CEQA THRESHOLDS Conclusion in Involve New or Involving New Requiring New 2018 TCLQ More or Analysis or Initial Study Severe More Severe Verification? Impacts? Impacts? XV. PUBLIC SERVICES: Would the project result in substantial adverse physical impacts associated with the provision of new or physically altered governmental facilities, need for new or physically altered governmental facilities, the construction of which could cause significant environmental impacts in order to maintain acceptable service ratios, response times or other performance objectives for any of the public services: a) Fire Protection? Less ThanNo No No Significant Less Than i b) Police Protection? I No l No No No c) Schools? d) Parks? e) Other Public Facilities 4.15.1 Discussion Summary of 2018 TCLQ Initial Study Less Than4 No No No Significant l _ Less Than No No No Significant Less Than No No No Sienificant While the Proposed Project could potentially result in an increased number of calls for police and fire services, the nominal increase in population generated by the residential units and hotel would not require the construction of new police or fire facilities or the expansion of existing facilities to accommodate new staff or equipment. Therefore, impacts to police and fire protection would be less than significant. Because the Project would be required to pay school impact fees in accordance with state law, the Proposed Project would not result in adverse physical impacts to schools. Therefore, potential impacts would be less than significant. The Project would provide adequate recreational facilities to the residents and hotel guests so that the Project would not increase the demand for nearby recreational facilities. The 2018 TCLQ Initial Study analysis identified that the Project provides 3.2 acres of open space for a total of 0.01 acres of open space per estimated new resident generated by the housing component, therefore, the Project far exceeds the Quimby Act and City requirements for open space. Therefore, impacts related to parkland from the Project would be less than significant. The residential component of the Proposed Project represents less than a 1 percent increase in the City's population. Therefore, the Proposed Project would not result in a significant impact to public facilities, Page 69 96 Site Development Permit No. SDP2022-0007 June 2023 The Centre at Lo Quinta Specific Plan 97-029 Amendment No. 6 - SP2022-0003 The Centre at La Quinta Specific Plan Initial Study Addendum No. 1 nor require the development of new facilities or expansion of existing facilities. Impacts to public facilities would be less than significant. 2023 Proposed Project Analysis The Project Site is in the same area as assessed in the 2018 TCLQ Initial Study. The 2023 Proposed Project is related to the hotel element of the 2018 Proposed Project and does not include housing or increases in population. The 2023 Proposed Project proposes the same number of rooms as identified in the 2018 TCLQ Initial Study assessment, therefore, the impacts to public services are the same as previously analyzed. Impacts would be less than significant. 4.15.2 Mitigation Measures 2018 TCLQ Initial Study Mitigation Measures I Applicable/Not Applicable No mitigation measures were required to reduce impacts Applicable. The 2023 Proposed Project is the same because all impacts were less than significant. as 2018 Proposed Project with respect to Public Services. 4.15.3 Conclusion The Proposed Project would not result in any impacts beyond those identified in the previously approved 2018 TCLQ Initial Study. The Proposed Project contains no substantial changes to the implementation of the TCLQ Specific Plan, there have been no substantial changes in circumstances, and no new information has become available, not known and could not have been known, at the time that 2018 TCLQ Initial Study was approved, that would require major revisions to the 2018 TCLQ Initial Study. Page 70 97 Site Development Permit No. SDP2022-0007 June 2023 The Centre at Lo Quinta Specific Plan 97-029 Amendment No. 6 - SP2022-0003 The Centre at Lo Quinta Specific Plan Initial Study Addendum No. 1 4.16 RECREATION CEQA THRESHOLDS New Information Requiring New Analysis or Verification? XVI. RECREATION: a) Would the project increase the use of existing neighborhood and regional parks or other Less Than recreational facilities such that substantial Significant No No No physical deterioration of the facility would occur or be accelerated? b) Does the project include recreational facilities or require the construction or expansion Less Than No No No of recreational facilities which might have an Significant adverse physical effect on the environment?? 4.16.1 Discussion Summary of 2018 TCLQ Initial Study According to the City's General Plan, La Quinta currently has 218.75 acres of Quimby Act Parkland within its city limits. The Project does not propose new or physically altered park facilities. The Project involves construction of 131 residential dwelling units and a 125 -room hotel. As analyzed in the Land Use and Planning section, the Project is estimated to generate 341 new residents in the City. The Proposed Project includes 3.2 acres of common open space (active). The Project would provide adequate recreational amenities within the Project to meet the anticipated activities of the community. Therefore, the potential impacts associated with recreational facilities would be less than significant. 2023 Proposed Project Analysis The Project Site is in the same area as assessed in the 2018 TCLQ Initial Study. The 2023 Proposed Project is related to the hotel element of the 2018 Proposed Project and does not include housing or increases in population. The 2023 Proposed Project proposes the same number of rooms as identified in the 2018 TCLQ Initial Study assessment, therefore, the impacts to public services are the same as previously analyzed. Therefore, potential impacts would be less than significant. 4.16.2 Mitigation Measures The 2010 FBSP Initial Study did not identify that mitigation was required to reduce impacts to less than significant. Page 71 98 Do the Proposed New Impact Changes Circumstances Conclusion in Involve New or Involving New 2018 TCLQor More Initial Study Severe More Severe Impacts? Impacts? New Information Requiring New Analysis or Verification? XVI. RECREATION: a) Would the project increase the use of existing neighborhood and regional parks or other Less Than recreational facilities such that substantial Significant No No No physical deterioration of the facility would occur or be accelerated? b) Does the project include recreational facilities or require the construction or expansion Less Than No No No of recreational facilities which might have an Significant adverse physical effect on the environment?? 4.16.1 Discussion Summary of 2018 TCLQ Initial Study According to the City's General Plan, La Quinta currently has 218.75 acres of Quimby Act Parkland within its city limits. The Project does not propose new or physically altered park facilities. The Project involves construction of 131 residential dwelling units and a 125 -room hotel. As analyzed in the Land Use and Planning section, the Project is estimated to generate 341 new residents in the City. The Proposed Project includes 3.2 acres of common open space (active). The Project would provide adequate recreational amenities within the Project to meet the anticipated activities of the community. Therefore, the potential impacts associated with recreational facilities would be less than significant. 2023 Proposed Project Analysis The Project Site is in the same area as assessed in the 2018 TCLQ Initial Study. The 2023 Proposed Project is related to the hotel element of the 2018 Proposed Project and does not include housing or increases in population. The 2023 Proposed Project proposes the same number of rooms as identified in the 2018 TCLQ Initial Study assessment, therefore, the impacts to public services are the same as previously analyzed. Therefore, potential impacts would be less than significant. 4.16.2 Mitigation Measures The 2010 FBSP Initial Study did not identify that mitigation was required to reduce impacts to less than significant. Page 71 98 Site Development Permit No. SDP2022-0007 June 2023 The Centre of La Quinta Specific Plan 97-029 Amendment No. 6 - SP2022-0003 The Centre at Lo Quinta Specific Plan Initial Study Addendum No. 1 Revisions to Mitigation Measures: 2018 TCLQ Initial Study Mitigation Measures Applicable/Not Applicable No mitigation measures were required to reduce impacts Applicable. The 2023 Proposed Project is the same because all impacts were less than significant. as 2018 Proposed Project with respect to Recreation. 4.16.3 Conclusion The Proposed Project would not result in any impacts beyond those identified in the previously approved 2018 TCLQ Initial Study. The Proposed Project contains no substantial changes to the implementation of the TCLQSpecific Plan, there have been no substantial changes in circumstances, and no new information has become available, not known and could not have been known, at the time that 2018 TCLQ Initial Study was approved, that would require major revisions to the 2018 TCLQ Initial Study. Page 72 99 Site Development Permit No. SDP2022-0007 The Centre at La Quinta Specific Plan 97-029 Amendment No. 6 - SP2022-0003 The Centre at La Quinta Specific Plan Initial Study Addendum No. 1 4.17 TRANSPORTATION June 2023 XVII. TRANS PORTATIONiT-RAFF16: Would the orolect: a) Conflict with anabbe- program plan, ordinance or policy establ;5hinFneasures 4-,,f eg tiye-Ress r.,. the addressing _the circulation system, including transit, roadway, bicycle and pedestrian facilities? taldAR ERW a -int _Au ..,96e5s.�FEI851394at vct-iIvt-ilrirrt:e4- tB r1:ef52 4i0FIs, stFeetr highways Rd b) Would the project conflict or be inconsistent with CE A Guidelines section 15064.3, subdivision (b) ?_a--RRf1ir. !RE-Ik4diFIg, woo_ ..t I FAit. d t., I., ..I Of r rtandarrlr A4 ids OF high..xay5? Less Than Significant Not Analyzed Wr77�aasx�x�rar_r�� nserrr�. . -N M. - c) Substantially increase hazards due to a geometric design feature (e.g., sharp curves or dangerous intersections) or incompatible uses (e.g., farm equipment)? d) Result in inadequate emergency access? s .�m[rsrr�t Less Than Significant Less Than Significant With Mitigation Incorporated Refer to Section XVII(a) IM N/A - Removed from Guidelines, Refer to Section IX(e) ire N/A - Removed from Guidelines, Refer to Section XVII(a) No I No No No Do the N/A - N/A - Removed Proposed New New Guidelines, Impact Changes Circumstances Information CEQq THRESHOLDS Conclusion in Involve New or Involving New Requiring New 2018 TCLQ More or Analysis or Initial Study Severe More Severe Verification? Impacts? Impacts? XVII. TRANS PORTATIONiT-RAFF16: Would the orolect: a) Conflict with anabbe- program plan, ordinance or policy establ;5hinFneasures 4-,,f eg tiye-Ress r.,. the addressing _the circulation system, including transit, roadway, bicycle and pedestrian facilities? taldAR ERW a -int _Au ..,96e5s.�FEI851394at vct-iIvt-ilrirrt:e4- tB r1:ef52 4i0FIs, stFeetr highways Rd b) Would the project conflict or be inconsistent with CE A Guidelines section 15064.3, subdivision (b) ?_a--RRf1ir. !RE-Ik4diFIg, woo_ ..t I FAit. d t., I., ..I Of r rtandarrlr A4 ids OF high..xay5? Less Than Significant Not Analyzed Wr77�aasx�x�rar_r�� nserrr�. . -N M. - c) Substantially increase hazards due to a geometric design feature (e.g., sharp curves or dangerous intersections) or incompatible uses (e.g., farm equipment)? d) Result in inadequate emergency access? s .�m[rsrr�t Less Than Significant Less Than Significant With Mitigation Incorporated Refer to Section XVII(a) IM N/A - Removed from Guidelines, Refer to Section IX(e) ire N/A - Removed from Guidelines, Refer to Section XVII(a) No I No No No N/A - N/A - Removed Removed from from Guidelines, Guidelines, Refer to Refer to Section IX(e) Section IX(e �C�ommolPC No N/A - Removed from Guidelines, Refer to Section XVII(a) N/A - Removed from Guidelines, Refer to Section XVII(a) Page 73 100 Site Development Permit No. SDP2022-0007 June 2023 The Centre at La Quints Specific Plan 97-029 Amendment No. 6 - SP2022-0003 The Centre at La Quinta Specific Plan Initial Study Addendum No. 1 4.17.1 Discussion This Environmental Subject Area underwent major revisions since the preparation of the 2018 TCLQ Initial Study. While most of the revisions represent combining multiple individual criterion into single criterions for evaluation, the major revision was to Criterion XVII(b). CEQA Guidelines Section 15064.3 provides that transportation impacts of projects are, in general, best measured by evaluating the project's vehicle miles traveled (VMT). Automobile delay (often called Level of Service [LOS]) will no longer be considered as an environmental impact under CEQA, which is reflected in this revised criterion. However, many jurisdictions, including the City of LaQuinta, continue to use LOS in their General Plans as a benchmark for satisfactory operation of its roadways while using VMT for CEQA purposes. Because use of VMT was adopted after the 2018 TCLQ Initial Study, VMT was not studied for the 2018 TCLQ Initial Study. Summary of 2018 TCLQ Initial Study A Project -level Traffic Impact Analysis (TIA) report was prepared by Urban Crossroads dated November 20, 2017, and is contained in Appendix E of 2018 TCLQ Initial Study. The 2018 Proposed Project included a zone change for a portion of the Project Site from Regional Commercial to residential. The traffic study identified that the 2018 Proposed Project consisting of a mix of Regional Commercial and residential would generate 7,748 fewertrip-ends per day with 50 fewer AM peak -hour trips and 661 fewer PM peak -hour trips compared with the land uses and intensities that could occur under the current General Plan designations where the entire Project Site was zoned Regional Commercial. All impacts were determined to be less than significant or no impact, except for threshold XVII (d) relative to emergency access. For that threshold it was determined that Regional access to the Project Site is provided via Highway 111 and the 1-10 Freeway via Washington Street. Access to the Project Site would be provided to Adams Street, Auto Centre Drive, and La Quinta Drive via the following driveways: • Adams Street via Via Grazianna/Driveway 1(full access) • Auto Center Way via Driveway 2 (full access) • Auto Centre Drive via Driveway 3 (full access) • La Quinta Drive via Driveway 4 (full access) Implementation of Mitigation Measure TRANS -1 to develop roadways to City standards was recommended to address site access improvements for the Project. With the implementation of Mitigation Measure TRANS -1, the Project's impacts to adequate emergency access would be reduced to a less than significant level. 2023 Proposed Project Analysis The 2023 Proposed Project would occur within the footprint of the Project analyzed in the 2018 TCLQ Initial Study. While the number of rooms and number of stories would be same as approved in 2018, the 2023 Proposed Project includes the following: the building size would increase from 40,500 SF to 73,645 SF; parking would be reduced from the 150 spaces approved to 125 spaces; and a Centre at La Quinta Page 74 101 Site Development Permit No. SDP2022-0007 lune 2023 The Centre at Lo Quinta Specific Plan 97-029 Amendment No. 6 - SP2022-0003 The Centre at La Quinta Specific Plan Initial Study Addendum No. 1 Specific Plan Specific Plan Amendment would be required to increase the FAR from 0.35 to 0.61 for the Regional Commercial (CR) Zone to implement the 2023 Proposed Project. Given that the number of hotel rooms available would not change, it is assumed that the traffic generated by the hotel room would remain unchanged from that which was analyzed in the 2018 TCLQ Initial Study. Specific Plan Amendment— Hotel Parking The issue of parking is not addressed by a CEQA threshold. However, the 2023 Proposed Project includes a Specific Plan Amendment to add a specific "Hotel Parking" category to the Specific Plan Section 3.1.2 — Standards, specifically, Table 3.1: Development Standards - Regional Commercial. Therefore, to assess the Proposed Specific Plan Amendment to add requirements for "Hotel Parking," a parking and traffic consistency study was conducted for the 2023 Proposed Project (Appendix C - La Quinta Parking and Traffic Consistency Study (JN 0232-0023), prepared by Trames Solutions, Inc, October 26, 2022). The study in Appendix C identifies that based on the City's parking requirements 138 spaces would be required for the hotel. The Project's proposal to only provide 125 parking spaces would leave a shortfall of 13 spaces. However, the study in Appendix C analyzed the parking requirements fusing the Instigate of Transportation Engineers, which resulted in the hotel only needing 124 spaces, leaving a surplus of one space. The study in Appendix C noted that due to the studies performed by the Institute of Transportation Engineers and parking rates from other nearby cities, the parking demands for the 125 -room hotel would range from 107 to 125 parking spaces. Furthermore, due to the convenience and cost savings of ride sharing, a further reduction in the parking demand can be assumed. Therefore, 125 spaces were deemed adequate. Therefore, the impacts of adding a "Hotel Parking" requirement to the Specific Plan's design standards would be less than significant. Vehicle Miles Traveled The City adopted a Vehicle Miles Traveled (VMT) Policy in June 2020 which outlined the thresholds of significance forthe purposes of analyzing transportation impacts in accordance with CEQA. Projects would be exempted from having to prepare a VMT analysis if it met certain criteria based on land use type, transit priority area, and the project being in a low VMT area. These types are exempted as they are presumed to have a less than significant impact on the environment. The Proposed Project is consistent with the transit priority screening criterion 1— Has a floor area ratio (FAR) of less than 0.75. The Proposed Project has a FAR of 0.61. Therefore, the Project would not conflict or be inconsistent with CEQA Guidelines section 15064.3, subdivision (b) relative to VMT. Page 75 102 Site Development Permit No. SDP2022-0007 The Centre at La Quinta Specific Plan 97-029 Amendment No. 6 - SP2022-0003 The Centre at La Quinta Specific Plan Initial Study Addendum No. 1 4.17.2 Mitigation Measures 2018 TCLQ Initial Study Mitigation Measures MM TRANS- I Curb -and -gutter and sidewalk improvements 1 are in place but shall be modified accordingly, based on proposed driveway locations. The project shall construct curb -and -gutter and sidewalk improvements along the project's western boundary along the southern extension of Auto Center Way. Adams Street & Driveway 1—Modify the raised median to provide the following storage lengths: - Southbound Left -Turn Lane: Improve the raised median to provide a pocket length of 100 feet to meet City standards for deceleration lanes and to allow right-in/right-out and left -in access only. Auto Center Way & Driveway 2— Construct the intersection with the following: - Construct east leg to facilitate ingress and egress access to the proposed hotel. Driveway 3 & Auto Centre Drive— Construct the intersection with the following: - Construct south leg to facilitate ingress and egress access to the proposed hotel. - Westbound left -turn lane: provide a minimum of 50 feet of storage within the existing two -way -left turn lane (painted median). La Quinta Drive & Driveway 4— Construct the intersection with the following: - Construct west leg to facilitate ingress and egress access to the proposed residential use. - Northbound left -turn lane: provide a minimum of 50 feet of storage within the existing two -way -left turn lane (painted median). June 2023 le Applicable. The 2023 Proposed Project would construct roadway improvements that are specific to the hotel, per the direction of the City. The 2023 Proposed Project includes driveway approaches along Auto Center Drive and Auto Center Way South. There is existing sidewalk and curb and gutter along Auto Center Drive, which would remain. New sidewalk and curb and gutter are planned for Auto Center Way South. Additionally, the Project will be conditioned to dedicate ROW per the City's direction. The design of the Proposed Project implements Driveways 2 and 3 as identified in MM TRANS - 1. Page 76 103 Site Development Permit No. SDP2022-0007 June 2023 The Centre at La Quinta Specific Plan 97-029 Amendment No. 6 - SP2022-0003 The Centre at La Quinta Specific Plan Initial Study Addendum No. 1 4.17.3 Conclusion The Proposed Project would not result in any impacts beyond those identified in the previously approved 2018 TCLQ Initial Study. The Proposed Project contains no substantial changes to the implementation of the TCLQ Specific Plan, there have been no substantial changes in circumstances, and no new information has become available, not known and could not have been known, at the time that 2018 TCLQ Initial Study was approved, that would require major revisions to the 2018 TCLQ Initial Study. Page 77 104 Site Development Permit No. SDP2022-0007 lune 2023 The Centre at La Quints Specific Plan 97-029 Amendment No. 6 - SP2022-0003 The Centre at La Quints Specific Plan Initial Study Addendum No. 1 4.18 TRIBAL CULTURAL RESOURCES Do the New Proposed Circumstances New Impact Changes Information CECIA4 THRESHOLDS Conclusion in Involve New or Involving New Requiring New 2018 TCLQ Initial More or Analysis or Study Severe More Severe Verification? Impacts? Impacts? XVIII. TRIBAL CULTURAL RESOURCES: Would the project cause a substantial adverse change in the significance of a tribal cultural resource, defined in Public Resources Code section 21074 as either a site, feature, place, cultural landscape that is geographically defined in terms of the size and scope of the landscape, sacred place, or object with cultural value to a California Native American tribe, and that is: a) Listed or eligible for listing in the California Register of Historical Resources, or in a local No Impact No No No register of historical resources as defined in Public Resources Code section 5020.1(k), or b) A resource determined by the lead agency, in its discretion and supported by substantial evidence, to be significant pursuant to criteria set forth in subdivision (c) of Public Resources Code Section 5024.1. In applying the criteria set forth in subdivision (c) of Public Resources Code Section 5024.1, the lead agency shall consider the significance of the resource to a California Native American tribe. 4.18.1 Discussion Summary of 2018 TCLQ Initial Study Less Than Significant IM Tribal Cultural Resources (TCRs) can include wood, stone, foundations, and other structural remains; debris-filled wells or privies; and deposits of wood, glass, ceramics, and other refuse. The general area has been shown to be highly archaeologically sensitive for both prehistoric and historic resources. The abundance of previously recorded cultural resources within the immediate vicinity of the Project area exhibits no clear distribution pattern, which is due to the proximity of the Project area to the boundaries of ancient Lake Cahuilla. Furthermore, four resources (two historic and two prehistoric) have been previously recorded within the Project area, indicating that the subject parcel itself has a high sensitivity to produce both historic and prehistoric resources. However, these were determined to be ineligible for the National Register or California Register and were destroyed because of previous excavations on-site. The City conducted consultations consistent with Assembly Bill 52 (AB 52) and Senate Bill 18 (SB 18) with tribes as designated by Native American Heritage Commission (NAHC). The Viejas Tribal Government responded that the Project Site has little cultural significance to the Viejas Tribal Government. The Augustine Band of Cahuilla Indians responded that they were unaware of specific cultural resources that may be affected by the Proposed Project. Page 78 105 Site Development Permit No. SDP2022-0007 June 2023 The Centre at La Quints Specific Plan 97-029 Amendment No. 6 - SP2022-0003 The Centre at La Quints Specific Plan Initial Study Addendum No. 1 The Agua Caliente Band of Cahuilla Indians responded to the AB 52 consultation letter that although the Project Site is outside of the Agua Caliente Band of Cahuilla Indians territory, it is within the Tribe's Traditional Use Area and therefore requested that an archaeological monitor be present during ground disturbing activities. Mitigation Measures TRI -1, TRI -2, and TRI -3 were determined to be required to address all tribes' requests and ensure that the Project would not cause a substantial adverse change in the significance of a tribal cultural resource. 2023 Proposed Project Analysis The 2023 Proposed Project occurs on the same site assessed by the 2018 TCLQ Initial Study. Because the 2023 Proposed Project includes a Specific Plan Amendment, the City conducted an SB 18 consultation. Only one tribe (Agua Caliente) has responded with interest in scheduling an agency -to -agency meeting. The City responded by sending them a copy of the latest cultural resources information, including the mitigation measures identified in the 2018 TCLQ Initial Study. The Agua Caliente tribe indicated that implementation of Mitigation measures TRI -1, TRI -2 and TRI -3 continued to be sufficient to address their concerns. 4.18.2 Mitigation Measures 2018 TCLQ Initial Study Mitigation Measures Applicable/Not Applicable MM TRI -1 Prior to any ground -disturbing activities, the Applicable. The 2023 Project Site is the applicant shall retain the services of a qualified same as analyzed in 2018, and for which, archaeologist and Tribal Monitor. Copies of through tribal consultation, the mitigation contracts with monitoring archaeologists and measure was determined to continue to be Tribal Monitors shall be provided to the City prior necessary to address unanticipated tribal to the issuance of any ground -disturbing permit. resources. Full-time archaeological monitoring shall be conducted by a qualified archaeologist for excavations that will exceed 3 feet in depth. In the event that buried cultural resources are discovered during construction, the archaeologist shall be permitted to stop construction operations within 50 feet of the find and the Applicant and/or the Applicant's representative shall immediately notify the City. The archaeologist shall determine whether the finding requires further study. The Applicant shall include a standard inadvertent discovery clause in every construction contract to inform contractors of this requirement. The archaeologist shall make recommendations concerning appropriate measures that will be implemented to protect the resource(s), including but not limited to excavation and evaluation of the finds in accordance with Section 15064.5 of the CEQA Guidelines. Any previously undiscovered resources found during Page 79 106 Site Development Permit No. SDP2022-0007 The Centre at La Quinto Specific Plan 97-029 Amendment No. 6 - SP2022-0003 The Centre at La Quinta Specific Plan Initial Study Addendum No. 1 construction within the project area should be recorded on appropriate Department of Parks and Recreation (DPR) 523 forms and evaluated for significance in terms of CEQA criteria. The archaeologist shall provide the City with a report of all monitoring activities within 30 days of completion of these activities. June 2023 MM TRI -2 Prior to any ground -disturbing activities, the Applicable. The 2023 Project Site is the applicant shall retain the services of a qualified same as analyzed in 2018, and for which, geologist or paleontologist. Full-time monitoring through tribal consultation, the mitigation shall be conducted for all excavations that measure was determined to continue to be exceed 3 feet in depth. In the event that necessary to address unanticipated tribal paleontological resources are discovered during resources. construction, the paleontologist shall be permitted to stop construction operations within 50 feet of the find and the Applicant and/or the Applicant's representative shall immediately notify the City. The paleontologist shall determine whether the finding requires further study. The Applicant shall include a standard inadvertent discovery clause in every construction contract to inform contractors of this requirement. The paleontologist shall make recommendations concerning appropriate measures that will be implemented to protect the resource(s), including but not limited to excavation and evaluation of the finds in accordance with the Society of Vertebrate Paleontology Guidelines. Any fossils recovered during mitigation shall be deposited in an accredited and permanent scientific institution. The paleontologist shall provide the City with a report of all monitoring activities within 30 days of completion of these activities. MM TRI -3 In the event of the accidental discovery of any Applicable. The 2023 Project Site is the human remains on the project, CEQA Guidelines same as analyzed in 2018, and for which, Section 15064.5; Health and Safety Code Section through tribal consultation, the mitigation 7050.5; and Public Resources Code (PRC) measure was determined to continue to be Sections 5097.94 and 5097.98 must be followed. necessary to address unanticipated tribal If during the course of project development resources. there is accidental discovery of any human remains, the following steps shall be taken: 1. There shall be no further excavation or disturbance of the site, or any nearby area reasonably suspected to overlie adjacent human remains until the County Coroner is contacted to determine if the remains are Native American and if an investigation of the cause of death is required. If the Page 80 107 Site Development Permit No. SDP2022-0007 June 2023 The Centre at La Quinta Specific Plan 97-029 Amendment No. 6 - SP2022-0003 The Centre at Lo Quinta Specific Plan Initial Study Addendum No. 1 coroner determines the remains to be Native American, the coroner shall contact the Native American Heritage Commission (NAHC) within 24 hours, and the NAHC shall identify the person or persons it believes to be the "most likely descendant" (MLD) of the deceased Native American. The MLD may make recommendations to the landowner or the person responsible for the excavation work, for means of treating or disposing of, with appropriate dignity, the human remains, and any associated grave goods as provided in Public Resource Code Section 5097.98, Environmental Issues. 4.18.3 Conclusion The Proposed Project would not result in any impacts beyond those identified in the previously approved 2018 TCLQ Initial Study. The Proposed Project contains no substantial changes to the implementation of the TCLQSpecific Plan, there have been no substantial changes in circumstances, and no new information has become available, not known and could not have been known, at the time that 2018 TCLQ Initial Study was approved, that would require major revisions to the 2018 TCLQ Initial Study. Page 81 108 Site Development Permit No. SDP2022-0007 June 2023 The Centre at La Quinto Specific Plan 97-029 Amendment No. 6 - SP2022-0003 The Centre at La Quinta Specific Plan Initial Study Addendum No. 1 4.19 UTILITIES AND SERVICE SYSTEMS Page 82 109 Do the New Impact Proposed Changes Circumstances New Information CEQA THRESHOLDS Conclusion in Involve New or Involving New Requiring New 2018 TCLQ Initial More or Analysis or Study Severe More Severe Impacts? Verification? Impacts? XIX. UTILITIES AND SERVICE SYSTEMS: Would the project: (N/A— (N/A— (N/A— the applir=abie RegieRal Watef Gentrel Removed Removed Removed Rgardl No Impact from from from Guidelines) Guidelines) Guidelines) a) Require or result in the relocation or construction of new or expanded water, or wastewater treatment or storm water drainage electric power, No Impact natural gas, or telecommunications facilities of and Less Than No No No _F existing f__a;tie the construction or Significant relocation of which could cause significant environmental effects? (N/A — b) Require R -F F:esult in the e8ffitFwetien of Fiew (N/A — (N/A — the . hl; faGilotieS .,r, «.„ rt;.,,, Ir„l., No Impact Guidelines Guidelines Guidelines eXIS&g Rf r t CC a�7 Revised) Revised) Revised) b) Have sufficient water supplies available to serve the project and reasonably foreseeable future Less Than development during normal, dry, and multiple dry Significant No No No years f.. ..;rtino eA*0t-le .... t1; ,,.a FesellFEeS, OF nded ent-itle.. rants . e .,d ed? c) Result in a determination by the wastewater treatment provider which serves or may serve the Less Than project that it has adequate capacity to serve the Significant No No No project's projected demand in addition to the provider's existing commitments? d) Generate solid waste In excess of State or Total standards, or In excess of the capacity of local infrastructure or otherwise impair the attainment Less Than Significant No No No of solid waste reduction goats? �SEFyed by� ;$Rdfill With PeFFR442deapa6ty to needs? e) Comply with federal, state, and local management and reduction statutes and No Impact No No No regulations related to solid waste? Page 82 109 Site Development Permit No. SDP2022-0007 June 2023 The Centre at Lo Quints Specific Plan 97-029 Amendment No. 6 - SP2022-0003 The Centre at La Quinta Specific Plan Initial Study Addendum No. 1 4.19.1 Discussion Summary of 2018 TCLQ Initial Study Wastewater Facilities and Demand Sanitary sewer collection and treatment facilities are provided by the CVWD within most of the City. There are existing sewer mains in Adams Street and Auto Center Drive to which the Project would connect to. The CVWD determined it had sufficient capacity to service the Project. Additionally, the Project would pay a connection fee that would financially assist toward future expansion and upgrading wastewater drainage infrastructure if required. Impacts to wastewater connection and service were determined to be less than significant. As stated in the General Plan EIR, it is assumed that domestic wastewater flows are equivalent to the potable water demand projections. Therefore, the Project, consisting of 131 residential units and a 125 - room hotel would generate 66.04 acre-feet of wastewater per year, or 58,957 gallons per day. The amount of wastewater generated by the Project would account for a nominal 1.47 percent of the remaining capacity of the Mid -Valley Water Reclamation Plant WRP-41, The im arts would be lass than significant, Stormwater Facilities and Demand Pursuant to the WQMP, the Project would be required to implement stormwater best management practices that limit the volume and flow of stormwaterto the municipal storm sewer system (Appendix F of the 2018 TCLQ Initial Study). Therefore, overall, impacts would be less than significant. Water Facilities and Demand The commercial development permitted under the current zoning (Regional Commercial with floor area ratio of 0.35) would be 335,412 square feet in size. The water demand of a corporate building (permitted under the existing Regional Commercial zone) would be 12.78 acre-feet per year (34g/sf/day x 335.412 ksf x 365 = 4,162,462 gallons, or 12.78 acre-feet). Although the Project would result in increased water usage beyond existing conditions (since the site is currently vacant) and what was planned under the City's General Plan, the increased water demand only accounts for a negligible amount of CVWD's water supply. No new or expanded water supply entitlements would be needed. Therefore, potential impacts would be less than significant. Solid Waste Facilities and Demand The City has a solid waste service agreement with Burrtec Waste and Recycling Services, LLC for the collection and transport of solid waste to landfill sites. The Edom Hill Transfer Station accepts solid waste from the City. All waste received at the Edom Hill Transfer Station is transferred to one of three landfills: Lambs Canyon Landfill near Beaumont, Badlands Landfill near Moreno Valley, and EI Sobrante Landfill near Corona. According to the CalRecycle Estate Solid Waste Generation rates website, the 125 -room hotel would generate 250 pounds of solid waste per day (2pounds/room/day).The residential development would generate 1,602 pounds of solid waste per day (12.23lbs/household/day)33. In total, Page 83 110 Site Development Permit No. SDP2022-0007 June 2023 The Centre at La Quinta Specific Plan 97-029 Amendment No. 6 - SP2022-0003 The Centre at La Quinta Specific Plan Initial Study Addendum No. 1 the Project would generate 1,852 pounds of solid waste per day. The three existing landfills described above would have long-term capacity sufficient for expected solid waste generated by the Project, and Burrtec plans to provide service to accommodate future development. Impacts were less than significant. Solid waste disposal services must follow federal, state, and local statutes and regulations related to the collection of solid waste. Therefore, potential impacts would be less than significant. 2023 Proposed Project Analysis The Project Site is in the same area as assessed in the 2018 TCLQ Initial Study. The 2023 Proposed Project is related to the hotel element of the 2018 Proposed Project and proposes the same number of rooms as identified in the 2018 TCLQ Initial Study assessment, therefore, the impacts to utilities and service systems are the same as previously analyzed. Impacts would be less than significant. 4.19.2 Mitigation Measures 2018 TCLQ Initial Study Mitigation Measures I Applicable/Not Applicable No mitigation measures were required to reduce impacts Applicable. The 2023 Proposed Project is the same because all impacts were less than significant. as 2018 Proposed Project with respect to Utilities and Service Systems. 4.19.3 Conclusion The Proposed Project would not result in any impacts beyond those identified in the previously approved 2018 TCLQ Initial Study. The Proposed Project contains no substantial changes to the implementation of the TCLQSpecific Plan, there have been no substantial changes in circumstances, and no new information has become available, not known and could not have been known, at the time that 2018 TCLQ Initial Study was approved, that would require major revisions to the 2018 TCLQ Initial Study. Page 84 111 Site Development Permit No. SDP2022-0007 lune 2023 The Centre at La Quinta Specific Plan 97-029 Amendment No. 6 - SP2022-0003 The Centre at Lo Quinta Specific Plan Initial Study Addendum No. 1 4.20 WILDFIRE CEQA THRESHOLDS XX. WILDFIRE: New Do the Circumstances Proposed Impact Changes Conclusion in Involve New or 2018 TCLQ More Initial Study Severe New New Circumstances Information Involving New Requiring New or Analysis or More Severe Verification? Impacts? ❑roiect occupants to, pollutant concentrations from If located In or near state res onsi bi I ity areas or Lands classified as very high fire hazard severq zones a) Substantially impair an adopted emergency response plan or emergency evacuation plan? Not Analyzed No No No b) Due to slope, prevailing winds, and other factors, Not Analyzed No No No exacerbate wildfire risks, and thereby expose ❑roiect occupants to, pollutant concentrations from a wildfire or the uncontrolled spread of wildfire? c' Require the installation or maintenance of associated infrastructure (such as roads, fuel breaks, Not Analyzed No No No emergency water sources ower lines or other utilities) that may exacerbate fire risk or that may result in temporary or ongoing impacts to the environment? d Expose people or structures to significant risks Not Analyzed No No No including downslope or downstream flooding pr landslides, as a result of runoff, past -fire sloe Instability, or drainage changes? 4.20.1 Discussion An analysis of the wildfire risk was not required by the CEQA Guidelines at the time the 2018 TCLQ Initial Study was prepared and therefore was not analyzed. However, the wildfire risk was known at the time of the 2018 TCLQ Initial Study and is covered briefly by Guidelines Criterion IX(g) which evaluated a Project's potential hazard to expose people and structures to wildfire. The 2018 TCLQ Initial Study identified that the Project Site is located within an urban area and not adjacent to wildlands. In addition, according to the CAL FIRE Riverside County Fire Hazard Severity Zone Map, the Project Site is not located within a Very High Fire Hazard Severity Zone. Therefore, Project implementation would not expose people or structures to a significant risk involving wild land fires. 2023 Proposed Project Analysis The Project Site is in the same area as assessed in the 2018 TCLQ Initial Study. The 2023 Proposed Project is related to the hotel element of the 2018 Proposed Project and proposes the same number of rooms as identified in the 2018 TCLQ Initial Study assessment, therefore, the impacts to utilities and service systems are the same as previously analyzed. Impacts would be less than significant. Page 85 112 Site Development Permit No. SDP2022-0007 June 2023 The Centre at La Quinta Specific Plan 97-029 Amendment No. 6 - SP2022-0003 The Centre at la Quints Specific Plan Initial Study Addendum No. 1 4.20.2 Mitigation Measures 2018 TCLQ Initial Study Mitigation Measures I Applicable/Not Applicable No mitigation measures were required to reduce impacts Applicable. The 2023 Proposed Project is the same because all impacts were less than si.-nificant. I as 2018 Proposed Proiect with respect to Wildfire. 4.20.3 Conclusion The Proposed Project would not result in any impacts beyond those identified in the previously approved 2018 TCLQ Initial Study. The Proposed Project contains no substantial changes to the implementation of the TCLQSpecific Plan, there have been no substantial changes in circumstances, and no new information has become available, not known and could not have been known, at the time that 2018 TCLQ Initial Study was approved, that would require major revisions to the 2018 TCLQ Initial Study. Page 86 113 Site Development Permit No. SDP2022-0007 June 2023 The Centre at La Quinta Specific Plan 97-029 Amendment No. 6- SP2022-0003 The Centre at La Quinta Specific Plan Initial Study Addendum No. 1 4.21 MANDATORY FINDINGS OF SIGNIFICANCE 4.21.1 Discussion Summary of 2018 TCLQ Initial Study Implementation of the 2018 Proposed Project was determined not degrade the quality of the environment; substantially reduce the habitats offish or wildlife species; cause a fish or wildlife population to drop below self-sustaining levels; threatens to eliminate a plant or animals; or eliminate important examples of major periods of California history or prehistory with the incorporation of the identified mitigation measures. The Air Quality and Transportation/Traffic analyses presented in Section 3 and Section 16, respectively, of 2018 TCLQ Initial Study considered cumulative impacts and determined that cumulative air quality and traffic impacts would be less than significant. The 2018 Proposed Project would have less than significant Page 87 114 Do the New Impact Proposed Changes Circumstances New Information CEClA THRESHOLDS Conclusion in Involve New or Involving New Requiring New 2018 TCLQ Initial More or Analysis or Study Severe More Severe Verification? Impacts? Impacts? 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 Less Than fish or wildlife species, cause a fish or wildlife Significant population to drop below self-sustaining levels, With No No No threaten to eliminate a plant or animal community, Mitigation substantially reduce the number or restrict the Incorporated 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? Less Than ("Cumulatively considerable" means that the Significant incremental effects of a project are considerable With No No No when viewed in connection with the effects of past Mitigation projects, the effects of other current projects, and Incorporated the effects of probable future projects)? c) Does the project have environmental effects Less Than Significant which will cause substantial adverse effects on With No No No human beings, either directly or indirectly? Mitigation Incorporated 4.21.1 Discussion Summary of 2018 TCLQ Initial Study Implementation of the 2018 Proposed Project was determined not degrade the quality of the environment; substantially reduce the habitats offish or wildlife species; cause a fish or wildlife population to drop below self-sustaining levels; threatens to eliminate a plant or animals; or eliminate important examples of major periods of California history or prehistory with the incorporation of the identified mitigation measures. The Air Quality and Transportation/Traffic analyses presented in Section 3 and Section 16, respectively, of 2018 TCLQ Initial Study considered cumulative impacts and determined that cumulative air quality and traffic impacts would be less than significant. The 2018 Proposed Project would have less than significant Page 87 114 Site Development Permit No. SDP2022-0007 June 2023 The Centre at La Quinta Specific Plan 97-029 Amendment No. 6 - SP2022-0003 The Centre at La Quinta Specific Plan Initial Study Addendum No. 1 impacts to all other resource areas discussed in the analysis section, above. No additional mitigation measures would be required to reduce cumulative impacts to less than significant levels. Previous sections of this Initial Study/Mitigated Negative Declaration reviewed the Project's potential impacts related to air quality, geology/soils, hazards/hazardous materials, noise, vibration, and other environmental issue areas that could impact human beings. Implementation would not displace or otherwise significantly impact existing residences. As concluded in these previous discussions, the 2018 Project would result in less than significant environmental impacts with implementation of project design features, conditions, and recommended mitigation measures. Therefore, with implementation of the specified mitigation, the project would cause less than significant adverse effects on human beings. 2023 Proposed Project Analysis The Project Site is in the same area as assessed in the 2018 TCLQ Initial Study. The 2023 Proposed Project is related to the hotel element of the 2018 Proposed Project and proposes the same number of rooms as identified in the 2018 TCLQ Initial Study assessment. And though the hotel size and FAR would increase, the impacts would be the same as identified in the 2018 TCLQ Initial Study because the primary environmental categories which would be applicable to the increased FAR include stormwater controls, noise, and aesthetics. This analysis identified that the 2023 Project would comply with the latest stormwater management controls; noise was determined to be the same as the 2018 TCLQ Initial Study because the number of rooms were the same; and the building would be designed using high quality materials and architectural treatments thereby reducing the potential aesthetic impacts. Overall, the 2023 Proposed Project would result in less than significant impacts on humans. All applicable mitigation measures identified in the 2018 TCLQ Initial Study apply to the 2023 Proposed Project and were determined adequate and feasible to reduce the 2023 Proposed Project impacts. 4.21.2 Conclusions The 2018 TCLQ Initial Study identified that all resource topics associated with the Project were analyzed in accordance with State CEQA Guidelines and found to pose no impact, less than significant impact, or less than significant impact with mitigation. The 2023 Proposed Project would not result in any impacts beyond those identified in the previously approved 2018 TCLQ Initial Study. The Proposed Project contains no substantial changes to the implementation of the TCLQ Specific Plan, there have been no substantial changes in circumstances, and no new information has become available, not known and could not have been known, at the time that 2018 TCLQ Initial Study was approved, that would require major revisions to the 2018 TCLQ Initial Study. Therefore, none of the conditions described in CEQA Guidelines Section 15162 calling for preparation of a subsequent EIR have occurred with respect to any of the Environmental Subject Areas in the most current CEQA Guidelines. Page 88 115 Site Development Permit No. SDP2022-0007 June 2023 The Centre at La Quinta Specific Plan 97-029 Amendment No. 6 - SP2022-0003 The Centre at La Quinta Specific Plan Initial Study Addendum No. 1 CEQA Guidelines Section 15164 sets out the conditions in which an adopted MND can be revised or amended: (a) The lead agency or a responsible agency shall prepare an addendum to a previously certified EIR if some changes or additions are necessary but none of the conditions described in Section 15162 calling for preparation of a subsequent EIR have occurred. (b) An addendum to an adopted negative declaration may be prepared if only minor technical changes or additions are necessary or none of the conditions described in Section 15162 calling for the preparation of a subsequent EIR or negative declaration have occurred. (c) An addendum need not be circulated for public review but can be included in or attached to the final EIR or adopted negative declaration. (d) The decision-making body shall consider the addendum with the final EIR or adopted negative declaration prior to making a decision on the project. (e) A brief explanation of the decision not to prepare a subsequent EIR pursuant to Section 15162 should be included in an addendum to an EIR, the lead agency's required findings on the project, or elsewhere in the record. The explanation must be supported by substantial evidence. Based on this analysis, all the conditions of CEQA Guidelines Section 15164 have been met, and an Addendum to the 2018 TCLQ Initial Study is the appropriate document to approve the Proposed Project. Page 89 116 Christine Site Development Permit No. SDP2022-0007 Saunders The Centre at La Quinta Specific Plan 97-029 Amendment No. 6 - SP2022-0003 The Centre at La Quints Specific Plan Initial Study Addendum No. 1 Associates lune 2023 Appendix A La Quinta Hampton Inn Air Quality, Global Climate Change, and Energy Impact Analysis Ganddini Group, Inc June 13, 2023 117 Christine Site Development Permit No. SDP2022-0007 Saunders The Centre at La Quinta Specific Plan 97-029 Amendment No. 6 - SP2022-0003 The Centre at La Quinta Specific Plan Initial Study Addendum No. 1 Associates June 2023 Appendix B-1 Hydrology Study for La Qunita Hampton Inn Woodard Group April 2022 118 Christine Site Development Permit No. SDP2022-0007 Saunders The Centre at La Quints Specific Plan 97-029 Amendment No. 6- SP2022-0003 The Centre at La Quints Specific Plan Initial Study Addendum No. 1 Associates June 1023 Appendix B-2 Project Specific Water Quality Management Plan for Greens Group APN 600-340-060 Woodard Group April 2022 119 Christine Site Development Permit No. SDP2022-0007 Saunders The Centre at La Quinto Specific Plan 97-029 Amendment No. 6 - SP2022-0003 The Centre at Lo Quinta Specific Plan Initial Study Addendum No. 1 Associates June 2023 Appendix C La Quinta Parking and Traffic Consistency Study (JN 0232-0023) Trames Solutions; Inc October 26, 2022 120 PLANNING COMMISSION RESOLUTION 2023 - XXX A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF LA QUINTA, CALIFORNIA, RECOMMENDING TO THE CITY COUNCIL APPROVAL OF A SPECIFIC PLAN AMENDMENT AND SITE DEVELOPMENT PERMIT FOR HAMPTON INN HOTEL LOCATED AT THE SOUTWEST CORNER OF AUTO CENTRE DRIVE AND LA QUINTA DRIVE WITHIN THE CENTRE AT LA QUINTA SPECIFIC PLAN AREA CASE NUMBERS: SPECIFIC PLAN 2022-0003 SITE DEVELOPMENT PERMIT 2022-0007 APPLICANT: VERDANT LAQUINTA LLC WHEREAS, the Planning Commission of the City of La Quinta, California did, on December 12, 2023, hold a duly noticed Public Hearing to consider a request by Verdant LaQuinta LLC, for a 125 room hotel project at the southwest corner of Auto Centre Drive and La Quinta Drive, more commonly described as - 600 -340-060 WHEREAS, the Design and Development Department published a public hearing notice in The Desert Sun newspaper on December 1, 2023, as prescribed by the Municipal Code. Public hearing notices were also mailed to all property owners within 500 feet of the site; and Specific Plan 2022-0003 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 pursuant to Section 9.240.010 of the La Quinta Municipal Code to justify recommending to the City Council approval of said Specific Plan Amendment [Exhibit A]: Consistencv with General Plan The proposed Specific Plan Amendment is consistent with the goals and policies of the La Quinta General Plan in that it will result in the development of a 125 -room hotel which is permitted in the General Commercial land use designation. The proposed project is consistent with the following Goals and Policies: Policy LU -2.2 which requires Specific Plans for projects proposing flexible development standards that differ from the Zoning Ordinance. 121 PLANNING COMMISSION RESOLUTION 2023 -XXX SPECIFIC PLAN 2022-0003 SITE DEVELOPMENT PERMIT AMENDMENT 2022-0007 PROJECT: HAMPTON INN HOTEL ADOPTED: PAGE 2OF5 This project proposes variations from several development standards therefore a Specific Plan Amendment is appropriate for the project. 2. Public Welfare Approval of the proposed Specific Plan Amendment will not create conditions materially detrimental to public health, safety, and general welfare. The La Quinta Design and Development Department has prepared an addendum to the Mitigated Negative Declaration for Centre at La Quinta Specific Plan Amendment No. 5, EA2017-0009, adopted by the La Quinta City Council on July 3, 2018, Resolution 2018-038, pursuant to Section 15164 of the California Environmental Quality Act (CEQA), in that no substantial changes to the project are proposed that result in new significant environmental effects. 3. Land Use Compatibility The proposed Specific Pian Amendment incorporates a land use that is compatible with zoning on adjacent properties. The property will continue to be zoned as Regional Commercial which is intended for major retail, professional office restaurants, and hotels. 4. Property Suitability The uses permitted in the Specific Plan are suitable and appropriate for the subject property in that the site is relatively flat, vacant, and the area can be served by all necessary public services and utilities. The proposed project is located adjacent to other major retailers that could provide synergy between the other commercial uses. Site Development Permit 2022-0007 WHEREAS, at said Public Hearing, upon hearing and considering all testimony and arguments, if any, of all interested persons desiring to be heard, said Planning Commission did make the following mandatory findings pursuant to Section 9.210.010 of the Municipal Code to justify approval of said Site Development Permit: 1. Consistency with General Plan The proposed development is consistent with the General Plan land use designation of General Commercial. The proposed project is consistent with the following Goals and Policies: • Goal LU -6 and ED -1 as Hotel will contribute to a balanced and varied economic base which provides fiscal stability to the City and a broad range of services to the region. • Program CIR-1.12.a: which encourages land uses that provide jobs and housing near each other to allow the use of alternative modes of travel 122 PLANNING COMMISSION RESOLUTION 2023 -XXX SPECIFIC PLAN 2022-0003 SITE DEVELOPMENT PERMIT AMENDMENT 2022-0007 PROJECT: HAMPTON INN HOTEL ADOPTED: PAGE 3 OF 5 and produce shorter work commutes. The project will be developed near the existing residential Solterra apartment development directly south of it, providing an opportunity for jobs and housing near each other. Program CIR-1.12.b which encourages mixed use and contiguous commercial development to provide optimum internal connections between uses. The development will provide and be conditioned to provide connections to commercial development on the north, east, and west. ■ Policy ED -1.5 which states projects proposed on commercial land shall be evaluated for theirjob creating and revenue generating potential. This project's scope and operations will create jobs and lead to annual sales tax and generate transit occupancy tax revenue for the City. 2. Consistencywith Zoning Code The proposed development, as conditioned, is consistent with the development standards of the City's Zoning Code and Centre at La Quinta Specific Plan, as applicable. The Site Development Permit has been conditioned to ensure compliance with the zoning standards and other supplemental standards as established in Title 9 of the La Quinta Municipal Code. The project is consistent with the non-residential development standards and permitted use table, except deviations that include requested increase in the floor area ratio and decreasing the parking minimum standard. These development standards and land use deviations may be approved with the Specific Plan Amendment. 3. Compliance with CEQA The Design and Development Department has prepared Environmental Assessment 2022-0011 for this project, in compliance with the requirements of the CEQA. The Design and Development Director has determined that although the proposed project could have a significant effect on the environment, there will not be a significant effect because revisions in the project have been made by or agreed to by the project proponent and mitigation measures have been incorporated. 4. Architectural Desian The architectural design of the project, including, but not limited to, the architectural style, scale, building mass, materials, colors, architectural details, roof style and other architectural elements are compatible with surrounding development and with the quality of design prevalent in the city. 5. Site Design The site design of the project including, but not limited to, project entries, interior circulation, pedestrian and bicycle access, pedestrian amenities, 123 PLANNING COMMISSION RESOLUTION 2023 -XXX SPECIFIC PLAN 2022-0003 SITE DEVELOPMENT PERMIT AMENDMENT 2022-0007 PROJECT: HAMPTON INN HOTEL ADOPTED: PAGE 4OF5 screening of equipment and trash enclosures, exterior lighting, and other site design elements are compatible with surrounding development and with the quality of design prevalent in the city. 6. Landscape Des qp Project landscaping, including, but not limited to, the location, type, size, color, texture and coverage of plant materials, has been designed so as to provide visual relief, complement buildings, visually emphasize prominent design elements and vistas, screen undesirable views, provide a harmonious transition between adjacent land uses and between development and open space, and provide an overall unifying influence to enhance the visual continuity of the project. The proposed project is consistent with the landscaping standards and plant palette and implements the standards for landscaping and aesthetics established in the General Plan and Zoning Code. The permanent overall site landscaping utilizes various tree and shrub species to enhance the building architecture. NOW, THEREFORE, BE IT RESOLVED by the Planning Commission of the City of La Quinta, California, as follows: SECTION 1. That the above recitations are true and constitute the Findings of the Planning Commission in this case; and SECTION 2. That the above project be determined by the Planning Commission to be consistent with Environmental Assessment 0017-0009; and SECTION 3. That it does hereby recommends to the City Council approval of Specific Plan 2022-0003 and Site Development Permit 2022-0007 for the reasons set forth in this Resolution and subject to the attached Conditions of Approval [Exhibits B & C]. PASSED, APPROVED, and ADOPTED at a regular meeting of the City of La Quinta Planning Commission, held on December 12, 2023, by the following vote: AYES: NOES: ABSENT: ABSTAIN: 124 PLANNING COMMISSION RESOLUTION 2023 -XXX SPECIFIC PLAN 2022-0003 SITE DEVELOPMENT PERMIT AMENDMENT 2022-0007 PROJECT: HAMPTON INN HOTEL ADOPTED: PAGE 5OF5 ATTEST: DANNY CASTRO, Design and Development Director City of La Quinta, California STEPHEN NIETO, Chairperson City of La Quinta, California 125 PLANNING COMMISISON RESOLUTION NO. 2023 -XXX EXHIBIT A Section 3: Development Regulations 3.1.2 Standards The development requirements forthe Specific Plan can be found in Table 3.1: Development Standards - Regional Commercial and Table 3,2: Development Standards- Residential. Table 3.1: Development Standards - Regional Commercial Development 74,400 SFFAR.61 Maximum development intensity FAR _35 I Minimum lot size 2.8 Acres Maximum structure height* 50' SO' Maximum number of stories 4 4 Minimum public street setbacks 20' building/ 20' building/ Auto Centre Drive + 10' landscape 10' landscape 20' building/ 20' building/ Auto Center Way South 10' landscape 10' landscape 20' building/ 20' building/ La Quinta 10' landscape 10' landscape Minimum setback adjacent to 50' building/ 50" residential parcels 10' landscape Landscape i S% of total site 5% of total site *Setbacks shall be increased 0 S' for every foot above 3S feet in height 1.0 Space per 1.1 Space per room (min) Hotel Parking Room 1.3 Space per room (max) SLF-Adams Street La Quinta, LLC Adopted July 3, 2018 The Centre at La Quinta Specific Plan Amendment No. 6 126 33 PLANNING COMMISSION RESOLUTION 2023 - XXX CONDITIONS OF APPROVAL — RECOMMENDED SPECIFIC PLAN 2022-0003 (SP 1997-029, AMENDMENT 6) PROJECT: HAMPTON INN HOTEL ADOPTED: DECEMBER 12, 2023 PAGE 1 of 1 GENERAL The applicant agrees to defend, indemnify, and hold harmless the City of La Quinta ("City"), its agents, officers and employees from any claim, action or proceeding to attack, set aside, void, or annul the approval of this Specific Plan. The City shall have sole discretion in selecting its defense counsel. The City shall promptly notify the applicant of any claim, action or proceeding and shall cooperate fully in the defense. 2. Specific Plan 2022-0003 shall be developed in compliance with these conditions, and the approved Specific Plan document. In the event of any conflicts between these conditions and the provisions of SP 1997-029 The Centre at La Quinta, these conditions shall take precedence. 3. Specific Plan 2022-0003 shall comply with all applicable terms, conditions and/or mitigation measures for the following related approvals: Specific Plan Amendment 1997-029 The Centre at La Quinta Amendment 5 Environmental Assessment 2017-0009 and 2022-0011 Tentative Parcel Map 37359 Site Development Permit 2022-0007 4. In the event of any conflict(s) between approval conditions and/or provisions of these approvals, the Design and Development Director shall adjudicate the conflict by determining the precedence. 127 PLANNING COMMISSION RESOLUTION 2023 -XXX CONDITIONS OF APPROVAL - RECOMMENDED SITE DEVELOPMENT PERMIT 2022-0007 PROJECT: HAMPTON INN HOTEL ADOPTED: DECEMBER 12, 2023 PAGE 1 OF 16 %id0ld:7e\I The applicant agrees to defend, indemnify, and hold harmless the City of La Quinta ("City"), its agents, officers and employees from any claim, action or proceeding to attack, set aside, void, or annul the approval of this Site Development Permit. The City shall have sole discretion in selecting its defense counsel. The City shall promptly notify the applicant of any claim, action or proceeding and shall cooperate fully in the defense. 2. Site Development Permit 2022-0007 shall comply with all applicable conditions and/or mitigation measures for the following related approvals: Tentative Parcel Map 37359 1.. �1+.. F FI i..+/..\ hi.fi.i--- I A;4-; n nid /r.r rrr�. iinir�rip III he event VI any Lill IIIIVt`Oj tJGIvvGGl1 approval conUiLlono, and/VI NIVviSsiO s V these approvals, the Planning Manager shall adjudicate the conflict by determining the precedence. 3 The Site Development Permit shall expire two years from the date of approval and shall become null and void in accordance with La Quinta Municipal Code Section 9.200.080, unless a building permit has been issued. A time extension may be requested per LQMC Section 9.200.080. 4. Prior to the issuance of any grading, construction, or building permit by the City, the applicant shall obtain any necessary clearances and/or permits from the following agencies, if required: • Riverside County Fire Marshal ■ La Quinta Development Services Division: Grading Permit and 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 • Riverside Co. Environmental Health Department ■ Desert Sands Unified School District (DSUSD) ■ Coachella Valley Water District (CVWD) ■ Imperial Irrigation District (IID) ® California Regional Water Quality Control Board (CRWQCB) ■ State Water Resources Control Board • SunLine Transit Agency (SunLine) • South Coast Air Quality Management District Coachella Valley (SCAQMD) 128 PLANNING COMMISSION RESOLUTION 2023 -XXX CONDITIONS OF APPROVAL - RECOMMENDED SITE DEVELOPMENT PERMIT 2022-0007 PROJECT: HAMPTON INN HOTEL ADOPTED: DECEMBER 12, 2023 PAGE 2 OF 16 The applicant is responsible for all requirements of the permits and/or clearances from the above -listed agencies. When these requirements include approval of improvement plans, the applicant shall furnish proof of such approvals when submitting those improvements plans for City approval. 5. Coverage under the State of California General Construction Permit must be obtained by the applicant, who then shall submit a copy of the Regional Water Quality Control Board's ("RWQCB") acknowledgment of the applicant's Notice of Intent ("NOI") and Waste Discharger Identification (WDID) number to the City prior to the issuance of a grading or building permit. 6. The applicant shall comply with applicable provisions of the City's NPDES stormwater discharge permit, LQMC Sections 8.70.010 et seq. (Stormwater Management and Discharge Controls), and 13.24.170 (Clean Air/Clean Water); Riverside County Ordinance No. 457; the California Regional Water Quality Control Board — Colorado River Basin Region Board Order No. R7-2013-0011 and the State Water Resources Control Board's Order No. 2012-0006-DWQ. A. For construction activities including clearing, grading or excavation of land that disturbs one (1) acre or more of land, or that disturbs less than one (1) acre of land, but which is a part of a construction project that encompasses more than one (1) acre of land, the Permitee shall be required to submit a Storm Water Pollution Protection Plan ("SWPPP") to the State Water Resources Control Board. The applicant or design professional can obtain the California Stormwater Quality Association SWPPP template at www.cabmphandbooks.com for use in their SWPPP preparation. B. The applicant shall ensure that the required SWPPP is available for inspection at the project site at all times through and including acceptance of all improvements by the City. C. The applicant's SWPPP shall include provisions for all of the following Best Management Practices ("BMPs") (LQMC Section 8.70.020 (Definitions)): 1) Temporary Soil Stabilization (erosion control). 2) Temporary Sediment Control. 3) Wind Erosion Control. 4) Tracking Control. 5) Non -Storm Water Management. 6) Waste Management and Materials Pollution Control. 129 PLANNING COMMISSION RESOLUTION 2023 -XXX CONDITIONS OF APPROVAL - RECOMMENDED SITE DEVELOPMENT PERMIT 2022-0007 PROJECT: HAMPTON INN HOTEL ADOPTED: DECEMBER 12, 2023 PAGE 3 OF 16 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. 7. Permits issued under this approval shall be subject to the provisions of the Development Impact Fee and Transportation Uniform Mitigation Fee programs in effect at the time of issuance of building permit(s). 8. Approval of this Site Development Permit shall not be construed as approval for any horizontal dimensions implied by any site plans or exhibits unless specifically identified in the following conditions of annroval_ 9. Developer shall reimburse the City, within thirty (30) days of presentment of the invoice, all costs and actual attorney's fees incurred by the City Attorney to review, negotiate, and/or modify any documents or instruments required by these conditions, if Developer requests that the City modify or revise any documents or instruments prepared initially by the City to effect these conditions. This obligation shall be paid in the time noted above without deduction or offset and Developer's failure to make such payment shall be a material breach of the Conditions of Approval. 10. Developer shall reimburse the City, within thirty (30) days of presentment of the invoice, all costs and actual consultant's fees incurred by the City for engineering and/or surveying consultants to review and/or modify any documents or instruments required by this project. This obligation shall be paid in the time noted above without deduction or offset and Developer's failure to make such payment shall be a material breach of the Conditions of Approval. PROPERTY RIGHTS 11. Prior to issuance of any permit(s), the applicant shall acquire or confer easements and other property rights necessary for the construction or proper functioning of the proposed development. Conferred rights shall include irrevocable offers to dedicate or grant access easements to the City for emergency services and for maintenance, construction, and reconstruction of essential improvements. 12. Pursuant to the aforementioned condition, conferred rights shall include approvals from the master developer over easements and other property rights necessary for construction and proper functioning of the proposed development not limited to access rights over proposed and/or existing private streets that access public streets and open space/drainage facilities of the master development. 130 PLANNING COMMISSION RESOLUTION 2023 -XXX CONDITIONS OF APPROVAL - RECOMMENDED SITE DEVELOPMENT PERMIT 2022-0007 PROJECT: HAMPTON INN HOTEL ADOPTED: DECEMBER 12, 2023 PAGE 4 OF 16 13. The applicant shall offer for dedication all public street rights-of-way in conformance with the City's General Plan, Municipal Code, applicable specific plans, and/or as required by the City Engineer. 14. The public street right-of-way offers for dedication required for this project include: A. PUBLIC STREETS 1) Auto Centre Drive South — No additional right-of-way dedication is required. 2) La Quinta Drive — No additional right-of-way dedication is required. 3) Auto Centre Way — No additional right-of-way dedication is required. 15. Dedications shall include additional widths as necessary for dedicated right and left turn lanes, bus turnouts, and other features contained in the approved construction plans. 16. When the City Engineer determines that access rights to the proposed street rights-of-way shown on the approved Site Development Permit are necessary prior to approval of the improvements dedicating such rights-of-way, the applicant shall grant the necessary rights-of-way within 60 days of a written request by the City. 17. Where public facilities (e.g., sidewalks) are placed on privately -owned setbacks, the applicant shall offer for dedication blanket easements for those purposes. 18. The applicant shall offer for dedication those easements necessary for the placement of, and access to, utility lines and structures, drainage basins, mailbox clusters, park lands, and common areas. 19. Direct vehicular access to Auto Centre Dr South, La Quinta Drive, and Auto Centre Way is restricted, except for those access points identified on the Site Development Permit, or as otherwise conditioned in these conditions of approval. 20. The applicant shall furnish proof of easements, or written permission, as appropriate, from those owners of all abutting properties on which grading, retaining wall construction, permanent slopes, or other encroachments will occur. STREET AND TRAFFIC IMPROVEMENT 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. 131 PLANNING COMMISSION RESOLUTION 2023 -XXX CONDITIONS OF APPROVAL - RECOMMENDED SITE DEVELOPMENT PERMIT 2022-0007 PROJECT: HAMPTON INN HOTEL ADOPTED: DECEMBER 12, 2023 PAGE 5 OF 16 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. If a wedge or rolled curb design is approved, the lip at the flowline shall be near vertical with a 1/8" batter and a minimum height of 0.1'. Unused curb cuts on any lot shall be restored to standard curb height prior to final inspection of permanent building(s) on the lot. 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) La Quinta Drive a. The applicant shall construct 6 -foot wide sidewalk on the west ciriP Other required improvements in the right-of-way and/or adjacent landscape setback area include: a) All appurtenant components such as, but not limited to curb, gutter, traffic control striping, legends, and signs. The applicant is responsible for construction of all improvements mentioned above. The applicant shall extend improvements beyond the project boundaries to ensure they safely integrate with existing improvements (e.g., grading; traffic control devices and transitions in alignment, elevation or dimensions of streets and sidewalks). 24. 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. or the approved equivalents of alternate materials per the City Engineer. 25. 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. 132 PLANNING COMMISSION RESOLUTION 2023 -XXX CONDITIONS OF APPROVAL - RECOMMENDED SITE DEVELOPMENT PERMIT 2022-0007 PROJECT: HAMPTON INN HOTEL ADOPTED: DECEMBER 12, 2023 PAGE 6 OF 16 26. General access points and turning movements of traffic are limited to the following: Auto Centre Way South and Auto Centre Drive: Full turn movements in and out are allowed. 27. Improvements shall include appurtenances such as traffic control signs, markings, and other devices, raised medians if required, street name signs and sidewalks. Mid -block street lighting is not required. 28. Improvements shall be designed and constructed in accordance with City adopted standards, supplemental drawings and specifications, or as approved by the City Engineer. Improvement plans for streets, access gates and parking areas shall be stamped and signed by qualified engineers. 29. Standard knuckles and corner cut-backs shall conform to Riverside County Standard Drawings #801 and #805, respectively, unless otherwise approved by the City Engineer. PARKING LOT and ACCESS POINTS 30. The design of parking facilities shall conform to LQMC Chapter 9.150 and in particular the following: A. The parking space and aisle widths and the double hairpin stripe parking space design shall conform to LQMC Chapter 9.150. B. Cross slopes should be a maximum of 2% where ADA accessibility is required including accessibility routes between buildings. C. Building access points shall be shown on the Precise Grading Plans to evaluate ADA accessibility issues. 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 handicapped parking space or as approved by the City Engineer. One (1) van accessible parking space is required per eight (8) accessible parking spaces. F. Drive aisles between parking spaces shall be a minimum of 26 feet with access drive aisles to Public Streets a minimum of 30 feet or as approved by the City Engineer. 133 PLANNING COMMISSION RESOLUTION 2023 -XXX CONDITIONS OF APPROVAL - RECOMMENDED SITE DEVELOPMENT PERMIT 2022-0007 PROJECT: HAMPTON INN HOTEL ADOPTED: DECEMBER 12, 2023 PAGE 7 OF 16 Entry drives, main interior circulation routes, corner cutbacks, bus turnouts, dedicated turn lanes, ADA accessibility route to public streets and other features shown on the approved construction plans, may require additional street widths and other improvements as may be determined by the City Engineer. IMPROVEMENT PLANS As used throughout these Conditions of Approval, professional titles such as "engineer," "surveyor," and "architect," refer to persons currently certified or licensed to practice their respective professions in the State of California. 31. Improvement plans shall be prepared by or under the direct supervision of qualified engineers and/or architects, as appropriate, and shall comply with the provisions of LQMC Section 13.24.040 (Improvement Plans). 32. The following improvement plans shall be prepared and submitted for review and approval by the Development Services Division. A separate set of plans for each line item specified below shall be prepared. The plans shall utilize the minimum scale specified, unless otherwise authorized by the City Engineer in writing. Plans may be prepared at a larger scale if additional detail or plan clarity is desired. Note, the applicant may be required to prepare other improvement plans not listed here pursuant to improvements required by other agencies and utility purveyors. A. PM 10 Plan 1" = 40' Horizontal B. Erosion Control Plan 1" = 40' Horizontal C. WQMP (Plan submitted in Report Form) D. Precise Grading Plan 1" = 30' Horizontal NOTE: A through D to be submitted concurrently. (Separate Storm Drain Plans if applicable) Other engineered improvement plans prepared for City approval that are not listed above shall be prepared in formats approved by the City Engineer prior to commencing plan preparation. All Off -Site Plan & Profile Street Plans and Signing & Striping Plans shall show all existing improvements for a distance of at least 200 -feet beyond the project limits, or a distance sufficient to show any required design transitions. All On -Site Signing & Striping Plans shall show, at a minimum; Stop Signs, Limit Lines and Legends, No Parking Signs, Raised Pavement Markers (including Blue 134 PLANNING COMMISSION RESOLUTION 2023 -XXX CONDITIONS OF APPROVAL - RECOMMENDED SITE DEVELOPMENT PERMIT 2022-0007 PROJECT: HAMPTON INN HOTEL ADOPTED: DECEMBER 12, 2023 PAGE 8 OF 16 RPMs at fire hydrants) and Street Name Signs per Public Works Standard Plans and/or as approved by the Engineering Department. Precise Grading plans shall normally include all on-site surface improvements including but not limited to finish grades for curbs & gutters, building pad and floor elevations, wall elevations, parking lot improvements and accessibility requirements. 33. The City maintains standard plans, detail sheets and/or construction notes for elements of construction which can be accessed via the "Plans, Notes and Design Guidance" section of the Public Works Department at the City website (www.laquintaca.gov). Please navigate to the Public Works Department home page and look for the Standard Drawings hyperlink. 34. The applicant shall furnish a complete set of all approved improvement plans on a storage media acceptable to the City Engineer. 35. Upon completion of construction, and prior to final acceptance of the improvements by the City, the applicant shall furnish the City with reproducible record drawings of all improvement plans which were approved by the City. Each sheet shall be clearly marked "Record Drawing" and shall be stamped and signed by the engineer or surveyor certifying to the accuracy and completeness of the drawings. The applicant shall have all approved mylars previously submitted to the City, revised to reflect the as -built conditions. The applicant shall employ or retain the Engineer of Record during the construction phase of the project so that the EOR can make site visits in support of preparing "Record Drawing". However, if subsequent approved revisions have been approved by the City Engineer and reflect said "Record Drawing" conditions, the Engineer Of Record may submit a letter attesting to said fact to the City Engineer in lieu of mylar submittal. IMPROVEMENT SECURITY AGREEMENTS 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, 135 PLANNING COMMISSION RESOLUTION 2023 -XXX CONDITIONS OF APPROVAL - RECOMMENDED SITE DEVELOPMENT PERMIT 2022-0007 PROJECT: HAMPTON INN HOTEL ADOPTED: DECEMBER 12, 2023 PAGE 9 OF 16 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. 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 Site Development Permit, or the issuance of any permit related thereto, reimburse the City for the costs of such improvements. 40. The applicant shall submit detailed construction cost estimates for all proposed on- site and off-site improvements, 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 136 PLANNING COMMISSION RESOLUTION 2023 -XXX CONDITIONS OF APPROVAL - RECOMMENDED SITE DEVELOPMENT PERMIT 2022-0007 PROJECT: HAMPTON INN HOTEL ADOPTED: DECEMBER 12, 2023 PAGE 10 OF 16 detailed cost estimates. Security will not be required for telephone, natural gas, or Cable television improvements. fd_7e18I01116 41. The applicant shall comply with the provisions of LQMC Section 13.24.050 (Grading Improvements). 42. 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. 43. 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 showing 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. A final WQMP prepared by an appropriate professional registered in the State of California. F. A grading bond in a form acceptable to the City, and in an amount sufficient to guarantee compliance with the grading bond requirements. All grading shall conform with the recommendations contained in the Preliminary Soils Report and shall be certified as being adequate by soils engineer, or engineering geologist registered in the State of California. The applicant shall furnish security, in a form acceptable to the City, and in an amount sufficient to guarantee compliance with the approved Fugitive Dust Control Plan provisions as submitted with its application for a grading permit. Additionally, the applicant shall replenish said security if expended by the City of La Quinta to comply with the Plan as required by the City Engineer. 137 PLANNING COMMISSION RESOLUTION 2023 -XXX CONDITIONS OF APPROVAL - RECOMMENDED SITE DEVELOPMENT PERMIT 2022-0007 PROJECT: HAMPTON INN HOTEL ADOPTED: DECEMBER 12, 2023 PAGE 11 OF 16 44. 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. 45. 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 ..L..... /4 G��\ :.. 4-k- C-4- ....L.+...... : ..L,-- 1,1011% h. [,;-A 4- curb. II IL,.I ICJ l I.J III LIIG IIIJL 1U1J11LGG11 111%A11U0 k IU ) LJGIIIIIU LIIG l.0 b. 46. Building pad elevation on the precise grading plan submitted for City Engineer's approval shall conform with pad elevations shown on the preliminary grading plan, unless the pad elevations have other requirements imposed elsewhere in these Conditions of Approval, or as approved by the City Engineer. 47. Prior to any site grading or regrading that will raise or lower any portion of the site by more than plus or minus half of a foot (0.5') from the elevations shown on the approved Site Development Permit, the applicant shall submit the proposed grading changes to the City Engineer for a substantial conformance review. 48. 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. 49. Stormwater handling shall conform with the approved hydrology and drainage report for the Hampton Inn Hotel project (SDP2022-0007), 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. 138 PLANNING COMMISSION RESOLUTION 2023 -XXX CONDITIONS OF APPROVAL - RECOMMENDED SITE DEVELOPMENT PERMIT 2022-0007 PROJECT: HAMPTON INN HOTEL ADOPTED: DECEMBER 12, 2023 PAGE 12 OF 16 50. 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. 51. 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. 52. 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. 53. The project shall be designed to accommodate purging and blowoff water (through underground piping and/or retention facilities) from any on-site or adjacent well sites granted or dedicated to the local water utility authority as a requirement for development of this property. 54. No fence or wall shall be constructed around any retention basin unless approved by the Planning Manager and the City Engineer. 55. 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. 56. Stormwater may not be retained in landscaped parkways or landscaped setback lots. Only incidental storm water (precipitation which directly falls onto the setback) will be permitted to be retained in the landscape setback areas. The perimeter setback and parkway areas in the street right-of-way shall be shaped with berms and mounds, pursuant to LQMC Section 9.100.040(B)(7). 57. The design of the development shall not cause any increase in flood boundaries and levels in any area outside the development. 139 PLANNING COMMISSION RESOLUTION 2023 -XXX CONDITIONS OF APPROVAL - RECOMMENDED SITE DEVELOPMENT PERMIT 2022-0007 PROJECT: HAMPTON INN HOTEL ADOPTED: DECEMBER 12, 2023 PAGE 13 OF 16 58. 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. 59. Storm drainage historically received from adjoining property shall be received and retained or passed through into the historic downstream drainage relief route. 60. The applicant shall comply with applicable provisions for post construction runoff per the City's NPDES stormwater discharge permit, LQMC Sections 8.70.010 et seq. (Stormwater Management and Discharge Controls), and 13.24.170 (Clean Air/Clean Water); Riverside County Ordinance No. 457; and the California Regional Water Quality Control Board — Colorado River Basin (CRWQCB-CRB) Region Board Order No. R7-2013-0011. A. For post -construction urban runoff from New Development and Redevelopments Projects, the applicant shall implement requirements of the NPDES permit for the design, construction and perpetual operation and maintenance of BMPs per the approved Water Quality Management Plan (WQMP) for the project as required by the California Regional Water Quality Control Board — Colorado River Basin (CRWQCB-CRB) Region Board Order No. R7-2013-0011. B. The applicant shall implement the WQMP Design Standards per (CRWQCB-CRB) Region Board Order No. R7-2013-0011 utilizing BMPs approved by the City Engineer. A project specific WQMP shall be provided which incorporates Site Design and Treatment BMPs utilizing first flush infiltration as a preferred method of NPDES Permit Compliance for Whitewater River receiving water, as applicable. C. The developer shall execute and record a Stormwater Management/BMP Facilities Agreement that provides for the perpetual maintenance and operation of stormwater BMPs. UTILITIES 61. The applicant shall comply with the provisions of LQMC Section 13.24.110 (Utilities). 62. 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. 140 PLANNING COMMISSION RESOLUTION 2023 -XXX CONDITIONS OF APPROVAL - RECOMMENDED SITE DEVELOPMENT PERMIT 2022-0007 PROJECT: HAMPTON INN HOTEL ADOPTED: DECEMBER 12, 2023 PAGE 14 OF 16 63. 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. 64. 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 65. The City will conduct final inspections of habitable buildings only when the buildings have improved street and (if required) sidewalk access to publicly maintained streets. The improvements shall include required traffic control devices, pavement markings and street name signs. If on-site streets in residential developments are initially constructed with partial pavement thickness, the applicant shall complete the pavement prior to final inspections of the last ten percent of homes within the development or when directed by the City, whichever comes first. LANDSCAPE AND IRRIGATION 66. The applicant shall comply with LQMC Sections 13.24.130 (Landscaping Setbacks) & 13.24.140 (Landscaping Plans). 67. Landscape and irrigation plans for landscaped lots and setbacks, medians, retention basins, and parks shall be signed and stamped by a licensed landscape architect. 68. 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). 69. 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 141 PLANNING COMMISSION RESOLUTION 2023 -XXX CONDITIONS OF APPROVAL - RECOMMENDED SITE DEVELOPMENT PERMIT 2022-0007 PROJECT: HAMPTON INN HOTEL ADOPTED: DECEMBER 12, 2023 PAGE 15 OF 16 carports shall be included in the photometric study as part of the final lighting plan submittal. 70 All water features shall be designed to minimize "splash" and use high efficiency pumps and lighting to the satisfaction of the Design and Development Director. They shall be included in the landscape plan water efficiency calculations per Municipal Code Chapter 8.13. 71. 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. 72. 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. 73. 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. 74. The final design of the perimeter landscaping, particularly the perimeter wall, shall be included with the Final Landscape Plan submittal. PUBLIC SERVICES 75. The applicant shall provide public transit improvements if required by SunLine Transit Agency and approved by the City Engineer. MAINTENANCE 76. The applicant shall comply with the provisions of LQMC Section 13.24.160 (Maintenance). 77. The applicant shall make provisions for the continuous and perpetual maintenance of perimeter landscaping up to the curb, common areas, access drives, sidewalks, and stormwater BMPs. 142 PLANNING COMMISSION RESOLUTION 2023 -XXX CONDITIONS OF APPROVAL - RECOMMENDED SITE DEVELOPMENT PERMIT 2022-0007 PROJECT: HAMPTON INN HOTEL ADOPTED: DECEMBER 12, 2023 PAGE 16 OF 16 FEES AND DEPOSITS 78. 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. 143 ATTACHMENT 1 VICINITY MAP WESTWARD HOI DR.. HIGHWAY 111 z C) r z o m m rn 0 Sill AVE. 48 DR. N 144 ATTACHMENT 2 FINDINGS Specific Plan 2022-0003 (SP 1997-029, Amendment 6) 1. Consistency with General Plan The proposed Specific Plan Amendment is consistent with the goals and policies of the La Quinta General Plan in that it will result in the development of a 125 -room hotel which is permitted in the General Commercial land use designation. The proposed project is consistent with the following Goals and Policies: • Policy LU -2.2 which requires Specific Plans for projects proposing flexible development standards that differ from the Zoning Ordinance. This project proposes variations from several development standards therefore a Specific Plan Amendment is appropriate for the project. 2. Public Welfare Approval of the proposed Specific Plan Amendment will not create conditions materially detrimental to public health, safety, and general welfare. The La Quinta Design and Development Department has prepared an addendum to the Mitigated Negative Declaration for Centre at La Quinta Specific Plan Amendment No. 5, EA2017-0009, adopted by the La Quinta City Council on July 3, 2018, Resolution 2018-038, pursuant to Section 15164 of the California Environmental Quality Act (CEQA), in that no substantial changes to the project are proposed that result in new significant environmental effects. 3. Land Use Compatibility The proposed Specific Plan incorporates a land use that is compatible with zoning on adjacent properties. The property will continue to be zoned as General Commercial which is intended for major retail, professional office restaurants, and hotels. 4. Property Suitability The uses permitted in the Specific Plan are suitable and appropriate for the subject property in that the site is relatively flat, vacant, and the area can be served by all necessary public services and utilities. The proposed project is located adjacent to other major retailers that could provide synergy between the other commercial uses. 145 Site Development Permit 2022-0007 Consistency with General Plan The proposed development is consistent with the General Plan land use designation of General Commercial. The proposed project is consistent with the following Goals and Policies: • Goal LU -6 and ED -1 as Hotel will contribute to a balanced and varied economic base which provides fiscal stability to the City and a broad range of services to the region. Program CIR-1.12.a: which encourages land uses that provide jobs and housing near each other to allow the use of alternative modes of travel and produce shorter work commutes. The project will be developed near the existing residential SolTerra apartment development directly south of it, providing an opportunity for jobs and housing near each other. • Program CIR-1.12.b which encourages mixed use and contiguous commercial development to provide optimum internal connections between uses. The development will provide and be conditioned to provide connections to commercial development on the north, east, and west. Policy ED -1.5 which states projects proposed on commercial land shall be evaluated for their job creating and revenue generating potential. This project's scope and operations will create jobs, lead to annual sales tax, and generate transit occupancy tax revenue for the City. 2. Consistency with Zoning Code The proposed development, as conditioned, is consistent with the development standards of the City's Zoning Code and Centre at La Quinta Specific Plan, as applicable. The Site Development Permit has been conditioned to ensure compliance with the zoning standards and other supplemental standards as established in Title 9 of the La Quinta Municipal Code. The project is consistent with the non-residential development standards and permitted use table, except deviations that include requested increase in the floor area ratio and decreasing the parking minimum standard. These development standards and land use deviations may be approved with the Specific Plan Amendment. 3. e with CEQA The Design and Development Department has prepared Environmental Assessment 2022-0011 for this project, in compliance with the requirements of the California Environmental Quality Act (CEQA). The Design and Development Director has determined that although the proposed project could have a significant effect on the environment, there will not be a significant effect because revisions in the project have been made by or agreed to by the project proponent and mitigation measures have been incorporated. 146 4. Architectural Desion The architectural design of the project, including, but not limited to, the architectural style, scale, building mass, materials, colors, architectural details, roof style and other architectural elements are compatible with surrounding development and with the quality of design prevalent in the city. 5. Site Desion The site design of the project including, but not limited to, project entries, interior circulation, pedestrian and bicycle access, pedestrian amenities, screening of equipment and trash enclosures, exterior lighting, and other site design elements are compatible with surrounding development and with the quality of design prevalent in the city. 6. Landscape Design Project landscaping, including, but not limited to, the location, type, size, color, texture and coverage of plant materials, has been designed so as to provide visual relief, complement buildings, visually emphasize prominent design elements and vistas, screen undesirable views, provide a harmonious transition between adjacent land uses and between development and open space, and provide an overall unifying influence to enhance the visual continuity of the project. The proposed project is consistent with the landscaping standards and plant palette and implements the standards for landscaping and aesthetics established in the General Plan and Zoning Code. The permanent overall site landscaping utilizes various tree and shrub species to enhance the building architecture. Environmental Assessment 2022-0011 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. 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 associated with biological resources, cultural and tribal resources, and noise can be mitigated to be less than significant. 147 ATTACHMENT 3 PROJECT INFORMATION CASE NUMBER: ENVIRONMENTAL ASSESSMENT 2022-0011, SPECIFIC PLAN 2022-0003 (SP1997-029, AMENDMENT 6), AND SITE DEVELOPMENT PERMIT 2022-0007 REQUEST: ADOPT RESOLUTIONS RECOMMENDING THE CITY COUNCIL APPROVE CHANGES TO THE CENTRE AT LA QUINTA SPECIFIC PLAN, APPROVE AN ADDENDUM TO EA2017-0009 AND A SITE DEVELOPMENT PERMIT FOR A 125 ROOM HOTEL PROJECT LOCATION: SOUTHWEST CORNER OF LA QUINTA DRIVE AND AUTO CENTRE DRIVE CEQA: THE DESIGN & DEVELOPMENT DEPARTMENT HAS PREPARED AN ADDENDUM TO THE PREVIOUSLY ADOPTED MITIGATED NEGATIVE DECLARATION (EA2017-0009) PURSUANT TO SECTION 15164 OF THE CALIFORNIA ENVIRONMENTAL QUALITY ACT IN THAT NO SUBSTANTIAL CHANGES TO THE PROJECT ARE PROPOSED THAT RESULT IN NEW SIGNIFICANT ENVIRONMENTAL EFFECTS. THE PLANNING COMMISSION WILL CONSIDER THIS DETERMINATION AT THE HEARING. GENERALPLAN DESIGNATION: GENERAL COMMERCIAL ZONING DESIGNATION: REGIONAL COMMERCIAL SURROUNDING ZONING/ LAND USES: NORTH: REGIONAL COMMERCIAL / CAR DEALERSHIPS TORRE NISSAN AND LA QUINTA CHEVROLET SOUTH: MEDIUM DENSITY RESIDENTIAL / SOLTERRA RENTAL COMMUNITY EAST: REGIONAL COMMERCIAL / WALMART SUPERCENTER WEST: REGIONAL COMMERCIAL / VACANT LAND 148 owner: Greens, Inc. 8815 Research Drive Irvine, CA 92618 Atman Kadakia 949 322-1760 atman.kadakia@greens com landscape architect Sitescapes 3190 B-2 Airport Loop Drive Costa Mesa CA 92626 Rick Polhamus 949-644-9370 rpolhamus@sitescapes.net civil engineer: Woodard Group Andrew Woodard 951-907-5077 a n d re w@woo d a rd . g ro u p architect: Robert F. Tuttle Architect, Inc. 33533 Pebble Brook Circle Temecula, CA 92592 Bob Tuttle 951 302-5444 robert.tuttle@rftarch.com ATTACHMENT 4 Site Statistics 73,645 sf F.A.R. Address Type of Construction VA La Quinla Or and Auto Center Drive NFPA 13 La Quinla CA first floor APN 630-034-049 47 rooms Legal Description: 47 rooms Total General Plan Existing General Commercial Proposed General Commercial Zone Existing Regional Commercial Proposed Regional Commercial Specific Plan/Land Use Existing Planning Area IINacant Proposed Planning Area II/Hole) required provided Lot area, net acre 2.80 acres Lot width feet feet Lot depth feet feet Auto Centre Dr setback 20'+ 4'= 24' building / 10' landscape 36'-6" provided Auto Center Way setback 20'+ 4'= 24' building / 10' landscape " tl 24'-5" provided s a name La Quinta setback 20' building / 10' landscape 315' provided nor ry.. �•'r�-i+ Building height max 50 feet 43 feet a rzrh:,,;:.Id "above 35 feet increase setbacks .5 feet per foot First Floor building area: 24,548.33 sf 1• g 6—` site area: 122.075 sf Lot coverage 20% total building area: 73,645 sf F.A.R. .60 Type of Construction VA Fully Sprinklered NFPA 13 Hampton Inn - 3 Story first floor 31 rooms second floor 47 rooms third floor 47 rooms Total 125 rooms parking required: 1.1/room = 137 spaces parking provided: 1 /room EVCS EV Ready EV Capable Landscape "min 5% of total site 126 spaces (includes 5 ADA) 6 spaces 31 spaces 12 spaces 36,318.64 sf (29%) VICINITY MAP NOT TO SCALE NORTH 3/16"=1'-0" Greens Group La Quinta Hampton Inn October 12.2023 Robert F. Tuttle Architects, Inc. 1r+ecm3+22— 6615 Research Dr Irvine CA 92616 La Quints Drive and Auto Center Drive La Quints CA Index Sheet 922 A-0 CU a) I✓ a� 0 IN --_ _ Auto Center Driv r _ e • - Pro owed driven . I ----L %-.] .. , 1--.1 P . -, tj Pool qi'- of Dog Park 1 �y� •-_ -- Hotel - 3 story ljj- ;vRrI I I Onnle Pi Mlm 1 - . MIT������������� PROPERTY LINE �•-•---^--------�-- — _�---------�--_ RESIDENTIAL -i - proprssed __;- Rdention Area t9 NORTH 1� Slle 6 for v 1"=20'-0" Greens Group La Quinta Hampton Inn October 12, 2023 Robert F. Tuttle Architects, Inc. ruw=tnAM 6615 Research or Irvine CA 92616 La Quints Drive and Auto Center Drive La Ouinta CA Preliminary Site Plan 922 A-1 0 014, 0 fr� 0 / I (P (V) T 7) (16) 1115, 1aj f13 (12) 1-3 T T I IN 1p U HU Al L 6. Ir D) Z -!M- V Uiv SI -1 U c2- ri 7 - FIT, =��, jj J, w (V) (21' (20) .1 12) 11 10) (7) (6) (5) (Do) (EE) 119) .17 is 15) t4l .1, NORTH 1 Level $ ii�6 re Greens Group La Quinta Hampton Inn octoher12,2020 Robert F. Tuttle Architects, Inc. 8815 Research Or Irvine CA 926111 La Quinta Drive and Auto Center Drive La Quirla CA Floor Plan Level 1 922 A-2 l:C v ae� 5 C B A K J V F E Greens Group La Quinta Hampton Inn 0c1ober12,2020 Robert F. Tuttle Architects, Inc. 8815 Research Dr Irvine CA 92616 1 La Ouinta Drive and Auto Center Drive La Ouinla CA Floor Plan Level 2 922 A-3 I R (.6.1 I I ' J J, 1 (KAA) Y) X1 !W) Greens 8815 Research Dr Irvine CA 92616 r3 . B.) AJ (2 1) (207 19 79 17 16 (15 14• (13% 12! :if !10) 9 B) ;.4•�J (6) 151 IDD) (EEJ• NORTH W43 La Quinta Hampton Inn October 12, 2027 La Ouinta Drive and Auto Center Drive La Ouinta CA Floor Plan Level J Robert F. Tuttle Architects, Inc. V r —_ILS 66 1R� � i I - i 3 ('P r 7 _ (zit 29) (1i1 it{ ids (is) (15) (a) tz izi 11 m. * -i a s r ( �) ( ( ( () �F, 7 T Y 'r ion I -il I I I I 1 I I I I I � I I I rrn� J- � I I ���; -ten. �sl I ,I i I •� � _ �� I I j i I I , I _ L I I I I I -C- — C-- r - II (KAA) (Y) (X) (W) (21) (20) (19) (18) (17) (16) 15.tie (13) (12) (11). (10) i &} (8) (7) ;8:1 (DD) (EEJ 1� Roof 116"=1:9' Greens Group La Quinta Hampton Inn October 12,2023 Robert F. Tuttle Architects, Inc. W-11-1. 8815 Research Or Irvine CA 92818 Le Quints Drive and Auto Center Drive Le Quints CA Roof Plan 922 A-5 �iwr y@�ry7.rrryr it .•i [.1]1_-___ Soulh Elevation WH - E.0 aavat)on -ia-rte o' 2, o H 118"=I'V Greens Group La Quinta Hampton Inn October 12, 2023 Robert F. Tuttle Architects, Inc. emir.'-, i 1n re rn 8815 Research Dr Irvine CA 92618 La Ouinla Drive and Auto Center Drive La Quinta CA Exterior Elevations m A-6 1 it North Elevation —. s , " is west Elevation 1M...:}cp Greens Group _ La Quinta Hampton Inn October 12, 2023 Robert F. Tuttle Architects,lnc: mtem�, xut 8815 Research or Irvine CA 92616 La Ouinta Drive and Auto Center Drive La Ouinta CA Exterior Elevations 922 A-7 FRONT PERSPECTIVE Greens Group La Quinta Hampton Inn October 12. 2023 Robert F. Tuttle Architects, Inc. +wicrsmn z� isna 6815 Research or Irvine CA 92616 La Ouinla Drive and Auto Center Drive La Ouinla CA Renderings 922 A-8 Y I L MDT -J { �4 `1 EM! ` 1 I Ilk - - L ■ r��l' � + µy �' �it�i � � ` � nom• k� 1 pis Auldhop ig ii � �� •-. Y � � _ _ ��� �'��T}' fes. — agi� r I • I r f P � r i. .,1 h * � It 17 j Ilk �`.i' 7 �4 _ f I _ .. �rt*r + oft* e V 3,8"=V -O" Greens Group 1MNID U4. PM B815 Reeaeroh Dr Irvine CA 82618 (17i) Oto) I I C 0 7 2� Doubla Quaan King A-ra v. = 1 - La Quinta Hampton Inn Oolober12.2023 Robert F. Tuttle Architects, Inc. La Quinte Driva and Auto Center Drive Le Quinte CA Gueatr— 822 A-12 CONCEPTUAL GRADING PLAN LA QUINTA - HAMPTON INN APN: 600-340-060 OCTOBER 2023 �hL i��.. In7NpE - "Ed2v :r�•1.W��- t e �[1yr, Dz CONSTRUCTION NOTES 01 PRCPDSEO 6' CURS W . Q ""C"ED -UN RA[A[LON OEYLF 70 PROP -YD 6• NPD AID W„CR PER CRI a U CIAN,A 5,D NO M © PR P:V AND EDC P Q PR P P nDE R ,r LA -TA S,D ND ns ') PRaP-s D HRC WA,[R HK (-All) .O r{CEprEp phplExa [iF11q ©PN ]-- 5[RNCE u -LOW D ME Q Pq IRA. L 9E. vR o R. W SENUCE. u[1ERAAID BACK— D[V•CE © PR q ® —C ODUESTIC MAI[R LINE (—ATE) O7 WDLAP RE,II— DASH ® LAWOSED 6' CURB W/ WOE CLAD NTCUT AT ID' W CENTER 10 QR DE A" [H1RY PAKLLNI PER AvcxOECI PLAN O P7- CVLC.-All),A[DXAPE AND Pp0. DECq. DRAIN &CWC 4-11APE®PROPMCD S,Wu WAIN O sC['0.AA'- P ®PRDPWN UC RRWW c—R5 ZONING AND USE/GENERAL PLAN EOSnNO IW�NC: . . CR _ —At COVUELCIAL [nSnNOO ZWII RAIEPLAN,. - —NAL CCNNL CIAL CA -U LAND US[: H.IIL tTj ISHSD[- O.Ra. © P DPOS[D SERER LATERAL AND CLEAN TC nxw1N.-aau © PROP -S[0 EIRE -CC 1' A17r9 -ANTER pR �E G•V- Q1 I Alt 4 U: lnl •;^"F _ F L NL OYMER ee sNRESE vcn IK CA 9�'N�A a■} cRWr) TArIRINE. D ArIA LAST- R.1 CI Al S Y ENGINEER D-- u,IN I'""• s�, - RDWR - ERISUNC EC —R IN 9 INW EYIIUI l C—R SITE 6D CC,,A[T ,.CAIE. C'NDWARD ARCHITECT �� AN1aE=F01-AiuM .IN�IIYD=RA E Al" +Nc J15]liPPBL ERDDf CIRLL[ [EI CALL A B2111 CW,ALI RNLN, E 111TRE RELIAW EEAI. LE7 to LEGAL DESCRIPTION IAL IN NwTA• tt OE RIV,R'.. 5'AIC K WHEORWA. L-1 z ns sH-WN DN NAP Ec`C S D ,LAc, Hm3,-,• I' '73 V wvs. PAC" sr z1' ,NRWLx 5AI [C-WCY V 11 CWNTr ASSESSOR PARCEL NO RDD, oA ACREAGE nrw 60o Dm cso v eo Lvcs WOSS —� _ 16] ACR[5 DS,WRED ARCA _— ----- D' ACRES TOPOGRAPHY SOURCE EAIS11NC T—APN, IS EASED DI ICUBL INIAN- AERIACNAC K, INCRRE ] N• �SWKW 7111 K. SUITE A CA 971 5] ZONING AND USE/GENERAL PLAN EOSnNO IW�NC: . . CR _ —At COVUELCIAL [nSnNOO ZWII RAIEPLAN,. - —NAL CCNNL CIAL CA -U LAND US[: H.IIL tTj ISHSD[- O.Ra. ACOA—D CENERAL PLAY ... .. -. . AD CRARCC TC nxw1N.-aau UTILITY PROWERSA 1' YN[R: C IEL1 11111T 'A VALLEx Wll AhR DSIgICT 1� -Al WS CWPZW 1[LEPNCNE _ _ ,[LENS`W; AIR WAKS / CHARIC9 C.U.—All., LI CURB rAcE N PR—U AC P.-Nl III— IAI-A-I PROP -D RACRC,CNnW ARCA DPROPOSED .1CRATIK PAKHLNT CONCEPTUAL GRADING PLAN LA OUINTA - HAMPTON INN APN: 600-340-060 rrvN 1 groupbW 1D LAST- R.1 CI Al tL R =LR r ' - ERISUNC EC —R IN 9 INW EYIIUI l C—R I.1 PAKUENT IFlItl ILAlbplitW1W �� AN1aE=F01-AiuM p//N 1R!t RT wA•_ FnST, EYSnN'O P rn V DDIARE SE EET CSI*AV e/"W 5«h it a ALR 11 i C" CURB E TC nxw1N.-aau x or'raAlE� J' IN LI CURB rAcE N PR—U AC P.-Nl III— IAI-A-I PROP -D RACRC,CNnW ARCA DPROPOSED .1CRATIK PAKHLNT CONCEPTUAL GRADING PLAN LA OUINTA - HAMPTON INN APN: 600-340-060 rrvN 1 groupbW 1D LIM, I 'o,CONSTRUCTIQU NM E SECTION 'C—C' QY RRa os o6'LtLAFEl AAE, WTHR KR — CI` LA —TA STD Q�a SEscuA—A"' SECTION "B—B' �,vrww�w. im rn (1) rwoRoz<o —TEA c I— E-- I—ED 1— Q> —1 .1E.— EA. -- -- pa enc HA— E'--.TTEII- Y — EEA -TE — LATTER ® MDPa5E0 SEKR LATERAL A ILEAC OOT. ME I—E I-- SERWE PETER A EAVFLN IXMCE =�D Zr —, ALTER AAD BACXFLCIW O[MCE TIE NATER x (I -ATE) OIL ELM N- lo I —mT -"N- OL Nom_----------- "3 00 = = AM— E-T; -'�7 pVMrRl _D SECTION 'D—D SECTION "E—E" SECTION "F—F" SGLE: "E,SCALE: I' -IW OA ri E! SIL AUTO CENTER DR. CA LA QUINTA DR, Auto Center Priv IQ,e Residential CONSTRUCTION LEGF-]D Greens Group, inc. La Quinta Hotel 9289 Research Drive, Irvine, CA La Ouinta Drive and Auto Center Drive La Ouinla CA October 06, 2022 t T1 a C A P E 9 CvM�np. rtFll.clure t lonning 2 NORTH 0 w w r1T1 L1 LANDSCAPE CONCEPTUAL PLAN Greens Group, inc. La Quinta Hotel 9289 Research Drive, Irvine, CA La Ouinta Drive and Auto Center Drive La Ouinla CA October 06, 2022 t T1 a C A P E 9 CvM�np. rtFll.clure t lonning 2 NORTH 0 w w r1T1 L1 LANDSCAPE CONCEPTUAL PLAN T C 0 4- ►f Greens Group, Inc. 9289 Research Drive, Irvine, CA Auto Center t)rive Hotel - 3 story TREE LEGFND rMnnl.v ciNrmaLVr, � r..wA+wNitirlfn,rw n,I•Nry-I'.-i �{-n iP �� lgmm�u eMu imF.. ul�k, xok.p e..i' C,se Nlr,k rYn Ay,.almyA,F PALMS •�!{ r.,�Alm _i g p6M� Plm:. d.9lifmn wMm.m n6m SI..rn 4e Pdn i ,i . ,•� . Residential La Quinta Hotel Le Qulnto Drive and Auto Cenler Drive La Quints CA SHRUB LEGEND n11 n MTA — NAN[ MNufn NAUF. SVI. A-- m.r. Arm �a )� CvwieplM,wN IIm nNMP—.. IN: PNr TruFne l./V ern N: / nu�o�tiw IMfR:BM 15a ,� mgmm: yln✓n� IRwb IK fvb.oiw�oA LMT N�.y fMr� .b Ii � T�Nb. aerra w Iioa.Nw fM �'av _...Iw.e IO • Nnb�.fio EMo+N.f. Ic T'1EXS C A P E] L.nan.e. 4 nrd,,.P a InnNng Nonni o w w IITT1 L2 PRELIMINARY LANDSCAPE PLAN In GENERAL NOTES ELECTRICAL SYMBOLS LEGEND ABBREVIATIONS LID nWt••rb ETurt AAS6DCATE6 SHALL IN NO WAY assuNE gESPONSIBILIry FOR THE ELECTRICAL DF61cN s vmEgE NEMS sryavm OH THESEDMVnr,OS SIKH A6 LIOHis RE[EPTac Es ST.—- Tc. AqE TO ECE66CI FIXTURE -ROUND FLu6H MOVYT JEOk LC ELECTRICAL ELECTRIU�ENCINEERLOFREItogOFORcouPIANCE WYBTH ALL LEGAL INDUSTRY BAN. m11NATprirOsl2EOOnENIuc oRCLEARANCE BE FIA N MAHET. `TIT HE coNTRIACTOR • �Scf MLtDwALi'NMw FIATYIm'•RON9 4 K�amA.NC+'12 VY. 1E1 EKlgilw ROLECT—ECIFlC REQUIREMENTS S STANDAR IN[LUD— WITHOUT LIMITATION OF THE HT INSTALLATION OF ALL ITEM6WTHTHECONSTRUCTIDN .z ICE KI[-0ryIry ci Fyg pp POWER 1ACF �1! YLITMF FOLLOWING ARIryBISA BPEuIDYY CODE DOCUMENTS PRpR TO HE INSTALLARIN OF ANY ELECTRICAL V K O RNO FIXTURES HLIGHTING a RECESSED WALL WASH FIXTURE-SQUARE f,1 AmwocU• �lNI � �4 ABLE )x sncLugNG THE Masi CURRENT Is6UEs6 61 MIXTURES SPECIFIED IN THESE DRAWINGS SHALL NOT BE SUBSTITUTED �' '"IE ARD F. eBwEcaN WIrNOUTNTATIVERE f EEFP 6..ED AUTHORIUTION OF AN APPROPRIATE OWNER ^ p WALL iAtoMrF�RFaL— } :AA,X'. Eq a'A I ) I]. THE PRI E[SUPPLEMENi MANUAL AND ASSOCIATED SPECIFICATIONS 62 LIGHTING FlkTURESA LDMROLs SHALL BE DELNERED TO THE SITE IN NEW CDNDIPON L]r rtl FlKTu1]E Tf } HOT DUPLEX RECEPTACLE AAa'F FIe}pI �CyeW p-asf�q.Y[s TLy.L[EAf EMENTS HEIGHTS BACKGROUNDS. FINSHES SHALL EE VERIFIED BY INTERIOR oe`SIGN Rnu.AacHlrEcroFREconD auLY }.] ALA E•YAfAAI A FMEmo A, do Im"LL[ T WH41 W ITT X11OCF¢eATEFpa L]YNfa NIRA ¢� eFCFRr=-r..¢e .$FPfeHwr. WHENINTERPRETINC THESE_WIIICS THE FILL— GENERAL RULES APPLY A V WjM CE iOAYHAT[T IN CMER:,YI KY VG Oe I.f ¢yaec uP„TAT�hInurA * �r[A L�uMwuM I+aliiF)+p6iAWgSN^111AkAu:LEmYf bJgLY.VSb v+hs ,c s. sa ua IOHNI FRES SHALL BE UL OR ETL LISTED AND HAVE APPROPRIATE RATOR TESTING NIII—ATESEMEROENCYFnTURE 1 11; -T pusenis yR~ri+MxE 65}cxeu� ]x EISIONS SHOULD BE CONSIDERED ONLY APPROXIMATE R:IETH6READExe RIBRDr+IGHTATCOVE 1 �AEAIIEr R[cl PTAr,I[ BInOM F ES,_ RE FIRE PeD3EDA vl1>„ TO VERIFY A FUEL EASURE DIE FIRE IR C TRCnY]YN&A EM MnIpuT_Gu. } •nSp11I IACL[•vYArpa�,C R m Al =MN9,011,149— ]) �LA;f�EA LdRTKf IHAL]ATdK R]I :LWCE RBRICATION ALn 111 mICn EO FIXTURE GY{iRLlRV�rl.Y�.aVKE CO.CO%LOI OF QT eFC X.ccocMrEc TAILS xA OR SPECIFIED SHALL BE THE SAME AS SIMILAR PARTS IIEYATQOEFl>D�,�CATIDATAJAIK MCH ECI rc" SPECIFIED. E)EDTAD.BuiLn •I¢9[; fpMVXnTIwI IEL]:N+eI]smnxn Jti ]S PLANS AqE CONI6IDERED 04GPAMMATIC IN NATURE B INTENDED ONLY TO DEMONSTRATETHETIONSHIP AMONG COMPONENT PARTS AND NOT Ta OF— Bu SPECIFIC O `� ELECTRIC BATHIa EXHAUST FAN ROLi ru�ll¢FiTT4TB BG COU FOR NDI TES MOUNTING HEIGHT A E FIWSHEDFLOOR OR (ABOVE ROglgNKIJ'P41TDs-�!�TCAI P. ­21111 EIInvITAs u92o]) HOWNAX- ]6 WORK SHOWN As-MC OR'NgTIN ­E' 15 FOR REFERENCE ONLY R+'1♦ FINISHED GRADETOCENTEi OFDEVICE OEs payJlIDItt HFLTn^aE . A - n.Ar IfF®pHm WTFK,� "M AAEEkU I�B11*TNE i+]�PCWIL�pl Al W nW p tA4aCal'E V11011T•N JF.+N p PRDVOIT ROOM caNR+cLLER (DCc.N6PIO A—TECELI 3M ¢gdvy➢IAyAi�r[Ia+ 1111 1-11 AT 1P PNCE PREPARED OF OR ON THE BEHALF OF J46 ASSOCIATES DKLDDINGI CE[PA,w.li®,LmPE¢BiIF ryryV WALL SWITCH ROUT LIMITATION THEIR COMMON NAW STATUTORY OP OTHER RESERVED RIGHTS INCLUDING COPYRIGHTS. A RECIPIENT IS GRANTED AT MOST A TRANSFERABLE, 6 SHADED REGION INDICATES FACE } OCCUPANCY SENSOR US-THICENSETOREU6E THEFLANS SOLELY FOR PROJECT PURPOSES , ANT) Nb E WAY TABEEP A' MEGrL�KXCVIILfAtTDAI .rte. RECIPIENTIS AUTHDRIZEDTO USEORTOALLdvTHE USE OF ALL OR ANY PORTION OF T}s� WnFeR AAn dfMIRM0.YL[,AUY pTry}xyuE Fga.lyYg11RBL}ulV :iiV UN y WALLMOUNTEO UPPER EXIFACE sHADSD REGION INgcATE4 STERN AI (CAPTIVE LAROI o.AMPEROR NL NADIncmNr A.�,m✓uyEAIUAAJwu.AMY ELECTROYAFC ,IMlMI dAAII.I Ol Ylarvg40n1 WAL.'Aglnrt¢Ad]L,=n{r]rLr¢y T ­01—TED TIMER TVP rvPKAL BEs+aGlsf.EnaO•uAB¢PEi}ulyu35u.InNlp RnRMAfS A]mpwAEWlImmNl)n IF THE ABSENCE OTHER HARMFUL MATERUL aP OF ATIBIILIttEVIITH ' 1MAgEe)¢BBIDI fI YI•v,*F'a.IAEE - UTT_ON" tw4!caurRo�ER 1u IupEIA'Avm ANY RECPIENTSSOUFIWAFEOPHARONAPEeOTHATANY VSE WITH SIIAp h.NAY [)IMA!�0.YYA�][BEId� EPoLE MOMENTARYsmrcH UDNI UNLESS OTHERWISE NOTED COW" COW" AVERSION TO THE OTHER FORMS OR CONW6NTIONs OR THE USE WITH ANY PARTICULAR ­RE OR R C I6 AT THE RECIPIENTS SOLE RISK w CMEIN[AY,+ LAyM}ILY]µ} c LINE DIMMER pLW IPmIItLCEpPA,ASrEnwR BATES VIEW F¢ ON SHEET LT— WR wtJAiNiNmYs:+ }AxR .jMA'� HAMPTON INN La annrA u i lo w �w PRELIMINARY SHEET INDEX NOT F O R SHEET SHEET TITLE CONSTRUCTION w�LAA I.A. _ A S SHCWH >sNR:ErmDLI NaTEe A.B¢EwA ]brmJs. o ErT}meII L¢wmnnA•I SHEET INDEX NOTES ❑cvo a1eDEa wRTmn EAEv:�Ae ABBREVIATIONS 8 SYMBOLS LTG-0.1 Auto Center Drive ICU Patio ow o cm POW Hotel 3 story as L PROPERTY LINE Ml-Pmposed RelentIon,----, man EXTERIOR LIGHTING PLAN ISMALE: 1-2fl", 2 Auto Cerlte, NOTES., EXTERIOR PHOTOMETRICS SCRILM 1 '- VILUI EXTERIOR. FIXTURE LEGEND: 'W MLA��� ............ Lire —q j—sL1 POO LINE zi, I.................. .. . .. P-1 P.,� Hotel 3 story ........................ A------------------ ............................. ................... PROPERTY LINE EXTERIOR PHOTOMETRICS SCRILM 1 '- VILUI EXTERIOR. FIXTURE LEGEND: 'W MLA��� ............ i H H NORTH ELEVATION \ ' SCALE: 3/32" =1'-0" ILJI iil �-WEST ELEVATION_ 2 SCALE- F-- -)SOUTH CALE of SOUTH ELEVATION I 8 �� SCALE: 3132"= 1'-0" - 11 I I I I I i --,EAST ELEVATION 4 / SCALE: 3132" = 1'-0" ATTACHMENT 5 de Blvd., TRAMES SOLUTIONS INC. o eanOside,nCA 92056 354H (760) 291 - 1400 October 26, 2022 Atman Kadakia Greens Group 9289 Research Dr. Irvine, CA 92618 Subject: La Quinta Parking and Traffic Consistency Study (JN 0232-0023) Dear Mr. Kadakia: Trames Solutions Inc. is pleased to submit the following parking and Traffic Consistency study for the proposed La Quinta Hotel project. It is our understanding that the site is proposed to be developed with a 125 room hotel. The project site is located south of Auto Center Dr. and east of Auto Center Way in the City of La Quinta. INTRODUCTION The La Quinta Hampton Inn (Project) is a 3 story, 125 room hotel, located on a 2.80 - acre site, on the southwest corner of Auto Centre Drive and La Quinta Drive. This Project falls within "The Centre at La Quinta's Specific Plan" (SP 97-029), as amended by Amendment 5 (2017-0003). The proposed Project site is adjacent to a car dealership on the North, a vacant commercial lot to the west, the Walmart shopping center to the east and residential planned development to the south, which is consistent with the planned development identified within the specific plan. The Centre at La Quinta's Specific Plan Amendment 5, as adopted by the City of La Quinta on July 3, 2018, incorporated a 3 story, 125 room hotel, as a part of that specific plan amendment. Since hotel traffic is based upon the number of rooms, the proposed Project would be consistent with the previous traffic assumptions, regardless of the need to revise the Floor Area Ratio (FAR). The site plan for the project is included in Attachment A. As indicated on the site plan, a total of 125 parking spaces will be provided for the proposed hotel. The parking areas will be accessed by driveways on Auto Center Drive and Auto Center Way. Trames #0232-0023 170 Atman Kadakia Greens Group. October 26, 2022 Page 2 The purpose of this parking evaluation is to determine the appropriate number of parking spaces that should be provided for the site to adequately serve the proposed project. CITY OF LA QUINTA PARKING CODE REQUIREMENTS The following parking rate is based on the City of La Quinta Municipal Zoning Code for the uses associated with the proposed site: Hotel = 1.1 spaces per room (minimum) plus required parking for other uses on the site The proposed hotel would not have amenities that would require additional parking spaces. Therefore, according to the code requirements, the following number of parking spaces would be required for the proposed use: Hotel: 125 rooms x (1.1 spaces per room) = 138 spaces The project is proposing to provide 125 parking spaces. Based on the City's parking requirements, this would leave a shortfall of 13 spaces. PARKING EVALUATION The parking rates for hotels for other Cities in the Coachella Valley have been compared to the City of La Quinta's rate. The Cities of Palm Springs and Palm Desert parking rates are indicated below: Palm Springs — 1 parking space for the first 50 hotel rooms and 0.75 spaces for every additional room. Based on this criterion, a total of 107 (107 = 50 + 57) spaces would be required. Trames #0232-0023 171 Atman Kadakia Greens Group. October 26, 2022 Page 3 Palm Desert — 1 space per unit plus additional spaces for other on-site uses. This criterion would require a total of 125 spaces The Institute of Transportation Engineers (ITE) has published a manual that summarizes parking demand findings for a variety of land uses. The manual entitled Parking Generation (5th Edition, 2019) provides recommended parking rates for uses based on independent variables. For land use code 310 (Hotel), the manual indicates that the average parking rate is 0.74 and the 85th percentile parking rate is 0.99 parking spaces per room for suburban areas (See Attachment B). This rate accounts for hotels that include supporting facilities such as restaurants, lounges, meeting rooms, recreational facilities, and retail/service shops. Based on the 85th percentile ITE parking rate for a hotel, the proposed project would be required to provide 124 spaces (124 = 0.99 spaces per room x 125 rooms). Since the project is proposing to provide 125 spaces, there would be a surplus of 1 space based on the ITE rate. It should be noted that although the proposed project does include a restaurant, it does not include the other supporting facilities that were included in the ITE sample base. PARKING REDUCTION MEASURES RidesharinQ Ridesharing allows patrons to be dropped off and picked up at the site without their own vehicle. Rather than renting a vehicle, it would be more convenient and cost effective to use a ride sharing application. Public Transit Public bus service in the study area is provided by SunLine Routes 1 and 7. SunLine has stops along Highway 111 and Adams Street. Trames #0232-0023 172 Atman Kadakia Greens Group. October 26, 2022 Page 4 CONCLUSIONS/RECOMMENDATIONS Parking Summary Based on the City's parking code, a total of 138 on-site parking spaces would be required for the proposed project. However, due to the studies performed by the Institute of Transportation Engineers and parking rates from other nearby cities, the parking demands for the 125 room hotel would range from 107 to 125 parking spaces. Furthermore, due to the convenience and cost savings of ride sharing, a further reduction in the parking demand can be assumed. Therefore, it is recommended that a minimum of 125 spaces be provided for the site. If you have any questions, please contact me directly at (949) 244-2436. Respectfully submitted, Trames Solutions Inc. TTrIl,� TR 25M EXP ibpo Scott Sato, P.E. Vice President Attachment A — Site Plan Attachment B — ITE Parking Generation, 5th Edition - Hotel Trames #0232-0023 173 ATTACHMENT A SITE PLAN Trames #0232-0023 174 -- _� Auto Center t)riv e Proposed ddvewey � ' f — - • �, �rrLrr - �q Pool Dog Park - - 1 ~ 1� -- 4~''--- -_ I r } r= --- I7�1 Hotel T�� I 3 story � _ _ prupnocd ' _ _ _ - — J-_— �_ �° _4• yl` __ Relen60. tum r �I.I I- �`( l ___ -__ -ll _ f _ LJI J ik+�Il��`VJ isj l 1 1 1_�,-.,I -1,17-1 1,1 1 ; .��� — •` 111. LLI I I_ l .l 11111.1"H L.>-_< < I-11- l_ l 1 � _11 � 1 LL ° . r ---------_- c PROPERTY LINE _ _--_—__—_ RESIDENTIAL m NORTH 1"=20'-0• Greens Group La Quinta Hampton Inn August 31,2522 Robert F. Tuttle Architects, Inc. -111p. 6615 Research Or Irvine CA 92615 Le Quints Drive and Auto Center Drive Le Quints CA Preliminary Site Plan 922 A-1 ATTACHMENT B ITE Parking Generation - Hotel Trames #0232-0023 176 Hotel (310) Peak Period Parking Demand vs: Rooms On a: Weekday (Monday - Friday) Setting/Location: General Urban/Suburban Peak Period of Parking Demand: 11:00 p.m. - 8:00 a.m. Number of Studies: 22 Avg. Num. of Rooms: 321 Peak Period Parking Demand per Room 33rd / 85th 95% Confidence Standard Deviation Average Rate Range of Rates Percentile Interval (Coeff. of Variation) I 0.74 0.43-1.47 0.64 / 0.99 0.65-0.83 0.22 (30%) Data Plot and Equation 500 X X 100 X Xxx X 58 5o �8 ''0 100 200 300 400 500 X = Number of Rooms X Study Site Fitted Curve Average Rate Fitted Curve Equation: Ln(P) = 0.90 Ln(X) + 0.26 R== 0.72 Parking Generation Manual, 5th Edition ■ Institute of Transportation Engineers 177 X X 400 X X U) _U L X 300 X x Y X (0 a X x IL x 200 X X X X 100 X Xxx X 58 5o �8 ''0 100 200 300 400 500 X = Number of Rooms X Study Site Fitted Curve Average Rate Fitted Curve Equation: Ln(P) = 0.90 Ln(X) + 0.26 R== 0.72 Parking Generation Manual, 5th Edition ■ Institute of Transportation Engineers 177 PUBLIC HEARING ITEM NO. 2 City of La Quinta PLANNING COMMISSION MEETING: December 12, 2023 STAFF REPORT AGENDA TITLE: ADOPT A RESOLUTION RECOMMENDING THE CITY COUNCIL APPROVE ZONING ORDINANCE AMENDMENT 2023-1001 TO MODIFY FLAGPOLE REGULATIONS REGARDING THE PLACEMENT OF FLAGPOLES FOR RESIDENTIAL ZONING DISTRICTS MANAGED BY HOMEOWNER ASSOCIATIONS; CEQA: THE PROJECT IS EXEMPT FROM ENVIRONMENTAL REVIEW PURSUANT TO SECTION 15061 (b)(3), COMMON SENSE EXEMPTION; LOCATION: CITY-WIDE Adopt a resolution recommending City Council approve Zoning Ordinance Amendment 2023-1001 to modify flagpole requlations regardinq the placement of flagpoles for residential zoning districts managed by homeowner associations (HOAs) and find that this ordinance amendment is exempt from environmental review pursuant to Section 15061 (b)(3) of the California Environmental Quality Act, Common Sense Exemption. Planning Commission (Commission) at their October 10, 2023, meeting recommended approval of various zoning code amendments relating to accessory dwelling units (ADU), tennis and game courts, front yard setback for garages in residential zones, and code language clean up regarding the Floodplain District. The Commission did not recommend approval of an amendment to flagpole regulations, to which that amendment reduces the minimum setback from 10 feet to 5 feet from a property line where a yard faces a street, open space, or golf course. • Council, at their November 21, 2023, meeting, adopted the zoning code amendments, including the amendment to flagpole regulations on placement. Council directed staff to prepare another zoning code amendment to modify flagpole regulations regarding the placement of flagpoles for residential zoning districts managed by HOAs, not limited to the minimum setback from a property line, with the approval of the board of directors of the HOA. In order to approve the zoning code amendment, the Commission must make the findings for the Zoning Ordinance Amendment (ZOA2023-1001), included in the attached Resolution and as Attachment 1. 178 In the discussion regarding flagpoles and their placement within a residential property, Council directed staff to prepare another zoning code amendment that allows residential zoning districts managed by HOAs to not be limited to the flagpole placement standard of the zoning code, if the board of directors of the HOA approves the placement of the flagpole and the applicant submits a letter from the HOA approving the placement, with a building permit application. The City still retains regulatory authority over the maximum 20 -foot height and building permit requirements. The City received several comments from the public that HOAs should govern the placement of flagpoles within their respective communities. A definition of "homeowner association" is also proposed to be added to the zoning code, and other non -substantive changes to update applicable sections and section numbers of the California Civil Code. The zoning code amendment is included in redline changes as Exhibit A in the PC resolution. PUBLIC REVIEW Public Notice This project was advertised in The Desert Sun newspaper on December 1, 2023. No comments have been received. Any written comments received will be handed out at the Planning Commission public hearing. ENVIRONMENTAL REVIEW The Design and Development Department has determined that the zoning code amendment is exempt from environmental review pursuant to Section 15061 (b)(3) of CEQA, Common Sense Exemption, in that it can be seen that the zoning code amendment would not cause any adverse impacts on the environment. Prepared by: Danny Castro, Design and Development Director Attachment: 1. Findings 179 PLANNING COMMISSION RESOLUTION 2023 - XXX A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF LA QUINTA, CALIFORNIA, RECOMMENDING CITY COUNCIL APPROVE A ZONING ORDINANCE AMENDMENT TO MODIFY FLAGPOLE REGULATIONS REGARDING THE PLACEMENT OF FLAGPOLES FOR RESIDENTIAL ZONING DISTRICTS MANAGED BY HOMEOWNER ASSOCIATIONS AND FIND THE PROJECT EXEMPT FROM THE CALIFORNIA ENVIRONMENTAL QUALITY ACT PURSUANT TO SECTION 15061 (b)(3), COMMON SENSE EXEMPTION CASE NUMBER: ZONING ORDINANCE AMENDMENT 2023-1001 APPLICANT: CITY OF LA QUINTA WHEREAS, the Planning Commission of the City of La Quinta, California did, on December 12, 2023, hold a duly noticed public hearing to consider a Zoning Ordinance Amendment to modify flagpole regulations regarding the placement of flagpoles for residential zoning districts managed by homeowner associations (HOAs); and WHEREAS, the Design and Development Department published a public hearing notice in The Desert Sun newspaper on December 1, 2023, as prescribed by the Municipal Code; 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 to justify approval of said Zoning Ordinance Amendment [Exhibit A]: 1. Consistency with General Plan The code amendment is consistent with the goals, objectives, and policies of the General Plan. The proposed amendments are supported by Policy LU -1.2 for land use decisions to be consistent with General Plan policies and programs and uphold the rights and needs of property owners and the public; and 2. Public Welfare Approval of the code amendment will not create conditions materially detrimental to the public health, safety, and general welfare. The amendment allows for site design flexibility for the placement of flagpoles in residential zoning districts managed by HOAs and does not incorporate any changes that affect the regulation and/or provision of public services, utility systems, or other foreseeable health, safety and welfare considerations. 180 PLANNING COMMISSION RESOLUTION 2023 -XXX ZONING ORDINANCE AMENDMENT 2023-1001 PROJECT: FLAGPOLE REGULATIONS AMENDMENT ADOPTED: PAGE 2OF2 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 has determined that the project is exempt from environmental review pursuant to Section 15061 (b)(3) of CEQA, Common Sense Exemption, in that it can be seen that the project would not cause any adverse impacts on the environment. SECTION 3. That the Planning Commission does hereby recommend approval of Zoning Ordinance Amendment 2023-1001, as set forth in attached Exhibit A, to the City Council for the reasons set forth in this Resolution. PASSED, APPROVED, and ADOPTED at a regular meeting of the City of La Quinta Planning Commission, held on December 12, 2023, by the following vote: AYES: NOES: ABSENT: ABSTAIN: ATTEST: DANNY CASTRO, Design and Development Director City of La Quinta, California STEPHEN T. NIETO, Chairperson City of La Quinta, California 181 PLANNING COMMISSION RESOLUTION NO. 2023 -XXX ADOPTED: DECEMBER 12, 2023 EXHIBIT A 9.60.340 - Flagpoles. Flagpoles shall be allowed in all residential zoning districts subject to the following standards: A. Height of flagpoles shall not exceed twenty (20) feet. B. Flagpoles shall not be allowed within any yard, except if a yard abuts open space, a golf course, or a street, flagpoles shall maintain a minimum setback distance of 5 feet from any property line. C. Installation of flagpoles shall require a building permit. D. For residential zoning districts, in which single family dwellings are located within a common interest development and subiect to a declaration Qf_cQyenants, ccnditions,_and restrictions CC&Rs and managed by a homeowner association the placement of flag-oles oil lots wid-i single family dwellings shall not be li nited to the standard set forth in Subsection (B) of this section, if the proposed placement of a flagpole is consistent with the CC&Rs governing the single family dwelling and the board of directors oft e homeowner association approves the placement of the flagpole. The applicant shall submit a letter or other city -required document from the homeowner association that confirms the approval of the placement of the flagpole with a building permit application. .E -D. Flagpoles that were installed prior to February 14, 2019, but otherwise meet the height limitation in this section, shall be allowed to remain in place so long as a building permit is obtained if there was no building permit issued previously. Proof of installation or existence of flagpoles prior to February 14, 2019 may be required. 1 of 33 182 9.280.030 - Definition of terms. "Abandoned" means a structure or use, the development or operation of which has been ceased or suspended. "Abutting" or "adjacent" means two (2) or more parcels sharing a common boundary at one (1) or more points. "Access/egress" means provision for entering a site from a roadway and exiting a site onto a roadway via motorized vehicle. "Accessory building orstructure" means a building or structure, the use of which is subordinate and incidental to the main building or use on the same building site. As it pertains to Section 9.140.050, Equestrian overlay district, "accessory building" means any building subordinate to a permitted or conditionally permitted equestrian use, including, but not limited to, hay and tack barns, stables and other structures and uses customarily appurtenant to the primary permitted use. Also pertaining to Section 9.140.060, Equestrian overlay district, "accessory structure" means any structure subordinate to a permitted or conditionally permitted equestrian use, including, but not limited to, arenas, grandstand seating, corrals, exercise rings, and other structures associated with the permitted use. Fences are not considered structures for the purposes of this section. "Accessory use" means a land use subordinate and incidental to the principal use on the same building site. "Actual construction" means the actual placing of construction materials in their permanent position fastened in a permanent manner except that where a basement is being excavated, such excavation shall be deemed to be actual construction, or where demolishing or removal of an existing building or structure has begun, such demolition or removal shall be deemed to be actual construction, providing in all cases that actual construction work be diligently carried on until the completion of the entire building or structure involved. "Administrative office" means a place of business for the rendering of service or general administration, but not including retail sales. Adult Business, Adult Entertainment Business orAdult Oriented Business. See Sexually oriented businesses, Chapter 5.80 of the municipal code. Advertising Device or Display. See sign definitions, Section 9.160.130. 2 of 33 183 "Affordable housing cost" bears the same meaning as defined in Section 50052.5 of the California Health and Safety Code. "Affordable housing unit" means a dwelling unit within a housing development which will be rented or sold to and reserved for very low income households, lower income households, moderate income households (where qualified) and/or senior citizens at an affordable housing cost for the respective group(s) in accordance with Section 65915 of the California Government Code and Section 9.60.260 of this code. "Affordable rent" means that level of rent defined in Section 50053 of the California Health and Safety Code. "Agricultural activity, operation, or facility, or appurtenances thereof" includes all uses allowed under the agricultural overlay district, including, but be limited to, the cultivation and tillage of the soil, dairying, the production, cultivation, growing, and harvesting of anv agricultural commodity, including timber viticulture, apiculture, or horticulture, the raising of livestock, fur bearing animals, fish, or poultry, and any practices performed by a farmer or on a farm as incident to or in conjunction with such farming operations, including preparation for market, delivery to storage or to market, or to carriers for transportation to market. "Alley" means a secondary means of access to abutting property located at the rear or side of the property. "Alteration" means any physical change in the internal or external composition of a building or other structure. Animal Hospital or Animal Clinic. See "Veterinary clinic." "Antenna" means a device for transmitting or receiving radio, television, satellite, microwave or any other transmitted signal. "Apartment" means a dwelling unit within an apartment building designed and used for occupancy by one (1) family on a rental basis. "Apartment building" or "apartment project" means a building or group of buildings in a single ownership with three (3) or more dwelling units per building and with most or all units occupied on a rental basis. Area, Project Net. See "Project net area." "Arena" means an enclosure physically similar to a corral, designed and constructed so as to be used for conducting equine -related entertainment and events open to the 3 of 33 184 public, including, but not limited to, rodeos, polo matches, riding shows and exhibitions, etc. "Attached structures" means two (2) or more structures which are physically connected with a wall, roof, deck, floor, bearing or support structures, trellises, architectural features or any other structure, fixture or device that exceeds thirty (30) inches in height above the finished grade. Attached Dwelling orAttached Residential. See "Dwelling, attached." "Automobile repair specialty shop" means a retail and service place of business engaged primarily in light repair and sale of goods and services for motor vehicles, including brake, muffler and tire shops and their accessory uses. Heavier automobile repair such as major body and paint work, transmission repair, or engine repair are not included in this definition. "Automobile service station" means a retail place of business engaged primarily in the sale of motor fuels and supplying those incidental goods and services which are required in the day-to-day operation of motor vehicles. "Automobile wrecking" or "automobile dismantling' means the storage or taking apart of damaged or wrecked vehicles or the sale of such vehicles or their parts. "Awning" means a roof -like cover that is attached to and projects from the wall of a building for the purpose of decoration and/or providing shielding from the elements. "Bar and cocktail lounge" means an establishment whose primary activity is the service of alcohol, beer or wine. "Basement" means a habitable building level which is partly or completely underground. A basement shall be counted as a building story if more than five (5) feet of the height of any portion is above adjoining finish grade. "Bed and breakfast" means a residential dwelling occupied by a resident, person, or family, containing individual living quarters occupied for a transient basis for compensation and in which a breakfast may be provided to guests. The breakfast provided shall not constitute a restaurant operation and may not be provided to persons other than guests of the inn. "Bedroom" means any habitable room that may be used for sleeping purposes other than a kitchen, bathroom, hallway, dining room or living room. "Berm" means a mound or embankment of earth. 4 of 33 185 Billboard. See sign definitions, Section 9.160.130. "Boardinghouse" means any building or portion thereof with access provided through a common entrance to guest rooms having no cooking facilities. Guest rooms are rented on a monthly basis or longer and meals are provided. "Buildable area" means the portion of a building site remaining after deducting all required setbacks and meeting any requirements regarding maximum lot coverage or minimum open area. "Building" means an enclosed structure having a roof supported by columns or walls. "Building height" means the height of a building relative to the surrounding ground area. Measurement of maximum building height is defined in Sections 9.50.050 and 9.90.010. Building, Main. "Main building" means the building containing the main or principal use of the premises. Building, Relocatable. "Relocatable building" means a building which is not placed on a permanent foundation and is designed to be movable from one (1) location to another without the need for a special permit such as that required to move a conventional house. Relocatable buildings include, but are not limited to, mobilehomes, construction trailers, and modular buildings. "Building site" means a parcel or contiguous parcels of land established in compliance with the development standards for the applicable zoning district and the city's subdivision code. "Building site area" means the horizontal area within a building site expressed in square feet, acres or other area measurement. Building Site Coverage. See "Lot coverage." Building Site, Panhandle or Flag. See "Lot" definitions. Building Site, Through. "Through building site" means a building site having frontage on two (2) parallel or approximately parallel streets. See "Through lot." Business Park. See "Industrial park." "CEQA" means the California Environmental Quality Act. 5 of 33 186 "Caretaker" means a person who lives on the premises for the purposes of managing, operating, maintaining or guarding the principal use or uses permitted on the premises. "Caretaker residence" means a residential unit not exceeding one thousand (1,000) square feet, which is not the principal use on the property, to be occupied by a caretaker or watchman who is responsible for the security of the principal use of the property. "Carport" means a roofed structure or a portion of a building which is open on two (2) or more sides for the parking of automobiles belonging to the occupants of the property. "Cattery" means any building, structure, enclosure or premises within which five (5) or more cats are kept or maintained primarily for financial profit for the purpose of boarding, breeding, training, marketing, hire or any other similar purpose. "Cellar" means a nonhabitable building level which: (1) has more than one-half (1/z) of its height below the adjoining finish grade at all points; and (2) has a floor area no more than one-half (1/z) that of the floor immediately above. A cellar is not counted as a building story. "Certificate of occupancy" or "certificate of use and occupancy" means a permit issued by the city prior to occupancy of a structure or the establishment of a land use to assure that the structure or parcel is ready for occupancy or use and that all ordinance requirements and project conditions of approval are fulfilled. "Child day care center" or "preschool" means a child day care facility operated by a person, corporation or association used primarily for the provision of daytime care, training or education of children at any location other than their normal place of residence. The maximum number of children accommodated is determined by state licensing provisions and city use permit conditions. "Child day care facility" means, consistent with Section 1596.750 of the State Health and Safety Code, a facility which provides nonmedical care to children under eighteen (18) years of age in need of personal services, supervision, or assistance essential for sustaining the activities of daily living or for the protection of the individual on less than a twenty-four (24) -hour basis. Child day care facility includes both child day care centers and child day care homes. "Child day care home" or 'family day care home" means, consistent with Section 1596.78 of the State Health and Safety Code: 6 of 33 187 1."Family day care home" means a home that regularly provides care, protection, and supervision for fourteen (14) or fewer children, in the provider's own home, for periods of less than twenty-four (24) hours per day, while the parents or guardians are away, and is either a large family day care home or a small family day care home. 2."Large family day care home" means a home that provides family day care for seven (7) to fourteen (14) children, inclusive, including children under the age of ten (10) years who reside at the home. 3."Small family day care home" means a home that provides family day care for eight (8) or fewer children, including children under the age of ten (10) years who reside at the home. "City" means the city of La Quinta. "City council" means the citv council of the citv of La Ouinta. "Cleaning plant" or "laundry plant" means a central processing facility for dry cleaning or laundering of clothing and fabrics collected from and returned to patrons and dry cleaning and laundry agencies. Clinic, Medical. "Medical clinic" means an organization of medical doctors providing physical or mental health service and medical or surgical care of the sick or injured, but not including inpatient or overnight care. "Club" means an association of persons for some common purpose, but not including organizations which provide goods or services and which are customarily carried on as businesses. "Code" means this zoning code unless another code, ordinance or law is specified. "Commercial" means operated or conducted on a frequent basis for the purpose of financial gain. "Commercial filming" means the production of still or moving pictures on public property. Commercial Center. See "Shopping center." "Commercial recreation" means any use or activity where the primary intent is to provide amusement, pleasure or sport but which is operated for financial gain. It includes establishments where food and beverages are sold as a secondary or ancillary use, but does not include restaurants, nightclubs and cocktail lounges. 7of33 188 "Commercial stable" means any facility specifically designed or used for the stabling of equine animals not owned by the residents of the subject property, for purposes such as on-site breeding, boarding, training, riding or other recreational use as a commercial service to the owners of said animals. "Commercial vehicle" means a vehicle customarily used as part of a business for the transportation of goods or people. "Commission" means the planning commission of the city unless another commission is indicated. "Common interest development" bears the same meaning as defined in Section 1251 4100 of the California Civil Cod eIa successor provision]. "Community apartment project" means a project in which an undivided interest in the land is coupled with the right of exclusive occupancy of any apartment located thereon. "Community auction and salesyard" means a facility which periodically holds auctions of farm equipment, fixtures and other related materials in an enclosed building. Community Care Facility. See "Residential care facility." "Community center" means a non-commercial use established for the benefit and service of the population of the community in which it is located, including senior centers. Conditional Use Permit. See "Use permit." "Condominium" means, consistent with Section 1251 4 125 of the Stere California Civil Code (or successor provision), an undivided interest in common in a portion of real property coupled with a separate interest in space in a residential, industrial or commercial building on such real property, such as an office or store or multifamily dwelling. A condominium may include, in addition, a separate interest in other portions of such real property. "Condominium hotel" means a "hotel" or "group hotel" all or part of which constitutes a condominium project in which one (1) or more of the units are individually owned, but are intended to be available for "transient" use (as those terms are defined in Section 3.24,020 of the La Quinta Municipal Code), when not being used by the unit owner. See also "First class condominium hotel." "Congregate care facility" means a facility providing care on a monthly basis or longer and which is the primary residence of the people it serves. It provides services to the 8 of 33 189 residents such as the following: dining, housekeeping, security, medical, transportation and recreation. Any commercial services provided are for the exclusive use of the occupants of the facility. Such a facility may be located in more than one (1) building and on contiguous parcels within the building site. "Congregate living facility" means a single family residential facility which is licensed by the state to provide living and treatment facilities on a monthly or longer basis for six (6) or fewer developmentally disabled persons or six (6) or fewer persons undergoing treatment for alcohol or drug abuse and which is permitted in single-family residences by operation of state law. (See also "Residential care facility.") "Convalescent home" or "convalescent hospital" means a facility licensed by the State Department of Health Services which provides bed and ambulatory care for more than six (6) patients with postoperative convalescent, chronic illness or dietary problems and persons unable to care for themselves, including persons undergoing psychiatric rare and treatment hnth as inpatients, and niitnatient5. Nit not incli_iding nerSnnS with contagious diseases or afflictions. A convalescent home may also be known as a nursing home, convalescent hospital, rest home or home for the aged. "Conversion project" means an apartment house or multiple or group dwelling which is existing, under construction or for which building permits have been issued, and which is proposed for conversion to a residential condominium, community apartment, residential stock cooperative or planned development. Corner Lot. See definitions under "Lot." "Corral" means an enclosure designed for use as an open holding area for horses for the purpose of confinement within that area for an indeterminate period of time. "Cottage food operation" means an enterprise wherein an individual prepares and packages non -potentially hazardous foods in a primary residential dwelling unit, which serves as his or her private residence, said foods being for the direct and/or indirect sale to consumers, and that does not have more than one (1) full-time equivalent employee, and generates not more than: (1) thirty-five thousand ($35,000.00) dollars in gross annual sales in 2013; (2) forty-five thousand ($45,000.00) dollars in gross annual sales in 2014; (3) fifty thousand dollars ($50,000.00) in gross annual sales in 2015 and beyond as identified in California Health and Safety Code Section 113758. "County" means the county of Riverside unless another county is indicated. Day Care Center. See "Child day care center." 9 of 33 190 "Declaration o( covenants, conditions, and restrictions LCC&Rsl" has the same meaning as "declaration" set forth in Section 4135 of the California Civil Code for successor provision) as applicable to a common interest development. "Decision-making authority" or "decision-making body" means a person or group of persons charged with making decisions on proposals, applications, or other items brought before the city. "Density" means the number of dwelling units per gross acre, unless another area measurement is specified. "Density bonus" means a density increase over the otherwise maximum allowable residential density under the applicable zoning ordinance and land use element of the general plan as of the date of application by the applicant to the city. "Detached building or structure" means a building or other structure that does not have a wall or roof in common with any other building or structure. "Development" means, on land or in or under water: the placement or erection of any solid material or structure; discharge or disposal of any dredged material or of any gaseous, liquid, solid or thermal waste; grading, removing, dredging, mining or extraction of any materials; change in the density or intensity of use of land, including, but not limited to, subdivision pursuant to the Subdivision Map Act, and any other division of land, including lot splits, except where the land division is brought about in connection with the purchase of such land by a public agency for public recreational use; change in the intensity of use of water, or of access thereto; construction, reconstruction, demolition or alteration of the size of any structure, including any facility of any private, public or municipal utility; and the removal or harvesting of major vegetation other than for agricultural purposes. "Development standard" means site or construction conditions that apply to a housing development pursuant to any ordinance, general plan element, specific plan, charter amendment, or other local condition, law, policy, resolution, or regulation. "Director" or "planning director" means the city manager or designee. District. See "Zoning district." District, Nonresidential. See "Nonresidential district." District, Residential. See "Residential district." District, Special Purpose. See "Special purpose district." 10 of 33 191 "Downtown village directional sign panel" means an interchangeable sign panel which does not require a sign permit, mounted on a monument base structure. The sign panels list businesses in the village commercial zoning district. "Drive-in" or "drive-through" means designed or operated so as to enable persons to receive a service or purchase or consume goods while remaining within a motor vehicle. "Driveway" means a vehicular passageway providing access from a public or private street to a structure or parking area or, in the case of residences, to a garage, carport, or legal parking space. A driveway is not a street. "Driveway approach" means a designated area between the curb or traveled way of a street and the street right-of-way line that provides vehicular access to abutting properties. When vehicular access to a building site is provided by way of a common drivewav the dri�iaway annrnarh is the line of intersection where the individiJal driveway abuts the common driveway. "Duplex" means a permanent building containing two (2) dwelling units on a single lot. "Dwelling" means a building or portion thereof designed and used for residential occupancy, but not including hotels or motels. Dwelling, Attached. "Attached dwelling' means a main dwelling unit attached to one (1) or more other main dwelling units by means of a roof or interior wall. Dwelling, Main or Primary Residence. "Main dwelling or primary residence" means the dwelling unit permitted as the principal use of a parcel or building site, either by itself or with other dwelling units (as in multifamily buildings). Dwelling, Multifamily. "Multifamily dwelling' means a building containing more than one (1) separate residential dwelling unit, which is used or occupied, or is intended to be used or occupied, in whole or in part, as the home or residence of one (1) or more persons on a single parcel or building site. Dwelling, Patio Home. "Patio home dwelling' means a single-family detached dwelling shifted to one (1) side of the lot, i.e., placed on the lot so that one (1) side setback is zero (0) or nearly zero (0) and the other side setback is larger than if both side setbacks were approximately equal. Dwelling, Single -Family. "Single-family dwelling" means one (1) main dwelling unit on a single parcel or building site. 11 of 33 192 Dwelling, Single -Family Attached. "Single-family attached dwelling" means a main dwelling unit attached to one (1) other main dwelling unit by means of a roof and/or interior wall, with each dwelling unit occupying its own lot. Dwelling, Single -Family Detached. "Single-family detached dwelling" means a main dwelling unit not attached to any other main dwelling unit. Dwelling, Townhome. "Townhome dwelling" means a main dwelling unit attached typically to two (2) or more other main dwelling units by means of a roof and/or interior wall, with each dwelling unit occupying its own lot. "Dwelling unit" means one (1) or more rooms, including a bathroom and kitchen, designed and used for occupancy by one (1) family for living and sleeping purposes. Dwelling Unit, Second. See "Second unit." "Easement" means a recorded right or interest in the land of another which entitles the holder thereof to some use, privilege or benefit in, on, over or under such land. "Educational institution" means a private or public elementary or secondary school, college or university qualified to give general academic instruction equivalent to the standards prescribed by the state board of education. "Elevation" means the vertical distance above sea level. "Emergency shelter" means housing with services for homeless persons that is limited to occupancy of six (6) months or less by a homeless person. Low Barrier Navigation Centers are also included in this definition. No individual or household may be denied emergency shelter because of an inability to pay. "Employee's quarters" means quarters, which may include full bathroom and/or kitchen or cooking facilities, for the housing of domestic employees and located upon the same building site occupied by their employer. "Enclosed" means roofed and contained on all sides by walls which are pierced only by windows, vents or customary entrances and exits. "Environmental review" means all actions and procedures required of the city and of applicants by the California Environmental Quality Act ("CEQA," State Public Resources Code Section 21000 et seq.), the CEQA Guidelines (Public Resources Code Section 15000 et seq.) and local environmental procedures. "Exception" means a city -approved deviation from a development standard based on the following types of findings by the decision-making authority: 12 of 33 193 1.General finding such as that notwithstanding the exception, the resulting project will still be consistent with the goals and/or policies underlying the development standard; and 2.One (1) or more specific findings justifying the particular exception requested. "Family" means one (1) or more persons occupying one (1) dwelling unit. The word "family" includes the occupants of congregate living and residential care facilities, as defined herein, serving six (6) or fewer persons which are permitted or licensed by the state. The word "family" does not include occupants of a fraternity, sorority, boardinghouse, lodginghouse, club or motel. Family Day Care Home. See "Child day care home." "Farm" means a parcel of land devoted to agricultural uses where the principal use is the propagation, care and maintenance of viable,plant and animal products for commercial purposes. "Farmworker housing" means any building or group of buildings where six (6) or more farm employees are housed. "First class condominium hotel" means a condominium hotel where both of the following apply: 1.The condominium hotel has a brand operator or an independent operator that is experienced in the upscale segment or luxury segment of the hospitality industry as defined byJ.D. Power and Associates; and 2.The condominium hotel satisfies the published requirements that will be sufficient for a ranking of no fewer than three (3) stars in the most recent annual awards list published from time to time by AAA Travel Guides or by the Mobil Travel Guide. Flag. See sign definitions, Section 9.160.130. Flag Lot or Panhandle Lot. See definitions under "Lot." "Flood" means a general and temporary condition of partial or complete inundation of land areas from the overflow of inland and tidal waters, the rapid accumulation of runoff of surface waters from any source, or mudslides (i.e., mudflows) which are proximately caused or precipitated by accumulations of water on or under the ground. "Flood insurance rate map (FIRM)" or 'flood boundary and floodway map" mean the official maps provided by the Federal Emergency Management Agency (FEMA) which 13 of 33 194 delineate the areas of special flood hazard, the risk premium zones and the floodways applicable to the city. "Floodplain" means the land area adjacent to a watercourse and other land areas susceptible to being inundated by water. "Floodproofing" means any combination of structural and nonstructural additions, changes or adjustments to structures which reduce or eliminate flood damage to real estate or improved real property, water and sanitary facilities, structures and their contents. "Floodway" means the channel of a river or other watercourse and that part of the floodplain reasonably required to discharge the base flood without cumulatively increasing the water surface elevation more than one (1) foot. Floor Area, Gross. See "Gross floor area." Floor Area, Livable. See "Livable floor area." "Floor area ratio" means the numerical value obtained by dividing the gross floor area of all buildings, except parking structures, located on a building site by the building site area. "Fraternity house" or "sorority house" means a building or portion of a building occupied by a chapter of a regularly organized college fraternity or sorority officially recognized by an educational institution. Freestanding Sign. See sign definitions, Section 9.160.130. Front Lot Line. See definitions under "Lot line." "Garage" means a building or portion of a building used primarily for the parking of motor vehicles. Gas Station or Service Station. See "Automobile service station." "General plan" means the general plan of the city of La Quinta. "Government code" means the California Government Code, Grade, Average. "Average grade" means the elevation determined by averaging the highest and lowest elevations of a parcel, building site or other defined area of land. 14 of 33 195 Grade, Average Finish. "Average finish grade" means the elevation determined by averaging the highest and lowest elevations of a parcel, building site or other defined area of land after final grading. Grade, Finish. "Finish grade" means the ground elevation at any point after final grading. "Grading" means the filling, excavation or other movement of earth for any purpose. "Granny flat" or "granny housing" means a secondary dwelling unit which is: (1) intended for the sole occupancy of one (1) or two (2) adult persons sixty-two (62) years of age or over; and (2) located on a building site containing an existing single family detached dwelling. The floor area of an attached granny flat does not exceed thirty percent (30%) of the existing floor area of the primary single family residence and the floor area of a detached granny flat does not exceed one thousand two hundred (1200) square feet_ (See also "Second unit.") "Grazing" means the act of pasturing livestock on growing grass or other growing herbage or on dead grass or other dead herbage existing in the place where grown as the principal sustenance of the livestock so grazed. "Gross acreage" means the land area, expressed in acres, within a parcel or group of contiguous parcels minus any right-of-way for arterial highways not including collector streets. Each acre so determined is a gross acre. Gross Density. See "Density." "Gross floor area" means the total square footage of all floors of a building, including the exterior unfinished wall structure but excluding courtyards and other outdoor areas. Gross Lot or Parcel Area. See "Lot area, gross." "Ground floor area" means all enclosed area within the ground floor of a structure, including exterior walls and mechanical spaces. Carports, garages, accessory buildings and parking structures are included in ground floor area but swimming pools and unenclosed post -supported roofs over patios and walkways are not included. Ground Sign. See "Freestanding sign" in sign definitions, Section 9.160.130. "Guest house" means a detached or attached unit which has sleeping and sanitary facilities, which may include full bathroom and/or kitchen or cooking facilities, and which is used primarily for sleeping purposes by members of the family occupying the main building, their nonpaying guests, and domestic employees. 15 of 33 196 "Guest ranch" means any property of five (5) acres or more operated as a ranch which offers guest rooms for rent and which has outdoor recreational facilities such as horseback riding, swimming or hiking. Habitable area. See "Livable floor area." "Habitable room" means any room usable for living purposes, which includes working, sleeping, eating, cooking or recreation, or a combination thereof. A room designed and used only for storage purposes is not a habitable room. "Hazardous waste" means a waste or combination of wastes which, because of its quantity, concentration, toxicity, corrosiveness, mutagenicity or flammability, or its physical, chemical or infectious characteristics, may: (1) cause or significantly contribute to an increase in mortality or an increase in serious irreversible or incapacitating reversible illness; or (2) pose a substantial present or potential hazard to human health or the environment when improperly treated, stored, transported, disposed of, or otherwise managed. Home for the aged. See "Convalescent home." Homeless Shelter. See "Emergency shelter." "Home occupation" means an occupation or activity conducted as an accessory use within a dwelling unit incidental to the residential use of the property. See Section 9.60.110. "Homeowner association" or "HOA" means the "association," as defined in Section 4080 of the California Civil Code or successorprovision) that serves as the non raft corporation or uniricorpgrated association created far the purpose of managing a common interest development. "Hospital" means a facility licensed by the State Department of Health Services providing clinical, temporary or emergency service of a medical, obstetrical, surgical or mental health nature to human patients. "Hotel" means any building or portion thereof with access provided through a common entrance, lobby or hallway to guest rooms which are rented on a daily or weekly basis. Identification Sign. See sign definitions, Section 9.160.130. "Industrial park," "business park" or "office park" means a nonresidential development wherein the permitted uses are planned, developed, managed and maintained as a unit, with landscaping, amenities, and common off-street parking provided to serve all uses on the property. 16 of 33 197 "Intensity" means the level of development or activity associated with a land use, as measured by one (1) or more of the following: 1.The amount of parking required for the use per Chapter 9.150. 2.The operational characteristics of the use such as hours of operation, the inclusion of dancing or live entertainment as part of the use, or similar characteristics. 3.The floor area occupied by the use, 4.The percentage of the building site occupied by the use or by the structure containing the use. Interior Lot Line. See definitions under "Lot line." "Kennel" means any hi iilding striirti_irP, enrlosure or premises within which five (5) or more dogs are kept or maintained primarily for financial profit for the purpose of boarding, breeding, training, marketing, hire or any other similar purpose. "Kitchen" means any room all or part of which is designed and/or used for the cooking or other preparation of food. Land Use. See "Use." Land Use Intensity. See "Intensity." Landfill, Sanitary. "Sanitary landfill" means an area designed and used for the disposal of solid waste on land by spreading it in layers, compacting it and covering it daily with soil or other approved cover material. Laundry Plant. See "Cleaning plant or laundry plant." "Livable floor area" means the interior area of a dwelling unit which may be occupied for living purposes by humans, including basements and attics (if permitted). Livable floor area does not include a garage or any accessory structure. "Live entertainment" means any act, play, revue, pantomime, scene, dance or song, or any combination of the foregoing performed in person by one (1) or more persons whether or not they are compensated for their performance. Living Area. See "Livable floor area." Lodginghouse. See "Boardinghouse." 17 of 33 198 "Lot" means an area of land under one (1) ownership which is identified as a lot or parcel on a recorded final map, parcel map, record of survey recorded pursuant to an approved division of land, certificate of compliance, or lot line adjustment. The terms "lot" and "parcel" are interchangeable for purposes of this code. Types of lots and their definitions are as follows: 1."Corner lot" means a lot abutting two (2) streets intersecting at an angle of not more than one hundred thirty-five (135) degrees. If the angle of intersection is more than one hundred thirty-five (135) degrees, the lot is an "interior lot." 2.71og or panhandle lot" means a lot connected to the street with a narrow access portion less than forty (40) feet wide and more than twenty (20) feet long and situated so that another lot is located between the main portion of the flag lot and the street. Lot Types and Lot Lines 3."Interior lot" means a lot abutting only one (1) street or abutting two (2) streets which intersect at an angle greater than one hundred thirty-five (135) degrees. 4."Key lot" means a lot with a side lot line that abuts the rear lot line of one (1) or more adjoining lots. 18 of 33 199 5."Reverse corner lot" means a corner lot, the rear of which abuts the side of another I ot. 6.7hrough lot" means a lot with frontage on two (2) parallel or approximately parallel streets. "Lot area" means the horizontal land area within a lot expressed in square feet, acres, or other area measurement. "Lot coverage" or "building site coverage" means the cumulative ground floor area of the structures on a lot expressed as a percentage of the net lot area. For purposes of this definition, "ground floor area" means all enclosed area within the ground floor of a structure, including exterior walls and mechanical spaces. Carports, garages, accessory buildings and parking structures are included in ground floor area but swimming pools and unenclosed post -supported roofs over patios and walkways are not inrh irlarl "Lot frontage" means the length of the front lot line. For corner lots the lot frontage shall be measured from the interior lot corner to the outside of the corner cut-back. "Lot line or property line" means any boundary of a lot. The classifications of lot lines and their definitions are as follows: 1.7ront lot line" means the following: a.On an interior lot, the line separating the lot from the street; b.On a corner lot, the shorter line abutting a street. (If the lot lines are equal or approximately equal, the director shall determine the front lot line); c.On a through lot, the lot line abutting the street providing primary access to the lot. 2."Interior lot line" means any lot line not abutting a street. 3."Rear lot line" means a lot line which does not intersect the front lot line and which is most distant from and most parallel to the front lot line. In the case of an irregularly- shaped lot or a lot bounded by only three (3) lot lines, the rear lot line is a ten (10) -foot long line parallel to and most distant from the front lot line for the purposes of determining setbacks and other provisions of this code. 4."Side lot line" means any lot line which is not a front or rear lot line. "Low Barrier Navigation Center" as defined in Government Code Section 65660 means a Housing First, low -barrier, service -enriched shelter focused on moving people into 19 of 33 200 permanent housing that provides temporary living facilities while case managers connect individuals experiencing homelessness to income, public benefits, health services, shelter, and housing. "Lower income households" bears the same meaning as defined in Section 50079.5 of the California Health and Safety Code. "Lowestfloor" means, with regard to flood protection, the lowest floor of the lowest enclosed area, including a basement or cellar. An unfinished or flood -resistant enclosure, usable solely for parking of vehicles, building access or storage in an area other than a basement area, is not considered a building's lowest floor provided that such enclosure is not built so as to render the structure in violation of the applicable design requirements of the FP floodplain district, section 9.140.030. "Manufactured home" means a residential building transportable in one (1) or more sections which has been certified under the National Manufactured Housing Construction and Safety Standards Act of 1974. "Master commercial development" means a commercial center for which an overall site development permit was approved and implemented, which may have remaining unconstructed pads or buildings. "Master plan of arterial highways" means a component of the circulation element of the city's general plan designating adopted and proposed routes for all commuter, secondary, primary and major highways within the city. "Master plan of drainage" means an engineering report outlining the drainage facilities needed for the proper development of the city. "Maximum allowable residential density" means the density allowed under applicable zoning ordinances, or if a range of density is permitted, means the maximum allowable density for the specific zoning range applicable to the subject project. "Median" means a paved or planted area separating a street or highway into opposite - direction travel lanes. Medical Clinic. See "Clinic, medical." "Medical marijuana dispensary" means a facility or location which provides, makes available or distributes medical marijuana to a primary caregiver, a qualified patient, or a person with an identification card, in accordance with California Health and Safety Code Section 11362.5 et seq. 20 of 33 201 "Menagerie" means a lot on which more than one (1) wild, non-domestic reptile (not including turtles or tortoises), bird (not including poultry) or mammal is kept. A tamed or trained wild animal shall not be considered a domestic animal. "Ministorage facility" means a building containing various size storage compartments not exceeding five hundred (500) square feet each, wherein each compartment is offered for rent or lease to the general public for the private storage of materials excluding materials sold at the facility or delivered directly to customers. "Minor adjustments" are deviations in standards which have little or no potential for adverse impacts on the surrounding community and which are reviewed administratively. Minor Use Permit. See "Use permit." Mnhilvhnma Saa "Mani ifarti irPr-i hnma " "Mobilehome park" or "mobilehome development" means any area or tract of land used to accommodate mobilehomes for human habitation, including pads for mobilehomes, clubhouses, recreation facilities, and other ancillary structures and facilities. The term includes mobilehome parks and mobilehome subdivisions. See Section 9.60.180. "Moderate income" or "persons and families of moderate income" means those middle- income families as defined in Section 50093 of the California Health and Safety Code. Modular Home. See "Manufactured home." Monument Sign. See sign definitions, Section 9.160.130. "Motel" means a building or group of buildings containing guest rooms rented on a weekly basis or less and with most or all guest rooms gaining access from an exterior walkway. Multifamily Dwelling or Residence. See "Dwelling, multifamily." "Net project area" means all of the land area included within a development project excepting those areas with before -development slopes of thirty percent (30%) or steeper and those areas designated for public and private road rights-of-way, schools, public parks, and other uses or easements which preclude the use of the land therein as part of the development project. 21 of 33 202 "Net site area" or "net lot area" means the total land area within the boundaries of a parcel or building site after ultimate street rights-of-way and easements that prohibit the surface use of the site are deducted. "Noncommercial coach" means a vehicle, with or without motive power, designed and equipped for human occupancy for classrooms and other nonresidential and noncommercial uses. "Nonconforming lot" means a lot or parcel which was lawful and in conformance with the applicable zoning ordinances when established but which, due to subsequent ordinance changes, does not conform to the current development standards applicable to the zoning district in which it is located. See Chapter 9.270. "Nonconforming structure" means a structure which was lawful and in conformance with the applicable zoning ordinances when constructed but which, due to subsequent ordinance changes, does not conform to the current development standards applicable to the zoning district in which it is located. See Chapter 9.270. "Nonconforming use" means a land use which was lawful and in conformance with the applicable zoning ordinances when established but which, due to subsequent ordinance changes, is not currently permitted in the zoning district in which it is located or is permitted only upon the approval of a use permit and no use permit has been approved. See Chapter 9.270. "Nonconformity" means a land use, lot or structure which was lawful when established or constructed but, due to subsequent ordinance changes, is not in conformance with this zoning code. The term nonconformity does not include illegal uses, lots, or structures, i.e., which were not lawful when established or constructed. See Chapter 9.270. Nursery, Day Care. See "Child day care facility." Nursing Home. See "Convalescent home." Office Park. See "Industrial park." Official Zoning Map. See "Zoning map." "Off-site hazardous waste facility" means any structures, other appurtenances or improvements on land and all contiguous land serving more than one (1) producer of hazardous waste, used for the treatment, transfer, storage, resource recovery, disposal or recycling of hazardous waste, including, but not limited to: 1.Incineration facilities (i.e., rotary kiln, fluid bed, etc.); 22 of 33 203 2.Residual repository (i.e., receiving only residuals from hazardous waste treatment facilities); 3.Stabilization/solidification facilities; 4.Chemical oxidation facilities; S.Neutralization/precipitation facilities; or 6.Transfer/storage facilities. "Open space" means any parcel or area of land or water, public or private, which is reserved for the purpose of preserving natural resources, for the protection of valuable environmental features, or for providing outdoor recreation or education. Open space does not include roads, driveways or parking areas not related to recreational uses_ anv huildings. huildine setback areas or the reouired soace between buildings, or surface utility facilities. Open Space, Usable. "Usable open space" means open space which is predominately level (i.e., slopes less than five percent (5%)) but which may contain some steeper land (i.e., with slopes up to twenty percent (20%)) which has utility for picnicking or passive recreation activities and which complements surrounding usable open space. Usable open space is a minimum of fifteen (15) feet in width and three hundred (300) square feet in area and may include structures and impervious surfaces such as tot lots, swimming pools, basketball courts, tennis courts, picnic facilities, walkways or bicycle trails. Outdoor Advertising Sign. See "Billboard" in sign definitions, Section 3.160.130. "Outdoor light fixtures" means outdoor artificial illuminating devices, outdoor fixtures, lamps and other devices, permanent or portable, used for illumination or advertisement. Such devices shall include, but are not limited to, search, spot, or flood lights for: 1.Buildings and structures; 2.Recreational areas; 3.Parking lot lighting; 4.1-andscape lighting; 5.Billboards and other signs (advertising or other); 23 of 33 204 6.Street lighting; 7.General area and yard lighting. "Outdoor vendors" include hotdog stands, ice cream carts, and other retail uses which utilize a movable or relocatable stand or cart for walk-up sales. The stand or cart must be of a size and design suitable for placement on a private sidewalk, plaza, or pedestrianway. Panhandle Lot or Flag Lot. See definitions under "Lot." "Parcel" means an area of land under one (1) ownership which is identified as a lot or parcel on a recorded final map, parcel map, record of survey recorded pursuant to an approved division of land, certificate of compliance or lot line adjustment. The terms "lot" and "parcel" are interchangeable for purposes of this code. "Parking accessway" means a vehicular passageway that provides access and circulation from a street access point into and through a parking lot to parking aisles and between parking areas. "Parking structure" means a structure which is open or enclosed and is used for the parking of motor vehicles. "Parkway" means the area of a public street that lies between the curb and the adjacent property line or physical boundary, such as a fence or wall, which is used for landscaping and/or passive open space. "Pasture" means an enclosed holding area consisting of grass or similar vegetation, specifically used for purposes of grazing or feeding of animals. Patio Home. See "Dwelling, patio home." "Permitted use" means a land use allowed within a zoning district under this zoning code and subject to the applicable provisions of this code. "Person" means any individual, firm, copartnership, joint venture, association, social club, fraternal organization, company, joint stock association, corporation, estate, trust, organization, business, receiver, syndicate, public agency, the state of California or its political subdivisions or instrumentalities, or any other group or combination acting as a unit. "Person with a disability" is a person with a physical or mental impairment that limits or substantially limits one (1) or more major life activities, anyone who is regarded as having such an impairment, or anyone who has a record of such an impairment. 24 of 33 205 "Personal services" are establishments providing nonmedical services as a primary use, including, but not limited to, barber and beauty shops, spas and tanning salons, clothing rental, dry cleaning stores, home electronics and small appliance repair, laundromats (self-service laundries), shoe repair shops, and tailors. "Planned unit development" means a residential development characterized by comprehensive planning for the entire project, the clustering of buildings to preserve open space and natural features, and provision for the maintenance and use of open space and other facilities held in common by the property owners within the project. Pole Sign. See sign definitions, Section 9.160.130. Portable Sign. See sign definitions, Section 9.160.130. "Precise plan" or "precise plan of development" means the plan or plans for a project, Hawnlnrnmcnt nr nthcr ontiticmant arnproved by thin ;iarirzinn-making aiiithnrity Q precise plan may include site, grading, architecture, landscaping plans and may also include a plan text describing the project design, development phasing, and other characteristics. "Precise plan of highway alignment" means a plan, supplementary to the master plan of arterial highways, which establishes the highway centerline and the ultimate right-of- way lines and may establish building setback lines. Primary Residence. See "Main dwelling." "Primary unit" means a single-family or multifamily residential unit constructed and intended as the principal unit and building on a lot. The primary unit shall be the largest unit on the lot. "Principal use" means the primary or predominant use of any parcel, building site or structure. "Project area" means all of the land area included within a development project excepting those areas designated for public and private road rights-of-way, schools, public parks, and other uses or easements which preclude the use of the land therein as part of the development project. Projecting Sign. See sign definitions, Section 9-160.130. "Property line" means a lot line or parcel boundary. "Public agency" means the United States, the state, the county or any city within the county, or any political subdivision or agency thereof. 25 of 33 206 Rear Lot Line. See definitions under "Lot line." "Reasonable accommodation" means the process of providing flexibility in the application of land use, zoning, and building regulations, practices, and procedures to eliminate barriers to housing opportunities for persons with disabilities. "Recreational vehicle" or "RV" means all trailers or any vehicle placed on a trailer such as a boat, watercraft, or other vehicle, plus any vehicle designed and used for temporary habitation, including motorhomes, travel trailers, "5th wheels" and camper shells. "Recycling" means the process by which waste products are reduced to raw materials and transformed into new products. Relocatable Building. See "Building, relocatable." "Residential care facility" or "community care facility" means a residential facility which is licensed by the state to provide living and treatment facilities on a monthly or longer basis for six (6) or fewer of the following: wards of the juvenile court, elderly persons, mentally disordered persons, handicapped persons or dependent and neglected children. Such a facility is permitted in all types of residences by operation of state law. Residential, Multifamily. See "Dwelling, multifamily." Residential, Single -Family. See "Dwelling, single-family." "Restaurant" means any use providing for the preparation, retail sale and consumption on site of food and beverages. Restaurants include, but are not limited to, cafes, coffee shops, pubs, sandwich shops, ice cream parlors, fast food take-out and drive-through stores, whose primary activity is food service and places of business with similar uses. If any seating is provided in conjunction with a store where there is the preparation and retail sale of food and beverages, that use shall be classified as a restaurant. The term "restaurant" may include the licensed sale of alcoholic beverages for consumption on the premises. Restaurant, Drive -Through. "Drive-through restaurant" means a restaurant with one (1) or more automobile lanes which allow for the ordering and dispensing of food and beverages to patrons who remain in their vehicles. Rest Home. See "Convalescent home." "Retail" means the selling of goods or merchandise directly to the ultimate consumer. 26 of 33 207 "Reverse vending machine" means a machine which accepts recyclable materials, such as aluminum cans, newspapers, or other materials, from the public and dispenses money in return. "Riding academy" means a facility designed and used primarily for recreational riding, training and instruction purposes, and allowing both on-site boarding or trailering of horses to the facility. "Riding and hiking trail" means a trail or way designed for and used by equestrians, pedestrians and cyclists using nonmotorized bicycles. "Right -of --way" means the entire width of property used for streets, highways, flood or drainage works, overhead or underground utilities, or any related improvements. Roof Sign. See sign definitions, Section 9.160.130. Roominghouse. See "Boardinghouse." "Satellite dish antenna" means an apparatus capable of receiving communications from a man-made satellite. "Scenic highway" means any highway designated a scenic and/or historic highway by an agency of the city, state or federal government. Second Unit. In accordance with Government Code Section 65852.2(i)(4), "second unit" means an attached or a detached residential dwelling unit which provides complete independent living facilities for one (1) or more persons. It shall include permanent provisions for living, sleeping, eating, cooking, and sanitation and shall be located on the same parcel as the single-family dwelling is situated. A second unit also includes the following: 1.An efficiency unit, as defined in Section 17958.1 of the Health and Safety Code; 2.A manufactured home, as defined in Section 18007 of the Health and Safety Code. "Section" means a portion of this zoning code beginning immediately after a six (6)- or seven (7) -digit number beginning with 9., e.g.,. 9.10,010 or 9.280.030, and extending to the next such six (6)- or seven (7) -digit number. (See also "Subsection.") "Semi-permanent sign" means a non -illuminated sign which requires a sign permit, such as advertising the future construction or opening of a facility, model home complex, commercial, or residential subdivision identification which is intended to be erected or posted for a minimum of sixty-one (61) days and a maximum of one (1) year. A permit 27 of 33 208 for semi-permanent signs advertising future facility construction shall not be approved until a development review application has been submitted. "Senior citizen" means a person fifty-five (55) years of age or older. "Senior citizen residence" means a residential care facility which is licensed by the state to provide living and treatment facilities on a monthly or longer basis for six (6) or fewer senior citizens. "Seniorgroup housing" means a residential development which is developed or substantially renovated for and occupied by seven (7) or more senior citizens. "Service" means an act or any result of useful labor which does not in itself produce a tangible commodity. Service Station. See "Gas station." "Setback" means the distance that a building or other structure or a parking lot or other facility must be located from a lot line, property line or other specified boundary. Sexually Oriented Business. See Chapter 5.80 of the municipal code. "Shopping center" or "commercial center" means a commercial area or group of commercial establishments, planned, developed, managed and maintained as a unit, with common landscaping, amenities, and off-street parking provided to serve all uses on the property. Side Lot Line. See definitions under "Lot line." "Sidewalk sale" or "parking lot sale" means the temporary outdoor display and sale of merchandise which is normally displayed indoors at the location of an individual retail business not located within a shopping center. (See also "Special commercial event.") "Sign" means any medium for visual communication, including, but not limited to, words, symbols and illustrations together with all parts, materials, frame and background, which medium is used or intended to be used to attract attention to, identify, or advertise an establishment, product, service, activity or location, or to provide information. Also, see sign definitions, Section 9.1 60.130. Single -Family Dwelling or Residence. See "Dwelling, single-family." "Single room occupancy (SRO) facility" or "SRO hotel" means a residential facility which is rented on a weekly or longer basis and which provides living and sleeping facilities for 28 of 33 209 one (1) or two (2) persons per unit. Each unit contains a toilet and sink. Shower, kitchen, and laundry facilities may be shared. Site. See "Building site." Site Area, Net. See "Net project or site area." Site Coverage. See "Building site coverage." Site Development Permit or Development Permit. See Section 9.210.010. "Slope" or "slope gradient" means the vertical distance between two (2) points on a slope divided by the horizontal distance between the same two (2) points, with the result expressed as a percentage; e.g., "the slope has a twenty percent (20%) gradient" (usually used to describe natural as opposed to manufactured, slopes). "Slope ratio" means the steepness of a slope expressed as a ratio of horizontal distance to the vertical rise over that horizontal distance; e.g., 2:1 (usually used to describe manufactured as opposed to natural, slopes). "Special commercial event" means the temporary outdoor display and sale of merchandise by two (2) or more tenants within a commercial center, or arts and crafts shows, fairs, or entertainment events within a commercial center. "Specific plan" means a plan consisting of text, maps and other documents and exhibits regulating development within a defined area of the city, consistent with the general plan and State Government Code Section 65450 et seq. "Stable" means a building or structure containing multiple stalls for the purposes of sheltering, feeding, boarding, accommodating or otherwise caring for several horses at one (1) time. "Stall" means a division of a stable accommodating one (1) horse into an adequately sized enclosure for the purpose of confining individual horses within a sheltered environment as may be necessary for security, safety or other reasons pertinent to the health, welfare and daily care of each animal. "Stock cooperative" means a corporation which is formed primarily for the purpose of holding title to, either in fee simple or for a term of years, improved real property, if all or substantially all of the shareholders of such corporation receive a right of exclusive occupancy in a portion of the real property, title to which is held by the corporation, which right of occupancy is transferable only concurrently with the transfer of the shares of stock or membership certificate in the corporation held by the person having such right of occupancy. 29 of 33 210 "Storage" means a place where goods, materials, and/or personal property is placed for more than twenty-four (24) hours. "Story" means that portion of a building included between the surface of any floor and the surface of the floor immediately above it or if there is no floor above, then the space between the floor and the ceiling above it. "Street" means a public or private vehicular right-of-way other than an alley or driveway, including both local streets and arterial highways. "Structure" means anything that is erected or constructed having a fixed location on the ground or attachment to something on the ground and which extends more than thirty (30) inches above the finish grade. A mobilehome or relocatable building, except when used as a temporary use with its weight resting at least partially upon its tires, is a structure for the purposes of this definition. "Subsection" means a portion of a section of this zoning code designated by a section number followed immediately by an upper case letter; for example, subsection 9.10.010(A). (See also "Section.") "Supportive housing" means housing with no limit on length of stay, that is occupied by the target population as defined in subdivision (d) of Section 53260 of the Health and Safety Code 50675.14(b) and that is linked to on-site or off-site services that assist the supportive housing resident in retaining the housing, improving his or her health status, and maximizing his or her ability to live and, when possible, work in the community. ("Target population" includes adults with low income having one (1) or more disabilities, including mental illness, HIV or AIDS, substance abuse, or other chronic health conditions, or individuals eligible for services provided under the Lanterman Developmental Disabilities Services Act and may, among other populations, include families with children, elderly persons, young adults aging out of the foster care system, individuals exiting from institutional settings, veterans, or homeless people.) "Swimming pool" means an artificial body of water having a depth in excess of eighteen (18) inches, designed, constructed and used for swimming, dipping or immersion purposes by humans. "Tandem parking" means any off-street parking space(s), or arrangement of such spaces, configured in such a manner such that one (1) or more spaces is not directly accessible to a street or other approved access without traversing any portion of another space. "Temporary sign" means any non -illuminated sign which may require a sign permit and which is intended to be posted for a maximum of forty-five (45) days. Temporary signs 30 of 33 211 include without limitation: political campaign signs, garage sale signs and seasonal sales signs. "Temporary use" means a land use established for a specified period of time, which use is discontinued at the end of such specified time. "Timeshare facility" means a facility in which a person receives the right in perpetuity, for life or for a specific period of time, to the recurrent, exclusive use or occupancy of a lot, parcel, unit, or portion of real property for a period of time which has been or will be allocated from twelve (12) or more occupancy periods into which the facility has been divided. A timeshare use may be coupled with an estate in the real property or it may entail a license, contract, membership, or other right of occupancy not coupled with an estate in the real property. Townhome. See "Dwelling, townhome." "Transient basis" means for a continuous period of two (2) weeks or less. "Transitional housing" is buildings configured as rental housing developments, but operated under program requirements that call for the termination of assistance and recirculation of the assisted unit to another eligible program recipient at some predetermined future point in time, which shall be no less than six (6) months. "Transitional shelter" means a shelter for homeless persons or victims of domestic abuse which provides accommodations for persons on a transient basis, i.e., for a continuous period of two (2) weeks or less. Two (2) -Unit Attached Dwelling. See "Dwelling, two (2) -unit attached." "Ultimate right-of-way" means the right-of-way shown as ultimate on an adopted precise plan of highway alignment or the street right-of-way shown within the boundary of a recorded tract map, a recorded parcel map or a recorded planned community development plan. The latest adopted or recorded document in such cases shall take precedence. If none of these exist, the ultimate right-of-way is the right-of-way required by the highway classification as shown in the general plan. "Use" or "land use" means the purpose for which a structure or land is occupied, arranged, designed or intended, or for which either a structure or land is or may be occupied or maintained. "Use permit" means a discretionary entitlement under the provisions of this zoning code which authorizes a specific use or development on a specific property subject to compliance with all terms and conditions imposed on the entitlement. Uses requiring a conditional use permit have moderate to significant potential for adverse impacts on 31 of 33 212 surrounding properties, or residents while uses requiring a minor use permit have low to moderate potential for adverse impacts on surrounding properties, residents, or businesses. See Section 9.210.020. Variance. See Section 9.210.030. "Vehicular accessway" means a private, nonexclusive vehicular easement affording access to abutting properties. "Very low income households" bears the same meaning as defined in Section 50105 of the Health and Safety Code. "Veterinary clinic" means a place where animals no larger than the largest breed of dogs are given medical and surgical treatment, primarily on an outpatient basis, and where the boarding of animals under treatment is incidental to the principal clinic use. "Village hospitality home" means a unit located on a parcel size between four thousand five hundred (4,500) square feet and ten thousand (10,000) square feet that is not occupied by an owner or manager and that is rented in its entirety to transient guests for a period of thirty (30) consecutive calendar days or less, subject to Chapter 3.24 Transient Occupancy Tax. Wall Sign. See "Building -mounted sign" in sign definitions, Section 9.160.130. "Wing wall" means an architectural feature in excess of six (6) feet in height which is a continuation of a building wall projecting beyond the exterior walls of a building. "Yard" means an open space on a parcel of land or building site unobstructed and unoccupied from the ground upward except for wall projections permitted by this code. Yards are classified as follows: 1."Frontyard" means a yard extending across the full width of the lot between the front lot line or the ultimate street right-of-way line and a setback line within the lot. The depth of the front yard is equal to the setback established in the development standards for the applicable zoning district and is measured along a line drawn at a ninety (90) -degree angle to whichever of the following results in the greatest setback: the front lot line or its tangent or the ultimate street right-of-way or its tangent. 2."Rearyard" means a yard extending across the full width of the lot between the rear lot line and a setback line within the lot. The depth of the rear yard is equal to the setback established in the development standards for the applicable zoning district and is measured along a line drawn at a ninety (90) -degree angle to whichever of the following results in the greatest setback: the rear lot line or its tangent or the ultimate street right-of-way or its tangent. 32 of 33 213 3."Side yard" means a yard extending from the front setback line to the rear setback line. The depth of the side yard is equal to the setback established in the development standards for the applicable zoning district and is measured along a line drawn at a ninety (90) -degree angle to whichever of the following results in the greatest setback: the side lot line or its tangent or the ultimate street right-of-way or its tangent. REAR YARD i INTERIOR w SIDE YARD w _ FRONT YARD 1 _ EXTERIOR SIDE YARD STREET TYPES OF YARDS "Zoning code" or "code" means the zoning code of the city, i.e., Title 9 of the city of La Quinta Municipal Code, including the official zoning map and other maps and graphics incorporated in the zoning code text or included therein by reference. "Zoning district" or "district" means an area of the city designated on the official zoning map and subject to a uniform set of permitted land uses and development standards. "Zoning map" or 'official zoning map" means a map incorporated into this code by reference which covers the entire land area of the city and is divided into zoning districts for the purpose of specifying for each such land area the uses permitted, development standards required, and other applicable provisions of this code. ( Ord. 603 § 1(Exh. A), 2022; Ord. 602 Exh. A, 2022; Ord. 577 § 1, 2019; Ord. 562 § 1, 2017; Ord. 550 § 1, 2016; Ord• 538 § 1, 2016; Ord. 512 § 1, 2013; Ord. 505 § 1, 2012; Ord. 489 § 1, 2011; Ord. 325 § 1, 1998; Ord. 284 § 1, 1996) 33 of 33 214 ATTACHMENT 1 FINDINGS Zoning Ordinance Amendment 2023-1001 1. ConsistencV with General Plan The code amendment is consistent with the goals, objectives, and policies of the General Plan. The proposed amendments are supported by Policy LU -1.2 for land use decisions to be consistent with General Plan policies and programs and uphold the rights and needs of property owners and the public. 2. Public Welfare Approval of the code amendment will not create conditions materially detrimental to the public health, safety, and general welfare. The amendment allows for site design flexibility for the placement of flagpoles in residential zoning districts managed by homeowner associations, and does not incorporate any changes that affect the regulation and/or provision of public services, utility systems, or other foreseeable health, safety and welfare considerations. 215 POWERPOINTS PLANNING COMMISSION DECEMBER 12,2023 Planning Commission Meeting December 12, 2023 5:00 p.m. 419 Planning Commission Meeting December 12, 2023 C1 - Highway 111 Land Donation is ■ yY f c.� L -r _ _._ . - -�— .fir .rr•� *'� . �_. — �.�:��_ :.; . PLANNING COMMISSION MEETING APN: 604-050-018 Acres: 2.35 Map Street View From Hwy 111 & Plaza La Quinta 3 DECEMBER 12, 2023 4 2 y Planning Commission Meeting December 12, 2023 PH1 — Hampton Inn Hotel EA2022-0011, SPA2022-0003,& SDP2022-0007 � - � . t tea:. r . •,��. ��'�s��� ?,tvf�� ': Background • Project Location: — Southwest corner of Auto Centre Drive and La Quinta Drive — The project site is located on a vacant parcel (600-340-060) Vicinity Map - r Ji`, ,. .S A -,*J Proposal • 125 room hotel • Landscaping, Pool & Spa, and Dog Lot • 126 parking spaces Proposal • Applications include: — Addendum to Mitigated Negative Declaration (MND) to find proposed project does not have a significant effect on environment — Specific Plan Amendment and Site Development Permit Specific Plan Amendment • Increase the maximum floor area ratio • Reduce the parking ratio minimum PLANNING COMMISSION MEETING DECEMBER 12, 2023 11 12 Renderings Renderings PLANNING COMMISSION MEETING DECEMBER 12, 2023 is Auto Center Drive A.6 --- Hotel - 3 story 16 m Residential m Material Boards Traffic/ Parking • Access from Auto Center Way and Auto Centre Drive • Parking ratio is being reduced from 1.1 space to 1 space per room which is a 10 percent reduction CEQA • An Addendum to the Mitigated Negative Declaration was prepared • No substantial changes to the Project are proposed that result in new significant environmental effects Findings • PC must make findings that: — Support adoption of Addendum to the MND — Support the SPA and apply conditions of approval (COA) — Find the SDP consistent with Specific Plan and consider the architecture, landscaping, and site design and apply COA Recommendation 1) Adopt a resolution to recommend City Council adopt an Addendum to the Mitigated Negative Declaration for Environmental Assessment 2022-0011. 2) Adopt a resolution to recommend City Council approve SPA 2022-0003, SDP2022-0007 CALIFORNIA W Planning Commission Meeting December 12, 2023 PH2 - ZOA2023-1001 Flagpole Regulations Amendment CAU - Background • October 10 - Commission recommended approval of various zoning code amendments. • ADUs, tennis and game courts, front yard setback for garages, Flood Plain District. • Included amending flagpole regulations, reducing min. setback from 10 feet to 5 feet from a property line where a yard faces a street, open space, or golf course. Background • November 21 - Council adopted the zoning code amendments, including amendment to placement of flagpoles. • Council directed staff to prepare another zoning code amendment to modify flagpole regulations for single-family residential zoning districts managed by homeowner associations. Flagpole Regulations Amendment • As recently adopted: flagpoles allowed in yards that front a street, open space, or golf course, with a minimum setback of 5 feet from property lines. • Proposed: Single-family residential zoning districts managed by HOAs not limited to the flagpole placement standard, if the board of directors of the HOA approves the placement and applicant submits a letter from HOA approving the placement, with a building permit application. Flagpole Regulations Amendment • Requires compliance of maximum 20 feet height • Requires a building permit (footing, structural) • Definition of "homeowners association" added to zoning code, and updated section numbers of the California Civi-I-Code. Recommendation Adopt a resolution recommending that the City Council approve Zoning Ordinance Amendment 2023- 1001 and find that the amendment is exempt from CEQA review. CALIFORNIA Flagpoles REAR YARD FRONT YARD GOLF Lu COURSE Ln i OR OPEN SPACE j STREET 10 Flagpoles ---•�.--,,_-•_••_„_ REAR YARD FRONT YARD I j I ' I GOLF Lu COURSE `^ � ! � : OR OPEN i 1 ]a SPACE I � ]o• STREET 10' 10 Flagpoles • _ REAR YARD i FRONT YARD \ I i J------------ --- -1 i • GOLF Lu COURSE `) I OR OPEN — —JIWL---Jl I lo, SPACE .F - - - - - - - - - - - - - - - - - - - - - - - - - -- -1 I I 10 STREET 10 FRONT YARD I F 13 FRONT YARC �i Flagpoles REAR YARD GOLF j COURSE OPEN ...I•- i-, SPACE Sri STREET :tr _(V 0 Flagpoles G+ zS1, :> i H L k 1€MILWIT;101 GOLF COURSE OR OPEN SPACE Planning Commission Meeting December 12, 2023 Project Updates X59,'"..-.' Highway 111 Corridor Specific Plan • Finalizing policies • Code being drafted _ • Transportation I �i La Quinta Village Apartments • Approved with Conditions La Villetta 0 82 cluster units • Planned Unit Development • Scheduled for Council on December 19 c w, McQuaid Studio • 1,600 sf glassblowing studio • 832 sf gallery • 6 residential units • Anticipated in January Travertine • 1,200 residential units • 100 hotel keys • Revision of approved plan • EIR review period is closed Club at Coral Mountain • 60,000 square feet of retail • 18 -hole golf course • Up to 750 residential units Jefferson Square Apartments • 88 multifamily unitsr N*" Apartments and - _ is FrCd Warm Dl � r � H Feed Wmin9 [ townhomes _ • Currently in designbra; - r � Qu]ch s Ccflee Mons Oo Pf review - k �k y ' �' AN 4 AMILL PLANNING COMMISSION MEETING DECEMBER 12, 2023 43 44 %tea PLANNING COMMISSION MEETING DECEMBER 12, 2023 45 23