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2024 10 08 PCtaQa4qta — GEM oftlx DESEKI- — 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, OCTOBER 8, 2024, AT 5:00 P.M. Members of the public may listen to this meeting by tuning -in live via www.laguintaca.gov/1ivemeetings. CALL TO ORDER Roll Call: Commissioners: Guerrero, Hernandez, Hundt, McCune, Nieto, Tyerman, and Chair Hassett 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 PAGE 1. APPROVE MEETING MINUTES DATED JULY 9, 2024 2. APPROVE MEETING MINUTES DATED AUGUST 13, 2024 PLANNING COMMISSION AGENDA Page 1 of 5 OCTOBER 8, 2024 BUSINESS SESSION PAGE 1. APPROVE CANCELLATION OF REGULAR PLANNING COMMISSION MEETINGS OF NOVEMBER 26 AND DECEMBER 24, 2024 2. CONSIDER ADOPTING A RESOLUTION TO APPROVE SIGN PROGRAM AMENDMENT 2024-0005 (SA2002-668 AMENDMENT 5) FOR MONUMENT SIGNS FOR THE ONE ELEVEN LA QUINTA SHOPPING CENTER; CEQA: THE PROJECT IS EXEMPT FROM ENVIRONMENTAL REVIEW PURSUANT TO SECTION 15301 (g) OF THE CALIFORNIA ENVIRONMENTAL QUALITY ACT; LOCATION: 78950 HIGHWAY 111 PUBLIC HEARINGS — 5:00 p.m. or thereafter For all Public Hearings on the agenda, a completed "Request to Speak" form must be filed with the Commission Secretary prior to consideration of that item; comments are limited to three (3) minutes (approximately 350 words). Any person may submit written comments to the Planning Commission prior to the public hearing and/or may appear and be heard in support of or opposition to the project(s) at the time of the public hearing. If you challenge a project(s) in court, you may be limited to raising only those issues you or someone else raised at the public hearing or in written correspondence delivered to the City at or prior to the public hearing. PAGE 1. CONSIDER ADOPTING RESOLUTIONS RECOMMENDING THE CITY COUNCIL ADOPT A MITIGATED NEGATIVE DECLARATION (EA2022- 0012) AND APPROVE AN AMENDMENT TO THE JEFFERSON SQUARE SPECIFIC PLAN (SP2022-0004), TENTATIVE TRACT MAP 38604 (TTM2022-0003) AND SITE DEVELOPMENT PERMIT (SDP2022-0015) FOR THE DEVELOPMENT OF MULTI -FAMILY RESIDENTIAL UNITS ON THE SOUTH HALF OF THE EXISTING JEFFERSON SQUARE SHOPPING CENTER; CEQA: A MITIGATED NEGATIVE DECLARATION HAS BEEN PREPARED (EA2022-0012); LOCATION: SOUTHWEST CORNER OF JEFFERSON STREET AND FRED WARING DRIVE 2. CONSIDER ADOPTING A RESOLUTION RECOMMENDING CITY COUNCIL APPROVE A ZONING ORDINANCE AMENDMENT (ZOA2024-0001) FOR ZONING AND SUBDIVISION CODE LANGUAGE CLEAN UP AND CHANGES REGARDING: RESIDENTIAL SPECIAL EVENTS, TENTATIVE MAP PUBLIC HEARING NOTICES, VILLAGE PARKING ALLOWANCES, VINYL FENCING, BED AND BREAKFAST INNS, RESIDENTIAL GARAGE SETBACKS, TEMPORARY USE PERMIT TIMING AND EXPIRATIONS, AND ACCESSORY DWELLING UNIT (ADU) REGULATIONS; CEQA: THE PROJECT IS EXEMPT FROM ENVIRONMENTAL REVIEW PURSUANT TO SECTION 15061 (13)(3) OF THE CALIFORNIA ENVIRONMENTAL QUALITY ACT; LOCATION: CITY-WIDE PLANNING COMMISSION AGENDA Page 2 of 5 OCTOBER 8, 2024 STUDY SESSION ITEMS COMMISSIONERS' ITEMS STAFF ITEMS ADJOURNMENT ********************************* The next regular meeting of the La Quinta Planning Commission will be held on October 22, 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 October 8, 2024, 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 October 3, 2024. DATED: October 3, 2024 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.laguintaca.gov/business/boards-and- commissions/planning-commission, in accordance with the Brown Act [Government Code § 54957.5; AB 2647 (Stats. 2022, Ch. 971)]. The La Quinta City Council Chamber is handicapped accessible. If special equipment is needed for the hearing impaired, please contact the 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 10 copies of all documents, exhibits, etc., must be supplied to the Commission Secretary for distribution. It is requested that this take place prior to the beginning of the meeting. PLANNING COMMISSION AGENDA Page 3 of 5 OCTOBER 8, 2024 PUBLIC COMMENTS — INSTRUCTIONS Members of the public may address the Commission on any matter listed or not listed on the agenda as follows: WRITTEN PUBLIC COMMENTS can be provided either in-person during the meeting by submitting 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 TFlores LaQuintaCA.gov, no later than 12:00 p.m., on the day of the meeting. Written public comments will be distributed to the Commission, made public, and will be incorporated into the public record of the meeting, but will not be read during the meeting unless, upon the request of the Chair, a brief summary of public comments is asked to be reported. If written public comments are emailed, the email subject line must clearly state "Written Comments" and should include: 1) full name, 2) city of residence, and 3) subject matter. 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 Chair. 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; 10 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 website and any other Internet Web -based platform or PLANNING COMMISSION AGENDA Page 4 of 5 OCTOBER 8, 2024 other Web -based form of communication. All information in such writings and documents similarly is subject to disclosure pursuant to the California Public Records Act [Government Code § 7920.000 et seq]. TELECONFERENCE ACCESSIBILITY — INSTRUCTIONS Teleconference accessibility may be triggered in accordance with AB 2449 (Stats. 2022, Ch. 285), codified in the Brown Act [Government Code § 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: https://us06web.zoom.us/j/82853067939 Meeting ID: 828 5306 7939 Or join by phone: (253) 215 —8782 Written public comments — can be provided in person during the meeting or emailed to TFlores LaQuintaCA.gov any time prior to the adjournment of the meeting, and will be distributed to the Commission, made public, incorporated into the public record of the meeting, and will not be read during the meeting unless, upon the request of the Chair, a brief summary of any public comment is asked to be read, to the extent the Committee can accommodate such request. PLANNING COMMISSION AGENDA Page 5 of 5 OCTOBER 8, 2024 CALL TO ORDER CONSENT CALENDAR ITEM NO. 1 PLANNING COMMISSION MINUTES TUESDAY, JULY 9, 2024 A regular meeting of the La Quinta Planning Commission (Commission) was called to order at 5:01 p.m. by Chairperson Nieto. PRESENT: Commissioners Guerrero, Hassett, McCune, Tyerman, and Chairperson Nieto ABSENT: Commissioner Hernandez and Hundt STAFF PRESENT: Design and Development Director Danny Castro, Public Works Director Bryan McKinney, Planning Manager Cheri Flores, Senior Planner Scott Nespor, Associate Planner Siji Fernandez, City Attorney Bill Ihrke, and Deputy City Attorney Jessica Sanders PLEDGE OF ALLEGIANCE Commissioner Guerrero led the audience in the Pledge of Allegiance. PUBLIC COMMENT ON MATTERS NOT ON THE AGENDA PUBLIC SPEAKER: Alena Callimanis, La Quinta (received donated time from Judy Hovjacky) — read the written comments she submitted into the record, expressing opposition to the Planning Commission's recommendation to Council, from the May 28, 2024, regular meeting, for approval of the Travertine project due to lack of ability to review the Final Environmental Impact Report (EIR) and related public comment, and the applicant's lack of Bureau of Land Management approvals. Secretary Flores said the written public comment received from La Quinta resident Alena Callimanis, noted above, was distributed to the Commission, made public, and included in the public record of this meeting. CONFIRMATION OF AGENDA MOTION — A motion was made and seconded by Commissioners Hassett/Guerrero to confirm the agenda as published. Motion passed: ayes — 5, noes — 0, absent — 2 (Hernandez and Hundt), abstain — 0. ANNOUNCEMENTS, PRESENTATIONS, AND WRITTEN COMMUNICATIONS PLANNING COMMISSION MINUTES Page 1 of 7 JULY 9, 2024 N. Director Castro announced that Kevin Hundt was recently appointed to serve on the Commission and would be introduced at a future meeting due to his absence. CONSENT CALENDAR — None. STUDY SESSION — None. PUBLIC HEARINGS 1. CONTINUED FROM JUNE 11, 2024: CONSIDER ADOPTING A RESOLUTION TO APPROVE SITE DEVELOPMENT PERMIT 2022-0013 FOR THREE 2,839 SQUARE FOOT MIXED USE BUILDINGS; CEQA: THE PROJECT IS CONSISTENT WITH THE PREVIOUSLY ADOPTED ENVIRONMENTAL IMPACT REPORT WHICH WAS PREPARED FOR THE VILLAGE BUILD -OUT PLAN (EA2016-0012; LOCATION: 78059 CALLE ESTADO DECLARATIONS OF COMMISSION PUBLIC CONTACT OR CONFLICTS — None. Senior Planner Nespor presented the staff report, which is on file in the Design and Development Department. Staff answered safety concerns regarding the 2nd story wall height reduction. CHAIRPERSON NIETO NOTED THAT THE PUBLIC HEARING REMAINED OPEN FROM THE JUNE 11, 2024, PLANNING COMMISSION MEETING. Secretary Flores said that no written public comment had been received regarding this item, and there were no requests to speak. CHAIRPERSON NIETO DECLARED THE PUBLIC HEARING CLOSED AT 5:19 P.M. Commission discussion followed regarding the updated architecture and landscape plans, including 2nd -level landscaping and window details at the alleyway garages. MOTION — A motion was made and seconded by Chairperson Nieto/Commissioner Hassett to adopt Planning Commission Resolution No. 2024-010 to approve SDP2022- 0013 for a new mixed-use project, as presented, and find the project is consistent with the previously adopted Environmental Impact Report, which was prepared for the Village Build -Out Plan per Environmental Assessment 2016-0012. Motion passed: ayes — 5, noes — 0, absent — 2 (Hernandez and Hundt), abstain — 0. BUSINESS SESSION 1. CONSIDER APPEAL OF STAFF LEVEL DECISION APPROVAL OF TEMPORARY USE PERMIT 2024-0001 TO OPERATE TWO TEMPORARY FOOD TRAILER(S) LOCATED ON PARCELS 773-078-016 AND 773-078-017 PLANNING COMMISSION MINUTES Page 2 of 7 JULY 9, 2024 7 DECLARATIONS OF COMMISSION PUBLIC CONTACT OR CONFLICTS — None. Chairperson Nieto said that he had visited the site on his own to familiarize himself with the area; Commissioner Guerrero said she knew the applicant and the appellant but had no conflicts regarding the item for consideration. City Attorney Ihrke provided a brief factual background and procedural information of the appeal process and answered Commission questions regarding public speakers and consideration of those comments; City Attorney Ihrke referenced the Memorandum included in the Staff Report regarding the Proposed Process for Conducting the Hearing on Administrative Appeal; and referenced the matter before the Commission was an administrative appeal of a Temporary Use Permit (TUP) issued by the Director of the City's Design and Development Department; and referenced that the administrative appeal required the Commission to serve and exercise its powers as a "quasi - adjudicatory" body that must conduct the hearing with due process and in an impartial manner; and referenced that, pursuant to California Supreme Court precedent, the City Attorney's Office followed requirements of due process by separating the office's "prosecutorial" and "advisory" functions with a "firewall" set up between Deputy City Attorney Sanders, serving in the prosecutorial/advocacy role, and City Attorney Ihrke, serving in the advisory role to the Commission. CHAIRPERSON NIETO OPENED THE FLOOR FOR THE APPELLANT'S TESTIMONY. Appellant Wells Marvin, co-owner of Old Town La Quinta, provided a history of his development projects within the City and presented testimony in dispute of the staff approval of the TUP 2024-0001 due to length of time allowed in the TUP; lack of public notice, public input, and Planning Commission consideration; absence of previous approvals for food trucks within the City; and said there was no need for additional eateries in the Village area. He stated opposition to the project itself due to the use of temporary trailers being inconsistent with surrounding buildings and uses in the Village area; noncompliance with the Americans with Disabilities Act (ADA); and general deficiencies in accessibility, lighting, height, and dust regulations. He also criticized the City for spending funds on attorney fees and not responding to public records requests for emails and phone logs; questioned the use of firewall security by the City Attorney and Deputy City Attorney; accused the City of a conspiracy of silence; and requested the Planning Commission revoke this permit. City Attorney Ihrke confirmed that the City Attorney's Office did follow legal precedent and best practice protocols to set up a firewall that prevented the sharing of information between himself and Deputy City Attorney Sanders; and confirmed that he and Deputy City Attorney Sanders did not commute to City Hall together or have had any discussion regarding this matter prior to the Commission's meeting. Appellant Marvin answered Commission questions regarding his reasons for appealing the permit, provided additional comments regarding the City's involvement in creating the PLANNING COMMISSION MINUTES Page 3 of 7 JULY 9, 2024 I:3 project, and alleged to a preferential treatment of the applicant by the City due to his familiarity with the Mayor. He also argued that the standard process for businesses and building approvals was not followed appropriately. CHAIRPERSON NIETO OPENED THE FLOOR FOR CITY REPRESENTATIVE TESTIMONY. Associate Planner Fernandez gave a presentation on the project and the process, and general plan guidelines used to determine approval for this project. Staff answered Commission questions regarding whether or not there were any recent changes to La Quinta Municipal Codes; types of TUPs previously approved; the project's characteristics that make it eligible for a Director's Determination decision authority; economic, aesthetic and cultural influences and standards for approving food trucks in the Village; existing and potential zoning codes and/or ordinances to allow for food truck uses; site zoning and accessibility; TUP approval process and factors used to determine the need for Commission consideration; alternative mechanisms for food truck use approvals; restrictions on the approved duration for TUPs and the ability to request an extension of approval; the possibility of future amendments to this permit allowing additional food trucks on the site; staff level decision process and purpose; general plan consistency; ADA compliance; food truck use with Minor Use Permit (MUP) or an accessory to an MUP; and any public comments received regarding the approval. CHAIRPERSON NIETO OPENED THE FLOOR FOR TESTIMONY FROM ANY PARTIES WITH INTEREST IN THE PROJECT OR APPEAL. PUBLIC TESTIMONY: Allen Burkette, La Quinta — opposed to the approval of this project due to inconsistency with surrounding businesses and buildings; and negative impacts of business competition for the surrounding restaurants and retail shops. PUBLIC TESTIMONY: Brody Schmidt, La Quinta — in support of the approval of this project due to the stimulation of economy, growth, and competition in the area. PUBLIC TESTIMONY: Brian Newman, local business owner (Pedego Bike Shop) and applicant/owner of the project — in support of the approval of this project due to local community support, providing diverse eatery options, attracting other small businesses to the area; said that he had followed all standard application procedures relevant to the project; and expressed intent of expanding the TUP to include additional food trucks. PUBLIC TESTIMONY: Ezekial Coronel, owner of the neighboring property — opposed the approval of this project due to a lack of approval process and public notification; and expressed concerns regarding cleanliness due to a lack of restrooms and handwashing stations and lack of ADA access. PUBLIC TESTIMONY: Robert Kane, food truck owner and operator of 20 years — in support of the approval of this project and said that the TUP process is consistent with PLANNING COMMISSION MINUTES Page 4 of 7 JULY 9, 2024 p7 surrounding cities' process for these projects; further defined food trucks as Mobile Food Facilities and provided additional information on county regulations regarding health and safety that are consistent with restaurant and other food service businesses including requirements for handwashing sinks, insurance policies, plan check processes, business and permitting processes, comprehensive inspections, and approval processes, and said that these types of business owners invest significant time and money with the intent to be a part of the local business community. PUBLIC TESTIMONY: James Suer, local real estate agent in La Quinta — in support of the approval of this project; and said that he is a frequent food truck patron and recently posted the project on his Instagram page and received positive feedback and support from the community on this project. Appellant Marvin provided rebuttal including general disapproval and argued that there are existing walk-up eateries in the surrounding area; a traditional restaurant should be developed on the site and follow standard application processes; food truck businesses do not contribute to the community and are inconsistent with the history or architecture of the city; and encouraged the Commission to revoke the approval of the project. Staff answered Commission questions regarding available options for Commission action on the appeal and project under consideration, the process for each, and the ability to refer back to the original decision-making authority for reconsideration and include direction(s). Commission discussion followed regarding food trucks and food truck parks; current zoning and municipal codes regarding unlisted uses; this proposed use could have been considered by the Commission through a more public process; concern is that this proposal has been referred to as a "food truck park," which may be too much for a TUP; food truck parks' ability to create contemporary attraction that adds value, income, and diversity to the area; respecting public and commercial entity interests; project site design and character incorporating creative uses and walkability; future review of municipal codes pertaining to food trucks; lack of evidence of any inappropriate conduct by staff in the approval process; concerns about potable water, cleanliness and drainage; and possibly adding conditions of approval to require a more detailed site plan with site enhancements including ADA compliance, landscape and food handling safety features, a structured schedule of days/dates of operation, and listing the City as a named insured on insurance policies. City Attorney Ihrke gave clarification to the Commission on the process for the appeal and TUP moving forward and clarified options for Commission decisions on the appeal, which were (1) to sustain, reverse, or modify the Director's decision, (2) continue the appeal for further consideration, or (3) refer the TUP application back to the Director with directions. After discussion and consideration, consensus was reached by the Commission to refer the TUP application back to the Director for additional conditions of approval consistent with the Commissions' discussion and direction. PLANNING COMMISSION MINUTES Page 5 of 7 JULY 9, 2024 10 MOTION — A motion was made and seconded by Commissioners Guerrero/Hassett to refer the application for Temporary Use Permit 2024-0001 back to the Director of the Design and Development Department to include additional conditions of approval addressing the following: requiring a detailed site plan with site enhancements including ADA compliance; using another surface besides decomposed granite (DG) on the site; reviewing power connections for safety; addressing handwashing and restroom availability; including landscaping, shade, and temporary furniture; issuing a structured schedule of days/dates of operation; and listing the City as a named insured on insurance policies; and the Commission authorized the Director to return to the Commission for consideration if deemed necessary by the Director. Motion passed: ayes — 5, noes — 0, absent — 2 (Hernandez and Hundt), abstain — 0. 2. APPOINT A PLANNING COMMISSION CHAIRPERSON AND VICE CHAIRPERSON FOR FISCAL YEAR 2024/25 Chairperson Nieto said that in the interest of continuity of this meeting, the next term for Chairperson and Vice Chairperson would begin at the opening of the next Planning Commission meeting, and asked for nominations for the position of Commission Chairperson for fiscal year 2024/25. MOTION — A motion was made and seconded by Chairperson Nieto/Commissioner Tyerman to appoint Vice Chairperson Hassett to serve as Commission Chairperson for fiscal year 2024/25. Motion passed: ayes — 5, noes — 0, absent — 2 (Hernandez and Hundt), abstain — 0. Chairperson Nieto asked for nominations for the position of Vice Chairperson for fiscal year 2024/25. MOTION — A motion was made and seconded by Commissioners McCune/Hassett to appoint Commissioner Guerrero to serve as Commission Vice Chairperson for fiscal year 2024/25. Motion passed: ayes — 5, noes — 0, absent — 2 (Hernandez and Hundt), abstain — 0. COMMISSIONER ITEMS Commission expressed gratitude to Chairperson Nieto for his professionalism and leadership while serving as Chairperson over the last year. Chairperson Nieto expressed his appreciation for the Commission's process and congratulated the new Chair and Vice Chair. STAFF ITEMS — None. ADJOURNMENT There being no further business, a motion was made and seconded by Chairperson Nieto/Commissioner Guerrero to adjourn this meeting at 7:54 p.m. PLANNING COMMISSION MINUTES Page 6 of 7 JULY 9, 2024 11 Motion passed: ayes — 5, noes — 0, absent — 2 (Hernandez and Hundt), abstain — 0. Respectfully submitted, TANIA FLORES, Commission Secretary City of La Quinta, California PLANNING COMMISSION MINUTES Page 7 of 7 JULY 9, 2024 12 CALL TO ORDER CONSENT CALENDAR ITEM NO. 2 PLANNING COMMISSION MINUTES TUESDAY, AUGUST 13, 2024 A regular meeting of the La Quinta Planning Commission (Commission) was called to order at 5:01 p.m. by Chairperson Hassett. PRESENT: Commissioners Guerrero, Hernandez, McCune, Nieto, Tyerman, and Chairperson Hassett ABSENT: Commissioner Hundt STAFF PRESENT: Design and Development Director Danny Castro, Public Works Director Bryan McKinney, Planning Manager Cheri Flores, Senior Planner Scott Nespor, Assistant Planner Jack Lima, and Commission Secretary Tania Flores PLEDGE OF ALLEGIANCE Commissioner McCune led the audience in the Pledge of Allegiance. PUBLIC COMMENT ON MATTERS NOT ON THE AGENDA — None CONFIRMATION OF AGENDA MOTION — A motion was made and seconded by Commissioners Guerrero/Tyerman to confirm the agenda as published. Motion passed: ayes — 6, noes — 0, absent — 1 (Hundt), abstain — 0. ANNOUNCEMENTS, PRESENTATIONS, AND WRITTEN COMMUNICATIONS Planning Manager Flores introduced Jack Lima, who was recently promoted to Assistant Planner in the Planning Division. CONSENT CALENDAR MOTION — A motion was made and seconded by Commissioners Nieto/Guerrero to approve the Consent Calendar as published. Motion passed: ayes — 6, noes — 0, absent — 1 (Hundt), abstain — 0. STUDY SESSION — None. PLANNING COMMISSION MINUTES Page 1 of 3 AUGUST 13, 2024 13 PUBLIC HEARINGS 1. CONSIDER ADOPTING A RESOLUTION TO APPROVE CONDITIONAL USE PERMIT 2023-0001 FOR THE CONSTRUCTION OF A WIRELESS TELECOMMUNICATION FACILITY (MONOEUCALYPTUS); CEQA: THE PROJECT IS EXEMPT FROM CALIFORNIA ENVIRONMENTAL QUALITY ACT PURSUANT TO SECTION 15303, NEW CONSTRUCTION OR CONVERSION OF SMALL STRUCTURES; LOCATION: EAST SIDE OF AVENIDA BERMUDAS BETWEEN CALLE ENSENADA AND CALLE NOGALES, WITHIN TRADITION GOLF CLUB DECLARATIONS OF COMMISSION PUBLIC CONTACT OR CONFLICTS: Commissioner McCune said his wife is employed by the project site owner, Tradition Golf Club, where the proposed cell tower is to be installed, if approved; but there are no personal or professional conflicts related to the applicant of the proposed project. Senior Planner Nespor presented the staff report, which is on file in the Design and Development Department. Staff answered questions regarding the number of structures included in the project; the current perimeter wall compared to the project's enclosure size, material, and color palette; use for the exposed vent pipe in the enclosure; location and installation of utilities needed for power to the site; other monoeucalyptus towers sited in the desert or surrounding areas; location of the eucalyptus on the project site; recourse available to the City in the case of non-compliance and ability to pull the permit if needed; maintenance of the project site; alternative sites considered; and ability and willingness to co -locate with other providers. CHAIRPERSON HASSETT DECLARED THE PUBLIC HEARING OPEN AT 5:24 P.M. PUBLIC SPEAKER: Applicant Greg Macias of SmartLink, on behalf of AT&T, answered questions regarding alternative sites considered; height of the monoeucalyptus structure; ability to co -locate with other providers and any interest received for this site; aesthetics and maintenance responsibility of the structures and surrounding landscaping on the project site; maintenance access to the site from Tradition side; Cove area coverage; wind loading of branches and structure; and use of microwave and fiber technology and the ability for the City to contract services from this site. Commission Secretary Flores said that the City received one written comment opposed to the project due to negative visual impacts on the Cove neighborhood. CHAIRPERSON HASSETT DECLARED THE PUBLIC HEARING CLOSED AT 5:35 P.M. Commission discussion followed regarding the visu traditionally sited monopalms; perimeter landscaping walls and landscaping; and the ability for co -location the site. PLANNING COMMISSION MINUTES Page 2 of 3 al impacts of the monoeucalyptus versus and views of the west -facing enclosure and for the City to contract services from AUGUST 13, 2024 14 The Commission reached a consensus to include an additional Condition of Approval in the proposed resolution to ensure maintenance access be provided from Del Gato Drive and not Avenida Bermudas. MOTION — A motion was made and seconded by Commissioners Guerrero/Nieto to adopt Planning Commission Resolution No. 2024-011 to approve CUP 2023-0001 and find the project exempt from the California Environmental Quality Act, pursuant to Section 15303, New Construction or Conversion of Small Structures, as amended to include an additional Condition of Approval as noted in the discussion above and listed below: A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF LA QUINTA, CALIFORNIA, APPROVING A CONDITIONAL USE PERMIT FOR THE CONSTRUCTION OF A MONOEUCALYPTUS WIRELESS TELECOMMUNICATION FACILITY LOCATED AT AVENIDA BERMUDAS BETWEEN CALLE ENSENADA AND CALLE NOGALES AND FINDING THE PROJECT EXEMPT FROM THE CALIFORNIA ENVIRONMENTAL QUALITY ACT PURSUANT TO SECTION 15303, NEW CONSTRUCTION OR CONVERSION OF SMALL STRUCTURES CASE NUMBER: CONDITIONAL USE PERMIT 2023-0001 APPLICANT: SMARTLINK/AT&T As amended to include the following additional Condition of Approval under the MAINTENANCE section to read as follows: The applicant shall stage maintenance vehicles and take access from Del Gato Drive. The construction plans shall be revised to show the revised location of the access gate of the equipment enclosure to be approached from Del Gato Drive to the satisfaction of the Planning Manager and the City Engineer. Motion passed: ayes — 6, noes — 0, absent — 1 (Hundt), abstain — 0. BUSINESS SESSION — None. STAFF ITEMS — None. COMMISSIONER ITEMS — None. ADJOURNMENT There being no further business, a motion was made and seconded by Commissioner Tyerman/Chairperson Hassett to adjourn this meeting at 5:47 p.m. Motion passed: ayes — 6, noes — 0, absent — 1 (Hundt), abstain — 0. Respectfully submitted, TANIA FLORES, Commission Secretary City of La Quinta, California PLANNING COMMISSION MINUTES Page 3 of 3 AUGUST 13, 2024 15 BUSINESS SESSION ITEM NO. 1 City of La Quinta CITY COUNCIL MEETING: October 8, 2024 STAFF REPORT AGENDA APPROVE CANCELLATION OF REGULAR PLANNING COMMISSION MEETINGS OF NOVEMBER 26 AND DECEMBER 24, 2024 RECOMMENDATION Approve the cancellation of the regular Planning Commission meetings of November 26 and December 24, 2024. EXECUTIVE SUMMARY • The Planning Commission (Commission) traditionally modifies its meeting schedule during the holidays if there are no known time -sensitive matters requiring Commission consideration. • The Design and Development Director and Planning Staff have determined that there are no items ready to be scheduled for Commission consideration for the November 26 and December 24, 2024 Planning Commission meetings. • Advance notice of cancelled meetings will allow Planning Commissioners, Staff, and the public to properly plan for deadlines, workflow, and their schedules. BACKGROUNWANALYSIS The Design and Development Director and Planning Staff have reviewed items requiring Commission consideration and found no matters that would require the Commission's review on November 26 and December 24, 2024. The recommended November/December meeting schedule would be as follows: • November 12, 2024 • November 26, 2024 • December 10, 2024 • December 24, 2024 • January 14, 2025 regular meeting CANCEL regular meeting CANCEL regular meeting Should a pressing situation or matter require Commission direction or action in between regular meetings, a special meeting can be called. 16 ALTERNATIVES The Commission may select alternate dates for meeting cancellations or cancel no meetings. Prepared by: Tania Flores, Administrative Technician Approved by: Danny Castro, Design and Development Director 17 BUSINESS ITEM NO. 2 City of La Quinta PLANNING COMMISSION MEETING. October 8, 2024 STAFF REPORT AGENDA TIT' C: CONSIDER ADOPTING A RESOLUTION TO APPROVE SIGN PROGRAM AMENDMENT 2024-0005 (SA2002-668 AMENDMENT 5) FOR MONUMENT SIGNS FOR THE ONE ELEVEN LA QUINTA SHOPPING CENTER; CEQA: THE PROJECT IS EXEMPT FROM ENVIRONMENTAL REVIEW PURSUANT TO SECTION 15301 (g) OF THE CALIFORNIA ENVIRONMENTAL QUALITY ACT; LOCATION: 78950 HIGHWAY 111 RECOMMENDATION • Consider a resolution to approve Sign Program Amendment 2024-0005 (SA 02-668 Amendment 5) and find that the project is exempt from environmental review pursuant to Section 15301 (g) (Existing Facilities). EXECUTIVE SUMMARY • The project site (Site) is located between Washington Street and Adams Street north of Highway 111 (Attachments 1 and 2). • The project is proposed within the existing One Eleven La Quinta Shopping Center that is designated as Regional Commercial (CR) zoning district. • The Sign Program Amendment proposes new monument and center identification (ID) signs designed to match the updated fagade and colors that have been approved for several buildings within the center. • In order to make a recommendation for approval of the project, the Planning Commission must make the required findings relating to design and find the project consistent with the City's zoning code, and ensure it is in compliance with the requirements of the California Environmental Quality Act (CEQA) (Attachment 3). 13ACKGROUNE In 2002 the Planning Commission approved the first Sign Program amendment for the One Eleven La Quinta Shopping Center (Center). Sign Program Amendments two through four were approved as staff level decisions and were utilized to increase the maximum sign area and sign quantity allowed for permanent wall signs within the Center. This amendment establishes new sign allowances for the monument signs and center identification (ID) signs within the Center, to supplement the Program's allowances for the existing and future tenants. 18 PROPOSAL AND ANALYSIS The applicant requests a fifth amendment to the Sign Program (Attachment 4). The proposed amendment changes sign allowances for the monument signs and center ID signs, located at the One Eleven La Quinta Shopping Center. The proposal is to replace the existing monument and center ID signs with five new monument signs and four new center ID signs. The current sign program allows four monument signs and four center ID signs although only three monument signs and two center ID signs currently exist. The proposed monument signs and center ID signs are designed to match the updated fagade and colors that have been approved for several buildings within the center under MBA2023-1000 (Attachment 5). The base of the center ID and monument signs will be stone veneer finish, and the signs framed with aluminum trim. The signs will be double- faced and internally illuminated. All signs will read "one 111 La Quinta", which identifies the name of the shopping center, and will include the names/logo of the major businesses within the location of each of these signs. The sign incorporates more of a contemporary design utilizing gray as the primary color. Several of the building facades and colors have been renovated or are currently in the permit process to be renovated. The size of the monument signs and center ID signs are consistent with the existing standards as prescribed in the approved sign program. The sign area ranges from 45 square feet to 120 square feet for each sign. The proposed sign program amendment will provide increased visibility to any new and existing retail tenants. This proposed sign program amendment is consistent with other sign programs along the Highway 111 corridor, allowing for additional visibility for the businesses and shops that are north of Highway 111. Future signs for this location shall be submitted under the general sign permit process as they are identified and reviewed against the parameters of the Sign Program. ENVIRONMENTAL REVIEW The Design and Development Department has determined that this project is exempt from environmental review pursuant to Section 15301 (g) (Existing Facilities) of the California Environmental Quality Act in that the proposed project includes on -premise signs. Prepared by: Sijifredo Fernandez, Associate Planner Approved by: Danny Castro, Design and Development Director Attachments: 1. Vicinity Map 2. Project Information 3. Findings for Approval 4. Proposed Sign Program Amendment 5. Approved MBA Plan Set 19 PLANNING COMMISSION RESOLUTION 2024 - XXXX A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF LA QUINTA, CALIFORNIA, APPROVING A SIGN PROGRAM AMENDMENT FOR MONUMENT SIGNS FOR THE ONE ELEVEN LA QUINTA SHOPPING CENTER CASE NUMBERS: SIGN PROGRAM AMENDMENT 2024-0005 (SA2002-668 AMENDMENT 5) APPLICANT: MILAN CAPITAL MANAGEMENT PROJECT: ONE ELEVEN LA QUINTA SHOPPING CENTER WHEREAS, the Planning Commission of the City of La Quinta, California did, on October 8, 2024, consider a request by Ryan Chen on behalf of Milan Capital Management for a sign program amendment for monument signs for the One Eleven La Quinta Shopping Center north of Highway 111, between Washington and Adams Streets; and WHEREAS, at said Public Meeting, 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 9.160.090 of the Municipal Code to justify approval of said Sign Program Amendment: 1. Sign program amendments are authorized by the Zoning Code, and the proposed sign program amendment is consistent with the purpose and intent of Chapter 9.160.090. 2. The sign program amendment would allow more signs to increase visibility for patrons traveling on Washington Street, Adams Street, and Highway 111. The sign program amendment is in harmony with and visually related to: a. All signs within the planned sign program via the incorporation of several common design elements such as materials, letter style, colors, illumination, sign type, or sign shape. The new monument signs and center ID signs would be similar in design to the approved future renovations. b. The buildings they identify. The amendment allows for larger identification for tenants. c. Surrounding development. Implementation of the planned sign program will not adversely affect surrounding land uses or obscure adjacent conforming signs. 3. The sign program allows additional areas in order to: 20 PLANNING COMMISSION RESOLUTION 2024 -XXX SIGN PROGRAM AMENDMENT 2024-0005 PROJECT: ONE ELEVEN LA QUINTA MONUMENT SIGNS LOCATION: 78950 HIGHWAY 111 ADOPTED: Page 2 of 3 a. Achieve an effect which is essentially architectural: The monument signs and center ID signs provide compatible, reasonable architectural designs. b. Allow a sign compatible with other conforming signs in the vicinity: The new signs will be similar in design to the other monument signs and center ID signs in the vicinity. c. To allow a sign to be in proper scale with its use: The size of the proposed monument signs and center ID signs are consistent with the current signs allowed. 4. The sign program allows an additional number of signs to compensate for inadequate visibility or to facilitate good design balance. The additional number of signs will allow additional business to be posted on the signs and be visible from Washington Street, Adams Street, and Highway 111. 5. The sign program allows an alternative type of Sign to facilitate compatibility with the proposed fagade improvements of the existing buildings on the site, modernize existing signs, and improve the overall appearance of the site. 6. As conditioned, approval of the application will not create conditions materially detrimental to the public health, safety, and general welfare or injurious to or incompatible with other properties or land uses in the vicinity. The proposed sign program amendment design elements are consistent in size and scale with the existing signage in surrounding commercial centers. 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 finds the above project is exempt from environmental review pursuant to Section 15301 (g) (Existing Facilities) of the California Environmental Quality Act in that the proposed project includes on -premise signs. SECTION 4. That it does hereby approve Site Development Permit 2023-0004, for the reasons set forth in this Resolution and subject to the attached Conditions of Approval [Exhibit A]. PASSED, APPROVED, and ADOPTED at a regular meeting of the City of La Quinta Planning Commission, held on October 8, 2024, by the following vote: 21 PLANNING COMMISSION RESOLUTION 2024 -XXX SIGN PROGRAM AMENDMENT 2024-0005 PROJECT: ONE ELEVEN LA QUINTA MONUMENT SIGNS LOCATION: 78950 HIGHWAY 111 ADOPTED: Page 3 of 3 AYES: NOES: ABSENT: ABSTAIN: DOUG HASSETT, Chairperson City of La Quinta, California ATTEST: DANNY CASTRO, Design and Development Director City of La Quinta, California 22 PLANNING COMMISSION RESOLUTION 2024 -XXX EXHIBIT A CONDITIONS OF APPROVAL - RECOMMENDED SIGN PROGRAM AMENDMENT 2024-0005 PROJECT: ONE ELEVEN LA QUINTA MONUMENT SIGNS LOCATION: 78950 HIGHWAY 111 ADOPTED: PAGE 1 OF 1 GFNFRAI 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 Sign Program Amendment. The City shall have sole discretion in selecting its defense counsel. The City shall promptly notify the applicant of any claim, action, or proceeding and shall cooperate fully in the defense. 2. Any changes to the sign program, including sign size, sign placement, and/or sign design, will require a sign program amendment application to be filed with the Design and Development Department. 3. Applicant shall obtain sign permits for signage permitted under this sign program. 23 Vicinity Map *\v SIGN SIGN ATTACHMENT 1 U, 24 ATTACHMENT 2 PROJECT INFORMATION CASE NUMBER: SIGN PROGRAM AMENDMENT 2024-0005 REQUEST: CONSIDER A REQUEST TO APPROVE SIGN PROGRAM AMENDMENT 2024-0005 (SA2002-668 AMENDMENT 5) FOR MONUMENT SIGNS FOR THE ONE ELEVEN LA QUINTA SHOPPING CENTER LOCATION: CEQA: THE LA QUINTA DESIGN AND DEVELOPMENT DEPARTMENT HAS DETERMINED THAT THIS PROJECT IS EXEMPT FROM ENVIRONMENTAL REVIEW PURSUANT TO SECTION 15301 (G) (EXISTING FACILITIES) OF THE CALIFORNIA ENVIRONMENTAL QUALITY ACT IN THAT THE PROPOSED PROJECT INCLUDES ON -PREMISE SIGNS. GENERALPLAN DESIGNATION: GENERAL COMMERCIAL ZONING DESIGNATION: REGIONAL COMMERCIAL SURROUNDING ZONING/ LAND USES: NORTH: FLOOD PLAIN / STORMWATER CHANNEL SOUTH: REGIONAL COMMERCIAL / WASHINGTON PARK COMMERCIAL CENTER AND LA QUINTA COURT SHOPPING CENTER EAST: COMMERCIAL PARK AND REGIONAL COMMERCIAL / EXTRA SPACE STORAGE FACILITY AND THE PAVILION AT LA QUINTA COMMERCIAL CENTER WEST: COMMUNITY COMMERCIAL / PLAZA AT POINT HAPPY COMMERCIAL CENTER 25 ATTACHMENT 3 FINDINGS 1. Sign program amendments are authorized by the Zoning Code and the proposed sign program amendment is consistent with the purpose and intent of Chapter 9.160.090. 2. The sign program amendment would allow more signs to increase visibility for patrons traveling on Washington Street, Adams Street and Highway 111. The sign program amendment is in harmony with and visually related to: a. All signs within the planned sign program, via the incorporation of several common design elements such as materials, letter style, colors, illumination, sign type, or sign shape. The new monument signs and center ID signs would be similar in design to the approved future renovations. b. The buildings they identify. The amendment allows for larger identification for tenants. c. Surrounding development. Implementation of the planned sign program will not adversely affect surrounding land uses or obscure adjacent conforming signs. 3. The sign program allows additional areas in order to: a. Achieve an effect which is essentially architectural: The monument signs and center ID signs provide compatible, reasonable architectural designs. b. Allow a sign compatible with other conforming signs in the vicinity: The new signs will be similar in design to the other monument signs and center ID signs in the vicinity. c. To allow a sign to be in proper scale with its use: The size of the proposed monument signs and center ID signs are consistent with the current signs allowed. 4. The sign program allows an additional number of signs to compensate for inadequate visibility or to facilitate good design balance. The additional number of signs will allow additional business to be posted on the signs and be visible from Washington Street, Adams Street and Highway 111. 5. The sign program allows an alternative type of Sign to facilitate compatibility with the proposed fagade improvements of the existing buildings on the site, modernize existing signs and improve the overall appearance on the site. 6. As conditioned, approval of the application will not create conditions materially detrimental to the public health, safety, and general welfare or injurious to or incompatible with other properties or land uses in the vicinity. The proposed sign program amendment design elements are consistent in size and scale with the existing signage in surrounding commercial centers. yy �p t p " tF p, A M E N D M E N INLAND SIGNS I k G O R P O R A i E D DIRECT SIGN MANUFACTURING Ix INSTAUATIM I IAC N 779255 1715 S. BON VIEWAVE..ONTARIO CA91761 • WWW.INLANDSIGNS.COM ATTACHMENT 4 MILS! CAP1TAr,._ �. Irv- 09-17-2024 rL 09-17-2024 27 TABLE OF CONTENTS DESCRIPTION: SITE MAP/ AERIAL PHOTO CENTER I.D. SIGNAGE CENTER MONUMENT SIGNAGE PAGE: 01-03 04-06 07-10 ADDRESS: Highway 111 - La Quinta Shopping Center La Quinta, CA CITY OF LA OUINTA 78-495 Calle Tampico/ PO Box 1504 La Quinta, CA 92253 Ph: (760) 777-7125 Fax: (760) 777-7011 28 SITE MAP PLOT PLAN; CENTER ID & MONUMENT SIGN RENOVATIONS SIGN PLACEMENT - EXISTING & PROPOSED FUTURE LOCATIONS mmum 10'WX12'H SIGN SWTTps FE. mmrEucjwrr RiD Sgirre Frei 124 SG -F7 SCHEME A PLOT PLAN NOT TO SCALE sipSrpa 10' W" 10` H Smw SIpiT�pe DR ILL pp NaTFp CE nIER r Squart Fm 10k SG,FT, SCHEMED Sp15gs 10' 4V X 4'-6"' H . SI GN -V{ Sgn Trye Dk ILwnwaTEO MOXIIM[ni 3quonFe�t 45 54•F� SCHEME C SW,5nm 10' W X 4'-6"' H SIGN SOITVW D.r u..—TEO MUX1M[NT lTl sgwwFact 45 SQ. FT, SCHEMED qm xx 10, W)(.;, -o— H SIGN S�TTp on nwruaho MONwENY Sdwr Fu! 45 SQ.FT, SCHEME E AERIAL PHOTO LEGEND EXISTING; _ MODIFIED MONUMENT SIGN EXISTING; MODIFIED _ CENTER ID SIGN PROPOSED •FUTURE; NEW CENTERID SIGN (SCHEME A OR B) PROPOSED •FUTURE; NEW MONUMENT SIGN (SCHEME C OR D) EXISTING • SHELL STATION SIGNS (N/A) p.03 29 CENTER I.D. SIG N One Eleven - La Quinta Tenant Identification Signage Center I.D. Signs are double faced and internally illuminated. Quantity: 6 center I.D. signs in total. Sign Area: Maximum 1SO square feet per sign. Width: Maximum width is 10 ft. wide. Height: Maximum height to be 12 ft. Construction: Aluminum frame construction. Aluminum cladding w/ light texture coat finish. Aluminum base construction w/veneer stone finish. Content: Owner name as it appears on Owner's D.B.A., and optional logo. Subject to Landlord approval. Colors & Signs can incorporate regionally and nationally recognized logo colors & typefaces. Colors and typefaces are open to the specific Typeface: needs of tenant branding guidelines given they provide sufficient contrast and conformity to building background colors. Subject to landlord approval. Location: (Refer to sight plan for proposed locations.) TYPICAL rABINET SECT10N DETAIL; N.T,S. SHERVON WILIAPS; NIGHT OWL SW7061 SHERWIN WILLIAMS; LUCENT YELLOW swsao] SHERWIhFN/lU Aros; SWANKY GRAY SW6261 STONE VENEER; ARTISAN LEDGE COLORADOSTONE p.04 30 CENTERI.D.SIGN DOUBLE FACED CENTER I.D. SIGN; 3 TENANTS SCHEME A - 12 FT. 2'-0" 8'•0" TENANT TENANT TENANT I 10'-6' 14 D/F CENTER ID SIGN; INTERNALLY ILLUMINATED SIDE A SIDE B SCALE: 3/8" = V-0" A. ALUMINUM TOP AND SIDE ACCENT CABINET. CLADDING PAINTED TO MATCH Sw7061 "NIGHT OWL" SHERWIN WILLIAMS. LIGHT TEXTURE FINISH. FACES TO BE ROUTED OUT W/ CENTER ID NAME 8 ADDRESS NUMBER/LTRS. B. 1/2" WHITE ACRYLIC PUSH-THRU ILLUMINATED LETTERING. "one11" 8 "LaQuinta". DECORATED 1ST SURFACE W/ 3M TRANSLUCENT VINYL FILM. COLOR TBD. C. ALUMINUM CABINET. PAINTED TO MATCH Sw6261 "SWANKY GRAY" SHERWIN WILLIAMS. LIGHT TEXTURE FINSIH. D. 0.090" ALUMINUM PANEL W/ TENANT COPY ROUTED -OUT. COPY TBD. PANEL BACKED UP W/ WHITE ACRYLIC FACES. DECORATED 1ST SURFACE W/ 3M TRANSLUCENT FILM. COLOR TBD. E. 1 1/2" DIVIDER BARS; PAINTED TO MATCH. F. ALUMINUM CLADDING PAINTED ACCENT COLOR Sw6400 "LUCENT YELLOW".. G 2" REVEAL H. ALUMINUM BASE FRAME DECORATED W/ STONE VENEER; "ARTISAN LEDGE; HURON" BY COLORADO STONE. EXISTING CONDTION; TO BE REFURBISHED p.05 CENTER I.D. SIGN DOUBLE FACED CENTER I.D. SIGN; 6 TENANTS SCHEME B - 10 FT. 7-8- V. 0. 1'_6 11q I, , D/F CENTER I.D. SIGN; INTERNALLY ILLUMINATED a SIDE A SIDE B SCALE: 3/8" = P -G" A. ALUMINUM TOP AND SIDE ACCENT CABINET. CLADDING PAINTED TO MATCH Sw7061 "NIGHT OWL" SHERWIN WILLIAMS. LIGHT TEXTURE FINISH. FACES TO BE ROUTED OUT W/ CENTER ID NAME 8 ADDRESS NUMBER/LTRS. B. 1/2" WHITE ACRYLIC PUSH-THRU ILLUMINATED LETTERING. "one11" £x "LaQuinta". DECORATED 1 ST SURFACE W/ 3M TRANSLUCENT VINYL FILM. COLOR TBD. C. ALUMINUM CABINET. PAINTED TO MATCH Sw6261 "SWANKY GRAY" SHERWIN WILLIAMS. LIGHT TEXTURE FINSIH. D. 0.090" ALUMINUM PANEL W/ TENANT COPY ROUTED -OUT. COPY TBD. PANEL BACKED UP W/ WHITE ACRYLIC FACES. DECORATED 1ST SURFACE W/ 3M TRANSLUCENT FILM. COLOR TBD. E. 1 1/2" DIVIDER BARS; PAINTED TO MATCH. F. ALUMINUM CLADDING PAINTED ACCENT COLOR Sw6400 "LUCENT YELLOW". G 2" REVEAL H. ALUMINUM BASE FRAME DECORATED W/ STONE VENEER; "ARTISAN LEDGE; HURON" BY COLORADO STONE. EXISTING CONDTION; TO BE REFURBISHED p.O6 CENTER MONUMENTSIGN One Eleven - La Quinta Tenant Identification Signage Center Monument Signs are double faced and internally illuminated. Quantity: 4 center Monument signs in total. Sign Area: Maximum SO square feet per sign. Width: Maximum width is 10 ft. wide. Height: Maximum height to be 4'-6". Construction: Aluminum frame construction. Aluminum cladding w/ light texture coat finish. Aluminum base construction w/veneer stone finish. Content: Owner name as it appears on Owner's D.B.A., and optional logo. Subject to Landlord approval. Colors & Signs can incorporate regionally and nationally recognized logo colors & typefaces. Colors and typefaces are open to the specific Typeface: needs of tenant branding guidelines given they provide sufficient contrast and conformity to building background colors. Subject to landlord approval. Location: (Refer to sight plan for proposed locations.) TYPICAL rABINET SECT10N DETAIL; N.T,S. SNERVON WILIAPS; NIGHT OWL SW7061 SHERWIN WILLIAMS; LUCENT YELLOW swsao] SHERWIhFN/lU Aros; SWANKY GRAY SW6261 STONE VENEER; ARTISAN LEDGE COLORADOSTONE p.07 33 CENTER MONUMENTSIGN DOUBLE FACED CENTER MONUMENT SIGN; 2 TENANTS SCHEME C A. ALUMINUM TOP AND SIDE ACCENT CABINET. CLADDING PAINTED TO MATCH Sw7061 "NIGHT OWL" SHERWIN WILLIAMS. LIGHT TEXTURE FINISH. FACES TO BE ROUTED OUT W/ CENTER ID NAME £t ADDRESS NUMBER/LTRS. B. 1/2" WHITE ACRYLIC PUSH-THRU ILLUMINATED LETTERING. "one11" fi "LaQuinta". DECORATED 1ST SURFACE W/ 3M TRANSLUCENT VINYL FILM. COLOR TBD. C. ALUMINUM CABINET. PAINTED TO MATCH Sw6261 "SWANKY GRAY" SHERWIN WILLIAMS. LIGHT TEXTURE FINSIH. D. 0.090" ALUMINUM PANEL W/ TENANT COPY ROUTED -OUT. COPY TBD. PANEL BACKED UP W/ WHITE ACRYLIC FACES. DECORATED 1ST SURFACE W/ 3M TRANSLUCENT FILM. COLOR TBD. E. 1 1/2" DIVIDER BARS; PAINTED TO MATCH. F. ALUMINUM CLADDING PAINTED ACCENT COLOR Sw6400 "LUCENT YELLOW". G 2" REVEAL H. ALUMINUM BASE FRAME DECORATED W/ STONE VENEER; "ARTISAN LEDGE; HURON" BY COLORADO STONE. 4 Yi' VV 7'A' s� T_ „'/{"X° TENANT TENANT 1 r,D» •� `� :t r -s 1 ' 6'•. — D/F MONUMENT SIGN; INTERNALLY ILLUMINATED ®" SIDE A SIDE B SCALE: 1/2" = 1'-0" EXISTING CONDTION; TO BE REFURBISHED p.08 34 CENTER MON U M ENT SIGN DOUBLE FACED CENTER MONUMENT SIGN; 1 TENANT SCHEME D --r- 1'-D" I 15" �L— T 2'-4" 2'-0"V. r A. ALUMINUM TOPAND SIDE ACCENT CABINET. CLADDING PAINTED TO MATCH Sw7061 "NIGHT OWL" SHERWIN WILLIAMS. LIGHT TEXTURE FINISH. FACES TO BE ROUTED OUT W/ CENTER ID NAME 8 ADDRESS NUMBER/LTRS. B. 1/2" WHITE ACRYLIC PUSH-THRU ILLUMINATED LETTERING. "one11" 8 "LaQuinta". DECORATED 1ST SURFACE W/ 3M TRANSLUCENT VINYL FILM. COLOR TBD. C. ALUMINUM CABINET. PAINTED TO MATCH Sw6261 "SWANKY GRAY" SHERWIN WILLIAMS. LIGHT TEXTURE FINSIH. D. 0.090" ALUMINUM PANEL W/ TENANT COPY ROUTED -OUT. COPY TBD. PANEL BACKED UP W/ WHITE ACRYLIC FACES. DECORATED 1ST SURFACE W/ 3M TRANSLUCENT FILM. COLOR TBD. E. 1 1/2" DIVIDER BARS; PAINTED TO MATCH. F. ALUMINUM CLADDING PAINTED ACCENT COLOR Sw6400 "LUCENT YELLOW". G 2" REVEAL H. ALUMINUM BASE FRAME DECORATED W/ STONE VENEER; "ARTISAN LEDGE; HURON" BY COLORADO STONE. D/F MONUMENT SIGN; INTERNALLY ILLUMINATED ®" SIDE A SIDE B SCALE_ 112" = 1'-0" EXISTING CONDTION; TO BE REFURBISHED p.09 35 9 "k' 6.. r 41In- D/F MONUMENT SIGN; INTERNALLY ILLUMINATED ®" SIDE A SIDE B SCALE_ 112" = 1'-0" EXISTING CONDTION; TO BE REFURBISHED p.09 35 CENTER MONUMENTSIGN DOUBLE FACED CENTER MONUMENT SIGN; 2 TENANTS SCHEME E A. ALUMINUM TOP AND SIDE ACCENT CABINET. CLADDING PAINTED TO MATCH Sw7061 "NIGHT OWL" SHERWIN WILLIAMS. LIGHT TEXTURE FINISH. FACES TO BE ROUTED OUT W/ CENTER ID NAME £t ADDRESS NUMBER/LTRS. B. 1/2" WHITE ACRYLIC PUSH-THRU ILLUMINATED LETTERING. "one11" fi "LaQuinta". DECORATED 1ST SURFACE W/ 3M TRANSLUCENT VINYL FILM. COLOR TBD. C. ALUMINUM CABINET. PAINTED TO MATCH Sw6261 "SWANKY GRAY" SHERWIN WILLIAMS. LIGHT TEXTURE FINSIH. D. 0.090" ALUMINUM PANEL W/ TENANT COPY ROUTED -OUT. COPY TBD. PANEL BACKED UP W/ WHITE ACRYLIC FACES. DECORATED 1ST SURFACE W/ 3M TRANSLUCENT FILM. COLOR TBD. E. 1 1/2" DIVIDER BARS; PAINTED TO MATCH. F. ALUMINUM CLADDING PAINTED ACCENT COLOR Sw6400 "LUCENT YELLOW". G 2" REVEAL H. ALUMINUM BASE FRAME DECORATED W/ STONE VENEER; "ARTISAN LEDGE; HURON" BY COLORADO STONE. 10"•0" 4 Yi' —101-61, D/F MONUMENT SIGN; INTERNALLY ILLUMINATED ®" SIDE A SIDE B SCALE: 1/2" = 1'-0" NOTE; SIZE TO REMAIN THE SAME zzz EXISTING CONDTION; TO BE REFURBISHED p.1 0 36 ATTACHMENT 5 PROPOSED BLDG - B RETROFIT AT PLAZA LA QUINTA NEC OF CA -1 11 AND WASHINGTON ST. LA QUINTA, CA92253 PRICING PACKAGE /NOrFORCOASTRuCTION) 2023.1 1.01 SHEET INDEX 01 REFERENCE SITE PLAN 02 PROPOSED OVERALL SOUTH ELEVATION 03 TENANT "FIVE BELOW" PROPOSED ELEVATION & SECTIONS 04 TENANT "FIVE BELOW" PROPOSED PERSPECTIVE VIEW 05 TENANT "PETCO" CONCEPTUAL REPAINTED COLOR ELEVATION 06 TENANT "BIG 5" CONCEPTUAL REPAINTED COLOR ELEVATION 07 TENANT "ROSS" CONCEPTUAL REPAINTED COLOR ELEVATION 08 TENANT "STAPLES' & SHOPS CONCEPTUAL REPAINTED COLOR % - ELEVATION PLANNING APPROVAL ADMINISTRATIVE CASE # MBA2023-1000 EXHIBIT # INITIAL: sfernandez DATE : 02/01/2024 3:25:48 PM BUILDING - B SITE LEASING PLAN BUIDING - B PRICING PACKAGE(NOT FOR CONSTRUCTION) KIg" IIII La Quirta. CA La QuIrta, CA REFERENCE SITE PLAN I EXISTING CONDITION 1 OVERALL EXISTING SOUTH ELEVATION fit• _ Pat— izoss 77771 ■:o s PROPOSED OVERALL SOUTH ELEVATION e I I I I ,I I BUIDING - B PRICING PACKAGE(NOT FOR CONSTRUCTION) PROPOSED OVERALL SOUTH ELEVATION HIghrray111 LaQulI�,CA BUIDLING B ° .�� La QuIrta, CA PROPOSED OVERALL SOUTH ELEVATION z, i B -------------------------------- IZossMmgm Put-- WA W A - PARTIAL EXISTING SOUTH ELEVATION krll�ll D3 D2 S1 D1 D1 D3 D4 D1 D2 2J J �2 FIVE BELOW 6 96'5" 4 P. 2 A - PARTIAL FLOOR PLAN SECTION 7 NOTES I❑ IN) FURRED OUT & RAISED PARAPETS WITH SMOOTH CEMENT PLASTER ❑2 IN) SIGN FIELD [3 NEW PAINT COLOR APPLIED [4 (E) ROOF STRUCTURE TO REMAIN �5 IN) FABRIC AWNING © PARTIAL WALL TO BE DEMOLISHED, INSTALLED NEW STOREFRONT GLAZING GLASS F7 INS DECORATIVE SCONCE LIGHT ® IE) STOREFRONTS TO REMAIN (TYR) ❑9 IE) WALL TO REMAIN 10 IN) STONE BASE VENEER 11 (D) REMOVE COLUMN BASE TOP CAP & REPLACE W/ NEW SQUARE PROFILE PRECAST CONCRETE TOP CAP 12 (E) STRUCTURE TO REMAIN 13 IN)EIFS CORNICE 14 IN) STUCCO COLUMN WRAPS COLOR & MATERIAL COLOR TOM HINA DRYVrt310- 1 WHrtE COLOR DRYVrt IT13-`%`T`LIL0 WHITE D LO?a560YSTERi0 r oY— SHELL o ITHBE-101 S PANTONEM R7 MATCH COLO RW- RICEPADDY.BYSHERWINWev.MS SW6335�0DOVERWHBE. BY SHERWIN WILLAMS — SW62557 MORN NG FOG, BY SHERWIN WILUMS —COLOMATCH SW7061r NIGHT OWL BY SHERWIN WIIIaMS — LAT SW6261 SWANKY GRAY, BY SHERWIN WIH AMS 1. SwI526i0iuISONNBLANCHE, BY SHERWIN WIUAMS 0 -S LMATCH ICENT YELLOW, BY SHERWIN WILLA. COLOR LEGEND: 0 EXISTINGSTRUCTL)RE - NEWCONSTRLfCTION TO BE DEMOLISHED SECTION 2 'mr-1 M I - sW6o72 vERSATBE CRAY. BY SHERWIN WILLAMS DCOLOR W642.--EENN LACNE. S He LLA — COLOR6--DOWNCHOME, BY SHERWIN WILLAMS —SW—2 COBBLE BROWN, BY SHERWIN WILLAMS COLOR TO MATCH: SW71. AROAOEWHIE.BYSHERWINWILI. SIONF VFNEER: SONORASANDSTONE-BWEHFRON BY CORONADO STONE BUIDING - B PRICING PACKAGE(NOT FOR CONSTRUCTION) TENANT -"FIVE BELOW" CONCEPTUAL DESIGNM,d,A Highway 117 La Ruirita, CA PROPOSED ELEVATION & SECTIONS b p vwo.o n.a.aw La 4uinta. 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La Dulnta, CA REPAINTED COLOR ELEVATION rnnow on caa-ram : 1— .La1,awB .eaw C --------------------------------- Ross NICE3° C - PARTIAL EXISTING SOUTH ELEVATION M1��N C - PARTIAL PROPOSED SOUTH ELEVATION P71 Pot— NOTES [j (N( FURRED OUT & RAISED PARAPETS WITH SMOOTH CEMENT PLASTER �2 (N( SIGN FIELD [S NEW PAINT COLOR APPLIED ® (E( ROOF STRUCTURE TO REMAIN E5 (N( FABRIC AWNING © PARTIAL WALL TO BE DEMOLISHED, INSTALLED NEW STOREFRONT GLAZING GLASS F7 (N) DECORATIVE SCONCE LIGHT ® (E( STOREFRONTS TO REMAIN (TYP( [9 (E) WALL TO REMAIN 1p (N( STONE BASE VENEER 17 (D( REMOVE COLUMN BASE TOP CAP & REPLACE W/ NEW SQUARE PROFILE PRECAST CONCRETE TOP CAP p (E( STRUCTURE TO REMAIN B (N( EIFS CORNICE 14 (N( STUCCO COLUMN WRAPS COLOR & MATERIAL DRYVOli 310 -CH NAWHrtE COLOR ORYVli lila-AMARILOCOLWHrtE R 70 NATCH D VOIia56.I.I.SHEll DOLOi ME -1011 UNS PANTONE 285 11 COLOR IT WMI 4RICEPnooT. eY SHERWIN WILL. COLOR _., DOVEawrvaE. BY SHERWIN WILLANG co SW61557 MORN NG FOG, BY SHERWIN WILLAMS 'CIOLOR TO MATCH MI061 N_OWL BY SHERWIN WILLAMS — SW6s61 SWANRV GRAY, BY SHEMIN WILLAMS — Sw7526 =OTNBLANCHE. BY SHERWIN WIU w sw6moTLucrvr YELLOW. BY SHERWIN WILLANS co SW60I2rOVERSAHLEGRAY. BY SHERWIN WINAMS COLOR M LAC BY SHERWWUWI LANE Sw6081 TO=- BY SHERWIN WILLAMS DCW6082OBBf BROWN CBY SHERWIN WILLAW S W7100i -A CAD7. E WHITE. SY SHEMIN WILLAMS - STONE CORONADO STONE EHeaoN BY BUIDING - B PRICING PACKAGE(NOT FOR CONSTRUCTION) TENANT -"BIG 5" Highway 111 La Outnm, CA CONCEPTUAL DESIGN n°': v.r� Lo aa Quln[a, CA REPAINTED ELEVATION +N..a.v on caa,- : wt .,a,awR .ea.o121 D -------------------------------------------------- I i2s 9 11.11Llil ILLL Imo, D - PARTIAL EXISTING SOUTH ELEVATION rFl"Y�1•� PI P12 P3 P4 Pot— NOTES [j (N( FURRED OUT & RAISED PARAPETS WITH SMOOTH CEMENT PLASTER �2 (N( SIGN FIELD [3 NEW PAINT COLOR APPLIED ® (E( ROOF STRUCTURE TO REMAIN E5 (N( FABRIC AWNING © PARTIAL WALL TO BE DEMOLISHED, INSTALLED NEW STOREFRONT GLAZING GLASS F7 (N) DECORATIVE SCONCE LIGHT ® (E( STOREFRONTS TO REMAIN (TYP( [9 (E) WALL TO REMAIN 1p (N( STONE BASE VENEER 17 (D( REMOVE COLUMN BASE TOP CAP & REPLACE W/ NEW SQUARE PROFILE PRECAST CONCRETE TOP CAP 12 (E( STRUCTURE TO REMAIN 13 (N( EIFS CORNICE 14 (N( STUCCO COLUMN WRAPS COLOR & MATERIAL DRYVOli 310 -CH NAWHrtE COLOR ORYVli lila-AMARILOCOLWHrtE R 70 NATCH D VOIi4560Y5TERSHEll DOLOi ME -1011 E21S PANTONE 285 COLS W641T 4RICEPADDY, BY SHERWIN W -W COLOR sw6.5 DOVEawrvaE. BY SHERWIN WILLANG co SW61557 MORN NG FOG, BY SHERWIN WILLAMS 'C`CUGR TO MATCH MI061 N_OWL BY SHERWIN WILLAMS — sw6261 swANRv GRAY. BY SHEMIN WILLAMS — sw7526 =OTNBLANCHE. BY SHERWIN WIU w sw6moTLucrvr YELLOW. BY SHERWIN WILLANS co SW60I2rOVERSAHLEGRAY. BY SHERWIN WINAMS COLOR M LAC BY SHERWWUWI LANE Sw6081 TO=- BY SHERWIN WILLAMS DCW 6082 COBBf BROWN BY SHERWIN WILLAW SWOIR ] 00TOA CAiDE WHILE SYSHEMIN WILLAMS - STONE CORONADO STONE EHeaoN BY BUIDING - B PRICING PACKAGE(NOT FOR CONSTRUCTION) TENANT -"ROSS" ,d,.�R Hlyhwayill LaQuIIIm,CA CONCEPTUAL DESIGN n°':v.r� La Dulnta, CA REPAINTED ELEVATIONS rnno�v on caa-ram : w. .,a,awR .eaw E Ross � SsGi�"x�° T oid E - PARTIAL EXISTING SOUTH ELEVATION .1 2 1� P4 PH — , e a .o Pot— NOTES [j (N( FURRED OUT & RAISED PARAPETS WITH SMOOTH CEMENT PLASTER �2 (N( SIGN FIELD [3 NEW PAINT COLOR APPLIED ® (E( ROOF STRUCTURE TO REMAIN E5 (N( FABRIC AWNING © PARTIAL WALL TO BE DEMOLISHED, INSTALLED NEW STOREFRONT GLAZING GLASS F7 (N) DECORATIVE SCONCE LIGHT ® (E( STOREFRONTS TO REMAIN (TYP( [9 (E) WALL TO REMAIN Ip (N( STONE BASE VENEER 17 (D( REMOVE COLUMN BASE TOP CAP & REPLACE W/ NEW SQUARE PROFILE PRECAST CONCRETE TOP CAP p (E( STRUCTURE TO REMAIN B (N( EIFS CORNICE 14 (N( STUCCO COLUMN WRAPS COLOR & MATERIAL DRYVOli 310 -CH NAWHrtE COLOR 70 NATCH ORYVli lla-AMARILO WHrtE COL R 70 MATCH D VOIia560Y5fERSHELL DOLOi ME -1011 UNS PANTONE 285 11 COLOR 1 T -114RICEPnooT. eY SHERWIN WILL. COLOR —., DOVEawrvRE. BY SHERWIN WILLANG co SW61557 MORN NG FOG, BY SHERWIN WILLAMS 'C`C-R TO MATCH MI061 N_OWL BY SHERWIN WILLAMS — SW6s61 SWANRV GRAY, BY SHEMIN WILLAMS — Sw7526 =OT N BLANCHE. BY SHE -IN WI— sw6moTLucrvr YELLOW, BY SHERWIN WILLANS 0 SW60I2rOVERSAHLEGRAY. BY SHERWIN WINAMS COLOR M LAC BY SHERWWUWI LANE 5w6081 TO=- BY SHERWIN WILLAMS DCW 6082 COBBf BROWN BY SHERWIN WILLAW SWOIR ] 00TOA CAiDE WHILE. SYSHEMIN WILLAMS -STONE VENEER By CORONADO STONE EHeaoN e I' I I I,I BUIDING - B PRICING PACKAGE(NOT FOR CONSTRUCTION) TENANT -"STAPLES"&SHOPS = 8 v Hlghwayill LaOuIIIm,CA AO CONCEPTUAL DESIGN La ❑ulnta, CA REPAINTED ELEVATIONS +N..a.von caa-ram : ws .La1,awB .eaw LA QUINTA, CA BLDG - D RETROFIT LA QUINTA, CA PRICING PACKAGE 1 1.03.2023 SHEET INDEX 01 REFERENCE SITE PLAN 02 CONCEPTUAL ARCHITECTURE SKETCH •� 03 BUILDING D SOUTH ELEVATION & SECTIONS 04 BUILDING D SOUTH ELEVATION & SECTIONS 05 AERIAL VIEW -EXISTING 06 AERIAL VIEW (PROPOSED) 07 08 RENDERING VIEW (PROPOSED) RENDERING VIEW (PROPOSED) SITE LEASING PLAN O BUILDING - D 10 Z N LD BUIDING - D REFERENCE SITE PLAN - 01 IfIghwft ay III L@Quh, CA AOm La QuIrita, CA Ty.. �0 • i� # fN W BUIDING — D CONCEPTUAL DESIGN Highway 111 La Ruinta, GA PRELIMINARY ELEVATIONS A � 02 La 4uinta. CA r EXISTING SOUTH ELEVATION A 2 F PROPOSED SOUTH ELEVATION NOTE: EXISTING STOREFRONT / GLAZING WALLS BEYOND ARCADE TO REMAIN AS IS BUT TO BE REPAINTED TO MATCH P3 COLOR SUITE + B-102 10 r 3 L'J J PROPOSED RETROFIT FLOOR PLAN SID SUITE B-101 SUITE B-100 ------w--------w------ oho ---- ---- _ C 2 B 2 P1 P3 -21Y A C P4 = P3 SECTION - 1D SECTION - 1E 5 'MCI 2 5 MCI I f If II I k I I I I -21 I r ,.c f- a.c r P3 �' P3 ❑9 , 2 0 _. I I _ I SECTION - 1B SECTION - 1C NOTES MATERIALS LJI IN) FURRED OUT WALL A. STUCCO FINISH O IN) RAISED PARAPETS WITH END CAPS B. IN) METAL PARAPET END CAPS 0 IN) STUCCO COLUMN WRAPS C. IN) STUCCO SURROUND FRAME O IE) ARCADE COLUMNS TO REMAIN D. NOT USE 0 DEMO (E) DESIGN ELEMENT & STRUCTURE E. IN) 2" METAL REVEAL © IN) MANSARD METAL ROOF F. IN) STANDING SEAM METAL O IN) METAL CANOPY ASSEMBLY G. IN) METAL CANOPY ASSEMBLY ® IN) METAL CANOPY AWNING ASSEMBLY H. IN) METAL CANOPY AWNING ASSEMBLY O IN) DECORATIVE SCONCE LIGHT J. NOT USE 10 IEI STOREFRONTS TO REMAIN ITYPI K. (E) WALL TO BE REPAINTED 11 IEI WALL TO REMAIN L. IN) METAL CANOPY 12 (D) REMOVE EXISTING ROOFING MATERIAL 13 IDI REMOVE COLUMN BASE ITYPI 7q IEI STRUCTURE TO REMAIN RI MR COLOR TO MATCH GRAY STANDING SEAM METAL SW9541- WHITESNOW ROOF BY SHERWIN WILLIAMS P4 COLOR TO MATCH SW7061-NIGHTOWL BY SHERWIN WILLIAMS MCl RUSTIC ORANGE STANDING SEAM METAL EXISTIMGSTRUCTURE ---- NEWCONSTRUCTION --- TO BE DEMOLISHED e N BUIDING - D CONCEPTUAL DESIGN - ti ELEVATIONS &SECTIONS AO G* 03 HlgMway 711 L a Oulnla� CA La Oulnta, CA P3CANOPY ASSEMBLY COLOR TO MATCH SW 213 -NOUVELLE WHITE BY SHERWIN WILLIAMS P4MCI COLOR i0 MATCH SW 414 - RICE PADDY BY SHERWIN WILLIAMS _ DARK GRAY METAL CHANNEL CANOPY ASSEMBLY LEGEND: EXISTIMGSTRUCTURE ---- NEWCONSTRUCTION --- TO BE DEMOLISHED e N BUIDING - D CONCEPTUAL DESIGN - ti ELEVATIONS &SECTIONS AO G* 03 HlgMway 711 L a Oulnla� CA La Oulnta, CA SUITE B -10D 1 SUITE B-101 10 1 I I a B102 {ic:.---- ---- J 11 I r 10 f f I �I JPROPOSED RETROFIT FLOOR PLAN BUIDING - D Nlgbway 111 La Duinta, CA La 4ulnta, CA i I I I EXISTING WEST ELEVATION I ' I ' I ; I I PROPOSED WEST ELEVATION NOTE: EXISTING STOREFRONT / GLAZING WALLS BEYOND ARCADE TO REMAIN AS IS BUT TO BE REPAINTED TO MATCH P3 COLOR J 4 O F R 12 M 9 4 2 I SECTION - 1A — n 10 10 A A SECTION - 1 F E o n o n l�� T 4 111. SECTION - 1G B L A E K q F A B 5 L Pl M P4 P2 P2 MRP4 P3 MC 1, > I I 1, J J NOTES MATERIALS O IN) FURRED OUT WALL A. STUCCO FINISH O IN) RAISED PARAPETS WITH END CAPS B. IN) METAL PARAPET END CAPS 0 IN) STUCCO COLUMN WRAPS C. IN) STUCCO SURROUND FRAME O IE) ARCADE COLUMNS TO REMAIN D. NOT USE 0 DEMO (E) DESIGN ELEMENT & STRUCTURE E. IN) 2" METAL REVEAL © IN) MANSARD METAL ROOF F. IN) STANDING SEAM METAL O IN) METAL CANOPY ASSEMBLY G. IN) METAL CANOPY ASSEMBLY ® IN) METAL CANOPY AWNING ASSEMBLY H. IN) METAL CANOPY AWNING ASSEMBLY O IN) DECORATIVE SCONCE LIGHT J. NOT USE 10 IEI STOREFRONTS TO REMAIN ITYPI K. (E) WALL TO BE REPAINTED 11 IEI WALL TO REMAIN L. IN) METAL CANOPY 12 (D) REMOVE EXISTING ROOFING MATERIAL 13 IDI REMOVE COLUMN BASE (TYPI I4 (E) STRUCTURE TO REMAIN RI MR COLOR TO MATCH GRAY STANDING SEAM METAL SW9541- WHITESNOW ROOF BY SHERWIN WILLIAMS P4 COLOR TO MATCH SW7061 -NIGHTOWL MC1 BY SHERWIN WILLIAMS RUSTIC ORANGE STANDING SEAM METAL P3 COLOR TO MATCH CANOPY ASSEMBLY 5,6273- NOUVELLE WHITE 77 BY SHERWIN WILLIAMS CONCEPTUAL DESIGN ELEVATIONS & SECTIONS NEW CONSTRUCTION TO BE DEMOLISHED 04 P4MC2 COLOR i0 MATCH _ DARK GRAY METAL CHANNEL SW 414 - RICE PADDY CANOPY ASSEMBLY BY SHERWIN WILLIAMS LEGEND, E X ISTI MG STR U CTU RE CONCEPTUAL DESIGN ELEVATIONS & SECTIONS NEW CONSTRUCTION TO BE DEMOLISHED 04 R 4` REMOVE COLUMN BASE W AERIAL PERSPECTIVE: EXISTING CONDITION im 5 f d � POV f K L KEY PLAN BUIDING D CONCEPTUAL DESIGN: Highway III LaQuhft,CA CONDITION AO - EXISTING ° 05 La Dulnta, CA wawa eaw AERIAL PERSPECTIVE: POV -11 Elm KEY PLAN BUIDING — D CONCEPTUAL DESIGN OV RENDERING VIEW' =4'"� Highway 111 La DuinAa, CA ; La Oulnta, CA wawa eaw PERSPECTIVE VIEW: POV - 2 qws. ti KEY PLAN. a! _. BUIDING — D CONCEPTUAL DESIGN AO RENDERING VIEW. -kms 07 u Nlgtmay 111 La Duirda, CA La Oulnta, CA wawa eaw PERSPECTIVE VIEW: POV - 3 KEY PLAN BUIDING - D CONCEPTUAL DESIGN: .-3 RENDERING VIEW ,� 08 Highway 111 La QuhV4, CA m LA QuW CA wawa eaw PUBLIC HEARING ITEM NO. 1 City of La Quinta PLANNING COMMISSION MEETING: October 8, 2024 STAFF REPORT AGENDA TITLE: CONSIDER ADOPTING RESOLUTIONS RECOMMENDING THE CITY COUNCIL ADOPT A MITIGATED NEGATIVE DECLARATION (EA2022-0012) AND APPROVE AN AMENDMENT TO THE JEFFERSON SQUARE SPECIFIC PLAN (SP2022- 0004), TENTATIVE TRACT MAP 38604 (TTM2022-0003) AND SITE DEVELOPMENT PERMIT (SDP2022-0015) FOR THE DEVELOPMENT OF MULTI -FAMILY RESIDENTIAL UNITS ON THE SOUTH HALF OF THE EXISTING JEFFERSON SQUARE SHOPPING CENTER; CEQA: A MITIGATED NEGATIVE DECLARATION HAS BEEN PREPARED (EA2022-0012); LOCATION: SOUTHWEST CORNER OF JEFFERSON STREET AND FRED WARING DRIVE RECOMMENDATION • Consider a resolution to recommend City Council adopt the Mitigated Negative Declaration for the Jefferson Square project (EA2022-0012). Consider a resolution to recommend City Council approve Specific Plan 2022-0004 (SP2002-062, Amendment 3), Tentative Tract Map 2022-0003 and Site Development Permit 2022-0015. EXECUTIVE SUMMARY • The Jefferson Square Specific Plan was originally approved in 2004 for the entire 10± acre site and has been amended several times to change the types of commercial anchors that could be built on the site. • In 2009, the existing shopping center was constructed on the north half of the site. The developer has since made multiple efforts to develop the south side, including proposals for a gym and a hotel, but no development has occurred. • The current proposal activates the Mixed Use Overlay, which applies to this and all other commercially zoned properties in the City. • The Specific Plan Amendment would allow either commercial or multi -family residential development within the southern 5± acres of the site (Attachment 1). • In order to make a recommendation for approval of the project, the Planning Commission must: 1) Make findings in support of adopting the Mitigated Negative Declaration (MND). 55 2) Make findings and apply the Conditions of Approval (COAs) in support of the Specific Plan Amendment (SPA). 3) Make findings and apply COAs in support of the Tentative Tract Map (TTM) for condominium purposes 4) Make findings and apply COAs in support of the Site Development Permit (SDP) (Attachment 2). BACKGROUND/ANALYSIS The Jefferson Square Specific Plan area encompasses a 10.3 acre commercial shopping center, of which 5.2 acres is developed and 5.1 acres is vacant (Attachment 3). The northern portion of the shopping center, developed in 2009, includes 39,000 square feet of commercial space — a pharmacy, a coffee shop, and several "in line" stores — distributed around a parking field (176 spaces) and drive aisles. The southern portion currently includes a parking field and drive aisles, as well as vacant pads where buildings were proposed as part of the overall shopping center development. In addition, drainage improvements have been completed for the entire site, including existing retention basins and an underground drainage system. At various times since the original 2004 approval, commercial development has been proposed on the southern half. None has come to fruition, leading to the current proposal. The current General Plan allows for the creation of a Mixed Use Overlay in the City's Zoning Ordinance. That Overlay was developed and included in a Zoning Ordinance Amendment after the adoption of the General Plan in 2012. It allows all commercially zoned property in the City to develop under this Overlay, either as vertical or horizontal Mixed Use. If residential projects are proposed, they can have a density of up to 24 units per acre and are to develop to the standards of the High Density Residential zone. The applicant proposes to amend the current Specific Plan, to allow either commercial development or multi -family residential units in the south half of the site. As shown in Tables 4 and 5 of the Specific Plan (Exhibit A of the project Resolution), the SPA would allow up to 95 residential units or 47,500 square feet of commercial space. Specific Plan Amendment (SPA) The Specific Plan is being amended to: 1. Divide the 10 acres into 2 planning areas (PA): PA 1 consists of the northerly 5 acres, and PA 2 covers the southerly 5 acres. 2. Allow development of commercial retail buildings in PA 2 consistent with the commercial standards of PA 1. 3. Allow development of up to 95 multi -family residential units in PA 2. 56 4. Establish residential development standards in PA 2 that differ from the City's High Density Residential standards. The SPA proposes to develop the site within the limits of the existing pads in PA 2 because of the extensive parking and flood control improvements that are in place on the site, including an underground retention system under the parking area in the southeast quadrant of the site. Water and sanitary sewer connections would also occur based on existing improvements on and adjacent to the property. All access would remain as it currently exists — no new driveways on either Jefferson Street or Fred Waring Drive are proposed. The SPA would not modify any of the commercial development standards currently in the Specific Plan. However, the SPA includes a full range of residential development standards, including setbacks, height, and open space requirements, which are not in the current Specific Plan. The following addresses the modifications to zoning standards proposed in the SPA. SPA Standards Varying from Base Zone Building Height The SPA proposes to exceed the height allowed in the Neighborhood Commercial (CN) zone, consistent with the Mixed Use Overlay, which allows that building height to be 25% more for mixed use projects. In this case, the SPA allows for residential building heights of 43.75 feet (25% more than the 35 feet allowed in CN). The SPA also proposes to allow 28 feet in height within 150 feet of Jefferson Street, which as an Image Corridor, has a limit of 22 feet in height within that 150 foot area. Due to concerns raised by residents of the Monticello project to the south, the SPA limits building height to 28 feet/2 stories within 75 feet of the southern property line. Unit Size The SPA also proposes to reduce the minimum size of one -bedroom apartments from 750 square feet to 600 square feet. All other unit sizes (two- and three-bedroom apartments and townhomes) exceed the minimum unit size requirement for the High Density Residential zone. Parking Requirements Finally, the SPA reduces the parking requirements from the City's standards as follows: One Bedroom: 1 covered space plus 0.5 guest space per unit from 2 covered spaces plus 0.5 guest space. Three Bedroom: 2 covered spaces plus 0.5 guest space per unit from 3 covered spaces plus 0.5 guest space. 57 The standard for studios (1.5 parking spaces per unit) and Two Bedroom Units (2.5 parking spaces per unit) is the same as the Zoning Ordinance standard. The reduction in parking standards is not unreasonable, given the site's location and the general reduction in parking requirements throughout Southern California and in other Coachella Valley cities, including Indio, Coachella, Palm Springs, and Rancho Mirage. This is particularly true for 3 - bedroom or larger homes, where our standard is 3 covered spaces plus 0.5 covered space for each additional bedroom. Particularly in this case, where multi -family units are proposed, the lowered standard for one- and three-bedroom units can be supported. It must be noted, however, that the existing shopping center does not have cross -lot parking sharing in place and that residential development, should it occur, would be required to provide all of its parking within PA 2. Please also see the discussion of parking under the SDP section below. The balance of the residential development standards, including the 30% open space requirement in the High Density Residential zone, are consistent with the CN zone and the Mixed Use Overlay. Design Guidelines As with the standards, the SPA maintains the commercial guidelines as they are but adds residential guidelines. In order to encourage cohesion in the project as a whole, the guidelines focus on a Spanish or Mediterranean style of architecture for the residential units. (:nnnh icinn The SPA, as proposed, introduces a new use type to the project area, which is consistent with the City's Mixed Use Overlay. The Specific Plan contains all of the sections and items required by State law and our Municipal Code and provides an opportunity for the site to develop either under its base zone (CN) or the Mixed Use Overlay. The variations in development standards are allowed in a Specific Plan and can be approved if found acceptable by the Planning Commission and City Council. The findings for approval can be made and are provided in Attachment 2. tentative Tract Map (TTnn1 The TTM is proposed for the 5.1 acres in PA 2 in order to subdivide the property for condominium purposes. It subdivides only PA 2 into three lots: one corresponding to the large pad at the southwest corner of the property and its surrounding parking (Lot 1, 2.752 acres); one corresponding to the area in the northeastern half of PA 2 (Lot 2, 1.33 acres); and one for the southeastern portion of PA 2 (Lot 3, 1.03 acres). Please see page 11 of Exhibit B of the project Resolution. The "Parcels" shown in PA 1 on the map are existing and will not be modified. The TTM allows any of the three lots to be sold for condominium purposes but does not require that condominiums occur on any lot. The applicant has indicated that they believe that the entirety of the project proposed in the SDP (see below) would be a rental project at this time. The sale of condominiums could, with the recordation of this map, occur at a later date. 58 The TTM conforms to the SPA and is consistent with the Municipal Code. The findings for approval can be made and are provided in Attachment 2. Site Development Permit (SDP) The SDP implements the changes made through the SPA at a slightly lower density than that allowed in that document. The SDP proposes the development of all of PA 2. The project proposes apartments and townhomes on existing vacant pads, with landscaping concentrated on the south and west sides. The architecture of the apartments and townhomes is a modern Spanish style intended to complement the existing commercial center's architecture. The apartments will be built in line with the existing shops along the western boundary of the site, and the ground floor will mimic the architecture of the storefronts. The apartments and existing stores will be connected by a plaza and continuous sidewalk to provide continuity within the project. A total of 89 units would be constructed at a density of 17.5 units per acre in the following configuration: Lot 1/Building 1: 71 apartments in a three-story building with a central courtyard (42 1 - bedroom and 29 2 -bedroom) and 71 carport parking spaces on the north, south, and west sides. All units include a small patio or balcony. The apartments also include a central courtyard with a community pool, gym, community room, coworking room, and ancillary facilities along the east fagade. Lot 2/Buildings 2 and 3: 10 three-story, three-bedroom townhouse units with 2 "tuck under" garage spaces each. Each unit also includes a patio and balconies on the second and third floors. This area also includes 57 open parking spaces. Lot 3/Buildings 4 through 6: 8 two- and three-story, three-bedroom townhouse units with 2 "tuck under" garage spaces each. Each unit also includes a patio and balconies. Building Height As shown on page 22 in Exhibit B of the project Resolution, Building 1 is proposed to be 35 feet to the top of the parapet, with tower elements extending from 41' to 43'9". This building is located 135 feet north of the south property line and the existing single-family homes to the south (Monticello), which exceeds the 75 -foot setback included in the Specific Plan. Buildings 2 and 3 are proposed to extend to 38 feet in height and will be perpendicular to the southern property line, limiting building mass exposure to the single-family homes to the south. Please see pages 24 and 25 of Exhibit B of the project Resolution. Building 4 is two stories on each end and three stories in the middle. The two-story elements extend to 28 feet in height, while the three-story component in the center is 38 feet (page 26). The building is located about 97 feet from the south property line. 59 Buildings 5 and 6, the buildings closest to the southern property line, will be 28 feet in height (pages 26 and 27) and set back 41 feet from the southern property line. The Specific Plan limits building heights to 28 feet within 75 feet of the southern property line. Access and Parking The project would be accessed from existing driveways on Fred Waring and -- Jefferson Street, with the primary entrance at the southern end of the site. The apartment building would be accessed on existing driveways within the project. The townhomes are proposed to be "alley -loaded," providing access to the garages via a central driveway. For pedestrian access, the project includes a continuous sidewalk along the east side of the apartment building, connecting to the shops to the north, and crosswalks and sidewalks through the townhouses to provide access for those residents. Altogether, the project proposes 186 parking spaces. There are 136 parking spaces required for the apartments, 93 of which are located around the apartment building, while the balance would be provided north and east of Buildings 2 and 3. Based on the unit mix, 181 spaces are required per the Specific Plan standards. The parking being provided generally exists in the parking lots that are currently on-site. The parking configuration, therefore, conforms to the requirements of the Specific Plan. Landscape Design The landscape and lighting plans (pages 34 through 40 of Exhibit B of the project Resolution) propose a desert landscape palette that includes Date and Mexican Fan Palms at the primary entry and along the frontage of the apartments and Mesquite, Acacia, and Desert Willow for shade canopy. The project will be entirely landscaped, including the landscaping of the driveways and retention basin, as well as the common open space along the southern boundary. The landscape plan also includes a vertical screen, along the southern boundary for the length of Buildings 5 and 6, of 36 -inch box Bottlebrush, Indian Laurel and Carolina Laurel Cherry to screen the project from the single-family homes immediately to the south. C'nnrh minn The project is consistent with the Specific Plan, as amended, and has been designed to its standards. The use is allowed in the Mixed Use Overlay, and the project density is less than the maximum allowed in the Overlay. The findings for approval can be made and are provided in Attachment 2. AGENCY AND PUBLIC REVIEW Oublic 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 September 17, 2024, and distributed to properties within 500 feet of the Site on September 27, 2024. At the time of publication, Staff has received three comments on the project (Attachment 4). 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 measures in the MND address ACBCI's concerns regarding the site. ENVIRONMENTAL REVIEW An Initial Study (IS) was prepared for the proposed project. The IS found that although the project would have significant impacts relating to cultural resources, geology, and noise, those impacts can be mitigated to a less than significant level (Exhibit B of the EA Resolution, Mitigation Monitoring and Reporting Program). An MND is proposed for approval by the City Council. The IS/MND was circulated for public review between May 9 and May 29, 2024. The City received 10 comment letters on the IS from a range of public agencies. The City responded to these comments and found that none identified any unaddressed impacts or conditions and that no changes to the IS were required. Prepared by: Nicole Sauviat Criste, Consulting Planner Approved by: Danny Castro, Design and Development Director Attachments: 1. Project Information 2. Findings for Approval 3. Vicinity Map 4. Public Comments 61 PLANNING COMMISSION RESOLUTION 2024 — XXX A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF LA QUINTA, CALIFORNIA, RECOMMENDING CITY COUNCIL ADOPT MITIGATED NEGATIVE DECLARATION (EA2022-0012), FOR A SPECIFIC PLAN AMENDMENT TO ALLOW EITHER COMMERCIAL OR MULTI -FAMILY RESIDENTIAL ON THE SOUTH HALF OF THE JEFFERSON SQUARE SPECIFIC PLAN, A TENTATIVE TRACT MAP AND A SITE DEVELOPMENT PERMIT TO ALLOW A TOTAL OF 89 APARTMENT AND TOWNHOUSE UNITS ON 5 ACRES OF THE 10 ACRE SITE CASE NUMBER: ENVIRONMENTAL ASSESSMENT 2022-0012 APPLICANT: FLORA LA QUINTA LLC PROJECT: JEFFERSON SQUARE SPECIFIC PLAN AMENDMENT NO. 3 WHEREAS, the Planning Commission of the City of La Quinta, California did, on October 8, 2024, hold a duly noticed Public Hearing to consider a request by Flora La Quinta LLC, for a Specific Plan Amendment to allow either commercial or multi -family residential on the south half of the Jefferson Square Shopping Center, a Tentative Tract Map and a Site Development Permit to allow a total of 89 apartment and townhouse units on 5 acres of the 10 acre site located at the southwest corner of Jefferson Street and Fred Waring Drive, more commonly described as: APNs 604-521-013 and 604-521-014 WHEREAS, the Design and Development Department published a public hearing notice in The Desert Sun newspaper on September 17, 2024, as prescribed by the Municipal Code. Public hearing notices were also mailed to all property owners within 500 feet of the site on September 27, 2024; and WHEREAS, the City published a Notice of Intent to Adopt a Mitigated Negative Declaration on May 9, 2024, and included a public review period from May 9 to May 29, 2024; and WHEREAS, Environmental Assessment 2022-0012 has been prepared and processed in compliance with the State CEQA Guidelines and the City's implementation procedures; 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 the California Environmental Quality Act to justify approval of said Environmental Assessment [Exhibit A]: 62 PLANNING COMMISSION RESOLUTION 2024 -XXX ENVIRONMENTAL ASSESSMENT 2022-0012 PROJECT: JEFFERSON SQUARE SPECIFIC PLAN AMENDMENT NO. 3 LOCATION: SOUTHWEST CORNER OF JEFFERSON STREET AND FRED WARING DRIVE ADOPTED: PAGE 2 OF 2 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 to biological and cultural resources 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. The Project is consistent with the General Plan and the Jefferson Square Specific Plan, as amended, and proposes an overall reduction in traffic impacts when compared to commercial development. 3. The proposed project will not have environmental effects that will adversely affect the human population, either directly or indirectly. Potential impacts associated with cultural and tribal resources, geology, and noise can be mitigated to be less than significant. NOW, THEREFORE, BE IT RESOLVED by the Planning Commission of the City of La Quinta, California, as follows: SECTION 1. That the above recitations are true and constitute the Findings of the Planning Commission in this case. SECTION 2. That the Commission has reviewed and considered the information in Environmental Assessment 2022-0012 and hereby does recommend the adoption of said Environmental Assessment with mitigation measures incorporated [Exhibits A and B]. PASSED, APPROVED, and ADOPTED at a regular meeting of the City of La Quinta Planning Commission, held on October 8, 2024, by the following vote: AYES: NOES: ABSENT: ABSTAIN: 63 PLANNING COMMISSION RESOLUTION 2024 -XXX ENVIRONMENTAL ASSESSMENT 2022-0012 PROJECT: JEFFERSON SQUARE SPECIFIC PLAN AMENDMENT NO. 3 LOCATION: SOUTHWEST CORNER OF JEFFERSON STREET AND FRED WARING DRIVE ADOPTED: PAGE 2 OF 2 DOUG HASSETT, Chairperson City of La Quinta, California ATTEST: DANNY CASTRO, Design and Development Director City of La Quinta, California 64 PLANNING COMMISSION RESOLUTION 2024 -XXX EXHIBIT A CITY OF LA QUINTA 78-495 Calle Tampico La Quinta, California 92253 Phone: (760) 777-7125 ENVIRONMENTAL INITIAL STUDY Project Title: Jefferson Square Specific Plan Amendment & Flora Residential Project City Project No: SPA 2002-062 SDP 2022-0015 TTM 2022-0003 EA 2022-0012 Lead Agency Name and Address: City of La Quinta 78-495 Calle Tampico La Quinta, California 92253 Phone: (760) 328-2266 Applicant: Beacon Realty c/o Omar Hussein 69930 CA Hwy 111, Suite 203 Rancho Mirage, CA 92270 Representative: goUrban Development c/o Luis Gomez 24444 Hawthorne Boulevard, Suite 109C Torrance, CA 90275 Contact Person & Phone Number: Nicole Sauviat Criste, Consulting Planner Design and Development Department City of La Quinta 78495 Calle Tampico, La Quinta CA 92253 Phone: (760) 777-7069 Project Location: West of Jefferson Street, South of Fred Waring Drive Assessor's Parcel Numbers 604-521-013 and 604-521-014. General Plan Designation: General Commercial (CG) Zoning Designation: Neighborhood Commercial (CN) 65 Jefferson Square Flora Residential Project Initial Study/Mitigated Negative Declaration April 2024/Page 2 PROJECT DESCRIPTION The project applicant is proposing a Specific Plan Amendment (SPA) for the Jefferson Square Specific Plan (SP 2002-062) area located on the southwest corner of Jefferson Street and Fred Waring Drive in La Quinta, California. Additionally, the project applicant is proposing a Site Development Permit (SDP) and a Tentative Tract Map (TTM) for the southern portion of the Specific Plan area. The Jefferson Square Specific Plan and Amendments (SPA No. 1 and SPA No. 2) were approved in 2004, 2005, and 2008, respectively (see Project History below). Currently, the northern portion of the site is developed with commercial retail uses. SPA No. 2 allows development of commercial retail uses throughout the Jefferson Square Specific Plan (SP) area. The project applicant is proposing SPA No. 3 to allow commercial retail (Option 1) or mixed-use development (Option 2) within the Specific Plan area. SPA No. 3 divides the Specific Plan area into two Planning Areas (PAI and PA2). PA1 is the northern portion of the site that is currently developed with commercial retail, and PA2 is the southern portion of the site that is currently undeveloped. Option 1 would allow PAI and PA2 to remain commercial retail as analyzed in SPA No. 2, and Option 2 would allow the development of up to 95 residential units within PA2. Implementation of Option 2 (residential development in PA2) is the focus of this CEQA analysis, since Option 1 was previously analyzed as part of SPA No. 2. Concurrently, the project applicant seeks approval of a Site Development Permit (SDP) 2022-0015 and Tentative Tract Map (TTM) No. 38604. SDP 22-0015 proposes an 89 -unit multifamily project in PA2, and TTM No. 38604 proposes to subdivide the PA2 site into three lots. The SDP and TTM approvals are being processed concurrently with SPA No. 3. Planning Areas As previously stated, SPA No. 3 (SPA 2002-062 Amendment 3) will divide the Jefferson Square Specific Plan area into two distinct areas, indicated as PAI and PA2. Planning Area 1 — As of 2024, PAI. is built out with approximately 39,334 square feet of building area. PAI shall continue to serve as a neighborhood commercial center which includes a CVS Pharmacy, Dutch Bros Coffee, and an assortment of other retail and service-oriented shops. PAI has been built out and any additional development in PA1 is out of the scope of this document. Should additional development be proposed in PA1, it would require a subsequent SPA, SDP and/or Conditional Use Permit (CUP). Planning Area 2 — PA2 consists of two legal parcels occupying the southern portion of the Specific Plan area. Parcel 6 (APN 604-521-013) occupies 4.09 acres of the site, while Parcel 7 (APN 604-521-014) occupies 1.01 acres, totaling 5.1 acres (Refer to Table 1 below). Two development options are proposed within PA2. Option 1 would allow the development of commercial land uses as approved in SPA No. 2 and analyzed under SPA 2002-062 and Environmental Assessment 2002-462. Since Option 1 proposes no changes to the previously approved commercial retail plan, additional environmental analysis for a commercial retail project is not required. Option 2 allows up to 95 multi -family residential units (see Section IIIA of SPA No. 3) and is the subject of this document's analysis. The two development options allow flexibility within the Specific Plan area to account for varying market conditions. PA1 is developed with commercial retail buildings, associated parking, paved drive aisles, and landscaping on approximately 5.17 acres. PA2 is currently vacant, but includes horizontal improvements such as paved drive aisles and parking spaces, curb and gutter improvements, post -mounted lighting, landscaping, and two undeveloped pads. In addition to SPA No. 3 and this environmental document, the project applicant is processing a Site Development Permit as well as a Tentative Tract Map for PA2. The SDP provides a project -specific site plan, architectural elevations, and landscape plans for an 89 -unit multifamily residential development within PA2. The Tentative Tract Map subdivides PA2 into 3 parcels. Access to the Jefferson Square SP area occurs from two locations along Fred Waring Drive, and two locations along Jefferson Street. Access to the proposed project will occur from the existing entrances. Jefferson Square Flora Residential Project Initial Study/Mitigated Negative Declaration April 2024/Page 3 Project History The Jefferson Square Specific Plan (SP 2002-062) was approved in January 2004 for commercial use, consisting of a 113,173 square -foot shopping center including a supermarket, drugstore with drive-through, and a gasoline service station within seven additional building areas. In November 2005, Amendment No. 1 was approved and reduced the commercial retail area to 100,731 square feet. In May 2008, Amendment No. 2 further reduced the commercial retail area to 90,441 square feet and proposed a Fresh and Easy market; a CVS drug store with drive-through; an OSH hardware store; a bank with drive-through; and smaller retail or restaurant uses. Construction of the Specific Plan area began in 2008. By 2009, four retail buildings were constructed in the northern portion of the site (PA1), totaling approximately 38,000 square feet. Additional construction included the development of three certified pads, parking lots, driveways, stormwater management system, utility infrastructure, landscape improvements, and public sidewalks and parkways throughout the entire Specific Plan area (see Exhibit 2, Project Aerial). In 2013, Parcel Map No. 36241 was approved and recorded, whereby the Specific Plan area was subdivided into seven legal parcels. Street and landscape dedications were included with Parcel Map No. 36241 which reduced the Specific Plan area from 10.79 to 10.27 acres. The parcels, acreages, building area, and land use are indicated in the table below. Table 1 Jefferson Square Specific Plan Areas and Land Use Parcel No. APN Acreage Building Area (SO Land Use Planning Area Parcel l 604-521-007 1.47 13,013 Retail(Pharmacy) 1 Parcel 604-521-009 0.81 7,000 Retail 1 Parcel 604-521-010 1.86 13,969 Retail 1 Parcel 4 604-521-011 0.58 852 Food drive thru coffee 1 Parcel 604-521-012 0.45 4,500 Retail 1 Parcel 604-521-013 4.09 0 Vacant 2 Parcell 604-521-014 1.01 0 Vacant 2 Total 10.27 39,334K In 2020, La Quinta Planning Commission approved Site Development Permit 2020-0002 (SDP 2020-0002), which allowed the development of a drive-through coffee use (Dutch Bros Coffee Shop) on Parcel 4 (in PAI). The drive- through coffee use has since been constructed and is operational. This facility is in PAI, adding 852 square feet to PAI, which totals approximately 39,334 square feet of building area. Parcels 6 and 7 which comprise PA2 remain undeveloped and vacant. Project Land Use and Zoning The entire Jefferson Square SP area, including the PA2, is currently designated as General Commercial in the City's General Plan Land Use Map, which allows a full range of commercial uses, ranging from 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 uses. The current zoning designation for the proposed project site is Neighborhood Commercial (CN). CN zones are intended to provide for the development and regulation of small-scale commercial areas located at the intersections of arterial highways. The CN district is intended to provide for food, drugs, sundries, and personal services to meet the daily needs of a neighborhood area. Additionally, the site includes a Mixed -Use (MU) Overlay, which is implemented to facilitate the development of mixed-use projects that include both multifamily residential and 67 Jefferson Square Flora Residential Project Initial Study/Mitigated Negative Declaration April 2024/Page 4 commercial components in a cohesively designed and constructed manner. MU overlay districts and the provision of Section 9.140.090 of the La Quinta Municipal Code apply to all commercial zones, including the project site. The City's Mixed -Use Overlay District's density standards allows 12 to 24 dwelling units per acre. Conceptual Site Plans As previously discussed, SPA No. 3 allows for either a commercial retail development plan (Option 1), or a mixed- use development plan (Option 2). In the mixed-use development plan, PAI would continue to serve as a commercial retail center, while PA2 could be developed with up to 95 multifamily units (i.e., apartments, townhomes, condominiums, or a combination thereof). The table below shows how 95 residential units could be allocated within PA2. Table 2 PA2 Mixed -Use Development Plan Land Use Summary Building No. Dwelling Unit Count Building Use Number of Stories Res. Bldg. 1 77 Apartments 3 Res. Bldg. 2 5 Townhomes 3 Res. Bldg. 3 5 Townhomes 3 Res. Bldg. 4 4 Townhomes 2 and 3 Res. Bldg. 5 2 Townhomes 2 Res. Bldg. 6 2 Townhomes 2 Total 95 -- -- Density 18.6 units/ac. -- -- Primary vehicle access to PA2 would occur at the southernmost Jefferson Street driveway. Pedestrian walkways would connect PAI and PA2 to encourage walkability. PA2 residents would have access to common area recreational facilities such as a pool, spa, gym, recreational room, co -office space, outdoor plaza, tot -lot, community garden and walking trail. A resident park access point could occur at the northwest corner of PA2, to allow access to Monticello Park. If the commercial retail development plan is chosen instead of the mixed-use development plan, then PA2 would develop 42,500 square feet of commercial retail on Parcel 6, and 5,000 square feet of commercial retail on Parcel 7, as summarized in the table below. Table 3 PA2 Commercial Retail Development Plan Land Use Summary Parcel # Site Area Building Area() Building Use() Number of Floor Area (sq. ft.) Stories Ratio(') 6 178,160 42,500 Commercial Retail 1 0.24 Building 7 43,996 5,000 Retail Shops and 1 0.11 Restaurant Site Development Permit Along with the Specific Plan Amendment, Tentative Map, and this environmental document, an SDP has been submitted. The SDP includes a site plan, architectural elevations, and landscape plans. The SDP proposes the development of 89 residential dwelling units consisting of six buildings within PA2. Building 1 is proposed on the large vacant pad located on Parcel 6 as a three-story, slab -on -grade, wrap-around building with one- and two- bedroom units. Buildings 2 and 3 would be located east of Building 1 and include two rows of three-story, three- bedroom townhomes. Buildings 4, 5, and 6 would occur on the vacant pad located on the southeast corner of the project consisting of two- and three-story, three-bedroom units. The proposed building areas are provided in the tables below. Jefferson Square Flora Residential Project Initial Study/Mitigated Negative Declaration April 2024/Page 5 Table 3 SDP Proposed Building Area Unit Mix a Quantity Area (SF) SF Total BI 1 Bed 1 Bath 24 697 16,728 B2 1 Bed 1 Bath 18 752 13,536 C1 2 Bed 2 Bath 21 1,063 22,323 C2 2 Bed 2 Bath 6 1,233 7,398 C3 2 Bed 2 Bath 2 1,173 2,346 DI 3 Bed 3.5 Bath 3 -Story Townhouse 4 2,028 8,112 D2 3 Bed 3.5 Bath 3 -Story Townhouse 4 2,074 8,296 D3 3 Bed 3 Bath 3 -Story Townhouse 2 2,114 4,228 D4 3 Bed 3.5 Bath 3 -Story Townhouse 2 1,907 3,814 D5 3 Bed 3.5 Bath 2 -Story Townhouse 6 1,734 10,404 Total -- 89 1,172 97,185 Common Areas* -- -- -- 5,914 Utility Functions* -- -- -- 17,539 Townhome Garage* Private Garage 18 varies 7,826 Total I 1 1 128,464 *Common areas/maintenance include: main lobby, rear lobby, mailroom, office, coworking areas, community room, gym, bike parking. Utility functions: elevator lobbies, corridors, electrical room, pool equipment room, trash, utility. Townhome garage areas: private townhome garages **See landscape areas in table below. In addition to the residential dwelling units, the project proposes ancillary amenities including tot -lots, landscaped walking path, central gathering plaza, gym, community room, lobby, offices/co-working space, mailroom, bike storage room, courtyard, outdoor barbecue, and pool. Landscaping and carports are also proposed as part of the project. The project applicant proposes to provide 136 parking spaces for residents and 45 spaces for guests, totaling 181 spaces for the proposed 89 units. The tables below indicates the landscape area proposed for the project, and proposed parking. Table 4 Proposed Lan dsca ed Area Landscape Type IF Area (SF) Courtyard 7,782 Plaza 1,904 Tot Lots 15329 Walking Path 15,203 Retention Basin 7,416 Site Landscape (A) 45603 Site Landscape (B) 12,084 Site Landscape (C) 15,799 Site Landscape (D) 9,374 Total 75,494 Jefferson Square Flora Residential Project Initial Study/Mitigated Negative Declaration April 2024/Page 6 Table 5 Proposed Parking Type Number of Units Standard* Spaces Provided Covered Residential Parking Studio 0 1.0 0 1 bedroom 42 1.0 42 2 bedroom 29 2.0 58 3 bedroom 18 2.0 36 Total Residential Parking Spaces 136 Guest Parking Guest Parking 89 0.5 45 Total Guest Parking Spaces 45 Accessible Parking Requirement** Residential Stalls 2%** 3 Guest Parking 5% 3 Total Accessible Spaces 6 Total Parking 181 * Spaces / unit ** Per CBC 1109A The SDP is consistent with the guidelines and standards established in Specific Plan Amendment No. 3. Tentative Tract Map A Tentative Tract Map (TTM No. 38604) will subdivide the PA2 property into three smaller parcels. The TTM also illustrates the design and improvements of the proposed subdivision and the existing conditions throughout. The existing conditions illustrated in TTM No. 38604 include the existing developed parcels (commercial buildings), drive access points, retention basins, parking spaces, and sidewalks throughout the Jefferson Square Specific Plan. The proposed conditions illustrated in the TTM include the building locations, lot lines, parking spaces, and landscaping. Utilities and Services Domestic water services are extended to the site from an existing 18 -inch water line at the northwest corner of the site along Fred Waring Drive, and an existing 12 -inch water line near the southeast corner of the site along Jefferson Street. Sewer services are extended from an existing 10 -inch sewer line along Jefferson Street. Onsite drainage is conveyed to two above -ground retention basins located on the south and west sides of the site, as well as to an underground retention system located directly east of residential Building 3. Trash enclosures are located at various points throughout the Specific Plan area and are screened from view. The landscape plan maintains and enhances existing landscaped areas along Fred Waring Drive and Jefferson Street and will accent the project's architectural theme within the site. Phasing PAI was developed in 2008, apart from parcel 4, which was developed in 2021 as the existing coffee shop. PA2 construction is anticipated to last approximately 15 to 18 months. Construction timelines may vary depending on the availability of labor and materials. 70 Jefferson Square Flora Residential Project Initial Study/Mitigated Negative Declaration April 2024/Page 7 Entitlements The purpose of this Environmental Assessment (EA) is to analyze the impacts of SPA No. 3, and development and operation of SDP 2022-0015 in PA2. SPA No. 3 acts to guide the use, development, and design of the proposed multi -family residential community'. The SDP is required by the City for approval of site-specific landscape design, architectural design, and site plan. Finally, the TTM subdivides the property into lots for future development and associated infrastructure improvements. PA1 is fully developed and operational. As previously stated, all pads within PAI have been built out and any additional development is out of the scope of this document. Any future development in PAI may require a subsequent Specific Plan Amendment, SDP, and/or CUP. Land Use and Setting: North: Low Density Residential — Esplanade Single Family Residential South: Low Density Residential — Monticello Single Family Residential Community East: City of Indio Neighborhood Commercial (NC) — Heritage Court Shopping Center West: Open Space Recreation — Monticello Park Utilities and Service Providers: The following agencies and companies will provide service to the project site: 1. Sanitary Sewer: Coachella Valley Water District (CVWD) 2. Water: Coachella Valley Water District (CVWD) 3. Electricity: Imperial Irrigation District (IID) 4. Gas: The Gas Company 5. Telephone: Verizon 6. Storm Drain: The City of La Quinta Appendix: A: CalEEMod Modeling B: Cultural Memo, CRM Tech C: Geotechnical Report 2008, Krazan and Associates D: Geotechnical Report Update 2022, Krazan and Associates E: Hydrology Report: DRC Engineering, Inc. F: Water Quality Management Plan, DRC Engineering, Inc. G: Noise and Vibration Impact Analysis, LSA H: Traffic Report 2008, Clyde E. Sweet and Associates I: Traffic Report Update 2022, Translutions ' However, if the SPA is approved and the market changes to conditions less favorable to residential developments, the project applicant could default to the previously approved Specific Plan Amendment No. 2 site plan and land uses. 71 I I I COUNTRY CL•UB•DR,- ` OD - PALM DESERT a a z I HOVL•EY--L•N 42N1 z Ico _ 7 „_„_,■_„ FRED -WAR Nv I INDIAN WELL PROJECT SITE D—MILES-AVE INDIO w �1 0 z j 0 = o o � �AVENUE•52� ocn = Q Zin Lu = Ln W L Lu m `iLu : r J Z ■ o - L Lu LL LL - w ■ ve�`O N z O Y ev T HWY 111 47TH•AVE C W o 2 54TH AVE - MSA CONSULTING, INC. VICINITY MAP > PLANNING > CIVIL ENGINEERING > LAND SURVEYING 0�5,000 JEFFERSON SQUARE I I IFT EXHI�T 1 MSA CONSULTING, INC. ti SITE PLAN > PLANNING > CIVIL ENGINEERING > LAND SURVEYING oR ( JEFFERSON SQURE NOT TO SCALE EXH I T 3 • F77-7 PLANNING AREA 2 PLANNING AREA 1 ' [-J r RES 1 RETAIL 2 RETAIL 5 RETAIL 3 r ""_ rn i -- --- - I I RES 3 r� RES 2 RETAIL 1 r..� L 4 _.. x, 1il.r�11f WI -0 I Fl Fri L ---J OCE RETAIL 4 _ I - JEFFERSON STREET MSA CONSULTING, INC. SPA NO.3 PLANNING AREAS 1 AND 2 JEFFERSON SQUARE > PLANNING > CIVIL ENGINEERING > LAND SURVEYING EXH1��F 4 Jefferson Square Flora Residential Project Initial Study/Mitigated Negative Declaration April 2024/Page 12 1"T .119181:%llMe=011.►vI:T6121u11301:Ir11L17:T4J1163 ENVIRONMENTAL FACTORS POTENTIALLY AFFECTED: The environmental factors checked below would be potentially affected by this project, involving at least one impact that is a "Potentially Significant Impact" as indicated by the checklist on the following pages. ❑ Aesthetics ❑ Agriculture and Forestry Resources ❑ Air Quality ❑ Biological Resources ® Cultural Resources ❑ Energy ❑ Geology / Soils ❑ Greenhouse Gas Emissions ❑ Hazards & Hazardous Materials ❑ Hydrology / Water Quality ❑ Land Use / Planning ❑ Mineral Resources ® Noise ❑ Population / Housing ❑ Public Services ❑ Recreation ❑ Transportation ® Tribal Cultural Resources ❑ Utilities / Service Systems ❑Wildfire ElMandatory Findings of Significance DETERMINATION: (To be completed by the Lead Agency) On the basis of this initial evaluation: ❑ I find that the proposed project COULD NOT have a significant effect on the environment, and a NEGATIVE DECLARATION will be prepared. I find that although the proposed project could have a significant effect on the environment, there will ® not be a significant effect in this case because revisions in the project have been made by or agreed to by the project proponent. A MITIGATED NEGATIVE DECLARATION will be prepared. ❑ I find that the proposed project MAY have a significant effect on the environment, and an ENVIRONMENTAL IMPACT REPORT is required. I find that the proposed project MAY have a "potentially significant impact" or "potentially significant ❑ unless mitigated" impact on the environment, but at least one effect 1) has been adequately analyzed in an earlier document pursuant to applicable legal standards, and 2) has been addressed by mitigation measures based on the earlier analysis as described on attached sheets. An ENVIRONMENTAL IMPACT REPORT is required, but it must analyze only the effects that remain to be addressed. I find that although the proposed project could have a significant effect on the environment, because ❑ all potentially significant effects (a) have been analyzed adequately in an earlier EIR or NEGATIVE DECLARATION pursuant to applicable standards, and (b) have been avoided or mitigated pursuant to that earlier EIR or NEGATIVE DECLARATION, including revisions or mitigation measures that are imposed upon the proposed project, nothing further is required. May 3, 2024 Signa Date: City of La Quinta 17:� Jefferson Square Flora Residential Project Initial Study/Mitigated Negative Declaration April 2024/Page 13 Table 1 Jefferson Square Multi-Familv Development Mitigation and Monitoring Program Section Mitigation Measures Responsible for Monitoring Timing Impact after Mitigation V. Cultural CUL -1: The presence of a qualified archaeologist and Tribal monitor shall be required Resources during all project related ground disturbing activities at and around the reinterred resource site. If disturbances to that location — and potentially to the depth of eight feet — cannot be avoided, the applicant shall work with the Cabazon Band of Mission Planning Indians regarding the possibility of moving the cremation remains to a different portion of the project area, and shall demonstrate to the City in writing that this agreement has Department been executed and undertaken to the Tribe's satisfaction. The project applicant shall QualifiedDuring record a permanent 10 -foot by 10 -foot easement at the reinterred site at the southwest Archaeologist grading and corner of the project, in favor of the Cabazon Band of Mission Indians concurrent with Developer other Less than significant recordation of the Parcel Map. ground In the event that potentially significant archaeological materials are discovered, all Approved Native disturbing work must be halted in the vicinity of the archaeological discovery until the American activities archaeologist can assess the significance of the find, and its potential eligibility for Monitor listing in the California Register of Historical Resources (CRHC). Should buried Developer cultural deposits be encountered, the monitor may request that destructive construction halt in the vicinity of the deposits, and the monitor shall notify a qualified archaeologist (Secretary of the Interior's Standards and Guidelines), within 24 hours, to investigate. Additional consultation with the tribes may be required. VII. Geology GEO-1: Overexcavation and Recompaction — Building and Foundation Areas and Soils Planning To reduce post -construction soil movement and provide uniform support for the Department buildings and other foundations, overexcavation and recomposition within the proposed building footprint areas should be performed to a minimum depth of at least Project Soil twelve (12) inches below existing grades. The actual depth of the overexcavation and Engineer During Less than significant recompaction should be determined by the geotechnical field experts during construction construction. The exposed subgrade at the base of the overexcavation should then be scarified, moisture -conditioned as necessary, and compacted. The overexcavation and Project recompaction should also extend laterally five feet (5') beyond edges of the proposed Construction footing or building limits. Any undocumented fill encountered during grading should Contractor be removed and replaced with Engineered Fill. This will apply to Buildings 1, 4, 5, and 77 Jefferson Square Flora Residential Project Initial Study/Mitigated Negative Declaration April 2024/Page 14 Section Mitigation Measures Responsible for Monitoring Timing Impact after Mitigation 6. For Buildings 2 and 3, recommendations presented in the Geotechnical Engineering Investigation should be followed. Overexcavation and Recompaction — Proposed Parking Areas To reduce post -construction soil movement and provide uniform support for the proposed parking and drive areas, overexcavation and recompaction of the near surface soil in the proposed parking area should be performed to a minimum depth of at least twelve (12) inches below existing grades or proposed subgrade, whichever is deeper. The actual depth of the overexcavation and recompaction should also extend laterally at least three (3) feet beyond edges of the proposed paving limits or to the property boundary. Any undocumented fill encountered during grading should be removed and replaced with Engineered Fill. Any buried structures encountered during construction should be properly removed and the resulting excavations backfilled with Engineered Fill, compacted to a minimum of 95 percent of the maximum dry density based on ASTM Test Method D1557. Excavations, depressions, or soft and pliant areas extending below planned finished subgrade levels should be cleaned to firm, undisturbed soils and backfilled with Engineered Fill. Concrete footings should be removed to an equivalent depth of at least 3 feet below proposed footing elevations or as recommended by the Soils Engineer. Any other buried structures encountered, should be removed in accordance with the recommendations of the Soils Engineer. The resulting excavations should be backfilled with Engineered Fill. A representative from a professional geotechnical firm should be present during all site clearing and grading operations to test and observe earthwork construction. This testing and observation is an integral part of the service as acceptance of earthwork construction is dependent upon compaction of the material and the stability of the material. The soils engineer may reject any material that does not meet compaction and stability requirements. XIII. Noise NOI-1: The project construction contractor shall equip all construction equipment, Planning During fixed or mobile, with properly operating and maintained noise mufflers, consistent Department Less than significant with manufacturer's standards. construction 78 Jefferson Square Flora Residential Project Initial Study/Mitigated Negative Declaration April 2024/Page 15 Section Mitigation Measures Responsible for Timing Impact after Monitoring Mitigation Project Construction Contractor Planning Department NOI-2: The project construction contractor shall locate staging areas away from off- During Less than significant site sensitive uses during project development. Project construction Construction Contractor Planning Department N0I-3: The project construction contractor shall place all stationary construction During equipment so that emitted noise is directed away from sensitive receptors nearest the Project construction Less than significant project site whenever feasible. Construction Contractor N0I-4: Once final plans are available to detail the exterior wall construction and a Planning window manufacturer has been chosen, a Final Acoustical Report (FAR) shall be Department Once final submitted to the City to demonstrate the reduction capability of the exterior facades plans are Less than significant and to identify any specific upgrades necessary to achieve an interior noise level of 45 Project available dBA CNEL or below. Applicant Planning N0I-5: Should the commercial retail development plan be picked for PA2, the project Department Prior to proponent shall include prohibition on deliveries to Shops 1, Shops 2 and Pad C during occupancy Less than significant the hours of 9 p.m. to 8 a.m. in the project CC&Rs shall be submitted to the City Project of buildings Attorney's office for review and approval prior to issuance of building permits. Applicant Planning Prior to Department issuance of N0I-6: The use of heavy equipment is prohibited within 15 feet of existing demolition Less than significant commercial structures, unless the provisions of NOI-7 are first implemented. Project or grading Applicant permits 79 Jefferson Square Flora Residential Project Initial Study/Mitigated Negative Declaration April 2024/Page 16 Section Mitigation Measures Responsible for Monitoring Timing Impact after Mitigation NOI-7: If heavy equipment is necessary within 15 feet of existing structure the following actions shall be implemented prior to issuance of grading permits : o Identify structures that could be affected by ground -borne vibration and would be located within 15 feet of where heavy construction equipment would be used. This task shall be conducted by a qualified structural engineer as approved by the City's Director of Community Development or designee. o Develop a vibration monitoring and construction contingency plan for approval by the City's Director of Community Development, or designee, to Planning Prior to identify structures where monitoring would be conducted; set up a vibration Department issuance of monitoring schedule; define structure -specific vibration limits; and address demolition Less than significant the need to conduct photo, elevation, and crack surveys to document before and after construction conditions. Construction contingencies would be Project or grading identified for when vibration levels approached the limits. Applicant permits o At a minimum, monitor vibration during initial demolition activities. Monitoring results may indicate the need for more intensive measurements if vibration levels approach the 0.2 PPV (in/sec) threshold. o When vibration levels approach the 0.2 PPV (in/sec) limit, suspend construction and implement contingencies as identified in the approved vibration monitoring and construction contingency plan to either lower vibration levels or secure the affected structures. :M Jefferson Square Flora Residential Project Initial Study/Mitigated Negative Declaration April 2024/Page 17 Environmental Checklist and Discussion: The following checklist evaluates the proposed project's potential adverse impacts. For those environmental topics for which a potential adverse impact may exist, a discussion of the existing site environment related to the topic is presented followed by an analysis of the project's potential adverse impacts. When the project does not have any potential for adverse impacts for an environmental topic, the reasons why there are no potential adverse impacts are described. Sources: La Quinta 2035 General Plan Update, 2013; La Quinta 2035 General Plan Update Environmental Impact Report, 2013; La Quinta Municipal Code, Google Maps, Street View. Setting: Scenic Vistas The topography of the region progresses from the flat desert floor, where La Quinta is located, to the top of mountaintops that rise over 10,000 feet. The contrast between the flat desert landscape and the mountain peaks surrounding it provides views and picturesque landscapes for residents and visitors. The City of La Quinta is located adjacent to the Santa Rosa Mountains to the west and south, which reach 8,717 feet at Toro Peak (southwest of the City). Areas beyond the City boundaries include the San Jacinto Mountains to the northwest, the San Gorgonio Mountains to the northwest, the Little San Bernardino Mountains to the northeast and east, and Indio Hills to the north. Image Corridors According to the La Quinta General Plan, the scenic resource that can be viewed from the City's public rights-of- way provide some of the most beautiful views in the Coachella Valley and add significantly to the community's quality of life. The City's scenic resources include the coves within the foothills, the expansive views of the Santa Rosa Mountains, the streetscapes, parkway easements along roads, and rural areas. Threats to scenic image corridors include inappropriate and unattractive land uses, unattractive or inadequate landscaping, inadequately buffered parking, excessive or inappropriate signage, high walls and berms that block walls, and overheard powerlines that degrade views. According to Exhibit II -4 of the La Quinta General Plan, Fred Waring Drive and Jefferson Street, adjacent to the Jefferson Square Specific Plan area, are designated as Image Corridors. Visual Character 81 Potentially Less Than Less Than No 1. AESTHETICS — Except as provided in Public Significant Significant Significant Impact Resources Code Section 21099, would the project: Impact with Mitigation Impact Incorporation a) Have a substantial adverse effect on a scenic ❑ ❑ ® ❑ vista? b) Substantially damage scenic resources, including, but not limited to, trees, rock ❑ ❑ ® ❑ outcroppings, and historic buildings within a state scenic highway? c) In non -urbanized areas, substantially degrade the existing visual character or quality of public views of the site and its surroundings? (Public views are those that are experienced from publicly accessible ❑ ❑ ® ❑ vantage point). If the project is in an urbanized area, would the project conflict with applicable zoning or other regulations governing scenic quality? d) Create a new source of substantial light or glare, which would adversely affect day or nighttime ❑ ❑ ® ❑ views in the area? Sources: La Quinta 2035 General Plan Update, 2013; La Quinta 2035 General Plan Update Environmental Impact Report, 2013; La Quinta Municipal Code, Google Maps, Street View. Setting: Scenic Vistas The topography of the region progresses from the flat desert floor, where La Quinta is located, to the top of mountaintops that rise over 10,000 feet. The contrast between the flat desert landscape and the mountain peaks surrounding it provides views and picturesque landscapes for residents and visitors. The City of La Quinta is located adjacent to the Santa Rosa Mountains to the west and south, which reach 8,717 feet at Toro Peak (southwest of the City). Areas beyond the City boundaries include the San Jacinto Mountains to the northwest, the San Gorgonio Mountains to the northwest, the Little San Bernardino Mountains to the northeast and east, and Indio Hills to the north. Image Corridors According to the La Quinta General Plan, the scenic resource that can be viewed from the City's public rights-of- way provide some of the most beautiful views in the Coachella Valley and add significantly to the community's quality of life. The City's scenic resources include the coves within the foothills, the expansive views of the Santa Rosa Mountains, the streetscapes, parkway easements along roads, and rural areas. Threats to scenic image corridors include inappropriate and unattractive land uses, unattractive or inadequate landscaping, inadequately buffered parking, excessive or inappropriate signage, high walls and berms that block walls, and overheard powerlines that degrade views. According to Exhibit II -4 of the La Quinta General Plan, Fred Waring Drive and Jefferson Street, adjacent to the Jefferson Square Specific Plan area, are designated as Image Corridors. Visual Character 81 Jefferson Square Flora Residential Project Initial Study/Mitigated Negative Declaration April 2024/Page 18 The existing visual character of the City is suburban. The incorporated portion of La Quinta exemplifies the suburban visual character, comprised of residential neighborhoods, commercial shopping centers, office parks, golf courses, parks and community facilities built along landscaped boulevards with curb, gutter and sidewalks. Buildings tend to be low-rise, which preserves views of the surrounding mountains from private and public lands. An interconnected street system provides accessibility throughout the City, and, for the most part, streets are developed with sidewalks, curbs, and gutters. Landscaping along rights-of-way provides visual relief from the built environment and enhances the visual character of the community (LQGP EIR, page III -5). Light and Glare Existing light and glare within the City are produced in areas such as the commercial centers at the Fred Waring Drive and Jefferson Street intersection. Residential neighborhoods and communities produce low ambient lighting in the area. Additional sources of light include the existing park's recreational facilities, vehicular traffic, and traffic signals at the Fred Waring Drive and Jefferson Street intersection. a) Less Than Significant Impact. The perception and uniqueness of scenic vistas from a particular setting vary according to location and surrounding context. According to the La Quinta 2035 General Plan Update (GPU), development within the City limits is generally built at lower densities, and buildings throughout the planning area tend to be low rise structures. Views of local mountains and scenic vistas throughout the incorporated portions are generally good, however views are also influenced by suburban development, which includes the presence and intensity of man-made neighboring improvements (e.g., structures, overhead utilities and vegetation). The massing of structures and vegetation in the project area and surroundings interacts with the region's natural landscape and can obstruct or compliment the scenic vistas. The evaluation of scenic vistas takes into consideration the physical compatibility of proposed projects in relation to land uses, transportation corridors, or other vantage points, where the enjoyment of unique vistas may exist, such as residential areas or scenic roads. Within the City, scenic vistas include views of natural features, including the Santa Rosa, San Jacinto, and Little San Bernardino Mountains. The development of new manmade structures, including buildings, streets, signage, walls, and landscaping has the potential to replace or disrupt views of the surrounding natural landscape (2035 General Plan Update). As stated in the Project Description, the Jefferson Square Specific Plan area encompasses approximately 10.27 acres at the southwest corner of Fred Waring Drive and Jefferson Street. The northern 5.17 acres of Jefferson Square (PAI) include developed commercial buildings (attached and detached), including CVS Pharmacy, Dutch Bros Coffee, and salon services, occupying approximately 39,000 square feet of building area. The southern 5.10 -acres of the Jefferson Square Specific Plan area (PA2) has been disturbed and includes two vacant, graded pads and a paved parking lot. The graded pads are currently undeveloped with exposed soil and sparse vegetation growth. The western -most graded pad is surrounded by chain link fencing. The second pad is located along the southern property boundary. The remainder of PA2 operates as a paved parking lot with landscaped medians. SPA No. 3 allows the development of up to 95 units, or the development of up to 47,500 square feet of commercial retail in PA2. No changes to the developed area in PAI are proposed in SPA No. 3. Due to the project's location in the northern portion of the City, views of the regional mountain ranges are distant and largely obstructed by existing structures, infrastructure, and landscaping. From the Jefferson Square Specific Plan and surrounding public viewsheds (i.e., Jefferson Street and Fred Waring Drive), the Little San Bernardino Mountains to the north and northeast are distant and obstructed by the existing landscaping, commercial buildings, street and light posts, and electricity power poles. The San Jacinto Mountains to the west are distant and largely obstructed by existing structures and landscaping, however, the mountain peak is visible from the project depending on viewpoint location. The Santa Rosa Mountains to the south are largely obstructed by existing residential buildings and landscaping. Similar to the San Jacinto Mountains, peak views of the Santa Rosa Mountains are visible from some areas within the project, depending on location of landscaped trees. The exhibits below illustrate the existing views of the surrounding scenic vistas (i.e., mountains), when viewed from the project site (source, Google Maps). 82 Jefferson Square Flora Residential Project Initial Study/Mitigated Negative Declaration April 2024/Page 19 Exhibit I-2 Little San Bernardino Mountain (north) from PAI 83 Jefferson Square Flora Residential Project Initial Study/Mitigated Negative Declaration April 2024/Page 20 i Exhibit 1-4 Santa Rosa Mountains (south) As illustrated in the exhibits above, the existing views of the Little San Bernardino, San Jacinto, and Santa Rosa Mountains are distant and largely obstructed by existing commercial and residential structures, landscaping (i.e., mature trees), and manmade infrastructure (i.e., parking lot light posts, signs, electricity power poles, etc.). However, peak views of these mountains are visible depending on viewpoint location, such as areas where there is a visual break between the existing structures and landscaping. SPA No. 3 would allow the development of PA2 as a multifamily residential community consisting of up to 95 units. Associated improvements include paved drive aisles, covered parking stalls, and parking spaces, pedestrian pathways, and landscaped features. The residential units could be developed as one-, two-, and three-story apartments, condominiums, and townhomes, in accordance with the development standards and design guidelines of SPA No. 3. As stated in the project description, an SDP proposes the development of 89 multifamily residential units in 6, two- to three-story buildings. The following analysis evaluates the multifamily residential development, as proposed under the SDP. Building 1 is located on the western side of the project, on the vacant and graded pad, and will consist of a three-story, slab -on -grade, wrap-around building. Buildings 2 84 Jefferson Square Flora Residential Project Initial Study/Mitigated Negative Declaration April 2024/Page 21 and 3 are located east of Building 1 and will consist of two rows of three-story, three-bedroom townhomes. Buildings 4,5, and 6 are located south of Buildings 2 and 3 and will contain two-story, three-bedroom units, and three-story, three-bedroom units. All townhomes, per the SDP, include an attached two -car garage. Currently, the maximum building height allowed in the project area, as established by the existing Specific Plan, is 35 feet. SPA No. 3 proposes a maximum building height of 43.75 feet in PA2, which is in conformance with the City's MU Mixed Use Overlay Regulations. It should be noted, however, that SPA No. 3 limits the maximum structure height within 75 feet of the southern property line, where adjacent to single family residential, to 28 feet. The impacts of the building height increase in PA2 of the Specific Plan area would result in taller structures to allow for the two- to three-story multifamily buildings. The exhibit below illustrates the buildings proposed under the SDP and includes a three-story apartment building and two- and three-story townhouse elevations. Exhibit I-5 Building 1 East Elevation fli,i1 1iiai Exhibit I-6 Building 5 and 6 South Elevation ------------------------------------------------------------ F71 FaL R n R Fi �L FA FA -L i k1b As previously stated, the views of the surrounding scenic vistas are limited by existing development. The following discussion analyzes the views of the scenic vistas from public viewsheds north, east, south, and west of the project as well as the impact of the SPA area (i.e., the 10.27 -acre Jefferson Square area) and the multifamily project in PA2 on scenic vistas. Views from the Northern Properties/Public Viewsheds: Public viewshed locations north of the Specific Plan area occur along Fred Waring Drive. Single family residential properties lie north of Fred Waring Drive, however, views from these properties are private and obstructed by existing block walls and landscaping. From the northern viewpoint location (i.e., Fred Waring Drive), the Santa Rosa Mountains to the south are largely obstructed by existing buildings in PAI, landscaping, and additional infrastructure. However, some views of the Santa Rosa Mountains are visible in-between buildings. PAI. is currently developed and would not result in impacts to the scenic vista witnessed along Fred Waring Drive. PA2 is proposed south of the existing commercial uses in PAI; thus development of the project site could obstruct views of the Santa Rosa Mountains to the south. The 85 Jefferson Square Flora Residential Project Initial Study/Mitigated Negative Declaration April 2024/Page 22 residential 2- to 3 -story buildings would briefly obstruct views of the Santa Rosa Mountains from pedestrians and motorist traveling along Fred Waring Drive and through the parking lot of PAL However, this view is currently largely obstructed by existing commercial structures, landscaping, including mature trees, and the residential roofs of the existing Monticello single family homes. Moreover, relief between buildings would provide views of the mountains to the pedestrians and motorists. It should also be noted that the primary scenic vistas observed from Fred Waring Drive includes the San Jacinto Mountains when traveling westbound, and the Little San Bernardino Mountains when traveling eastbound. The project will not obstruct views of these mountains due to its orientation south of Fred Waring Drive. Views from the Eastern Properties/Public Viewsheds: Viewshed locations east of the Specific Plan area occur along Jefferson Street and the commercial area east of Jefferson Street. From this location, views of the San Jacinto Mountains to the west are largely obstructed by existing commercial buildings, manmade structures and landscaping. Depending on viewpoint location, midrange and peak views of the San Jacinto Mountains are visible between existing structures and trees. PA1 in the Specific Plan area would not result in further obstructed views of the scenic vistas because development is not proposed in PAI as part of the project. However, SPA No. 3 allows the development of PA2 to include 47,500 square feet of commercial retail or up to 95 multifamily units and associated amenities and improvements. The proposed multifamily buildings would result in the obstruction of scenic vistas to the west, when observed from Jefferson Street (east). The lower slopes of the San Jacinto Mountains would be obstructed by the project when viewed from the eastern properties, but peak views would be visible in areas where relief between buildings and trees occur. Additionally, the primary scenic vistas observed by motorists and pedestrians traveling along Jefferson Street include the Little San Bernardino Mountains from the northbound lanes, and the Santa Rosa Mountains from the southbound lanes. The project would not obstruct the views of the primary scenic vistas when viewed from Jefferson Street's north- and south -bound lanes. Views from the Southern Properties/Public Viewsheds: Viewshed locations south of the Specific Plan area occur within the Monticello residential development, located immediately south of the project site. Currently, the existing residences have limited views to the north due to the presence of the six-foot wall and up to 30 -foot -tall trees. Additional obstructions include existing light posts associated with the Jefferson Square Specific Plan and electricity power lines along Fred Waring Drive. Distant views of the Little San Bernardino Mountain peaks can be seen from some locations at the south -lying properties. However, as previously stated, these views are interrupted by mature trees and existing infrastructure. As stated throughout, PAI is currently developed, and no changes are proposed. However, SPA No. 3 allows the development of up to 95 residential units within PA2. These residential units could occur within two-, and three-story buildings. PA2 abuts the backyards of approximately seven of the Monticello residential properties. The development of the proposed multifamily units would result in some obstructions to the Little San Bernardino Mountains when viewed from the backyards of the private residences and along Memorial Place (in between the residential houses). These homes are located at a lower elevation relative to the SPA No. 3 property and have 6 -foot -tall screen walls. SPA No. 3 limits the maximum structure height within 75 feet of the southern property line, where adjacent to single family residential, to 28 feet. As a result, the SDP plan proposes 2 -story townhomes set back approximately 70 feet from the closest single family residence. Moreover, the SDP proposes landscaping along the project's southern boundary, including a 165 foot long, 12- to 15 -foot -tall hedge between two of the single family homes and Buildings 5 and 6 for additional screening purposes. See Exhibits I-7 through I-12 for visual simulations generated from the southern properties, and the proposed location of landscaped hedge, as proposed in the SDP. The proposed landscaping will act as a screen for the proposed multifamily residential structures at the southeastern boundary of the property and preserve privacy for the existing and proposed residences. Jefferson Square Flora Residential Project Initial Study/Mitigated Negative Declaration April 2024/Page 23 Additionally, the development of the buildings could extend up to 43.75 feet in height, which would be taller than the surrounding structures and would result in obstructed views for viewers to the south compared to existing conditions. It is important to note that Buildings 1, 4, 5 and 6 are proposed in the same locations where previous commercial buildings were approved under SPA No. 2 at heights of up to 35 feet tall. Additionally, SPA No. 3 limits the maximum structure height within 75 feet of the southern property line, where adjacent to single family residential, to 28 feet. Building I would be located approximately 133.7 feet from the property boundary (i.e., existing block wall). The 3 -story townhomes in Buildings 2 and 3 are proposed approximately 128.3 feet north of the single-family residential building to the south. Overall, the multifamily buildings will result in a new obstruction to the Little San Bernardino Mountains when viewed from the backyards of the single-family residences to the south. Building height restrictions and landscaping are proposed to reduce impacts to the scenic vistas. Exhibits 1-8 through I-11 illustrate before and after images from the right-of-way, Memorial Place (Locations I — 3) and one location from the backyard of a private residence (Location 4). As illustrated, the building and rooflines are visible from Memorial Place (Locations 1 and 3). From Location 4, the roofline is visible, however, the building fagade is not visible from the private backyard. The proposed landscaping (including hedges) along the property's southern boundary acts to extend the private residence's existing landscaping, while adding screening for privacy. Therefore, impacts of the buildings to the south -lying properties will be less than significant. Exhibit I-7 Location Key Map �� B ILBI G BUILDINGS BUILDING 4 i � x p' BUILDING 6 PA 1 y ` APN 604521014 APN 604521013 RETAIL f �I 4 + APN 604521011 MSA CONSULTING, INC. KEY MAP >GL4,NNINC- iI r.:NUP' >IAN�',Wu;i_�,-�N� o ti as JEFFERSON SQUARE I I IR 87 Jefferson Square Flora Residential Project Initial Study/Mitigated Negative Declaration April 2024/Page 24 Exhibit I-8 Location 1 Before and After Jefferson Square Flora Residential Project Initial Study/Mitigated Negative Declaration April 2024/Page 25 *No change here due to the location between Building 1 and 3, resulting in visual relief between buildings. Jefferson Square Flora Residential Project Initial Study/Mitigated Negative Declaration April 2024/Page 26 Exhibit I-10 Location 3 Before and After �08 � ayy`�s � 4 tT1F f +i ;or - V r a„ictr�.< �� •f - - ......_.....:.ice. Jefferson Square Flora Residential Project Initial Study/Mitigated Negative Declaration April 2024/Page 28 Exhibit I-12 Fences and Walls Plan ADJACENT PARK FENCES AND WALLS LEGEND � Evis[�ng pro{ffrp�lme Gmu wml. pilaster, a.tll placewla r steel Sensing m M1e e��teamtl in war Gg'lilgn Lewc Uwallwl[n srucm fine mrnaran �g almg]eNe��n Yrew O'Hgn tla[aaa spf xall wltn Gle r wal by tnesn Gry per wPa+alcwde�le'� 1111111111 6-0"H gNwbu+eratenpoderc ,PSento (refer muxairm ro, rMerenceV � E'0'nigh tlecorMrve s[. _.. wall Ce51gn enetl Ser appiaval M rM1e ty par are sunn,tral geMsgnage rso s'�rltansapesign� � aPp 1 by— C,y per separate wbmi[[al 3'-6"Ngn tlemati�e xrc¢n wau WA LL AND FENCE MATERIAL AND COLOR NOTE DETAIL DI: POOL ENCLOSURE FENCE P11P111Y Lill) Ai9h[of WaY ] F F Q$ Q N $ T R F F i .Prpperty�� SECTION A, PROPOSED LANDSCAPE SCREENING FOR ADJACENT NEICHRORS SL`SS1-- SECTION A: PROPOSED LANDSCAPE SCREENING FOR ADJACENT NEIGHBORS SEMON V$" -i'-( O 4' 8' fi' Views from the Western Properties/Public Viewsheds: Viewpoint locations west of the Specific Plan area occur at Monticello Park, along Monticello Avenue (west of the park), and residential properties (west of Monticello Avenue). From these locations, views of the Little San Bernardino Mountains to the northeast are distant and largely obstructed by existing mature trees throughout Monticello Park, as well as the commercial structures and landscaping associated with the Jefferson Square Specific Plan area. The ultimate construction of a multi -family community on the site would result in the limited obstruction of views from the public viewpoint west of the project. Project development could result in a three-story apartment building that would result in short-range view blockage when observed from Monticello Park. Jefferson Square Flora Residential Project Initial Study/Mitigated Negative Declaration April 2024/Page 29 Views to the east, however, do not include scenic vistas, as mountain ranges are too distant to be observed at this location. Further, Monticello Park is at a lower elevation than the site, and already includes limited views to the east. The views of the Little San Bernardino Mountains from southwest of the project, to the northeast, are largely obstructed by the existing commercial buildings and landscaping located within PAL Additionally, the primary scenic vistas observed from the southwestern properties include the Little San Bernardino Mountains to the north and the Santa Rosa Mountains to the south. Development of the proposed project will not obstruct views of the Little San Bernardino Mountains to the north or Santa Rosa Mountains to the south. Views to the north, west and south from Monticello Park would not be impacted by the proposed project due to the project's orientation east of Monticello Park. As previously stated, PA 2 includes the option to develop a commercial retail project, if the residential units are not constructed. If the commercial retail development plan is chosen, PA2 would develop 42,500 square feet of retail on Parcel 6 and 5,000 square feet of retail on Parcel 7, as contemplated in Amendment No. 2 and Environmental Assessment 2002-462. Per the analysis in EA 2002-462 for the commercial retail development plan, the commercial retail project in PA2 would not impact scenic vistas because the Specific Plan meets the standards for height and setbacks in Image Corridors. Overall, development of the project would result in some impacts to the views observed from the public viewsheds (i.e., the Jefferson Street right-of-way and from the backyards of the south -lying residences), however, peak views of the mountains would remain visible to motorists, pedestrians, and residences depending on viewpoint location. Thus, impacts to scenic vistas would be less than significant. Mitigation: None b) Less Than Significant Impact. A review of the California Scenic Highway Mapping System website revealed that the project is not located adjacent to or near any state or county, eligible or designated scenic highway. As such, the proposed site plan, architectural design, and landscaping design would not result in adverse impacts to scenic resources within a state scenic highway. The project site is not located along or near an existing or proposed state scenic highway or locally designated scenic highway. The closest designated scenic highway is State Route 74 (SR 74), which is located approximately 7. 10 miles southwest of the project site. Independent of the Caltrans Scenic Highway Program, the Circulation Element of the La Quinta 2035 General Plan Update (GPU) identifies roadways that are considered Image Corridors. Fred Waring Drive, north of the project, and Jefferson Street, east of the project, are designated as Image Corridors (GPU Exhibit II -4). Image corridors, as defined by the GPU, are City public rights-of-way that provide views of scenic resources and the natural landscape. These views may be threatened by inappropriate and unattractive land uses and landscaping, inadequately buffered parking, excessive or inappropriate signage, high walls and berms that block views and overhead power lines that degrade views. Per the site plan in the SDP, the three-story residential buildings will be visible from Jefferson Street, however, they will be set back approximately 170 feet (Building 3) and 100 feet (Building 4 and 6). According to Section 9.90.040 of the La Quinta Municipal Code, building heights should not exceed 22 feet for all buildings within 150 feet of any image corridor. SPA No. 3 proposes to revise this standard to 28 feet in building height within 150 feet of an image corridor. Building 3 is the only building located within 150 feet of Jefferson Street and proposes 2- and 3 -story townhouses. The proposed building height is 28 feet (see Exhibit I-6 above). The increased building heights may result in reduced views of the surrounding mountain ranges when viewed along Fred Waring Drive (north) and Jefferson Street (east). As stated in discussion a) above, development of PA2 would partially obstruct views of the San Jacinto Mountains (west) when viewed from Jefferson Street, and the Santa Rosa Mountains (south) when viewed from Fred Waring Drive. However, Jefferson Square Flora Residential Project Initial Study/Mitigated Negative Declaration April 2024/Page 30 as stated in discussion a), the scenic resources can be viewed between building breaks. Discussion a) also states that the primary views observed along Fred Waring are the San Jacinto Mountains from the westbound lanes, and the Little San Bernardino Mountains from the eastbound lanes. Additionally, the primary views observed from Jefferson Street include the Little San Bernardino Mountains from the northbound lane, and the Santa Rosa Mountains from the southbound lanes. Therefore, the project would not impact the views of the natural landscape when witnessed along the public rights-of-way. SPA No. 3 includes the option to develop a commercial retail development, if the residential units are not built. If the commercial retail development plan is chosen, PA2 would develop 42,500 square feet of retail on Parcel 6 and 5,000 square feet of retail on Parcel 7, as contemplated in Amendment No. 2 and Environmental Assessment 2002-462. Per the analysis in EA 2002-462 for the commercial retail development plan, the commercial retail project in PA2 would not impact Image Corridors because the Specific Plan meets the standards for height and setbacks in Image Corridors. Additionally, no scenic resources, such as groves of trees, rock outcroppings, or historic buildings are located on the project site. Therefore, there will be less than significant impacts to scenic resources. Mitigation: None C) Less than Significant Impact. According to the La Quinta General Plan Update Environmental Impact Report (GPU EIR), the existing visual character of the City can be characterized as both suburban and rural. The incorporated portion of the City, including the project site, is located in the suburban/urban context, which is influenced by typical urban land uses, including residential neighborhoods, commercial shopping centers, parks and community facilities. These land uses are built along landscaped boulevards with curb, gutter and sidewalks. The Specific Plan area is surrounded by existing residential developments to the north, west, and south, a park to the west, and commercial developments to the east. The approximately 10.27 -acre Specific Plan area is currently located within the City's Neighborhood Commercial (CN) zoning designation. CN zones are typically intended to provide for the development and regulation of small-scale commercial areas. The site is also located under a Mixed -Use (MU) Overlay district, which is intended to facilitate the development of mixed-use projects that include both multifamily residential and commercial components. The MU overlay district and the provisions of this section apply to CN zones. SPA No. 3 allows the development of multifamily buildings, consisting of up to 95 units at a maximum height of 43.75 feet in PA2, which exceeds the standard of 35 feet. The project will provide residential uses in proximity to existing neighborhood commercial uses. The proposed residential buildings are compatible with the existing CN and MU zoning. SPA No. 3 provides the design guidelines and development standards for the Specific Plan area. The design guidelines and development standards for PA 1 did not change in SPA No. 3 because PA 1 is fully developed, and no changes are proposed as part of the SPA No. 3. PA2 is a designated mixed use development zone which permits the development of commercial or multifamily uses. As such, SPA No. 3, Sections IV. and V. provide commercial and multifamily land use and development regulations as well as design guidelines for PA2. Table I-1 below indicates the multifamily development standards for PA2 as proposed in SPA No. 3. The table also compares the proposed standards to the existing CN zone and the approved SPA No. 2. y2 - Development Standard Min. / Max. development intensity (du/ac) Minimum project size (acre) Maximum building width (ft.) Minimum building separation (ft.) Maximum structure height (ft.) Max structure height within 150 ft. of Jefferson Street (ft.)(z) Max structure height within 75 ft. of southern property line where adjacent to single-family residential Maximum number of stories Maximum number of stories within 75 ft. of southern property line where adjacent to single-family residential Minimum livable area excluding garage (sq. ft.) One -bedroom apartment Two-bedroom apartment Three -Bedroom plus apartment Townhome or Condo Minimum common open area (% of net project area)(4) Active recreation area (% of common open area)(') Maximum lot coverage (% of net lot area)(0 Building Setbacks(7) From Jefferson Street Interior property lines within Specific Plan Area From residential and PR districts(l) Landscape Setback From Jefferson Street Interior property lines within Specific Plan Area From Open Space/Park Districts From residential districts(') Private garage minimum interior dimensions Jefferson Square Flora Residential Project Initial Study/Mitigated Negative Declaration April 2024/Page 31 i aaie i -i arA uom arison i anie N/A Proposed SPA No.3 CN Zone N/A (Multifamily) JJ SPA No. 2 Difference 12/24 -- N/A 1 -- N/A 300 -- N/A 6 -- N/A 43.750) 35 8.75 28(3) 22 6 28 -- N/A 3 2 CN 1 1 SPA No. 2 2 -- N/A 600 -- N/A 800 -- N/A 1,000 -- N/A 1,200 -- N/A 30 -- N/A 30 -- N/A 60 -- N/A 30 ft. 30 ft. 0 0 ft. 0 ft. 0 30 ft. 30 ft. 0 20 ft. 20 ft. 0 0 ft. 0 ft. 0 15 ft CN 5 ft. minimum 15 ft. Single -car garage: Wall to wall dimensions of 10 ft. in width by 20 ft. in depth. Two -car garage: Wall to wall dimensions of 10 ft. in width by 20 ft. in depth for standard stalls. 9 ft in width by 18 ft in depth for compact stalls 0-10 ft 5 ft. SPA No. 2 15 ft. 0 Two -car Wall-to-wall dimensions garage: 2 shall be based on providing ft. in depth 10 ft. in width and 20 ft. in and 1 ft. in depth, per required vehicle width for parking space compact stalls Jefferson Square Flora Residential Project Initial Study/Mitigated Negative Declaration April 2024/Page 32 Minimum Off -Street Parking Requirement Studio 1 covered space per unit, plus 1 covered space per unit, 0 0.5 guest spaces per unit plus 0.5 guest spaces per unit One -bedroom 1 covered space per unit, plus 2 covered spaces per unit, 1 0.5 guest spaces per unit plus 0.5 guest spaces per unit Two-bedroom 2 covered spaces per unit 2 covered spaces per unit 0 plus 0.5 guest spaces per unit plus 0.5 guest spaces per unit 2 covered spaces per unit 3 covered spaces per unit Three-bedroom plus 0.5 guest spaces per unit plus 0.5 covered spaces per 1 each bedroom over three 3 covered spaces per unit 3 covered spaces per unit Four or more bedroom plus 0.5 covered spaces per plus 0.5 covered spaces per 0 each bedroom over three, each bedroom over three, plus 0.5 guest spaces per unit plus 0.5 guest spaces per unit Senior Housing 1 covered space per unit, plus 1 covered space per unit, 0 0.5 euest spaces tier unit plus 0.5 guest spaces tier unit Notes: (1) Per Section 9.140.090 of the LQMC, a mixed-use project may be up to 25 percent more in height than in a base district. Consistent with Section 9.140.090, Table 7 proposes a maximum building height of 43.75 feet (25 percent more than the allowed building height of 35 feet in Neighborhood Commercial Districts) for the mixed-use project in PA2. Architectural appendages, such as a tower, can extend up to 48 feet. (2) 150 ft. measurement shall be from the street right-of-way. (3) Not including up to 10% of the building mass, which may extend up to 36 feet. (4) Common open area equals percent of net project area. Common open area shall consist of passive landscaped and active recreation area, and excludes parking lot landscaping. Rights-of-way, parking areas, private patios, private yards and slopes steeper than twenty percent (20%) shall not count toward the common open area requirement. "Net project area' means all of the land area included within a development project excepting those areas which are designated as primary vehicular circulation driveways, drive aisles, parking areas, stormwater retention system (above and underground), public parks, and other uses or easements which preclude the use of the land therein as part of the development project. (5) Active Recreation Area equals the percent of common open area suitable for active recreational uses such as: swimming pool, spa and related facilities; clubhouse; tot /at with play equipment, court game facilities such as tennis, basketball or racquetball, improved softball or other playfields; or similar facilities for active recreational use. (6) Lot 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 included and "net lot area" means the horizontal land area within a lot expressed in square feet, acres, or other area measurement. (7) Number given is minimum building setback depth from the Street right-of-way. In addition to the required landscape setback, the building setback may contain parking driveways, and similar facilities. (8) The number given is the minimum landscaped depth from the street right-of-way. The remaining building setback may contain parking, driveways, and similar facilities. Section 9.90.040 of the La Quinta Municipal Code requires that building within 150 feet of any general plan image corridor and major or primary arterials not exceed 22 feet in height. Table 7 in SPA No. 3 revises this standard to 28 feet within 150 feet of an image corridor to allow for architectural features and enhancements. RES 4 and RES 6 are the only buildings located within 150 feet o f Je f ferson Street and proposes 2 -story townhomes. The primary building structure height is 22 feet, however, the decorative roof/cap extends an additional six feet for a total height of 28 feet. The decorative roof is an architectural feature that adds to the aesthetic value of the project. In general, with a few exceptions, Table 1-1 shows that the multifamily development standards specified in SPA No. 3 conform with those of the CN zone and SPA No. 2. The SPA No. 3 proposes a multifamily maximum building height of 43.75 feet. The CN zone and SPA No. 2 development standards allow for a maximum 35 -foot building height. However, per Section 9.140.090 of the LQMC, a mixed-use project may be up to 25 percent more in height than in a base district. Consistent 01 Jefferson Square Flora Residential Project Initial Study/Mitigated Negative Declaration April 2024/Page 33 with Section 9.140.090, SPA No. 3 proposes a maximum building height of 43.75 feet (8.75 feet or 25 percent more than the allowed building height of 35 feet in Neighborhood Commercial Districts) for the mixed-use project in PA2. Architectural appendages, such as a tower, can extend up to 48 feet. Thus, the proposed building heights are permitted by the LQMC. Although the LQMC allows the increased building heights in mixed-use areas, SPA No. 3 limits the maximum structure height within 75 feet of the southern property line, adjacent to single family residential, to 28 feet. This is done to minimize the visual impact observed from the southern residential properties. Additionally, SPA No. 3 requires landscape screening along the southern property line to provide further privacy for the neighboring residents. Exhibit I-11 above illustrates a before and after photo simulation of the proposed SDP buildings along the southern property line. Note that with the proposed landscape screening in place, the multifamily buildings have a minimal visual impact on the neighboring residences. Finally, the maximum structure height within 150 feet of Jefferson Street proposed for the project is 28 feet, while the CN/SPA No.2 currently states 22 feet. This area is subject to the Jefferson Street Image Corridor Standards. The increase in building height limits could result in taller buildings by 6 feet than the originally approved 22 -foot maximum structure height within 150 feet of Jefferson Street. The increase of 6 feet for the proposed project allows for architectural features and enhancements. Residential buildings 4 and 6 are the only buildings located within 150 feet of Jefferson Street and both are proposed as two-story townhomes. Building 6 is the nearest to Jefferson Street at 103 feet from the property line. The primary building structure height is 22 feet; however, the decorative roof extends an additional six feet for a total of 28 feet. The decorative roof is an architectural feature that adds to the aesthetic value of the property by hiding the mechanical equipment (as required in LQMC Section 9.100.050(B), Screening) and creating a variety of rooflines onsite. The east/west orientation of these buildings minimizes the impact of this change in height to the width of the structures. Moreover, the new buildings will vary in height and will include various setbacks, scale and massing, similar to the existing commercial buildings in PAL Jefferson Square Flora Residential Project Initial Study/Mitigated Negative Declaration April 2024/Page 34 Exhibit I-14 Proposed and Existing Buildings _o® a o ®o_ IliHE_W13D M M f_U1®U — =—®_ OR 93. ®ern 7• ix�" s,�vwvnsEo�+aticM a.,,lo,xc r. nyn�Wii�WlvL� L■ J& EE M mJ21 >• 1 1 1 I� i� Ne EIvv a V fired Wamng . 3 1 Eaai Elevation along JeReraon St 2 Eeet Elevegen elongl�.5Ylwml.,, 1 I Table I-1 indicates that the multifamily building and landscape setback standards proposed in SPA No. 3 are the same as those in SPA No. 2; therefore, the project will be consistent with these standards as they affect scenic quality.. Per Table I-1, the minimum garage interior size varies slightly because it allows 9 -foot wide and 18 -foot deep spaces for compact stalls as well as standard sizes (10 feet width and 20 feet depth). The garage sizes will not result in impacts to the scenic quality because the size variation (1 -foot width and 2 -foot depth) is not enough to result in significant changes to the size of the garage. Finally, the project buildings would be required to comply with the Design Guidelines established in Section V of SPA No. 3. The design guidelines have been developed as a method of achieving a high quality and cohesive design character for the development of the Specific Plan area. They provide specific design criteria for the development of the project, and provide guidance to City staff, Planning Commission, and City Council in the review of construction plans for the project area. Section V establishes guidelines regarding building mass and scale, roof treatments, and architectural features, as they relate to commercial development or multifamily development. The design guidelines also establish standards for walls and fences and building materials and colors. The guidelines are established to ensure that the project would not result in degradation of the scenic quality in the area. Mitigation: None d) Less than Significant Impact. The proposed project is the existing Jefferson Square Specific Plan area in the City of La Quinta. The project property is surrounded by existing commercial buildings to the north, Jefferson Street to the east, residential buildings to the south, and a neighborhood park to the west. Existing sources of fixed nighttime lighting in the project's vicinity can be attributed to the existing commercial buildings, homes, traffic signals at the intersection of Jefferson Street and Fred Waring Drive, and ground Jefferson Square Flora Residential Project Initial Study/Mitigated Negative Declaration April 2024/Page 35 mounted parking lot light fixtures on the project site, as well as north and east of the project site. Individual home lighting typically consists of low -intensity, wall -mounted, downward -oriented fixtures in the patio, side and front yards of homes. Commercial lighting also consists of wall -mounted, downward -oriented fixtures along building frontages near entrances, and pole -mounted downward -oriented fixtures in the parking lot. Along Jefferson Street and Fred Waring Drive, nighttime vehicular circulation, traffic lights, and landscaping illumination contribute to the nighttime ambient lighting. Day -time glare can also be attributed to the existing vehicular traffic. SPA No. 3 allows for development of a multifamily residential community and associated parking spaces. In accordance with the SPA No. 3 design guidelines, exterior materials for the residential buildings will be consistent with the existing commercial buildings associated with the Jefferson Square Specific Plan. Materials will include stone facades, and stucco exterior walls. Building surfaces will not have highly reflective construction materials or other conditions that would cause substantial daytime or nighttime glare. The proposed building finishes, are expected to have low solar reflectivity. The project will provide various forms of lighting to adequately illuminate the parking areas, entrances, walkways, building frontages, and other project features for security purposes. According to the proposed SPA No. 3, exterior lighting, when used, should enhance the building design and the adjoining landscape, and should be of a design and size compatible with the buildings and adjacent areas. In compliance with Chapter 9.100.150 of the La Quinta Municipal Code, the proposed exterior lighting shall be shielded and located and directed so as not to shine directly on adjacent properties. Parking lot light poles will be equipped with a recessed lamp and a flush lens and shall not exceed a maximum height of 18 feet throughout the site in order to shield the parking light fixtures from adjacent land uses and control direct glare and light spill from those fixtures. According to the project photometric plan, the maximum foot candle (fc) within the project site is 6.7 fc in the parking lot. Along the project's southern boundary, the maximum foot candle will be 0.3, however, at the residential properties to the south, project -generated light will not exceed 0.0 fc. Along the western project boundary, the maximum foot candle will be 0.6 fc, however, at the western properties, project -generated light will not exceed 0.0 fc. Project lighting will be consistent with the standards established in the LQMC, and light from the project will not exceed 0.0 fc at adjacent properties. Therefore, less than significant impacts are expected. As previously stated, the project has the option to develop a commercial retail development plan as approved in SPA No. 2. If the commercial retail development plan is chosen, PA2 would develop 42,500 square feet of retail on Parcel 6 and 5,000 square feet of retail on Parcel 7, as contemplated in Amendment No. 2 and Environmental Assessment 2002-462. Per the analysis in EA 2002-462 for the commercial retail development plan, the commercial retail project in PA2 would include parking lot and security lighting. The City's lighting standards will apply, which require that all light be contained within the property. therefore onsite lighting impacts will be less than significant. Mitigation: None Jefferson Square Flora Residential Project Initial Study/Mitigated Negative Declaration April 2024/Page 36 2. AGRICULTURE AND FORESTRY RESOURCES— Potentially Less Than Less Than No In determining whether impacts to agricultural Significant Significant Significant Impact resources are significant environmental effects, lead Impact with Mitigation Impact agencies may refer to the California Agricultural Incorporation 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 forest carbon measurement methodology provided in Forest Protocols adopted by the California Air Resources Board. Would theproject: a) Convert Prime Farmland, Unique Farmland, or Farmland of Statewide Importance (Farmland), as shown on the maps prepared pursuant to the ❑ ❑ ❑ Farmland Mapping and Monitoring Program of the California Resources Agency, to non-agricultural use? b) Conflict with existing zoning for agricultural use, El El Elor a Williamson Act contract? c) Conflict with existing zoning for, or cause rezoning of forest land, timberland, or timberland ❑ ❑ ❑ zoned Timberland Production? d) Result in the loss of forest land or conversion of ❑ ❑ ❑ forest land to non -forest use? e) Involve other changes in the existing environment which, due to their location or nature, could result in ❑ ❑ ❑ conversion of Farmland, to non-agricultural use? Sources: La Quinta 2035 General Plan Update, 2013; La Quinta 2035 General Plan Update Environmental Impact Report, 2013; California Farmland Mapping and Monitoring Program, California Department of Conservation, 2016. Setting: The project site and the City of La Quinta General Plan area are characterized by the urban context, primarily consisting of residential and commercial developments. Per the La Quinta General Plan Environmental Impact Report (LQGP EIR), significant agricultural resources within the City of La Quinta no longer exist. However, agriculture is still an economic factor east of the incorporated boundary, within the City's Sphere of Influence. The La Quinta General Plan facilitates urban development on lands designated as Prime Farmland, Farmland of Statewide Importance, Unique Farmland, and Farmland of Local Importance since agricultural production and have been designated for urban uses for some time. State Farmland Mapping and Monitoring Program The California Department of Conservation (DOC) established the Farmland Mapping and Monitoring Program (FMMP) in 1982 as a non -regulatory program that provides a consistent and impartial analysis of agricultural land use and land use changes throughout California. The FMMP produces maps and statistical data used for analyzing impacts on California's agricultural resources. Prime agricultural land is rated according to soil quality and irrigation status and identified by the following categories: Prime Farmland, Unique Farmland, Farmland of Statewide Importance, Farmland of Local Importance, Urban and Built -Up Land, and Other Land. Each category is described as follows: 100 Jefferson Square Flora Residential Project Initial Study/Mitigated Negative Declaration April 2024/Page 37 • Prime Farmland: areas with both good physical and chemical attributes able to sustain long-term agricultural production. • Farmland of Statewide Importance: areas that have a good combination of physical and biological characteristics for producing food, feed, forage, fiber, and oilseed crops, and is available for these uses. • Unique Farmland: areas that produce crops of statewide importance; however, contain lower quality soils than those within Prime Farmland. • Farmland of Local Importance: lands generally without irrigation, and which produce dry crops that may be important locally but are not important for statewide agriculture production. • Urban Built -Up Land: areas occupied by structures with a building density of at least 1 unit to 1.5 acres, or approximately 6 structures to a 10 -acre parcel. • Other Land: areas of land not included in any other mapping category. According to the most recent (2016) FMMP, the most prominent categories within the City of La Quinta are Urban Built -Up Land and Other Land. Farmland of Local Importance and Unique Farmland are also present within the City limits, however, agricultural production within the City has been designated for urban uses. a -e) No Impact The proposed project is located in the Jefferson Square Specific Plan property and west of Jefferson Street in the City of La Quinta. The project site is currently disturbed and includes existing buildings, graded pads and parking lots with landscaped medians. The project is not located on lands zoned for agriculture and is not covered by a Williamson Act contract. There are no areas of forest land, timberland or timberland zoned Timberland Production. According to the Williamson Act 2016 Status Report, no portion of the land is within or near a recognized Williamson Act Contract area. There are no other agricultural areas or related zoning polices with which the proposed project would conflict. The project will not impact or remove any land from the County's agricultural zoning or agricultural preserve. Additionally, the 2016 California Farmland Mapping and Monitoring Program (FMMP) indicates that the property is designated as "Urban and Built-up Land", as established by the California Department of Conservation.. The surrounding land to the north, east, south, and west are also designated as Urban and Built-up Land. The FMMP land designation does not support agricultural uses. Moreover, the project site is located within a commercial land use and zoning designation established by the City of La Quinta. The project site is not located in an existing zone for agricultural use or classified as farmland. No forest land, timberland, or Timberland Production zone occurs on the project site or in the surrounding areas, largely because forest vegetation is uncharacteristic of the Coachella Valley's desert floor environment. Therefore, the proposed project will have no impact on agricultural or forestry resources. Mitigation: None 101 Jefferson Square Flora Residential Project Initial Study/Mitigated Negative Declaration April 2024/Page 38 3. AIR QUALITY — Where available, the significance criteria established by the applicable Potentially Less Than Less Than No air quality management district or air pollution Significant Significant Significant Impact control district may be relied upon to make the Impact with Mitigation Impact following determinations. Would the project: Incorporation a) Conflict with or obstruct implementation of the ❑ ❑ ® ❑ applicable air quality plan? b) Result in a cumulatively considerable net increase of any criteria pollutant for which the project region is non -attainment under an ❑ ❑ ® ❑ applicable federal or state ambient air quality standard? c) Expose sensitive receptors to substantial ❑ ❑ ® ❑ pollutant concentrations? d) Result in other emissions (such as those leading to odors adversely affecting a substantial ❑ ❑ ® ❑ number of people? Sources: Final 2022 Air Quality Management Plan (AQMP), by SCAQMD, December 2022; Final 2003 Coachella Valley PM10 State Implementation Plan (CVSIP), by SCAQMD, August 2003; Analysis of the Coachella Valley PM10 Redesignation Request and Maintenance Plan, by the California Air Resources Board, February 2010; South Coast AQMD Rule Book; California Emissions Estimator Model (CalEEMod) Version 2022. 1, California Air Pollution Officers Association (CAPCOA) and California Air Districts; Jefferson Square Apartments Memorandum, Translutions, Inc., Nov. 21, 2022; Jefferson Square Specific Plan. Setting: Summary of Existing Air Quality Regulatory Framework: The project site and Coachella Valley are situated within the Riverside County portion of the Salton Sea Air Basin (S SAB), under jurisdiction of the South Coast Air Quality Management District (SCAQMD) and the adopted 2022 Air Quality Management Plan (2022 AQMP). The 2022 AQMP serves as a regional blueprint toward achieving the National Ambient Air Quality Standards (NAAQS) and California Ambient Air Quality Standards (CAAQS) with the most current strategies to effectively reduce emissions, accommodate growth, and minimize any negative fiscal impacts of air pollution control on the economy. The 2022 AQMP also accounts for information and assumptions from the 2020 Regional Transportation Plan/Sustainable Communities Strategy (RTP/SCS) to support the integration of land use and transportation toward meeting the federal Clean Air Act requirements. Local air quality in relation to the applicable standards for criteria air pollutants is measured at three established Coachella Valley monitoring stations that are part of the SCAQMD 2022 Annual Air Quality Monitoring Network Plan: Palm Springs (AQS ID 060655001), Indio (AQS ID 060652002), and Mecca (Saul Martinez - AQS ID 060652005). The 2022 AQMP also provides guidance for the State Implementation Plans (SIP) for attainment of the applicable ambient air quality standards. The Coachella Valley region is in non -attainment for Particulate Matter (PM10) and Ozone (03), which are described below. Particulate Matter (PM 10): PM 10 is a criteria air pollutant consisting of particulate matter (airborne particles) with an aerodynamic diameter of up to 10 microns. In terms of health effects, elevated levels of ambient particulate matter are linked to increases in respiratory infections, number and severity of asthma attacks, the number of hospital admissions, and mortality rates. As indicated in the 2022 AQMP, the Coachella Valley is currently designated as a serious nonattainment area for PM 10. 102 Jefferson Square Flora Residential Project Initial Study/Mitigated Negative Declaration April 2024/Page 39 PM10 levels in the Coachella Valley are largely attributed to sources of fugitive dust (e.g. construction activities, re -entrained dust from paved and unpaved road travel, and natural wind-blown sources). The Coachella Valley is subject to frequent high winds that generate wind-blown sand and dust, leading to high episodic PM10 concentrations, especially from disturbed soil and natural desert blow sand areas. The Final 2003 Coachella Valley PM10 State Implementation Plan (CVSIP) was approved by the U.S. Environmental Protection Agency (EPA) on December 14, 2005. It incorporated updated planning assumptions, fugitive dust source emissions estimates, mobile source emissions estimates, and attainment modeling with control strategies and measure commitments. Some of those measures are reflected in SCAQMD Rules 403 and 403.1, which are enacted to reduce or prevent man-made fugitive dust sources with their associated PM10 emissions. On February 25, 2010, the ARB approved the 2010 Coachella Valley PM10 Maintenance Plan and transmitted it to the U.S. EPA for approval. Ozone and Ozone Precursors: Ozone (03) is a photochemical oxidant formed through chemical reactions of nitrogen oxides (NOx), volatile organic compounds (VOCs), and oxygen in the presence of sunlight. In terms of health effects, individuals exercising outdoors, children, and people with preexisting lung disease, such as asthma and chronic pulmonary lung disease, are the most susceptible sub -groups for the effects of ozone. The Coachella Valley portion of the Salton Sea Air Basin (SSAB) is deemed to be in nonattainment for the 1997 8 - hour ozone standard. The Coachella Valley is unique in its geography due to its location downwind from the South Coast Air Basin (SCAB). As such, when high levels of ozone are formed in the South Coast Air Basin upstream, they are transported to the Coachella Valley. Similarly, when ozone precursors such as NOx and VOCs are emitted from mobile and stationary sources located in the South Coast Air Basin, they are also transported to the Coachella Valley. The 2022 AQMP has found and established that the Coachella Valley does not have large sources of smog - forming emissions and therefore, local sources of air pollution have a limited impact on ozone levels compared to the transport of ozone precursors generated upwind in SCAB. Based on the 2022 AQMP, the attainment date for the said ozone standard is August 2033. SCAQMD continues to reduce ozone and improve air quality in the Coachella Valley, in part by providing more than $50 million in grant funding towards paving dirt roads and parking lots, clean energy projects and cleaner vehicles. Future emission reductions anticipated to occur in the South Coast Air Basin associated with current and planned regulations on mobile and stationary sources are expected to contribute to improvements in ozone air quality in the Coachella Valley and lead to attainment of the standard. a) Less than Significant Impact. This analysis and findings rely in part on the quantitative results of running the most current California Emissions Estimator Model (CaIEEMod, Version 2022. 1), which is computer software developed in conjunction with the California Air Pollution Control Officers Association (CAPCOA) and California Air Districts to calculate criteria air pollutants and greenhouse gas emissions from land use projects using widely accepted methodologies. Air quality impacts can be deemed significant if the estimated project emissions exceed the South Coast AQMD Air Quality Significance Thresholds, which consist of peak short-term construction -related and long-term operational impact thresholds measured in pounds per day. Table III -1 below displays these numeric thresholds applicable to construction and operational activities to which the project -specific air emissions results have been compared. Table III -1 SCAQMD's Air Quality Significance Thresholds (Pounds/Day) Emission Source CO VOC NOx Sox PM10 PM2.5 Construction 550 75 100 150 150 55 Operation 550 55 55 150 150 55 Source: Air Quality Analysis Guidance Handbook and SCAQMD Air Quality Significance Thresholds, March 2023 103 Jefferson Square Flora Residential Project Initial Study/Mitigated Negative Declaration April 2024/Page 40 The CalEEMod 2022.1 analysis for this project accounted for the proposed development parameters (land uses and facility dimensions) as model inputs for calculating the associated criteria air pollutants. The Institute of Transportation Engineers (ITE) Land Use Code (220) and daily trip generation rate of 6.74 trips per unit are consistent with the Traffic Memorandum for this project. The associated household size of 2.34 persons per household is based on the most current CA Department of Finance E-5 data for La Quinta available at the time of preparation. For comparison purposes, a separate CalEEMod analysis was performed for the unbuilt commercial uses previously approved in PA2 under the governing Specific Plan and associated amendments. Consistent with the Jefferson Square Apartments traffic memorandum, these uses include a home improvement store of 42,527 square feet and strip retail uses of 48,002 square feet. Table III -2 demonstrates that the construction -related activities consisting of asphalt and hardscape demolition, site preparation, grading, utilitiesibuilding construction, paving, and architectural coating associated with the proposed project will not exceed the applicable SCAQMD Air Quality Significance Thresholds for criteria pollutants, including PM 10 and Ozone precursors. This includes the expected export and hauling of bulk material to be generated from the demolition of the existing parking lot areas, which is factored into CalEEMod as a quantity of 830 tons of debris based on the approximate area of disturbance. The Table also shows that if the commercial option were developed, as allowed in SPA No. 2, emissions would also be below thresholds. As a standard requirement, dust control measures will be implemented during construction as part of a City -approved fugitive dust control plan in accordance with SCAQMD Rule 403/403.1 and the City of La Quinta Municipal Code Section 6.16 (Fugitive Dust Control). Thus, a less than significant impact would occur for the construction -related emissions in relation to the applicable South Coast AQMD Air Quality Significance Thresholds. Table III -2 PA2 Construction -Related (Short -Term) Criteria Air Pollutant Emissions Associated with the Proposed SPA No. 3 Project and Approved SPA No. 2 Uses (Pounds/Day) Emission Source ROG NOx CO S02 PM10 PM2.5 Maximum Daily Emissions for the Proposed Project 32.8 40.7 37.6 0.05 7.35 4.40 SCAQMD Threshold 75 100 550 150 150 55 Threshold Exceeded by Proposed Project? No No No No No No Maximum Daily Emissions for Approved Uses 56.1 33.1 33.0 0.06 5.45 2.90 SCAQMD Threshold 75 100 550 150 150 55 Threshold Exceeded by Approved Uses? No No No No No No Sources: Jefferson Square Specific Plan Amendment and Site Development Permit Environmental Initial Study, EA 2018-0001; CaIEEMod 2022.1. Note: The PM10 and PM2.5 emissions for the revised project are based con compliance with the La Quinta Municipal Code, Chapter 6.16 (Fugitive Dust Control) and the local standard requirement to implement SCAQMD Rule 403 and 403.1 to control fugitive dust. CalEEMod analysis was also used to calculate the long-term operational air pollutant emissions that would occur during the life of the project. These operations include area, energy and mobile sources. As shown in Table III -3 below, the project -related operational emissions of criteria pollutants are also not expected to exceed the SCAQMD Air Quality Significance Thresholds. The estimated emission levels associated with the construction of commercial uses in PA2 were also found not to exceed the relevant thresholds. Therefore, a less than significant impact is expected for operational emissions from the project. 104 Assoc! Jefferson Square Flora Residential Project Initial Study/Mitigated Negative Declaration April 2024/Page 41 Table III -3 PA2 Operational (Long -Term) Air Pollutant Emissions iated with the Proposed SPA No. 3 Proiect and Approved SPA No. 2 Uses Pound Emission Source ROG NOx CO S02 PM10 PM2.5 Maximum Daily Emissions for the Proposed Project 5.26 2.02 19.8 0.03 0.91 0.21 SCAQMD Threshold 55 55 550 150 150 55 Threshold Exceeded by Proposed Project? No No No No No No Maximum Daily Emissions for Approved Uses 17.9 11.3 108 0.22 6.82 1.34 SCAQMD Threshold 55 55 550 150 150 55 Threshold Exceeded by Approved Uses? No No No No No No Sources: Jefferson Square Specific Plan Amendment and Site Development Permit Environmental Initial Study, EA 2018-0001; CaIEEMod 2022.1. Is/Day) In summary, construction and implementation of SPA No. 3 is likely to result in a relative decrease in ROG and SO2 emissions and a relative increase in NOx, CO, PM10, and PM2.5 emissions compared to the approved SPA No. 2 project. Both construction emission scenarios occur below the applicable thresholds. In terms of operations, the SPA is likely to result in a relative decrease in all criteria pollutants, consisting of ROG, NOx, CO, PM10, and PM2.5 emissions compared to the approved project. Both operational emission scenarios occur below the applicable thresholds. Moreover, the project is not expected to result in emission levels, growth or land use changes that would interfere with the City or region's ability to comply with the most current air quality plans, including the 2022 AQMP and State Implementation Plan strategies for PM10 and ozone level attainment efforts. The project's short-term construction and long-term operational emissions would not exceed the established regional thresholds for criteria air pollutant emissions. Pertaining to the obstruction of an applicable air quality plan, less than significant impacts are anticipated. Mitigation: None b) Less than Significant Impact. As discussed previously, the Coachella Valley portion of the Salton Sea Air Basin (SSAB) is in nonattainment for the 1997 8 -hour ozone standard. Under the 2022 AQMP, the target attainment date for this standard is August 2033. SCAQMD has established that the Coachella Valley does not have large sources of smog -forming emissions and therefore, local sources of air pollution have a limited impact on ozone levels compared to the transport of ozone precursors generated upwind in SCAB. As demonstrated in tables III -2 and 111-3, project -related short-term construction and long-term operational emissions would not exceed the SCAQMD Air Quality Significance Thresholds for ozone precursors, such as NOx and ROG/VOC. Therefore, pertaining to the ozone nonattainment status, the proposed project would not result in an exceedance to the applicable threshold or result in a cumulatively considerable net increase in the precursors of this criteria pollutant. Furthermore, the Coachella Valley is currently designated as a serious nonattainment area for PM10 and is under the EPA -approved Coachella Valley PM10 State Implementation Plan with an attainment strategy for meeting the PM10 standard. Some of the existing measures include the requirement of detailed dust control plans from builders that specify the use of more aggressive and frequent watering, soil stabilization, wind screens, and phased development to minimize fugitive dust. Appropriate air quality measures to prevent fugitive dust are required by the City's Fugitive Dust Control ordinance and plan implementation requirements, which are consistent with SCAQMD Rules 403 and 403.1 that apply to the Coachella Valley strategy for reducing fugitive dust emissions. Under the City's dust control regulations, a Local Air Quality Management Plan (LAQMP) must be prepared and approved prior to any grading, earth -moving, demolition, or building operation with a disturbed surface area of more than five thousand (5,000) square feet. Consistent with SCAQMD Rules 403 and 403. 1, implementation of the Fugitive Dust Control Plan is required to occur under the supervision of an individual with training on Dust Control in the Coachella 105 Jefferson Square Flora Residential Project Initial Study/Mitigated Negative Declaration April 2024/Page 42 Valley. The plan will include methods to prevent sediment track -out onto public roads, prevent visible dust emissions from exceeding a 20 -percent opacity, and prevent visible dust emissions from extending more than 100 feet (vertically or horizontally from the origin of a source) or crossing any property line. The most widely used measures include proper construction phasing, proper maintenance/cleaning of construction equipment, soil stabilization, installation of track -out prevention devices, and wind fencing. As shown in tables III -2 and III -3, project -related short-term construction and long-term operational emissions that factor in the required soil stabilization measures are expected to not exceed the applicable SCAQMD Air Quality Significance Thresholds for PM 10. Therefore, pertaining to the PM 10 nonattainment status, the proposed project would not result in an exceedance to the applicable threshold or result in a cumulatively considerable net increase in the precursors of this criteria pollutant. Less than significant impacts are anticipated. Mitigation: None C) Less than Significant Impact. A sensitive receptor is a person or group in the population particularly susceptible (i.e., more susceptible than the population at large) to health effects due to exposure to an air contaminant. Sensitive receptors and the facilities that house them are of particular concern if they are located in close proximity to localized sources of carbon monoxide, toxic air contaminants, or odors. Residences, long-term health care facilities, schools, rehabilitation centers, playgrounds, convalescent centers, childcare centers, retirement homes, and athletic facilities are generally considered sensitive receptors. The SCAQMD has developed and published the Final Localized Significance Threshold (LST) Methodology to help identify potential impacts that could contribute or cause localized exceedances of the federal and/or state ambient air quality standards (NAAQS/CAAQS). LST methodology was developed in response to environmental justice and health concerns raised by the public regarding exposure of individuals to criteria pollutants in local communities. The purpose of analyzing LSTs is to determine whether a project may generate significant adverse localized air quality impacts in relation to the nearest exposed sensitive receptors, such as those listed above. LSTs represent the maximum emission levels that comply with the most stringent applicable federal or state ambient air quality standard at the nearest sensitive receptor, taking into consideration ambient concentrations in each source receptor area (SRA), project, size, and distance to the sensitive receptor. Therefore, meeting the lowest allowable emissions thresholds translates to meeting the most stringent air quality standards for a project locality in consideration of sensitive receptors. As part of the LST methodology, SCAQMD has divided its jurisdiction into 37 source receptor areas (SRAs) which can be used to determine whether a project may generate significant adverse localized air quality impacts. The proposed development is located in SRA 30, which covers the Coachella Valley and City of La Quinta. LSTs only apply to certain criteria pollutants: carbon dioxide (CO), oxides of nitrogen (NOx) particulate matter equal to or less than 10 microns in diameter (PM10), and particulate matter equal to or less than 2.5 microns in diameter (PM2.5). The project site occurs in a vacant condition and is surrounded by existing development consisting of public roads, residential neighborhoods, ang commercial development. The nearest residential structures are immediately to the south, within the Monticello residential community. The separation between the project and such residential uses is an existing perimeter block wall. As a result of this proximity, the LST analysis utilized the shortest separation interval (25 meters/82 feet) as the basis for analysis. This will ensure that the lowest emissions threshold is used as a standard for determining significance. 106 Jefferson Square Flora Residential Project Initial Study/Mitigated Negative Declaration April 2024/Page 43 Table III -4 Localized Significance Thresholds (LSTs) Associated with Construction and Operation of the Proposed Project with Receptors at 25 Meters (82 Feet), (In Pounds/Day) Emission Source NOx CO PM10 PM2.5 Construction Emissions for Proposed Project 40.7 37.6 7.35 4.40 LST Threshold 304.00 2,292.00 14.00 8.00 Construction Threshold Exceeded by Approved Uses? No No No No Operation Emissions for Proposed Project 2.02 19.8 0.91 0.21 LST Threshold 304.00 2,292.00 4.00 2.00 Operation Threshold Exceeded by Proposed Project? No No No No Sources: CalEEMod Results and AQMD LST Look -Up Tables Note: The PM 10 and PM2.5 emissions are based on the CalEEMod mitigated results due to the local standard requirement to implement SCAQMD Rule 403 and 403.1 to control fugitive dust. LST Parameters: Source Receptor Area (SRA) 30, 5 -acre area increments, 25 -meter distance. The results provided in Table III -4 demonstrate that the construction -related and operation emission levels would occur below the applicable thresholds, taking into account the source receptor area and nearest sensitive receptor location to the project. Therefore, the project would not result in emissions capable of exposing sensitive receptors to localized substantial pollutant concentrations. Moreover, the proposed project would not situate new housing in a location known to be exposed to existing or planned sources of substantial emissions. Less than significant impacts are anticipated. As previously stated, the project has the option to develop a commercial retail development plan as approved in SPA No. 2. If the commercial retail development plan is chosen, PA2 would develop 42,500 square feet of retail on Parcel 6 and 5,000 square feet of retail on Parcel 7, as contemplated in Amendment No. 2 and Environmental Assessment 2002-462. Per the analysis in EA 2002-462 for the commercial retail development plan, the commercial retail project would not expose sensitive receptors to substantial pollutant concentrations, since the commercial buildings would shelter the residential units from pollution being generated by automobiles. Thus, no impacts were concluded. Mitigation: None d) Less than Significant Impact. The proposed residential uses and associated private amenities are not expected to include or be located near the types of facilities or operations commonly known to generate odors, such as wastewater treatment plants, sanitary landfills, composting/green waste facilities, recycling facilities, petroleum refineries, chemical manufacturing plants, painting/coating operations, rendering plants, or food packaging facilities. Therefore, the project is not expected to result in odor or other emissions adversely affecting nearby neighbors or a substantial number of people. Less than significant impacts are anticipated. Additionally, as stated in discussion c, the commercial retail development plan would develop 42,500 square feet of retail on Parcel 6 and 5,000 square feet of retail on Parcel 7 in PA2, as contemplated in Amendment No. 2 and Environmental Assessment 2002-462. Per the analysis in EA 2002-462 for the commercial retail development plan, the commercial retail project would not generate objectional odors since the commercial buildings would shelter the residential units from pollution being generated by automobiles. No impacts were concluded. Mitigation: None 107 Jefferson Square Flora Residential Project Initial Study/Mitigated Negative Declaration April 2024/Page 44 4. BIOLOGICAL RESOURCES -- Would the Potentially Less Than Less Than No project: Significan Significant Significant Impact t Impact with Impact Mitigation Incorporation a) Have a substantial adverse effect, either directly or through habitat modifications, on any species identified as a candidate, sensitive, or special status ❑ ❑ ❑ species in local or regional plans, policies, or regulations, or by the California Department of Fish and Wildlife or U.S. Fish and Wildlife Service? b) Have a substantial adverse effect on any riparian habitat or other sensitive natural community identified in local or regional plans, policies, and regulations or ❑ ❑ ❑ by the California Department of Fish and Wildlife or US Fish and Wildlife Service? c) Have a substantial adverse effect on state or federally protected wetlands (including, but not limited to, marsh, vernal pool, coastal, etc.) through ❑ ❑ ❑ direct removal, filling, hydrological interruption, or other means? d) Interfere substantially with the movement of any native resident or migratory fish or wildlife species or with established native resident or migratory wildlife ❑ ® ❑ ❑ corridors, or impede the use of native wildlife nursery sites? e) Conflict with any local policies or ordinances protecting biological resources, such as a tree ❑ ❑ ❑ reservation 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 ❑ ❑ ❑ conservationplan? Sources: 2035 La Quinta General Plan (2012) and Coachella Valley Multiple Species Conservation Plan (2007) Setting: The Jefferson Square Specific Plan area was previously graded and developed for commercial use, consisting of a shopping center including a supermarket, drugstore with drive-through, and a gasoline service station within seven building areas. The southern portion of the SP area (PA2) where development is proposed has been improved with paved drive aisles, parking, curb and gutter improvements, post -mounted lighting, and landscaping. Along with the developed areas of the project site, the property also includes two undeveloped pads, which are surrounded by fencing to deter trespassing. The site has scant vegetation consisting of Sonoran creosote bush scrub and ornamental vegetation. References to analyze potential impacts to biological resources include the City's General Plan and the Coachella Valley Multiple Species Habitat Plan (CVMSHCP). The project site is not part of a CVMSHCP Conservation Area. The discussion below evaluates the disturbed and developed property's potential impact on biological resources. a) No Impact. As previously mentioned, the site has been previously disturbed since 2002 and is currently part of the Jefferson Square Specific Plan commercial development. The site is largely surrounded by commercial development, parking and roadways. Residential uses are located to the south and a park is located to the west. As a result of the site's surroundings, the project site does not provide the conditions that would support sensitive species of plants or animals given special status by government agencies. The property is within the CVMSHCP which outlines policies for conservation of habitats and natural communities. The project site is not located within a CVMSHCP Conservation Area and there are no known significant biological resources on the project site. Therefore, the project would not have a substantial 108 Jefferson Square Flora Residential Project Initial Study/Mitigated Negative Declaration April 2024/Page 45 adverse impact on candidate, sensitive, or special status species. No impacts are expected as a result of project implementation. b -c) No Impact. As discussed throughout this document, the project site has been developed and previously graded as part of the original development. The property does not contain nor is it adjacent to any riparian habitat or other sensitive natural community identified in local or regional plans, policies, and regulations or by the CDFW or the USFWS. No blue line streams or desert washes are found within the project boundaries. Therefore, no impacts are expected. d) Less than Significant Impact with Mitigation. The site has been heavily disturbed and is surrounded by development and human activity. The project site would not be expected to be a part of or contain migratory wildlife corridors or native wildlife nursery sites. However, the site's current vegetation and onsite trees provide suitable habitat for nesting birds. Vegetation clearing that occurs during the typical nesting bird season (January 15 through August 31) will require a qualified biologist to conduct a nesting bird clearance survey no more than 14 -days prior to construction. Therefore, with the incorporated mitigation measure, the proposed project will not interfere with the movement of any native resident or migratory fish or wildlife species and less than significant impacts are expected. Mitigation: BIO -1: To ensure compliance with California Fish and Game Code and the MBTA and to avoid potential impacts to nesting birds, vegetation removal activities should be conducted outside the general bird nesting season (January 15 through August 31). Any vegetation removal and/or construction activities that occur during the nesting season will require that all vegetation be thoroughly surveyed for the presence of nesting birds by a qualified biologist. Prior to commencement of clearing, a qualified biologist shall conduct preconstruction surveys within 14 days. If any active nests are detected a buffer of 300 feet (500 feet for raptors) around the nest adjacent to construction will be delineated, flagged, and avoided until the nesting cycle is complete. The buffer may be modified and/or other recommendations proposed as determined appropriate by the biologist to minimize impacts. e -f) No Impact. Project implementation would result in the removal of 10 to 15 existing onsite trees. The existing trees were planted as part of the Jefferson Square Specific Plan parking lot to provide shade to pedestrians. The project applicant will provide more than a 2 to 1 tree replacement ratio (or every one tree removed, two will be planted onsite). The project is consistent with the Goals and Policies set forth in the City of La Quinta Biological Resources chapter (Chapter III) of the General Plan. The project will comply with CVMSHCP through the payment of mitigation fees. There are no other unique local policies or ordinances protecting biological resources that would cause a conflict nor does the site support high value biological resources that could be affected. No impacts are expected. Mitigation: None 109 Jefferson Square Flora Residential Project Initial Study/Mitigated Negative Declaration April 2024/Page 46 Sources: CRM Tech Cultural Report Memorandum (2022) Setting: The project site is the Jefferson Square Specific Plan (SP) area, which occupies 10.27 acres on the southwest corner of Fred Waring Drive and Jefferson Street. A project -specific systematic review of past cultural resources and an update memo were prepared by CRM Tech (November 2022). The purpose of this update memo is to provide a synopsis of all cultural resources investigations carried out on the property and provide current recommendations on compliance with the mandates of the California Environmental Quality Act (CEQA) and the City of La Quinta Historic Preservation Ordinance regarding "historical resources," as defined by (CEQA). The City of La Quinta has a rich history which includes Ancient Lake Cahuilla. Ancient Lake Cahuilla was a large intermittent freshwater lake created by the Colorado River. Its shoreline continually changed as the lake was filled and emptied by the river, and when it was full it attracted human settlement with its plentiful resources. Settlement along the lakeshore in the Coachella Valley was particularly intensive, with evidence of large-scale, multi -seasonal occupation. The first known human inhabitants of the Coachella Valley included the Cahuilla Indians, whose occupancy spread from the Banning Pass to the Salton Sea. Anthropologists divided the Cahuilla into three groups based on their geographic setting: (1) the Pass Cahuilla of the San Gorgonio Pass -Palm Springs area; (2) the Mountain Cahuilla of the San Jacinto and Santa Rosa Mountains; and (3) the Cahuilla Valley, and the Desert Cahuilla of the eastern Coachella Valley. The Cahuilla Indians developed a seasonal mobility system, which utilized the lake when it was full and benefited from the available terrestrial resources once the lake desiccated. They also migrated to higher elevations to utilize the resources and cooler temperatures. The City and its Sphere of Influence have a rich and varied history. Many cultural resources, including prehistoric, historic, and paleontological resources have been catalogued in the area. Summary of Previous Archaeological Surveys for Specific Plan Previous studies involving the project area resulted in the identification and recordation of a small portion of a prehistoric—i.e., Native American—archaeological site, 33-001769 (CA-RIV-1769), in the northwestern corner the current project area. Consisting mainly of a human cremation, the site was first identified in 1971, evaluated in 1979, and determined at that time to be eligible for nomination to the National Register of Historic Places. However, several subsequent archaeological studies were unable to relocate much of the cultural materials and features that were initially recorded at the site, and it was reported that local relic hunters or concerned individuals may have removed artifacts from the site. Despite the negative or near -negative findings of these subsequent studies, due to the high sensitivity of the area for buried cultural materials, a 2000 study that included both a Phase I survey and Phase II subsurface testing procedures recommended that archaeological monitoring be carried out during any grading or trenching activities in the project vicinity. The recommendation was adopted by the City of La Quinta, and a monitoring program was undertaken 110 Potentially Less Than Less Than 5. CULTURAL RESOURCES -- Would the Significant Significant Significant No project: Impact p with Mitigation Impact p Impact Incorporation a) Cause a substantial adverse change in the significance of a historical resource pursuant to ❑ ® ❑ ❑ 15064.5? b) Cause a substantial adverse change in the significance of an archaeological resource ❑ ® ❑ ❑ pursuant to § 15064.5? c) Disturb any human remains, including those ❑ ❑ ® ❑ interred outside of dedicated cemeteries? Sources: CRM Tech Cultural Report Memorandum (2022) Setting: The project site is the Jefferson Square Specific Plan (SP) area, which occupies 10.27 acres on the southwest corner of Fred Waring Drive and Jefferson Street. A project -specific systematic review of past cultural resources and an update memo were prepared by CRM Tech (November 2022). The purpose of this update memo is to provide a synopsis of all cultural resources investigations carried out on the property and provide current recommendations on compliance with the mandates of the California Environmental Quality Act (CEQA) and the City of La Quinta Historic Preservation Ordinance regarding "historical resources," as defined by (CEQA). The City of La Quinta has a rich history which includes Ancient Lake Cahuilla. Ancient Lake Cahuilla was a large intermittent freshwater lake created by the Colorado River. Its shoreline continually changed as the lake was filled and emptied by the river, and when it was full it attracted human settlement with its plentiful resources. Settlement along the lakeshore in the Coachella Valley was particularly intensive, with evidence of large-scale, multi -seasonal occupation. The first known human inhabitants of the Coachella Valley included the Cahuilla Indians, whose occupancy spread from the Banning Pass to the Salton Sea. Anthropologists divided the Cahuilla into three groups based on their geographic setting: (1) the Pass Cahuilla of the San Gorgonio Pass -Palm Springs area; (2) the Mountain Cahuilla of the San Jacinto and Santa Rosa Mountains; and (3) the Cahuilla Valley, and the Desert Cahuilla of the eastern Coachella Valley. The Cahuilla Indians developed a seasonal mobility system, which utilized the lake when it was full and benefited from the available terrestrial resources once the lake desiccated. They also migrated to higher elevations to utilize the resources and cooler temperatures. The City and its Sphere of Influence have a rich and varied history. Many cultural resources, including prehistoric, historic, and paleontological resources have been catalogued in the area. Summary of Previous Archaeological Surveys for Specific Plan Previous studies involving the project area resulted in the identification and recordation of a small portion of a prehistoric—i.e., Native American—archaeological site, 33-001769 (CA-RIV-1769), in the northwestern corner the current project area. Consisting mainly of a human cremation, the site was first identified in 1971, evaluated in 1979, and determined at that time to be eligible for nomination to the National Register of Historic Places. However, several subsequent archaeological studies were unable to relocate much of the cultural materials and features that were initially recorded at the site, and it was reported that local relic hunters or concerned individuals may have removed artifacts from the site. Despite the negative or near -negative findings of these subsequent studies, due to the high sensitivity of the area for buried cultural materials, a 2000 study that included both a Phase I survey and Phase II subsurface testing procedures recommended that archaeological monitoring be carried out during any grading or trenching activities in the project vicinity. The recommendation was adopted by the City of La Quinta, and a monitoring program was undertaken 110 Jefferson Square Flora Residential Project Initial Study/Mitigated Negative Declaration April 2024/Page 47 during earth -moving operations for the Jefferson Square Specific Plan project in 2008-2009, which encompassed the current project area in its entirety. The monitoring program resulted in the discovery of an isolated pottery sherd and possible human cremation remains. The sherd was found near the eastern boundary of the current project area, well outside of the boundaries of any previously recorded sites in the vicinity and was determined not to qualify as a "historical resource". Therefore, it required no further treatment. The cremation remains were originally discovered in the northern portion of the project area within the boundaries of Site 33-001769. In consultation with the Cabazon Band of Mission Indians, the remains were reinterred in the southwestern corner of the project area at a depth of approximately eight feet below the surface, in an area designated for landscaping at the time. At the conclusion of the monitoring program, the portion of Site 33-001769 impacted by the Jefferson Square Specific Plan project was determined not to qualify as a "historical resource" due to the lack of further archaeological data potential. However, the possible cremation remains were found to constitute a "historical resource" independently of the site because of the unique cultural significance of human remains to the local Native American community. On November 15, 2022, CRM Tech conducted a field inspection of the project area. At that time, no historical/archaeological features or artifact deposits were encountered on the ground surface, which has been extensively disturbed by past grading, excavation, and other development activities. Currently an asphalt -paved parking lot occupies the northeastern and southwestern portions of the project area, with engineered earthen pads making up the rest of the acreage. a,b) Less than Significant Impact with Mitigation. The project site is partially developed with commercial uses and improvements typical of a shopping center (parking, lighting, etc.). SPA No. 3 would allow for either (i) a commercial retail development plan (Option 1) or (ii) a mixed-use development plan (Option 2). According to the SDP, Building 1 would occur on the western side of the site which is currently a vacant and undeveloped pad. Buildings 2 and 3 are located east of Building 1 in an area currently paved with asphalt and utilized for parking. Buildings 4, 5, and 6 would occur on the southeast corner of the project on an undeveloped pad. These building footprint areas were previously excavated (in 2008) and studied as part of the original project's site monitoring program. In 2008 over -excavation and compaction at depths of 8 feet was completed for the pads associated with Building 1 and Building 3, however, development did not occur on these pads. Trenching for underground stormwater retention up to 17 feet and utility trenching up to 12 feet also occurred during this time. Over -excavation at the building pads is required to ensure proper compaction for the future buildings. Based on the recommendations provided in the project -specific geotechnical investigation, excavation depths of 8 feet shall be required for the building pads. Over - excavation and recompaction up to 1 foot is recommended for the paved areas (i.e., drive aisles, parking spaces). The cremation site identified during the prior site work has been reinterred in the southwest corner of the site. CRM Tech's recent field survey of the six areas did not encounter any additional historical or archaeological resources. The reinterred resource site meets the statutory/regulatory definition of a "historical resource" and thus requires proper protection under CEQA. To avoid potential disturbance of the burial site, the Cabazon Band of Mission Indians requested a 10 -foot by 10 -foot easement at the site (see mitigation below). Although the most recent field survey did not find any evidence of any cultural resources, the site has been sensitive for archaeological resources and could potentially contain additional subsurface archaeological resources. Therefore, mitigation in the form of a qualified archaeological and Tribal monitor during the excavation at and around the reinterred resource site shall be required. With this mitigation measure, impacts to historical and archaeological resources are less than significant. Mitigation: 111 Jefferson Square Flora Residential Project Initial Study/Mitigated Negative Declaration April 2024/Page 48 CUL -1: The presence of a qualified archaeologist and Tribal monitor shall be required during all project related ground disturbing activities at and around the reinterred resource site. If disturbances to that location — and potentially to the depth of eight feet — cannot be avoided, with the applicant shall work with the Cabazon Band of Mission Indians regarding the possibility of moving the cremation remains to a different portion of the project area, and shall demonstrate to the City in writing that this agreement has been executed and undertaken to the Tribe's satisfaction. The project applicant shall record a permanent 10 -foot by 10 - foot easement at the reinterred site at the southwest corner of the project, in favor of the Cabazon Band of Mission Indians concurrent with recordation of the Parcel Map. In the event that potentially significant archaeological materials are discovered, all work must be halted in the vicinity of the archaeological discovery until the archaeologist can assess the significance of the find, and its potential eligibility for listing in the California Register of Historical Resources (CRHC). Should buried cultural deposits be encountered, the monitor shall request that destructive construction halt in the vicinity of the deposits. c) Less than Significant Impact. In 2008 the entire Jefferson Square Specific Plan area was graded and excavated. Over -excavation and compaction at depths of 8 feet was completed for the proposed Building 1 and Buildings 4, 5 and 6, however, development did not occur on these pads. Trenching for underground stormwater retention up to 17 feet and utility trenching up to 12 feet also occurred during this time. Cremation remains were discovered onsite during the 2008 cultural resources survey. In consultation with the Cabazon Band of Mission Indians, the remains were reinterred in the southwestern corner of the project area at a depth of approximately eight feet below the surface, in an area designated for landscaping. This area will be permanently protected by a proposed 10'x10' easement. Additionally, the project will retain a qualified archaeologist and Tribal monitor during all project related ground disturbing activities at and around the reinterred resource area (mitigation measures CUL -1). The California Health and Safety Code Section 7050.5, and the CEQA Guidelines Section 15064.5 require that in the event of discovery or recognition of any human remains in any location other than a dedicated cemetery, there shall be no further excavation or disturbance of the site, or any nearby area reasonably suspected to overlay adjacent remains, until the County Coroner has examined the remains. If the coroner determines the remains to be Native American or has reason to believe that they are those of Native American, the coroner shall contact by telephone within 24 -hours of the Native American Heritage Commission. Assembly Bill 52 (AB 52) and Senate Bill 18 (SB 18) requires lead agencies to notify their local tribes about development projects. It also mandates lead agencies consult with Tribes if requested and sets the principles for conducting and concluding the required consultation process. Per the requirements of AB 52 and SB 18, the agreements shall provide protection to Native American human burials and skeletal remains from vandalism and inadvertent destruction and provide for sensitive treatment and disposition of Native American burials, skeletal remains, and associated grave goods consistent with the planned use of, or the approved project on, the land. Pursuant to the California Health and Safety Code and AB 52, proper actions shall take place in the event of a discovery or recognition of any human remains during project construction activities and less than significant impacts are expected. 112 Jefferson Square Flora Residential Project Initial Study/Mitigated Negative Declaration April 2024/Page 49 Sources: La Quinta 2035 General Plan Update; La Quinta Greenhouse Gas Reduction Plan, 2012; CaIEEMod Version 2022.1.1.14. Setting: Energy sources are made available to the Coachella Valley by private and public agencies. Major energy providers include Southern California Edison (SCE), Imperial Irrigation District (IID), and the Southern California Gas Company (The Gas Company or SoCalGas). Electricity and natural gas are the primary sources of energy in the City of La Quinta. The project property lies within IID's and The Gas Company's service areas. IID delivers electricity throughout the City at 92 or 161 kilovolts, decreased to 12 kilovolts for distribution to its customers. Natural gas is the primary source of energy used in the City for space and water heating, as well as cooking. The Gas Company has major supply lines in Washington Street (west), Highway 111 (south), and Indio Boulevard (northeast). There are more than 27 million registered vehicles in California, and those vehicles consumed an estimated 18.5 billion gallons of petroleum and diesel in 2014, according to the California Energy Commission (CEC). Gasoline and other vehicle fuels are commercially provided commodities and would be available to the project via commercial outlets. According to the CEC, transportation accounts for nearly 37 percent of California's total energy consumption. Petroleum-based fuels account for approximately 92 percent of California's transportation energy sources. Technological advances, market trends, consumer behavior, and government policies could result in significant changes to fuel consumption by type and total. Various policies, rules, and regulations have been enacted to improve vehicle fuel efficiency, promote the development and use of alternative fuels, reduce transportation -source air pollutants and GHG emissions, and reduce vehicle miles traveled (VMT), at the federal and State levels. Technological advances have made use of other energy resources or alternative transportation modes increasingly feasible, as market forces have driven the price of petroleum products steadily upward. a) Less than Significant Impact. PAI is fully developed with commercial buildings, paved drive aisles and parking spaces, and retention basins. Currently, the PA2 operates as a parking lot for PAL The existing parking lot includes light fixtures to illuminate the parking spaces in the evening. SPA No. 3, allows the development of up to 95 multi -family units, parking spaces, communal areas, and associated improvements; or 47,500 square feet of commercial retail space with parking spaces and associated improvements. Since PAI is developed and physical conditions and operations within PAI will not change, it is assumed that the commercial businesses in PAI will not contribute to new energy consumption. Therefore, analysis of project energy consumption will focus on the construction and operation of PA2. Title 24 of the California Administrative Code sets efficiency standards for new construction, regulating energy consumed for heating cooling, ventilation, water heating, and lighting. These building efficiency standards are enforced through the City's building permit process. The project property is currently served with electricity, which powers the existing light fixtures in the parking lot. PA 2 does not consume natural gas resources. PA2 is proposed to connect to the existing energy sources. 113 Potentially Less Than Less Than 6. ENERGY -- Would the project: Significant Significant Significant No Impact p with Mitigation Impact p Impact Incorporation a) Result in potentially significant environmental impact due to wasteful, inefficient, or unnecessary ❑ ❑ ® ❑ consumption of energy resources, during project construction oroperation? b) Conflict with or obstruct a state or local plan ❑ ❑ ® ❑ for renewable energy or energy efficiency? Sources: La Quinta 2035 General Plan Update; La Quinta Greenhouse Gas Reduction Plan, 2012; CaIEEMod Version 2022.1.1.14. Setting: Energy sources are made available to the Coachella Valley by private and public agencies. Major energy providers include Southern California Edison (SCE), Imperial Irrigation District (IID), and the Southern California Gas Company (The Gas Company or SoCalGas). Electricity and natural gas are the primary sources of energy in the City of La Quinta. The project property lies within IID's and The Gas Company's service areas. IID delivers electricity throughout the City at 92 or 161 kilovolts, decreased to 12 kilovolts for distribution to its customers. Natural gas is the primary source of energy used in the City for space and water heating, as well as cooking. The Gas Company has major supply lines in Washington Street (west), Highway 111 (south), and Indio Boulevard (northeast). There are more than 27 million registered vehicles in California, and those vehicles consumed an estimated 18.5 billion gallons of petroleum and diesel in 2014, according to the California Energy Commission (CEC). Gasoline and other vehicle fuels are commercially provided commodities and would be available to the project via commercial outlets. According to the CEC, transportation accounts for nearly 37 percent of California's total energy consumption. Petroleum-based fuels account for approximately 92 percent of California's transportation energy sources. Technological advances, market trends, consumer behavior, and government policies could result in significant changes to fuel consumption by type and total. Various policies, rules, and regulations have been enacted to improve vehicle fuel efficiency, promote the development and use of alternative fuels, reduce transportation -source air pollutants and GHG emissions, and reduce vehicle miles traveled (VMT), at the federal and State levels. Technological advances have made use of other energy resources or alternative transportation modes increasingly feasible, as market forces have driven the price of petroleum products steadily upward. a) Less than Significant Impact. PAI is fully developed with commercial buildings, paved drive aisles and parking spaces, and retention basins. Currently, the PA2 operates as a parking lot for PAL The existing parking lot includes light fixtures to illuminate the parking spaces in the evening. SPA No. 3, allows the development of up to 95 multi -family units, parking spaces, communal areas, and associated improvements; or 47,500 square feet of commercial retail space with parking spaces and associated improvements. Since PAI is developed and physical conditions and operations within PAI will not change, it is assumed that the commercial businesses in PAI will not contribute to new energy consumption. Therefore, analysis of project energy consumption will focus on the construction and operation of PA2. Title 24 of the California Administrative Code sets efficiency standards for new construction, regulating energy consumed for heating cooling, ventilation, water heating, and lighting. These building efficiency standards are enforced through the City's building permit process. The project property is currently served with electricity, which powers the existing light fixtures in the parking lot. PA 2 does not consume natural gas resources. PA2 is proposed to connect to the existing energy sources. 113 Jefferson Square Flora Residential Project Initial Study/Mitigated Negative Declaration April 2024/Page 50 The project is expected to consume energy in the form of electricity, natural gas and petroleum during project construction and operation. Analysis of the project -related energy consumption was calculated and analyzed using the latest version of CaIEEMod v2022.1. The consumption of energy may lead to an increased amount of GHGs emitted, and the decreased quality of air in an area; therefore, energy was evaluated in the reports and used in the analysis of this section. These inputs included 95 low-rise apartment units and up to 200 parking spaces. PA2 will be developed in one phase, over a period of 15 to 18 months. Project -related energy consumption, via electricity, natural gas, and petroleum, is discussed further below. Electricity According to the La Quinta General Plan (LQGP) Environmental Impact Report (EIR), buildout of residential uses in the General Plan area will result in electrical consumption of approximately 893,149,660 kWh/year, and commercial uses would consume 716,607,636 kWh/yr, resulting in a total electrical consumption of 1,609,757,296 kWh/yr. The City has committed to reducing its consumption of electricity through a number of programs listed in the General Plan. Comtrnction Temporary electrical power for lighting and electronic equipment, such as computers inside interim construction trailers, would be provided by IID. Electricity consumed for onsite construction trailers, which are used by managerial staff during the hours of construction activities, as well as electrically powered hand tools are expected to use a minimal amount of electricity. However, the electricity used for such activities would be temporary and negligible. Most energy used during construction would be from petroleum consumption (discussed further below). Operation The project proposes the operation of a multi -family residential development on approximately 5.1 acres on the southern portion of the Jefferson Square Specific Plan, and south of existing commercial buildings. The project would not result in the use of excessive amounts of fuel or electricity and would not result in the need to develop additional sources of energy. While energy use at the project would not be excessive, the project would incorporate several measures directed at minimizing energy use. These measures include applying energy efficient design building shells and building components, such as windows, roof systems, electrical lighting systems, and heating, ventilating and air conditioning systems to meet the most current Title 24 Standards which expects 30 percent less energy for non-residential buildings and 53 percent less energy for residential use due to energy efficiency measures combined with rooftop solar electricity generation. Therefore, reducing the use of electricity during project operation. According to the CaIEEMod calculations, the project is expected to generate the demand for approximately 650,445 kWh of annual electricity use for the Apartment low rise (i.e., multi -family units), and approximately 68,685 kWh of annual electricity use for the parking lot component, depicted in the table below. Table VI -1 Operational Electricity Demand 114 Electricity Use Land Use kWh/yr. Apartment Low Rise 650,445 Parking Lot 68,685 Total 719,130 114 Jefferson Square Flora Residential Project Initial Study/Mitigated Negative Declaration April 2024/Page 51 As previously stated, the LQGP EIR predicts that buildout of residential and commercial uses in the General Plan area, including the proposed project site, will result in electrical consumption of 1,088,371,637.12 kWh per year, where residential uses would consume 530,867,194 kWh/yr and commercial uses would consume 557,504,443.12 kWh/yr. The proposed project is anticipated to consume approximately 719,130 kWh/yr, which is approximately 0.07 percent of the City's residential and commercial electrical consumption at total buildout. For informational purposes, the CalEEMod model was run for the approved uses in PA2, which is commercial retail. Based on the CalEEMod calculations, the approved uses would result in 810,146 kWh/yr during operation, which is 138,943 kWh/yr more than the proposed residential uses. However, it is 0.05 percent of the City's residential and commercial consumption at total buildout. The commercial uses within PA2 are approved as a part of the Jefferson Square Specific Plan Amendment No. 2. The IID planning area used approximately 1,261.3 gigawatt hours (GWh) of electricity in the commercial sector and 1,901.7 GWh of electricity in the residential sector, for a total of 2,941.9 GWh in 2021. IID estimates that electricity consumption within IID's planning area will be approximately 4,641,267 MWh annually by 2031. Based on the project's estimated new annual electrical consumption of 719,130 kWh (which is equivalent to 719.13 MWh), the project would account for approximately 0.015 percent of IID's demand in 2031. The project would result in the long-term consumption of electricity, however, the increase in demand for the resource would not be substantial. Natural Gas According to the LQGP EIR, at City build -out, residential units and commercial uses will consume approximately 2,205,787,360 cubic feet of natural gas per year (cf/yr). SoCalGas has developed a wide range of energy management, conservation and equipment retrofit programs for its consumer base. Assistance in facilities planning and analysis is also provided by SoCalGas to maximize energy efficiency and cost-effective equipment purchases and operations. Construction Natural gas is not anticipated to be required during construction of the project. Operation Natural gas typically is consumed during building heating, water heating and cooking, which will occur during project operation. The project's expected natural gas consumption was calculated using the CalEEMod default values. Based on the CalEEMod calculations, PA2 is estimated to consume approximately 1,612,171 thousand British thermal units (kBTU) of natural gas annually during operation of the multi -family units (equivalent to 1,554,649 cf/yr). The parking lot use would not consume natural gas. This is displayed int Table VI -2, Operational Natural Gas Demand, below. Table VI -2 Operational Natural Gas Demand * Utilizing the conversion factor of 1,036 BTU per cubic foot. 115 Natural Gas Use Land Use kBTU/yr cf/yr* Apartments Low Rise 1,612,171 1,660,536.13 Parking Lot -- -- Total 1,612,171 1,660,536.13 * Utilizing the conversion factor of 1,036 BTU per cubic foot. 115 Jefferson Square Flora Residential Project Initial Study/Mitigated Negative Declaration April 2024/Page 52 As previously stated, at General Plan build -out, residential units and commercial uses will use approximately 2,205,787,360 cubic feet of natural gas per year (cf/yr). According to CalEEMod, the project is anticipated to consume approximately 1,660,536.13 cf/yr, which is approximately 0.08 percent of the City's natural gas consumption at buildout of the City. For informational purposes, the CaIEEMod model was run for the approved uses in PA2, which is commercial retail. Based on the CalEEMod calculations, the approved uses would result in 758,753 kBTU/yr during operation, or 731,681 cf/yr, and it is 0.033 percent of the City's residential and commercial consumption at total buildout. The commercial uses within PA2 are approved as a part of the Jefferson Square Specific Plan Amendment No. 2. Based on the 2018 California Gas Report, prepared by the California gas and electric utilities, estimates natural gas consumption within SoCalGas's planning area will be approximately 2,310 million cf per day in 2030. The project would consume approximately 1,660,536.13 cf/yr, and 0.07 percent of the 2031 forecasted consumption in SoCalGas's planning area. As such, the project would result in a long-term increase in demand for natural gas. However, the project would be designed to comply with Title 24, Part 6 of the California Code of Regulations (CCR). Natural gas consumption would be appropriate and not place a significant burden on SoCal Gas services. Petroleum Petroleum is the largest U.S. energy source according to the U.S. Energy Information Administration (EIA). Petroleum products are used to fuel vehicles and produce electricity. U.S. Petroleum consumption in 2017 was primarily used by the transportation sector (71 percent). The industrial sector accounted for 24 percent petroleum consumption, the residential sector consumed 3 percent, commercial consumed 2 percent, and finally, electric power consumed 1 percent. California is the largest consumer of both jet fuel and motor gasoline among the 50 states and accounted for 17 percent of the nation's jet fuel consumption and 11 percent of motor gasoline consumption in 2019. C omtructinn Petroleum would be consumed throughout construction of the project. Fuel consumed by construction equipment would be the primarily energy resource expended over the course of construction, while VMT associated with the transportation of construction materials and construction worker commutes would also result in petroleum consumption. Heavy-duty equipment used for project construction would rely on diesel fuel, as would haul trucks involved in off -hauling materials from excavation. Construction workers are expected to travel to and from the project site in gasoline -powered passenger vehicles. There are no unusual project characteristics or construction processes that would require the use of equipment that would be more energy intensive that is used for comparable activities or use of equipment that would not conform to current emission standards (and related fuel efficiencies). Heavy-duty construction equipment of various types would be used during each phase of construction. CalEEMod was used to estimate construction equipment usage. In the analysis of the project the mitigated construction figures were used, based on the assumption that the project will implement applicable mitigation measures. Fuel consumption from construction equipment was estimated by converting the total CO2 emissions from each construction phase to gallons using the conversion factors shown in the following tables. Table VI -3, Construction Worker Gasoline Demand, illustrates the demand of gasoline fuel for construction worker trips to and from the site during each construction phase. Construction worker gasoline demand during each construction phase equals a total of 12,520.9 gallons of gasoline fuel. 116 Jefferson Square Flora Residential Project Initial Study/Mitigated Negative Declaration April 2024/Page 53 Table VI -3 Construction Worker Gasoline Demand Phase Days Trips Miles VMT KgCO2e Kg/CO2/Gallon Gallons Demolition 20 15 18.5 5,550 1,960 8.89* 220.5 Site Preparation 10 17.5 18.5 3,237.5 1,140 8.89 128.2 Grading 20 15 18.5 5,550 1,960 8.89 220.5 Building Const. 230 68.9 18.5 293,169.5 102,600 8.89 11,541.1 Paving 20 15 18.5 5,550 1,900 8.89 213.7 Arch. Coating 20 13.8 18.5 5,106 1,750 8.89 196.9 Total 12,520.9 *htWs://www. epa. go�y/greenhouse-gases-equivalencies-calculator-calculations-and-references hLtps://www.epa.gov/energ /greenhouse- ag s=equivalencies-calculator Table VI4, Construction Vendor Diesel Demand (below), illustrates the demand of diesel fuel for construction vendor trips to and from the site. These trips are associated with the delivery of construction materials during the building phase of construction. Construction vendor demand equals a total of 3,605.1 gallons of diesel fuel. Table VI4 Construction Vendor Diesel Demand Phase Days Trips Miles VMT KgCO2e Kg/CO2/Gallon Gallons Demolition 20 0 0 0 0 10.18* 0 Site Preparation 10 0 0 0 0 10.18 0 Grading 20 0 0 0 0 10.18 0 Building Const. 230 10.4 10.2 24,398.4 36,700 10.18 3,605.1 Paving 20 0 0 0 0 10.18 0 Arch. Coating 20 0 0 0 0 10.18 0 Total 3,605.1 *https://www.epa.gov/energy/greenhouse- asg es -equivalencies -calculator -calculations -and -references https://www.epa.gov/energy/greenhouse- ag sequivalencies-calculator Table VI -5, Construction Equipment Diesel Demand, displays the demand of diesel fuel for construction vehicles on-site during the various construction phases. Construction equipment diesel demands equals a total of 33,253.3 gallons of diesel fuel. Table VI -5, Construction Equipment Diesel Demand Phase Days KgCO2e Kg/CO2/Gallon Gallons Demolition 20 31,200 10.18 3,064.8 Site Preparation 10 24,100 10.18 2,367.4 Grading 20 26,900 10.18 2,642.4 Building Const. 230 251,300 10.18 23,703.3 Paving 20 13,800 10.18 1,355.6 Arch. Coating 20 1,220 10.18 119.8 Total 33,253.3 Table VI -6, Construction Hauling Diesel Demand, displays the demand of diesel fuel for the hauling of materials based on the CalEEMod calculations provided in the GHG Analysis. Hauling will occur during project grading. Construction hauling diesel demands equals a total of 1,031.4 gallons of diesel fuel. 117 Jefferson Square Flora Residential Project Initial Study/Mitigated Negative Declaration April 2024/Page 54 Table VI -6 Construction Hauling Diesel Demand Phase Days Trips Miles VMT KgCO2e Kg/CO2/Gallon Gallons Demolition 20 10.4 20 4,160 7,000 10.18 687.6 Site Preparation 10 10.4 20 2,080 3,500 10.18 343.8 Total 1,031.4 Overall, the project is estimated to consume approximately 12,520.9 gallons of gasoline and 37,889.8 gallons of diesel fuel during the project's construction phases. In total, the project will consume approximately 50,410.7 gallons of petroleum. Petroleum use is necessary to operate construction equipment. The energy used during the construction of the project would be limited to the development of the project and would not require long-term petroleum use. Additionally, there are no unusual project characteristics or construction processes that would require the use of equipment that would be more energy intensive that is used for comparable activities or use of equipment that would not conform to current emissions standards (and related fuel efficiencies). Thus, project construction would not consume petroleum in a wasteful or inefficient manner. Operation As previously mentioned, SPA No.3 allows the development of up to 95 multi -family units and associated amenities and improvements in PA2. According to the figures provided by the CalEEMod calculations, the multifamily development would have an estimated annual VMT of 1,125,787. The total mobile source CO2e is 449 MT per year, or 449,000 kg per year. CalEEMod assumes 92.5 percent of VMT burns gasoline, while the remaining 7.5 percent burn diesel. Thus, of the 449,000 kg of mobile emissions, 415,325 kg is generated by gasoline combustion and 33,675 kg is generated by diesel combustion. The multifamily development would have an annual gasoline demand of 46,718.2 gallons and an annual diesel demand of 3,308 gallons, as displayed in Table VI -8. Table VI -7, Operational Petroleum Demand Land Use Annual VMT Apartments Low Rise 1,125,787 Parking Lot 0 Total 1,125,787 Table VI -8 Operational Annual Petroleum During operation, the multifamily development would result in the consumption of petroleum-based fuels related to vehicular travel to and from the project site. According to the City's 2013 Greenhouse Gas Inventory, the community VMT was 509,372,317 VMTs in 2013. The proposed project will contribute approximately 1,125,787 VMTs annually, or 0.22 percent of the total annual VMT at City buildout. The proposed mixed-use development would result in reduced VMTs compared to the existing SPA No. 2 governing the site. The reduction of VMTs is a result of the introduction of residential uses adjacent to commercial uses. The adjacency of mixed uses allows residents to walk to the commercial businesses, rather than drive. As previously stated, the commercial uses within PA2 are approved as a part of the 118 Annual VMT Kg/CO2 Kg/CO2/Gallon Annual Gallons Gasoline 1,041,353 415,325 8.89 46,718.2 Diesel 84,434 33,678 10.18 3,308 Total Petroleum 50,026.2 During operation, the multifamily development would result in the consumption of petroleum-based fuels related to vehicular travel to and from the project site. According to the City's 2013 Greenhouse Gas Inventory, the community VMT was 509,372,317 VMTs in 2013. The proposed project will contribute approximately 1,125,787 VMTs annually, or 0.22 percent of the total annual VMT at City buildout. The proposed mixed-use development would result in reduced VMTs compared to the existing SPA No. 2 governing the site. The reduction of VMTs is a result of the introduction of residential uses adjacent to commercial uses. The adjacency of mixed uses allows residents to walk to the commercial businesses, rather than drive. As previously stated, the commercial uses within PA2 are approved as a part of the 118 Jefferson Square Flora Residential Project Initial Study/Mitigated Negative Declaration April 2024/Page 55 Jefferson Square Specific Plan Amendment No. 2. Should the residential uses proposed in SPA No. 3 be less favorable due to a change in the market, the commercial uses shall be developed. Over the lifetime of the project, the fuel efficiency of vehicles in use is expected to increase, as older vehicles are replaced with newer more efficient models. Therefore, it is expected that the amount of petroleum consumed due to the vehicle trips to and from the project site during operation would decrease over time. Additional advancement of technology includes the use of plug-in hybrid and zero emission vehicles in California, which will also decrease the amount of future petroleum consumed in the state. With the foregoing, operation of the project is expected to use decreasing amounts of petroleum over time, due to advances in fuel economy. Additionally, the proposed multifamily project is located in close proximity to existing medical facilities, a pharmacy, shopping center, and restaurants along Fred Waring Drive and Jefferson Street. The project would provide a pedestrian access network that internally links all uses and connects to all existing or planned external streets and pedestrian facilities contiguous with the project site. The project would minimize barriers to pedestrian access and interconnectivity. Given these considerations, petroleum consumption associated with the project operation would not be considered excessive. In conclusion, the project would increase demand for energy in the project area and in the service areas of IID and SoCalGas. However, based on the findings described above, project construction and operation are not anticipated to result in potentially significant impacts due to wasteful, inefficient, or unnecessary consumption of energy resources, during project construction or operation. b) Less than Significant Impact. SPA No. 3 to allow commercial retail (Option 1) or mixed-use development (Option 2) within the Specific Plan area. Currently, PA2 occupies approximately 5.1 acres of the Jefferson Square Specific Plan and operates as a parking lot associated with the existing commercial buildings to the north. To ensure the conservation of energy, the state of California and the City of La Quinta implements various regulations to be more energy efficient and reduce the amount of GHG emissions. As previously stated, the project will include a variety of building, water, and solid waste efficiencies consistent with the current CALGreen requirements, low -flow fixtures and efficient landscaping per State requirements. The project will also be required to recycle a minimum of 50 percent from construction activities per State and City requirements. The project will comply with state -implemented building standards such as those outlined in Title 20 and Title 24 of the California Code of Regulations. As stated in the previous discussion, project -related petroleum consumption and VMTs during operation of the project are not anticipated to increase since the project would provide mixed uses (i.e., commercial and residential) adjacent to each other. Construction -related electricity, natural gas, and petroleum use, and operational electricity and natural gas consumption are not anticipated to be significant. Construction activities would require the use of equipment that would be no more energy intensive than what is used for comparable activities. Construction equipment will comply with the Tier 3 program engines or higher. The project is in close proximity to commercial land uses along Fred Waring Drive and Jefferson Street. The project will provide a pedestrian access network that internally links all uses and connects to all exiting or planned external streets and pedestrian facilities contiguous with the project site. The implementation of these project features will assist in reducing potential project -related VMTs. The project property will comply with all applicable State and local guidelines and regulations regarding energy efficient building design and standards. Therefore, the proposed project is not anticipated to conflict or obstruct a state or local plan for renewable energy or energy efficiency. Less than significant impacts are expected. Mitigation: None 119 Jefferson Square Flora Residential Project Initial Study/Mitigated Negative Declaration April 2024/Page 56 7. GEOLOGY AND SOILS -- Would the Potentially Less Than Less Than No project: Significant Significant Significant Impact Impact with Mitigation Impact Incorporation a) Directly or indirectly cause potential substantial adverse effects, including the risk of loss, injury, or death involving: i) Rupture of a known earthquake fault, as delineated on the most recent Alquist-Priolo Earthquake Fault Zoning Map issued by the State Geologist for the area or based on other ❑ ❑ ❑ substantial evidence of a known fault? Refer to Division of Mines and Geology Special Publication 42. ii) Strong seismic ground shaking? ❑ ❑ ❑ ❑ iii) Seismic -related ground failure, including ❑ ❑ ® ❑ liquefaction? iv) Landslides? ❑ ❑ ❑ ❑ b) Result in substantial soil erosion or the loss of ❑ ❑ ❑ ❑ topsoil? c) Be located on a geologic unit or soil that is unstable, or that would become unstable as a result of the project, and potentially result in on- ❑ ❑ ❑ ❑ or off-site landslide, lateral spreading, subsidence, liquefaction or collapse? d) Be located on expansive soil, as defined in Table 18-1-B of the Uniform Building Code ❑ ❑ ❑ (1994), creating direct or indirect substantial risks to life or property? e) Have soils incapable of adequately supporting the use of septic tanks or alternative wastewater ❑ ❑ ❑ disposal systems where sewers are not available for the disposal of wastewater? f) Directly or indirectly destroy a unique paleontological resource or site or unique ❑ ® ❑ ❑ geologic feature? Source: California Department of Conservation; La Quinta 2035 General Plan Update; Geotechnical Engineering Investigation, Krazan & Associates, Inc., 2007, updated 2022. Setting: Alquist-Priolo Earthquake Fault Zoning Act The Alquist-Priolo Earthquake Fault Zoning Act was enacted in 1972 to prohibit the location of developments and structures for human occupancy across the trace of active faults. To assist with this, the State Geologist delineates appropriately wide earthquake fault zones (Alquist-Priolo Zones) to encompass potentially and recently active traces, which are submitted to city and county agencies to be incorporated into their land use planning and construction policies. A trace is a line on the earth's surface defining a fault, and an active fault is defined as one that has ruptured in the last 11,000 years. The minimum distance a structure for human occupancy can be placed from an active fault is generally fifty feet. Seismic Hazard Mapping Act The Seismic Hazards Mapping Act (SHMA) of 1990 directs the Department of Conservation, California Geological Survey to identify and map areas prone to earthquake hazards of liquefaction, earthquake -induced landslides and amplified ground shaking. The purpose of the SHMA is to reduce the threat to public safety and to minimize the loss of life and property by identifying and mitigating these seismic hazards. 120 Jefferson Square Flora Residential Project Initial Study/Mitigated Negative Declaration April 2024/Page 57 The SHMA requires the State Geologist to establish regulatory zones (Zones of Required Investigation) and to issue appropriate maps (Seismic Hazard Zone maps). These maps are distributed to all affected cities, counties, and state agencies for their use in planning and controlling construction and development. Single family frame dwellings up to two stories not part of a development of four or more units are exempt from the state requirements. However, local agencies can be more restrictive than state law requires. California Code of Regulations, Title 24 (California Building Standard Code) The California Building Standards Commission operates within the Department of General Services and is charged with the responsibility to administer the process of approving and adopting building standards for publication in the California Building Standards Code (Cal. Code Regs., Title 24). These regulations include provisions for site work, demolition, and construction, which include excavation and grading, as well as provisions for foundations, retaining walls, and expansive and compressible soils. The California Building Code also provides guidelines for building design to protect occupants from seismic hazards. The City of La Quinta Building Division currently uses the 2022 California Building Code (CBC) in the plan check process and in field inspections. The City's Building Division will use the latest CBC in effect at the time of application for building permits for the project site are submitted. South Coast Air Quality Management District The main source of pollution from grading and construction activities is fugitive dust, which is particulate matter that is suspended in the air by direct or indirect human activities. Two South Coast AQMD rules were adopted with the purpose of reducing the amount of fugitive dust entrained as a result of human activities. Rule 403 applies to any activity capable of generating fugitive dust. Rule 403.1 is supplemental to Rule 403 and applies only to fugitive dust sources in Coachella Valley. Rule 403 (Fugitive Dust) requires the implementation of best available dust control measures (BACM) during active operations capable of generating fugitive dust. Rule 403.1 (Supplemental Fugitive Dust Control Requirements for Coachella Valley Sources) is a supplemental rule to Rule 403 and is applicable to man-made sources of fugitive dust in Coachella Valley. The purpose of this rule is to reduce fugitive dust and resulting PM 10 emissions from man-made sources in the Coachella Valley. Rule 403.1 requires a Fugitive Dust Control Plan approved by South Coast AQMD or an authorized local government agency prior to initiating any construction/ earth -moving activity. Paleontological Resources Paleontological resources are the fossilized remains of ancient plants and animals. They occur in older soils which have been deposited in the Valley over millions of years. Exhibit 111-5, Paleontological Sensitivity Map in the 2035 La Quinta General Plan (LQGP), designates the project site in Dune Sand which has "undetermined" paleontological sensitivity. a) i. No Impact. Seismicity is a general term relating to the abrupt release of accumulated strain energy in the rock materials of the earth's crust in a given geographical area. The reoccurrence of accumulation and subsequent release of strain have resulted in faults and fault systems (Krazan & Associates, Inc., 2007). The City of La Quinta, similar to most of Southern California, is susceptible to seismic activity due to the various active faults that traverse the area. The La Quinta 2035 General Plan Update (GPU) notes four faults with the potential to have a severe impact in the City. These faults include the San Andreas, San Jacinto, Burnt Mountain and Elsinore Faults. The closest Alquist-Priolo Earthquake Fault Zone to the project site is the San Andreas Fault, approximately 3.75 miles northeast of the subject property. Conclusively, the project site is not located on an active fault or within the Alquist-Priolo Earthquake Fault Zone. 121 Jefferson Square Flora Residential Project Initial Study/Mitigated Negative Declaration April 2024/Page 58 Therefore, there will be no impact associated with ground rupture within an active fault zone. Mitigation: None ii. Less than Significant Impact. Seismically induced ground shaking is the most potentially significant geotechnical hazard, according to the La Quinta 2035 General Plan Update (2035 GPU). Regional faults, including the San Andreas and San Jacinto fault zones, have the potential to generate moderate to severe ground shaking in the planning area. Factors that determine the effect of ground motion and the degree of structural damage that may occur include intensity of the earthquake, distance between epicenter and site, soil and bedrock composition, depth to groundwater, presence of ridge tops, and building design and other criteria (La Quinta 2035 GPU). As stated in the previous discussion, the project site is located approximately 3.75 miles southwest of the closest active fault zone, the San Andreas Fault. The project site is likely to be subjected to moderate to strong ground motion from earthquakes in the region. The proposed development will be constructed in a manner that reduces the risk of seismic hazards (Title 24, California Code of Regulations). The project shall comply with the most current seismic design coefficients and ground motion parameters and all applicable provisions of the CBC, specifically Chapter 16 of the CBC, Structural Design, Section 1613, Earthquake Loads, as well as City Municipal Code Section 8.02.010. Section 8.02.010 adopts the 2022 CBC for regulating the construction, alteration, movement, enlargement, replacement, repair, equipment, use and occupancy, location, maintenance, removal and demolition of every building or structure or any appurtenances connected or attached to such buildings or structures. Site work will be conducted in accordance with the geotechnical and soils analyses required with the submittal of grading and building plans. Foundation and structural design of the site would reduce exposure of people or structures to adverse effects to the greatest extent possible. Per the geotechnical report, site preparation shall include remedial grading, overexcavation and recompaction of the project area. Overexcavation and recompaction will reduce post -construction soil movement and provide uniform support for the buildings and other foundations. Overexcavation and recompaction should be performed to a minimum depth of at least twelve inches below existing grades. The actual depth of the overexcavation and recompaction should be determined by professional field representative during construction. Any undocumented fill encountered during grading shall be removed and replaced with engineered fill, as recommended by Krazan & Associates, Inc. With the implementation of appropriate building codes and recommendations provided in the project geotechnical and soil analyses, which includes overexcavation and recompaction in building and foundation areas and proposed parking areas impacts related to strong seismic shaking at the project site will be less than significant. Mitigation: None iii. Less than Significant Impact. Soil liquefaction is a state of soil particles suspension caused by a complete loss of strength when the effective stress drops to zero. Liquefaction normally occurs under saturated conditions in soils such as sand in which the strength is purely frictional. However, liquefaction has occurred in soils other than clean sand. Liquefaction usually occurs under vibratory conditions such as those induced by seismic events (Krazan & Associates, Inc., 2007). Per the Seismic Hazards Map in the La Quinta GPU, the project site is not located in an area with moderate or high liquefaction susceptibility, due to the lack of shallow groundwater in the area. The project -specific Geotechnical Engineering Investigation determined that the soils beneath the site consist predominately of dense and stiff materials, and groundwater is expected to be a depth of greater than 50 feet. Therefore, it was concluded that the potential for liquefaction is considered to be low based on the absence of shallow groundwater and the relatively dense and stiff materials underlying the site. Although the project property 122 Jefferson Square Flora Residential Project Initial Study/Mitigated Negative Declaration April 2024/Page 59 is not expected to be impacted by liquefaction, the improvement plans shall adhere to the most recent standard design requirements stated in the California Building Code (CBC) and the City's building standards to ensure the safety of the project against seismically induced hazards. Less than significant impacts are anticipated. Mitigation: None iv. No Impact. As discussed previously, the City of La Quinta, like most of Southern California, is susceptible to seismic ground shaking due to the multiple faults in the region. As a result of seismic ground shaking, secondary effects such as slope failures, rockfalls and landslides may occur in the City, especially throughout elevated areas. Landslides and rockfall can occur when unstable slope conditions are worsened by strong ground motion caused by seismic events. Typically, landslides have been recorded after periods of heavy rainfall, and rockfalls are associated with slope failure during drier periods. Conditions that lead to landslide vulnerability include high seismic potential, and rockfall and rockslides are common on very steep slopes. The project site is located in the northern portion of the City of La Quinta. The site is not located adjacent to slopes. The nearest hillsides and mountainous slopes are approximately 1.90 miles southwest of the property. Due to the lack of slopes in the project's proximity, the project site is not susceptible to rockfalls, soil block slides and soil slumps, as designated by the Seismic Hazards Map (Exhibit IV -3) in the La Quinta 2035 General Plan Update. No impacts are anticipated. Mitigation: None b) Less than Significant Impact. The site will be subject to wind and water erosion during construction. According to the La Quinta General Plan, wind erosion is influenced by factors such as climate, topography, soil and rock types, and vegetation. The Coachella Valley is subject to infrequent but often powerful storms that generate high rates of erosion, especially in areas where the soil is not stabilized by vegetation. Erosion, especially in the form of PM 10, is a concern in the Coachella Valley because it leads to sediment transport and re -deposition as well as health issues and property damage. The Wind Erosion Susceptibility Map (Exhibit IV -5) in the La Quinta 2035 General Plan Update specifies that the project site is located in an area with a very high Wind Erodibility Rating. SPA No. 3 allows the development of PA2 consisting of up to 95 multifamily units or commercial retail spaces. Development will also include paved driveways and associated improvements, landscaped features, and pedestrian walkways. The project site has been previously graded and operates as a paved parking lot associated with the Jefferson Square Shopping Center. The construction of this project will involve ground disturbing activities, such as the clearing and grubbing of existing landscaping, and grading of the property. These activities may increase the potential of soil erosion at the time of development. Therefore, consistent with the City's and SCAQMD's requirements, the project shall implement a Fugitive Dust Control Plan. The Fugitive Dust Control Plan requires the implementation of best management practices (BMPs) such as the use of perimeter fencing, applying adhesive dust suppressant, or watering the project site. The project property shall implement the BMPs outlined within their project -specific PM 10 Plan during construction of the project site. Refer to the Air Quality section of this environmental document for further information on the Fugitive Dust Control Plan. In addition to the Fugitive Dust Control Plan, projects one acre in size or larger are required to comply with the most current National Pollutant Discharge Elimination System (NPDES) Construction General Permit (CGP) (Order No. 2009-0009-DWQ as amended by 2010-0014-DWQ and 2012-0006-DWQ) as it relates to surface water erosion during construction. Compliance with the CGP involves the development and implementation of a project -specific Stormwater Pollution Prevention Plan (SWPPP), which is designed to reduce potential adverse impacts to surface water quality during the period of construction. The required 123 Jefferson Square Flora Residential Project Initial Study/Mitigated Negative Declaration April 2024/Page 60 plan will identify the locations and types of construction activities requiring BMPs and other necessary compliance measures to prevent soil erosion and stormwater runoff pollution. The plan will also identify the limits of allowable construction -related disturbance to prevent any exceedances or violations. Waterborne erosion and the City's Standard Conditions are thoroughly discussed in the Hydrology and Water Quality Section of the document. The implementation of the Fugitive Dust Control Plan, and the SWPPP (outlined above, and further discussed in the Air Quality and Hydrology Sections of this document) will ensure that impacts from erosion created from the project site will be less than significant. Mitigation: None C) Less than Significant Impact with Mitigation. According to the United States Department of Agriculture's (USDA) Web Soil Survey Map, the project's soil types primarily consist of Myoma fine sand (MaD and MaB). MaD and MaB sands are somewhat excessively drained with a very low runoff class. As discussed previously, in section a) iii., liquefaction occurs when ground shaking of relatively long duration and intensity causes loose, unconsolidated soils to act like a liquid and lose strength. For liquefaction to occur in an area, the groundwater would have to be within 50 feet of the surface. The project site is not located in an area susceptible to liquefaction due to the lack of shallow groundwater. Due to the lack of shallow groundwater, impacts are anticipated to be less than significant. As discussed in section a) iv., the project site is not located near slopes. The topography at the project site and surrounding area is relatively flat. Therefore, the project site is not located adjacent to an area susceptible rockfalls, soil block slides and soil slumps. Therefore, impacts from landslides or rockfall are not expected. Ground subsidence is the gradual settling or sinking of the ground surface with little or no horizontal movement. It is caused by both human activities (i.e., groundwater extraction) and natural activities (i.e., earthquakes) and can cause regional damage. According to the La Quinta 2035 General Plan Update, the only recorded subsidence induced fissures in the Coachella Valley occurred in La Quinta in 1948, near the base of the Santa Rosa Mountains, at the south end of the City. The Safety Element in the Riverside County General Plan indicates that the project site is situated in an area susceptible to ground subsidence due to regional withdrawal of groundwater. The potential for area ground subsidence is a regional issue that could possibly impact the City of La Quinta; monitoring conducted by the U.S. Geological Survey (USGS), CVWD and others shows that subsidence rates in the Coachella Valley have been increasing rapidly over the past several decades. CVWD has implemented a variety of measures, such as groundwater recharge, imported water, and water conservation techniques and programs to minimize the extraction of groundwater. Although subsidence has been recorded in La Quinta, the project site is not located near areas where subsidence historically occurred. Although a majority of the Specific Plan area is currently developed with commercial buildings, retention basins, and parking lots. Krazan & Associates visited the site in 2022 observing the weathered condition of the subgrade at the existing vacant pads in PA2. The near surface soils were found to possess varying in- place densities and moisture contents. Therefore, Krazan & Associates recommended remedial grading (conducted in compliance with City standards), overexcavation and recompaction at the building foundation and parking areas to ensure the subsurface conditions are suitable for the proposed multifamily buildings and parking. This is required as Mitigation Measure GEO-1. Grading plans and structural engineering plans will be reviewed and approved by the City. The project will be conditioned to comply with the current California Building Code (CBC) standards, City requirements, and Mitigation Measures GEO-1 requiring a project -specific Geotechnical Engineering Investigation and 124 Jefferson Square Flora Residential Project Initial Study/Mitigated Negative Declaration April 2024/Page 61 Update Report to reduce the impacts of potentially unstable soils; therefore, less than significant impacts are anticipated. Mitigation: GEO-L Overexcavation and Recompaction — Building and Foundation Areas To reduce post -construction soil movement and provide uniform support for the buildings and other foundations, overexcavation and recomposition within the proposed building footprint areas should be performed to a minimum depth of at least twelve (12) inches below existing grades. The actual depth of the overexcavation and recompaction should be determined by the geotechnical field experts during construction. The exposed subgrade at the base of the overexcavation should then be scarified, moisture -conditioned as necessary, and compacted. The overexcavation and recompaction should also extend laterally five feet (5') beyond edges of the proposed footing or building limits. Any undocumented fill encountered during grading should be removed and replaced with Engineered Fill. This will apply to Buildings 1, 4, 5, and 6. For Building 2 and 3, recommendations presented on the Geotechnical Engineering Investigation should be followed. Overexcavation and Recompaction — Proposed Parking Areas To reduce post -construction soil movement and provide uniform support for the proposed parking and drive areas, overexcavation and recompaction of the near surface soil in the proposed parking area should be performed to a minimum depth of at least twelve (12) inches below existing grades or proposed subgrade, whichever is deeper. The actual depth of the overexcavation and recompaction should also extend laterally at least three (3) feet beyond edges of the proposed paving limits or to the property boundary. Any undocumented fill encountered during grading should be removed and replaced with Engineered Fill. Any buried structures encountered during construction should be properly removed and the resulting excavations backfilled with Engineered Fill, compacted to a minimum of 95 percent of the maximum dry density based on ASTM Test Method D1557. Excavations, depressions, or soft and pliant areas extending below planned finished subgrade levels should be cleaned to firm, undisturbed soils and backfilled with Engineered Fill. Concrete footings should be removed to an equivalent depth of at least 3 feet below proposed footing elevations or as recommended by the Soils Engineer. Any other buried structures encountered, should be removed in accordance with the recommendations of the Soils Engineer. The resulting excavations should be backfilled with Engineered Fill. A representative of a professional geotechnical firm should be present during all site clearing and grading operations to test and observe earthwork construction. This testing and observation is an integral part of the service as acceptance of earthwork construction is dependent upon compaction of the material and the stability of the material. The soils engineer may reject any material that does not meet compaction and stability requirements. d) No Impact. Expansive soils, as defined by the Riverside County General Plan, have a significant amount of clay particles which can give up water (shrink) or take on water (swell). The change in volume exerts stress on buildings and other loads placed on these soils, making them potentially hazardous. These soils can also be widely dispersed, occurring in both hillside areas and low-lying alluvial basins. In the City, soils include alluvial sand and gravel with fine-grained lakebed deposits such as silts and clays in the southern portion of the City. As previously stated, Myoma fine sand occurs on the project site, which has a low shrink -swell potential. Therefore, no impact associated with expansive soils will occur. 125 Jefferson Square Flora Residential Project Initial Study/Mitigated Negative Declaration April 2024/Page 62 Mitigation: None e) No Impact. The Coachella Valley Water District (CVWD) provides the City of La Quinta with sanitary sewer collection and treatment, and according to the 2035 General Plan Update, most of the City is served by sewer. The proposed project is currently served by water and sewer and connects to existing infrastructure. The project proposes to connect with the existing sewer infrastructure to provide sewer to the residential units. For further discussion, consult the Utilities Section of this document. Septic tanks are not proposed, and no impacts are expected. Mitigation: None f) Less than Significant Impact. According to the La Quinta 2035 General Plan Update, paleontological resources are the fossilized remains of ancient plants and animals. They occur in older soils which have been deposited in the Valley over millions of years. Exhibit III -5, Paleontological Sensitivity Map in the 2035 GPU, designates the site in an area with an "undetermined" amount of paleontological sensitivity. However, Exhibit 111-5 also determines that recent dune sand is the primary soil type that is present at the project site. Dune sand varies in depth and could overlay older alluvium at depth. This soil type has a low potential for paleontological resources due to its recent transport into the area. Moreover, the site is currently developed as a paved parking lot and is not recognized as a unique paleontological or a unique geologic feature. No known paleontological sites have been found within the site during previous construction. The potential for uncovering any significant resources during construction activities is unlikely, since the site has already been cleared, graded, and significantly disturbed from the construction of the existing development. Therefore, less than significant impacts are anticipated. Mitigation: None 126 Jefferson Square Flora Residential Project Initial Study/Mitigated Negative Declaration April 2024/Page 63 Sources: California Emissions Estimator Model (CalEEMod), Version 2022.1.; California Greenhouse Gas Emissions for 2000 to 2020, Trends of Emissions and Other Indicators, 2022 Edition, California Air Resources Board; California Greenhouse Gas Emissions for 2000 to 2019, Trends of Emissions and Other Indicators, 2021 Edition, California Air Resources Board; Release No. 18-37 & 19-35, California Air Resources Board Press Release, July 2018 and August 2019 Setting: Summary of Local and Statewide Greenhouse Gas Regulations and Trends: Greenhouse gases (GHG) are a group of gases that trap solar energy in the Earth's atmosphere, preventing it from becoming too cold and uninhabitable. Common greenhouse gases in the Earth's atmosphere include water vapor, carbon dioxide (CO2), methane (CH4), nitrous oxide (N20), ozone, and chlorofluorocarbons to a lesser extent. Carbon dioxide is the main GHG thought to contribute to climate change. Carbon dioxide reflects solar radiation back to Earth, thereby trapping solar energy and heat within the lower atmosphere. Human activities (such as burning carbon -based fossil fuels) create water vapor and CO2 as byproducts, thereby impacting the levels of GHG in the atmosphere. Carbon dioxide equivalent (CO2e) is a metric used to compare emissions of various greenhouse gases. It is the mass of carbon dioxide that would produce the same estimated radiative forcing as a given mass of another greenhouse gas. To address the long-term adverse impacts associated with global climate change, California's Global Warming Solutions Act of 2006 (AB 32) requires California Air Resource Board (CARB) to reduce statewide emissions of greenhouse gases to 1990 levels by 2020. In 2016, Governor Jerry Brown signed Senate Bill 32 (SB32) that requires California to reduce GHG emissions to 40 percent below 1990 levels by 2030. With the passage of the California Global Warming Solutions Act of 2006 (Assembly Bill 32) in California, environmental documents for projects pursuant to CEQA are required to analyze greenhouse gases and assess the potential significance and impacts of GHG emissions. California's annual statewide GHG emission inventory is a relevant tool for tracking California's progress in reducing GHGs and achieving the statewide GHG target. The GHG inventory relies on data collected through various California Global Warming Solutions Act (AB 32) programs. On July 11, 2018, CARB announced in a press release (No. 18-37) that greenhouse gas pollution in California fell below 1990 levels for the first time since emissions peaked in 2004, an achievement roughly equal to taking 12 million cars off the road or saving 6 billion gallons of gasoline a year. Moreover, according to the CARB report on California Greenhouse Gas Emissions for 2000 to 2017 (published in 2019), which tracks the trends of GHG emissions, California's GHG emissions have followed a declining trend between 2007 and 2017. In 2017, emissions from GHG emitting activities statewide were 424 million metric tons of CO2 equivalent (MMTCO2e), 5 MMTCO2e lower than 2016 levels and 7 MMTCO2e below the 2020 GHG Limit of 431 MMTCO2e. The data also show that for the first time since California started to track GHG emissions, the state power grid used more energy from zero-GHG sources like solar and wind power than from electrical generation powered by fossil fuels. On July 28, 2021, CARB announced via Press Release No. 21-34 that state Greenhouse Gas Inventory shows emissions have continued to drop below 2020 target, which is a return to the 1990 GHG levels. The target was achieved four years ahead of schedule in 2016. On October 26, 2022, CARB published the California Greenhouse Gas Emissions for 2000 to 2020, Trends of Emissions and Other Indicators. Based on this report, in 2020, emissions from GHG emitting activities statewide 127 Potentially Less Than Less Than No 8. GREENHOUSE GAS EMISSIONS -- Significant Significant Significant Impact Would the project: Impact with Mitigation Impact Incorporation a) Generate greenhouse gas emissions, either directly or indirectly, that may have a significant ❑ ❑ ® ❑ impact on the environment? b) Conflict with an applicable plan, policy or regulation adopted for the purpose of reducing the ❑ ❑ ® ❑ emissions of greenhouse gases? Sources: California Emissions Estimator Model (CalEEMod), Version 2022.1.; California Greenhouse Gas Emissions for 2000 to 2020, Trends of Emissions and Other Indicators, 2022 Edition, California Air Resources Board; California Greenhouse Gas Emissions for 2000 to 2019, Trends of Emissions and Other Indicators, 2021 Edition, California Air Resources Board; Release No. 18-37 & 19-35, California Air Resources Board Press Release, July 2018 and August 2019 Setting: Summary of Local and Statewide Greenhouse Gas Regulations and Trends: Greenhouse gases (GHG) are a group of gases that trap solar energy in the Earth's atmosphere, preventing it from becoming too cold and uninhabitable. Common greenhouse gases in the Earth's atmosphere include water vapor, carbon dioxide (CO2), methane (CH4), nitrous oxide (N20), ozone, and chlorofluorocarbons to a lesser extent. Carbon dioxide is the main GHG thought to contribute to climate change. Carbon dioxide reflects solar radiation back to Earth, thereby trapping solar energy and heat within the lower atmosphere. Human activities (such as burning carbon -based fossil fuels) create water vapor and CO2 as byproducts, thereby impacting the levels of GHG in the atmosphere. Carbon dioxide equivalent (CO2e) is a metric used to compare emissions of various greenhouse gases. It is the mass of carbon dioxide that would produce the same estimated radiative forcing as a given mass of another greenhouse gas. To address the long-term adverse impacts associated with global climate change, California's Global Warming Solutions Act of 2006 (AB 32) requires California Air Resource Board (CARB) to reduce statewide emissions of greenhouse gases to 1990 levels by 2020. In 2016, Governor Jerry Brown signed Senate Bill 32 (SB32) that requires California to reduce GHG emissions to 40 percent below 1990 levels by 2030. With the passage of the California Global Warming Solutions Act of 2006 (Assembly Bill 32) in California, environmental documents for projects pursuant to CEQA are required to analyze greenhouse gases and assess the potential significance and impacts of GHG emissions. California's annual statewide GHG emission inventory is a relevant tool for tracking California's progress in reducing GHGs and achieving the statewide GHG target. The GHG inventory relies on data collected through various California Global Warming Solutions Act (AB 32) programs. On July 11, 2018, CARB announced in a press release (No. 18-37) that greenhouse gas pollution in California fell below 1990 levels for the first time since emissions peaked in 2004, an achievement roughly equal to taking 12 million cars off the road or saving 6 billion gallons of gasoline a year. Moreover, according to the CARB report on California Greenhouse Gas Emissions for 2000 to 2017 (published in 2019), which tracks the trends of GHG emissions, California's GHG emissions have followed a declining trend between 2007 and 2017. In 2017, emissions from GHG emitting activities statewide were 424 million metric tons of CO2 equivalent (MMTCO2e), 5 MMTCO2e lower than 2016 levels and 7 MMTCO2e below the 2020 GHG Limit of 431 MMTCO2e. The data also show that for the first time since California started to track GHG emissions, the state power grid used more energy from zero-GHG sources like solar and wind power than from electrical generation powered by fossil fuels. On July 28, 2021, CARB announced via Press Release No. 21-34 that state Greenhouse Gas Inventory shows emissions have continued to drop below 2020 target, which is a return to the 1990 GHG levels. The target was achieved four years ahead of schedule in 2016. On October 26, 2022, CARB published the California Greenhouse Gas Emissions for 2000 to 2020, Trends of Emissions and Other Indicators. Based on this report, in 2020, emissions from GHG emitting activities statewide 127 Jefferson Square Flora Residential Project Initial Study/Mitigated Negative Declaration April 2024/Page 64 were 369.2 million MMTCO2e, 35.3 MMTCO2e lower than 2019 levels and 61.8 MMTCO2e below the 2020 GHG Limit of 431 MMTCO2e. The 2019 to 2020 decrease in emissions was deemed likely due in large part to the impacts of the COVID-19 pandemic. Economic recovery from the pandemic may result in emissions increases over the next few years. As such, the total 2020 reported emissions are likely an anomaly, and any near-term increases in annual emissions should be considered in the context of the pandemic. South Coast Air Quality Management District: On December 5, 2008, the SCAQMD Governing Board adopted the staff proposal for an interim GHG significance threshold for projects where the SCAQMD is lead agency. A threshold for projects where SCAQMD is not the lead agency has not been adopted. The City of La Quinta also has not adopted a GHG numeric threshold of significance. From the interim GHG guidance, a GHG emission level of 3,000 MTCO2e has traditionally served as measure to distinguish small projects that can be screened out while achieving the emission capture rate of 90 percent for all new or modified projects subject to environmental review. According to the SCAQMD guidance, the 90 percent emission capture rate sets the emission threshold low enough to capture a substantial fraction of future stationary source projects that will be constructed to accommodate future statewide population and economic growth, while setting the emission threshold high enough to exclude small projects that will in aggregate contribute a relatively small fraction of the cumulative statewide GHG emissions. This assertion is based on estimates that these GHG emissions would account for less than one percent of future 2050 statewide GHG emissions target (85 MMTCO2eq per year). In addition, these small projects would be subject to future applicable GHG control regulations that would further reduce their overall future contribution to the statewide GHG inventory. For reference, the other screening associated with GHG significance thresholds involves an interim tiered approach summarized as follows: • Tier 1 consists of evaluating whether or not the project qualifies for any applicable exemption under CEQA. • Tier 2 consists of determining whether the project is consistent with a GHG reduction plan. If a project is consistent with a qualifying local GHG reduction plan, it does not have significant GHG emissions. • Tier 3 consists of screening values, which the lead agency can choose, but must be consistent with all projects within its jurisdiction. A project's construction emissions are averaged over 30 years and are added to the project's operational emissions. If a project's emissions are below one of the following screening thresholds, then the project is less than significant: o Residential and Commercial land use: 3,000 MTCO2e/yr o Industrial land use: 10,000 MTCO2e/yr o Based on land use type: residential: 3,500 MTCO2e/yr; commercial: 1,400 MTCO2e/yr; or mixed use: 3,000 MTCO2e/yr • Tier 4 has the following options: o Option 1: Reduce Business -as -Usual (BAU) emissions by a certain percentage; this percentage is currently undefined. o Option 2: Early implementation of applicable AB 32 Scoping Plan measures o Option 3: 2020 target for service populations (SP), which includes residents and employees: 4.8 MTCO2e/SP per year for projects and 6.6 MTCO2e per SP per year for plans; o Option 3, 2035 target: 3.0 MTCO2e/SP per year for projects and 4.1 MTCO2e per service population per year for plans • Tier 5 involves mitigation offsets to achieve target significance threshold. City of La Quinta Greenhouse Gas Reduction Plan: 128 Jefferson Square Flora Residential Project Initial Study/Mitigated Negative Declaration April 2024/Page 65 In 2012, the Greenhouse Gas Reduction Plan was prepared as part of the City's General Plan Update, drawing input from utility providers and various technical studies to conduct the community wide and government specific greenhouse gas inventory. The inventory established a baseline year of 2005, then projected future year emissions based on 2005 emission levels. The reduction targets identified in the Plan are consistent with AB 32 and a goal to reduce CO2e emissions to 10 percent below 2005 levels by 2020 and 28 percent below 2005 levels by 2035. The La Quinta GHG Reduction Plan was established in compliance with AB 32 and EO S-3-05, in order to reduce the amount of GHG emissions produced in the City. Using AB 32 and EO 5-3-05 as a guide, the GHG Reduction Plan established policies and programs in order for the City to achieve the reduction expectations. According to the GHG Reduction Plan, new development is required to adhere to the latest building code standards, which assure energy efficiency and incorporate passive and active design features intended to benefit the overall operating efficiency of new buildings. a) Less Than Significant Impact. Although the City of La Quinta does not have an adopted GHG numeric threshold of significance, for analysis purposes, the GHG level of 3,000 MTCO2e was used in this analysis as the initial screening level for determining significant impacts. CalEEMod 2022.1 was used to calculate the proposed project's GHG emission levels by taking into account the proposed land development parameters (land uses and facility dimensions) as inputs to the software model. These inputs included 95 low-rise apartment units and up to 200 parking spaces. The Institute of Transportation Engineers (ITE) Land Use Code (220) and daily trip generation rate of 6.74 trips per unit are consistent with the Traffic Memorandum for this project. The associated household size of 2.37 persons per household is based on the most current CA Department of Finance E-5 data for La Quinta available at the time of preparation. Construction -related GHG emissions were amortized over a 30 -year period and added to the project's annual operational GHG emissions. The operational GHG emissions can be attributed to area sources, mobile sources, solid wastes and water supply, treatment and distribution of the proposed operations. For comparison purposes, a separate CalEEMod analysis was performed for the unbuilt commercial uses previously approved in proposed PA2 area under the governing Specific Plan and associated amendments. Consistent with the traffic memorandum, these uses include a home improvement store of 42,527 square feet and strip retail uses of 48,002 square feet. The SPA allows either development of residential units, or development of the previously approved commercial uses. Table VIII -1 summarizes the estimated GHG emissions resulting from the proposed residential project to compare against the screening level. The table also includes the estimated GHG emissions associated with the development of commercial uses on the site. Table VIII -1 Comparison of Total Project Greenhouse Gas Emissions Associated with the Proposed Project and Approved Uses Emission Source Emissions Metric Tons of Carbon Dioxide Equivalent (MTCO2e) per year Total MTCO2e Total MTCO2e (All Sources) for Residential Project 646.43 Screening Level 3,000 MTCO2e Screening Level Exceeded? NO Total MTCO2e (All Sources) for Commercial Project 3,460.16 Screening Level 3,000 MTCO2e Screening Level Exceeded? YES Note: Emission levels for each project component account for amortized construction emissions (30 -year time frame), area, energy, mobile, aste, and water usage sources respectively. 129 Jefferson Square Flora Residential Project Initial Study/Mitigated Negative Declaration April 2024/Page 66 As shown in Table VIII -1 resulting from the CaIEEMod calculations, the proposed residential project is expected to generate approximately 646.43 MTCO2e per year from construction, area, energy, mobile sources, waste, and water usage sources. Therefore, the residential project GHG emissions would not exceed the pertinent screening level of 3,000 MTCO2e per year and at such scale, would not be expected to interfere with the plans, policies, or regulations adopted for the purpose of reducing the emissions of greenhouse gases. For comparison and using the same software methodology, the commercial uses would be expected to result in approximately 3,460 MTCO2e per year based on the construction, area, energy, mobile sources, waste, and water usage sources potentially attributed to such uses. The commercial project option would exceed the criteria, but would meet SCAQMD's criteria for projects constructed under an adopted Climate Action Plan. The policies and programs under the La Quinta GHG Reduction Plan aimed at emissions reductions for new development through meeting to the latest building code standards to increase energy efficiency of new buildings will be met by the project through compliance with all Title 24 energy efficiency standards. As a measure of sustainability, the proposed development contemplates the implementation of electric vehicle chargers and solar panel systems, which combined with the use of new, high efficiency appliances and mechanical HVAC systems, and high efficiency windows, would increase the dwelling unit or commercial space energy efficiency. Since the project, regardless of its uses, will be subject to the requirements of the City's GHG Reduction Plan, impacts will be less than significant. Mitigation: None b) Less than Significant Impact. California statewide GHG emissions dropped below the 2020 GHG Limit in 2016 and have remained below the 2020 GHG Limit since then, generally dropping since 2004. In 2019, emissions from GHG emitting activities statewide were 418.1 MMTCO2e, 7.1 MMTCO2e lower than 2018 levels and almost 13 MMTCO2e below the 2020 GHG limit of 431 MMTCO2e. The 2021 report also indicates that transportation emissions had continued to decline in 2019 as they had done in 2018, with even more substantial reductions due to a significant increase in renewable diesel (up 61 percent from 2018), making diesel fuel bio -components (biodiesel and renewable diesel) 27 percent of total on -road diesel sold in California. Total electric power emissions decreased by almost 7 percent in 2019, due to a continuing increase in renewable energy, including a 46 percent increase in available hydropower in 2019. Transportation is the largest emitter of GHGs; therefore, the City recognizes that fuel efficiency standards, land use efficiencies, and reducing overall VMTs will result in the reduction of GHGs. The City established general goals, policies, and programs to reduce emissions from the transportation sector at a local level. The policies and programs are intended to reduce dependence on personal motor vehicles and encourage alternative modes of transportation, such as public transit, cycling and walking. For example, implementation measure New Development (ND) 6, regarding transportation, requires that all new development in the City accommodate pedestrians and bicyclists by (1) including facilities for safe and convenient bicycle parking from non-resident and multi -family development, and (2) considering access routes for pedestrians and bicycles. The project will conform to this implementation measure by incorporating dedicated bicycle parking and pedestrian walkways. In summary, the project is not expected to conflict with any applicable plan, policy or regulation for the purpose of reducing GHG emissions. Less than significant impacts are anticipated. Mitigation: None 130 Jefferson Square Flora Residential Project Initial Study/Mitigated Negative Declaration April 2024/Page 67 Sources: Department of Toxic Substances Control, EnviroStor 2022; Enforcement and Compliance History Online, 2022; La Quinta Police Department website; State Water Resources Control Board, GeoTracker, 2022; Very High Fire Hazard Severity Zones in Locally Responsible Areas, CALFIRE, accessed 2022; Noise and Vibration Impact Analysis, Jefferson Square Multi - Family Project, LSA, 2022. Setting: Hazardous Materials The Code of Federal Regulations (CFR Title 40, Part 261) defines hazardous materials based on ignitability, reactivity, corrosivity, and/or toxicity properties. The State of California defines hazardous materials as substances that are toxic, ignitable, or flammable, reactive and/or corrosive, which have the capacity of causing harm or a health hazard during normal exposure or an accidental release. As a result, the use and management of hazardous or potentially hazardous substances is regulated under existing federal, state, and local laws. Hazardous Waste The United States Environmental Protection Agency (EPA) simply defines hazardous waste as a waste with properties that make it dangerous or capable of having a harmful effect on human health or the environment. Hazardous waste is generated from sources ranging from industrial manufacturing process wastes to batteries and may come in many forms, including liquids, solids, gases, and sludges. These can include everyday commercial products, such as pesticides, cleaning fluids, and household sprays, as well as byproducts of manufacturing processes. A hazardous material may become hazardous waste upon its accidental release into the environment. All hazardous wastes must be discharged into a Class I landfill. No Class I landfill is currently operated within Riverside County. 131 Potentially Less Than Less Than No 9. HAZARDS AND HAZARDOUS MATERIALS - Significant Significant Significant Impact - Would the project: Impact with Mitigation Impact Incorporation a) Create a significant hazard to the public or the environment through the routine transport, use, or ❑ ❑ ® ❑ disposal of hazardous materials? b) Create a significant hazard to the public or the environment through reasonably foreseeable upset and accident conditions involving the release of hazardous ❑ ❑ ® ❑ materials into the environment? c) Emit hazardous emissions or handle hazardous or acutely hazardous materials, substances, or waste ❑ ❑ ❑ within one-quarter mile of an existing or proposed school? d) Be located on a site which is included on a list of hazardous materials sites compiled pursuant to Government Code Section 65962.5 and, as a result, ❑ ❑ ❑ would it create a significant hazard to the public or the environment? e) For a project located within an airport land use plan or, where such a plan has not been adopted, within two miles of a public airport or public use airport, would ❑ ❑ ® ❑ the project result in a safety hazard or excessive noise for people residing or working in the project area? f) Impair implementation of or physically interfere with an adopted emergency response plan or ❑ ❑ ® ❑ emergency evacuation plan? g) Expose people or structures, either directly or indirectly, to a significant risk of loss, injury or death ❑ ❑ ® ❑ involving wildland fires? Sources: Department of Toxic Substances Control, EnviroStor 2022; Enforcement and Compliance History Online, 2022; La Quinta Police Department website; State Water Resources Control Board, GeoTracker, 2022; Very High Fire Hazard Severity Zones in Locally Responsible Areas, CALFIRE, accessed 2022; Noise and Vibration Impact Analysis, Jefferson Square Multi - Family Project, LSA, 2022. Setting: Hazardous Materials The Code of Federal Regulations (CFR Title 40, Part 261) defines hazardous materials based on ignitability, reactivity, corrosivity, and/or toxicity properties. The State of California defines hazardous materials as substances that are toxic, ignitable, or flammable, reactive and/or corrosive, which have the capacity of causing harm or a health hazard during normal exposure or an accidental release. As a result, the use and management of hazardous or potentially hazardous substances is regulated under existing federal, state, and local laws. Hazardous Waste The United States Environmental Protection Agency (EPA) simply defines hazardous waste as a waste with properties that make it dangerous or capable of having a harmful effect on human health or the environment. Hazardous waste is generated from sources ranging from industrial manufacturing process wastes to batteries and may come in many forms, including liquids, solids, gases, and sludges. These can include everyday commercial products, such as pesticides, cleaning fluids, and household sprays, as well as byproducts of manufacturing processes. A hazardous material may become hazardous waste upon its accidental release into the environment. All hazardous wastes must be discharged into a Class I landfill. No Class I landfill is currently operated within Riverside County. 131 Jefferson Square Flora Residential Project Initial Study/Mitigated Negative Declaration April 2024/Page 68 Hazardous Waste generated within Riverside County and disposed of in Kern County or Santa Barbara County, where active Class I landfills are located. Some waste is also transported out of the State. Many types of businesses can be producers of hazardous waste. Small businesses such as dry cleaners, auto repair shops, medical facilities or hospitals, photo processing centers, and metal plating shops are usually generators of small quantities of hazardous wastes. Generators of large quantities of hazardous waste include chemical manufacturers, large electroplating facilities, and petroleum refineries. All significant spills, releases or threatened releases of hazardous materials must be immediately reported. In the City of La Quinta, hazardous materials are limited to small quantity generators (those generating less than 1,000 kilograms of hazardous waste per month), ranging from individual households to service stations and medical clinics. Household hazardous waste can be disposed of properly through Household Hazardous Waste disposal events, or at a network of "ABOP" facilities operated by the Riverside County Waste Management Department. An ABOP — or Antifreeze, Batteries, Oil, Paint — facility is located in Palm Springs, at 1100 Vella Road, and accepts these materials, as well as electronic waste. Household Hazardous Waste disposal events are held periodically at varying locations throughout the County, including cities in the Coachella Valley. Adverse environmental impacts can occur when household hazardous materials are disposed of in unlined sanitary landfills, where these materials may leach through the soil and contaminate groundwater. Local Schools The project site is located within the boundary of the Desert Sands Unified School District. The closest school is the John Glenn Middle School, located approximately 0.40 miles northeast of the project site at 79655 Miles Avenue. Public Airports/Private Airstrips The Palm Springs International Airport is located approximately 14.20 miles to the northwest of the project, and the Bermuda Dunes Airport is located approximately 1. 10 miles north of the project. Additionally, the Jacqueline Cochran Regional Airport is located approximately 8.70 miles southeast of the project site. a -b) Less than Significant Impact. The Code of Federal Regulations (CFR Title 40, Part 261) defines hazardous materials based on ignitability, reactivity, corrosivity, and/or toxicity properties. The State of California defines hazardous materials as substances that are toxic, ignitable or flammable, reactive and/or corrosive, which have the capacity of causing harm or a health hazard during normal exposure or an accidental release. As a result, the use and management of hazardous or potentially hazardous substances is regulated under existing federal, state and local laws. Hazardous wastes require special handling and disposal methods to reduce their potential to damage public health and the environment. Manufacturer's specifications dictate the proper use, handling, and disposal methods for the specific substances. In most cases, it is a violation of Federal or State law to improperly store, apply, transport, or dispose of hazardous materials and waste. Hazardous waste could occur within the Specific Plan area during construction and operation. Construction Construction of the proposed project is expected to involve the temporary management and use of oils, fuels and other potentially flammable substances. The nature and quantities of these products would be limited to what is necessary to carry out construction of the project. Some of these materials would be transported to the site periodically by vehicle and would be stored in designated controlled areas on a short- term basis. When handled properly by trained individuals and consistent with the manufacturer's instructions and industry standards, the risk involved with handling these materials is considerably reduced. The contractor will be required to identify a controlled staging area within the project limits for storing materials and equipment. The contractor will also be required to implement best management practices (BMPs) to ensure that impacts are minimized and that any minor spills are immediately and properly remediated. 132 Jefferson Square Flora Residential Project Initial Study/Mitigated Negative Declaration April 2024/Page 69 Furthermore, to prevent a threat to the environment during construction, the management of potentially hazardous materials and other potential pollutant sources will be regulated, in part, through the implementation of measures required in the Storm Water Pollution Prevention Plan (SWPPP) for the project. The SWPPP requires a list of potential pollutant sources and the identification of construction areas where additional control measures are necessary to prevent pollutants from being released on-site or into the surroundings. Best management practices (BMPs) are necessary for proper material delivery and storage; material use; and spill prevention and control. For example, all construction materials, including paints, solvents, and petroleum products, must be stored in controlled areas and according to the manufacturer's specifications. In addition, perimeter controls (fencing with wind screen), linear sediment barriers (gravel bags, fiber rolls, or silt fencing), and access restrictions (gates) would help prevent temporary impacts. With such standard measures in place, less than significant impacts are anticipated during construction. Operation The SPA No. 3 allows the development of up to 95 multifamily units with associated parking or 47,500 square feet of commercial retail with associated parking on approximately 5. 10 acres in PA2. The nature of residential buildings is not expected to involve, as a primary activity, the routine transport, use, or disposal of hazardous materials in quantities or a manner that would pose a threat to the project and its surroundings or create a significant hazard through a foreseeable accident conditions involving the release of hazardous materials into the environment. The operation of residential units will not store or use large amounts of hazardous materials. The handling, application, and storage of cleaning agents, building maintenance products, paints, solvents and other related substances is expected to occur within the project. The handling, storage, and use of these materials would be similar to those used if PA2 was developed with the commercial uses currently approved in the Specific Plan. However, these materials would not be present in sufficient quantities to pose a significant hazard to public health and safety, or the environment. As stated in the Environmental Assessment 2002-462, supporting the commercial retail development plan proposed in SPA No. 2, the commercial retail project would include typical commercial development found in a neighborhood shopping center. Should any of the businesses wish to store or transport hazardous waste, they will be required to secure all necessary permits from the Riverside County Health Department and other agencies, as needed, to allow for such storage or transport. The standards imposed by these agencies will lower the potential impacts associated with hazardous materials to a less than significant level. Project construction and operation is expected to result in less than significant impacts. Mitigation: None C) No Impact. The project site is not located within '/4 mile of an existing or proposed school. The closest school to the project site is John Glenn Middle School, located approximately 0.40 miles southwest of the project. Therefore, no impacts are expected. Mitigation: None d) No Impact. Pursuant to Government Code 65962.5 and its subsections, record searches on the project property were performed within multiple database platforms. The resources consulted included GeoTracker, EnviroStor and the EPA Enforcement and Compliance History Online (ECHO). In September 2022, a search was performed on all three database platforms. The three consulted databases did not list any facilities related to the project site. The three databases, however, recorded sites within one mile of the project property. The results are described below. 133 Jefferson Square Flora Residential Project Initial Study/Mitigated Negative Declaration April 2024/Page 70 The GeoTracker database listed one registered Leaking Underground Storage Tank (LUST) Cleanup Site within one mile of the project site. One registered LUST Site is listed as Apple Market #5 located at 80631 Indio Boulevard, approximately 1.0 -mile northeast of the project site. The registered site is listed as "Completed, Case Closed" as of 2008. The registered facility will not affect the project site due to its distance from the project, and its status of "Completed -Case Closed." The search results in the EnviroStor database listed one School Investigation site within a mile of the project property. The School Investigation site includes the Hopkins Night School Extension Property, approximately one -mile southwest of the project site. The facility has a status of "Inactive — Withdrawn" as of 2003, according to the EnviroStor database. The ECHO database listed two facilities within a one -mile radius of the project site. The closest registered facility is CVS Pharmacy #3341, located at 44075 Jefferson Street. This site lies within the Jefferson Square Specific Plan area and is registered in the Resource Conservation and Recovery Act (RCRA) as an active large quantity generator (LQG). The site currently does not have any violations. The other registered facility is La Quinta High School, at 79255 Westward Ho Drive. The site lies approximately 1.0 mile southwest of the project site. The site is registered as an active other facility by the RCRA. Both sites are listed within the database as not having an identified violation within the recorded three-year history. Therefore, the listed sites are not anticipated to impact the project. After the search of the three databases, it can be concluded that the registered facilities are not anticipated to affect the project site due to their distance to the site and their status as "Completed -Case Closed" or no violations. Overall, no impacts are anticipated. Mitigation: None e) Less than Significant Impact. The closest airport to the project site is the Bermuda Dunes Airport, located approximately 1.15 miles northeast of the project. Planes will fly over the project intermittently when traveling to and from the airport, however, the project would not be impacted by the airport operations. The Bermuda Dunes Airport is a privately -owned facility. The airport particularly caters to corporate -type, twin - engine propeller aircraft, and small business jets. These aircrafts do not typically carry or emit hazardous materials to surrounding areas. The runway constraints and space to park aircraft both serve to prevent a high number of incoming and outgoing flights. Annually, the airport receives an average of 115 flights per day. Flights approaching and departing the Bermuda Dunes Airport may fly over the City and the project site with an intermittent frequency, however, it is not anticipated to result in a safety hazard or excessive noise for people residing or working in the project area. The project is located within Zone E of the Bermuda Dunes Airport Land Use Compatibility Plan. Therefore, the project is subject to review from the Riverside County Airport Land Use Commission (ALUC). On July 13, 2023, ALUC reviewed the project as ZAP1091BD23 and found the SP2022-0004, TTM2022-0003, and SDP2022-0015, consistent with the 2004 Bermuda Dunes Airport Land Use Compatibility Plan, subject to the conditions listed below: 1. Any outdoor lighting installed shall be hooded or shielded to prevent either the spillage of lumens or reflection into the sky. Outdoor lighting shall be downward facing. 2. The following uses shall be prohibited: a. Any use or activity which would direct a steady light or flashing light of red, white, green, or amber colors associated with airport operations toward an aircraft engaged in an initial straight climb following takeoff or toward an aircraft engaged in a straight final approach 134 Jefferson Square Flora Residential Project Initial Study/Mitigated Negative Declaration April 2024/Page 71 toward a landing at an airport, other than an FAA -approved navigational signal light or visual approach slope indicator. b. Any use or activity which would cause sunlight to be reflected towards an aircraft engaged in an initial straight climb following takeoff or towards an aircraft engaged in a straight final approach towards a landing at an airport. c. Any use or activity which would generate smoke or water vapor or which would attract large concentrations of birds, or which may otherwise affect safe air navigation within the area. Any use which would generate smoke or water vapor or which would attract large concentrations of birds, or which may otherwise affect safe air navigation within the area. (Such uses include landscaping utilizing water features, aquaculture, outdoor production of cereal grains, sunflower, and row crops, composting operations, wastewater management facilities, artificial marshes, trash transfer stations that are open on one or more sides, recycling centers containing putrescible wastes, construction and demolition debris facilities, fly ash disposal, and incinerators.) d. Any use which would generate electrical interference that may be detrimental to the operation of aircraft and/or aircraft instrumentation. e. Any use which results in a hazard to flight, including physical (e.g., tall objects), visual, and electronic forms of interference with the safety of aircraft operations. The attached "Notice of Airport in Vicinity" shall be provided to all prospective purchasers and occupants of the property. 4. Any proposed stormwater basins or facilities shall be designed and maintained to provide for a maximum 48-hour detention period following the design storm, and remain totally dry between rainfalls. Vegetation in and around the basins that would provide food or cover for birds would be incompatible with airport operations and shall not be utilized in project landscaping. Trees shall be spaced so as to prevent large expanses of contiguous canopy, when mature. Landscaping in and around the basin(s) shall not include trees or shrubs that produce seeds, fruits, or berries. Landscaping in the stormwater basin, if not rip -rap, should be in accordance with the guidance provided in ALUC "LANDSCAPING NEAR AIRPORTS" brochure, and the "AIRPORTS, WILDLIFE AND STORMWATER MANAGEMENT" brochure available at RCALUC.ORG which list acceptable plants from Riverside County Landscaping Guide or other alternative landscaping as may be recommended by a qualified wildlife hazard biologist. A notice sign, In a form similar to that attached hereto, shall be permanently affixed to the stormwater basin with the following language: "There is an airport nearby. This stormwater basin is designed to hold stormwater for only 48 hours and not attract birds. Proper maintenance is necessary to avoid bird strikes". The sign will also include the name, telephone number or other contact information of the person or entity responsible to monitor the stormwater basin. As stated in the project -specific Noise and Vibration Impact Analysis by LSA (Appendix G), airport -related noise levels are primarily associated with aircraft engine noise made while aircraft are taking off, landing, or running their engines while still on the ground. The proposed project is located outside of the 60 dBA CNEL noise contour for the airport, therefore, the airport would not result in excessive noise for people residing in the area. Additionally, the Palm Springs International Airport is located approximately 14.20 miles to the northwest of the project, and the Jacqueline Cochran Regional Airport is located approximately 8.70 miles southeast 135 Jefferson Square Flora Residential Project Initial Study/Mitigated Negative Declaration April 2024/Page 72 of the project site. As a result, the project is located outside of the Palm Springs and Jacqueline Cochran airports' influence and planning area. Less than significant impacts are expected. Mitigation: None f) Less than Significant Impact. The Emergency Services Element of the La Quinta 2035 GPU addresses multiple components of the City's public safety services, including police and fire service, emergency medical response and emergency preparedness. The City of La Quinta is contracted for police services from the Riverside County Sheriff's Department. The La Quinta Police Department is approximately 5 miles southwest of the proposed site. This Department provides service to an area of over 33 square miles and a population of over 38,075 residents. Fire services in the City of La Quinta are provided by three fire stations in the City including: Fire Station #32 at 78111 Avenue 52, Station #70 at 54001 Madison Street, and Station #93 at 44555 Adams Street. The closest fire station to the project is Station #93 is located approximately 0.90 miles northeast of the project. The Police and Fire Departments within the City rely on mutual aid agreements with neighboring jurisdictions to provide additional services when necessary. According to the City of La Quinta 2035 GPU, the City's primary tool in preparing for emergencies is its adopted Emergency Operations Plan (EOP). The EOP establishes procedures and responsibilities for City personnel and acts as a guide for the City's response to emergencies. The EOP is managed by the Emergency Services Division Manager who is responsible for both planning and implementation of emergency response efforts and preparedness in the City. The Division coordinates with other local jurisdictions and the County of Riverside in emergency response training. The City also participates in the California Standardized Emergency Management System (SEMS) program, and FEMA's National Incident Management System (NIMS). Volunteer groups such as the Community Emergency Response Team (CERT), the Radio Amateur Civil Emergency Service (RACES) and the Amateur Radio Emergency Service (ARES) all participate in emergency response during disasters or emergency situations. The project will be reviewed by City and Fire officials to ensure adequate fire service and safety as a result of project implementation. Moreover, as a standard condition, the project will implement its own emergency evacuation plan for each applicable area of the project. Regional emergency evacuation routes for the Coachella Valley include the Interstate 10 freeway and Highway 111. The project proposes no changes to any surrounding roadways, or any City evacuation route. Project implementation is not expected to interfere with the critical facilities, emergency transportation and circulation, emergency preparedness coordination. Less than significant impacts are anticipated. Mitigation: None g) Less than Significant Impact. Currently, PA2 includes paved parking spaces and two graded pads, and PAI consists of developed commercial uses. Existing land uses that surround the project include commercial structures east of the project, residential homes north and south of the project, and a neighborhood park west of the project. According to CALFIRE's Fire Hazard Severity Zones in State Responsible Areas Map, the project site is not located in a Moderate, High, or Very High Fire Hazard Severity Zone. In addition, CALFIRE's Very High Fire Hazard Severity Zone (VHFHSZ) in Locally Responsible Areas (LRAs) Map indicates that the project is located in a Local, State/Federal non-VHFHSZ area. Therefore, impacts of exposing people or structures to a significant risk involving wildland fires are expected to be less than significant. Mitigation: None 136 Jefferson Square Flora Residential Project Initial Study/Mitigated Negative Declaration April 2024/Page 73 10. HYDROLOGY AND WATER QUALITY-- Potentially Less Than Less Than No Would the project: Significant Significant Significant Impact Impact with Mitigation Impact Incorporation a) Violate any water quality standards or waste discharge requirements or otherwise substantially ❑ ❑ ® ❑ degrade surface or ground water quality? b) Substantially decrease groundwater supplies or interfere substantially with groundwater recharge such that the project may impede sustainable ❑ ❑ ® ❑ groundwater management of the basin? c) Substantially alter the existing drainage pattern of the site or area, including through the alteration of the course of a stream or river or through the addition of impervious surfaces, in a manner, which would result in substantial erosion or siltation on- or off-site? i) result in substantial erosion or siltation on- or off-site; ❑ ❑ ❑ ❑ ii) substantially increase the rate or amount of surface runoff in a manner which would result in ❑ ❑ ❑ ❑ flooding on- or off-site; iii) create or contribute runoff water which would exceed the capacity of existing or planned ❑ ❑ ❑ ❑ stormwater drainage systems or provide substantial additional sources of polluted runoff, or iv impede or redirect flood flows? ❑ ❑ ❑ d) In flood hazard, tsunami, or seiche zones, risk ❑ ❑ ❑ release of pollutants due to project inundation? e) Conflict with or obstruct implementation of a water quality control plan or sustainable groundwater ❑ ❑ ❑ managementplan? Sources: Flood Insurance Rate Map # 06065C2232G, Federal Emergency Management Agency (FEMA), Effective August 28, 2008; Water Quality Control Plan for the Colorado River Basin Region, January 2019; 2020 Coachella Valley Regional Urban Water Management Plan, June 2021; Preliminary Hydrology Report for Jefferson Square Residential, December 2022; Project Specific Water Quality Management Plan (WQMP) for Jefferson Square Residential, December 2022. Setting: Summary of Regulatory Framework Relevant to Hydrology and Water Quality Hydrology refers to the occurrence, distribution, and movement of surface water, including water found in rivers and stormwater drainage systems. Stormwater particularly refers to the surface runoff and drainage resulting from rain events. Stormwater runoff and surface drainage patterns are determined by the soil conditions, topography, and associated gradients of the land. Surface water quality refers to selected physical, chemical, or biological characteristics found in stormwater in relation to existing standards. Groundwater is the water found underground in the voids in soil, sand, and rock. It is stored in and moves slowly through aquifers. Groundwater supplies are naturally replenished, or recharged, by precipitation that seeps into the land's surface and by replenishment efforts made by local water agencies. The Clean Water Act (CWA) of 1972 was enacted to restore and maintain the chemical, physical, and biological integrity of the nation's waters by regulating the discharge of pollutants to waters of the U.S. from point sources. The National Pollutant Discharge Elimination System (NPDES) was enacted as a program under the CWA to regulate non -point source discharges from urban land runoff and other diffused sources that were also found to contribute to runoff pollution. Under CWA, the Environmental Protection Agency (EPA) delegated the NPDES program responsibility to various state, tribal, and territorial governments, enabling them to perform many of the 137 Jefferson Square Flora Residential Project Initial Study/Mitigated Negative Declaration April 2024/Page 74 permitting, administrative, and enforcement aspects of the program. California is a delegated NPDES state and has authority to administer the NPDES program within its limits. The Porter -Cologne Water Quality Control Act (California Water Code section 13000 et seq.) is the principal law governing water quality regulation for surface waters in California and effectuates the delegated provisions of the federal CWA and its NPDES program. It has set forth a comprehensive program to protect water quality and the beneficial uses applicable to surface waters, wetlands, and ground water and to point and nonpoint sources of pollution. The Porter -Cologne Act establishes that, as a matter of policy, all the waters of the State shall be protected; all activities and factors affecting the quality of water shall be regulated to attain the highest water quality within reason; and that the state must be prepared to exercise its full power and jurisdiction to protect the quality of water in the state from degradation. The Porter -Cologne Act established the State Water Resources Control Board (SWRCB) and nine California Regional Water Quality Control Boards (RWQCBs), including Region 7, Colorado River Basin Regional Water Quality Control Board, which has jurisdiction in the City of La Quinta and project site. Under this framework, the Colorado River Basin Water Quality Control Plan (Basin Plan) serves as the guiding document prepared, adopted, and maintained to identify the existing and potential beneficial uses of waters of the State and establish water quality objectives to protect these uses Section 13374 of the California Water Code (CWC), establishes "Waste Discharge Requirements" (WDRs) ,attained through a regulatory compliance process. Compliance with WDRs is achieved through the appropriate permit registration process under the applicable NPDES programs described in this section. At the regional level, the project is located within the Whitewater River Watershed, which is an and desert region encompassing approximately 1,645 square miles. Within this watershed, an area of approximately 367 square miles (22 percent) is regulated under the established Whitewater River Region Municipal Separate Storm Sewer System Permit (MS4 Permit). The Riverside County Flood Control and Water Conservation District (RCFC&WCD), Coachella Valley Water District (CVWD), and the incorporated Coachella Valley cities, including La Quinta, have joint permittee responsibility for coordinating the regional MS4 Permit compliance programs and other activities aimed at reducing potential pollutants in urban runoff from land development construction, municipal, commercial, and industrial areas to the maximum extent possible. At the City level, hydrology and stormwater standards required for the control of drainage and floodwater flows are established in Section 13.24.120 (A) of the La Quinta Municipal Code and in La Quinta Engineering Bulletin #06-16 (Hydrology and Hydraulic Report Criteria for Storm Drain Systems). The City's stormwater regulations are designed to align with the MS4, NPDES, and CWA programs. The City's engineering review process ensures that improvement plans are reviewed for compliance with the City's requirements pertaining to grading, hydrology, and stormwater management prior to issuance of grading permits. Existing Drainage Conditions: The Jefferson Square Specific Plan (SP 2002-062) area includes approximately 10.27 acres at the southwest corner of Jefferson Street and Fred Waring Drive with existing commercial development. The project area encompasses two graded pads and improved parking lot surfaces in the proposed PA2 of the existing commercial plaza. The unbuilt pads were previously approved for commercial uses consisting of a home improvement store and retail uses. The Specific Plan Amendment provides for the development of either residential or commercial uses in PA2. The Site Development Permit proposes the development of 89 residential units, consistent with the residential option in the SPA. The current site condition and extent of existing improvements are the result of prior entitlement and engineering approvals, including final grading, storm drain and hydrology plans. The approved engineering plans were designed to serve the commercial plaza as a whole and three sub -areas (drainage areas A, B and C) were delineated within the development for hydrology and stormwater management purposes. Within each drainage area, grade differentials (high points), barriers, and conveyances were established as part of the privately operated storm drain system to direct runoff into the respective retention systems. Engineered surface flows refer to the controlled sheet flow across parking lot and hardscape surfaces and subsequently along standard curb and gutter conveyances leading to storm drain inlets. Drainage Area A: Runoff from this drainage area of approximately 6.84 acres is conveyed along engineered surface and piped flows into an existing underground retention structure sized to contain and infiltrate the total stormwater 138 Jefferson Square Flora Residential Project Initial Study/Mitigated Negative Declaration April 2024/Page 75 volume resulting from the controlling 100 -year storm event. The tributary area includes an off-site portion of the Jefferson Street frontage on the east. As a method of water quality treatment, a flow-through hydrodynamic separator occurs before waters enter the underground retention structure. The function of this device is to separate trash, debris, and hydrocarbons from stormwater prior to the retention process. Drainage Area B: Runoff from this drainage area of approximately 3.70 acres is conveyed along controlled surface and piped flows into an existing surface retention basin (Basin B) sized to contain and infiltrate the total stormwater volume resulting from the controlling 100 -year storm event. The tributary area includes a portion of the Fred Waring frontage on the north. As a method of water quality treatment, a flow-through hydrodynamic separator is installed to intercept flows prior to their entry into the retention basin. Drainage Area C: Runoff from this drainage area of approximately 2.45 acres is conveyed along controlled surface and piped flows into an existing surface retention basin (Basin C) sized to contain and infiltrate the total stormwater volume resulting from the 100 -year storm event. The tributary area includes a portion of the Jefferson Street frontage on the east. A drywell system is installed at the bottom of the basin to capture debris and promote stormwater drawdown. The existing conditions in Drainage Area C also incorporate potential emergency overflow runoff from the adjacent park site to the west. In a storm event exceeding the retention capacity at the park site, runoff would be allowed to enter the existing Basin C before out -letting in a controlled condition onto Jefferson Street. A summary of the existing drainage conditions is provided in Table X-1. As shown in Exhibit X-1, the area of disturbance associated with the SPA occurs within PA2, where development is planned as part of the project. Table X -1 Summary of Hydrology Areas and Retention Capacities 139 Controlling Existing Existing Existing Drainage Area 100 -Year Stormwater Retention Method of Water Quality Area ID (Acres) Volume for Drainage Volume Capacity Retention Treatment Area (Cubic Feet) (Cubic Feet) A 6.84 52,933 53,012 Underground Hydrodynamic Structure Separator B 3.70 27,010 28,031 Surface Basin Hydrodynamic Separator C 2.45 17,834 18,937 Surface Basin Drywell Total Site 12.99 97,777 99,980 Source: Preliminary Hydrology Report for Jefferson Square Residential, December 2022. Note: The hydrology report concludes that the peak flow will decrease by approximately 1.5% upon project implementation. 139 Jefferson Square Flora Residential Project Initial Study/Mitigated Negative Declaration April 2024/Page 76 Exhibit X -1 Existing Retention Facilities Summary of Regional Groundwater Resource Management: The project site and entire City of La Quinta are located within the domestic water service area of Coachella Valley Water District (CVWD), which covers approximately 1,000 square miles, serving approximately 110,000 homes and businesses. The Coachella Valley Groundwater Basin is the primary groundwater source for the project region's domestic water purveyors, including CVWD. Based on the California Department of Water Resources (DWR), the Coachella Valley Groundwater Basin has an approximate storage capacity of 39.2 million acre-feet (AF) of water within the upper 1,000 feet and is divided into four subbasins: Indio, Mission Creek, Desert Hot Springs, and San Gorgonio. The project site is specifically underlain by the Indio Subbasin, which is also known as the Whitewater River Subbasin. DWR has estimated that the Indio Subbasin contains approximately 29.8 million AF of water in the first 1,000 feet below the ground surface, representing approximately 76 percent of the total groundwater in the Coachella Valley Groundwater Basin. Local groundwater management is currently taking place under the framework of the 2020 Coachella Valley Regional Urban Water Management Plan (2020 RUWMP), the preparation of which involved the collaboration of the six urban water suppliers in the Coachella Valley, including CVWD. The 2020 RUWMP describes the region's water supplies and anticipated demands through 2045, along with each agency's programs to encourage efficient water use. In 2002, CVWD developed the 2002 Coachella Valley Groundwater Management Plan in collaboration with other local stakeholders with a focus on reducing overdraft, preventing groundwater level decline, protecting groundwater quality, and preventing land subsidence. In 2010, the Coachella Valley Groundwater Management Plan Update was prepared to document the accomplishments in reducing overdraft and address changed conditions since 2002. In 2014, the Governor signed a three -bill legislative package into law, collectively known as the Sustainable Groundwater Management Act (SGMA), allowing local agencies to manage groundwater resources in a sustainable manner. SGMA required that a Groundwater Sustainability Plan (GSP) or Alternative Plan to a GSP (Alternative Plan) be adopted for basins and subbasins designated by the DWR as medium- and high-priority basins. The Indio Subbasin was designated as a medium -priority subbasin by DWR. 140 Jefferson Square Flora Residential Project Initial Study/Mitigated Negative Declaration April 2024/Page 77 CVWD, Coachella Water Authority (CWA), Desert Water Agency (DWA), and Indio Water Authority (IWA) collectively represent the Indio Subbasin Groundwater Sustainability Agencies (GSAs). In January 2017, the GSAs submitted to DWR the 2010 Coachella Valley Water Management Plan (20 10 CVWMP), accompanied by an Indio Subbasin Bridge Document, as a SGMA-compliant Alternative Plan. On July 17, 2019, DWR approved the Alternative Plan with a requirement to submit an Alternative Plan Update by January 1, 2022 and every five years thereafter. Based on the Indio Subbasin SGMA documentation, the combined strategies have resulted in significant groundwater storage increases across the subbasin, thus allowing the region to comply with the framework for sustainable management. In 2019, the six urban water suppliers in the Coachella Valley, including CVWD, agreed to collaborate on the preparation of the 2020 RUWMP with regional and individual agency content. In June of 2021 CVWD's Water Shortage Contingency Plan (WSCP) was prepared to outline each agency's actions that could be taken during a water shortage to reduce demands. According to the WSCP, drought conditions are not expected to affect CVWD's Colorado River water supply due to the agency's high priority allocation. Colorado River water is not a direct source of urban water supply; it is used for groundwater replenishment and non -potable uses. Consequently, water use restrictions due to drought involving the SWP water supply would likely be implemented only as a result of a prolonged drought. During dry periods when less imported water is available, groundwater production is expected to exceed the amount of recharge, and the volume in storage will be reduced. CVWD collaborates with the operation and maintenance of three replenishment facilities serving the Indio Subbasin: the Whitewater River Groundwater Replenishment Facility, the Thomas E. Levy Groundwater Replenishment Facility, and the Palm Desert Groundwater Replenishment Facility. Artificial replenishment, or recharge, is recognized by the water districts as one of the most effective methods available for preserving local groundwater supplies, reversing aquifer overdraft and meeting demand by domestic consumers. According to the CVWD web site on Groundwater Replenishment and Imported Water, local agencies have percolated over 650 billion gallons of water back into the aquifer. Combined with water conservation and efficiency requirements, individual development projects can contribute to groundwater sustainability by implementing the required stormwater retention and infiltration facilities. a) Less than Significant Impact. During construction and operation (life of the project), implementation of the proposed development will be required to comply with the applicable CWA, NPDES, state, and local regulations designed to prevent violations or impacts to surface water quality standards and waste discharge requirements pertinent to surface or ground water quality. The project does not seek any permitting actions that would vary from the established requirements and associated compliance plans. During the period of construction, the project proponent must comply with the State's most current NPDES Construction General Permit (CGP), Order No. 2009-0009-DWQ, as amended by 2010-0014-DWQ and 2012-006-DWQ. Compliance with the CGP requires the preparation of a Notice of Intent (NOI) and a project -specific Storm Water Pollution Prevention Plan (SWPPP), designed to prevent potential adverse impacts to surface water quality, including erosion and siltation, during the period of construction. The NOI and SWPPP are submitted to the State Water Resources Control Board (SWRCB) for approval and permit coverage. The SWPPP is a site-specific compliance plan required to identify a strategy of storm water Best Management Practices (BMPs) in accordance with Section XIV (SWPPP Requirements) of the CGP. The SWPPP will include such measures as erosion control, sediment control, storm drain inlet protection, proper waste management and pollution prevention. The SWPPP must be prepared concurrently with final engineering design and must meet all NPDES plan review elements with plan review by the City of La Quinta. The City's review and approval process ensures that all responsible parties and compliance plan elements are compliant. Compliance of this plan during construction will be regulated and enforced by the City. In order to obtain a grading permit, the project proponent is required to submit and obtain approval for a Project -Specific Water Quality Management Plan (WQMP) in accordance with the current standards of the Whitewater River Region Water Quality Management Plan for Urban Runoff, the Whitewater River Watershed MS4 Permit, and the City of La Quinta's engineering requirements. The WQMP is a compliance 141 Jefferson Square Flora Residential Project Initial Study/Mitigated Negative Declaration April 2024/Page 78 plan required to account for the stormwater facilities and management conditions to be followed by the site operator during the life of the project (post -construction). A Preliminary WQMP has been prepared for this project in order to meet the City's engineering approval requirements. Taking into account the approved hydrology plan and existing conditions PA1, the Preliminary WQMP concludes that development in PA2 will not result in any considerable modifications to the drainage areas, water quality treatment, runoff quantities, or retention capacities already established for the site, as presented in Table X-1. In summary, during construction and operation, project implementation will require plan -based compliance with CWA, NPDES, and local regulations to prevent impacts to water quality standards and the beneficial uses assigned to local receiving waters. In summary, during construction and operation, project implementation will require compliance with CWA, NPDES, and local regulations to prevent impacts to water quality standards and the beneficial uses assigned to local receiving waters. Following City engineering review and approval, the stormwater capture and management strategy for on- and off-site runoff will avoid waste discharge violations through the use of existing retention facilities. Regarding groundwater quality, the project would not introduce new land use conditions conflicting with or otherwise degrading ground water quality and resource management. The existing and approved water quality devices installed in the storm drain system (hydrodynamic separators and drywell) will continue to adequately serve the SP, entire plaza and tributary street frontage as a pre-treatment for stormwater runoff prior to on-site infiltration. Less than significant impacts are expected. Mitigation: None b) Less than Significant Impact. The established groundwater replenishment facilities for the Indio Subbasin are not located near the project. Therefore, from the aspect of land use and location, project implementation is not deemed to be in conflict with any existing or planned groundwater recharge facility or associated infrastructure. The scale of the proposed uses and associated improvements are expected to incorporate water conservation measures, including the use of low -flow plumbing fixtures, drought -tolerant (native) outdoor landscaping, and water -efficient irrigation systems. As a standard condition for service connections, the project operators will be expected to furnish the appropriate rate payment to CVWD based on the meter size, ongoing flow charges, agency fees, and groundwater recharge fees. The proposed project will continue to rely on the existing retention facilities, the function of which is to intercept and infiltrate stormwater runoff on-site instead allowing for urban runoff discharge. The existing water quality devices incorporated into the storm drain design will continue to provide pre-treatment through hydrodynamic separation to ensure that solids and debris are captured prior to on-site retention. As a function of the WQMP and site operations, all existing storm drain facilities will be subject to maintenance to ensure effectiveness. Project implementation would result in an increase in water demand from the regional groundwater supplies. The addition of the 89 units proposed in the SDP could use 25,312 gallons of potable water per day or 28.35 acre feet per year (AFY), while the commercial option could use an estimated 12,750 gallons of potable water per day or 14.28 AFY. CVWD currently has total water demand of 87,959 AFY, and projects a demand of 137,629 AFY by 2035. The project water use, under the multifamily scenario represents 0.021 % of future demand, whereas the commercial scenario represents 0.010% of future demand. See discussion b in Utilities and Service Systems. The project's location and stormwater management operation would not interfere or otherwise impede sustainable groundwater management of the regional basin. Regarding ground water quality, less than significant impacts are anticipated. Mitigation: None 142 Jefferson Square Flora Residential Project Initial Study/Mitigated Negative Declaration April 2024/Page 79 c) i) Less than Significant Impact. Development within the SPA area will occur only in PA2. PA2 encompasses two graded pads and improved parking lot facilities resulting from prior entitlement and engineering approvals, the most relevant of which are final grading, storm drain and hydrology plans. The existing storm drain system includes engineered conveyances to a designated retention system for each drainage area of the commercial plaza. The retention sizing is based on the controlling 100 -year storm event, as displayed in Table X-1. The proposed project will involve physical connections and tie-ins to the existing storm drain system for each applicable drainage management area. The connections will occur from new storm drain lines carrying project stormwater runoff in the existing water quality facilities and retention facilities. The preliminary hydrology report for the proposed project has found that the proposed runoff volume conditions will be equivalent or otherwise unchanged compared to the previously approved hydrologic system condition, while the peak flow into the existing retention system will be slightly reduced by approximately 1.5 percent. Therefore, it is concluded that the existing stormwater management system capacity will not be affected by the proposed improvements. The storm drain improvements connecting to the existing system would be approved by the City's engineering department. Based on the USGS Web Soil Survey, the underlying site soils correspond to Hydrologic Soil Group A, which is characterized for having low runoff potential and high infiltration rates. Based on the Preliminary Hydrology Report and WQMP, the proposed residential project will work within the existing parameters of the approved hydrology plan and will physically tie into the existing storm drain and retention system. The updated hydrology report has concluded that the stormwater volume and peak flow resulting from project implementation will be equivalent to the existing conditions, such that established hydrologic conditions will not be modified in any considerable manner. As a standard practice, erosion and siltation will be prevented during construction and operation through the required compliance plans. During construction, the required SWPPP will include best management practices such as perimeter containment, proper soil stabilization, and source controls per the California Stormwater Quality Association (CASQA) standards. Upon construction completion, all construction related soil disturbance shall be properly restored to a stabilized condition consisting of permanent project improvements (buildings, hardscape, pavement, and landscaping). During the life of the project, the ongoing maintenance and operation of the private storm drain facilities will ensure that all permanently improved ground surfaces are adequately maintained. All project -related runoff will be conveyed along the proposed storm drain surface and piped conveyances that will connect to the existing storm drain system and designated retention facilities per the final engineering plans. The project does not involve a condition where stormwater runoff would be unmanaged or uncontrolled in such a manner that would result in erosion or siltation. Less than significant impacts are anticipated regarding substantial erosion or siltation, on- or off-site. Mitigation: None ii) Less than Significant Impact. Based on FEMA FIRM Panel Number 06065C2232G, effective August 28, 2008, the project site occurs within a Zone X designation, corresponding to an area of minimal flood hazard, which is not considered a Special Flood Hazard Area (SFHA) or a designated floodway. As a standard condition, the project is required to retain 100 year storm flows to prevent inundation to the proposed structures and facilities. The Preliminary Hydrology Report prepared for the proposed project has concluded that the project will not result in any considerable modifications to the previously approved hydrologic conditions and engineering plans. The project's proposed storm drainage facilities consisting of sheet flow, gutters, and pipes connecting into the existing storm drain system will not increase the stormwater volume or peak flow that can currently be handled by the established system. The project will introduce impervious surfaces (buildings, hardscape, asphalt, etc.) to PA2, but will also include catch basins, lines, outlets, and retention facilities to adequately intercept, convey and retain the controlling storm event stormwater volume from the site into the designated retention systems, per the approved hydrology. 143 Jefferson Square Flora Residential Project Initial Study/Mitigated Negative Declaration April 2024/Page 80 The proposed development is not expected to substantially increase the rate or amount of surface runoff in a manner which would result in flooding on- or off-site. Less than significant impacts are anticipated. Mitigation: None iii) Less than Significant Impact. The City of La Quinta is a Permittee of the Whitewater River Watershed Municipal Separate Storm Sewer System (MS4) permit area. Within the City limits, MS4 facilities include a system of conveyances (including roads with drainage systems, municipal streets, catch basins, curbs, gutters, ditches, man-made channels, or storm drains) designed for collecting and conveying stormwater. The undeveloped project site is absent of any publicly operated storm drain facilities. PA2 occurs in a partially developed setting with an existing storm drain system serving PAI while also accepting off-site tributary drainage from portions of Fred Waring Drive to the north and Jefferson Street to the east, which were constructed consistent with the original hydrology plans. The Preliminary Hydrology Report for PA2 demonstrates that the proposed uses and associated improvements will not increase the runoff production or reduce the existing retention capacity. The SPA's operational compliance with the approved hydrology plans will be maintained. The project's final engineering plans and retention levels will be subject to standard City review and approval. Therefore, by complying with the local retention requirements and approved plans, the project will not result in urban runoff capable of exceeding the MS4 capacity. Less than significant impacts are anticipated. Mitigation: None iv) No Impact. The project site is located outside of any designated SFHA, floodway, or drainage flow line as determined by FEMA and USGS maps. Therefore, the project will not impede or redirect any discernable drainage course, floodplain, or flood prone area. The final grading and hydrology plans, as described above, for the proposed project will be subject to standard City review and approval. In doing so, the project will not impede or redirect flood flows, resulting in less than significant impacts. Mitigation: None d) No Impact. The project is not located near any coastal areas or any large body of water and therefore is not prone to tsunami hazards or seiche risks. The project site is not located in a floodplain or special flood hazard area. No impact will occur. Mitigation: None e) No Impact. The project proponent is required to implement a project -specific Water Quality Management Plan (WQMP) to comply with the most current standards of the Whitewater River Region MS4 Permit and with the City's on-site retention standards. The proposed hydrology plan and associated WQMP will not result in any considerable modification to these plans. Moreover, the project's storm water retention facilities will ensure that only stormwater runoff is recharged into the ground via infiltration. Therefore, project implementation is not expected to conflict with the regional groundwater management strategies or with the Indio Subbasin Sustainable Groundwater Management Plan. No impact is expected. Mitigation: None 144 Jefferson Square Flora Residential Project Initial Study/Mitigated Negative Declaration April 2024/Page 81 11. LAND USE AND PLANNING - Would Potentially Less Than Less Than No the project: Significant Significant Significant Impact Impact with Mitigation Impact South La Quinta Incorporation RL Monticello Single Family Homes a) Physically divide an established ❑ ❑ ❑ community? La Quinta Open Space PR Monticello Park b) Cause a significant environmental impact Recreation due to a conflict with any land use plan, policy, Indio Neighborhood Center NC Jefferson Street, Heritage Court shopping center or regulation adopted for the purpose of ❑ ❑ ® ❑ avoiding or mitigating an environmental effect? Source: La Quinta 2035 General Plan Update; La Quinta Municipal Code; State of California Government Code 65915. Setting: The project site consists of the Jefferson Square Specific Plan area and proposes development in PA2 as provided in SPA No. 3. The Jefferson Square Specific Plan area covers approximately 10.27 acres on the southwest corner of Fred Waring Drive and Jefferson Street. The project is surrounded by residential, open space, and commercial land uses. Table XI -1 displays the surrounding land uses and zoning designations in relation to the proposed project. Table XI -1 Surrounding Land Uses Land Use Jurisdiction General Plan Zoning Existing Use North La Quinta Low Density RL Esplanade Single Family Residential Residential South La Quinta Low Density RL Monticello Single Family Homes Residential West La Quinta Open Space PR Monticello Park Recreation East Indio Neighborhood Center NC Jefferson Street, Heritage Court shopping center *RL — Low Density Residential; PR — Parks and Recreation; NC — Neighborhood Commercial. Currently, Jefferson Square is designated General Commercial (CG), and zoned Neighborhood Commercial (CN). The land use and zoning designations are described below. General Commercial Land Use Designation The General Commercial land use designation allows for a full range of commercial uses, including supermarkets, drugstores, large retailers, professional offices, service businesses, restaurants, hotels, motels, research and development and warehousing or similar low impact quasi -industrial projects. This designation allows mixed uses including higher density residential occurring near retail and offices. This land use designation applies to the majority of commercial land in the City. Neighborhood Commercial Zoning Designation CN zones are intended to provide for development and regulation of small-scale commercial areas located at the intersections of arterial highways as shown on the general plan. The CN district provides for the sale of food, drugs, sundries, and personal services to meet the daily needs of a neighborhood area. According to Chapter 9.80, Nonresidential Permitted Uses, (Table 9-5) in the La Quinta Municipal Code, townhome and multifamily dwellings are permitted within CN zones with the approval of a Conditional Use Permit (CUP). Mixed -Use Overlay: The project area also can implement a Mixed- Use Overlay, which is provided to allow the development of mixed-use projects that include both multifamily residential and commercial components in a cohesively designed and constructed manner (Section 9.140.090). The MU overlay district and the provision of Section 9.140.090 can be applied to CN designated zones. 145 Jefferson Square Flora Residential Project Initial Study/Mitigated Negative Declaration April 2024/Page 82 The General Commercial land use designation is consistent with the Neighborhood Commercial zone. a) No Impact. The project is located on the Jefferson Square Specific Plan area. Currently, the Jefferson Square Specific Plan area includes commercial structures and associated parking spaces (PAI). PA2 is part of a planned commercial development that is partially developed with retail and commercial land uses. The proposed project would amend the existing Specific Plan to allow the multifamily residential units on the southern portion of the Specific Plan area. The proposed development will not physically divide an established community. No impacts are anticipated. Mitigation: None b) Less than Significant Impact. Currently, the Specific Plan area is designated as General Commercial and Neighborhood Commercial (CN) in the City's General Plan and Zoning Maps, respectively. Additionally, per the La Quinta Municipal Code Section 9.140.090, Mixed -Use (MU) Overlays apply to all CN zones, including the project site, and permit the development of residential housing near commercial uses in order to reduce vehicle miles traveled and air quality and GHG impacts. The project applicant is proposing SPA No. 3 that would result in the separation of the Jefferson Square Specific Plan area into two planning areas (PAI and PA2). The Specific Plan Amendment does not propose changes to PAI, which occupies the northern 5.17 -acres of the Jefferson Square Specific Plan area and is currently fully developed with commercial businesses, paved drive aisles, and parking spaces. The SPA includes an updated discussion of the southern 5.10 acres of the SP area ("PA2"), which includes improvements to the driveway along Jefferson Street, the onsite parking lot, stormwater management system, utility infrastructure, landscape improvements, and two certified pads. Under SPA No. 3, PA2 would allow the development of up to 95 multifamily units and associated amenities and improvements. It should be noted that the development of commercial retail businesses is approved within PA2 as a part of the Jefferson Square Specific Plan and Amendments No. 1 and 2. Per Table 9-5 in Section 9.80.020 of the LQMC, mixed-use projects are permitted within CN zones, subject to Section 9.110.120, which allows opportunities for multifamily residential development in combination with commercial development in a cohesive and integrated manner. Section 9.110.120 also facilitates mixed use nodes that minimize vehicle trips and enhance proximity to services and mass transit. While the original Specific Plan and associated Amendments (No. 1 and 2) limits the Specific Plan area (PA1 and PA2) to commercial uses, Amendment No. 3 allows the Specific Plan area to be developed as a horizontally mixed-use project. Horizontal mixed-use is envisioned in the Specific Plan area as already developed retail uses located in PAI and higher density residential in PA2, which are integrated through pedestrian connections and common areas. PA2 residential uses shall meet the City's Mixed -Use Overlay's density standards of twelve to twenty-four units per acre. The Specific Plan Amendment will also result in much needed housing in the City of La Quinta, per the General Plan Housing Element for the 2022-2029 planning period, in which the City will develop 1,530 new residential units within the planning period. The following discussion provides a consistency analysis of the proposed SPA with the applicable City General Plan goals and policies. Land Use Element Goal LU -1: Land use compatibility throughout the City. Policy L U 1.1: The Land Use Map shall implement the goals and policies of the Land Use Element and the other Elements of this General Plan. 146 Jefferson Square Flora Residential Project Initial Study/Mitigated Negative Declaration April 2024/Page 83 Consistency: The Specific Plan area is located at the southwest corner of Fred Waring Drive and Jefferson Street. The Specific Plan area Land Use designation is CG General Commercial. The zoning designation for the project site is Neighborhood Commercial (CN) with a Mixed Use (MU) Overlay. CN zones are consistent with General Commercial land use designations per Table II -2 of the La Quinta General Plan. CN zones provide for the development of small-scale commercial areas located at the intersections of arterial highways (LQMC Section 9.70.060), while MU Overlays facilitate the development of mixed use projects that include both multifamily residential and commercial components in a cohesively designed and constructed manner (LQMC Section 9.140.090). Additionally, the MU Overlay district will contribute to vehicle trip and associated air pollutant reductions by locating residents in close proximity to services, employment, and transportation hubs, which coincides with goals and policies of other elements of the General Plan, such as Goal CIR-2, which promotes and enhances transit and alternative modes of transportation, Policy CIR-2.2, which encourages reduction of GHG emissions by reducing vehicle miles traveled, and Policy CIR-2.3, which encourage the use of continuous and convenient pedestrian and bicycle routes and multi -use paths to places of employment, recreation, shopping, and other high activity areas. The Specific Plan area shall serve mix of commercial and multifamily uses in conformance with the MU Overlay and CN zones, which is consistent with the CG General Commercial Land Use designation (page 11-3 of La Quinta General Plan). Goal LU -2: High quality design that complements and enhances the City. Policy LU2.1: Changes and variations from the Zoning Ordinance in a Specific Plan will be offset by high quality design, amenities and mix of land uses. Policy LU 2.2: Specific Plans shall be required for projects proposing the integration of recreation, tourist commercial and residential uses; and for all projects proposing flexible development standards that differ from the Zoning Ordinance. Policy LU2.3: The City's outdoor lighting ordinance will be maintained. Consistency: This Specific Plan includes land use and development regulations (Section IV) and design guidelines (Section V) that will ensure a mix of commercial and multifamily uses of high quality and cohesive design character. Architectural design guidelines require a Mediterranean architecture with the use of high quality finishes and materials and landscape improvements. The Specific Plan area will include pedestrian connections with a plaza and other pedestrian -friendly features. Proposed amenities include a swimming pool, indoor gym, and clubhouse. Specific Plan Amendment No. 3 provides flexible design standards that differ from the Zoning Ordinance but are in line with the City's MU Overlay development standards, such as the maximum structure height per Section 9.140.090 of the LQMC. Section V. D. of SPA No. 3 provides commercial and multifamily site lighting guidelines. The commercial lighting guidelines match those of SPA No. 2. The multifamily site lighting guidelines indicate much less intense lighting standards than those of the commercial lighting standards. Thus, a multifamily project in PA2 would generate less intense lighting than a commercial retail project allowed under SPA No. 2. The outdoor lighting contained within the site will not produce significant light or glare that would adversely affect day or nighttime views in the area. New light sources will be similar to the existing lighting patterns in the area and will comply with the City's lighting ordinance. Goal LU -3: Safe and identifiable neighborhoods that provide a sense of place. 147 Jefferson Square Flora Residential Project Initial Study/Mitigated Negative Declaration April 2024/Page 84 Policy LU 3.1: Encourage the preservation of neighborhood character and assure a consistent and compatible land use pattern. Policy LU 3.3: Maintain residential development standards including setbacks, height, pad elevations and other design and performance standards that assure a high quality of development in the Zoning Ordinance. Consistency: The Specific Plan area is located at the southwest corner of Fred Waring Drive and Jefferson Street, two major arterial roadways with 120 -foot -wide rights-of-way. The Esplanade single family residential subdivision is located directly across Fred Waring Drive, north of the Specific Plan area. The property to the east of Jefferson Street is within the City of Indio's jurisdictional boundaries and it has been developed as a retail center. The Heritage Palms Golf Resort is located across Jefferson Street to the southeast. Land use immediately west of the site includes an existing well site, City park, and a retention basin associated with the residential Monticello subdivision, which is located further to the west and directly south. The Specific Plan area is separated from the Monticello subdivision and neighboring and park by a six -foot -high masonry wall and landscape improvements. PA2 serves as a buffer between the commercial uses and the Monticello subdivision. Canopy trees line the southern property line to provide privacy between the proposed units and the existing single family homes. PA2 will be developed with high quality architecture that complements the surrounding communities and existing retail uses. PA2 is a designated mixed use zone that allows multifamily housing in addition to commercial uses. Sections IV B and V of the SPA outlines land use and development standards, including setbacks, height, pad elevations and other design and performance standards that assure a high quality of development by establishing appropriate roof treatments and shapes (flat, hip, shed, and pitched); coverings for mechanical equipment; guidelines for materials and colors used for buildings; building heights when viewed from adjacent residential properties and rights-of-way; and building and landscape setbacks along the project frontages. Goal LU -4: Maintenance and protection of existing neighborhoods. Policy LU 4.1: Encourage compatible development adjacent to existing neighborhoods and infrastructure. Consistency: The Specific Plan area is located at the southwest corner of Fred Waring Drive and Jefferson Street, two major arterial roadways. The project promotes the maintenance and protection of existing neighborhoods by developing residential or commercial uses on undeveloped parcels within the Jefferson Square area. As stated throughout, the Jefferson Square Specific Plan area is fully developed in the northern portion, while the southern portion is partially developed with parking spaces and landscaping. Vacant parcels are located within the southern portion of Jefferson Square. Development of the proposed project would allow the Jefferson Square property to be built out to satisfy market demands. The mixed-use project would situate residential units in proximity to commercial services and employment opportunities, while the commercial project would situate more commercial businesses near existing businesses and in proximity to residential communities; therefore, encouraging compatible development to existing residential and commercial developments. Additionally, as stated in Section IV C of the SPA No. 3, maintenance of buildings, parking facilities, common walkways and landscaped areas, sewers, drainage facilities, utilities, and any other improvements shall be maintained by the project's Building Management Association. Residential units shall be maintained by the Residential Property Manager. On-site facilities and landscaping shall be maintained in a clean, attractive, and safe condition in accordance with City regulations. Goal LU -5: A broad range of housing types and choices for all residents of the City. 148 Jefferson Square Flora Residential Project Initial Study/Mitigated Negative Declaration April 2024/Page 85 Policy LU 5.2: Consider changes in market demand in residential product type to meet the needs of current and future residents. Consistency: Table II -30 of the 2022 Housing Element indicates that as of 2019, 78 percent of the City's housing stock consists of single family detached units. Multifamily projects in the form of five or more units accounted for only 6.5 percent of the City's housing stock. The Specific Plan Amendment designates PA2 as a potential multifamily project area which would help further diversify the City's housing offerings with apartments, condominiums or townhomes. These units will incorporate current market trends that include one-, two-, and three-bedroom units near services, employment opportunities, and public transit, and designated indoor and outdoor recreation areas(i.e., playground, pool, lounging area, gym, etc.). Goal LU -6: A balanced and varied economic base which provides a broad range of goods and services to the City's residents and the region. Policy LU -6.1: Commercial land use designations shall allow a full range of retail, office, resort and institutional businesses in the City. Consistency: PA 1 of the Specific Plan area is an established retail center that offers a wide variety of goods and services. Circulation Element Goal CIR-1: A transportation and circulation network that efficiently, safely and economically moves people, vehicles, and goods using facilities that meet the current demands and projected needs of the City. Policy CIR 1.12: As a means of reducing vehicular traffic on major roadways and to reduce vehicle miles traveled by traffic originating in the City, the City shall pursue development of a land use pattern that maximizes interactions between adjacent or nearby land uses. Consistency: SPA No. 3 allows multifamily units in PA2. A mixed use development project would provide inter -connections between uses, which would allow residents and businesses to co -exist without conflict, and provide residents with adjacent work and shopping opportunities that do not necessitate vehicle travel. Having commercial uses close by inherently encourages walking and bicycle -riding rather than driving a car. Livable Community Element Goal SC -1: A community that provides the best possible quality of life for all its residents. Policy SC 1.2: Reduce water consumption at a minimum consistent with the Greenhouse Gas Reduction Plan (also see Air Quality Element). Policy SC 1.5: All new development shall include resource efficient development principles. Consistency: The development will meet the CALGreen code and California Building Energy Efficiency Standards. These codes are designed to provide increasingly more stringent energy efficiency standards, leading to eventual requirements for net zero construction. Moreover, CALGreen requires water conserving, high efficiency plumbing fixtures and fittings such as toilets, water heaters and faucets. Additionally, landscape will consist of drought tolerant plant material to limit irrigation. Housing Element 149 Jefferson Square Flora Residential Project Initial Study/Mitigated Negative Declaration April 2024/Page 86 Goal H-1: Provide housing opportunities that meet the diverse needs of the City's existing and projected population. Policy H 1.3: Direct new housing development to viable areas where essential public facilities can be provided and employment opportunities, educational facilities, and commercial support are available. Consistency: The Specific Plan area is located in close proximately to employment opportunities, educational facilities, and commercial goods and services. The Specific Plan area itself offers commercial goods and services and a major commercial center is located directly across the street. The public elementary and middle schools are within 1.0 mile of the site and La Quinta High School is approximately 1.6 miles from the site. Goal H-3: Create a regulatory system that does not unduly constrain the maintenance, improvement, and development of housing affordable to all La Quinta residents. Policy H 3.1: Remove unnecessary regulatory constraints to enable the construction or rehabilitation of housing that meets the needs of La Quinta residents, including lower income and special needs residents. Consistency: The Specific Plan will allow the development of condominiums, townhomes, and apartments, which are not broadly available currently in the City of La Quinta. Goal H-6: Provide a regulatory framework that facilitates and encourages energy and water conservation through sustainable site planning, project design, and green technologies and building materials. Policy H 6.1: Promote higher density and compact developments that increase energy efficiency and reduce land consumption. Policy H-6.4: Focus sustainability efforts on measures and techniques that also assist the occupant in reducing energy costs; therefore, reducing housing costs. Consistency: The SPA provides for high density residential development (12 — 24 units per acre) in accordance with the City's mixed use development standards. The SPA offers the opportunity to cluster varying residential product types in a compact footprint. Inherently, this compact development style increases energy efficiency and minimizes land consumption. The SPA will incorporate CALGreen and California Building Energy Efficiency Standards. Housing will incorporate high efficiency plumbing fixtures, energy efficient lighting fixtures and appliances, energy efficient windows and drought tolerant landscape with low flow watering systems. Noise Element Goal N-1: A healthful noise environment which complements residential and resort character. Policy N 1.1: Noise standards in the City shall be consistent with the Community Noise and Land Use Compatibility scale described in this Element. Policy N 1.2: New residential development located adjacent to any roadway identified in Table IV -4 as having a build out noise level in excess of 65 dBA shall continue to be required to submit a noise impact 150 Jefferson Square Flora Residential Project Initial Study/Mitigated Negative Declaration April 2024/Page 87 analysis in conjunction with the first Planning Department application, which demonstrates compliance with the City's noise standards. Policy N 1.3: New non-residential development located adjacent to existing residential development, sensitive receptors or residentially designated land, shall be required to submit a noise impact analysis in conjunction with the first Planning Department application, which demonstrates that it will not significantly impact the adjacent residential development or residential land. Policy N 1.4: All Mixed Use projects shall be required to submit a noise impact analysis in conjunction with the first Planning Department application, which demonstrates compliance with the City's noise standards. Policy N 1.5: All noise impact analysis will include, at a minimum, short-term construction noise and noise generated by the daily operation of the project at build out. Consistency: The project will comply with City noise standards, including those associated with construction noise. Construction activities shall comply with the City's permitted construction hours. Block walls (noise barriers) will be provided to protect neighboring homes from noise sources. Mechanical ventilation systems will be installed to permit windows to remain closed for prolonged periods of time to ensure traffic noise will not exceed interior noise standards. LSA Consulting Group completed Noise Impact Analysis to identify the Specific Plan's noise impacts. Non-residential development will be located at a minimum of 50 feet from any new residential development. At this distance, it is anticipated that any operation of stationary noise sources associated with the non-residential development would not exceed the City's exterior noise level standard of 65 dBA CNEL for the residential homes, nor would the interior noise level standard of 45 dBA CNEL for residential be exceeded. The Specific Plan Amendment does not conflict with the land use and zoning designations established in the General Plan and in the previous Specific Plan Amendments. Overall, the provisions of the Specific Plan Amendment and the development of the project are not expected to conflict with any applicable land use plan, policy or regulation of an agency with jurisdiction over the project, and impacts are considered less than significant. Mitigation: None 151 Jefferson Square Flora Residential Project Initial Study/Mitigated Negative Declaration April 2024/Page 88 12. MINERAL RESOURCES -- Would the Potentially Less Than Less Than No project: Significant Significant Significant Impact Impact with Mitigation Impact Incorporation a) Result in the loss of availability of a known mineral resource that would be of value to the region and the residents of the state? ❑ ❑ ❑ b) Result in the loss of availability of a locally important mineral resource recovery site delineated on a local general plan, specific plan or ❑ ❑ ❑ other land use plan? Source: La Quinta 2035 General Plan Update, 2013; Mineral Resources Land Classification Map. Setting: The State of California has recognized the importance of mineral resources for construction materials and other economic purposes. The mineral resources that form the Coachella Valley's desert floor primarily consists of sand, gravel (aggregate) and other important mineral deposits that have eroded from the surrounding mountains and hills. Mining and extraction of mineral resources continues to be threatened by urbanization and development in areas where important mineral resources exist. The California Surface Mining and Reclamation Act of 1975 (SMARA) addresses the loss of regionally significant mineral deposits to urban development. The Act requires the Department of Conservation to create Production -Consumption Regions which are areas where significant mineral resources of statewide importance and regional significance are produced and consumed, and a classification system that identifies lands where significant mineral resource deposits are located. La Quinta is located in the Palm Springs Production -Consumption Region. The Palm Springs Production -Consumption Region covers approximately 631 square miles of the Coachella Valley, from near Cabazon to Thermal. Lands within the Production -Consumption Region are classified according to the presence of valuable mineral resources. La Quinta has two Mineral Resource Zones, MRZ-1 and MRZ-3. MRZ-1 are areas where adequate information indicates that no significant mineral deposits are present, or where it is judged that little likelihood exists for their presence. MRZ- 3 are areas containing known or inferred mineral deposits, the significance of which cannot be evaluated from available data. a,b) No Impact. According to the Classification Map, the project site is designated within Mineral Resource Zone 1 (MRZ-1). This specific zone designates areas where geologic information indicates that no significant mineral deposits are present or likely to be present. Conclusively, the project site is not recognized as a mineral resource recovery site delineated in the City of La Quinta 2035 GPU or the resource maps prepared pursuant to SMARA. No impacts are expected as a result of project implementation. Mitigation: None 152 Jefferson Square Flora Residential Project Initial Study/Mitigated Negative Declaration April 2024/Page 89 13. NOISE -- Would the project result in: Potentially Less Than Less Than No Significant Significant Significant Impact Impact with Mitigation Impact Incorporation a) Generation of a substantial temporary or permanent increase in ambient noise levels in the vicinity of the project in excess of standards ❑ ® ❑ ❑ established in the local general plan or noise ordinance, or applicable standards of other agencies? b) Generation of excessive groundborne vibration ❑ ® ❑ ❑ or groundborne noise levels? c) For a project located within the vicinity of a private airstrip or an airport land use plan or, where such a plan has not been adopted, within two miles of a public airport or public use airport, ❑ ❑ ® ❑ would the project expose people residing or working in the project area to excessive noise levels? Source: La Quinta 2035 General Plan Update, 2013; City of La Quinta General Plan Technical Noise Study, Urban Crossroads, Inc., 2011; La Quinta Municipal Code; Noise and Vibration Impact Analysis, Jefferson Square Multi -Family Project, LSA, 2023. Setting: Noise Noise is simply defined as "unwanted sound." Sound becomes unwanted when it interferes with normal activities, when it causes actual physical harm or when it has adverse effects on health. Sound intensity is measured with the A -weighted decibel (dBA) scale to correct for the relative frequency response of the human ear. That is, an A - weighted noise level de-emphasizes low and very high frequencies of sound, similar to the human ear's de -emphasis of these frequencies. Decibels (dB), unlike the linear scale (e.g., inches or pounds), are measured on a logarithmic scale representing points on a sharply rising curve. For example, 10 dB is 10 times more intense than 0 dB, 20 dB is 100 times more intense than 0 dB, and 30 dB is 1,000 times more intense than 0 dB. Thirty decibels (30 dB) represent 1,000 times as much acoustic energy as 0 dB. Ambient sounds generally range from 30 dB (very quiet) to 100 dB (very loud). Sound levels are generated from a source, and their decibel level decreases as the distance from that source increases. Sound levels dissipate exponentially with distance from their noise sources. For a single point source, sound levels decrease approximately 6 dB for each doubling of distance from the source. This drop-off rate is appropriate for noise generated by stationary equipment. If noise is produced by a line source (e.g., highway traffic or railroad operations), the sound decreases 3 dB for each doubling of distance in a hard site environment. Tine - source sound levels decrease 4.5 dB for each doubling of distance in a relatively flat environment with absorptive vegetation. The predominant rating scales for human communities in the State of California are the equivalent continuous sound level (Leq) and Community Noise Equivalent Level (CNEL), or the day -night average noise level (Ldn) based on A -weighted decibels. Leq is the total sound energy of time -varying noise over a sample period. CNEL is the time - weighted average noise over a 24-hour period, with a 5 dBA weighting factor applied to the hourly Leq for noises occurring during the evening from 7:00 p.m. to 10:00 p.m. and a 10 dBA weighting factor applied to noises occurring at night from 10:00 p.m. to 7:00 a.m.. Ldn is similar to the CNEL scale but without the adjustment for events occurring during the evening hours. CNEL and Ldn are within 1 dBA of each other and are normally interchangeable. The City uses the CNEL noise scale for long-term traffic noise impact assessment. 153 Jefferson Square Flora Residential Project Initial Study/Mitigated Negative Declaration April 2024/Page 90 Noise impacts can be described in three categories. The first category includes audible impacts, which are increases in noise levels noticeable to humans. Audible increases in noise levels generally refer to a change of 3 dB or greater because this level has been found to be barely perceptible in exterior environments. The second category, potentially audible, refers to a change in the noise level between 1 dB and 3 dB. This range of noise levels has been found to be noticeable only in laboratory environments. The last category includes changes in noise levels of less than 1 dB, which are inaudible to the human ear. Only audible changes in existing ambient or background noise levels are considered potentially significant. Prolonged exposure to sound levels higher than 85 dBA begins to cause physical damage to human hearing. The table below indicates noise sources, their levels, and effects on humans. Table XIII -1 Common Sound Levels and Their Noise Sources Noise Source A -Weighted Sound Level in Decibels Noise Environments Subjective Evaluations Near Jet Engine 140 Deafening 128 times as loud Civil Defense Siren 130 Threshold of Pain 64 times as loud Hard Rock Band 120 Threshold of Feeling 32 times as loud Accelerating Motorcycle at a Few Feet Away 110 Very Loud 16 times as loud Pile Driver; Noisy Urban Street/Heavy City Traffic 100 Very Loud 8 times as loud Ambulance Siren; Food Blender 95 Very Loud — Garbage Disposal 90 Very Loud 4 times as loud Freight Cars; Living Room Music 85 Loud — Pneumatic Drill; Vacuum Cleaner 80 Loud 2 times as loud Busy Restaurant 75 Moderately Loud — Near Freeway Auto Traffic 70 Moderately Loud Reference level Average Office 60 Quiet One-half as loud Suburban Street 55 Quiet — Light Traffic; Soft Radio Music in Apartment 50 Quiet One-quarter as loud Large Transformer 45 Quiet — Average Residence without Stereo Playing 40 Faint One-eighth as loud Soft Whisper 30 Faint — Rustling Leaves 20 Very Faint — Human Breathing 10 Very Faint Threshold of Hearing — 0 Very Faint — Source: Compiled by LSA (2022)_ Regulations Applicable noise standards governing the project site include the criteria established in the California Code of Regulations, the City of La Quinta General Plan and the Municipal Code (LQMC). Title 24 of the California Code of Regulations California Noise Insulation Standards regulates interior noise levels for residential habitable rooms (i.e., rooms used for living, sleeping, eating, or cooking). Title 24, Chapter 12, Section 1206.4, of the 2019 California Building Code requires that interior noise levels attributable to exterior sources not exceed 45 CNEL in any habitable room. Section 9.100.210, Noise Control, of the La Quinta Municipal Code provides specific noise standards and appropriate noise level ranges for a variety of land uses. The table below shows the range of allowable exterior noise levels within different land uses in the City. The table is used to ensure noise compatibility of proposed land uses and helps predict the future noise environment. Where sensitive land uses will be exposed to noise levels of 60 dBA CNEL or higher, an acoustical study is required. In residential areas, the General Plan standard is a CNEL of 65 dBA. Mitigation measures are required where sensitive land uses will be exposed to noise levels greater than 65 dBA CNEL. 154 Jefferson Square Flora Residential Project Initial Study/Mitigated Negative Declaration April 2024/Page 91 Table XIII -2 Land Use Compatibility for Community Noise Environments Land Uses CNEL (dBA) 50 55 60 65 70 75 110 Residential -- Single Family Dwellings, Duplex, Mobile Homes A — 7:00 a.m. Other Non -Residential B 7:00 a.m. — 10:00 p.m. Residential— Multiple Family A B C D Transient Lodging: Hotels and Motels A B C D School Classrooms, Llbr aries, Ch urches. Hospitals, Nursing Hames and Convalescent Hospitals A B C Au di for i ums, Co neer t H ails, Am p hit hea to rs B C 5 po r is Arena s, Ou td oo r Specta tot Spot, Is B Playgrounds, Neighborhood Parks A D Golf Courses, Rid in$ Stables, Water Recreation. Cemeteries A D Office Buildings, Business, Commercial and Professional A Industrial, Man ufactu ring, Utilities, Agriculture A B Source: Colifornio Deportment of ideolth Services, "Guidelines for the Preporovon and Content of the Noise fiemenr of the General Plan,"1990 A Normally Acceptable: With no special noise reduction requirements assuming standard construction. Conditionally Acceptable: New construction or development should be undertaken only after g a detailed analysis of the noise reduction requirement is made and needed nolse insulation Features included in the design Normally Unacceptable' New construction is discouraged- It new construction does proceed, a detailed analysis of the noise reduction requirements must be made and needed nolse insulation features included In the design. Clearly Unacceptahle: New construction or development should generally not be undertaken. Section 9.100.210 of the LQMC also establishes base ambient noise level limits for noise sensitive and other non- residential uses based on time of day for non -transportation sources. This is indicated in the table below. Table XIII -3 Exterior Noise Standards Receiving Land Use Noise Standard Time Period Noise Sensitive 65 dB(A) 7:00 a.m. 10:00 P.M. 50 dB(A) 10:00 p.m. — 7:00 a.m. Other Non -Residential 75 dB(A) 7:00 a.m. — 10:00 p.m. 65 dB(A) 10:00 p.m. — 7:00 a.m. 155 Jefferson Square Flora Residential Project Initial Study/Mitigated Negative Declaration April 2024/Page 92 Construction activities are regulated by the City's Noise Ordinance (Section 6.08.050). Construction hours specified in the City's Noise Ordinance limits construction to the following hours: - October 1st through April 20ti': Monday — Friday 7:00 a.m. to 5:30 p.m.; Saturday: 8:00 a.m. to 5:00 p.m.; Sunday and Holidays: None. - May 1 st through September 30th: Monday — Friday 6:00 a.m. to 7:00 p.m.; Saturday: 8:00 a.m. to 5:00 p.m.; Sunday and Holidays: None. Federal Transit Administration The City of La Quinta does not have construction noise level limits, construction noise was assessed using criteria from the Federal Transit Administration's (FTA) Transit Noise and Vibration Impact Assessment Manual. The table below indicates the FTA's Detailed Analysist Construction Noise Criteria based on the composite noise levels per construction phase. Table XIII -4 Detailed Assessment Construction Noise Criteria Land Use Daytime 1 -hour Le dBA) Nighttime 1 -hour Le dBA Residential 80 70 Commercial 85 85 Industrial 90 90 Source: Transit Noise and Vibration Impact Assessment Manual (FTA 2018) Vibration Vibration refers to the ground -borne noise and perceptible motion. Ground -borne vibration is almost exclusively a concern inside buildings and is rarely perceived as a problem outdoors, where the motion may be discernible, but without the effects associated with the shaking of a building there is less adverse reaction. Vibration energy propagates from a source through intervening soil and rock layers to the foundations of nearby buildings. The vibration then propagates from the foundation throughout the remainder of the structure. Building vibration may be perceived by occupants as the motion of building surfaces, the rattling of items sitting on shelves or hanging on walls, or a low -frequency rumbling noise. Typical sources of ground -borne vibration are construction activities (e.g., blasting, pile -driving, and operating heavy-duty earthmoving equipment), steel -wheeled trains, and occasional traffic on rough roads. Problems with both ground -borne vibration and noise from these sources are usually localized to areas within approximately 100 feet from the vibration source, although there are examples of ground -borne vibration causing interference out to distances greater than 200 feet. When roadways are smooth, vibration from traffic, even heavy trucks, is rarely perceptible. Construction of the project could result in ground -borne vibration that may be perceptible and annoying. Vibration standards included in the FTA Manual are used in the analysis for ground -borne vibration impacts on human annoyance. The criteria for environmental impact from ground -borne vibration and noise are based on the maximum levels for a single event. a) Less than Significant Impact with Mitigation. If approved, SPA No. 3 allows the development of up to 95 multi -family units, parking spaces, communal areas, and associated improvements in PA2. The primary existing noise sources in the project area are transportation facilities. Specifically, traffic on Jefferson Street and Fred Waring Drive is a steady source of ambient noise. To analyze project -generated noise impacts during construction and operation, a project -specific Noise and Vibration Impact Analysis was provided by LSA in December 2022. Analysis of project -related noise impacts is based on short-term construction noise, long-term traffic noise (on- and off-site), and operational noise associated with PA2, since no further development of PA1 is included in the project. Existing Noise Conditions 156 Jefferson Square Flora Residential Project Initial Study/Mitigated Negative Declaration April 2024/Page 93 Long-term (24-hour) noise level measurements were conducted by LSA on October 6, and 7, 2022, using four (4) Larson Davis Spark 706RC Dosimeters. Exhibit XIII -1 illustrates the noise level measurement locations. The table below indicates the measured hourly noise levels from the long-term noise measurements. Hourly noise levels at surrounding sensitive uses are as low as 42.3 dBA Leq during nighttime hours and 52.4 dBA Leq during daytime hours. Exhibit XIII -1 Noise Monitoring Locations LSA A�i L€GEND FIGURE 3 +.7 0 - Project Site Boundary 0 K-9 - Long-term Noise Monitoring Location o 12-5 250 Jefferson Square Muiti-Fornriy FM Noise Monitoring Locations SOURCE: Google Earth, 2022 157 Jefferson Square Flora Residential Project Initial Study/Mitigated Negative Declaration April 2024/Page 94 Table XIII -5 Long -Term Ambient Noise Level Measurements Source: Compiled by LSA (2022). Note: Noise measurements were conducted from October 6 to October 7, 2022, starting at 1:00 p.m. 1 Daytime Noise Levels = Noise levels during the hours from 7:00 a.m. to 7:00 p.m. z Evening Noise Levels = Noise levels during the hours from 7:00 p.m. to 10:00 p.m. 2 Nighttime Noise Levels = Noise levels during the hours from 10:00 p.m. to 7:00 a.m. dBA = A -weighted decibels Leq= equivalent continuous sound level Table H in Noise and Vibration Impact Analysis, LSA, 2022. Short -Term Construction Noise Two types of short-term noise impacts could occur during project construction. These include (1) construction crew commutes and the transport of construction equipment and materials, and (2) construction activities (i.e., demolition, site preparation, grading, building construction, paving, and architectural coating). Construction crew commutes and the transport of construction equipment and materials to the site for the proposed project would incrementally increase noise levels on access roads leading to the site. Although there would be a relatively high single -event noise -exposure potential causing intermittent noise nuisance (passing trucks at 50 feet would generate up to 84 dBA Lmax), the effect on longer-term ambient noise levels would be small when compared to existing daily traffic volumes on Jefferson Street. Because construction -related vehicle trips would not approach existing daily traffic volumes, traffic noise would not increase by 3 dBA CNEL. A noise level increase of less than 3 dBA would not be perceptible to the human ear in an outdoor environment. Therefore, short-term, construction -related impacts associated with worker commute and equipment transport to the project site would be less than significant. Construction -related activities would also generate short-term noise at the project site. The table below lists typical construction noise levels recommended for noise impact assessments, based on a distance of 50 feet between the equipment noise levels recommended for noise impact assessments, based on a distance of 50 feet between the equipment and a noise receptor, taken from the Federal Highway Administration (FHWA) Roadway Construction Noise Model. 158 Community Daytime Evening Nighttime Noise Noise Noise Noise Location Equivalent Levels' Levels2 Levels3 Levels (dBA Leq) (dBA L,) (dBA L,) (CNEL) LT -1 On a light pole south of the project site near a parking lot, approximately 470 feet away from 52.4-60.1 50.0-58.3 44.7-54.0 58.4 Jefferson Street centerline. LT -2 Southeast of the project site on a palm tree across Jefferson Street by residence, approximately 75 69.7-72.4 66.4-68.3 58.2-70.7 73.2 feet away from Jefferson Street centerline. LT -3 Parking lot west of Dutch Bros Coffee, approximately 320 feet away from Jefferson Street 58.4-65.6 56.0-63.9 49.3-61.5 64.0 centerline. LT -4 West of the project site on a palm tree in front of a single-family residence at 79819 Ambassador Cir, 53.9-68.2 53.9-64.7 42.3-60.0 62.5 approximately 30 feet away from Monticello Avenue. Source: Compiled by LSA (2022). Note: Noise measurements were conducted from October 6 to October 7, 2022, starting at 1:00 p.m. 1 Daytime Noise Levels = Noise levels during the hours from 7:00 a.m. to 7:00 p.m. z Evening Noise Levels = Noise levels during the hours from 7:00 p.m. to 10:00 p.m. 2 Nighttime Noise Levels = Noise levels during the hours from 10:00 p.m. to 7:00 a.m. dBA = A -weighted decibels Leq= equivalent continuous sound level Table H in Noise and Vibration Impact Analysis, LSA, 2022. Short -Term Construction Noise Two types of short-term noise impacts could occur during project construction. These include (1) construction crew commutes and the transport of construction equipment and materials, and (2) construction activities (i.e., demolition, site preparation, grading, building construction, paving, and architectural coating). Construction crew commutes and the transport of construction equipment and materials to the site for the proposed project would incrementally increase noise levels on access roads leading to the site. Although there would be a relatively high single -event noise -exposure potential causing intermittent noise nuisance (passing trucks at 50 feet would generate up to 84 dBA Lmax), the effect on longer-term ambient noise levels would be small when compared to existing daily traffic volumes on Jefferson Street. Because construction -related vehicle trips would not approach existing daily traffic volumes, traffic noise would not increase by 3 dBA CNEL. A noise level increase of less than 3 dBA would not be perceptible to the human ear in an outdoor environment. Therefore, short-term, construction -related impacts associated with worker commute and equipment transport to the project site would be less than significant. Construction -related activities would also generate short-term noise at the project site. The table below lists typical construction noise levels recommended for noise impact assessments, based on a distance of 50 feet between the equipment noise levels recommended for noise impact assessments, based on a distance of 50 feet between the equipment and a noise receptor, taken from the Federal Highway Administration (FHWA) Roadway Construction Noise Model. 158 Jefferson Square Flora Residential Project Initial Study/Mitigated Negative Declaration April 2024/Page 95 Table XIII -6 Typical Construction Equipment Noise Levels Equipment Description Acoustical Usage Factor (%`0}1 Maximum Noise Level (L,,,,,,} at 50 Feet2 Auger Drill Rig 20 84 Backhoes 40 80 Compactor (ground) 20 80 Compressor 40 80 Cranes 16 85 Dozers 40 85 Dump Trucks 40 84 Excavators 40 85 Flat Bed Trucks 40 84 Forklift 20 85 Front-end Loaders 40 80 Graders 40 85 Impact Pile Drivers 20 95 Jackhammers 20 85 Paver 50 77 Pickup Truck 40 55 Pneumatic Tools 50 85 Pumps 50 77 Rock Drills 20 85 Rollers 20 85 Scrapers 40 85 Tractors 40 84 Trencher 50 80 Welder 40 73 Source: FHWA Roadway Construction Noise Model User's Guide, Table 1 (FHWA 2006). Note: Noise levels reported in this table are rounded to the nearest whole number. 1 Usage factor is the percentage of time during a construction noise operation that apiece of construction equipment is operating at full power. z Maximum noise levels were developed based on Specification 721.560 from the Central Artery/ Tunnel program to be consistent with the City of Boston's Noise Code for the "Big Dig" project. FHWA - Federal Highway Administration Lmax = maximum instantaneous sound level The project construction composite noise levels at a distance of 50 feet would range from 74 dBA Leq to 88 dBA Leq, with the highest noise levels occurring during the site preparation phase. The table below indicates the nearest sensitive uses to the project site, their distance from the center of construction activities, and composite noise levels expected during construction. These noise level projections do not consider intervening topography or barriers. Table XIII -7 Potential Construction Noise Impacts at Nearest Receptor — Site Preparation Receptor (Location) Composite Noise Level (dBA Leq] at 50 feet' Distance (feet) Composite Noise Level (dBA Leq] Commercial (North) 88 160 78 Residences (South) 280 73 Residences (West) 540 67 Commercial/ Residences (East) 540 67 Source: Compiled by LSA (2022). 1 The composite construction noise level represents the site preparation phase, which is expected to result in the greatest noise level as compared to other phases. dBA =A -weighted decibels Leq = equivalent continuous sound level Additional Note: The distance (feet) is associated with the average condition, identified by the distance from the center of construction activities to surrounding uses. Table L, Noise and Vibration Impact Analysis, 2022 159 Jefferson Square Flora Residential Project Initial Study/Mitigated Negative Declaration April 2024/Page 96 While construction noise will vary, it is expected that composite noise levels during construction at the nearest off-site sensitive residential uses to the south would reach an average noise level of 73 dBA Leq during daytime hours. These predicted noise levels would only occur when all construction equipment is operating simultaneously, and therefore, are assumed to be rather conservative in nature. While construction -related short-term noise levels have the potential to be higher than existing ambient noise levels in the project area under existing conditions, the noise impacts would no longer occur once project construction is completed. In addition to the site preparation phase, construction noise levels expected during the construction of buildings closest to the neighboring residences to the south, were calculated. At an average distance of 85 feet from the property line, noise levels have the potential to approach 78 dBA Leq. Similar to site preparation activities discussed above, these predicted noise levels would only occur when all construction equipment is operating simultaneously and, therefore, are assumed to be conservative in nature. While construction -related short-term noise levels have the potential to be higher than existing ambient noise levels in the project area under existing conditions, the noise impacts would no longer occur once project construction is completed. Additionally, the existing 6 -foot -high property line wall would further reduce noise level impacts for activities at ground level. Construction activities are regulated by the City's Noise Ordinance (Section 6.08.050). The proposed project would comply with the construction hours specified in the City's Noise Ordinance, which limits construction to the following hours: - October 1St through April 20t': Monday — Friday 7:00 a.m. to 5:30 p.m.; Saturday: 8:00 a.m. to 5:00 p.m.; Sunday and Holidays: None. - May Pt through September 30th: Monday — Friday 6:00 a.m. to 7:00 p.m.; Saturday: 8:00 a.m. to 5:00 p.m.; Sunday and Holidays: None. In order to further reduce noise impacts during construction and assure that impacts are reduced to less than significant levels, mitigation measures are required. As described in mitigation measures NOI-1 through NOI-3, the project construction contractor will be required to equip all construction equipment, fixed or mobile, with properly operating and maintained noise mufflers, consistent with manufacturer's standards; locate staging areas away from off-site sensitive uses throughout project development, especially during development of Residential Buildings 4, 5 and 6; and place all stationary construction equipment so that emitted noise is directed away from sensitive receptors nearest the project site whenever feasible. The project is proposed in one phase, occurring between 15 to 18 months. Construction will begin at Residential Building 1, and proceed consecutively. Like most developments, it is likely that development of the buildings will overlap (i.e., Residential Buildings 2 and 3 will start before Residential Building 1 is finished), and residents will occupy Building 1 while Buildings 2 and 3 are being constructed. Therefore, future onsite residents may be affected by construction of Residential Buildings 2 and 3. Based on the stages of construction, the noise impacts associated with the proposed project are expected to create temporarily high noise levels at the nearby locations. Noise levels generated by heavy construction equipment can range from approximately 68 dBA to in excess of 80 dBA when measured at 50 feet. Building 1 is located more than 52 feet from Buildings 2 and 3 (measured from proposed building frontage to building frontage). In order to lessen the impacts of construction noise, the City of La Quinta has established hours of operation within the Municipal Code, Section 6.08.050. The project will be required to comply to the construction hours allowed per the La Quinta Municipal Code. Additionally, the project will implement mitigation measures N0I-1 through N0I-3 to further reduce construction noise to the maximum extent feasible, as described above.. Finally, once final plans are available to detail the exterior wall construction and a 160 Jefferson Square Flora Residential Project Initial Study/Mitigated Negative Declaration April 2024/Page 97 window manufacturer has been chosen, a Final Acoustical Report (FAR) must be submitted, consistent with mitigation measure NOI-?? to demonstrate the reduction capability of the exterior facades and to identify any specific upgrades necessary to achieve an interior noise level of 45 dBA CNEL or below. As it relates to off-site uses, construction -related noise levels would remain below the daytime 80 dBA Leq 1 -hour construction noise level criteria established by the FTA for residential and similar sensitive uses. Best construction practices indicated in mitigation measures N0I-1 through N0I-3, shall be implemented to minimize noise impacts to surrounding receptors to less than significant levels. Overall, construction of the proposed project would result in less than significant impacts with the implementation of mitigation. Long -Term Off -Site Traffic Noise The project -specific Traffic Impact Analysis determined that the operation of the mixed-use property would generate 231 fewer daily trips, due to the adjacency of residential and commercial uses, which reduce vehicle miles traveled. A reduction in daily trips would not generate an increase in traffic noise. Therefore, traffic noise impacts from project -related traffic on off-site sensitive receptors would be less than significant. Operational Noise The Noise and Vibration Impact Analysis conducted for the project site, analyzed the development of residential units and associated amenities in PA2, as proposed in the Site Development Permit (SDP) being submitted concurrently with Specific Plan Amendment No. 3. The proposed building would include roof- top HVAC units. The HVAC equipment could operate 24 hours per day. According to the project -specific Noise and Vibration Impact Analysis, rooftop HVAC equipment would generate noise levels of 66.6 dBA Leq at 5 feet per HVAC unit (based on previously gathered measurements). The closest off-site sensitive use to the project is the residential community to the south. The proposed location of on-site project HVAC units would be located approximately 25 feet away from the off-site sensitive uses. The table below presents the noise levels from HVAC equipment at the nearest noise - sensitive location. Table XIII -8 Summary of HVAC Noise Levels Source: Compiled by LSA (2022). 1 Includes a minimum reduction of 5 dBA provided by rooftop parapet walls. dBA = A -weighted decibel(s) HVAC = heating, ventilation, and air conditioning Leq = equivalent continuous sound level Per the project site plan, the project would include 4 banks of HVAC units (6 units within each bank). Each building would have parapet walls to hide the mechanical equipment, which would reduce noise levels by a minimum of 5 dBA. After distance attenuation, noise generated from the four banks of HVAC equipment at rooftop of Building 1 would be up to 39.0 dBA Leq at the nearest sensitive use. This noise level would not exceed the City's exterior daytime (7:00 a.m. to 11:00 p.m.) and nighttime (11:00 p.m. to 7:00 a.m.) noise standards of 65 dBA Leq and 50 dBA Leq, respectively. Therefore, noise associated with the onsite HVAC equipment would be less than significant, and no mitigation is required. 161 Reference Noise Total Reference Noise Off -Site Level for 1 Unit at 5 for each bank at 5 Distance Noise Level from Combined Land Use feet feet Attenuation each bank Noise Level (Direction) (dBA Leq) (dBA Leq)' (dBA) (dBA Ley) (dBA 4J Residencies - Memorial 66.6 74.4 37 33 39 Place (South) Source: Compiled by LSA (2022). 1 Includes a minimum reduction of 5 dBA provided by rooftop parapet walls. dBA = A -weighted decibel(s) HVAC = heating, ventilation, and air conditioning Leq = equivalent continuous sound level Per the project site plan, the project would include 4 banks of HVAC units (6 units within each bank). Each building would have parapet walls to hide the mechanical equipment, which would reduce noise levels by a minimum of 5 dBA. After distance attenuation, noise generated from the four banks of HVAC equipment at rooftop of Building 1 would be up to 39.0 dBA Leq at the nearest sensitive use. This noise level would not exceed the City's exterior daytime (7:00 a.m. to 11:00 p.m.) and nighttime (11:00 p.m. to 7:00 a.m.) noise standards of 65 dBA Leq and 50 dBA Leq, respectively. Therefore, noise associated with the onsite HVAC equipment would be less than significant, and no mitigation is required. 161 Jefferson Square Flora Residential Project Initial Study/Mitigated Negative Declaration April 2024/Page 98 As previously stated, the project has the option to develop a commercial retail development plan. Per the analysis in EA 2002-462 for the commercial retail development plan, the primary potential noise impacts associated with the commercial retail project would be associated with vehicular noise. The loading and unloading of trucks at the back entrances of the shops could potentially result in temporary noise levels in excess of the City's standards, particularly during the quieter evening and night-time hours. However, vehicular and truck delivery noise is temporary and occasional, and is not expected to be sustained over long periods of time. Therefore, the Environmental Assessment concluded that a short-term inconvenience and nuisance could occur without the implementation of the following mitigation measure: 1. The project proponent shall include prohibition on deliveries to Shops 1, Shops 2 and Pad C during the hours of 9 p.m. to 8 a.m. in the project CC&Rs shall be submitted to the City Attorney's office for review and approval prior to issuance of building permits. Should the commercial retail development plan be developed in PA2 project, the above mitigation measure would be implemented. Noise Impacts to the Proposed Project The primary noise sources within the vicinity of the project include traffic noise from the surrounding roadways (i.e., Fred Waring Drive and Jefferson Street), as well as existing commercial areas. The following discussion analyzes offsite noise impacts to the proposed project. Exterior noise levels east of the project site could reach 64 dBA CNEL based on measured noise levels in the vicinity of the project. Exterior noise levels at the courtyard located at the center of Building 1 would be further reduced due to distance attenuation and shielding from the building, which would reduce noise levels by 3 dBA or more. For noise levels that are less than 65 dBA CNEL, the Land Use Compatibility Standards defines the noise environment as normally acceptable for residential uses; therefore, exterior traffic noise levels would remain below the City's exterior noise level standards for transportation noise. Based on this, the long-term on-site traffic noise levels would be less than significant. An interior noise level standard of 45 dBA CNEL or less is required for all noise sensitive rooms, per the California Code of Regulations. Based on the expected future exterior noise levels at the units closest to Jefferson Street approaching 64 dBA CNEL after distance attenuation, a minimum noise reduction of 19 dBA would be required. According to the Noise and Vibration Impact Analysis, the necessary reduction can be achieved with standard building construction and standard windows with Sound Transmission Class (STC) typically in the ratings of 25 — 28 range, and interior noise levels of 45 dBA CNEL or less would be achieved. Once final plans are available to detail the exterior wall construction and a window manufacturer has been chosen, a Final Acoustical Report (FAR) would be required to confirm the reduction capability of the exterior facades and to identify any specific upgrades necessary to achieve an interior noise level of 45 dBA CNEL or below. This is indicated as Mitigation Measure N0I-4. Therefore, with the implementation of mitigation measures N0I-1 through N0I4, project -related off-site traffic, on-site traffic, operational, and construction noise created by the project are reduced to less than significant levels. Mitigation: N0I-1: The project construction contractor shall equip all construction equipment, fixed or mobile, with properly operating and maintained noise mufflers, consistent with manufacturer's standards. N0I-2: The project construction contractor shall locate staging areas away from off-site sensitive uses during project development. 162 Jefferson Square Flora Residential Project Initial Study/Mitigated Negative Declaration April 2024/Page 99 N0I-3: The project construction contractor shall place all stationary construction equipment so that emitted noise is directed away from sensitive receptors nearest the project site whenever feasible. N0I4: Once final plans are available to detail the exterior wall construction and a window manufacturer has been chosen, a Final Acoustical Report (FAR) shall be submitted to the City to demonstrate the reduction capability of the exterior facades and to identify any specific upgrades necessary to achieve an interior noise level of 45 dBA CNEL or below. N0I-5: Should the commercial retail development plan be constructed in PA2, the project proponent shall include prohibition on deliveries to Shops 1, Shops 2 and Pad C during the hours of 9 p.m. to 8 a.m. in the project CC&Rs shall be submitted to the City Attorney's office for review and approval prior to issuance of building permits. b) Less than Significant Impact with Mitigation. Vibration is the periodic oscillation of a medium or object. The rumbling sound caused by the vibration of room surfaces is called structure -borne noise. Sources of ground -borne vibrations include natural phenomena (e.g., earthquakes, volcanic eruptions, sea waves, landslides) or human -made causes (e.g., explosions, machinery, traffic, trains, construction equipment). Vibration sources may be continuous, such as factory machinery, or transient, such as explosions. As is the case with airborne sound, ground -borne vibrations may be described by amplitude and frequency. The project -specific Noise and Vibration Impact Analysis evaluates the level of human annoyance using vibration levels in VdB and assesses the potential for building damage using vibration levels in PPV (in/sec). This is because calculating vibration levels in PPV is best for characterizing the potential for damage. The table below shows the PPV values from 5 to 270 feet from the construction vibration source. Bulldozers and other heavy -tracked construction equipment expected to be used for this project generate approximately 0.089 PPV in/sec of ground -borne vibration when measured at 25 feet, based on the FTA Manual. The distance to the nearest buildings is measured between the nearest off-site buildings and the project construction boundary (assuming the construction equipment would be used at or near the project setback line). Table XIII -9 Potential Construction Vibration Damage Impacts at Nearest Receptor Receptor (Location) Reference Vibration Level (PPV) at 25 feet' Distance (feet)z Vibration Level (PPV) Commercial (North) 0.089 5 0.335 Residences (South) 25 0.089 Residences (West) 300 0.002 Commercial/ Residences (East) 270 0.003 Source: Compiled by LSA (2022). 1 The reference vibration level is associated with a large bulldozer, which is expected to be representative of the heavy eclWpment used during construction. z The reference distance is associated with the peak condition, identified by the distance from the perimeter of construction activities to surrounding structures. PPV = peak particle velocity The closest structure to the project site is the commercial uses in PAI, approximately 5 feet from the limits of construction activity for PA2. It is expected that vibration levels generated by dump trucks and other large equipment that would be as close as 5 feet from the property line would generate ground -borne vibration levels of up to 0.352 PPV (in/sec) at the closest structure to the project site. This vibration level would exceed the 0.2 PPV (in/sec) threshold considered safe for non -engineered timber and masonry buildings. It is expected that construction activities utilizing heavy equipment would generate vibration 163 Jefferson Square Flora Residential Project Initial Study/Mitigated Negative Declaration April 2024/Page 100 levels greater than 0.2 in/sec in PPV when operating within 5 feet of PA2, which would result in a potentially significant impact. Therefore, the use of heavy equipment should be prohibited within 15 feet of existing structures to ensure that vibration levels are below the 0.2 PPV (in/sec) threshold, as required in Mitigation Measure NOI-6. At 15 feet, dump trucks and other large equipment would generate ground -borne vibrations levels of up to 0.191 PPV (in/sec) at the closest structure to the project site and would not exceed the 0.2 PPV (in/sec) threshold. If heavy equipment is necessary within 15 feet of the north boundary of PA2, Mitigation Measure N0I-7 would be implemented to reduce potential impacts by requiring a vibration monitoring and construction contingency plan that would ensure that vibration levels are below the 0.2 PPV (in/sec) and vibration damage would not occur. Therefore, construction would not result in any vibration damage and impacts would be less than significant with the incorporation of Mitigation Measure N0I-6 and N0I-7. To further minimize the perceived vibration impacts, the City of La Quinta limits the exposure of noise sensitive land uses to construction areas by permitting construction activities to occur only during construction hours established by Section 6.08.050 of the City's Noise Ordinance. Construction activities will be required to comply with the construction hours established by the LQMC. Overall, the implementation of mitigation Measure N0I-6 and N0I-7 would ensure a less than significant level by prohibiting heavy equipment within 15 feet of existing structures or requiring a vibration monitoring plan that would ensure that the vibration levels are below the 0.2 PPV (in/sec) and vibration damage would not occur. Additionally, construction activities are regulated by the City Municipal Code, which states that temporary construction, maintenance, or demolition activities are not allowed during the nighttime hours, so vibration impacts would not occur during the more sensitive nighttime hours. With the implementation of mitigation, project -generated vibration would be reduced to less than significant levels. Mitigation: N0I-6: The use of heavy equipment is prohibited within 15 feet of existing commercial structures, unless the provisions of NOI-7 are first implemented. N0I-7: If heavy equipment is necessary within 15 of existing structure the following actions shall be implemented prior to issuance of grading permits: o Identify structures that could be affected by ground -borne vibration and would be located within 15 feet of where heavy construction equipment would be used. This task shall be conducted by a qualified structural engineer as approved by the City's Director of Community Development or designee. o Develop a vibration monitoring and construction contingency plan for approval by the City's Director of Community Development, or designee, to identify structures where monitoring would be conducted; set up a vibration monitoring schedule; define structure -specific vibration limits; and address the need to conduct photo, elevation, and crack surveys to document before and after construction conditions. Construction contingencies would be identified for when vibration levels approached the limits. o At a minimum, monitor vibration during initial demolition activities. Monitoring results may indicate the need for more intensive measurements if vibration levels approach the 0.2 PPV (in/sec) threshold. o When vibration levels approach the 0.2 PPV (in/sec) limit, suspend construction and implement contingencies as identified in the approved vibration monitoring and construction contingency plan to either lower vibration levels or secure the affected structures. C) Less than Significant Impact. Airport -related noise levels are primarily associated with aircraft engine noise made while aircraft are taking off, landing, or running their engines while still on the ground. The closest airport to the proposed project site is the Bermuda Dunes Airport located approximately 1. 15 164 Jefferson Square Flora Residential Project Initial Study/Mitigated Negative Declaration April 2024/Page 101 miles north of the project. The proposed project is located outside of the 60 dBA CNEL noise contour. Therefore, less than significant impacts are anticipated. However, the project is located within Zone E of the Bermuda Dunes Airport Land Use Compatibility Plan. Therefore, the project is subject to review from the Riverside County ALUC. ALUC has reviewed the project and determined that it is compatible the 2004 Bermuda Dunes Airport Land Use Compatibility Plan, therefore impacts are less than significant. Mitigation: None 165 Jefferson Square Flora Residential Project Initial Study/Mitigated Negative Declaration April 2024/Page 102 14. POPULATION AND HOUSING — Would the project: Potentially Less Than Less Than No Significant Significant Significant Impact Impact with Mitigation Impact Incorporation a) Induce substantial unplanned population growth in an area, either directly (for example, by proposing new homes and businesses) or ❑ ❑ ® ❑ indirectly (for example, through extension of roads or other infrastructure)? b) Displace substantial numbers of existing people or housing, necessitating the construction ❑ ❑ ❑ of replacement housing elsewhere? Sources: La Quinta General Plan 2035, and 2022-2029 Housing Element; SCAG Local Profile 2018, Housing Type by Units: 2018. California Department of Finance, Population and Housing Estimates for Cities, Counties, and the State 1990-2000 and 2011-2021. Setting: According to the City of La Quinta 2022 Housing Element, the City had a population of 23,694 people in 2000 which increased by 58.1 percent, to 37,467 people in 2010. In 2018, the population increased to 40,704. Per the U.S. Census, the City of La Quinta's population was 38,181 people in July 2021. Between 2010 and 2018, the number of households within the City increased 4.6 percent, from 14,820 to 15,505. In 2018 the City of La Quinta had a total of 25,143 housing units, of which 15,505 housing units, or approximately 61.7 percent of units, were occupied. Conversely, 9,638 units, or 38.3 percent, were registered as vacant, according to the La Quinta Housing Element. This vacancy rate is due to the seasonal, recreational, or occasional use of many of the homes in the City. The 2022 Regional Housing Needs Assessment (RHNA) proposes that La Quinta facilitate the development of 1,530 new housing units for the 2022-2029 planning period. The RHNA includes housing planning goals of 420 units for very low, 269 units for low, 297 units for moderate, and 544 units for above moderate -income households. According to the Department of Finance (DOF), the City of La Quinta had a population of 37,860 people in 2022. The La Quinta General Plan (LQGP) Environmental Impact Report (EIR) forecasts a population of 46,297 people by year 2035, while the Southern California Association of Governments (SLAG) forecasts that by 2040, the City will have approximately 47,700 people. a) Less than Significant Impact. SPA No. 3 allows the construction and operation of up to 95 multifamily residential units in PA2. Using the City's average household size of 2.37 people, the project has the capacity to increase the City's population by approximately 225 people, for an approximate population of up to 38,085 in the City. This is below the City's 2035 and SCAG's 2040 population forecasts of 46,297 and 47,700 people, respectively. Existing streets, utilities and services occur both surrounding and within the Specific Plan boundary. Although buildout and full occupancy of the project could potentially result in a 0.60 percent population increase of the current City population, this increase is consistent with City and regional growth projections, and public service providers and utilities will be able to adequately accommodate this growth. Therefore, the project would not result in a substantial unanticipated population increase in the City. Impacts would be less than significant. The number of estimated housing units in the City of La Quinta in 2019 was 24,643 housing units, according to SCAG's 2019 Local Profile of La Quinta; however, only approximately 15,643 units were occupied. SPA No. 3 allows up to 95 dwelling units which is a maximum 0.38 percent increase of 2019 housing units. 166 Jefferson Square Flora Residential Project Initial Study/Mitigated Negative Declaration April 2024/Page 103 According to the LQGP EIR, the City of La Quinta Land Use Plan can accommodate up to 31,603 residential dwelling units within the City limits. The 95 dwelling units allowed in SPA No. 3 account for approximately 0.3 percent of the remaining capacity for dwelling units anticipated by the City. Thus, while implementation of the project would result in a direct increase in population and housing, it is consistent with the projected residential growth for the City. Additionally, the residential component of the project would assist in helping the City of La Quinta achieve the RHNA requirement of 1,530 new housing units within the 2022-2029 planning period. Therefore, the project would not result in a substantial increase in total housing units in the City. Impacts would be less than significant. The development of the commercial option would result in the development of an approximately 42,500 - square -foot and 5,000 -square -foot commercial building. The development of the commercial buildings would connect to the existing infrastructure at and around the site; thus, the development of the approved Specific Plan (Amendment No. 2) would not result in unexpected direct or indirect growth. Therefore, approval and development of the proposed project is not expected to result in direct and indirect unplanned growth within the City. Less than significant impacts are expected. Mitigation: None b) No Impact. The proposed PA2 site currently operates as a paved parking lot for the Jefferson Square Specific Plan. Graded, undeveloped pads occur onsite as well. These undeveloped pads are fenced off and vacant. The proposed project does not include the demolition or conversion of existing residential dwelling units to non-residential uses. The project does not include the displacement of any residents within the project area. There will be no impact to the current population of the area as it is vacant land. Mitigation: None 167 Jefferson Square Flora Residential Project Initial Study/Mitigated Negative Declaration April 2024/Page 104 15. PUBLIC SERVICES — Potentially Less Than Less Than No Significant Significant Significant Impact Impact with Mitigation Impact Incorporation a) Would the project result in substantial adverse physical impacts associated with the provision of new or physically altered governmental facilities, need for new or physically altered governmental facilities, the construction of which could cause significant environmental impacts, in order to maintain acceptable service ratios, response times or other performance objectives for any of the public services: Fire protection? ❑ ❑ ® ❑ Police protection? ❑ ❑ ® ❑ Schools? ❑ ❑ ® ❑ Parks? ❑ ❑ ® ❑ Other public facilities? ❑ ❑ ❑ Sources: La Quinta 2035 General Plan Update, 2013; La Quinta 2035 General Plan Update Environmental Impact Report, 2013; Desert Sands Unified School District website. Setting: Fire: The Riverside County Fire Department (RCFD), under contract with the City of La Quinta, provides 24-hour fire protection and emergency medical services to the City. There are three City -owned fire stations within the City of La Quinta, Fire Station 32, Station 70 and Station 93. Each station is staffed with full-time paid and volunteer firefighters. Fire Station 93 located at 44555 Adams Street is approximately 1 mile from the proposed project site and is equipped with a primary engine and a reserve engine. Fire Station 32 is located at 78111 Avenue 52 and is approximately 4 miles from the proposed project site. This station's equipment includes a primary and reserve fire engine, volunteer squad, and rescue vehicles. Fire Station 70 is located at 54001 Madison Street and is approximately 5 miles from the project site. This station is equipped with a primary engine, a brush fire engine, and a volunteer squad. The Riverside County Fire Department operates under a Regional Fire Protection Program, which allows all of its fire stations to provide support as needed regardless of jurisdictional boundaries. Per the La Quinta 2035 General Plan EIR, the average response times are between 5 and 7 minutes. Police: Law enforcement services are provided to the City of La Quinta through a contractual agreement with Riverside County Sheriff's Department. The Sheriff's department provides 24-hour municipal police services associated with a City police department. The La Quinta police department operates out of the Thermal Station located at 86625 Airport Boulevard. There is also a Civic Center Community Policing Office, located at 78-495 Calle Tampico. The City's police department patrols 7 days a week, 365 days a year and 24 -hours a day. The department serves a population of approximately 41,204 residents and patrols over 33 square miles. The City also employs volunteers that assist the Sheriff's Department, through a program known as "Citizens on Patrol" (COP). They are trained by the Riverside County Sheriff's Department and assist and support the deputies of the La Quinta Police Department. The City has 49 sworn officers and 6 community service officers. 168 Jefferson Square Flora Residential Project Initial Study/Mitigated Negative Declaration April 2024/Page 105 Schools: The City of La Quinta is served by two school districts; Desert Sands Unified School District (DSUSD) and Coachella Valley Unified School District (CVUSD). DSUSD serves the portion of the City west of Jefferson Street and north of Avenue 48. The proposed project site is within the boundary of the DSUSD; Amelia Earhart Elementary and John Glenn Middle School are the closest schools to the proposed project and are approximately 0.40 miles to the southwest. La Quinta High School is approximately 1 mile southwest of the project. Parks: The City of la Quinta provides public and private parks, trails, open space and multi -city recreational facilities with various amenities. The City oversees 11 city parks, a civic center and three nature preserve areas. Per the 2035 La Quinta General Plan, the City has a policy of providing a minimum of 5.0 acres per 1,000 residents. a) Fire Less than Significant Impact. Development and operation of PA2 may cause an incremental increase in demand for emergency services. Fire Station 93, at 44555 Adams Street, is the closest fire station to the project, located approximately 1 mile southwest. The surrounding development already receives fire services and the proposed project would be adequately served by fire protection services within the 5 - minute response time and no new or expanded facilities would be required. The project will also be required to pay Developer Impact Fees, which are, in part, directed to the construction of additional fire facilities on a fair share basis. Additionally, the project will comply with the 2035 General Plan Emergency Services Policy ES -1.2 in that all new development proposals are routed to the Fire Department to assure that project access and design provide for maximum fire life safety. The project would be required to implement all applicable fire safety requirements, to include, installation of fire hydrants, and sprinkler systems. Less than significant impacts are expected as a result of project implementation. Mitigation: None Police Less than Significant Impact. The City has no established staffing ratio, and police staffing in La Quinta is based on the safety needs of the local community and the resources needed to provide these safety needs. The City of La Quinta currently has 49 sworn officers and 6 community service officers. The La Quinta Police Department's Average Emergency Response is 5:39 minutes, while all other responses (i.e., non - emergencies) average 23:6 minutes. Law Enforcement responses originate from within the City (deputies on shift), rather than a station. The development would occur within an area with existing commercial and residential uses, which are already being served and patrolled by the La Quinta Police Department. The project will also be required to pay Developer Impact Fees, which are, in part, directed to the construction of additional police facilities on a fair share basis. The current DIF for multi -family residential is $6,113, which the City documented is adequate to mitigate any significant impacts to public facilities from new development. Additionally, the project complies with the 2035 General Plan Emergency Services Policy ES -1.6 in that all new development proposals shall continue to be routed to the Police Department to assure that the Project access and design provide for a defensible space and maximum crime prevention while maintaining City design standards and codes. Development of the proposed project will result in less than significant impacts to police services. Mitigation: None Schools 169 Jefferson Square Flora Residential Project Initial Study/Mitigated Negative Declaration April 2024/Page 106 Less than Significant Impact. The SPA will not, in and of itself, have any impact on schools. The SDP is proposing a multifamily residential development on approximately 5.1 acres. Therefore, the project has the potential to generate 32 new students based on DSUSD's Student Generation Rates, as indicated in the table below. Table 15-I DSUSD District Wide Student Generation Rate School Type Dwelling Units Generation Rate* Students Generated*** Elementary School 95 0.1486 14 Middle School 95 0.0793 8 High School 95 0.1221 12 Total New Students 34 *Source: 2022 DSUSD Fee Justification Study for New Residential and Commercial/Industrial Development, May 2022. **95 dwelling units were analyzed consistent with the SPA. **Students generated rounded. Assembly Bill 2926 and Senate Bill 50 (SB 50) allow school districts to collect development fees for all new construction for residential/commercial and industrial use. At the time of writing, DSUSD development fees are $4.79/sq.ft. for residential and $0.78/ sq.ft. for commercial, collected to offset impacts of new residents and employees, respectively.. Monies collected are used for construction and reconstruction of school facilities. Because the development fees are specifically designed to offset the impacts of new development, less than significant impact to school services are expected. Mitigation: None Parks Less than Significant Impact. The City currently exceeds its level of service and the amount of parkland required by the QUIMBY Act. The City oversees 11 city parks, a civic center and three nature preserve areas. There are approximately 5,259 acres of open space areas set aside in the City. These developed open space recreational areas include a variety of city owned and maintained parks and facilities, County owned parks, Desert Recreation District facilities, and public and private golf courses. In addition, there are approximately 6,933 acres of natural open space areas within the City offering hiking trails, equestrian trails, and passive recreation opportunities. SPA No.3 allows the development of up to 95 multifamily units and associated parking in PA2, south of the existing commercial buildings in the Jefferson Square Specific Plan. In addition to the residential units, any multifamily project would require site amenities such as tot -lots, walking trail, gym, community room, courtyard, pool, and lobby. The project's recreational spaces would be available to the residents of the project. However, it is likely that the residents would use the existing recreational facilities throughout the City. Therefore, the project will comply with development impact fees in order to allow for the City's maintenance of the public facilities. With the payment of these fees, the project would result in less than significant impacts to parks. Mitigation: None Other Public Facilities No Impact. No increase in demand for government services or other public facilities is expected beyond those discussed in this section. Mitigation: None 170 Jefferson Square Flora Residential Project Initial Study/Mitigated Negative Declaration April 2024/Page 107 16. RECREATION — Potentially Less Than Less Than No Significant Significant Significant Impact Impact with Mitigation Impact Incorporation a) Would the project increase the use of existing neighborhood and regional parks or other recreational facilities such that substantial ❑ ❑ ® ❑ physical deterioration of the facility would occur or be accelerated? b) Does the project include recreational facilities or require the construction or expansion of recreational facilities, which might have an ❑ ❑ ® ❑ adverse physical effect on the environment? Sources: La Quinta General Plan, La Quinta General Plan Environmental Impact Report. Setting: The City of La Quinta offers a variety of passive and active recreational opportunities for residents and visitors to the region. Within the City limits are five mini parks, including Eisenhower Park, Seasons Park, Saguaro Park, Desert Pride and Velasco Park. Neighborhood parks include Fritz Burns Park, Adams Park, Monticello Park, and Pioneer Park. The nearest park to the project is Monticello Park, located immediately west of the project site. The City also operates and maintains the La Quinta Wellness Center and La Quinta Museum which are located within the Village. The La Quinta Wellness Center provides fitness equipment and classes, and also provides services for senior residents. The La Quinta Museum provides residents with cultural activities, including art exhibits, programs, and events. The Desert Recreation District provides park facilities and recreation programs throughout the Coachella Valley. The Desert Recreation District operates the La Quinta Community Center and Park, located at 77865 Avenida Montezuma, includes a 6.5 -acre park and 5,000 square foot community center. The 6.5 -acre park includes ball fields, basketball courts, playground, picnic tables, barbecues, restrooms, an outdoor amphitheater, outdoor exercise facilities, and drinking fountains. The Community Center includes the La Quinta Fitness Center, kitchen, and concessions. In addition to community parks, walking and hiking trails also exist within the City of La Quinta. Hiking occurs in the southern portion of the City, south of the Cove neighborhood. The trails include the 8.92 -mile Boo Hoff Trail southwest of the project, the 2.41 -mile Cove to Lake Trail southwest of the project, and the 4 -mile Bear Creek Trail southwest of the project. a -b) Less than Significant Impact. SPA No. 3 allows the development of up to 95 multifamily units in PA2. As shown in the SDP, a gym, community room, courtyard, pool, are proposed, consistent with the on-site recreational requirements of the SPA. The project's recreational spaces would be available to the residents of the project. However, it is likely that the residents would use the existing recreational facilities throughout the City. The 95 units would result in an increase in population of 225 people, which is not substantial and will not result in a need for expansion of existing City recreational facilities, particularly since the project includes on-site recreation. Impacts will be less than significant. Mitigation: None 171 Jefferson Square Flora Residential Project Initial Study/Mitigated Negative Declaration April 2024/Page 108 17. TRANSPORTATION — Would the project: Potentially Less Than Less Than No Significant Significant Significant Impact Impact with Mitigation Impact Incorporation a) Conflict with a program plan, ordinance or policy addressing the circulation system, including transit, ❑ ❑ ® ❑ roadway, bicycle and pedestrian facilities? b) Would the project conflict or be inconsistent with ❑ ❑ ® ❑ CEQA guidelines section 15064.3, subdivision (b)? c) Substantially increase hazards due to a geometric design feature (e.g., sharp curves or dangerous ❑ ❑ ® ❑ intersections) or incompatible uses (e.g., farm equipment)? d) Result in inadequate emergency access? ❑ ❑ ® ❑ Source: Jefferson Square Apartments Trip Generation and Vehicle Miles Traveled Screening Analysis, Translutions, Inc, August 24, 2022. SettmU The proposed project is located at the southwest corner of Fred Waring Drive and Jefferson Street in the City of La Quinta. Access to the Jefferson Square Specific Plan site occurs at four existing driveways. Two access points are located on Fred Waring Drive and two access points are located on Jefferson Street. These access points can be utilized for emergency access. Fred Waring Drive, an east/west roadway, and Jefferson Street, a north/south roadway, are both designated Major Arterial roadways in the City's Circulation Element. Major Arterials have a total of 6 lanes divided by medians. Both roads are fully built out in this location with curb and gutter. Traffic is controlled by a traffic signal at the intersection of Fred Waring Drive and Jefferson Street. The City's established goal for this intersection is a Level of Service (LOS) D or better, and the goal for roadway link segment operations is LOS C or better. Regional access to the site is provided by Interstate 10 to Jefferson Street (south) then south to Fred Waring Drive. Land uses north of Fred Waring Drive are residential, land uses east of Jefferson Street are Commercial. Land uses to the west are characterized as public park. Land to the south contains single family residential homes. The Specific Plan area was analyzed for 16,500 square feet of retail, 13,928 square feet of supermarket uses, a 42,500 square foot hardware store, a 4,500 square foot drive thru bank, and a 13,013 square foot pharmacy/drug store in 2008. Approximately 39,000 square feet of the retail uses have been constructed to date. Project Summary The SPA is currently proposing up to 95 units in PA2. PA1 has been developed and will remain as is. Vehicle Miles Traveled (VMT) The current recommended metric in the CEQA guidelines for transportation impacts is Vehicle Miles Traveled (VMT) per capita per SB 743. The legislative intent of SB 743 is to balance the needs of congestion management with statewide goals for infill development, promotion of public health through active transportation and reduction of greenhouse gas emissions. VMT is a measure of the amount of travel for all vehicles in a geographic region over a given period of time, typically a one-year period. According to the Governor's office of Planning and Research (OPR) proposed CEQA Guideline Implementing SB 743, projects that decrease vehicle miles traveled in a project area compared to existing conditions should be considered to have a less than significant transportation impact. 172 Jefferson Square Flora Residential Project Initial Study/Mitigated Negative Declaration April 2024/Page 109 Based on OPR's Technical Advisory, the City of La Quinta has prepared their Vehicle Miles Traveled Analysis Policy (City Guidelines). The VMT analysis was prepared based on the adopted City Guidelines. The La Quinta Guidelines are consistent with the VMT analysis methodology recommended by OPR. a) Less Than Significant Impact. The City's General Plan includes policies that require LOS D as the minimum for intersection operations. Urban Crossroads, Inc. and Clyde E. Sweet and Associates prepared traffic impact analyses for the Jefferson Square Specific Plan in 2008. Each analysis found that traffic impacts to the then -proposed project were less than significant, and no mitigation measures were proposed. In order to assess current conditions and the proposed project, Translutions, Inc. prepared a memo describing the trip generation and vehicle miles traveled screening analysis for the proposed Jefferson Square Specific Plan Amendment No. 3 project ("proposed project") in the City of La Quinta. The trip generation for entitled uses is based on the Institute of Transportation Engineers (ITE) Trip Generation Manual (11't' Edition). The land use codes for trip generation analysis are number 862 (Home Improvement Store) and number 822 (Strip Retail Plaza) for the proposed and existing 2008 Specific Plan. 2008 Jefferson Square Specific Plan Trip Generation The project site is currently entitled for a 42,500 square foot home improvement superstore and 7,000 of general retail uses. Approximately 39,000 square feet of strip retail has been constructed in the Jefferson Square Specific Plan area (PAI). The SPA would allow, as an option, the development of the balance of the commercial uses in PA2. Trip generation was calculated based on the proposed development for the project site, existing pharmacy/retail and the future retail pads in the Jefferson Square Specific Plan Area. Table XV11-1 shows the trip generation summary of the currently entitled uses. Table XVII -1 Entitled (2008) Specific Plan Trip Generation Summary Trip Generation Rates * Trip Generation Results Land Use ITE LU Code Quantity ** AM Peak Hour In Out Total PM Peak Hour Daily In Out Total Home Improvement Superstore 862 TSF 0.86 0.65 1.51 1.12 1.17 2.29 30.74 Strip Retail Plaza 822 TSF 1.42 0.94 2.36 3.30 3.30 6.59 54.45 * Trip Generation Source: Institute of Transportation Engineers (ITE), Trip Generation Manual, 11' Edition (2021). ** TSF= Thousand Square Feet, DU= Dwelling Units As shown in Table XVII -1, the 2008 Specific Plan would be anticipated to generate a total of 2,326 trips per day on a typical weekday, 105 AM peak hour trips, and 246 PM peak hour trips. This trip generation would be consistent with the commercial option proposed in the SPA for build out of the site as a commercial project. 173 Trip Generation Results Land Use ITE LU Code Quantity ** AM Peak Hour PM Peak Hour Daily In Out Total In Out Total Home Improvement Superstore 862 43 37 27 64 48 49 97 1,307 Pass By Trips -42% -16 -11 -27 -20 -21 -41 -549 Sub Total 21 16 37 28 28 56 757 Strip Retail Plaza 822 48 68 45 113 158 158 316 2,614 Pass By Trips 40 27 18 45 63 63 126 1,046 Sub Total 41 27 68 95 95 190 1568 Total 62 43 105 123 123 246 2,326 * Trip Generation Source: Institute of Transportation Engineers (ITE), Trip Generation Manual, 11' Edition (2021). ** TSF= Thousand Square Feet, DU= Dwelling Units As shown in Table XVII -1, the 2008 Specific Plan would be anticipated to generate a total of 2,326 trips per day on a typical weekday, 105 AM peak hour trips, and 246 PM peak hour trips. This trip generation would be consistent with the commercial option proposed in the SPA for build out of the site as a commercial project. 173 Jefferson Square Flora Residential Project Initial Study/Mitigated Negative Declaration April 2024/Page 110 Residential Project Trip Generation The current project SPA is proposing up to 95 multifamily dwelling units to replace the approved land uses located in the PA2 area of the Specific Plan. Access will remain the same. The trip generation for the proposed land use is based on the Institute of Transportation Engineers (ITE) Trip Generation Manual (11 ' Edition). The ITE Land use codes utilized include number 220 (Multifamily Housing Low -Rise) and number 822 (Strip Retail Plaza). As shown in Table XVII -2, the proposed project is anticipated to generate a total of 2,040 trips per day on a typical weekday, 101 AM peak hour trips, and 212 PM peak hour trips for the entire SPA area. The SPA's residential project will therefore generate a total of 286 fewer trips than the 2,326 ADT of the total 2008 SP project. Table XVII -2 Proposed Project Trip Generation Summary Trip Generation Rates * Land Use ITE LU Code Quantity ** AM Peak Hour PM Peak Hour Daily In Out I Total In Out Total Multifamily Housing Low -Rise 220 DU 0.10 0.30 0.40 0.32 0.19 0.51 6.74 Strip Retail Plaza 822 TSF 1.42 0.94 2.36 3.30 3.30 6.59 54.45 * Trip Generation Source: Institute of Transportation Engineers (ITE), Trip Generation Manual, 11 `h Edition (2021). ** TSF= Thousand Square Feet, DU= Dwelling Units Table XVII -3 Change in Trip Generation — Summary of SPA PA2 Option Trip Generation Comparison Results Land Use Trip Generation Results PM Peak Hour Daily In Out Total Land Use ITE LU Code Quantity ** AM Peak Hour PM Peak Hour Daily In Out Total In Out Total Proposed Multifamily Housing 220 112 11 34 45 36 21 57 755 -10 18 8 8 -7 1 -2 Existing Strip Retail Plaza Pass By Trips 40 Sub Total 822 39 56 -22 34 37 -15 22 93 -37 56 130 -52 78 129 -52 77 259 -104 155 2,142 -857 1285 Total 45 56 101 114 98 212 2,040 * Trip Generation Source: Institute of Transportation Engineers (ITE), Trip Generation Manual, 11 `h Edition (2021). ** TSF= Thousand Square Feet, DU= Dwelling Units Table XVII -3 Change in Trip Generation — Summary of SPA PA2 Option Trip Generation Comparison Results Land Use AM Peak Hour PM Peak Hour Daily In Out Total In Out Total Entitled Specific Plan (2008) Option 1 for PA2 Home Improvement Super store 21 16 37 28 28 56 757 Proposed Residential for PA2 Multifamily Housing 11 34 45 36 21 57 755 Variance -10 18 8 8 -7 1 -2 Table XVII -3 indicates that the proposed residential option in PA2 is anticipated to reduce daily trips when compared to the approved commercial in PA2. The residential project would result in a slight increase of traffic during the AM Peak Hour (+8 ADT) and the PM Peak Hour (+1 ADT) however the daily total would decrease by 2 ADT when compared to commercial development. Overall, the either option implemented under the SPA would have equivalent and less than significant impacts. The General Plan EIR Determined that roadway segments on Fred Waring and Jefferson Street would operate at acceptable levels at General Plan buildout. The EIR further found that the intersection of Fred Waring and Jefferson Street will operate at an acceptable LOS C. The proposed project will generate comparable trips to what was analyzed in the General Plan EIR and less than significant impacts are anticipated. Congestion Management Plan 174 Jefferson Square Flora Residential Project Initial Study/Mitigated Negative Declaration April 2024/Page 111 The County Congestion Management Plan (CMP) requires a LOS E or better for regional roadways. As noted previously the generation, distribution, and management of project traffic is not expected to conflict with the CMP; no CMP roadways occur in the vicinity of the project. The project and background traffic will not exceed City level of service standards or travel demand measures, or other standards established by the City or Riverside County Transportation Commission (RCTC) for designated roads or highways. The Transportation Uniform Mitigation Fees (TUMF) program identifies network backbone and local roadways that are needed to accommodate growth. The project proponent will be required to contribute development impact fees (e.g., traffic signal mitigation fees) and participate in the TUMF program. Following the payment of required fees such as TUMF and DIF, less than significand impacts are anticipated relative to the CMP. Alternative Transportation Sunline Transit Agency provides public bus service throughout the Coachella Valley. Sunline Transit Agency provides bus services along Fred Waring Drive with Route 6. The nearest bus stops are #247 (westbound) and #248 (eastbound) on Fred Waring Drive. Bus stop #247 is on the north side of Fred Waring Drive, directly north of the Specific Plan area, Bus stop #248 is located on the south side of Fred Waring Drive approximately 700 feet east of the project site. There is no bus service on Jefferson Street. According to the Active Transportation Plan, prepared by the Coachella Valley Association of Governments (CVAG), bike lanes do exist along both Fred Waring Drive and Jefferson Street. The La Quinta General Plan (GP) Bike Paths Master Plan indicates that there are Class II Bike Lanes along both Fred Waring Drive and Jefferson Street. The La Quinta GP Golf Cart/Neighborhood Electric Vehicle (NEV)/Multi-use Paths exhibit indicates that a Class 11 golf cart / NEV path is located along Jefferson Street. The project would provide a pedestrian access network that internally links all uses and connects to all existing external streets and pedestrian facilities contiguous with the project site. The project would minimize barriers to pedestrian access and interconnectivity. The project includes sidewalk connections, particularly to / from the parking areas and associated uses. The proposed project is not anticipated to result in significant impacts to existing bike lanes. Temporary impacts may occur during construction; however, any bicycle access adjacent to the project will be restored to existing conditions. The City of La Quinta implements a Development Impact Fee (DIF.) The proposed project will therefore be subject to the DIF. The project design will not conflict with adopted policies, plans, or programs regarding public transit, bicycle, or pedestrian facilities, or otherwise decrease the performance or safety of such facilities. Less than significant impacts are anticipated. Mitigation: None b) Less Than Significant Impact. The California Environmental Quality Act (CEQA) procedures for determination of transportation impacts consist of an evaluation of Vehicle Miles Traveled (VMT), due to Senate Bill 743 (SB 743). Vehicle delay and level of service are still used in La Quinta traffic studies, as presented previously in this CEQA document. 175 Jefferson Square Flora Residential Project Initial Study/Mitigated Negative Declaration April 2024/Page 112 To aid in the analysis of VMT, the Governor's Office of Planning and Research (OPR) released a Technical Advisory. Based on OPR's Technical Advisory, the City of La Quinta prepared their City Guidelines. A Project specific VMT Screening has been prepared based on the adopted City Guidelines. Methodology The City of La Quinta Vehicle Miles Traveled Analysis Policy sets forth screening criteria under which projects are not required to submit detailed VMT analysis. This guidance for determination of non- significant VMT impact is primarily intended to avoid unnecessary analysis and findings that would be inconsistent with the intent of SB 743. VMT screening criteria for development projects includes the following: Low VMT-Generating Area: Residential and office projects located within a low VMT generating area may be presumed to have a less than significant impact absent substantial evidence to the contrary. In addition, other employment-related and mixed-use land use projects may qualify for the use of screening if the project can reasonably be expected to generate VMT per resident, per worker, or per service population that is similar to the existing land uses in the low VMT area. Project Screening The project site is located in Traffic Assessment Zone (TAZ) 921 of RIVCOM. The citywide VMT/Capita is 13.1. The VMT for TAZ 921 is 11.02 VMT/Capita, which is lower than the City threshold. Therefore, the project screens out of a VMT analysis and impacts are presumed to be less than significant. The proposed project will not increase the daily trips currently attributed to the 2008 Specific Plan. Conclusions The project is not anticipated to increase trip generation under either development scenario when compared to the 2008 Specific Plan and is located in a low VMT generating area. Therefore, changes to the Specific Plan can be presumed to have a less than significant impact. Mitigation: None C) Less than Significant Impact. The project will be developed in accordance with City standards and will not create a substantial increase in hazards due to a design feature. The project's access points will not be altered. The access points were developed with adequate sight distances and no change is proposed. The internal circulation system will provide adequate fire department access. A Traffic Control Plan may be required as a condition of approval to be implemented throughout all construction activities. This plan will work to reduce potential impacts that may arise due to conflicts with construction traffic. Impacts will be less than significant. The project's access points will be located with adequate sight distances, and project -generated traffic will be consistent with existing traffic in the area. The project is not anticipated to increase hazards due to geometric design feature or incompatible uses. Following the review and approval process at the City of La Quinta, impacts are less than significant without mitigation.. Mitigation: None 176 Jefferson Square Flora Residential Project Initial Study/Mitigated Negative Declaration April 2024/Page 113 d) Less than Significant Impact. Emergency Access: Regional access to the project site will be provided via primary arterials, secondary arterials and a variety of local roads. The project will utilize the existing access points at Fred Waring Drive and Jefferson Street; both streets are a part of the City's existing grid system. The proposed project will include emergency access drives that allow access to all sides of the buildings for emergency vehicles. Prior to construction, both the Fire department and Police department will review project plans to ensure safety measures are addressed, including emergency access. The proposed project will not result in inadequate emergency access. Less than significant impacts are anticipated. Mitigation: None 177 Jefferson Square Flora Residential Project Initial Study/Mitigated Negative Declaration April 2024/Page 114 18. TRIBAL CULTURAL RESOURCES — Would Potentially Less Than Less Than No the project: Significant Significant Significant Impact Impact with Mitigation Impact Incorporation a) Would the project cause a substantial Adverse change in the significance of a Tribal cultural resource, defined in Public Resource Code Section 21074 as either a site, feature, place, cultural landscape that is geographically defined in terms of the size scope of the landscape, sacred place, or object with cultural value to a California Native American tribe, and that is: i)Listed or eligible for listing in the California Register of Historical Resources, or in a local ❑ ® ❑ ❑ Register of historical resources as defined in Public Resource Code Section 5020.1 (k), or; ii)A resource determined by the lead agency, in its discretion and supported by substantial evidence, to be significant pursuant to criteria set forth in subdivision (c) of Public Resources Code Section 5024.1. In applying the criteria ❑ ® ❑ ❑ set forth in subdivision (c) of Public Resources Code Section 5024. 1, the lead agency shall consider the significance of the resource to a California Native American Tribe. Sources: CRM Tech Cultural Report Memorandum (2022) Setting: The Coachella Valley is a historical center of Native American settlement, where U.S. surveyors noted large numbers of Indian villages and rancherias occupied by the Cahuilla people in the mid -19th century. The origin of the name "Cahuilla" is unclear, but it may have originated from their own word kdwiya, meaning master or boss. The Takic-speaking Cahuilla are generally divided by anthropologists into three groups, according to their geographic setting: the Pass Cahuilla of the San Gorgonio Pass -Palm Springs area, the Mountain Cahuilla of the San Jacinto and Santa Rosa Mountains and the Cahuilla Valley, and the Desert Cahuilla of the eastern Coachella Valley. The Cahuilla did not have a single name that referred to an all-inclusive tribal affiliation. Instead, membership was in terms of lineages or clans. Each lineage or clan belonged to one of two main divisions of the people, known as moieties, which were named for the Wildcat, or Tuktum, and the Coyote, or Istam. Members of clans in one moiety had to marry into clans from the other moiety. Individual clans had villages, or central places, and territories they called their own for purposes of hunting game and gathering raw materials for food, medicine, ritual, or tool use. They interacted with other clans through trade, intermarriage, and ceremonies. Today, Native Americans of Pass or Desert Cahuilla heritage are mostly affiliated with one or more of the Indian reservations in and near the Coachella Valley, including Torres Martinez, Augustine, Cabazon, Agua Caliente, and Morongo. There has been a resurgence of traditional ceremonies, and the language, songs, and stories are now being taught to the younger generations. a i -ii) Less than Significant with Mitigation. As previously discussed in the Cultural Resources section of this document, a monitoring program was undertaken during earth -moving operations for the Jefferson Square Specific Plan project in 2008-2009, which encompassed the current project area in its entirety. The monitoring program resulted in the discovery of an isolated pottery sherd and human cremation site The sherd was found near the eastern boundary of the current project area, well outside of the boundaries 178 Jefferson Square Flora Residential Project Initial Study/Mitigated Negative Declaration April 2024/Page 115 of any previously recorded sites in the vicinity and was determined not to qualify as a "historical resource". Therefore, it required no further treatment. The cremation remains were originally discovered to the north of the current project area but within the boundaries of Site 33-001769. In consultation with the nearby Cabazon Band of Mission Indians, the remains were reinterred in the southwestern corner of the current project area at a depth of approximately eight feet below the surface, in an area designated for landscaping at the time. This cremation site meets the statutory/regulatory definition of a "historical resource" and thus requires proper protection under CEQA provisions. To ensure that all significant Tribal Cultural Resources are identified and fully considered, the City of La Quinta initiated consultation under both SB 18 and AB 52. During the consultation period, the Cabazon Band of Mission Indians requested that a 10 -foot by 10 -foot easement to be developed at the reinterred site to avoid potential impacts to the site during operation. Mitigation: See CUL -1 179 Jefferson Square Flora Residential Project Initial Study/Mitigated Negative Declaration April 2024/Page 116 19. UTILITIES AND SERVICE SYSTEMS — Potentially Less Than Less Than No Would the project: Significant Significant Significant Impact Impact with Mitigation Impact Incorporation a) Require or result in the relocation or construction of new or expanded water, ❑ ❑ ® ❑ wastewater treatment or storm water drainage, electric power, natural gas, or telecommunications facilities, the construction or relocation of which could cause significant environmental effects? b) Have sufficient water supplies available to serve the project and reasonable foreseeable future development during normal, dry and ❑ ❑ ® ❑ multiple dry years? c) Result in a determination by wastewater treatment provider which serves or may serve the project that it has adequate capacity to serve the ❑ ❑ ® ❑ project's projected demand in addition to the provider's existing commitments? d) Generate solid waste in excess of State or local standards, or in excess of the capacity of local infrastructure, or otherwise impair the attainment ❑ ❑ ® ❑ of solid waste reductiongoals? e) Comply with federal, state, and local management and reduction statutes and ❑ ❑ ❑ regulations related to solid waste? Source: City of La Quinta 2035 General Plan, Chapter V, Public Infrastructure and Services, Riverside County EIR No. 52, Public Facilities, Section 4.17. Settm CVWD provides domestic and wastewater service to the project vicinity and is largest provider of potable water in the Coachella Valley. It operates more than 100 wells and serves a population of 283,000 in its service areas. CVWD's adopted 2020 Coachella Valley Regional Urban Water Management Plan has been developed to assist the agency in reliably meeting current and future water demands in a cost-effective manner. Additionally, CVWD treats nearly 6.3 billion gallons of wastewater a year. CVWD operates six water reclamation plants and maintains more than 1,000 miles of sewer pipeline and more than 30 lift stations that transport wastewater to the nearest treatment facility. Groundwater is the primary source of domestic water supply in the Coachella Valley. CVWD is the largest provider of potable water in the Coachella Valley and currently provides potable water to the City of La Quinta. CVWD's 2020 Regional Urban Water Management Plan and 2022 Indio Subbasin Water Management Plan have been developed to assist the agency in reliably meeting current and future water demands in a cost-effective manner. The comprehensive Water Management Plan guides efforts to eliminate overdraft, prevent groundwater level decline, protect water quality, and prevent land subsidence. The 2020 UWMP serves as a planning tool that documents actions in support of long-term water resources planning and ensures adequate water supplies are available to meet the existing and future urban water demands. CVWD has developed a Sewer System Management Plan (SSMP) pursuant to the State Water Resources Control Board Order No. 2006-0003, Statewide General Waste Discharge Requirements (WDR) for Sanitary Sewer Systems. The primary goal of the SSMP is to minimize frequency and severity of Sanitary Sewer Overflows (SSOs). The SSMP addresses the management, planning, design, and operation and maintenance of the District's sanitary sewer system. The wastewater system serves approximately 265,000 customers. The system collects municipal waste from residential and commercial users, delivering the collected wastewater to one of six Wastewater 180 Jefferson Square Flora Residential Project Initial Study/Mitigated Negative Declaration April 2024/Page 117 Reclamation Plants. The system includes approximately 1,100 miles of sewer, 34 lift stations and approximately 17,000 manholes. At the City level, hydrology and stormwater standards required for the control of drainage and floodwater flows are established in Section 13.24.120 (A) of the La Quinta Municipal Code and in La Quinta Engineering Bulletin #06- 16 (Hydrology and Hydraulic Report Criteria for Storm Drain Systems). The City's stormwater regulations are designed to align with the MS4, NPDES, and CWA programs. The City's engineering review process ensures that improvement plans are reviewed for compliance with the City's requirements pertaining to grading, hydrology, and stormwater management prior to issuance of grading permits. The site is IID's service area for electricity, and will receive natural gas from Southern California Gas Company, and Frontier and Charter Communications for telecommunications. The site is currently connected to utility services located on Jefferson Street. Solid waste disposal and recycling services for the City of La Quinta is provided by Burrtec. Solid waste and recycling collected from the proposed project will be hauled to the Edom Hill Transfer Station. Waste from this transfer station is then sent to a permitted landfill or recycling facility outside of the Coachella Valley. These include Badlands Disposal Site, El Sobrante Sanitary Landfill and Lamb Canyon Disposal Site. Cal -Recycle data indicates the Badlands Disposal site has 15,748.799 cubic yards of remaining capacity, the El Sobrante Landfill has a remaining capacity of 145,530,000 tons of solid waste, and Lamb Canyon Disposal has a remaining solid waste capacity of 19,242,950 cubic yards. As part of its long-range planning and management activities, the Riverside County Department of Waste Resources (RCDWR) ensures that Riverside County has a minimum of 15 years of capacity, at any time, for future landfill disposal. The 15 -year projection of disposal capacity is prepared each year as part of the annual reporting requirements for the Countywide Integrated Waste Management Plan. The most recent 15 -year projection by the RCDWR indicates that the remaining disposal capacity in year 2024 is 28,561,626 tons. a) Less than Significant Impact. The project site is in an urban setting currently served by existing utilities. Domestic water and wastewater services are provided to the site by the Coachella Valley Water District (CVWD). The project would connect to the existing water and sewer mains along Jefferson Street and Fred Waring Drive. Imperial Irrigation District would continue to provide electric power to the site and SoCal Gas would continue natural gas services, telecommunication connections are provided by Frontier and Spectrum, all connections of these utilities are located within the Specific Plan area's boundary. The proposed project will not result in modifications to the drainage areas, water quality treatment, runoff quantities, or retention capacities already established for the site. The extension of all onsite utilities will occur within the project's existing footprint and no new construction of public water, wastewater, electric power, natural gas, or telecommunications facilities will need to be constructed or relocated. Therefore, less than significant impacts are expected. Mitigation: None b) Less than Significant Impact. CVWD's domestic water system has 64 pressure zones and consists of approximately 97 groundwater production wells, 2,000 miles of pipe, and 133 million gallons of storage in 65 enclosed reservoirs. CVWD's 2020 Regional Urban Water Management Plan (RUWMP) has been developed to assist the agency in reliably meeting current and future water demands in a cost-effective manner. The comprehensive Water Management Plan guides efforts to eliminate overdraft, prevent groundwater level decline, protect water quality, and prevent land subsidence. Per the 2020 Regional Urban Water Management Plan (RUWMP), CVWD anticipates that multi -family development is expected to use less water than existing properties due to the mandated use of high efficiency plumbing fixtures under the CalGreen building standards and reduced landscape water use mandated by CVWD's Landscape Ordinance. 181 Jefferson Square Flora Residential Project Initial Study/Mitigated Negative Declaration April 2024/Page 118 The proposed project would connect into the existing infrastructure on Fred Waring and Jefferson Street through on-site improvements of water lines and will comply with the existing water management program in place. The addition of the 89 proposed for the SDP units will result in an increase to water demand. It is estimated that a project of this size could use 25,312 gallons of potable water per day or 2 8.3 5 acre feet per year (AFY), while the commercial option could use an estimated 12,750 gallons of potable water per day or 14.28 AFY. CVWD currently has total water demand of 87,959 AFY, and projects a demand of 137,629 AFY by 2035. These projections are based, in part, on the land use designations of parcels in its service area. The project water use, under multifamily scenario represents 0.021% of future demand, whereas the commercial scenario represents 0.010% of future demand. While the multifamily scenario is approximately twice that of the commercial scenario, either project scenario is anticipated to be within CVWD's future water capacity. The City's Municipal Code has several ordinances in place to ensure water supply and efficiency measures are in place. Additionally, the City has adopted CVWD's water -efficient landscape ordinance (in compliance with the Department of Water Resources Model Water Efficient Landscape Ordinance). This ordinance requires landscape design that incorporates climate appropriate plant material and efficient irrigation for all new and rehabilitated landscaping projects. Compliance with these ordinances will ensure that future development reduces water demand to meet target demands. The expansion will be expected to implement water conservation measures to reduce impacts to the public water supply per the CVWD UWMP. Therefore, less than significant impacts to water supplies are expected. Mitigation: None C) Less than Significant Impact. Wastewater from the City is conveyed to CVWD's Water Reclamation Plant No.7 (WRP-7) which has a capacity of 5.0 mgd and currently processes 2.8 mgd. The proposed project would connect into the existing sewer mains on Fred Waring Drive and Jefferson Street and provide waste water services to the site through a series of private sewer laterals. The proposed project's wastewater demand is estimated at 11,601 gallons per day, or 0.0116 mgd. Therefore, the estimated sewer demand for the project is anticipated to be nominal and within the treatment capacity of this plant. Table XIX -1 Projected Wastewater Demand Unit Description No. of Units Res. per Unit Gal. per Res. Gal per Day 1 bd / 1 bth Apartment Home 42 2.37 55 5,475 2 bd / 2 bth Apartment Home 29 2.37 55 3,780 3 bd Townhome 18 2.37 55 2,346 Total 89 11,601 The project will undergo review by CVWD to ensure wastewater capacity and compliance with the current wastewater treatment requirements. Additionally, sewer connection fees in place at the time of development will be collected by CVWD. No new or expanded treatment facilities are expected as a result of project implementation, or is the project expected to exceed wastewater capacity. Less than significant impacts are expected. Mitigation: None d) Less than Significant Impact. All future development would be required to comply with mandatory commercial and multifamily recycling requirements of Assembly Bill 341. The project will generate 320.4 182 Jefferson Square Flora Residential Project Initial Study/Mitigated Negative Declaration April 2024/Page 119 cubic yards of solid waste during operation of the multifamily project. The waste generated by the project is approximately 2.03 percent of the remaining capacity at Badlands Disposal site; 0.0002 percent of El Sobrante Landfill's remaining capacity; and 0.002 percent of the remaining capacity of the Lamb Canyon Disposal site. Comparatively, the commercial option of the site would result in 506.16 cubic yards of solid waste per year. This is approximately 63.3 percent more than the proposed multifamily project. Burrtech's compliance with State and regional requirements will assure that the project will comply with all applicable solid waste statutes, policies and guidelines; and the project will be served by a landfill with sufficient capacity to serve the project. Therefore, less than significant impacts relative to solid waste are anticipated. Table XIX -2 Projected Multifamily Solid Waste Generation Land Use Units Rate Solid Waste (tons/ ear Solid Waste c / ear Residential 89 Units 0.41 tons per du 36.49 324.03 Table XIX -2 Projected Commercial Solid Waste Generation Land Use Units Rate Solid Waste tons/ ear Solid Waste c / ear Commercial 47,500 SF 2.4 tons per 1,000 s£ 114 506.16 Source: Generation Rates are from the 2015 Riverside County Environmental Impact Report No. 521, Public Facilities, Table 4.17-N. Residential waste (loose) = 8.88 cubic yards/ton; commercial/industrial waste (loose) = 4.44 cubic yards/ton. Source EPA RecycleMania, Volume -to -Weight Conversion Chart. Mitigation: None e) No Impact. The project will comply with all applicable solid waste statutes, policies and guidelines. All development is required to comply with the mandatory commercial and multi -family recycling requirements of Assembly Bill 341. The project will also comply with the recycling requirements of Cal Green and develop a waste management plan that will include diverting at least 50% of construction and demolition material from landfills. No impacts are expected relative to applicable solid waste regulations. Mitigation: None 183 Jefferson Square Flora Residential Project Initial Study/Mitigated Negative Declaration April 2024/Page 120 20. WILDFIRE — If located in or near state Potentially Less Than Less Than No responsibility areas or lands classified as very Significant Significant Significant Impact high fire hazard severity zones, would the Project: Impact with Mitigation Impact Incorporation a) Substantially impair an adopted emergency ❑ ❑ ❑ response plan or emergency evacuationplan? b) Due to slope, prevailing winds, and other factors, exacerbate wildfire risks, and thereby expose project occupants to, pollutant ❑ ❑ ❑ concentrations from a wildfire or the uncontrolled spread of a wildfire? c) Require the installation or maintenance of associated infrastructure (such as roads, fuel breaks, emergency water resources, power lines ❑ ❑ ❑ ❑ or other utilities) that may exacerbate fire risk or that may result in temporary or ongoing impacts to the environment? d) Expose people or structures to significant risks, including downslope or downstream flooding or ❑ ❑ ❑ landslides, as a result of runoff post -fire slope instability, or drainage changes? Sources: CAL FIRE Fire Hazard Severity Zone Maps; La Quinta General Plan, and 2022 Safety Element Update; La Quinta General Plan Environmental Impact Report. Setting: A wildfire is an unplanned fire that burns in a natural area such as a forest, grassland, or prairie. Wildfires are often caused by humans or lighting and are exacerbated by steep slopes, dense vegetation (fuel), and dry and windy weather conditions. When these conditions are present, a wildfire can burn quickly and over a vast area, damaging hillsides, essential infrastructure, and homes and buildings. The northern and central portions of the City are primarily urbanized, with few remaining vacant areas. The southern and western portions of the City are occupied by the Santa Rosa Mountains, which are undeveloped, apart from the recreational uses (i.e., hiking trails) in this area. The undeveloped Santa Rosa Mountains in the southern portion of the City are characterized by steep topographic gradients that are typically conducive to spreading wildfires. However, wildfires in the undeveloped local mountains adjacent to the Coachella Valley cities are not common due to the mountains' natural terrain, which is steep, rocky, and dry. The topographic character of the Santa Rosa Mountains is not conducive for the growth of dense vegetation; and as a result, the amount of fuel available for wildland fires is limited. The flat urban and developed areas of La Quinta are considered low wildfires areas, as indicated in the La Quinta General Plan Safety Element (updated in 2022). A Wildland Urban Interface (WUI) is the line, area, or zone where structures and other human development meet or intermingle with undeveloped wildland or vegetation fuels. People and man-made structures in WUI areas are more susceptible to the impacts of wildfires due to their adjacency to areas that provide fuel to wildfires, such as forests with dense vegetation. The City of La Quinta's southern and western boundary is delineated by the Santa Rosa Mountains, introducing an urban-wildland interface to these areas of the City. However, the project site is located in the northern portion of the City, and is characterized by flat, urban land. The areas near the project site are absent of wildlands and the project is not located in an area identified as an)NUI. a -d) No Impact. The Specific Plan area has been previously disturbed. The project is paved and includes parking spaces and landscaped medians. Graded, undeveloped pads are located on the west and south boundaries. The project site sits within an urban and developed context. 184 Jefferson Square Flora Residential Project Initial Study/Mitigated Negative Declaration April 2024/Page 121 Based on historical data from 2013 to March 2021, no wildfire occurred within the City and SOI. There were three fires near the SOI, the largest being the Shady Fire in Thermal, a vegetation fire that burned 130 acres in May 2019. As shown in Exhibit IV -7 in the General Plan Safety Element, there are no state responsibility areas or very high fire hazard severity zones (VHFHSZ) in the City and SOI. Thus, the project is not located in or near state responsibility areas or lands classified as very high fire hazard severity zones, therefore, no impacts are anticipated. Mitigation: None 185 Jefferson Square Flora Residential Project Initial Study/Mitigated Negative Declaration April 2024/Page 122 21. MANDATORY FINDINGS OF Potentially Less Than Less Than No SIGNIFICANCE Significant Significant Significant Impact Impact with Mitigation Impact Incorporation a) Does the project have the potential to substantially degrade the quality of the environment, substantially reduce the habitat of a fish or wildlife species, cause a fish or wildlife population to drop below self- sustaining levels, threaten to eliminate a plant or ❑ ® ❑ ❑ animal community, substantially reduce the number or restrict the range of a rare or endangered plant or animal or eliminate important examples of the major periods of California history or prehistory? b) Does the project have impacts that are individually limited, but cumulatively considerable? ("Cumulatively considerable" means that the incremental effects of a project are considerable ❑ ❑ ® ❑ when viewed in connection with the effects of past projects, the effects of other current projects, and the effects of probable future projects)? c) Does the project have environmental effects, which will cause substantial adverse effects on ❑ ❑ ® ❑ human beings, either directly or indirectly? a) Less than Significant Impact with Mitigation. As concluded in the Biological Resources sections of this document, the proposed project would result in no impacts, less than significant impacts, or less than significant impacts with mitigation incorporated to these resources. The project will not significantly degrade the overall quality of the region's environment, or substantially reduce the habitat of a wildlife species, case a fish or wildlife population to drop below self-sustaining levels, threaten to eliminate a plant or animal community, reduce the number or restrict the range of a rare of endangered plant or animal species. However, to avoid potential impacts to nesting birds, vegetation removal should be conducted outside the general bird nesting season and preconstruction surveys are required (per California Fish and Game Code and the MBTA). Per the analysis in the Cultural Resources section, the project would result in less than significant impacts with the implementation of mitigation measures. Thus, the project would not eliminate important examples of the major periods or California history or prehistory. However, Tribal monitors shall be required if excavations reach depths greater than 8 feet. Based upon the information and mitigation measures provided within this Initial Study, approval and implementation of the project is not expected to substantially alter or degrade the quality of the environment, including biological, cultural or historical resources. Less than significant impacts with mitigation are expected. b) Less than Significant Impact. The project is surrounded by commercial, recreational and residential development and the proposed project and location, is found to be adequate and consistent with existing federal, state and local policies and is consistent with the City of La Quinta 2035 General Plan and surrounding land use. Approval and implementation of the proposed project will result in less than significant impacts related to cumulatively considerable impacts. C) Less than Significant Impact. The proposed project will not result in impacts related to environmental effects that will cause substantial adverse effects on human beings. The project has been designed to comply with established design guidelines and current building standards. The City's review process will ensure that applicable guidelines are being followed. Based upon the findings provided in this document, and mitigation measures and standard conditions incorporated into the project, less than significant impacts are expected. 186 Jefferson Square Flora Residential Project Initial Study/Mitigated Negative Declaration April 2024/Page 123 Appendix: A: CalEEMod Modeling B: Cultural Memo, CRM Tech C: Geotechnical Report 2008, Krazan and Associates D: Geotechnical Report Update 2022, Krazan and Associates E: Hydrology Report: DRC Engineering, Inc. F: Water Quality Management Plan, DRC Engineering, Inc. G: Noise and Vibration Impact Analysis, LSA H: Traffic Report 2008, Clyde E. Sweet and Associates I: Traffic Report Update 2022, Translutions Available for review on the city website at: https://www.laquintaca.gov/our-city/city-departments/design-and- development/planning-division/public-hearing-notices 187 Project Title: City Project No: CITY OF LA QUINTA 78-495 Calle Tampico La Quinta, California 92253 Phone: (760) 777-7125 ENVIRONMENTAL INITIAL STUDY Lead Agency Name and Address: RESPONSE TO COMMENTS Jefferson Square Specific Plan Amendment & Flora Residential Project SPA 2002-062 SDP 2022-0015 TTM 2022-0003 EA 2022-0012 City of La Quinta 78-495 Calle Tampico La Quinta, California 92253 Phone: (760) 328-2266 Applicant: Beacon Realty c/o Omar Hussein 69930 CA Hwy 111, Suite 203 Rancho Mirage, CA 92270 Representative: goUrban Development c/o Luis Gomez 24444Hawthome Boulevard, Suite 109C Torrance, CA 90275 Contact Person & Phone Number: Nicole Sauviat Criste, Consulting Planner Design and Development Department City of La Quinta 78495 Calle Tampico, La Quinta CA 92253 Phone: (760) 777-7069 Project Location: West of Jefferson Street, South of Fred Waring Drive Assessor's Parcel Numbers 604-521-013 and 604-521-014. General Plan Designation: General Commercial (CG) Zoning Designation: Neighborhood Commercial (CN) City of La Quinta Initial Study Response to Comments Page 1 August 2024 188 Comments and Reponses to the Comments on the Draft IS/MND List of Commenters The following is a list of individuals, representatives, organizations and agencies that submitted written comments on the Draft IS/MND. The City received a total of 10 comment letters. Table 1, Comment Letters Received on the Draft ISIMND, provides a list of all comment letters received. Table 1 lists the ID letter assigned to each comment letter, the date it was received, and commenter's name. Table 1 Comment Letters Received on the IS/MND Letter ID Date Commenter 1 May 9, 2024 Augustine Band of Cahuilla Indians Jacobia Kirkse 2 May 9, 2024 Southern California Gas Company Josh Rubal 3 May 14, 2024 Desert Sands Unified School District Patrick Cisneros 4 May 28, 2024 Riverside County Airport Land Use Commission Jackie Vega 5 May 28, 2024 Department of Toxic Substances Control Dave Kereazis 6 May 29, 2024 Agua Caliente Band of Cahuilla Indians Xitlaly Madrigal 7 May 29, 2024 Imperial Irrigation District Donald Vargas 8 May 29, 2024 Riverside County Flood Control and Water Conservation District Amy McNeill 9 May 29, 2024 RivCoParks Lynda Ramos 10 July 3, 2024 Twenty -Nine Palms Band of Mission Indians Christopher Nicosia CEQA Requirements Regarding Comments and Responses CEQA Guidelines, Section 15204(b), outlines parameters for submitting comments on negative declarations. Persons and public agencies should focus the on the proposed finding that the project will not have a significant effect on the environment. If persons and public agencies believe that the project may have a significant effect, they should: 1. Identify the specific effect, 2. Explain why they believe the effect would occur, and 3. Explain why they believe the effect would be significant. CEQA Guidelines, Section 15204(c), further advises that reviewers should explain the basis for their comments, and should submit data or references offering facts, reasonable assumptions based on facts, or expert opinion supported by facts in support of the comments. Pursuant to Section 15064, an effect shall not be considered significant in the absence of substantial evidence. City of La Quinta Page 2 Initial Study Response to Comments August 2024 189 Responses to Comment Letters Written comments on the Draft IS/MND are reproduced on the following pages, along with responses to those comments. Changes to the Draft IS/MND text that result from responding to comments are included on the response and noted with an underline in bold for new text and a strikeout for deleted text. City of La Quinta Initial Study Response to Comments Page 3 August 2024 190 Letter 1 — Augustine Band of Cahuilla Indians Date: 0510912024 COMMENT LETTER NO..` AUGUSTINE BAND OF CAMILLA INDIANS 84-001 AVENUE 54 COACHELLA, CA 92236 1 T; 760-398-4722 F: 764-369-7161 TRIBAL CILALM 0.SON: AMAMA AUGUSTINE TAIML TREASURER: WILL 1A VANCE 2RIRAL MUNCLL MEMA x: ROI;NIE MANCE Dear: Nicole Sauviat Criste Consulting Plarmer SL-BJECT: Jefferson Square Specific Plan Amendment & Flora Residential Project Thank you for the opportunity to offer input concerning the development of the aba ve-identified project We apprmate your sensitivity to the cultural resources that may be impacted by your project and the importance of these cultural resources to the Native American peoples that have occupied the land surrounding the area of your project for thousands of years. Unfortunately, increased development and lack of sensitivity to cultural resources have resulted in many significant cultural resources being destroyed or substantially altered and impacted. Your invitation to consult on this project is greatly appreciated At this time, use are unaware of specific cultural resources that maybe affected by the proposed project, however, in the event, you should discover any cultural resources during the development of this pmject please contact our office immediately for further elmluation. Very truly yours, Jacobia Kirksey, Tribal Operations Specialist Augustine Band of Cahuilla Indians City of La Quinta Initial Study Response to Comments 101 1-a Page 4 August 2024 191 Augustine Band of Cahuilla Indians Comments and Responses Comment 1-a• Thank you for the opportunity to offer input concerning the development of the above -identified project. We appreciate your sensitivity to the cultural resources that may be impacted by your project and the importance of these cultural resources to the Native American peoples that have occupied the land surrounding the area of your project for thousands of years. Unfortunately, increased development and lack of sensitivity to cultural resources have resulted in many significant cultural resources being destroyed or substantially altered and impacted. Your invitation to consult on this project is greatly appreciated. At this time, we are unaware of specific cultural resources that may be affected by the proposed project, however, in the event, you should discover any cultural resources during the development of this project please contact our office immediately for further evaluation. Response 1-a: The City thanks the Augustine Band of Cahuilla Indians for participating in the review of the IS/MND. Since the comment did not raise any questions or concerns with the IS/MND, no further response is warranted. However, the City will notify the Tribe if any cultural resources are discovered during the development of the project. City of La Quinta Page 5 Initial Study Response to Comments August 2024 192 Letter 2 — Southern California Gas Company 5/9124- Jefferson Square Specific Plan Amendment - Notice of Intent to Adopt a Mitigated Negative Declaration - City of La Quinta SCG SE Region Redlands Utility Request <SCGSERegion Red landsUtilityRequest@semprautilities.corn> Thu 519J20243:39 AM To:Gonsultrng Planner ¢c ons ultingPlanner@laquintaca.goaa r 1 attachments (234 KB) Jefferson Square N01 5.9.2024.pdf; EXTEP—N.A.L: This Message originated outside of the City of La Quinta. Please use proper judgement and caution when opening attachments, clicking links or responding to requests for inforruation. Hello, just reviewed the documents regarding Jefferson Square Specific Plan Amendment SoCalGas Distribution does have facilities in the area. Please note on case to have Developer contact 811 1 USA at E)jgAle rt I Utility Locating California i Underground Wire & Cable Locator prior to any excavation 1 demolition activities so we can Locate & Mark out ou r facilities. If the Developer needs new gas service, please have them contact our Builder Services group to begin the application process as soon as practicable, at https=llwww_socalgas_comffor-your-businesslbui Ider-services_ To avoid delays in processing requests and notifications, please have all new Franchise corespondence sent to our Utility Request inbox, at SCGSERegionRedlandsUtiIityRequest@semprautilities.com I cover the Southeast Region — Redlands SCGSERegionRedlandsUtilityRequest0semprautilities.com would be your contact for requests in the southeastern ends of LA County, Riverside County, San Bernardino & Imperial Counties_ Southeast Region - Anaheim office which is all of Orange County and the southern ends of Los Angeles County; therefore, any Map andior Will Serve Letter requests you have in these areas please send them to Atlas.RequestslVNillServeAnaheimr?semprautilities_com Northwest Region — Compton HQ Far West and Central LA County, your Map Request and WiII Serve Letters, will go to SCG-CamptonUtiIityReauest 9semprautlllties. com Northwest Region - Chatsworth For any requests from the northern most parts of LA County all the way up to Visalia, San Luis Obispo. Fresno and Tulare you would contact NorthvwestUistributlor7UtiRb Eequest@semprautilities_com 2-a :#auNouk.office36S.com/maiV1nboxfid1AAMkAGAMWY10f Y1 L_.EgF?ZG40k9usbwwAAABiWpfAACJ3fcdNN$t$JbZotPWYez4AAVxuYdiAAA%SD Page 1 of 2 City of La Quinta Initial Study Response to Comments Page 6 August 2024 193 6(904,1212 2 PM Transmission For Transmission requests, please contact SoCalGas Transmission, at 2_a SoCalGasTransrnissionUtilityRequest@ semprautilities.com Thank you, Josh Rubal Lead Planning Associate Distribution Planning & Project Management Redlands HCS - Southeast Region (213) 231-7978 Office SCGSERegion Redlarids UtilityRequest9semprautilitias. cam soalGas From: Consulting Planner<ConsultingPlannerCalaquintaca.gov> Sent: Thursday, May 9, 2024 8:00 AM To: Consulting Planner<ConsultingPlannerGU)laquintaca,govi Subjeot: 519/24- Jefferson Square Specific Plan Amendment - Notice of Intent to Adopt a Mitigated Negative Declaration - City of La Quinta Good morning, Attached please find the Notice of Intent to Adapt a Mitigated Negative Declaration for the above referenced project for your review. Public Review Period: A 20 -day public review period for the Draft Mitigated Negative Deciaration will commence on May 9, 2024, and end on May 29, 2024, for interested individuals and public agencies to submit written comments on the document_ Any written comments on the Mitigated Negative Declaration must be received within the public review period_ You may contact the project Planner, Nicole CnSte at (760) 341- 4-800 with questions and send written comments by email to Consulting Plan nergLaQuintaCA.rgov or by mai! to 78495 Calle Tampico, La Quinta CA 92253. The Mitigated Negative Declaration and Initial Study are available for review on the City's website at htti2s:l/www_laquintaca_tgov/our-citylci -del2artmentsldesign- [laquintaca.gav] and-development/planning-div1sionlpubIic-hearing- notice s_ Kindest Regards, Nicole Sauviat Criste Consulting Planner City of La Quinta This email originated outside of Sem pra. Be cautious of attachments, web links, or requests far information. ps-#nLrr1nak.office3A6_comjmaiV1nhw0dVAAMkAddilAWV10TY1L.EgP2G46kaus6wWAAnBiWPfnnCJ3fcdHN$t$.ih7oiPWwez0AAV2uYdiAnA%30 Page 2 of 2 City of La Quinta Initial Study Response to Comments Page 7 August 2024 194 Southern California Gas Company Comments and Responses Comment 2-a• I just reviewed the documents regarding Jefferson Square Specific Plan Amendment SoCalGas Distribution does have facilities in the area. Please note on case to have Developer contact 811 / USA at DigAlert I Utility Locating California I Underground Wire & Cable Locator prior to any excavation /demolition activities so we can Locate & Mark out our facilities. If the Developer needs new gas service, please have them contact our Builder Services group to begin the application process as soon as practicable, at https://www.socalgas.com/or,your- business/builder-services. To avoid delays in processing requests and notifications, please have all new Franchise corespondence sent to our Utility Request inbox, at SCGSERezionRedlands UtilityRepuestt7a,semprautilities. com I cover the Southeast Region — Redlands SCGSERegionRedlandsUtilityRequest&semprautilities.com would be your contactfor requests in the southeastern ends of LA County, Riverside County, San Bernardino & Imperial Counties. Southeast Region - Anaheim office which is all of Orange County and the southern ends of Los Angeles County; therefore, any Map and/or Will Serve Letter requests you have in these areas please send them to AtlasRequests/WillServeAnaheim(ksemprautilities.com Northwest Region — Compton HQ For West and Central LA County, your Map Request and Will Serve Letters, will go to SCG- Compton UtilityRequestksemprautilities. com Northwest Region - Chatsworth For any requests from the northern most parts of LA County all the way up to Visalia, San Luis Obispo, Fresno and Tulare you would contact NorthwestDistribution UtilityRequest(a),semprautilities. com Transmission For Transmission requests, please contact SoCalGas Transmission, at So CalGas Transmission UtilityRequest&semprautilities. com Response 2-a: The City thanks the Southern California Gas Company for participating in the review of the IS/MND. If approved, the project applicant/developer will contact 811/USA DigAlert, prior to any excavation/demolition activities. This is a standard industry practice. Additional correspondence with the Southern California Gas Company will occur prior to development if facilities are required. City of La Quinta Page 8 Initial Study Response to Comments August 2024 195 Letter 3 — Desert Sands Unified School District DESERT SANDS UNIFIED SCHOOL DISTRICT 47-954 Dune Palms Road - Le Ouinte, Celifornie 92253 - (760) 777-4200 • FAX-, (7150) 771-8505 BOARD OF EDUCATION, HumbertaAMarex, Michael Duran, Tricia Pearce, Linda Porras, Dr. Kaile-E Watson r" 0n SUPERINTENDENT. Kelly May -Vol irnar, Ed.D. May 14, 2024 Sent Via Email ONLY Con s ulti ng Pla nn er!�LaD ui nta CA -q ov Nicole Criste, Project Planner 78495 Calle Tampico La Quinta, CA 92253 RE: Jefferson Square Specific Plan Amerldment Ms. Criste: This is in response to your requestfor comments on the above referenced project and its effect on public schools. We have reviewed documents and other clarification documents provided by the city and understand the project impact to the District to be as follows: Project SPA Na.3 will be divided into twa distinct areas- PAI and PA2 • PAI - To remain as all commercial retail per the original plan. * PA2 - Commercial retail with proposed 95 multi -family residential units. This is an increase from the previous project information and plan that indicated a proposed 89 unit multi tamilly project (Flora Apartments) Please be advised, all actions toward residential and commercial development including this project will result in an impact on aur school system- The District's ability to meet the educational needs of the public with new schools has been seriously impacted by local, state, and federal budgets that have an impact on the financing of new schools. As you are aware, there is a school mitigation fee that is currently collected on all new development at the time building permits are issued. Prior to issuing a permit, please ensure all developers contact the District and make an appointment to pay the required school fees- A formal certificate of compliance will be provided to the developer upon receipt of payment. Plea feel free to call me if you have further questions. ATRICK CISNEROS Director, Facilities Services 5N-%=.aM.SiSiARE FLES LETTERS& TELE- JF]Ar=scrrrnwt Lhib hwups- L.&kTuan Cmnn dLothar=4-JURr- Sq—Sp&dit Ren Amond—MA rlomfta l—bal Pra#w d— The Future Is Here! City of La Quinta Initial Study Response to Comments 3-a Page 9 August 2024 196 Desert Sands Unified School District Comments and Responses Comment 3-a• This is in response to your request for comments on the above referenced project and its effect on public schools. We have reviewed documents and other clarification documents provided by the city and understand the project impact to the District to be as follows: Project SPA No.3 will be divided into two distinct areas- PAI and PA2 • PAI - To remain as all commercial retail per the original plan. • PA2 - Commercial retail with proposed 95 multi family residential units. This is an increase from the previous project information and plan that indicated a proposed 89 unit multifamily project (Flora Apartments) Response 3-a: The City thanks the Desert Sands Unified School District (DSUSD) for participating in the review of the IS/MND. This comment introduces the letter and summarizes the project. Since the comment did not raise any questions or concerns with the IS/MND, no further response is warranted. Comment 3-b: Please be advised, all actions toward residential and commercial development including this project will result in an impact on our school system. The District's ability to meet the educational needs of the public with new schools has been seriously impacted by local, state, and federal budgets that have an impact on the financing of new schools. As you are aware, there is a school mitigation fee that is currently collected on all new development at the time building permits are issued. Prior to issuing a permit, please ensure all developers contact the District and make an appointment to pay the required school fees. A formal certificate of compliance will be provided to the developer upon receipt of payment. Please feel free to call me if you have further questions. Response 3-b: In this comment, DSUSD reiterates the Project's responsibility to pay the required school mitigation fee prior to issuing building permits. As stated on page 106, of the IS/MND, at the time of this writing, DSUSD development fees are $4.79/sq.ft. for residential and $0.78/ sq.ft. for commercial development. The City will require that the applicant/developer pay the fees to the District prior to receiving building permits. City of La Quinta Page 10 Initial Study Response to Comments August 2024 197 Letter 4 — Riverside County Airport Land Use Commission RE, 2022-0002, SDP2022-0015, TTM2022-0003 Vega, Jaqueline <JaVega@RIVCO.ORG> Tue 512612024 3:58 PM Ta:Cansulting'Planner<ConsultingPlanner@laquintaca.gov>;Nicole Criste (Contract Planner) <ncr iste@Terra novapl a nning.corn> ** EXTERNAUThis message originated outride of the City of La auinta. Please use proper judgement and caution when opening attachments, clicking links or respondingto requests far information_ ** Perfect,thanks 0 Should you have any questions, please €*outact me. 4-C Jackie Vega L rban Regional Planner 11 AskRiverside County Airport Land Use Commission ,C80 Leman 5traet, 14 Floor eersiae,Ca 92501 4Si}9E8-4982 �� JaveneQDRlIlCD,4RG "MN.rcalue-org From. Consulting Planner<ConsultingPlanner@laquintaca.gov> Sent: Tuesday, May 28, 2024 3A2 PM To: Vega, Jaqueline <JaVega@RIVCQ,ORG>; Nicole Criste (Contract Planner) <ncriste@Terranovaplanning.com} Subject: Re: 2022-0002, SDP2022-0015, TTM 2022-0003 CALMON: This email originated externally from the Riverside County email system_ Do NOT click links or open attachments unless you recognize the sender and know the content is safe_ Thank you Jacqueline. The applicant received approval from ALUC in 2023_ Please see attached approval letter. 4-!: Nicole Sauviat Criste Consulting Planner City of La Quinta From: Vega, Jaqueline <JaVegaC&RIVC4.ORG5 Sent: Tuesday, May 28, 202412:45 PM To: Nicole Criste (Contract Planner) encristeCDTerranovaplanni ng.cem>; Consulting Planner <Co n su ltin gPla n ne r(d I aq u � Subject: 2422-0042, SDP2022-0415, TTM2022-0003 ** E%TERNAUThis message orrginated outside of the City of La Quinta- Please use proper judgement and caution when opening attachments, clicking links or respondingto requests for information. ** Hello, Thankyou for transmitting the above referenced projectto ALUC for review. Please note that the proposed project is located within zone E of Bermuda Du nes AIA, and review by ALUC is required because the City of La 4,a Quinta is not yet consistent with the compatibility plan for Bermuda Dunes and the project also proposes a City of La Quinta Initial Study Response to Comments W 11f24,12:26 PM Page 11 August 2024 198 legislative action. Here is an application. Should you have any questions, please contact me_ Jackie Vega Groan Regional Planner II Riverside County Airport Land Use Commission 4080 Lemen Street. 14 Floor Riversiae.Ca 92.�i {451)955-982 � Javene�RlSfCI},QRG wlar++.ricalu c. ❑ � Confidentiality Disclaimer This email is confidential and intended solely for the use afthe individuals) to whom itis addressed. The infonuation contained in this message may he privileged and confidential and protected from disclosure. Ifyou are not the author's intended recipient, he advised that you have received this email in error and that any ase, dissemination, fonvarding, printing, ar copying of this email is strict3yprohibited.Ifyou have rereived this email in error please delete all copies, both electronic and printed, and contact the author immediate$s County of Riverside California City of La Quinta Initial Study Response to Comments 711104, 12:26 PM Page 12 August 2024 199 Riverside Airport Land Use Commission Comments and Responses Comment 4-a• Thank you for transmitting the above referenced project to ALUC for review. Please note that the proposed project is located within zone E of Bermuda Dunes AIA, and review by ALUC is required because the City of La Quinta is not yet consistent with the compatibility plan for Bermuda Dunes and the project also proposes a legislative action. Here is an application. Response 4-a: The City thanks the Riverside County Airport Land Use Commission (ALUC) for participating in the review of the IS/MND. This comment letter indicates email correspondence between ALUC and the City. This comment states the project's location within zone B of the Bermuda Dunes AIA, and requests submittal of an application to ALUC. Comment 4-b: Thank you Jacqueline. The applicant received approval from ALUC in 2023. Please see attached approval letter. Response 4-b: In this comment, the City responds to ALUC's email. The City confirms that the project received ALUC approval in 2023 and provides the approval letter. Comment 4-c• Perfect, thanks. Should you have any questions, please contact me. Response 4-c: In this comment, ALUC confirms receipt. No further comments or concerns are introduced, therefore, further response is not required. City of La Quinta Initial Study Response to Comments Page 13 August 2024 200 Letter 5 — Department of Toxic Substances Control Department of Toxic Substances Control Meredith Williams, Ph.D., Director Yana Gareia 8800 Cal Center Drive R"Mo 7Vew59M staofecSacramerrin. California 95826.3200 cw Grnremvr Enalranmenmentai Prctuon SENT VIA ELECTRONIC MAIL May 28, 2024 Nicole Sauviat Criste Consulting Planner City of La Quinta 78-495 Calle Tampico La Quinta, CA 92253 co nsu Iti nq p Ian n e rgbI ag u i ntaca. gov RE- MITIGATED NEGATIVE DECLARATION FOR THE JEFFERSON SQUARE SPECIFIC PLAN AMENDMENT AND FLORA RESIDENTIAL PROJECT, DATED NIAY 8, 2024 STATE CLEARINGHOUSE #2024050366 Dear Nicole Sauviat Criste, The Department of Toxic Substances Control (DTSC) received a Mitigated Negative Declaration (MND) for the Jefferson Square Specific Plan Amendment (SPA) and Flora Residential Project (Project). The Project Description proposes SPA No. 3 to allow commercial retail (option 1) or mixed-use development (option 2) within the Specific Plan area. SPA No. 3 divides the Specific Plan area into Planning Area 1 (PA1) and Planning Area 2 (PA2). PA1 is the inorthern portion of the site that is currently developed with commercial retail, and PA2 is the southern portion of the site that is currently undeveloped. Option 1 would allow PAI and PA2 to remain commercial retail, and Option 2 would allow the development of up to 95 residential units within PA2. Concurrently, the project applicant seeks approval of a Site Development Permit (SDP) 2022-0015 and Tentative Tract Map (TTM) No. 36604. SDP 22-0015 proposes an 89 - unit multifamily project in PA2, and TTM No. 38604 proposes to subdivide the PA2 site City of La Quinta Initial Study Response to Comments 5-a Page 14 August 2024 201 Nicole Sauviat Criste May 28, 2024 Page 2 into three lots. Based on our project review, we request consideration of the followina comments: 1. If buildings or other structures are to be demolished on any project sites included in the proposed project, surveys should be conducted for the presence of lead-based paints or products, mercury, asbestos containing materials, and polychlorinated biphenyl caulk. Removal, demolition, and disposal of any of the above-mentioned chemicals should be conducted in compliance with California environmental regulations and policies_ In addition, sampling near current andfor former buildings should be conducted in accordance with DTSC's Preliminary Endangerment Assessment (PEA Guidance Manual_ 2_ All imported soil and fill material should be tested to ensure any contaminants of concern are within DTSC's and U_S_ Environmental Protection Agency (USEPA) Regional Screen Levels (RSLs) for the intended land use_ To minimize the possibility of introducing contaminated soil and fill material there should be documentation of the origins of the soil or fill material and, if applicable, sampling be conducted to ensure that the imported soil and fill material meets screening levels outlined in the PEA f❑r the intended land use. The soil sampling should include analysis based on the source of the fill and knowledge of the prior land use_ Additional information can be found by visiting DTSC's Human and Ecological Risk Office (HERO) webaage. DTSC believes the City of La 0uinta must address these comments to determine if any significant impacts under the CaIifomia Environmental Duality Act (CEQA) will occur and, if necessary, avoid significant impacts under CEQA. DTSC appreciates the opportunity to comment on the MND for the Jefferson Square Specific Plan Amendment and Flora Residential Project_ Thank you for your assistance in protecting Calif❑mia's people and environment from the harmful effects of toxic substances_ If you have any questions or would like any clarification on DTSC's comments, please respond to this letter or via email for additional guidance. City of La Quinta Initial Study Response to Comments 5-c b -d Page 15 August 2024 202 Nicole Sauviat Criste May 28, 2024 Page 3 Sincerely, Dave Kereazis Associate Environmental Planner HWMP - Permitting Division — CEQA Unit Department of Toxic Substances Control Dave -Ke reazisfcbdtsc. ca.ciov cc= (via email) Governor's Off ceof Planning and Research State Clearinghouse State.Clearinohouse(aopr.ca.aav Tamara Purvis Associate Environmental Planner HWMP — Permitting Division - CEQA Unit Department of Toxic Substances Control Tamara- Pu rvisCo)dtsc_ ca- ❑ov Scott Wiley Associate Governmental Program Analyst HWMP — Permitting Division - GEQA Unit Department of Toxic Substances Control Scotk.W iley()dtsc.ca.aov City of La Quinta Initial Study Response to Comments Page 16 August 2024 203 Department of Toxic Substances Control Comments and Responses Comment 5-a• The Department of Toxic Substances Control (DTSC) received a Mitigated Negative Declaration (MND) for the Jefferson Square Specific Plan Amendment (SPA) and Flora Residential Project (Project). The Project Description proposes SPA No. 3 to allow commercial retail (Option 1) or mixed-use development (Option 2) within the Specific Plan area. SPA No. 3 divides the Specific Plan area into Planning Area I (PAI) and Planning Area 2 (PA2). PAI is the northern portion of the site that is currently developed with commercial retail, and PA2 is the southern portion of the site that is currently undeveloped. Option I would allow PAI and PA2 to remain commercial retail, and Option 2 would allow the development of up to 95 residential units within PA2. Concurrently, the project applicant seeks approval of a Site Development Permit (SDP) 2022- 0015 and Tentative Tract Map (TTM) No. 38604. SDP 22-0015 proposes an 89 -unit multifamily project in PA2, and TTM No. 38604 proposes to subdivide the PA2 site into three lots. Based on our project review, we request consideration of the following comments: Response 5-a: The City thanks the Department of Toxic Substances Control (DTSC) for participating in the review of the IS/MND. This comment introduces the letter and summarizes the project. The comment did not raise any questions or concerns with the IS/MND; therefore, no further response is warranted. The following comments and responses introduce and address DTSC's concerns. Comment 5-b• 1. If buildings or other structures are to be demolished on any project sites included in the proposed project, surveys should be conducted for the presence of lead-based paints or products, mercury, asbestos containing materials, and polychlorinated biphenyl caulk. Removal, demolition, and disposal of any of the above-mentioned chemicals should be conducted in compliance with California environmental regulations and policies. In addition, sampling near current and/or former buildings should be conducted in accordance with DTSC's Preliminary Endangerment Assessment (PEA) Guidance Manual. Response 5-b: The project does not propose to demolish buildings or structures on the project site. As indicated on page 2 of the Initial Study, project Planning Area 2 is currently vacant but includes horizontal improvements such as paved drive aisles and parking spaces, curb and gutter improvements, post - mounted lighting, landscaping, and two undeveloped pads. Demolition of the site would include the demolition of the existing parking lot areas in PA 2. Changes are not proposed in Planning Area 1. Therefore, surveys discovering lead-based paints or products, mercury, asbestos containing materials, and polychlorinated biphenyl caulk is not anticipated. Removal of asphalt or concrete, should it be required as part of Project construction, will be required by the City to comply with all local and State regulations. Comment 5-c• 2. All imported soil and fill material should be tested to ensure any contaminants of concern are within DTSC's and U.S. Environmental Protection Agency (USEPA) Regional Screen Levels (RSLs) for the intended land use. To minimize the possibility of introducing contaminated soil City of La Quinta Page 17 Initial Study Response to Comments August 2024 204 and fill material there should be documentation of the origins of the soil or fill material and, if applicable, sampling be conducted to ensure that the imported soil and fill material meets screening levels outlined in the PEA for the intended land use. The soil sampling should include analysis based on the source of the fill and knowledge of the prior land use. Additional information can be found by visiting DTSC's Human and Ecological Risk Office (HERO)webpage. Response 5-c: As discussed on page 60 and 61 of the Initial Study, the project soil types primarily consist of Myoma fine sand (MaD and MaB). During Krazan & Associates inspection of the site in 2022, they observed a weathered contion of the subgrade at the existing vacant pads in PA 2. The near surface soils were found to possess varying in-place densities and moisture contents. Therefore, Krazan & Associates recommended remedial grading (conducted in compliance with City standards), overexcavation and recompaction at the building foundation and parking areas to ensure the subsurface conditions are suitable for the proposed multifamily buildings and parking. This is required as Mitigation Measure GEO-1, listed below. Per GEO-1, any undocumented fill or buried structures encountered during grading or construction should be removed, and replaced (or backfilled) with Engineered Fill. According to the Geotechnical Report, the upper organic -free, on-site native soils are predominately silty sands and sands, and are suitable for reuse as non - expansive Engineered Fill, provided they are cleansed of organics and debris. However, should imported soil and fill material be required at the project, the project will test the imported soil or fill per DTSC's request. This will be included as GEO-2 (included below). GEO-1: Overexcavation and Recompaction — Building and Foundation Areas To reduce post -construction soil movement and provide uniform support for the buildings and other foundations, overexcavation and recomposition within the proposed building footprint areas should be performed to a minimum depth of at least twelve (12) inches below existing grades. The actual depth of the overexcavation and recompaction should be determined by the geotechnical field experts during construction. The exposed subgrade at the base of the overexcavation should then be scarified, moisture -conditioned as necessary, and compacted. The overexcavation and recompaction should also extend laterally five feet (5') beyond edges of the proposed footing or building limits. Any undocumented fill encountered during grading should be removed and replaced with Engineered Fill. This will apply to Buildings 1, 4, 5, and 6. For Building 2 and 3, recommendations presented on the Geotechnical Engineering Investigation should be followed. Overexcavation and Recompaction — Proposed Parking Areas To reduce post -construction soil movement and provide uniform support for the proposed parking and drive areas, overexcavation and recompaction of the near surface soil in the proposed parking area should be performed to a minimum depth of at least twelve (12) inches below existing grades or proposed subgrade, whichever is deeper. The actual depth of the overexcavation and recompaction City of La Quinta Initial Study Response to Comments Page 18 August 2024 205 should also extend laterally at least three (3) feet beyond edges of the proposed paving limits or to the property boundary. Any undocumented fill encountered during grading should be removed and replaced with Engineered Fill. Any buried structures encountered during construction should be properly removed and the resulting excavations backfilled with Engineered Fill, compacted to a minimum of 95 percent of the maximum dry density based on ASTM Test Method D 1557. Excavations, depressions, or soft and pliant areas extending below planned finished subgrade levels should be cleaned to firm, undisturbed soils and backfilled with Engineered Fill. Concrete footings should be removed to an equivalent depth of at least 3 feet below proposed footing elevations or as recommended by the Soils Engineer. Any other buried structures encountered, should be removed in accordance with the recommendations of the Soils Engineer. The resulting excavations should be backfilled with Engineered Fill. A representative of a professional geotechnical firm should be present during all site clearing and grading operations to test and observe earthwork construction. This testing and observation is an integral part of the service as acceptance of earthwork construction is dependent upon compaction of the material and the stability of the material. The soils engineer may reject any material that does not meet compaction and stability requirements. GEO-2: During grading and construction of the site, the project shall use the upper organic - free, on-site, native soils to backfill or replace removed soil. Should the project require imported soil and fill material, it should be tested to ensure any contaminants of concern are within DTSC's and U.S. Environmental Protection Agency (USEPA) Regional Screen Levels (RSLs) for the intended land use. To minimize the possibility of introducing contaminated soil and fill material there should be documentation of the origins of the soil or fill material and, if applicable, sampling be conducted to ensure that the imported soil and fill material meets screening levels outlined in the PEA for the intended land use. The soil sampling should include analysis based on the source of the fill and knowledge of the prior land use. Additional information can be found by visiting DTSC's Human and Ecological Risk Office (HERO)webpage. Comment 5-d: DTSC believes the City of La Quinta must address these comments to determine if any significant impacts under the California Environmental Quality Act (CEQA) will occur and, if necessary, avoid significant impacts under CEQA. DTSC appreciates the opportunity to comment on the MND for the Jefferson Square Specific Plan Amendment and Flora Residential Project. Thank you for your assistance in protecting California's people and environment from the harmful effects of toxic substances. If you have any questions or would like any clarification on DTSC's comments, please respond to this letter or via email for additional guidance. City of La Quinta Initial Study Response to Comments Page 19 August 2024 206 Response 5-d: As stated in Response 5-b, the project does not propose to demolish buildings or structures on the project site. Demolition of the site would include the demolition of the existing parking lot areas in PA 2. Therefore, lead-based paints or products, mercury, asbestos containing materials, and polychlorinated biphenyl caulk is not anticipated at the site. Additionally, as stated in Response 5- c, imported soil and fill material may be required at the site during grading and construction. Therefore, Mitigation Measure GEO-2 was added to ensure the soil or fill material does not contain contaminants of concern within DTSC's and USEPA Regional Screen Levels. With the implementation of Mitigation Measure GEO-1 and GEO-2, the project would not result in significant impacts under CEQA. In this comment, DTSC concludes the letter. No further concerns are introduced. Therefore, no further response is warranted. City of La Quinta Initial Study Response to Comments Page 20 August 2024 207 Letter 6 — Agua Caliente Band of Cahuilla Indians COMMENT LETTER NO. 6 AQUA CALIENTE BRAD OF CAHU.IILA INDIAV TR£9AL HISTORIC PRVS9fFVAT1ON t�f May 29, 2024 [VIA En -UL TO:consultingplanner@laquintaca-gots] City of La Quinta Ms_ Nicole Sauviat Criste 78495 Calle Tampico La Quinta, CA 92253 Re: Jefferson Square 1%Lti-D Dear Ms_ Nicole Sa.uviat Criste, The Agua Caliente Band of Cahuilla Indians (ACBCf) appreciates your efforts to include the Tribal Historic Preservation Office (THPO) in the Jefferson Square Specific Plan project_ We Live reviewed the doctunents and have the following comments: *On pg- 46 of the MND raider Section 5- Cultural Resources part C) „Disturb any human remains, including those interred outside of dedicated cemeteries?", should be Potentially Significant Impact as previous ground disturbing activities have already resulted in the discovery of crema tion reinams. *Please contact our office to schedule a Tribal Monitor if Cabazon does not prol-ide One. Again, the Agua Caliente appreciates your interest in our cultural heritage. If you have questions or require additional information, please call me at (76 0) 423-3485. You may also email me at AC: BCI-THPO(t2)a_guacaliente_net_ Cordially, Xitlaly Madrigal Cultural Resrnuces Analyst Tribal Historic PresmationOffice AQUA CALIENTE BAND OF CAHUILLA INDIANS 5401 DINAH SAORF [)Rlwe, PALM SPRINGS, CA 92$64 T 76015P9l6800; F 765)69 9),913 04 W W W,AG V ACALJ H+JTE-JVSN . GO V City of La Quinta Initial Study Response to Comments Page 21 August 2024 208 Agua Caliente Band of Cahuilla Indians Comments and Responses Comment 6-a• The Agua Caliente Band of Cahuilla Indians (ACBCI) appreciates your efforts to include the Tribal Historic Preservation Office (THPO) in the Jefferson Square Specific Plan project. We have reviewed the documents and have the following comments: • On pg. 46 of the MND under Section 5. Cultural Resources part C) "Disturb any human remains, including those interred outside of dedicated cemeteries? ", should be Potentially Significant Impact as previous ground disturbing activities have already resulted in the discovery of cremation remains. • Please contact our office to schedule a Tribal Monitor if Cabazon does not provide one. Again, the Agua Caliente appreciates your interest in our cultural heritage. If you have questions or require additional information, please call me at (760) 423-3485. You may also email me at ACBCI-THPO(a,aguacaliente. net. Response 6-a: The City thanks the Agua Caliente Band of Cahuilla Indians (ACBCI) for participating in the review of the IS/MND. In this comment, the ACBCI introduces two comments. The first being the potentially significant impact to cremation remains. The ACBCI requested that the level of significance be changed to a "potentially significant impact" because previous activity already discovered the cremation remains. Threshold discussion c), analyzing the disturbance of any human remains including those interred outside of dedicated cemeteries, describes the requirements of State law pertaining to contacting the coroner to first determine if remains are recent/modern. If they are historic the issue is then handled by the onsite tribal monitor as described in Mitigation Measure CUL -1. The discussion correctly finds that impacts will be less than significant with the implementation of this mitigation measure. As stated on page 48 of the MND, Mitigation Measure CUL -1 states: "The presence of a qualified archaeologist and Tribal monitor shall be required during all project related ground disturbing activities at and around the reinterred resource site. If disturbances to that location — and potentially to the depth of eight feet — cannot be avoided, with the applicant shall work with the Cabazon Band of Mission Indians regarding the possibility of moving the cremation remains to a different portion of the project area, and shall demonstrate to the City in writing that this agreement has been executed and undertaken to the Tribe's satisfaction. The project applicant shall record a permanent 10 -foot by 10 -foot easement at the reinterred site at the southwest corner of the project, in favor of the Cabazon Band of Mission Indians concurrent with recordation of the Parcel Map." The second comment requests that if the Cabazon Band of Mission Indians do not provide a Tribal Monitor, that the project applicant/developer contact the ACBCI to schedule a Tribal Monitor. The City will assure that the project applicant contact the ACBCI if Cabazon Band of Mission Indians do not provide a Tribal Monitor. City of La Quinta Page 22 Initial Study Response to Comments August 2024 209 Letter 7 — Imperial Irrigation District COMMENT LETTER NO.7 May 29,2024 Ms. Nicole Caste Project Planner Development & Design Department City of La Quinta 78495 Calle Tampico La Quinta, CA 92253 www.iid.Com. �ilice 1911 SUBJECT: NOI to Adopt an MND for the Jefferson Square Specific Plan Amendment No. 3 Dear Ms. Criste: On May 14, 2024, the Imperial Irrigation District received from the City of La Quinta Design & Development Deptartment, a request for agency comments on the Notice of Intent to adopt a Mitigated Negative Declaration for the Jefferson Square Specific Plan Amendment No- 3- The applicant is proposing Specific Plan Amendment No. 3 to allow commercial retail {Option 1) or mixed-use development (Option 2) within the Specific Plan area- SPA No. 3 divides the Specific Plan area into two Planning Areas. PA9 is the northern portion of the site that is currently developed with commercial retail, and PA2 is the southern portion of the site that is currently undeveloped. Option 1 would allow PAII 7-a and PA2 to remain commercial retail, and Option 2 would allow the development of up to 95 residential units within PA2. Concurrently, the project applicant seeks approval of a Site Development Permit 2022-0015 and Tentative Tract Map No. 38604. SDP 2022- 0015 proposes an 89 -unit multifamily project in PA2, and TTM No- 38604 proposes to subdivide the PA2 site into three lots. The project ske is located at the southwest comer of Jefferson Street and Fred Waring Drive (APNs 604-521-013 and -014)- The IID has reviewed the project information and has the following comments: 1. /lased on the preliminary information provided to II D. the district earl accommodate the power requirement for the project with a new underground backbone line extension (conduit and cable) from circuit N921 with existing circuit reconfigurations and/or upgrades to existing PMH Switch No. 1196915 located northeast side of Miles Avenue and Jefferson Street to existing PMH Switch No. 1060701 located along the west side of Jefferson Street before Independence 7-b Way. 2. IID will not begin any studies to provide electrical service to a project and determine a final cost until the applicant submits a customer project application (available far download at the website http://www.iid.cornlhomelshowdocument?id=12923 and IMPERIAL IRRIGATION his rpic r • F.O. $OX 937 • IMPERIAL, CA 92251 City of La Quinta Page 23 Initial Study Response to Comments August 2024 210 Nioole Cristo May 29, 2024 Page 2 detailed loading information, panel sizes, project schedule and estimated in- service date_ Applicant shall bear all costs associated with providing electrical service to the project, including but not limited to the construction of new distribution overhead and/or underground backbones, line extensions, upgrades or reconfigurations, which based on current 2024 IID rates, are estimated to be $400,000 (subject to change without notice); as well as the costs of any other related upgrades and applicable permits, zoning changes, landscaping (if required by the City) and rights-of-way and easements. 3. It is important to note that once a final study is developed based on the customer's application and loading calculations, the results will allow IID to perform an accurate assessment and provide a full report of any potential impacts and mitigation measures. The conditions of service could change as a result of the study. 4. The district's ability to provide service from existing infrastructure is based on current available capacity, which may be impacted by future development in the area. The projects must progress toward completion as IID is unable to hold system capacity to the detriment of other customers. Underground infrastructure that includes trenching, with new 4-6" conduits, pull boxes, switch boxes and pacts should be installed by the applicant following IID approved plans and within the public utility easement or a dedicated easement, if applicable, Physical field installation of underground infrastructures should be verified and approved by an IID inspector prior to cable installation per IID Developer's Guide (haps!/lwurw.IId.com/home/showdocumant' ld014229). 6. Line extensions to serve the project will be made in accordance with Ila Regulations: No.2 (http:l/www.iid.com/home/showdocument?id=2540), No. 13 (http:l/www.iid.cam/home/showdocument?id=2553), No. 15 (httr):Ilwww.iid.com/homelshowdocument?id=2555) 7. Fn additinnaI information regarding electrical service for the projects, the applicant should be advised to contact the IID Energy - La Quinta Division Customer Operations, 81-800 Avenue 58 La Quinta, CA 92253, at (760) 388-5841 and speak with the project development planner assigned to the area. 8. It is important to note that IID's policy is to extend its electrical facilities only to those projects that have obtained the approval of a city or county planning commission and such other governmental authority or decision-making body having jurisdiction over said projects. City of La Quinta Initial Study Response to Comments 7-b Page 24 August 2024 211 Nicole Gdste May 29. 2024 Page 3 9. The applicant will be required to provide rights of ways and easements for any proposed power line extensions andlor any other infrastructure needed to serve the project as well as the necessary access to allow for continued operation and maintenance of any IID facilities located on adjoining properties. 10. Any construction or operation on IID property or within its existing and proposed right of way or easements including but not limited to: surface improvements such as proposed new streets, driveways, parking lots, landscape; and all water, sewer, storm water, or any other above ground or underground utilities-, will require an encroachment permit, or encroachment agreement (depending on the circumstances). A copy of the IIID encroachment permit application and instructions for its completion are available at httpsllfwww-iid.comlabout-iidldepartment- directory#real-estate_ The IID Real Estate Section should be contacted at (760) 339-9239 for additional irrformation regarding encroachment permits or agreements_ 11. Any new, relocated, modified or reconstructed IID facilities required for and by the projects (which can include but is not limited to electrical utility substations, eisctrical transmission and distribution lines; the acquisition and dedication of real property, rights of way and)or easementsfor the siting and construction of electrical utility substations, electrical transmission and/or distribution lines and ancillary facilities associated with the conveyance of energy service, etc.) need to be included as part of the project's Dallomia Environmental Quality Act (CEQA) and/or National Environmental Policy Act (NEPA) documentation, environmental impact analysis and mitigation. Failure to do so will result in postponement of any oonstructlon and/or modification of If❑ facilities until such time as the environmental documentation is amended and environmental impacts are fully mitigated. Any mitigation necessary as a result of the construction, relocation and/or upgrade of IID facilities is the responsibility of the project proponent. 12. Dividing a project into two or more pieces and evaluating each piece in a separate environmental document (Piecemealing or Segmenting), rather than evaluating the whole of the project in one environmental document, is explicitly forbidden by CEQA, because dividing a project into a number of pieces would allow a Lead Agenry tr) rn1nimi7e the apparent environmental impacts of a project by evaluating individual pieces separately, each of which may have a lass -than -significant impact on the environment, but which together may result in a significant impact. Segmenting a project may also hinder developing comprehensive mitigation strategies. In general, if an activity or facility is necessary for the operation of a protect, or necessary to achieve the project objectives, or a reasonably foresccablc consequence of approving the project, then it should be considered an integral project component that should be analyzed within tha environmental analysis. The project description should include all project components, including those that will have to be approved by responsible agencies_ The State CEQA Guidelines define City of La Quinta Initial Study Response to Comments 7-b Page 25 August 2024 212 Nicole Crista May 29, 2024 Page 4 a project under CEQA as "the whole of the action" that may result either directly or indirectly in physical changes to the environment. This broad definition is intended to provide the maximum protection of the environment- CEQA case law has established general principles on project segmentation for different project types - For a project requiring construction of offsite infrastructure, the offsite infrastructure roust be included in the project description. San Joaquin RapforlWildllfe Rescue Center v. County of Stanislaus (1994) 27 Ca1.App. 4th 713. 7-b 13. To address the project impacts to the electrical utility (i.e., the IID electrical grid), considered under the environmental factor "Utilities and Services" of the Environmental Checklistllntial Study, and determine if the project world require or result in the relocation or construction of new or expanded electr+c power facilities. - the construction or relocation of which could cause significant environmental effects; a circuit stud yldistribution impact study, facility study, andlorsystem impact study must be performed, and clearly wasn't. 14.Applicant should be advised that landscaping can be dangerous if items are planted too close to IID's electrical equipment. In the event of an outage, or equipment failure, R is vital that IID personnel have immediate and safe access to its equipment to make the needed repairs. Far public safety, and that of the electrical workers, it is important to adhere to standards that limit landscaping around electrical facilities. II❑ landscaping guidelines are available at https:llwww.iid.comfenerpvlveoetation-management. Should you have any questions, please do not hesitate to contact me at (760) 482-3609 1-e or at dvaraas[.lid.com. Thank you for the opportunity to oomment on this matter. Res tfully, —� nald Varg s Compliance Adrninistrdtertl JdnYC AOur• — Gc!Merdi Min*ger Mike Paehean - Manaar. Wafer Capt MaUhe- H Sr -riser - Manager, Energy Dept Paul RGdnguez- Deputy kAgr. Energy Dept. Gs011 rrno 94rnza - klgr. of DiStriWWn 8r cs. # M41W. Oprw . Enemy Dept. Geoff Haltxoek - General Counsel Miehi§d P. Kemp - Svpefin"enl General. Fled SeNim 9na Rep. & Environ. Ccenplwnee Laura Cervaribm.- Supervisor• Real Eutaw City of La Quinta Initial Study Response to Comments Page 26 August 2024 213 Imperial Irrigation District Comments and Responses Comment 7-a• On May 14, 2024, the Imperial Irrigation District received from the City of La Quinta Design & Development Department, a request for agency comments on the Notice of Intent to adopt a Mitigated Negative Declaration for the Jefferson Square Specific Plan Amendment No. 3. The applicant is proposing Specific Plan Amendment No. 3 to allow commercial retail (Option 1) or mixed-use development (Option 2) within the Specific Plan area. SPA No. 3 divides the Specific Plan area into two Planning Areas. PAI is the northern portion of the site that is currently developed with commercial retail, and PA2 is the southern portion of the site that is currently undeveloped. Option I would allow PAI and PA2 to remain commercial retail, and Option 2 would allow the development of up to 95 residential units within PA2. Concurrently, the project applicant seeks approval of a Site Development Permit 2022-0015 and Tentative Tract Map No. 38604. SDP 2022-0015 proposes an 89 -unit multifamily project in PA2, and TTM No. 38604 proposes to subdivide the PA2 site into three lots. The project site is located at the southwest corner of Jefferson Street and Fred Waring Drive. The IID has reviewed the project information and has the following comments: Response 7-a: The City thanks the Imperial Irrigation District (IID) for participating in the review of the IS/MND. In this comment, IID introduces the intent of their comment letter and summarizes the project. The comment did not raise any questions or concerns with the IS/MND; therefore, no further response is warranted. Comment 7-b: 1. Based on the preliminary information provided to IID, the district can accommodate the power requirement for the project with a new underground backbone line extension (conduit and cable) from circuit N921 with existing circuit reconfigurations and/or upgrades to existing PMH Switch No. 1196915 located northeast side of Miles Avenue and Jefferson Street to existing PMH Switch No. 1060701 located along the west side of Jefferson Street before Independence Way. 2. IID will not begin any studies to provide electrical service to a project and determine a final cost until the applicant submits a customer project application (available for download at the website htW:Ilwww.iid.com/homelshowdocument?id=12923 and detailed loading information, panel sizes, project schedule and estimated in-service date. Applicant shall bear all costs associated with providing electrical service to the project, including but not limited to the construction of new distribution overhead and/or underground backbones, line extensions, upgrades or reconfigurations, which based on current 2024 IID rates, are estimated to be $400,000 (subject to change without notice); as well as the costs of any other related upgrades and applicable permits, zoning changes, landscaping (if required by the City) and rights-of-way and easements. 3. It is important to note that once a final study is developed based on the customer's application and loading calculations, the results will allow IID to perform an accurate City of La Quinta Initial Study Response to Comments Page 27 August 2024 214 assessment and provide a full report of any potential impacts and mitigation measures. The conditions of service could change as a result of the study. 4. The district's ability to provide service from existing infrastructure is based on current available capacity, which may be impacted by future development in the area. The projects must progress toward completion as IID is unable to hold system capacity to the detriment of other customers. 5. Underground infrastructure that includes trenching, with new 4-6" conduits, pull boxes, switch boxes and pads should be installed by the applicant following IID approved plans and within the public utility easement or a dedicated easement, if applicable. Physical field installation of underground infrastructures should be verified and approved by an IID inspector prior to cable installation per IID Developer's Guide (httD:Ilwww.iid.com/homelshowdocument?id=14229). 6. Line extensions to serve the project will be made in accordance with IID Regulations: No.2 (http://www.iid.com/home/showdocument?id=2540), No. 13 (http://www.iid.com/home/showdocument?id=2553), No. 15 (http://www.iid.com/home/showdocument?id=2555) 7. For additional information regarding electrical service for the projects, the applicant should be advised to contact the IID Energy — La Quinta Division Customer Operations, 81-600 Avenue 58 La Quinta, CA 92253, at (760) 398-5841 and speak with the project development planner assigned to the area. 8. It is important to note that HD's policy is to extend its electrical facilities only to those projects that have obtained the approval of a city or county planning commission and such other governmental authority or decision-making body having jurisdiction over said projects. 9. The applicant will be required to provide rights of ways and easements for any proposed power line extensions and/or any other infrastructure needed to serve the project as well as the necessary access to allow the continued operation and maintenance of any IID facilities located on adjoining properties. 10. Any construction or operation on IID property or within its existing and proposed right of way or easements including but not limited to: surface improvements such as proposed new streets, driveways, parking lots, landscape; and all water, sewer, storm water, or any other above ground or underground utilities; will require an encroachment permit, or encroachment agreement (depending on the circumstances). A copy of the IID encroachment agreement permit application and instructions for its completion are available at http://Www.iid.com/about-iid/department-directory/real-estate. The IID Real Estate Section should be contacted at (760) 339-9239 for additional information regarding encroachment permits or agreements. City of La Quinta Initial Study Response to Comments Page 28 August 2024 215 11. Any new, relocated, modified or reconstructed IID facilities required for and by the projects (which can include but is not limited to electrical utility substations, electrical transmission and distribution lines; the acquisition and dedication of real property, rights of way and/or easements for the siting and construction of electrical utility substations, electrical transmission and/or distribution lines and ancillary facilities associated with the conveyance of energy service, etc.) need to be included as part of the project's California Environmental Quality Act (CEQA) and/or National Environmental Policy Act (NEPA) documentation, environmental impact analysis and mitigation. Failure to do so will result in postponement of any construction and/or modification of IID facilities until such time as the environmental documentation is amended and environmental impacts are fully mitigated. Any mitigation necessary as a result of the construction, relocation and/or upgrade of IID facilities is the responsibility of the project proponent. 12. Dividing a project into two or more pieces and evaluating each piece in a separate environmental document (Piecemealing or Segmenting), rather than evaluating the whole of the project in one environmental document, is explicitly forbidden by CEQA, because dividing a project into a number of pieces would allow a Lead Agency to minimize the apparent environmental impacts of a project by evaluating individual pieces separately, each of which may have a less -than -significant impact on the environment, but which together may result in a significant impact. Segmenting a project may also hinder developing comprehensive mitigation strategies. In general, if any activity or facility is necessary for the operation of a project, or necessary to achieve the project objectives, or a reasonably foreseeable consequence of approving the project, then it should be considered an integral consequence of approving the project, then it should be considered an integral project component that should be analyzed within the environmental analysis. The project description should include all project components, including those that will have to be approved by responsible agencies. The State CEQA Guidelines define a project under CEQA as "the whole of the action " that may result either directly or indirectly in physical changes to the environment. This broad definition is intended to provide the maximum protection of the environment. CEQA case law has established general principles on project segmentation for different project types. For a project requiring construction of offsite infrastructure, the offsite infrastructure must be included in the project description. San Joaquin Raptor/Wildlife Rescue Center v. County of Stanislaus (1994) 27 Cal.App. 4th 713. Response 7-b: In this comment, IID states that the project shall provide new underground backbone line extension and/or upgrade existing switches in order for the district to accommodate the power requirement for the project and details their requirements for the provision of power. The project applicant is required to submit a customer project application in order for III) to begin a study to provide electrical service to a project. The comment does not raise CEQA concerns, and only addresses the utility's requirements. No further response is warranted. Comment 7-c: City of La Quinta Initial Study Response to Comments Page 29 August 2024 216 13. To address the project impacts to the electrical utility (i.e., the IID electrical grid), consider under the environmental factor "Utilities and Services " of the Environmental Checklist/Initial Study, and determine if the project would require or result in the relocation or construction of new or expanded electric power facilities, the construction or relocation of which could cause significant environmental effects; a circuit study/distribution impact study, facility study, and/or system impact study must be performed, and clearly wasn't. Response 7-c: The Energy section of the IS/MND, at page 50, determined the likely electricity consumption from operation of the project and analyzed whether the project would exceed IID's projected consumption. The IS/MND concluded that the project would account for approximately 0.015 percent of IID's demand in 2031. The City will require the applicant to consult with and receive approval from IID at the time of development. Comment 7-d: 14. Applicant should be advised that landscaping can be dangerous if items are planted too close to IID's electrical equipment. In the event of an outage, or equipment failure, it is vital that IID personnel have immediate and safe access to its equipment to make the needed repairs. For public safety, and that of the electrical workers, it is important to adhere to standards that limit landscaping around electrical facilities. IID landscaping guidelines are available at http://www.iid.com/energy/vegetation-management. Response 7-d: The project shall comply with the guidelines so that landscaping is not planted too close to IID's equipment, and IID personnel have immediate and safe access to its equipment. Comment 7-e• Should you have any questions, please do not hesitate to contact me at (760) 482-3609 or at dvar aass(c iid.com. Thank you for the opportunity to comment on this matter. Response 7-e: In this comment, IID concludes their letter. No further comment is required. City of La Quinta Initial Study Response to Comments Page 30 August 2024 217 Letter 8 — Riverside County Flood Control COMMENT LETTER NC_ 8 4 I 4lX I Y .1 i ' i I'h4A11ff��r t r 8 �h {�SrAvaR�$ City of La Quinta 79495 Calle Tampico La Quinta, CA 92253 Attention: Nicole Criste RIVERSIDE COUNTY FLOOD CONTROL AND WATER CONSERVATION DISTRICT May 29, 2024 1995 NL RKF.T STREET RIVERSIDE, CA 92501 951.955.1200 951.788.9965 FAX wwcv_rcflaudorg 256426 Re: SP 22-0002, Amendment to SP 2002-062, SDP 2022-0015, TTM 2022-0003, (TR 38604) APNs 604-521-013 and 604-521-014 The Riverside County Flood Control and Water Conservation District (District) does not normally recommend conditions for land divisions or other land use cases in incorporated cities. The District also does not plan check City land use cases or provide State Division of Real Estate letters or other flood hazard reports for such cases_ District commentsfrecommendations for such cases are normally limited to items of specific interest to the _ District including District Master Drainage Plan facilities, other regional flood control and drainage facilities which could be considered a logical component or extension of a master plan system, and District Area Drainage Plan fees (development mitigation fees). In addition, information of a general nature is provided. The District's review is based on the above -referenced project transmittal, received May 9, 2024_ The District has not reviewed the proposed project in detail, and the following comments do not in any way constitute or imply District approval or endorsement of the proposed project with respect to flood hazard, public health and safety, or any other such issue: M This project would not be impacted by District Master Drainage Plana facilities, nor are other facilities of regional interest proposed_ The project is located within Coachella Valley Water District's (C.'VWD) jurisdiction. CVWD is the responsible agency to review and comment on regional flood control drainage systems within their jurisdiction limits. ❑ This project involves District proposed Master Drainage Plan facilities, namely, The District will accept ownership of such facilities on written request by the City_ The Project Applicant shall enter into a cooperative agreement establishing the terms and conditions of inspection, operation, 8_b and maintenance with the District and any other maintenance partners. Facilities must be constructed to District standards, and District plan check and inspection will be required for District acceptance_ Plan check, inspection, and administrative fees will be required_ All regulatory permits (and all documents pertaining thereto, e.g., Habitat Mitigation and Monitoring Plans, Conservation PlanslEasements) that are to be secured by the Applicant for both facility construction and maintenance shall be submitted to the District for review_ The regulatory permits' terms and conditions shall be approved by the District prior to improvement plan approval, neap recordation, or finalization of the regulatory permits_ There shall be no unreasonable constraint upon the District's ability to operate and maintain the flood control facility(tes) to protect public health and safety. ❑ This project proposes channels, storm drains larger than 36 inches in diameter, or other facilities that could be considered regional in nature anWor a logical extension a District's facility, and the District would consider accepting ownership of such facilities on written request by the City_ The Project Applicant shall enter into a cooperative agreement establishing the terms and conditions of inspection, City of La Quinta Page 31 Initial Study Response to Comments August 2024 218 City of La Quinta - 2 - May 29, 2024 Re: SP 22-0002. Amendment to SP 2002062, SDP 2022-0015, TTM 2D22-0003, 256126 [fR 38604) AI Ns 604-521-013 and 604-521-014 operation_ and maintenance with the District and any other maintenance partners. Facilities must be constructed to District standards. and District plan check and inspection will be required for District acceptance_ Plan check, inspection,_ and administrative fees will be required_ The regulatory permits' terms and conditions shall be approved by the District prior to improvement plan approval_ map recordation, or finalization of the regulatory permits. There shall be no unreasonable constraint upon the District's ability to operate and maintain the flood control facility(ies) to protect public health and safety_ ❑ An encroachment permit shall be obtained for any construction related activities occurring within District right of way or facilities, namely, If a proposed storm drain connection exceeds the hydraulic performance of the existing drainage facilities, mitigation will be required. For further information: contact the District's Encroachment Permit Section at 951.955.1266. ❑ The Districts previous comments are still valid. GENEFL I. L%TFORN- IATION This project may require a National Pollutant Discharge Elimination System (NPDES) permit from the State Water Resources Control Board. Clearance for grading, recordation, or other final appra ml shauld not be given until the City has determined that the project has been granted a permit or is sho%%m to be exempt. If this project involves a Federal Emergency Management Agency (FEMA) mapped floodplain then the City should require the applicant to provide all studies, calculations, plans, and other infornation required to meet FEMA requirements; and should fiutber require that the applicant obtain a Conditional Letter of Map Revision (CLOMR) prior to grading_ recordation. or other final approval of the project and a Letter of Map Revision (LOMR) prior to occupancy_ The project proponent shall bear the responsibilityfor complying with all applicable mitigation measures defined in the California Environmental Quality Act (CEQA) document (i -e., Negative Declaration, Mitigated Negative Declaration, Environmental Impact Report) andlor Mitigation Monitoring and Reporting Program, if a CEQA document was prepared for the project. The project proponent shall also bear the responsibility for complying with all other federal, state. and local environmental rules and regulations that may apply. If a nanual watercourse or mapped floodplain is impacted by this project, the City should require the applicant to obtain a Section 1602 Agreement from the California Department of Fish and Wildlife and a Clean 'Vater Act Section 404 Permit from the U.S. Arany Corps of Engineers, or written correspondence from these agencies indicating the project is exempt from these requirements_ A Clean Water Act Section 401 Water Quality Certification may be required from the local California Regional Water Quality Control Board prior to issuance of the Corps 404 permit. Very truly yours, am� ?&&Ax AMY MC NE.II LL Engineering Project Manager EM:b1j City of La Quinta Initial Study Response to Comments :r 8 -r - Page 32 August 2024 219 Riverside County Flood Control Comments and Responses Comment 8-a• The Riverside County Flood Control and Water Conservation District (District) does not normally recommend conditions for land divisions or other land use cases in incorporated cities. The District also does not plan check City land use cases or provide State Division of Real Estate letters or other flood hazard reports for such cases. District comments/recommendations for such cases are normally limited to items of specific interest to the District including District Master Drainage Plan facilities, other regional flood control and drainage facilities which could be considered a logical component or extension of a master plan system, and District Area Drainage Plan fees (development mitigation fees). In addition, information of a general nature is provided. Response 8-a: The City thanks the Riverside County Flood Control District (RCFC) for participating in the review of the IS/MND. The comment did not raise any questions or concerns with the IS/MND; therefore, no further response is warranted. Comment 8-b: The District's review is based on the above -referenced project transmittal, received May 9, 2024. The District has not reviewed the proposed project in detail, and the following comments do not in any way constitute or imply District approval or endorsement of the proposed project with respect to flood hazard, public health and safety, or any other such issue: Ox This project would not be impacted by the District Master Drainage Plan facilities, nor are other facilities of regional interest proposed. O This project involves District proposed Master Drainage Plan facilities, namely, . The District will accept ownership of such facilities on written request by the City. The Project Applicant shall enter into a cooperative agreement establishing the terms and conditions of inspection, operation, and maintenance with the District and any other maintenance partners. Facilities must be constructed to District standards, and District plan check and inspection will be required for District acceptance. Plan check, inspection, and administrative fees will be required. All regulatory permits (and all documents pertaining thereto, e.g., Habitat Mitigation and Monitoring Plans, Conservation Plans/Easements) that are to be secured by the Applicant for both facility construction and maintenance shall be submitted to the District for review. The regulatory permits' terms and conditions shall be approved by the District prior to improvement plan approval, map recordation, or finalization of the regulatory permits. There shall be no unreasonable constraint upon the District's ability to operate and maintain the flood control facility(ies) to protect public health and safety. O This project proposes channels, storm drains larger than 36 inches in diameter, or other facilities that could be considered regional in nature and/or a logical extension a District's facility, the District would consider accepting ownership of such facilities on written request by the City. The Project Applicant shall enter into a cooperative agreement establishing the terms and conditions of inspection, operation, and maintenance with the District and any other maintenance partners. Facilities must be constructed to District standards, and District plan check and inspection will be required for District acceptance. Plan check, inspection, and administrative fees will be required. The regulatory permits' terms and conditions shall be City of La Quinta Initial Study Response to Comments Page 33 August 2024 220 approved by the District prior to improvement plan approval, map recordation, or finalization of the regulatory permits. There shall be no unreasonable constraint upon the District's ability to operate and maintain the flood control facility(ies) to protect public health and safety. O An encroachment permit shall be obtained for any construction related activities occurring within District right of way or facilities, namely, . If a proposed storm drain connection exceeds the hydraulic performance of the existing drainage facilities, mitigation will be required. For further information, contact the District's Encroachment Permit section at 951.955.1266. L7 The Districts previous comments are still valid. Response 8-b: Comment noted. The City acknowledges that the project would not be impacted by the District Master Drainage Plan facilities, nor are other facilities of regional interest proposed. This comment does not raise environmental concerns and no further response is required. Comment 8-c• GENERAL INFORMATION This project may require a National Pollutant Discharge Elimination System (NPDES) permit from the State Water Resources Control Board. Clearance for grading, recordation, or other final approval should not be given until the City has determined that the project has been granted a permit or is shown to be exempt. If this project involves a Federal Emergency Management Agency (FEMA) mapped floodplain, then the City should require the applicant to provide all studies, calculations, plans, and other information required to meet FEMA requirements, and should further require that the applicant obtain a Conditional Letter of Map Revision (CLOMR) prior to grading, recordation, or other final approval of the project and a Letter of Map Revision (LOMR) prior to occupancy. The project proponent shall bear the responsibility for complying with all applicable mitigation measures defined in the California Environmental Quality Act (CEQA) document (i.e., Negative Declaration, Mitigated Negative Declaration, Environmental Impact Report) and/or Mitigation Monitoring and Reporting Program, if a CEQA document was prepared for the project. The project proponent shall also bear the responsibility for complying with all other federal, state, and local environmental rules and regulations that may apply. If a natural watercourse or mapped floodplain is impacted by this project, the City should require the applicant to obtain a Section 1602 Agreement from the California Department of Fish and Wildlife and a Clean Water Act Section 404 Permit from the U.S. Army Corps of Engineers, or written correspondence from these agencies indicating the project is exempt from these requirements. A Clean Water Act Section 401 Water Quality Certification may be required from the local California Regional Water Quality Control Board prior to issuance of the Corps 404 permit. Response 8-c: City of La Quinta Initial Study Response to Comments Page 34 August 2024 221 The project proponent is required, as a condition of the City's project approval to implement and comply with all NPDES requirements. The City agrees that the project proponent is required to comply with all applicable federal, state, and local environmental rules and regulations. Compliance with waste discharge requirements will be achieved through compliance with the NPDES General Permit for Storm Water Discharges Associated with Construction and Land Disturbance Activities. This is stated on page 77 and 78 if the IS/MND. Specifically, the IS/MND states, at page 78: "In summary, during construction and operation, project implementation will require plan - based compliance with CWA, NPDES, and local regulations to prevent impacts to water quality standards and the beneficial uses assigned to local receiving waters. In summary, during construction and operation, project implementation will require compliance with CWA, NPDES, and local regulations to prevent impacts to water quality standards and the beneficial uses assigned to local receiving waters. Following City engineering review and approval, the stormwater capture and management strategy for on- and off-site runoff will avoid waste discharge violations through the use of existing retention facilities. Regarding groundwater quality, the project would not introduce new land use conditions conflicting with or otherwise degrading ground water quality and resource management. The existing and approved water quality devices installed in the storm drain system (hydrodynamic separators and drywell) will continue to adequately serve the SP, entire plaza and tributary street frontage as a pre-treatment for stormwater runoff prior to on-site infiltration. Less than significant impacts are expected." The project site is not mapped as a Special Flood Hazard Area and less than significant impacts are anticipated pertaining to flood hazards and any of the necessary flood control measures are addressed by the Drainage Master Plan. With the implementation of on- and off-site flood control infrastructure, less than significant impacts are anticipated relating to flood hazards. City of La Quinta Initial Study Response to Comments Page 35 August 2024 222 Letter 9 — Riverside County Regional Park and Open -Space District (RivCoParks) COMMENT LETTER NO. 9 Wednesday, May 29, 2024 iWt 114:19:32 Ppcifte Daylight Time Subject: IS1M N 10- Speeffic Ptan 2022-01)02, Site Dene Loprne rn Permtt 2022-0Q15 and Tentative Tract M a P2022-33604 Date: Wednesday, May 29,2024 at2:y82APMPacitcDaytightTirne From: Ramw, Lynda To: consultingplanner@laquintaca.gov Attachments: imaget101.png.image002.png Good afternoon Nicole, The Riverside County Regional Park and Open Space District received your notice of intent toad optan IS\MND for the aforementioned project. The project site is entirely within the City of La Quinta and not near or adjacent to any 9-3 of our backbone trails or regional parks; therefore, we do not have any comments for this project. Lynda Ramos I Senior Park Planner I Planning IramoS@rivco.org 10: {951}955-1396 RivCoPaAs (Riverside County Regional Park and Open -Space District) 460D Crestmore Road, J urupa Valley, CA 92509 www_ RivfoParla_ o re MvCaParks LFaceboak I Twitter I IUpeaming Events i t Confidentiality Disclaimer This email is conFidemialand intended solelyfarthe use of the individuals) to whom itis addressed. Theinfnrmation rontained in this message maphepnvileged and confidential and prmtected frmm disclosure. If you are nottheauthar's intended recipient be advisedthat you have received this email in error and thatany use, dissemination, forwarding, printing, arrapymg oftl is email is strictly prohibited. If you have received this email in error please delete all copies, both electronic and printed, and mmtact the author immediately County of Riverside California City of La Quinta Initial Study Response to Comments 1 Of 1 Page 36 August 2024 223 RivCoParks Comments and Responses Comment 9-a• The Riverside County Regional Park and Open -Space District received your notice of intent to adopt an ISWND for the aforementioned project. The project site is entirely within the City of La Quinta and not near or adjacent to any of our backbone trails or regional parks; therefore, we do not have any comments for this project. Response 9-a: The City thanks RivCoParks for participating in the review of the IS/MND. RivCoParks does not have any comments for the project. Thus, no further response is warranted. City of La Quinta Initial Study Response to Comments Page 37 August 2024 224 Letter 10 — Twenty -Nine Palms Band of Mission Indians COMMENT LETTER NO. 10 TWEN7T-NINE PALMS BAND OF MISSION IIVDIAIVS 46-200 Hamann PIacs_ Coachella, CA. 92236. Ph. 760.863.2444_ Far_ 760.863.2449 July 3, 2024 Nicole Criste City of La Quinta 78495 Calle Tampico La Quinta, CA 92253 RE: Jefferson Square 5petifit Plan.Amendment Dear Ms. Criste, This letter is in regards to an informal consultation and in compliance with CELLA and Jefferson Square Specific Plan Amendment. The proposed project is a specific plan amendment (SPA) for the Jefferson Square Specific Plan (SP 2062-662) area located on the southwest corner of Jefferson Street and Fred Waring Drive in LaQuinta. The Jefferson Square Specific Plan and Amendments (SPA No_ 1 and SPA No.2) were approved in 2004 2066 and 2008. Currently, the northern portion of the site is developed with commercial retail uses. SPA No. 2 allows development of commercial retail uses throughout the Jefferson Square Specific Plan area. After reviewing the proposed project, the Twenty -Nine Palms Band of Mission Indians has determined: The project is outside of the known Chemehuevi Traditional Use Area. The other tribes who do have cultural affiliation with the project area should be contacted. If you have any questions, please do not hesitate to contact the Tribal Historic Preservation Office at (760) 775-3259 or by email at Christop her.Nicosia[w29palmshomi-nsn_pov. Sincerely, Christopher Nicosia Cultural Resources Manager, Twenty -Nine Palms Band of Mission Indians City of La Quinta Initial Study Response to Comments Page 38 August 2024 225 Twenty -Nine Palms Band of Mission Indians Comments and Responses Comment 10-a: This letter is in regards to an informal consultation and in compliance with CEQA and Jefferson Square Specific Plan Amendment. The proposed project is a specific plan amendment (SPA) for the Jefferson Square Specific Plan (SP 2002-062) area located on the southwest corner of Jefferson Street and Fred Waring Drive in LaQuinta. The Jefferson Square Specific Plan and Amendments (SPA No. I and SPA N6.2) were approved in 2004 2006 and 2008. Currently, the northern portion of the site is developed with commercial retail uses. SPA No. 2 allows development of commercial retail uses throughout the Jefferson Square Specific Plan area. After reviewing the proposed project, the Twenty -Nine Palms Band of Mission Indians has determined: The project is outside of the known Chemehuevi Traditional Use Area. The other tribes who do have cultural affiliation with the project area should be contacted. If you have any questions, please do not hesitate to contact the Tribal Historic Preservation Office at (760) 775-3259 or by email at Christopher.Nicosia@29palmsbomi-nsn.gov. Response 10-a: The City thanks the Twenty -Nine Palms Band of Mission Indians for participating in the review of the IS/MND. As described in Response 8-c, the Initial Study requires Tribal Monitoring, and the City will assure that resources are protected. City of La Quinta Page 39 Initial Study Response to Comments August 2024 226 PLANNING COMMISSION RESOLUTION 2024 -XXX EXHIBIT B Jefferson Square Flora Residential Project Table 1 Jefferson Square Multi -Family Development Mitigation and Monitoring Program Section Mitigation Measures Responsible for Monitoring Timing Impact after Mitigation IV. 13I0-1: To ensure compliance with California Fish and Game Code and Biological the MBTA and to avoid potential impacts to nesting birds, vegetation Resources removal activities should be conducted outside the general bird nesting season (January 15 through August 31). Any vegetation removal and/or Planning construction activities that occur during the nesting season will require Department that all vegetation be thoroughly surveyed for the presence of nesting birds Prior to earth Less than by a qualified biologist. Prior to commencement of clearing, a qualified Qualified moving significant biologist shall conduct preconstruction surveys within 14 days. If any Biologist activities active nests are detected a buffer of 300 feet (500 feet for raptors) around the nest adjacent to construction will be delineated, flagged, and avoided until the nesting cycle is complete. The buffer may be modified and/or other recommendations proposed as determined appropriate by the biologist to minimize impacts. V. Cultural CUL -1: The presence of a qualified archaeologist and Tribal monitor Resources shall be required during all project related ground disturbing activities at and around the reinterred resource site. If disturbances to that location — Planning and potentially to the depth of eight feet — cannot be avoided, the applicant Department shall work with the Cabazon Band of Mission Indians regarding the possibility of moving the cremation remains to a different portion of the Qualified During grading project area, and shall demonstrate to the City in writing that this Archaeologist and other agreement has been executed and undertaken to the Tribe's satisfaction. Developer ground Less than The project applicant shall record a permanent 10 -foot by 10 -foot disturbing significant easement at the reinterred site at the southwest corner of the project, in Approved favor of the Cabazon Band of Mission Indians concurrent with recordation Native activities of the Parcel Map. American In the event that potentially significant archaeological materials are Monitor discovered, all work must be halted in the vicinity of the archaeological Developer discovery until the archaeologist can assess the significance of the find, and its potential eligibility for listing in the California Register of City of La Quinta Initial Study Mitigation and Monitoring Program Page 1 August 2024 227 Jefferson Square Flora Residential Project Section Mitigation Measures Responsible for Monitoring Timing Impact after Mitigation Historical Resources (CRHC). Should buried cultural deposits be encountered, the monitor may request that destructive construction halt in the vicinity of the deposits, and the monitor shall notify a qualified archaeologist (Secretary of the Interior's Standards and Guidelines), within 24 hours, to investigate. Additional consultation with the tribes may be required. VII. GEO-1: Overexcavation and Recompaction — Building and Foundation Geology and Areas Soils To reduce post -construction soil movement and provide uniform support for the buildings and other foundations, overexcavation and recomposition within the proposed building footprint areas should be performed to a minimum depth of at least twelve (12) inches below existing grades. The actual depth of the overexcavation and recompaction should be determined by the geotechnical field experts during Planning construction. The exposed subgrade at the base of the overexcavation Department should then be scarified, moisture -conditioned as necessary, and compacted. The overexcavation and recompaction should also extend laterally five feet (5') beyond edges of the proposed footing or building Project Soil During Less than limits. Any undocumented fill encountered during grading should be Engineer construction significant removed and replaced with Engineered Fill. This will apply to Buildings 1, 4, 5, and 6. For Buildings 2 and 3, recommendations presented in the Project Geotechnical Engineering Investigation should be followed. Construction Overexcavation and Recompaction — Proposed Parking Areas Contractor To reduce post -construction soil movement and provide uniform support for the proposed parking and drive areas, overexcavation and recompaction of the near surface soil in the proposed parking area should be performed to a minimum depth of at least twelve (12) inches below existing grades or proposed subgrade, whichever is deeper. The actual depth of the overexcavation and recompaction should also extend laterally at least three 3 feet beyond edges of the proposed paving limits or to the City of La Quinta Initial Study Mitigation and Monitoring Program Page 2 August 2024 228 Jefferson Square Flora Residential Project Section Mitigation Measures Responsible for Monitoring Timing Impact after Mitigation property boundary. Any undocumented fill encountered during grading should be removed and replaced with Engineered Fill. Any buried structures encountered during construction should be properly removed and the resulting excavations backfilled with Engineered Fill, compacted to a minimum of 95 percent of the maximum dry density based on ASTM Test Method D1557. Excavations, depressions, or soft and pliant areas extending below planned finished subgrade levels should be cleaned to firm, undisturbed soils and backfilled with Engineered Fill. Concrete footings should be removed to an equivalent depth of at least 3 feet below proposed footing elevations or as recommended by the Soils Engineer. Any other buried structures encountered, should be removed in accordance with the recommendations of the Soils Engineer. The resulting excavations should be backfilled with Engineered Fill. A representative from a professional geotechnical firm should be present during all site clearing and grading operations to test and observe earthwork construction. This testing and observation is an integral part of the service as acceptance of earthwork construction is dependent upon compaction of the material and the stability of the material. The soils engineer may reject any material that does not meet compaction and stabilityre uirements. GEO-2: During grading and construction of the site, the project shall use Planning the upper organic -free, on-site, native soils to backfill or replace removed Department soil. Should the project require imported soil and fill material, it should be tested to ensure any contaminants of concern are within DTSC's and U.S. Environmental Protection Agency (USEPA) Regional Screen Levels Project Soil During grading Less than (RSLs) for the intended land use. To minimize the possibility of Engineer and construction significant introducing contaminated soil and fill material there should be documentation of the origins of the soil or fill material and, if applicable, Project sampling be conducted to ensure that the imported soil and fill material Construction meets screening levels outlined in the PEA for the intended land use. The Contractor soil sam ling should include analysis based on the source of the fill and City of La Quinta Initial Study Mitigation and Monitoring Program Page 3 August 2024 229 Jefferson Square Flora Residential Project Section Mitigation Measures Responsible for Timing Impact after Monitoring Mitigation knowledge of the prior land use. Additional information can be found by visiting DTSC's Human and Ecological Risk Office (HERO)webpage. XIII. Noise Planning Department N0I-1: The project construction contractor shall equip all construction During Less than equipment, fixed or mobile, with properly operating and maintained noise Project construction significant mufflers, consistent with manufacturer's standards. Construction Contractor Planning Department N0I-2: The project construction contractor shall locate staging areas During Less than away from off-site sensitive uses during project development. Project construction significant Construction Contractor Planning Department N0I-3: The project construction contractor shall place all stationary During Less than construction equipment so that emitted noise is directed away from Project construction significant sensitive receptors nearest the project site whenever feasible. Construction Contractor N0I-4: Once final plans are available to detail the exterior wall Planning construction and a window manufacturer has been chosen, a Final Department Acoustical Report (FAR) shall be submitted to the City to demonstrate the Once final plans Less than reduction capability of the exterior facades and to identify any specific are available significant upgrades necessary to achieve an interior noise level of 45 dBA CNEL or Project below. Applicant N0I-5: Should the commercial retail development plan be picked for PA2, the project proponent shall include prohibition on deliveries to Planning Prior to Less than Shops 1, Shops 2 and Pad C during the hours of 9 p.m. to 8 a.m. in the Department occupancy of significant project CC&Rs shall be submitted to the City Attorneys office for review buildings and app roval prior to issuance of building permits. City of La Quinta Initial Study Mitigation and Monitoring Program Page 4 August 2024 230 Jefferson Square Flora Residential Project Section Mitigation Measures Responsible for Timing Impact after Monitoring Mitigation Project Applicant Planning NOI-6: The use of heavy equipment is prohibited within 15 feet of Department Prior to issuance Less than existing commercial structures, unless the provisions of NOI-7 are first of demolition or significant implemented. Project grading permits Applicant NOI-7: If heavy equipment is necessary within 15 feet of existing structure the following actions shall be implemented prior to issuance of grading permits : o Identify structures that could be affected by ground -borne vibration and would be located within 15 feet of where heavy construction equipment would be used. This task shall be conducted by a qualified structural engineer as approved by the City's Director of Community Development or designee. o Develop a vibration monitoring and construction contingency plan for approval by the City's Director of Community Planning Development, or designee, to identify structures where Department Prior to issuance monitoring would be conducted; set up a vibration monitoring of demolition or Less than schedule; define structure -specific vibration limits; and address significant the need to conduct photo, elevation, and crack surveys to Project grading permits document before and after construction conditions. Construction Applicant contingencies would be identified for when vibration levels approached the limits. o At a minimum, monitor vibration during initial demolition activities. Monitoring results may indicate the need for more intensive measurements if vibration levels approach the 0.2 PPV (in/sec) threshold. o When vibration levels approach the 0.2 PPV (in/sec) limit, suspend construction and implement contingencies as identified in the approved vibration monitoring and construction City of La Quinta Initial Study Mitigation and Monitoring Program Page 5 August 2024 231 Jefferson Square Flora Residential Project Section Mitigation Measures Responsible for Timing Impact after Monitoring Mitigation contingency plan to either lower vibration levels or secure the affected structures. City of La Quinta Initial Study Mitigation and Monitoring Program Page 6 August 2024 232 PLANNING COMMISSION RESOLUTION 2024 - XXX A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF LA QUINTA, CALIFORNIA, RECOMMENDING THAT THE CITY COUNCIL APPROVE A SPECIFIC PLAN AMENDMENT TO ALLOW EITHER COMMERCIAL OR MULTI -FAMILY RESIDENTIAL ON THE SOUTH HALF OF THE JEFFERSON SQUARE PROJECT, A TENTATIVE TRACT MAP AND A SITE DEVELOPMENT PERMIT TO ALLOW A TOTAL OF 89 APARTMENT AND TOWNHOUSE UNITS ON 5 ACRES OF THE 10 ACRE SITE LOCATED AT THE SOUTHWEST CORNER OF JEFFERSON STREET AND FRED WARING DRIVE CASE NUMBERS: SPECIFIC PLAN 2022-0004, TENTATIVE TRACT MAP 2022-0003 (TTM 38604), SITE DEVELOPMENT PERMIT 2022-0015 APPLICANT: FLORA LA QUINTA LLC PROJECT: JEFFERSON SQUARE SPECIFIC PLAN AMENDMENT NO. 3 WHEREAS, the Planning Commission of the City of La Quinta, California did, on October 8, 2024, hold a duly noticed Public Hearing to consider a request by Flora La Quinta LLC, a Specific Plan Amendment to allow either commercial or multi -family residential on the south half of the Jefferson Square Shopping Center, a Tentative Tract Map and a Site Development Permit to allow a total of 89 apartment and townhouse units on 5 acres of the 10 acre site located at the southwest corner of Jefferson Street and Fred Waring Drive, more commonly described as: APNs 604-521-013 and 604-521-014 WHEREAS, the Design and Development Department published a public hearing notice in The Desert Sun newspaper on September 17, 2024, as prescribed by the Municipal Code. Public hearing notices were also mailed to all property owners within 500 feet of the site on September 27, 2024; and Specific Plan 2022-0004 Amendment No. 3 to the Jefferson Square Specific Plan (SP2002-062) WHEREAS, at said Public Hearing, upon hearing and considering all testimony and arguments, if any, of all interested persons desiring to be heard, the Planning Commission did make the following mandatory findings to justify approval of said Specific Plan Amendment [Exhibit A]: 233 PLANNING COMMISSION RESOLUTION 2024 -XXX SPECIFIC PLAN 2022-0004; TENTATIVE TRACT MAP 2022-0003 (TTM 38604); SITE DEVELOPMENT PERMIT 2022-0015 PROJECT: JEFFERSON SQUARE SPECIFIC PLAN AMENDMENT NO. 3 LOCATION: SOUTHWEST CORNER OF JEFFERSON STREET AND FRED WARING DRIVE ADOPTED: PAGE 2 OF 5 1. The proposed Specific Plan Amendment is consistent with the General Plan insofar as the project implements the Mixed Use Overlay to allow horizontal mixed use development consisting of residential and commercial retail development on the site. 2. Approval of the Specific Plan Amendment will not create conditions materially detrimental to the public health, safety, and general welfare, as development already occurs within this Specific Plan, and the development of either commercial or residential development on the site will be consistent with the urbanized nature of the area in which it is located. 3. Specific Plan 2002-062, Amendment No. 3 is compatible with zoning on surrounding properties, which allows residential uses and commercial retail development. 4. Specific Plan 2002-062, Amendment No. 3, is suitable and appropriate for the subject property, as the site is flat, already developed with parking areas and drive aisles, commercial development on its north half, and a functioning stormwater system. Tentative Tract Map 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 to justify approval of said Tentative Tract Map [Exhibit B]: 1. The Tentative Tract Map is consistent with the General Plan insofar as the project implements the Mixed Use Overlay to allow horizontal mixed use development consisting of residential and commercial retail development on the site and is consistent with the Specific Plan as amended. 2. The design and improvement of the Tentative Tract Map for condominium purposes are consistent with the General Plan with the implementation of recommended conditions of approval. 3. The design of the Tentative Tract Map is not likely to cause substantial environmental damage nor substantially injure fish or wildlife or their habitat. The Initial Study prepared for the project (EA 2022-0012) found that although the project could have significant impacts relating to biological and cultural resources, geology, and noise, mitigation measures included in the Initial Study will reduce those impacts to less than significant levels. 234 PLANNING COMMISSION RESOLUTION 2024 -XXX SPECIFIC PLAN 2022-0004; TENTATIVE TRACT MAP 2022-0003 (TTM 38604); SITE DEVELOPMENT PERMIT 2022-0015 PROJECT: JEFFERSON SQUARE SPECIFIC PLAN AMENDMENT NO. 3 LOCATION: SOUTHWEST CORNER OF JEFFERSON STREET AND FRED WARING DRIVE ADOPTED: PAGE 3 OF 5 4. The design of the Tentative Tract Mapis not likely to cause serious public health problems insofar as the map will be required to comply with all laws, standards, and requirements associated with sanitary sewer collection, water quality, and other public health issues. 5. The design and improvements required for the Tentative Tract Map will not conflict with easements, acquired by the public at large, for access through or use of property within the proposed subdivision. All roadway improvements and easements have been previously dedicated with the original development of the shopping center on the site. 6. The proposed Tentative Tract Map is consistent with all applicable provisions of Title 13 of the City's Subdivision Regulations Code, minimum lot area requirements, and other applicable provisions of Title 9 of the City's Zoning Code and the Subdivision Map Act. 7. The design of the subdivision or type of improvements will not conflict with easements, acquired by the public at large, for access through or use of property within the proposed subdivision. Site Development Permit 2022-0015 WHEREAS, at said Public Hearing, upon hearing and considering all testimony and arguments, if any, of all interested persons desiring to be heard, said Planning Commission did make the following mandatory findings to justify approval of said Site Development Permit, as conditioned [Exhibit B]: 1. The proposed development is consistent with the General Plan land use designation of General Commercial with a Mixed Use Overlay, which provides for a full range of commercial uses and horizontal or vertical mixed uses, including residential and retail commercial uses. The project is consistent with the following General Plan goals and policies: a. Goals LU -6 and ED -1 as it will contribute to a balanced and varied economic base which provides fiscal stability to the City, and a broad range of goods and services to its residents and the region. b. Goal LU -7 and Policy LU -7.1 and LU -7.4, which encourage mixed use development and provide incentives for mixed use projects. C. Policy SC -1.7, which encourages the redevelopment of existing projects with efficient design principles. 235 PLANNING COMMISSION RESOLUTION 2024 -XXX SPECIFIC PLAN 2022-0004; TENTATIVE TRACT MAP 2022-0003 (TTM 38604); SITE DEVELOPMENT PERMIT 2022-0015 PROJECT: JEFFERSON SQUARE SPECIFIC PLAN AMENDMENT NO. 3 LOCATION: SOUTHWEST CORNER OF JEFFERSON STREET AND FRED WARING DRIVE ADOPTED: PAGE 4 OF 5 2. The proposed development, as conditioned, is consistent with the purpose and intent of the Neighborhood Commercial zone with the Mixed Use Overlay as well as the development standards of the City's Zoning Code and Jefferson Square Specific Plan, as amended. The project creates a horizontal mixed use neighborhood which brings residents into walking distance of commercial services. 3. The Design and Development Department prepared Environmental Assessment (EA) 2022-0012 in compliance with the requirements of the California Environmental Quality Act (CEQA). The Design and Development Department has determined that the project's impacts can be mitigated to less than significant levels. 4. The architectural design of the project, including, but not limited to, the architectural style, scale, building mass, materials, colors, architectural details, roof style, and other architectural elements are compatible with surrounding development and with the quality of design prevalent in the city. 5. The site design of the project including, but not limited to, project entries, interior circulation, pedestrian and bicycle access, pedestrian amenities, screening and setbacks to adjacent properties, exterior lighting, and other site design elements are compatible with surrounding development and with the quality of design prevalent in the city. 6. Project landscaping, including, but not limited to, the location, type, size, color, texture, and coverage of plant materials, has been designed so as to provide visual relief, complement buildings, visually emphasize prominent design elements and vistas, and screen undesirable views. The proposed project is consistent with the landscaping standards and plant palette and implements the standards for landscaping and aesthetics established in the Zoning Code and Jefferson Square Specific Plan, as amended. NOW, THEREFORE, BE IT RESOLVED by the Planning Commission of the City of La Quinta, California, as follows: SECTION 1. That the above recitations are true and constitute the Findings of the Planning Commission in this case. SECTION 2. That the above project has been analyzed under the California Environmental Quality Act (CEQA), and all project impacts can be mitigated to less than significant levels. 236 PLANNING COMMISSION RESOLUTION 2024 -XXX SPECIFIC PLAN 2022-0004; TENTATIVE TRACT MAP 2022-0003 (TTM 38604); SITE DEVELOPMENT PERMIT 2022-0015 PROJECT: JEFFERSON SQUARE SPECIFIC PLAN AMENDMENT NO. 3 LOCATION: SOUTHWEST CORNER OF JEFFERSON STREET AND FRED WARING DRIVE ADOPTED: PAGE 5 OF 5 SECTION 3. That it does hereby recommend that the City Council approve Specific Plan 2022-0004 (Amendment No. 3 to SP2022-062), Tentative Tract Map 38604 (TTM2022- 0003), and Site Development Permit 2022-0015 for the reasons set forth in this Resolution and subject to the attached Conditions of Approval [Exhibit C]. PASSED, APPROVED, and ADOPTED at a regular meeting of the City of La Quinta Planning Commission, held on October 8, 2024, by the following vote: AYES: NOES: ABSENT: ABSTAIN: DOUG HASSETT, Chairperson City of La Quinta, California ATTEST: DANNY CASTRO, Design and Development Director City of La Quinta, California 237 PLANNING COMMISSION RESOLUTION 2024 -XXX EXHIBIT A Jefferson Square Specific Plan 2002-062 Amendment No. 3 Adopted XX X, 2024 The City of La Quinta 78-495 Calle Tampico La Quinta, CA 92253 Applicant Beacon Realty 69-930 CA Hwy I 11, Ste 203 Rancho Mirage, CA 92270 Design Team goUrban Development Aero Collective — Architect DRC, Inc. — Civil Engineer LandStudio 360 - Landscape Architect 238 Specific Plan Jefferson Square Amended Specific Plan Prepared for: Beacon Realty 69-930 CA Hwy I 1 1, Ste 203 Rancho Mirage, CA 92270 Prepared By: goUrban Development 24444 Hawthorne Blvd. STE 109C Torrance, CA 90505 May 2024 Previously Approved Versions Approved Specific Plan - January 20, 2004 Amended Specific Plan - June 2005 Amended Specific Plan - May 2008 Jefferson Square May 2024 2 239 Specific Plan TABLE OF CONTENTS Jefferson Square I. INTRODUCTION................................................................................................................................ 6 A. AUTHORITY AND SCOPE.............................................................................................................6 B. PURPOSE AND INTENT.................................................................................................................6 C. DOCUMENT ORGANIZATION....................................................................................................6 D. PROJECT LOCATION.....................................................................................................................7 E. LAND USE AND ZONING...........................................................................................................10 F. PROJECT HISTORY.......................................................................................................................10 G. PROJECT OVERVIEW....................................................................................................................16 H. PROJECT ENTITLEMENTS............................................................................................................16 II. PROJECT SETTING............................................................................................................................18 A. LAND USE AND ZONING...........................................................................................................18 B. EXISTING SITE CHARACTERISTICS............................................................................................18 C. SURROUNDING LAND USE........................................................................................................19 III. PROJECT MASTER PLANS................................................................................................................21 A. CONCEPTUAL SITE PLAN...........................................................................................................21 B. PA2 AMENITY PLAN.....................................................................................................................26 C. PHASING PLAN............................................................................................................................. 27 D. CIRCULATION PLAN...................................................................................................................28 E. GRADING PLAN............................................................................................................................31 F. DRAINAGE PLAN..........................................................................................................................31 G. SEWER PLAN................................................................................................................................. 31 H. WATER PLAN................................................................................................................................ 37 I. OTHER UTILITY PLANS................................................................................................................37 IV. LAND USE & DEVELOPMENT REGULATIONS...............................................................................38 A. PAI LAND USE & DEVELOPMENT REGULATIONS...................................................................38 May 2024 3 240 Specific Plan Jefferson Square B. PA2 LAND USE & DEVELOPMENT REGULATIONS...................................................................40 V. DESIGN GUIDELINES........................................................................................................................43 A. RETAIL ARCHITECTURAL GUIDELINES (PAI AND PA2).........................................................43 B. RESIDENTIAL ARCHITECTURAL GUIDELINES (PA2)................................................................51 C. SITE SIGN GUIDELINES.................................................................................................................61 D. SITE LIGHTING GUIDELINES.......................................................................................................61 E. SITE LANDSCAPE..........................................................................................................................61 VI. OPERATIONAL GUIDELINES...........................................................................................................69 A. HOURS OF OPERATION..............................................................................................................69 B. TRANSPORTATION DEMAND MANAGEMENT.......................................................................69 C. MAINTENANCE.............................................................................................................................69 VII. PLAN ADMINISTRATION AND IMPLEMENTATION.....................................................................70 A. ADMINISTRATION........................................................................................................................70 B. IMPLEMENTATION.......................................................................................................................71 May 2024 4 241 Specific Plan LIST OF FIGURES Jefferson Square FIGURE I: REGIONAL LOCATION MAP.................................................................................................................8 FIGURE 2: VICINITY MAP..............................................................................................................................................9 FIGURE 3: GENERAL PLAN LAND USE DESIGNATION..................................................................................10 FIGURE 4: ZONING MAP DESIGNATION............................................................................................................10 FIGURE 5: AMENDMENT NO. 2 SITE PLAN (FOR REFERENCE PURPOSES).............................................12 FIGURE 6: SITE AERIAL VIEW ON DECEMBER 31, 2005, SOURCE GOOGLE EARTH ...........................13 FIGURE 7: SITE AERIAL VIEW ON JUNE 23, 2011, SOURCE GOOGLE EARTH........................................14 FIGURE 8: SITE AERIAL VIEW ON JUNE 06, 2021, SOURCE GOOGLE EARTH........................................14 FIGURE 9:2022 SITE CONDITIONS........................................................................................................................15 FIGURE 10: SURROUNDING DEVELOPMENTS...................................................................................................20 FIGURE 1 1: CONCEPTUAL SITE PLAN...................................................................................................................22 FIGURE 12: CONCEPTUAL SITE PLAN - COMMERCIAL RETAIL..................................................................25 FIGURE 13: CIRCULATION PLAN............................................................................................................................30 FIGURE 14: CONCEPTUAL GRADING PLAN......................................................................................................33 FIGURE 15: PA2 CONCEPTUAL GRADING AND DRAINAGE PLAN..........................................................34 FIGURE 16: CONCEPTUAL SEWER AND WATER PLAN................................................................................35 FIGURE 17: PA2 CONCEPTUAL SEWER AND WATER PLAN.......................................................................36 FIGURE 18: EXAMPLE OF INLINE RETAIL.............................................................................................................47 FIGURE 19: EXAMPLE OF RETAIL SHOP BUILDING..........................................................................................48 FIGURE 20: EXAMPLE OF CORNER ANCHOR BUILDING.............................................................................49 FIGURE 21: EXAMPLE OF RETAIL PAD BUILDING............................................................................................50 FIGURE 22: EXAMPLE OF 3 -STORY MULTIFAMILY BUILDING......................................................................55 FIGURE 23: EXAMPLE OF 3 -STORY TOWNHOME BUILDING......................................................................57 FIGURE 24: EXAMPLE OF 2- & 3 -STORY TOWNHOME BUILDING.............................................................59 FIGURE 25: EXAMPLE OF 2 -STORY TOWNHOME BUILDING......................................................................60 FIGURE 26: CONCEPTUAL LANDSCAPE PLAN - COMMERCIAL.................................................................65 FIGURE 27: CONCEPTUAL LANDSCAPE PLAN — MULTIFAMILY.................................................................66 LIST OF TABLES TABLE 1: JEFFERSON SQUARE SPECIFIC PLAN PARCEL AREAS AND LAND USE.................................13 TABLE 2: SPECIFIC PLAN AND SURROUNDING LAND USE AND ZONING DESIGNATIONS ........ 19 TABLE 3: EXISTING RETAIL LAND USE SUMMARY — PLANNING AREA I ...............................................23 TABLE 4: MULTIFAMILY LAND USE SUMMARY — PLANNING AREA 2 ......................................................24 TABLE 5: RETAIL LAND USE SUMMARY - PLANNING AREA 2.....................................................................24 TABLE 6: NONRESIDENTIAL DEVELOPMENT STANDARDS.........................................................................38 TABLE 7: PA2 MULTIFAMILY DEVELOPMENT STANDARDS..........................................................................40 APPENDICES APPENDIX A: CONSISTENCY ANALYSIS.............................................................................................................72 May 2024 5 242 Specific Plan Jefferson Square I. INTRODUCTION A. AUTHORITY AND SCOPE Section 65450 of the California Government Code grants local planning agencies the authority to prepare a specific plan of development or specific plan amendment over a given piece of property. The Jefferson Square Specific Plan ("Specific Plan") is consistent with this authority and is developed in accordance with the City of La Quinta (the "City") Zoning Code, Chapter 9.240: Specific Plans. To approve the Specific Plan, City Council must make findings required by the City Zoning Code, Chapter 9.240: Specific Plans. B. PURPOSE AND INTENT The City approved the Jefferson Square Specific Plan 2002-062 in 2004, followed by Amendment No. I in 2005 and finally Amendment No. 2 in 2008. Amendment No. 3 has been prepared to address the land use issues associated with future development of the Specific Plan area in sufficient detail to ensure that the Specific Plan area develops in a manner which is consistent with the General Plan; protects public health, safety, and general welfare; is compatible with zoning on adjacent properties; and is suitable and appropriate for the subject property. Ultimately the project seeks to provide the surrounding community with high quality and convenient commercial retail as well as multifamily housing opportunities. In both text and illustration, this document depicts the character and configuration of the various components comprising the Specific Plan and establishes a foundation document that will govern further development of the site. In this way, the Specific Plan will serve to implement the City of La Quinta General Plan by specifying appropriate land uses, intensity of use, and development standards which are consistent with General Plan goals, objectives, and policies. The Specific Plan is a flexible document, which allows minor modifications to accommodate minor changes to floor areas, tenant uses, or residential development standards, as described in Section VII. In cases where the zoning and development regulation is nonspecific within this document, the City's Zoning Ordinance will apply. Amendment No. 3 supersedes all prior Specific Plan documents, including Specific Plan 2002-062, Amendment No. I and Amendment No. 2. C. DOCUMENT ORGANIZATION Amendment No. 3 is organized into seven sections. • Section I provides a regulatory context for the project and an overview of key project elements. • Section II provides a context for project planning and design by briefly describing the project's existing setting in terms of regulatory land use designations and surrounding land uses. • Section III presents the primary master plan components of the Specific Plan. • Section IV describes the development standards to which the project must adhere. • Section V contains design guidelines with respect to landscaping and architecture to ensure that the project is of a high quality and is well integrated into the community's character. • Section VI discusses key operational guidelines for the project. • Section VII outlines plan administration and implementation procedures. May 2024 6 243 Specific Plan D. PROJECT LOCATION Jefferson Square From a regional perspective, the Specific Plan area is located in the Coachella Valley within the City of La Quinta as shown in Figure I: Regional Location Map. As shown in Figure 2: Vicinity Map, the Specific Plan area is located at the southwest corner of Fred Waring Drive and Jefferson Street. The project site is bounded by a residential development to the north; a commercial retail center within the City of Indio to the east; a well site, City park area, and retention basin to the west; and single-family residential along the southern boundary of the site. Amendment No. 3 divides the Specific Plan area into two planning areas, (i) Planning Area I ("PAI") and (ii) Planning Area 2 ("PA2") as illustrated in Figure 2: Vicinity Map. PAI includes 5.17 acres of the northern portion of the Specific Plan area and is currently occupied by five retail buildings varying in size and totaling approximately 39,000 square feet (sq. ft.). Any future development in PA I may require a subsequent Specific Plan Amendment, Site Development Permit (SDP) or Conditional Use Permit (CUP) subject to the PA I Land Use & Development Regulations outlined in Section IV A. PA2 includes 5.10 acres in the southern portion of the Specific Plan area and except for completed roadway and parking improvements, remains undeveloped. PA2 improvements include a driveway along Jefferson Street, parking lot areas, stormwater management system, utility infrastructure, landscape improvements, and two pads. This Specific Plan Amendment would allow either multi -family or commercial development to occur in the future. May 2024 7 244 Specific Plan O� Palm Springs, i 1116 Cathedral City Sky Malley Coachella Valley Preserve Jefferson Square L �i specific Plan location Palm Desert--.. - Indio f Coachella La Quinta ts a d Thermal Figure I: Regional Location Map May 2024 8 245 Specific Plan m C � m e 's Dr Fred Waring Or n 0 v 4 Amalfi Dr w t et""aAade W Porkw3l ESPl01r10 . Fred Waring Dr Frpd'Nar e Jefferson Square Stiae54;y�l-08ereeCn Cs o 3 Specific Plan Area 4 Fred Waring 4r Fred Waring Dr Fred Waring Dr y n m G ❑, �°rar irpun ar % May 2024 M1A F•i n�.iim �I N �i 7 Independence Wap Morris Ave Morris Aye a 0 DECIarBtlon Ct d O = L n Figure 2: Vicinity Map 9 246 Specific Plan Jefferson Square E. LAND USE AND ZONING As shown in Figure 3: General Plan Land Use Designation, the 2035 General Plan Land Use Element designates the Specific Plan area as CG General Commercial. Fred Waring Dr. Figure 3: General Plan Land Use Designation PL 1: Planning Area 1 PL 2: Planning Area 2 PL 1 1 PL Divider, --. Jefferson Square Specific ........ Plan Boundary Parcel Boundary Line GN Neighborhood Commercial Zoning District Figure 4: Zoning Map Designation As shown in Figure 4: Zoning Map Designation, the City Zoning Map designates the Specific Plan area as CN Neighborhood Commercial. The Specific Plan area is subject to the MU Mixed Use Overlay District Regulations as introduced in the 2035 General Plan and noted in the City's Zoning Map. The MU Overlay District Regulations apply to all commercial zoning districts. F. PROJECT HISTORY May 2024 10 247 PL 1: Planning Area 1 PL 2: Planning Area 2 PL 1 1 PL 2 Divider: Jefferson Square Specific ........ Plan Boundary Parcel Boundary Line a CG General Commercial Land Use Designation Figure 3: General Plan Land Use Designation PL 1: Planning Area 1 PL 2: Planning Area 2 PL 1 1 PL Divider, --. Jefferson Square Specific ........ Plan Boundary Parcel Boundary Line GN Neighborhood Commercial Zoning District Figure 4: Zoning Map Designation As shown in Figure 4: Zoning Map Designation, the City Zoning Map designates the Specific Plan area as CN Neighborhood Commercial. The Specific Plan area is subject to the MU Mixed Use Overlay District Regulations as introduced in the 2035 General Plan and noted in the City's Zoning Map. The MU Overlay District Regulations apply to all commercial zoning districts. F. PROJECT HISTORY May 2024 10 247 Specific Plan Jefferson Square The City approved the Jefferson Square Specific Plan 2002-062 in January 2004. In its initial form, the Specific Plan proposed a 113,173 sq. ft. commercial retail center on a 10.7 -acre site. In November 2005, Amendment No. I was approved to alter the site plan and reduce the proposed commercial retail square footage to 100,731 sq. ft. In May 2008, Amendment No. 2 was approved whereby the site plan was again altered and the proposed commercial retail square footage was once again reduced to 90,441 sq. ft. Concurrent with Amendment No. 2, the Planning Commission approved SDP 2007-898. A copy of the Amendment No. 2 site plan is provided as Figure 5: Amendment No. 2 Site Plan, for reference purposes. Construction of the Specific Plan area began in 2008. By 2009, four retail buildings were constructed in PA I totaling approximately 38,000 sq. ft. Constructed retail buildings include those buildings identified in Figure 5 as Drug, Shops 2, Shops 3, and Fresh & Easy (note: to streamline the Specific Plan naming convention, all existing PA I buildings have been renamed as depicted in Figure 11). Onsite and offsite horizontal improvements were also constructed throughout the entire Specific Plan area (PAI and PA2), including three certified pads (one on PAI and two on PA2) identified in Figure 5 as Pad A, Shops 1, and Major, parking lots, driveways, stormwater management system, utility infrastructure, landscape improvements, and public sidewalks and parkways. In 2013, Parcel Map No. 36241 was approved and recorded, whereby the Specific Plan area was subdivided into seven legal parcels. Street and landscape dedications were included with Parcel Map No. 36241 which reduced the Specific Plan area from 10.79 to 10.27 acres. A summary of the subdivision is presented as Table 1: Jefferson Square Specific Plan Parcel Areas and Land Use. In 2020, the Planning Commission approved SDP 2020-0002, which allowed the development of a drive-through coffee use (Dutch Bros Coffee Shop) on the pad formerly identified as Pad A. The drive-through coffee use has since been constructed and is operational as of 2023. As of August 2023, the formerly identified Major and Shops I pads remain vacant and undeveloped. Figures 6, 7, and 8 provide historical aerials of the Specific Plan area that illustrate the site in 2005, 2011, and 2021. Figure 9 depicts the Specific Plan area conditions as of 2022. May 2024 11 248 Specific Plan I I I I - - ADJACENT RECREATIONAL PARK LAND I IL ❑ - - RETENTION AREA - ❑ LOADING I Lei 18 D_ DAY PRA S200SF. � - L0.�91NG [.:4 12 G 1 200 SF. sa Q °Q IL s I I a N a SHOPS3 MAJORS OP 2 FRESH ss 4 7,00O5 42,500 SF 4, 00 F & EASY u 13,928 SIF 0 I ADJACENT RESIDENTIAL PROPERTIES d \\ 6 e 4 b p da o d 6 d L(E)@J RECYCLE \ I CENTER —_ 234 ngEr. I - s - - - - m• a o a.- �- � � e u o® i 1 1a ao ,p o �, 2 I 15 �. —7�` � 14 I HOPS 1 A DRUG I N�Eq I N13,013 —4- - - I SIF n m 71 LVo e e i a 9 € D PAD A �' u 4,500 SF ro LANDSCAPED I RETENTIONAREA M 48,180 SF (AZ ACI I I rl 12 — 15 vow L N u DECELERATION LANE -"" D ELERATION LANE UTURE CITY — — — — — — — — — — — M O N U M E N T — — — i— — — — — — — — — — — -- _ _ JEFFERSON �T — _ _ — — — — _ — — _ — --- ------------- — I �gf41it I I I F I Figure 5: Amendment No. 2 Site Plan (for reference purposes) Jefferson Square May 2024 12 249 Specific Plan Jefferson Square Table 1: Jefferson Square Specific Plan Parcel Areas and Land Use Parcel # APN Acreage Building Area Land Use Parcel 1 604-521-007 1.47 13.01K Retail (Pharmacy) Parcel 2 604-521-009 0.81 6.7K Retail Parcel 3 604-521-010 1.86 14.OK Retail Parcel 4 604-521-011 0.58 0.9K Food (drive thru coffee) Parcel 604-521-012 0.45 4.3K Retail Parcel 6 604-521-013 4.09 0 Vacant Parcel 7 604-521-014 1.01 0 Vacant Total 10.27 38.9K Figure 6: Site Aerial View on December 31, 2005, Source Google Earth May 2024 13 250 Specific Plan Jefferson Square Figure 7: Site Aerial View on June 23, 201 1, Source Google Earth Figure 8: Site Aerial View on June 06, 2021, Source Google Earth May 2024 14 251 Specific Plan &OIY dT 4NL5E p1A oTi ---I - �``---a-------- -------`.L.-"--' 7�-- - --- �r Wim° wswu+.r aFmrriweAz srawr raAev muwar �• � �1 ®mw �" AmxA[r .1. 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LOC WlIFA ea w OMW LtlOY rCWT � � I LiNr !£GFhED V - ftttaYFlY lM£ H — — I ulurr aro i -A= m e ❑ R ❑r r w `. �`------------{-------------- --- ----------------- -------------' 1--' - I weawmvs mr u�a ��•,� ff IE M 1/5 -- A9MNr LY1N 6 45-- -------------------- ------------A4NMr.......... ................A r` I �AasFowwx v � _ � I ,_ �' v: ' ----- I —•—•—• rw� I I I I I - ------------- Figure 9: 2022 Site Conditions Aovrwerr I � a= ALTAINSPS LAND 71 TLE SURVEY JEFFERSON SQUARE r LA OUINTA, CALIFORNIA TOPOGRAPHIC INFORMATION I I an:.nespv: mrs �e nx.e I I ewuwa AYeaas�amim I L wx Axoecr xa20-68fi piq aeeew 2 2 9!F 5 Jefferson Square May 2024 15 252 Specific Plan G. PROJECT OVERVIEW Jefferson Square Since the approval of Amendment No. 2 in 2008, the retail industry has shifted considerably. Following the Great Recession of 2008, many once powerful retailers have filed for bankruptcy, including Fresh & Easy and Osh Hardware, two retailers that were slated to occupy the Specific Plan area. With the evolution of technology over the past 10 years, consumers have transitioned to online shopping and spend less time in brick -and -mortar stores. The Coronavirus Pandemic of 2020 further exacerbated this trend and has led to a substantial increase in retail vacancy throughout Southern California. Meanwhile, housing shortages continue to grow. In 2012, Southern California Association of Governments (SCAG) adopted the 5th Cycle Regional Housing Needs Assessment (RHNA) for the planning period of October 2013 to October 2021 and in 2021, the agency adopted the 6`h Cycle RHNA for the planning period of October 2021 to October 2029. La Quinta RHNA allocations for the respective planning periods are 364 dwelling units and 1,530 dwelling units, or an anticipated housing demand increase of 320%. While Amendment No. 2 limited the Specific Plan area to commercial uses, Amendment No. 3 allows the Specific Plan area to be developed as a horizontally mixed-use project. Horizontal Mixed -Use is envisioned in the Specific Plan area as retail uses located in PA I and higher density residential in PA2. The catalyst for this change is the Mixed -Use Overlay District Regulations, which apply to all commercially zoned properties in the City. H. PROJECT ENTITLEMENTS Approval/certification of the following actions will be required to implement the Project: Specific Plan Amendment No. 3: This document includes the land use and development standards, design guidelines, infrastructure needs and implementation strategies to fully implement the allowed uses of the Specific Plan. The Specific Plan requires separate public hearings before the Planning Commission and City Council. The Specific Plan shall be approved by City Council and adopted by resolution. Mitigated Negative Declaration: Pursuant to State and local CEQA guidelines, an Initial Study (IS) was prepared for Amendment No. 3 and determined that development pursuant to Amendment No. 3 could result in environmental impacts. The initial study identified specific mitigation measures that would mitigate any potential impacts resulting from implementation of development to a less than significant level. Consequently, a Mitigated Negative Declaration has been prepared for Amendment No. 3. Site Development Permit: An SDP is required by the City for final approval of a site plan, architectural design, and landscape design. The SDP requires a public hearing before the Planning Commission. The Community Development Director shall have the authority to approve minor adjustments to the SDP plan, so long as they determine such adjustments are consistent with the Specific Plan. Tentative Tract Map: If required, a Tentative Tract Map shall be reviewed by the Planning Commission, with their recommendation, and ultimately reviewed by the City Council for a final determination. May 2024 16 253 Specific Plan Jefferson Square Final Tract Maps, Grading Plans, Landscape Plans and Building Permits: Recordation of the final tract map(s) and approval of final landscape plans, issuance of grading and building permits, as needed, shall be obtained, for each building, as required by the City. May 2024 17 254 Specific Plan II. PROJECT SETTING A. LAND USE AND ZONING Jefferson Square The Specific Plan area's land use and zoning designations are CG General Commercial and CN Neighborhood Commercial, respectively. The Specific Plan area is also subject to the MU Mixed Use Overlay District. The 2035 General Plan Land Use Element describes CG General Commercial uses as: "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. 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 Policy LU - 7. I, mixed use development is also appropriate in this designation. Mixed use project can include vertical mixed use — where retail/office occurs on the ground floor, with residential units above; horizontal mixed use — where retail/office 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." The City Zoning Code states that the purpose and intent of the CN Neighborhood Commercial Zone is: "To provide for the development and regulation of small-scale commercial areas located at the intersections of arterial highways as shown on the General Plan. The CN district is intended to provide for the sale of food, drugs, sundries, and personal services to meet the daily needs of a neighborhood area." Finally, the City Zoning Code states that the purpose and intent of the MU Mixed Use Overlay is: "to facilitate the development of mixed-use projects that include both multifamily residential and commercial components in a cohesively designed and constructed manner. The mixed-use overlay district will contribute to vehicle trip and associated air pollutant reductions by locating residents near services, employment, and transportation hubs, and by providing interconnected multi-purpose paths for alternative modes of transportation." The proposed site plan, design standards, and allowable uses of the Specific Plan are consistent with the City's Land Use, Zoning, and Mixed -Use Overlay District Regulations. A detailed General Plan consistency analysis is provided as Appendix A. B. EXISTING SITE CHARACTERISTICS Existing site characteristics are shown in Figure 9: 2022 Site Conditions. The subject property has been subdivided into seven legal parcels (Parcels I through 7) varying in size from 0.45 acres to 4.09 acres as listed in Table I. Vertical improvements have been developed in PAI (Parcels I through 5) and horizontal improvements have been constructed throughout the entire Specific Plan area (PAI and PA2). Constructed site improvements include parking lots, driveways, stormwater retention systems, utility infrastructure, and landscape improvements. PA2 (Parcel 6 and 7) remain vacant with pads ready for vertical improvements. Offsite improvements include a traffic signal at the northeast corner of the Specific Plan area at the intersection of Fred Waring Drive and Jefferson Street, curb, gutter, public sidewalk and landscape improvements along the full lengths of Fred Waring Drive and Jefferson Street, and a deceleration lane on Jefferson Street. The Specific Plan area is also bordered by 6 -foot -high masonry walls on the southern and western boundaries. May 2024 18 255 Specific Plan C. SURROUNDING LAND USE Jefferson Square Table 2: Specific Plan and Surrounding Land Use and Zoning Designations lists the Specific Plan area's surrounding land uses and zoning designations. Figure 10: Surrounding Developments illustrates existing uses surrounding the Specific Plan area. The Specific Plan area is bordered on the north by Fred Waring Drive, which is a six -lane primary arterial roadway with a 120 -foot - wide right-of-way. The Esplanade single-family residential subdivision is located directly across Fred Waring Drive, north of the Specific Plan area. The Specific Plan area is bordered on the east by Jefferson Street, a major arterial with a 120 -foot -wide right-of-way. Property to the east of Jefferson Street is within the City of Indio's jurisdictional boundaries and has been developed as a retail center. The Heritage Palms Golf Resort is located across Jefferson Street to the southeast. Land use immediately west of the Specific Plan area includes a well site, City park, and a retention basin associated with the developed residential subdivision (Monticello) further to the west. The rear yards of approximately seven single-family residences of the Monticello neighborhood exist along the southern boundary of the site. These homes are separated from the Specific Plan area by an elevated berm and a six -foot -high masonry block wall. Table 2: Specific Plan and Surrounding Land Use and Zoning Designations Area Land Use Designation Zoning Designation Specific Plan area CG General Commercial CN Neighborhood Commercial North LDR Low Density Residential RL Low Density Residential South LDR Low Density Residential East City of Indio / Neighborhood Center West OS -R Open Space Recreation / MC Major Community Facilities RL Low Density Residential City of Indio / Neighborhood Center PR Parks and Recreation / MC Major Community Facilities May 2024 19 256 Specific Plan Jefferson Square Srngla Family Residential FnW limprV fi, 1-411 wirq f wSMN"a Fi -_ k1....�. x We II ., r r site Y Com marc+al h appi ng r Monticello -Center Park T J Retention ' Rasin Single Fan?ily Resideriti al Single Family A-osid arrhal � Figure 10: Surrounding Developments May 2024 20 257 Specific Plan Jefferson Square III. PROJECT MASTER PLANS A. CONCEPTUAL SITE PLANS Amendment No. 3 allows for either (i) a mixed-use development plan or (ii) a commercial retail development plan. Both development scenarios are further described below. It should be noted, the plans described in this Specific Plan are intended as examples of acceptable projects, however a final development plan and any subsequent plan alterations shall be subject to the approval of an SDP. Mixed -Use Development Plan Figure 11: Conceptual Site Plan — Mixed Use Development illustrates a mixed-use development plan that could result from the approval of Amendment No. 3. In this plan, PA I would continue to serve as a commercial retail center and PA2 could be developed with up to 95 multifamily units. Multifamily unit types could include apartments, townhomes, condominiums or a combination thereof. Planning Area I — Mixed -Use Development Plan PA I is built out with approximately 39,000 sq. ft. of building area. PA I consists of five commercial buildings referenced as RETAIL I, 2, 3, 4, and 5 throughout the remainder of this document. PAI shall continue to serve as a neighborhood commercial center which is currently occupied by CVS Pharmacy, Dutch Bros Coffee and an assortment of other retail and service-oriented shops. The currently developed areas of PA I include 176 parking spaces, which exceeds the required parking for existing uses by 46 spaces. Should additional commercial space be proposed for PAI, it will be required to demonstrate conformance with the parking requirements of this Specific Plan (see Table 5). A summary of the existing PA I building areas and retail uses is provided in Table 3: Retail Land Use Summary — Planning Area 1. May 2024 21 258 Specific Plan Jefferson Square 311111111111TIT71 ?-J PLANNING AREA 2 �� _PLANNINI NG AREA 1 � --- — — � L, ❑ I RETAIL 2 RES '1 �• is RETAIL 5 RETAIL 3 � m � Q A ILI RES 2 r RES 5 �� -—-- _.. RES4 • RES 3 \ - -- �� RETAIL 1 RES 6ilk 0 i 1 �a-- flXE L - ❑ �J J 1 JEFFERSON STREET z Figure 11: Conceptual Site Plan — Mixed Use Development May 2024 22 259 Specific Plan Jefferson Square Table 3: Existing Retail Land Use Summary — Planning Area Parcel Site Area Building Building Building UseNumber or Area Area # ft.) Reference Area of Stories Ratio(') Drug Store 1 63,903 RETAIL 1 13,013 (Anchor) with 1 0.20 Drive Thru 2 35,414 RETAIL 2 7,000 Retail Shops and 1 0.20 Restaurant 3 80,978 RETAIL 3 13,969 Retail 1 0.17 4 25,047 RETAIL 4 852 Coffee Shop 1 0.03 with Drive Thru 5 19,646 RETAIL 5 4,500 Retail Shops and 1 0.23 Restaurant Total 224,987 39,334 0.17 (1) Land use and building size may be modified, and/or reduced or enlarged in the future. However, the maximum FAR of 0.25 will not be exceeded within the Planning Area, or at any individual lot. The maximum commercial square footage allowed in PA I is 56,300 square feet. Planning Area 2 - Mixed -Use Development Plan The City of La Quinta Municipal Code Section 9.140.090 MU Overlay allows a residential unit density of 12 to 24 units per acre. Amendment No. 3 contemplates up to 95 residential units in PA2, which equates to 18.6 units per acre. Figure I I - Conceptual Site Plan — Mixed Use Development illustrates how 95 residential units could be developed within PA2. In this plan, RES I is shown as a three-story slab -on -grade apartment building with 77 one-, two -and three-bedroom flats. RES 2, RES 3, RES 5, and RES 6 buildings are attached townhome buildings offering three-story, three-bedroom units. The RES 4 building is an attached townhome building consisting of two-story and three-story, three- bedroom units. A summary of the mixed-use plan illustrated by Figure I I is provided in Table 4: Multifamily Land Use Summary — Planning Area 2. Primary access to PA2 would be taken from the existing southernmost Jefferson Street driveway. Pedestrian walkways would connect PAI and PA2 to encourage walkability and reduce vehicle miles travelled. PA2 residents would have access to common area recreational facilities such as a pool, spa, gym, recreational room, co -office space, outdoor plaza, tot -lot, community garden and walking trail. A resident park access point is proposed north of RES I to provide pedestrian access to Monticello Park (see Figure 13: Circulation Plan). PA2 multifamily amenities are discussed further in Section III.B. May 2024 23 260 Specific Plan Jefferson Square Table 4: Multifamily Land Use Summary — Planning Area 2 Building # Dwelling Unit Building Use Number of Floor Area Count (sq. ft.) Stories RES 1 77 Multifamily / Apartments 3 RES 2 5 Multifamily / Townhomes 3 RES 3 5 Multifamily / Townhomes 3 RES 4 4 Multifamily / Townhomes 2/3 RES 5 2 Multifamily / Townhomes 2 RES 6 2 Multifamily / Townhomes 2 Total 95 Density 18.6 units /ac PA 2 Alternative - Commercial Retail Development Plan If the residential development is not developed, Figure 12: Conceptual Site Plan — Commercial Retail Development illustrates a commercial retail development alternative that could result from the approval of Amendment No. 3. In this plan, PA I and PA2 would serve as a commercial retail center as contemplated in Amendment No. 2. PA2 would consist of a 42,500 square foot retail building(s) on Parcel 6 and a 5,000 square foot retail building on Parcel 7 as summarized in Table 5 below. Table 5: Retail Land Use Summary - Planning Area 2 Parcel Site Area Building�,� Number Building Use Floor Area # (sq. ft.) Area �l) of Stories Ratio(') 6 178,160 42,500 Commercial Retail 1 0.24 Building 7 43,996 5,000 Retail Shops and 1 0.11 Restaurant May 2024 24 261 Specific Plan Ste Plan --_ ----. - - _ --_-----___-_- JEFFERSON Si. Figure 12: Conceptual Site Plan - Commercial Retail Development Jefferson Square May 2024 25 262 Specific Plan B. PA2 AMENITY PLAN Jefferson Square The following amenity plan details approved features for a PA2 multifamily project. Within this section, various options are presented, offering flexibility for integration into any multifamily plan. The carefully chosen amenities listed below aim to meet the diverse needs and preference of prospective residents. Selections should align with the needs and desires of the target residents with the intent of creating a vibrant and comfortable community environment. Alternative project amenities may be provided on-site with approval from the Director of Design and Development or designee. At a minimum, three outdoor and two indoor amenities should be provided for a PA2 multifamily project. Outdoor Amenities: I. Swimming Pool: • Swimming pool with designated areas for lounging. 2. Spa Area: • Spa/jacuzzi with therapeutic jets for relaxation. 3. BBQ and Picnic Area: • BBQ station(s) with grills and picnic tables for gatherings. • Landscaped seating areas and umbrellas for a pleasant outdoor dining experience. 4. Gathering Space: • Tables and seating area. • Recreational area including yard games such as table tennis and cornhole. 5. Center Plaza: • Serves as a focal point for connectivity between PA I and PA2. • Dining tables and chairs with umbrellas and lounge chairs. 6. Playground and Recreation Area: • Outdoor spaces for children to play and for residents to engage in recreational activities. • Examples include tot -lots, basketball courts, tennis courts, and bocce ball courts. 7. Green Space: • Landscaped area, garden, or pocket park that would contribute to a healthier and more aesthetically pleasing environment. 8. Jogging Trail: • Decomposed granite paved jogging trail along open landscaped area in the southwest corner. May 2024 26 263 Specific Plan Jefferson Square 9. Dog Park: • Secure dog play area. 10. Monticello Public Park Access: • Direct access to Monticello public park from the multifamily community. Indoor Amenities: 1. Lobby Area: • Welcoming lobby with furnishings. • Concierge desk for resident services and security. • Comfortable seating areas for residents and guests. • Mail and package room with secured storage. 2. Community Room: • A multi-purpose community room that serves as a hub for various events, workshops, and social activities. • Kitchenette for catering and food preparation. 3. Coworking Space: • Coworking area equipped with high-speed internet. • Private work pods and meeting rooms for productivity. • Printing and scanning equipment for residents' convenience. 4. Education and Learning Space: • Areas for educational programs, workshops, tutoring and learning activities. 5. Fitness Center: • On-site gym or fitness center to promote health and well-being among residents. 6. Laundry Facilities: • On-site laundry facilities for the convenience of residents. Additional Amenities: I. Community Events and Programs: • Regularly organized events and programs to encourage community engagement and interaction. 2. Bike Storage and Repair Station: • Secured bike storage for residents with bicycles. • Bike repair station with tools and air pump. C. PHASING PLAN May 2024 27 264 Specific Plan Jefferson Square PA I was developed in 2008 apart from Parcel 4, which was developed in 2021. PA2 is anticipated to be developed in one phase. Construction is anticipated to be completed in 12 to 18 months. D. CIRCULATION PLAN Circulation within a mixed-use project comprised of multifamily and retail components is crucial for creating a vibrant and interconnected environment. Effective circulation design ensures smooth movement and accessibility for residents, shoppers, and employees, optimizing the functionality and success of the development. This section explores the significance of circulation in the Specific Plan area. Below are some key considerations and strategies implemented to enhance circulation. Considerations for Circulation Design: I. Location and Separation: The multifamily and commercial components shall be separated yet interconnected through a network of walkways and vehicular drives to ensure privacy for residents while allowing easy access to retail amenities. 2. Pedestrian -Friendly Design: An emphasis shall be placed on pedestrian -friendly design principles that incorporate enhanced sidewalks and landscape, well -lit pedestrian paths, and crosswalks to enhance pedestrian safety and encourage walking within the development. 3. Traffic Flow and Parking: Any approved development plan shall account for efficient traffic flow within the project by incorporating well-designed drives and intersections with direct access to parking areas. Adequate parking facilities for both residents and retail customers shall be provided to ensure convenience and minimize congestion. 4. Entry and Exit Points: The Specific Plan area offers four vehicular entry and exit points to facilitate efficient circulation. Additionally, the Specific Plan area offers multiple pedestrian access points along Jefferson Street and Fred Waring Drive. 5. Designated Loading and Unloading Areas: The Specific Plan area strategically locates designated commercial loading and unloading areas to minimize disruption of traffic flow. Figure 13 illustrates an acceptable circulation plan which is discussed in further detail below. Vehicular Access and Circulation Vehicular access to the Specific Plan area is taken from four primary entry drives (Primary Entry Drives I through 4, Figure 13), (i) two locations along Fred Waring Drive, and (ii) two locations along Jefferson Street. Deceleration lanes are provided at the two drives on Jefferson Street, and Primary Entry Drive 3. Primary Entry Drives I and 4 provide left -in turning lanes into the site. Primary Entry Drives 2 and 3 provide restricted, right in -right out access only. There is a dedicated right turn lane for eastbound traffic using Fred Waring Drive turning south onto Jefferson Street. On Jefferson Street, the left turning lane into the project is approximately 650 feet south of the intersection with Fred Waring Drive. On Fred Waring Drive the left turning lane is approximately 540 feet west of the intersection with Jefferson Street. Fred Warning Drive and Jefferson Street are designated in the General Plan as major arterials and the intersection is signalized. Primary vehicular circulation drives serve as the backbone for vehicular circulation within the Specific Plan area. Primary vehicular circulation drives offer full site circulation throughout the May 2024 28 265 Specific Plan Jefferson Square project and direct access to parking facilities and loading areas. Drive throats are provided at ingress and egress points to allow vehicular stacking and minimize traffic congestion in the parking areas. PA I Vehicular Circulation RETAIL I (CVS Pharmacy) is accessed through a secondary drive that fronts the store's entrance. Convenient parking is located along the full extent of this secondary drive. Access to the RETAIL I drive-through lane is taken from Primary Entry Drive 3. Drive-through access is provided via two 12 -foot -wide drive-through lanes located on the west side of RETAIL 1. Each lane provides enough stacking to accommodate up to seven automobiles (— 120 feet), without obstructing the accessway. RETAIL 2, 3 and 5 are accessed through Primary Entry Drives 3 and 4, which lead to convenient parking spaces that front each of the buildings. RETAIL 4 (Dutch Bros Coffee) is accessed from Primary Entry Drive 2 which leads to parking spaces that directly front the store's entrance and a double -stacked drive-through lane. Primary Entry Drive 4 serves as the primary truck access for RETAIL 3 and 5 and Primary Entry Drive 3 serves as the primary truck access for RETAIL I. An elevated loading dock is provided for RETIAL 3, and a service aisle is provided along the rear of the RETAIL I for loading purposes. Any future additions or expansions to PA I shall incorporate the Considerations for Circulation Design listed above. Additions or expansions shall ensure accessible path of travel, loading zones (as needed), and convenient parking. Additions or expansions shall ensure efficient traffic flow within the project by integrating into the existing circulation drives and intersections. There should be a direct vehicular and pedestrian path from at least one Primary Entry Drive. PA2 Vehicular Circulation Primary Entry Drive I shall serve as the primary entrance for multifamily residents and their guests. Residents shall proceed to their designated parking space(s) via the primary vehicle circulation drives. RES I residents shall park in designated spaces located along the outer perimeter of the building. RES 2 through RES 6 residents shall park in private direct access garages. Residential guests shall park in the designated residential guest parking area located east of RES 3 fronting Jefferson Street. Pedestrian Access and Circulation Pedestrian sidewalks and on -street bicycle lanes are provided along both the Fred Waring Drive and Jefferson Street frontages which serve as the pedestrian entryways for the Specific Plan area. A functional network of internal sidewalks and walkways shall be provided within the Specific Plan area. Figure 13 illustrates an example of an acceptable Pedestrian Access and Circulation Plan. The pedestrian path of travel within the Specific Plan area shall begin at each of the primary entry drives. From the primary entry drives, a network of onsite sidewalks and striped pathways shall lead pedestrians to onsite buildings. A pedestrian connection point to Monticello City Park is proposed in addition to the one currently in existence. May 2024 29 266 Specific Plan -- -Ftr Proposed Existing Monticello City Monticello City Park Connection Park Connection —n--m�„ . -- -- -- -- ��- ---- -- JEFFERSON STREET Figure 13: Circulation Plan Sita Plan 1 Gz Jefferson Square May 2024 30 267 Specific Plan Jefferson Square E. GRADING PLAN The Specific Plan area was constructed in accordance with the Conceptual Grading and Drainage Plan referenced in Amendment No. 2. A copy of this plan is provided as Figure 14. Precise grading for the overall site resulted in the development of seven building pads, an above and underground retention system, and associated parking areas designed to convey surface drainage flows to appropriate catch basins on site. Minor grading and drainage adjustments would be necessary to develop PA2 as a multifamily project. Figure 15 PA2 Conceptual Grading and Drainage Plan serves as an example of an acceptable Grading and Drainage Plan. Final grading would match finished elevations of the surrounding retail parcels and would not result in significant slopes. Precise grading plans are subject to review and approval by the City according to standard engineering protocols. F. DRAINAGE PLAN The existing Specific Plan area drainage consists of direct surface runoff into several catch basins located throughout the site (see Figure 14, Amendment No. 2 Conceptual Grading & Drainage Plan). Stormwater is conveyed from individual catch basins into an underground storm drain system, and ultimately to an underground retention system located near the center of the site and two above -ground retention basins located on the west and south sides of the site. All storm water is retained on site. A multifamily development in PA2 shall be consistent with the previously approved hydrology report prepared for the Specific Plan. Tributary areas to each watershed shall be designed in such a way that substantially matches the existing condition. The characteristics and increased pervious area of a multifamily development plan would offset the effects of the reduced time of concentration and the ultimate result is discharge values close to or below existing conditions. Any proposed multifamily development in PA2 shall conform with current City of La Quinta drainage design requirements and to the previously approved hydrology report for the Jefferson Square retail center and shall provide adequate protection for the proposed on-site improvements and structures without introducing adverse effects on the neighboring developments. The project's construction contractor, in consultation with the City, shall be responsible for filing all required notices with the Regional Water Quality Control Board (RWQCB), preparing the Strom Water Pollution Prevention Plan (SWPPP), and implementing required Best Management Practices (BMPs) for future projects. G. SEWER PLAN Sewer service to the project is provided by the Coachella Valley Water District (CVWD) via an existing 10 -inch sewer line within the right of way of Jefferson Street along the site's eastern property line. As shown in Figure 16, Existing Sewer and Water Plan, the Specific Plan area is serviced by two 8 -inch private sewer mains. One 8 -inch main runs from Jefferson Street to the front side of the RES I pad along Primary Entry Drive I. This line shall provide sewer service for any PA2 multifamily development as illustrated in Figure 17, PA2 Conceptual Multifamily Sewer and Water Plan. A second 8 -inch sewer main is constructed on the northeast side of the Specific Plan area. This line extends from an existing manhole located on Jefferson Street and runs along Primary Entry Drive 2 to where it terminates in front of the RETAIL 3 building. From this point, May 2024 31 268 Specific Plan Jefferson Square the line extends north and south where retail laterals are connected to the line. Sewer laterals for the RETAIL I, 2, 3, 4, and 5 buildings are connected to this sewer main. May 2024 32 269 Specific Plan s�R• - K — RIURTER BF �ST SII IER�GP S9 RR x9HREs �YEa�NE� sA��HOP,N � MNREa s<A,E9 MI%sw. MORE saAr.IlcucaiLr oEKRiriEB As SECn6ry . 1NEMCE IlONO THE -- SECRON 9025 FINE FEET; WE "DRr 6T31g13' EAST, B5 0I TD TH£ TRUE POINT OF EOINNINC: THENCE PIINNINO PARALLEL 10 IHO 55A0 FEEI SOUM OF wFsi. 551.93 Rel. THENCE BnRH ar30 M WAifR k SEAER � COACHELLA VALLEY wATFR 0151RICP SCHOOL - PHWEIYRNCE W1£RISON UFgRNIA E➢90H FR Filo L E CErz INCA �ADKwNIAxa29,. 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RJAFO w/F— NLTPA 2] „H ALL SIW AFFOR TREAINLMT EIv - upRTSEMmv LOmurlc sEVA9lAmp o- Cni9TRUCT fHp FLARE 25 LWS1RULl IS HOPE SifRM GRAIN xe carsTNucT e^ HpvE srcRN PRUN 3T cc«smun a" LURR Axp wrTER 20 RFMOO£ —1 -NO —1F.O PAINT STRIPE OR PAVEMENT MARKING AS —0 o- L.S1RULl OLNORETE --T 'r R I.fFNR• _ I I � � ,PTCI WUNOLRY �__�__— PROPERM UNE _ MI OF AIRY II u I I I _ n�LE1R .-----------"- WATER fAYlilUlr UNE { ---- RSCf USECfM IM[ 10 TL I N ` � � GURB AIL LIRifR �b I -s�LDPE�sr�M�i / -- 21 TOE or sLwc I ESE pl PAVEUEMI —�— -- — IXICIWG PEINNING N'.91 _ _ —R—R— RIRGE IfIE �Y54006 pgyyC{ PIK 41. I I - - PROFOBm SIORMCAMI 1_ E,92IING 510RWRUN —__ �EII��EWER UNE F99TINL GIS UK ��_ WDA CONIWR --- — MINOR cw+rcuR gRpp TL 811E Of CFACE L5.50 R\ PROPWEL ELLVAPONS Hyl _ ;��'I- � IXIy1eIG ELEN9TpN5 ERRE 10, zr wu v -.. E �A $z NH Rb FmE Mowll 9>w LRo CMLH 9r5Ix — "-"-' sow O saAMp9uN MANIIUE - _� amlAo Q SAWiPRY SE1rTR PA.- COp SMRIICPI SEMT,R CI&WWI Figure 14: Amendment No. 2 Conceptual Grading Plan AIC wMl AIJ;REGAi[ cOICAEIE PYHI EW flan M WFLP � o �X SIN n CENfE W N tlFANGN WNc WxwEIE a DtvEA Faannc p� OAOP IXLEI EI cWv Rs FlNTiHW Fl,ppR Fc FlNTiHEO GRADE M FIFE 1-1 R ROw UNE FS FIMRIED 91FPME 69 CPME P— HP HICK POIM 1.Ini49I aF PIK u ualor�sE NaF.1 LP M' P LNOI APMT R F.111111 P uNE ISIXNNEC1bN 'A TTaRM ORNNT sp �H SI�O�RMO��HOIE SRI BTPNWlO Sld SRNBk1 RUIIDIIC SRR SENRi ttIP OFF CRAATE n TF IOP n NOIIMC I TOE OF TB BP TOP OF E — ;.. 1H TOP OF REfAINRC WALL rgR TOP OF SCREEN WAIL a«R A Igo o9AwuC . pT 2PD PRo-c r wra9w M, SNEETONUNE 1 GF 1 SHEETS scud r RMRN Jefferson Square May 2024 33 270 URdergr9urtd Service ",I tell POLL 11E1 GRAPHIC SCALE 1-800 422-4133 I Iivva -PrzK Tn CONCEPTUAL GRADING PLAN SWC OF JEFFERSON AVE AND FRED WARING DR. LA OUINTA, CALIFORNIA -�� +—----- I II n nT W n1 RR RAI ch R/w PF, .. r�E � S1 w .QFF1Hri sMEI rac� Ac SECrosu AwTION n m e�E R MUM QNOI 10 5CN£ � Pn E<mra.NL Ywxc �� "m -www NA I II I I I �I I I I I I I I I I I I II I I I I I 17 VICINITY MAP M .S to- cpusTRucr a' cuRR Au0 cuTTER O-CpRS'IRUCT 6" WRM ONLY PALL 13'NS' Ip. RECTPNG— RPE FOR ORP.— PAEE —FAR, o-/� Lp11s,RULT AL PAA�EDr Ll CONSIRVCr PCC PAYDAENr o- LniSTRVLI CCNORETE —AA. BO- COIr9T U- HANDICAP RAMP o- CniSRNCT CURE OPENING CATCH 0— o- CONSTRUCT CRATED INLET o- carswucr RETAINING wAR 10 CNSTHUCT ]— PCC RI— CUTTER 11 99' CMP UNERCRWNO STORAGE SYSRM 12 INSLALL ImPE lEE/wlE 1] INSTALL ROPE E— I__ LROWIIXIC_uERE W/PMH ACCE55 V PREcas 15 IIJS1RULT IV HOPE STORM GRAIN o- Fm--- le STORM GRAIN I] —mu. RRASH ENIXDSUF£ 1e GpxsRrucr za HOPE S— .RAIN 19 CONSIRUCT XI' HOPE SICRM DRAIN 2p InsrnLL lexz- ImPE RERucTn o- CONSTN S10RN GRAIN NA QLE 22 INSTALL S.. RJAFO w/F— NLTPA 2] „H ALL SIW AFFOR TREAINLMT EIv - upRTSEMmv LOmurlc sEVA9lAmp o- Cni9TRUCT fHp FLARE 25 LWS1RULl IS HOPE SifRM GRAIN xe carsTNucT e^ HpvE srcRN PRUN 3T cc«smun a" LURR Axp wrTER 20 RFMOO£ —1 -NO —1F.O PAINT STRIPE OR PAVEMENT MARKING AS —0 o- L.S1RULl OLNORETE --T 'r R I.fFNR• _ I I � � ,PTCI WUNOLRY �__�__— PROPERM UNE _ MI OF AIRY II u I I I _ n�LE1R .-----------"- WATER fAYlilUlr UNE { ---- RSCf USECfM IM[ 10 TL I N ` � � GURB AIL LIRifR �b I -s�LDPE�sr�M�i / -- 21 TOE or sLwc I ESE pl PAVEUEMI —�— -- — IXICIWG PEINNING N'.91 _ _ —R—R— RIRGE IfIE �Y54006 pgyyC{ PIK 41. I I - - PROFOBm SIORMCAMI 1_ E,92IING 510RWRUN —__ �EII��EWER UNE F99TINL GIS UK ��_ WDA CONIWR --- — MINOR cw+rcuR gRpp TL 811E Of CFACE L5.50 R\ PROPWEL ELLVAPONS Hyl _ ;��'I- � IXIy1eIG ELEN9TpN5 ERRE 10, zr wu v -.. E �A $z NH Rb FmE Mowll 9>w LRo CMLH 9r5Ix — "-"-' sow O saAMp9uN MANIIUE - _� amlAo Q SAWiPRY SE1rTR PA.- COp SMRIICPI SEMT,R CI&WWI Figure 14: Amendment No. 2 Conceptual Grading Plan AIC wMl AIJ;REGAi[ cOICAEIE PYHI EW flan M WFLP � o �X SIN n CENfE W N tlFANGN WNc WxwEIE a DtvEA Faannc p� OAOP IXLEI EI cWv Rs FlNTiHW Fl,ppR Fc FlNTiHEO GRADE M FIFE 1-1 R ROw UNE FS FIMRIED 91FPME 69 CPME P— HP HICK POIM 1.Ini49I aF PIK u ualor�sE NaF.1 LP M' P LNOI APMT R F.111111 P uNE ISIXNNEC1bN 'A TTaRM ORNNT sp �H SI�O�RMO��HOIE SRI BTPNWlO Sld SRNBk1 RUIIDIIC SRR SENRi ttIP OFF CRAATE n TF IOP n NOIIMC I TOE OF TB BP TOP OF E — ;.. 1H TOP OF REfAINRC WALL rgR TOP OF SCREEN WAIL a«R A Igo o9AwuC . pT 2PD PRo-c r wra9w M, SNEETONUNE 1 GF 1 SHEETS scud r RMRN Jefferson Square May 2024 33 270 VICINITY MAP M .S to- cpusTRucr a' cuRR Au0 cuTTER O-CpRS'IRUCT 6" WRM ONLY PALL 13'NS' Ip. RECTPNG— RPE FOR ORP.— PAEE —FAR, o-/� Lp11s,RULT AL PAA�EDr Ll CONSIRVCr PCC PAYDAENr o- LniSTRVLI CCNORETE —AA. BO- COIr9T U- HANDICAP RAMP o- CniSRNCT CURE OPENING CATCH 0— o- CONSTRUCT CRATED INLET o- carswucr RETAINING wAR 10 CNSTHUCT ]— PCC RI— CUTTER 11 99' CMP UNERCRWNO STORAGE SYSRM 12 INSLALL ImPE lEE/wlE 1] INSTALL ROPE E— I__ LROWIIXIC_uERE W/PMH ACCE55 V PREcas 15 IIJS1RULT IV HOPE STORM GRAIN o- Fm--- le STORM GRAIN I] —mu. RRASH ENIXDSUF£ 1e GpxsRrucr za HOPE S— .RAIN 19 CONSIRUCT XI' HOPE SICRM DRAIN 2p InsrnLL lexz- ImPE RERucTn o- CONSTN S10RN GRAIN NA QLE 22 INSTALL S.. RJAFO w/F— NLTPA 2] „H ALL SIW AFFOR TREAINLMT EIv - upRTSEMmv LOmurlc sEVA9lAmp o- Cni9TRUCT fHp FLARE 25 LWS1RULl IS HOPE SifRM GRAIN xe carsTNucT e^ HpvE srcRN PRUN 3T cc«smun a" LURR Axp wrTER 20 RFMOO£ —1 -NO —1F.O PAINT STRIPE OR PAVEMENT MARKING AS —0 o- L.S1RULl OLNORETE --T 'r R I.fFNR• _ I I � � ,PTCI WUNOLRY �__�__— PROPERM UNE _ MI OF AIRY II u I I I _ n�LE1R .-----------"- WATER fAYlilUlr UNE { ---- RSCf USECfM IM[ 10 TL I N ` � � GURB AIL LIRifR �b I -s�LDPE�sr�M�i / -- 21 TOE or sLwc I ESE pl PAVEUEMI —�— -- — IXICIWG PEINNING N'.91 _ _ —R—R— RIRGE IfIE �Y54006 pgyyC{ PIK 41. I I - - PROFOBm SIORMCAMI 1_ E,92IING 510RWRUN —__ �EII��EWER UNE F99TINL GIS UK ��_ WDA CONIWR --- — MINOR cw+rcuR gRpp TL 811E Of CFACE L5.50 R\ PROPWEL ELLVAPONS Hyl _ ;��'I- � IXIy1eIG ELEN9TpN5 ERRE 10, zr wu v -.. E �A $z NH Rb FmE Mowll 9>w LRo CMLH 9r5Ix — "-"-' sow O saAMp9uN MANIIUE - _� amlAo Q SAWiPRY SE1rTR PA.- COp SMRIICPI SEMT,R CI&WWI Figure 14: Amendment No. 2 Conceptual Grading Plan AIC wMl AIJ;REGAi[ cOICAEIE PYHI EW flan M WFLP � o �X SIN n CENfE W N tlFANGN WNc WxwEIE a DtvEA Faannc p� OAOP IXLEI EI cWv Rs FlNTiHW Fl,ppR Fc FlNTiHEO GRADE M FIFE 1-1 R ROw UNE FS FIMRIED 91FPME 69 CPME P— HP HICK POIM 1.Ini49I aF PIK u ualor�sE NaF.1 LP M' P LNOI APMT R F.111111 P uNE ISIXNNEC1bN 'A TTaRM ORNNT sp �H SI�O�RMO��HOIE SRI BTPNWlO Sld SRNBk1 RUIIDIIC SRR SENRi ttIP OFF CRAATE n TF IOP n NOIIMC I TOE OF TB BP TOP OF E — ;.. 1H TOP OF REfAINRC WALL rgR TOP OF SCREEN WAIL a«R A Igo o9AwuC . pT 2PD PRo-c r wra9w M, SNEETONUNE 1 GF 1 SHEETS scud r RMRN Jefferson Square May 2024 33 270 Specific Plan PRELIMINARY GRADING PLAN SWC OF JEFFERSON AVE AND FRED WARING DR. LA QUINTA, CALIFORNIA LEGEND: 'AdySF. ° Ex. MALL�Q — - - — �-�__ �— PROPERTY NNE Paava PROP. 1005E -PROPOSED LOT us rE rTRIBAL EASEMENT --- 1 PNCEIif LOT LING L LOTNLINE A EASE]OIF -ry-__� _ COAD LINE _- 1cl ----- — _ - STING CURB Al, Ca1RFk ,��FI _ _ ___ _ EKI SIN D:G PATH PER 2.01 5 I H N F BO EDGE OF PAW,OlT A.RCHIIECTS I g 6 \�WS EX SING RET NIC N PLAN8 2 3 WAIL 1.8 N AI "II u) ._ 4\ aCti 1 11V14 WK FENCE a: -II F O.D 2 -I 4` VAULT - - }�. -- --- M CUT NNE EXIST, 2 3 I - F .`�/ _ 2 _-- --_ ROME LINE VEGETATED 3 I. % 2,a 3 1 '., _ S SWALE I 4 I 1 B 7 _ � f3TNIING WNL PROPOSED 9ORHDTWN li I 2 d LOT NNE EASING S70RMOUN B I j I AL B �)(_' 2 3 EXISTING —1 UNE ETISOIIC WATER UNE ERE FNBRaNr I EC 13 CATCHWIN 2 YcLErAIID � I I SUMH O STORAIOAAIN NNI1R11f _BWALE—�FASf. 12'I', 1 I SWMH SANRARY SEWER WHOLE SWCD O 9.OT5 AffY SEWER U OLT RR � ', - 4 TOT LOT 0. P^FR 65.50 PROPOSED ELEVATORS ARGAREUIEDPs I -- pROP T,�lI �� I sS,eE n ENISMIG ¢)NATIONS PLAN E1_+ 85,00 FL D.G PATH PER ii: H 2 G'N^ FF 1� SLOPE Cr CRIME ARCHITECYS 4 v0 0 FOC. PN, A OCDA RAN TOUR IUIR/NIBPION REMIIIBf LOT UNE i T't2JTm. I I Y h • 150TH k a 2- R IN LT NE � ------ -------- AO% ----------------- LOT IL1 - LIME _-�__�----------�1 - ______________---_---__ _- - ______ _ R/NO - _ -»u FE-�SON STRIFE PAI. 84' ;12' RAL'EK WALL OIN EK S�PVMT OaG CURB SECTION A -A N, T, S. LOT INE 3 19' 1.5' i EK BLDG N Ex 32A AC PW7 CURB NEEI C{1llfR AC PNMT EX. G OUND SECTION C -C N, T.S. AC ASPHALT CONCRETE BLDG BUILDING BF RMAffLOF( PAESERER CR "ICH WIN CF CURE FACE CDG CURB k GUTTER CL CENIER1jME 00 CIEAIOUT CONC CONCRETE BFDEEPENED POOTH; B.B. DELUIPUSED GRAINE Et. EXISTING N FN9ffD FLOOR PG FNIS10 MADE EH ERE HILRWT R ROW MINE FS FINISHED SURFACE G8 GRADE BREAK LS IMMSGPE AREA UP UP OF TINIER NAP NOT A PART k& P/L PROPERTY UNE PCP. PRBPGSEB POC POINT G ODNEAT M TV YT PAVENLM R RIDOE RETRETAINING V/RIGHT RIGHT OF WAY ST STORK GRAN SOMXSIDNERNN MANHOLE SW SEINER MAIIHCLE SID STANUHO SW SEWER TO TCP OF CURB TG IOP OF GRATE MANSF. TRANSFORMER EYP. TYPICAL NM 'NATER LINER 604 -521 -Ola SEWER R WATER -11- VALRM WRER OISRRKT 1 ELECTRIC I0�EIR41. TIONI ICES. APPLICANT fA ugOA PEVEI-roup1T md 130 PIME wVE, SURE 203 R x THE Cl OF LA MINTA —1T OF _OE STATE OF CAL_, REOCNOEO 1fALC(u 895_3AM2 P ROCK 235. PAGER 1 M 7 11 OF AFM MAPS x ME OFRCF OF THE COUNTY axT T..Is RVMEx 604 -521 -Ola SEWER R WATER -11- VALRM WRER OISRRKT VICIN17Y MAP ELECTRIC I0�EIR41. TIONI ICES. APPLICANT fA ugOA PEVEI-roup1T LEGAL BEMRIPTION_ ARCED 6 4 7 OF FARM MAP K. 3620 130 PIME wVE, SURE 203 R x THE Cl OF LA MINTA —1T OF _OE STATE OF CAL_, REOCNOEO 1fALC(u 895_3AM2 P ROCK 235. PAGER 1 M 7 11 OF AFM MAPS x ME OFRCF OF THE COUNTY axT T..Is RVMEx RI OF UO OORERry PRELIMINARY EARTHW(IIRK FLOOD ZONWIE LM E ONM OVER-EKCAYATM: 980 Cf 1, IUPq T OF 1,71x0 CY WTWN Ft000 _E'%' (BNSNAD. RE1NC M MEA DR - MR.. TC BE W14UE 500 -MEM 8000 RARE PEA NE K 14 - ` aPD wsuRANCE TATA MM (T*M) - APN NNNBENS: C WUNITY PANEL NUMBER --POM DATED A1W142T 2A 2006. 604 -521 -Ola SEWER R WATER -11- VALRM WRER OISRRKT (700) 308-2051 ELECTRIC I0�EIR41. TIONI (70) 00-`n8 n) - CAS THE CAS CC.— (900) 42]-2200 1¢FPxOxE VI,a (900) aN3-5000 tAxE TIME WAPMER {f.EAlyfPOu ORO) 340-1312 PIt 121-' SAWLYIT2, 2' I 11 Ef. RE7. WI1L 00 I GDG 11 Ef. AO PN71T SxENALR �EK GROUND Cllfffi SECTION B -B N.T.S. P 26 15' EX RET' BLDG WAu �NEK I PRS, PA N FK EK Po PROP. ptOINNT AOCE55 NET. WPML SECTION D -D N.T.S. sax Figure 15: PA2 Conceptual Grading and Drainage Plan BASIS OF BEARINGS THE BEARINGS ALE SHOWN HEREON AM BD ON THE BEARING OF JEFFERSON STREET HALING A BEMNC BF NORM 01VLSI. AS SHOWN ONTHE NM OF TRACT No, 2417 3, RECOROm IN BOOK 305, PAGES a1-44 OF NAPS, IN WE"""' OE THE MN 1Y RECORDER OF RIVERSIDE MINTY. DEIAOLMON NOTES: o-PROTEOT IN PUCE) Ug TO GRADE {ITEM PER PIAN) D-- Y d15TxG PAVBVI/T D-REM0.'E FASTING FIVELIBII E--REMOE IJwS cVRDA MN 8 WMF/RW-" EEjON REMOVE EOST% SIOERNX FD --REMOVE EOSTING aDBON DOTTER o-REMOAE EAEIING SIGN °FOR UI811Y RELOGTION SEE PROUNIN Y MLPY RAN GRADNG CONSTRUCTION NOTES: 0— o-��Ra &-oa smucT 6r Cum ,N0 GUTTER o- � S�CONSRtlIR 3 MY RICO N CUTER -cONSTRICR CLWB NMP o-conTlalcr 1Ay1E• sale IM T Bo-CGN5RIUCR RUNNING MNL EASENENT NOTES: 71 FASMW MR PIFfDN xfl NEI PURPOSES GFIa`APD N FAVOR OF TIE COACK11A Y MATER DSMOT. REOOROFD W1 12 mAS IWTRMxNr NP 200N-0f43N]9 ON PACED IVP 3R7F1. PME MR. PCS 1-7 p WOW FOR VIR*DDE.NRIA PURPM DFOCAIEB N WE CRY OF A Qum RfSPRYNG 10 TIE DWNER OF THE VNO NGUCm MAIN.' NE ",11E RKRir TO WE MINOR C1WCE5 TO THIS USETIENT. AT ITS 6LLE OPBT, REOPRI1L0 ON PAR(il INF 38241. PNB 755, PGS t-7 USEME.T FOR WATER NVB ACCESS PURPOSES OEDQUED 10 INE CITY OF N CUIIfIA Px PARCEL MVP 31-141, FRI 235, M 1-7 (TO FE D"IAUED BY Cm OF IA DGINT4 ERE WTDR ERIE SWyt RE 01 PRNNE AN7 NO NEW FASEIIER'I OFFOIG110N 5 REWIRE, Jefferson Square fn 5 Z` a` LU it Z CC �, a v 0 N z } Z a a a 0 Z 00 U. J U.0aW: 5 � a ISSUE: PRFLM. BATE: a/E4/23 CHECKED: RV DRAW: CC ORATING FLE: 21177e 101 PROJECT NO.: 21-41 SHEET NUMBER: 1 Cr I SHEETS 1__1: Al �IIOAFN May 2024 34 271 Specific Plan �Q? u""•Hil`w•o gnu xw HruP:n"x r: �f spun cry t¢F �E�F acOuiln'. flAfi d .+r•]IWK YC.0 CYxferaAa• 4CYonnCe is sn.,.. FstTCM !4= IrfiI'M' Mr9. w.w w: nlEtir or.r,•�r EAs]. asw n342 P"�kwa.aio iwo ism"ei"raX6 ��� spa m. Ymr. 'rssi�+'• ru+. Alar+ rtY iNlci AtNM w!t'# us1" a,rm u{L'" I4 A Ypnr ,xy: �'t �esl GQ-C•sV >�� +p.0a •¢t. m 1ti r.aaltnc ninIE.kc v vv rum, nmeral, A arA.z4 .kxi w +n,uYY. A uulmAx JI .fl.la ECI _. yx[P c4AaICwA wyiA' Yµp1 !N VA LLIuiFA :iaM �rAuiGlxl. Nwa IEI , RxAL G�[fwK M (5w] �eC�➢let d�eCAtlt ]Y �1•M iAq lJrt I Eli r PYsalwtl -a 4t++Aa4 4.. mfr nrnE, C• s23�• ME M:1st'v PwYnw �Pc� i rPK TM1• iN— [OrklM:] AFF �- m U GAr+ri A•" Eileec �i.•i�uUr AEG">AEYf++lS: girr1 [sT cCN+m4n� sr, aIr@ rc 11 IFI 9 uuY RkCtIKCfrY OCrL.I [YNiR rl".aWX4 {YI oc>esxL.' srAnwAtf kP w•kNiXp� N IX� LEfdtl2 .}ii U4 -------------- [4 SIOYpN 0. SCE rKAEIC H rYC!!i RCp vry to rvowrr rar us wNpPlpr ul4 cv aYovicem nx uYAI s •rlYUII�]rr vx Ao roar W+C41 il{� r�ruA[ R'X�92 9i[(M]YF [M[XO SNFY[Mk IMNG�A LK W u. •n =G XA.p .'VYLJA xM C4 WP RN• nl GMI gg'J� P�w• l\ f1IPL9R'�n�Wtr$ �� 1�mca. XYnn! �+o • r•.Jrr wm =ur]r Uro Ad 1$"W'. mo r� I M L SEC 1 -eon 422-4133 CONCEPTUAL SEINER & WATER PLAN SWC OF JEFFERSON AVE AND FRED WARING DR. LA QUANTA, CALIFORNIA 1 I I II 1 1 Figure 16: Existing Sewer and Water Plan a 1 WATER CONSTRUCTION NOTES: Q �Ecr m 1 r. wick muTMCNR To frtW.L cx,•, IYarAA 11' L•r WA,1. NAXr Irs�P..L C Lvk �A lu. LnE WA1 s• NP •A1F LnE IYYr..{ urC r v (�- xxrAl �IPus- aLCp IIaTAl oOuaE :Ewcl[R olECx 455r1NLT IYYr..! CNC C/C4aNCNi CeryYI�Ox ( MF IMrAy F091 Y�pCnIX YYLK I1 rCWFnRur Aiwi lVV� Mr,AII¢ra i �C IKTA1 T CCIR M *Ai SEk l W 2'*KE WA l Y r OMSIC Mill L.0 C -2W 1—.1 i�.i1rLLt-- 6F+r Yo 8' .A+[PA YM in IPPr.1 Y uoe Rta. [iXQ lY Al EEJIl k� IXSIn1 r�w.tt�t AaluLr Ilnrni wu Cx+ IXSCr.1C P' 1YA9rt UM o- IYsru n' nc we -P uai [� IYsrAi +e' oP wAroi xAX. SEWER CONSTRUCTION NOTES: (D-- n— — r ��rlsr. r• v=r uxnY ..I. sv,EA urPP,x, r tiuwews�.aiu•. � s mrrrry 1�Irvxr+l. srn..L—Ul �:4Yr�e.i ro ems• 1[.. xaY c�- ��I IX PLNY Immaz QRAPTUC SCATF r rx-A �w to 9 3 z 12 lu 01 Jefferson Square May 2024 35 272 p WW w11Y [4 SIOYpN rYC!!i RCp vry to rvowrr rar us wNpPlpr ul4 cv aYovicem nx uYAI s •rlYUII�]rr vx Ao roar Figure 16: Existing Sewer and Water Plan a 1 WATER CONSTRUCTION NOTES: Q �Ecr m 1 r. wick muTMCNR To frtW.L cx,•, IYarAA 11' L•r WA,1. NAXr Irs�P..L C Lvk �A lu. LnE WA1 s• NP •A1F LnE IYYr..{ urC r v (�- xxrAl �IPus- aLCp IIaTAl oOuaE :Ewcl[R olECx 455r1NLT IYYr..! CNC C/C4aNCNi CeryYI�Ox ( MF IMrAy F091 Y�pCnIX YYLK I1 rCWFnRur Aiwi lVV� Mr,AII¢ra i �C IKTA1 T CCIR M *Ai SEk l W 2'*KE WA l Y r OMSIC Mill L.0 C -2W 1—.1 i�.i1rLLt-- 6F+r Yo 8' .A+[PA YM in IPPr.1 Y uoe Rta. [iXQ lY Al EEJIl k� IXSIn1 r�w.tt�t AaluLr Ilnrni wu Cx+ IXSCr.1C P' 1YA9rt UM o- IYsru n' nc we -P uai [� IYsrAi +e' oP wAroi xAX. SEWER CONSTRUCTION NOTES: (D-- n— — r ��rlsr. r• v=r uxnY ..I. sv,EA urPP,x, r tiuwews�.aiu•. � s mrrrry 1�Irvxr+l. srn..L—Ul �:4Yr�e.i ro ems• 1[.. xaY c�- ��I IX PLNY Immaz QRAPTUC SCATF r rx-A �w to 9 3 z 12 lu 01 Jefferson Square May 2024 35 272 Specific Plan PRELIMINARY UTILITY PLAN SWC OF JEFFERSON AVE AND FRED WARING DR. LA AUINTA, CALIFORNIA srr . _ Lggmp 624ii5 w: TANESF_ Ek', IWAl1 Y' — - - — RNPERFY I NE %EIC ELIMM :.. 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MITER EIRF PROPOM' LEE :"' I E �•y P M Lrrv6 'l ON THIS :11GlEY LIES PRP. PROPOSED so¢-�E-ola xtmin N000 mH['K [�at'nR ] II "y F til � HE HYD WT PUC PANE OF CO NECEEH 0.1T m 500- E 8000 vUM PFR _ C6 ❑ ykTE:N 913N R RINEFI.006 nSRANCE RALE NM PROM) - I SCEAH STORlOR4N WNIO.E RA A16Ni 6 MY ocmec U -p MATE" ,N=GT 26 ()ST" V SIRR/R1 YER NEIIHRE SG 700 RMDRAN L �A ,our wA x 5CMH $FC%4YdH YW&'LE 5615. ❑ SUIRJRI NER OFNAIIR UTILITY PR,AUR4E7CI EE.CO TC SMI SEER YWFEIE /�E105 , I � L5.50 FLS RNPLHC EIEVAIKKb SrN10N Sip O TFn oSTACF (3stl] doe-xE01 _____ / wA y.SE SE%4A EIECIRC IS PEAIY IPRI".RINxI pGiRGi [1467 36�1i58 "'i Y 85 r IX611NG MlAipM3 wmua uuFOAEu mwn [3.07 fox-SAe1 - JJ r\ ^; - Tc Tm acorm ,HE cis cnoAMr T 1W OF GMT Gs jem) ax'+••]T"A 'I '°'1-•.,3'T: ,71 1 [:�t `� 0 Q Nc. Ph'. A oCOA I[F� -E [ wamH(.07 Rura000 T9. tYPICu Q[] pRR IEIEP�BYIF1➢1 PB.IH]IIER M 1E51ER PETER CA01E PK WWW OtHIFASNCN ITAO) ]40-t 31Z --------------- ----------= — – --------JEFFERSON STREET E Figure 17: PA2 Conceptual Multifamily Sewer and Water Plan DEMOLITION NOTES C]-PAWECT IN Ftmcv Nuu M GR L`J-Q'UI PER PUk) AIJQ0AFE OUTG VV PER RM EI--I-AULCAEE ox. M. E Fix unuro LrREYXw Mums ETIEEI IER PUH] UTL ITY CONSTRUCTIDN NOTES: �IWTYi T M ccAimc WSFR UNE 51 IIGVIt r M PH VTM UNE o-IEGTxi. r b m MIM uE o-lV TELL k' IAS Ma LWE o-llyvSL 6 PVC sToPm MIA LHE &-I1LZYE 127 RCAF SRH! DRAW 6(S�HSW_ Y cWEsnc "TEF IEFER A% BKliL4'1 vINlE9HER o-lI15TNi CCI[FE E}ECF ix E A5amu @--II AN AM Fix o-N;rAEL F' F H1pMVT As9EMIRv o -u 42r 5EIER WINOEE 61 II5g11 `.iAEF EIf Yl]lIT @-1— 5�i1ai O -N CU -1 MUCMAE MD AP w+ G14eUE I NOTE. W" Pm AKv RNA -ExT. A1.6PaE; a xn Y FMR a 7IE OYLHRIA 691a"y aR 65TV. R[WRIEA ■171ST II 2615 MSIItlU" 0. ]E6�o14,16]B ON P1%EL WP ]BILI. M Lid PES 1-7 E IEnT FOR :A1L ivH Wx Rfa1CQ'S fFGMw1F0 TO RE IJ pEy S u WJ pESTRtTIC TO ME T 11 of TE IAA" Ny-G N11NN IFE S KIMION THE YCRT M WWE vWOR CIVNSE3 M lIG FI.YSEITI, AT ITSSOIE =T. RECE ON PRRCf1 IVR ]BP4I. NO M POS 1-7 OE45EEEMT FOR MATER AIN K1'&SS -R— nEgGEED To SNE CHY - u OIIHTA ON fR.1 WA 3RNI, PEN i35. R8 1-i IYD EF LUIEIAIIED 81' Sx W IA O'ATT11 PH "TER UXE SNUL Of VII -97E PR T N RO ACw ESE1ElR Nf TOA IS ADM, GRAPHIC sCALL 1'=3p' Jefferson Square z 0 U ar V) z 0 U 0 I- 0 z d z o �= J _ IL, � eIi J aCd N a Q - Q 3 CJ Z N Lu LL LLI LL 0 C' 2 CL u i IME: PREEMA DAM 12/f/22 CHEO D: NY p ";110 oRAw FLE! 21177-61 PR0.ECT NO.: 2"" - SHEET N MEER: -_ 1 OF 1 9HEiTs rur- 19u aIDIMI May 2024 36 273 Specific Plan H. WATER PLAN Jefferson Square CVWD provides water service to the Specific Plan area via an 18 -inch water main located on Fred Waring Drive and a 12 -inch water main located on Jefferson Street. Domestic, irrigation and fire flow water are taken from the street mains through a network of onsite pipelines consisting of 12 -inch, 8 -inch, and 6 -inch lines. Refer to Figure 16, Conceptual Sewage and Water Plan for a detailed illustration of the existing onsite water system and existing retail laterals. Refer to Figure 17 for an illustration of a conceptual PA2 multifamily water system. OTHER UTILITY PLANS Natural Gas Natural gas service is provided to the Specific Plan area by The Gas Company, which currently maintains a 4 -inch gas line within the right of way of Fred Waring Drive, at the project's northwest corner. The required extensions to facilitate service to the PA2 project would be coordinated with The Gas Company through their design review and approval process prior to the issuance of grading permits for the project. Electric Electric service is provided to the Specific Plan area by the Imperial Irrigation District (IID), which currently maintains existing aboveground 92 kV and 12.5 kV transmission lines within the right of way of Fred Waring Drive along the project's northern property line. Onsite electrical service is fed from the aboveground transmission lines to various transformers located throughout the Specific Plan area. Power is then directed to electrical meters located in the individual building from its corresponding transformer. All onsite electrical services connections are buried underground. Telephone Telephone service is provided to the Specific Plan area by Verizon, which maintains existing telephone lines within the right of way of Fred Waring Drive approximately 400 feet west of the project limits. Cable Television Cable Television service is provided to the Specific Plan area by Time Warner Cable and is available to the property from existing cable within the right of way of Fred Waring Drive along the project's northern property line. May 2024 37 274 Specific Plan Jefferson Square IV. LAND USE & DEVELOPMENT REGULATIONS The development regulations contained herein provide specific standards relative to permitted land uses in addition to site design and construction regulations to be applied within the Specific Plan area. They are intended to protect the health, safety, and welfare of the public, and create a harmonious relationship with surrounding land uses. The development regulations of this Specific Plan are consistent with those of the City's CN and MU codes and regulations, unless otherwise specified, and the proposed land uses are consistent with the GC land use designation in the City's 2035 General Plan. Should a development standard contained in this Specific Plan conflict with an equivalent standard contained in the City of La Quinta Zoning Code, the provisions of the Specific Plan shall take precedence. In instances where the Specific Plan does not address a particular regulation, the applicable portion of the City of La Quinta Zoning Code shall govern. Land use and development regulations are specified for PA I and PA2 below. It should be noted that if multifamily development is not implemented in PA2, then the PAI land use and development regulations shall apply to the entire site. A. PAI LAND USE & DEVELOPMENT REGULATIONS Permitted Uses Permitted uses in PAI shall include all uses specified by the City's Zoning Code, as listed in Table 9-5 Permitted Uses in Nonresidential Districts under the CN zoning designation. Additionally, drive-throughs are allowed on Parcels I and 4 (refer to Table 3: Retail Land Use Summary — Planning Area 1). Development Standards PA I allows neighborhood commercial and retail uses as permitted above. Commercial buildings in PAI shall adhere to the development standards listed in Table 6: Nonresidential Development Standards. Table 6: Nonresidential Development Standards Development Standard Maximum structure height Max Structure Height within 150 ft. of Jefferson Street Maximum number of stories Maximum Floor Area Ratio Building Setbacks (3) From Jefferson Street Development Standard 35 ft.(') 22 ft.(') 1 0.25 30 ft. May 2024 38 275 Specific Plan From Fred Waring Drive 30 ft. Interior property lines 0 ft. Landscape Setback(') From Jefferson Street 20 ft. From Fred Waring Drive 20 ft. From Open Space/Park Districts 5 ft. minimum From residential areas outside of the 15 ft. Specific Plan area Interior Landscape Parking areas 5% of project area Non parking areas 5% of project area Required Parking Jefferson Square Retail Stores Minimum of one space per 300 sq. ft gross floor area (GFA). Minimum of one space per 300 sq. ft. of GFA, when restaurant is not more than 20% of shopping center GFA. For freestanding restaurants and non - freestanding restaurant space in excess of Restaurant 20% of the total shopping center GFA, parking shall be computed separately using the applicable City restaurant parking ratio(s). A facility to accommodate a minimum of five bicycles shall be provided for any restaurant use. Other Uses The parking provisions of the City Zoning Code Section 9.150 shall apply. Notes: (1) Not including architectural appendages, such as a roof parapet or tower, up to 41 feet. (2) Not including up to 10% of the building mass, which may extend up to 36 feet. (3) Number given is minimum building setback depth from the Street right-of-way that existed prior to the processing of Parcel Map No. 36241. In addition to the required landscape setback, the building setback may contain parking driveways, and similar facilities. May 2024 39 276 Specific Plan Jefferson Square (4) Landscape setback shall consist of landscaped area within the building setback. Number given is minimum landscaped area from the street right-of-way that existed prior to the processing of Parcel Map No. 36241. B. PA2 LAND USE & DEVELOPMENT REGULATIONS Permitted Uses Permitted uses in PA2 shall include multifamily residential (apartments, condominiums, townhomes, and similar housing types) of medium to high density (twelve to twenty-four units per acre) with one- to three-story dwellings in addition to all uses allowed in PA 1. Senior group housing and active adult senior communities are also permitted in PA2. PA2 shall be developed as either multifamily residential or commercial uses, but not a combination of the two. Development Standards If PA2 develops as a commercial alternative, its development shall adhere to the standards listed in Table 6. If PA 2 develops as a multifamily development the development shall adhere to the standards listed in Table 7: PA2 Multifamily Development Standards. Table 7: PA2 Multifamily Development Standards Development Standard Multifamily Min. / Max. development intensity (du/ac) 12/24 Minimum project size (acre) Maximum building width (ft.) 300 Minimum building separation (ft.) 6 Maximum structure height (ft.) 43.75(') Max structure height within 150 ft. of 28(3) Jefferson Street (ft.)(2) Max structure height within 75 ft. of southern property line where adjacent to 28 single-family residential Maximum number of stories 3 Maximum number of stories within 75 ft. of southern property line where adjacent 2 to single-family residential Minimum livable area excluding garage (sq. ft.) One -bedroom apartment 600 May 2024 40 277 Specific Plan Two-bedroom apartment Three -Bedroom plus apartment Townhome or Condo Minimum common open area (% of net project area)(') Active recreation area (% of common open area)(') Maximum lot coverage (% of net lot area)(') Building Setbacks(') From Jefferson Street Interior property lines within Specific Plan Area From Residential and Parks and Recreation districts (8) Landscape SetbacV) From Jefferson Street Interior property lines within Specific Plan Area From Open Space/Park Districts From residential districts Private garage minimum interior dimensions Minimum Off -Street Parking Requirement Studio and one -bedroom Two- and three-bedroom Jefferson Square 800 1,000 1,200 30 30 60 30 ft. 0 ft. 30 ft. 20 ft. 0 ft. 5 ft. minimum 15 ft. Single -car garage: Wall to wall dimensions of 10 ft. in width by 20 ft. in depth. Two -car garage: Wall to wall dimensions of 10 ft. in width by 20 ft. in depth for standard stalls. 9 ft. in width by 18 ft. in depth for compact stalls. I covered space per unit, plus 0.5 guest spaces per unit 2 covered spaces per unit plus 0.5 guest spaces per unit May 2024 41 278 Specific Plan Notes: Jefferson Square 3 covered spaces per unit plus 0.5 Four or more bedroom covered spaces per each bedroom over three, plus 0.5 guest spaces per unit Senior Housing I covered space per unit, plus 0.5 guest spaces per unit (I) Per Section 9.140.090 of the LQMC, a mixed-use project may be up to 25 percent more in height than in a base district. Consistent with Section 9.140.090, a maximum building height of 43.75 feet (25 percent more than the allowed building height of 35 feet in Neighborhood Commercial Districts) for residential uses in PA2. Architectural appendages, such as a tower, can extend up to 48 feet. (2) 150 ft. measurement shall be from the street right-of-way. (3) Not including up to 10% of the building mass, which may extend up to 36 feet. (4) Common open area equals percent of net project area. Common open area shall consist of passive landscaped and active recreation area, and excludes parking lot landscaping. Rights-of-way, parking areas, private patios, private yards and slopes steeper than twenty percent (20%) shall not count toward the common open area requirement. "Net project area" means all of the land area included within a development project excepting those areas which are designated as primary vehicular circulation driveways, drive aisles, parking areas, stormwater retention system (above and underground), public parks, and other uses or easements which preclude the use of the land therein as part of the development project. (5) Active Recreation Area equals the percent of common open area suitable for active recreational uses such as: swimming pool, spa and related facilities; clubhouse; tot /at with play equipment, court game facilities such as tennis, basketball or racquetball, improved softball or other playfields, or similar facilities for active recreational use. (6) Lot coverage means the cumulative ground floor area of the structures on a /at 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 included and "net lot area' means the horizontal land area within a lot expressed in square feet, acres, or other area measurement. (7) Number given is minimum building setback depth from the street right-of-way. In addition to the required landscape setback, the building setback may contain parking driveways, and similar facilities. (8) The number given is the minimum landscaped depth from the street right-of-way. The remaining building setback may contain parking, driveways, and similar facilities. Section 9.90.040 of the La Quinta Municipal Code requires that buildings within 150 feet of any general plan image corridor and major or primary arterials not exceed 22 feet in height. Table 7 revises this standard to 28 feet within 150 feet of an image corridor to allow for architectural features and enhancements. RES 4 and RES 6 are the only buildings located within 150 feet ofJefferson Street and proposes 2 -story townhomes. The primary building structure height is 22 feet, however, the decorative roof/cap extends an additional six feet for a total height of 28 feet. The decorative roof is an architectural feature that adds to the aesthetic value of the project. May 2024 42 279 Specific Plan V. DESIGN GUIDELINES Jefferson Square Design Guidelines have been developed as a method of achieving a high quality and cohesive design character for the development of the Specific Plan area. They provide specific design criteria for the development of the project, as well as encourage creativity, imagination, and harmony consistent with the surrounding community. Adherence to the Design Guidelines will create a desirable asset to the community and enhance the project's overall value. These guidelines will govern the design quality of the project in the following ways: • To provide the City with the necessary assurance that the Specific Plan area is developed in accordance with the quality and character proposed; • To provide guidance to developers, builders, engineers, architects, landscape architects and other professionals in order to maintain the desired design quality; • To provide guidance to City staff, the Planning Commission, and the City Council in the review of construction plans for the Specific Plan area. A. RETAIL ARCHITECTURAL GUIDELINES (PAI AND PA2) Retail architectural design shall strive to achieve a Mediterranean style architecture. In utilizing elements from this vernacular, the retail buildings should achieve a massing and scale that is comforting and pleasing. Textured plaster, deep canopies, and trellises allow for contrast and shade, while simplified cornice detailing and the use of color unifies the different building elements within the complex. Figures 18, 19, 20, and 21 illustrate the typical building elevations and use of the vernacular to unify and provide a sense of scale for the in-line tenants. The figures also illustrate the use of the vernacular for a typical outlying pad building and how the architectural style is continuous around the exterior of the pad building. The elevations used for the Specific Plan provide a basis for acceptable design and materials for the various buildings in PAI and PA2 and do not deem to illustrate specific examples of building design or building occupants. Through the use of extensive canopies, trellises, landscaping, sidewalks, and patios, the Specific Plan area achieves a campus like environment, suitable for pedestrian movement between the various uses throughout the project area. Mass & Scale • Varied proportions are encouraged. Elements in facades should be spaced at regular intervals to create a visual rhythm. Plaster pop -outs on the building sides, where not beneath an arcade, shall be T-5' in depth, or to the satisfaction of the Planning Director. • Each building will incorporate a continuity of mass, scale, architectural features, and similar detailing. • The facade of in-line retail stores shall be off -set to help break up building mass and give the appearance of multiple buildings. • Accent features such as medallions, awnings, and color banding should be utilized/encouraged for continuity of scale between the elements/buildings. Roof Treatments • Appropriate use of flat, hip, shed, and pitched gable roof forms are encouraged. • Flat roofs may be used with a parapet alone, or in combination with other roof forms. May 2024 43 280 Specific Plan Jefferson Square • The use of variable ridge lines on a single structure is encouraged. • Roof pitch may vary between buildings in the complex. • Mechanical equipment may be placed only on flat portions of roofs provided that they are screened from public view and that the screening is incorporated into building design. • Roof pitch on any one structure should be consistent within the limitations of the material being used. Architectural Features and Details • All mechanical equipment including fuse boxes, heating and cooling devices, and satellite dishes shall be screened from public view. The building parapet heights shall be adjusted so that roof elements are screened from view. • The use of curtain walls is not allowed. • Separate screening walls shall only be used as an exception and shall be designed to utilize building materials and colors. • Exterior walls should emphasize shadow relief using recesses, medallions, covered walkways, trellises, and landscaping where appropriate. • Building entryways should be visually emphasized and try to keep sense of pedestrian scale. • Shaded walkways are encouraged in areas with high levels of pedestrian traffic. • Conversion of first floor windows to exterior tenant entries is allowed subject to Staff approval of architectural details. • Accent at corners of pad buildings by using small tower features is encouraged. Walls and Fences • Walls are encouraged to use materials and colors which match or compliment associated/adjacent buildings and context. • Walls that create long, unbroken straight lines should be avoided, when possible, by varying the parapets or with use of color and accents. Materials & Colors • The facade plays an integral role in building appearance and should use a continuous palette of similar materials and colors. • Restraint should be exercised in the number of materials and colors selected for a given structure. • Acceptable construction materials are steel, wood, stucco, concrete, plaster, ceramic tile, natural stone, aluminum, and glass. • Architectural details should be painted to match the facade. • The following identifies the general colors and materials which will serve as a working palette to provide a basis of establishing architectural cohesiveness for the project (changes may occur at time of Architectural review). • It should be noted that the below mentioned colors are suggestions, and deviations are permitted with City approval. • Trellis structures shall be color finished metal tube structures or canvas awnings. • Paint Colors: (Manufacturer: Dunn Edwards Paint Company, Sherwin Williams, or equal) May 2024 44 281 Specific Plan Jefferson Square Main Building Colors: These colors would be used on large wall surfaces but could also be used as accents. Paint I. Amber Dawn #DE2277 2. Biscuit #DE5330 3. Golden Crest #DE5353 4. Crossroads #DE5359 5. Lustrous Yellow #DE5472 6. Aloe Plant #DE5563 7. Light Aspiration #DE6185 8. Rattan Basket #DE6201 9. Calico Rock #DE6229 10. Union Springs #DE6243 11. Mesa Tan #DEC718 12. Adobe #DEC726 13. Agreeable Gray SW 7029 14. Downing Stone SW 2821 15. Techno Gray SW 6170 16. Dovetail SW 7018 17. Studio Clay SW 9172 18. Granite Peak SW 6250 Trim Colors 1. Calla Lily #DE5498 2. Marble Dust #DE6156 3. Porous Stone #DE6220 4. Pepper Shake SWVS 435 5. Urbane Bronze SW 7048 6. Cocoon SW 6173 Stone Eldorado Stone Bouquet / Flintstone Roof Tile Monier Lifetile Type: Slate Color: Cherrywood Metal Awnings Berridge Double Rib Panel Colors: Hartford Green & Colonial Red Exterior Cement Plaster Finish: Smooth, hand toweled and painted with elastomeric paint Color: Refer to Paint Colors May 2024 45 282 Specific Plan Jefferson Square Windows Material: Steel or Aluminum Frames with true divided lights Color: Ral #502 1 Glazing: Clear [Light to Medium Bronze Tint with prior written approval] Hardscape Color Accents Chromix #C-26 Antique Cork #C-27 Westwood Brown Vents Tri Black SW 6258 May 2024 46 283 Specific Plan EAST ELEVATION VALE: n6": 1'-0' SOUTH ELEVATION lw- NORTH ELEVATION WEST ELEVATION sc.LL .Il,6 ,--�r Figure 18: Example of Inline Retail Jefferson Square May 2024 47 284 Specific Plan NORTH ELEVATION EAST ELEVATION 52AL.F- 1A G'. 1' 0' SOUTH ELEVATION SC-M1_E-1116' 1 -0- Figure 19: Example of Retail Shop Building PARTIALFLAN r-1 WEST ELEVATION SCALZ r a 1, W:1 t7 Jefferson Square May 2024 48 285 Specific Plan NORTH ELEVATION SCOI.E-1l9V;I- ` EAST ELEVATIDN L -- SOUTH ELEVAT N PARTIAL PLAN W SCALE -1 M 5'. 1 'Cr WEST ELEVATION Figure 20: Example of Corner Anchor Building 5U„LE�t11F:11qY Jefferson Square May 2024 49 286 Specific Plan NORTH ELEVATION 5"LE = i f W: 1',& EAST ELEVATION SCALE=1 f:6'-1`4' SOUTH ELEVATION SCAT —0' PARTIAL PLAN r m SCALE= 1/16': 1'-0' L WEST ELEVATION Figure 21: Example of Retail Pad Building SCALE -1elG': '4' Jefferson Square May 2024 50 287 Specific Plan Jefferson Square B. RESIDENTIAL ARCHITECTURAL GUIDELINES (PA2) The residential architectural guidelines provided in this section focus on multifamily design. Retail construction in PA2 would adhere to the architectural guidelines described in Section V. A. Retail Architecture Guidelines. Multifamily design shall strive to achieve a contemporary Mediterranean architecture, as opposed to the more traditional architecture sought in PA I. PA2 architecture shall utilize elements from the existing retail vernacular, but at a more residential scale. Multifamily developments shall achieve a massing and scale that is both comforting and pleasing. Textured plaster, deep balconies, and trellises allow for contrast and shade, while simplified cornice detailing and the use of color unify the different building elements within the complex. Figures 22, 23, 24 and 25 illustrate examples of acceptable building elevations and use of the vernacular to unify and provide a sense of scale. The figures also illustrate the use of the vernacular for a typical outlying townhome building and how the architectural style is continuous with the other multifamily buildings. The elevations shown in this section provide a basis for acceptable design and materials for the various buildings in PA2 and do not illustrate specific examples of building design. Mass & Scale • Mediterranean architecture emphasizes harmony and balance in its design. Each building shall maintain proportional relationships between various elements, such as windows, doors, arches, and columns, to achieve a pleasing visual balance. • Utilize courtyards, arcades, and patios to break up the overall mass and create a sense of openness and connection with the outdoors. • Varied proportions are encouraged. Elements in facades should be spaced at regular intervals to create a visual rhythm. • Each building will incorporate a continuity of mass, scale, and architectural features and similar detailing. • Accent features such as awnings and color banding should be encouraged for continuity of scale between the elements/buildings. Roof Treatments • Roofs play a crucial role in Mediterranean architecture. Use of flat, hip, shed, and pitched roofs are encouraged. • Exposed roof materials shall consist of clay tiles or shingles that blend harmoniously with architectural elements, materials, and colors. • Flat roofs may be used with a parapet alone, or in combination with other roof forms. • The use of variable ridge lines on a single structure is encouraged. • Roof pitch may vary between buildings. • Mechanical equipment may be placed only on flat portions of roofs provided that it is screened from public view and that the screening is incorporated into building design. • Roof pitch on any one structure should be consistent within the limitations of the material being used. Architectural Features and Details May 2024 51 288 Specific Plan Jefferson Square • Mediterranean architecture often features an abundance of windows and openings to facilitate natural ventilation and light. • All mechanical equipment including fuse boxes, heating and cooling equipment, and satellite dishes shall be screened from public view. The building parapet heights shall be adjusted so that roof elements are screened from view. • The use of curtain walls is not allowed. • Separate screening walls shall only be used as an exception and shall be designed to utilize building materials and colors. • Exterior walls should emphasize shadow relief using recesses, covered walkways, trellises, and landscaping where appropriate. • Building entryways should be visually emphasized and keep a sense of pedestrian scale. • Corner accents using tower features are encouraged. Walls and Fences • Walls shall use materials and colors which match or complement associated/adjacent buildings and context. • Walls that create long, unbroken straight lines should be avoided, by varying the parapets or with use of color and accents. Spatial Organization • Organize interior spaces to flow naturally and create a sense of openness and airiness. • Emphasize connections to outdoor areas, like patios and gardens, which are essential features of Mediterranean living. • Through the use of extensive balconies, trellises, landscaping, sidewalks, and patios, PA2 should achieve a campus like environment, suitable for pedestrian movement between the various uses throughout the project area. Materials & Colors • The fa4ade plays an integral role in building appearance and should use a continuous palette of similar materials and colors. • Choose local materials that complement the surrounding environment. Common materials include steel, wood, concrete, plaster, ceramic tile, aluminum, glass, stone, and stucco. • Use textured finishes on walls to add depth and interest to the facade without overwhelming the building's scale. • Restraint should be exercised in the number of materials and colors selected for a given structure. • Architectural details should be painted to match the facade. • Trellis structures shall be color finished metal tube structures or canvas awnings. • The following identifies the general colors and materials which will serve as a working palette to provide a basis of establishing architectural cohesiveness for the project. It should be noted that the below mentioned colors are suggestions, and deviations are permitted with City approval. • Paint Colors: (Manufacturer: Dunn Edwards Paint Company, Sherwin Williams, or equal) May 2024 52 289 Specific Plan Jefferson Square Main Building Colors These colors would be used on large wall surfaces but could also be used as accents. Paint I. Amber Dawn #DE2277 2. Biscuit #DE5330 3. Golden Crest #DE5353 4. Crossroads #DE5359 5. Lustrous Yellow #DE5472 6. Aloe Plant #DE5563 7. Light Aspiration #DE6185 8. Rattan Basket #DE6201 9. Calico Rock #DE6229 10. Union Springs #DE6243 11. Mesa Tan #DEC718 12. Adobe #DEC726 13. Agreeable Gray SW 7029 14. Downing Stone SW 2821 15. Techno Gray SW 6170 16. Dovetail SW 7018 17. Studio Clay SW 9172 18. Granite Peak SW 6250 19. Whisper #DEW340 (Or equivalent) Trim Colors 1. Calla Lily #DE5498 2. Marble Dust #DE6156 3. Porous Stone #DE6220 4. Pepper Shake SWVS 435 5. Urbane Bronze SW 7048 6. Cocoon SW 6173 7. Stockhorse #DE6126 (Or equivalent) Stone Eldorado Stone Bouquet / Flintstone French Limestone: Country Beige (Or equivalent) Roof Tile Monier Lifetile Type: Slate Color: Cherrywood Eagle Tile Series: Malib Color: SMM 8820 Santa Clara Blend (Or equivalent) May 2024 53 290 Specific Plan Awnings Berridge Double Rib Panel Colors: Hartford Green & Colonial Red Sunbrella (Fabric) Colors: 14617 Hogan Flame (Or equivalent) Exterior Cement Plaster Finish: Smooth, hand toweled and painted with elastomeric paint Color: Refer to Paint Colors Windows Material: Steel or Aluminum Frames with true divided lights Color: Black Glazing: Clear Material: Aluminum Storefront Window Color: Black Glazing: Clear Hardscape Color Accents Chromix #C-26 Antique Cor #C-27 Westwood Brown Jefferson Square May 2024 54 291 Specific Plan FA ■■ on ■■ ■■ on ■■ GENERALNOTES 1. REFER TO F?44ARCRC, PLANS FOR ADWIOUkL 5. RFffRTC CPALDWG&{QR VFILRY LiKATTONS WALL TYPE CALL -OUTS, INKENSIONS, DOOR TAG& 8 CONNMTiOMS. AND DETAIL 2. TYP+CA.L DWNSIC"O ARE TO FACE OF STFMC,TURF WHICH IF, FACE OF QOMI%ETF. FACE OF 511M. OR FACE OF SHEATHING AS ODOURS. S- WHERE EXTRA I.A.YER OF GYPSJ1UHOARE) IS REOUIPED FOR FIRE RATING ADD EXTRA LAYER TO ITINTiRF LENGTH OF WALL. $0 THERE 1$ NO JOG @E FINISHED SURFACE. 4- PROVIDE FIRE PARTITION NACCORDAW—E WRH CBC 709.1 FOR: •WALL$ 5£PARATING DWELLING UNITS 4'nRR100R WAI I A SfYNOTES �I I Jefferson Square °E Bldg 1 - East Elevation 2 IlHdp,1 ,pa'FF .errs Bldg 1 - North ElevaIiw m � L•J— WWOOTH n141%, STUCOD, WHITE © OLABSAND ALWdINUM STOREFRONT ACCENT PANEL sYSTUA. MACK 0 SMOOTH FINISH STIICC6, BEIGE 1� METALADDR€SS NUMBERS ©3 SMOOTH FINISH. TM r171 STAIR 1 E1EVATOA TOWER - EXEMPT ® STOWE, FA1,AM LPGHT FROM MLDO HEIGHT (S ROOF. WOOD STRUCTURAL BEIGE S00 t© TRANSFORMER ® ROOF. TILE, SPAIOSH G A,EV E3 RENNPP T4AL LOBBY WRAHCE 0 RODP OECK s® METAI. RAH M, 9LMZ © FMREX WINDOWS. FRAME ODLOR BLACK, t CLEAR OLASS Figure 22: Example of 3 -Story Multifamily Building IlHdp,1 ,pa'FF .errs Bldg 1 - North ElevaIiw m � L•J— STIDNE, FACADE LIGHT STUCCO. WHITE ACCENT PANEL TBE, SPANISH GREY Sheet I of 2 May 2024 55 292 Specific Plan ® ® m 0 i� � ■ 11 ■ II ii ii 1 ii ■� •�: .� --------------------------------- ■ Ali ii' ■N ■! 1. REFER TO F RI-AARGE0 PLAN$ FOR AWTIOM4 Q. REFFR T4 CFVL DWG$ FPR t FILITY 40CAT14N$ N'ALLTYPE GALL -OUTS. EIPAEN51CM, DOOR tAO5- $ CONNEC110m. AND DETAIL 2 TYPg0AI D"AENSION9ARETO FACE OF S7RWTVR6 WHICH!$ FACE OF COHCKTE. FACE OF STUD, OR FACE GF SHEATHINGAS OCCURS_ 3- WHERE EXTRA LAYER CF GYPSUM BOARD IS RECUIRED FOR HRE RATING ADO EXTRA LAYER TO ENTIRE LUNGTH OF WA44, SOTITF?R[ *MGJQ' IN FIN131HED SURFACE. 4. PRGYNIZE FIRE P.FRTTNON IN ACCORDANCE WITH cat 70.1 Fw: •WALL$ SEPARATING DWELLING UMTS CORR®OR WALLS �1 SMOOTH F1IHISH STUCCO, WHITE 0 SMOOTH FFNISH STUCCO, 8EI3E �3 SMOOTH FrNISH, TAN 9� STOM. FACAM 41G14T []5 ROOF. WOOD STRUCTURAL, SEICE SA44D �6 A00F, TILE. SPNNS" GRED' R00F9E0K © F®REXWINDOWS, FRAUE COLOR BLACK, CLEAR GLASS. 0 GLASS ANOALUMINLIM S70REFRONT SYSTEM, BLACK M METALADDRESS MUMEIERS it OTAIR 1 ELEVATMTOWER- EXEMPT FROM CLOG HEIGHT TRANSFORMER 0 RESIC WIAL LOBBY EWRANCE t� METAL FLAILING, SLACK Figure 22: Example of 3 -Story Multifamily Building Bldg 1 - Sou' Elevation Ew9 1 -w0Sl Elevation STONE, fA.CAOE LIGHT ... ___ STUCCO. WHITE ACCENT PANEL TRF, SPANISH GREY Sheet 2 of 2 Jefferson Square May 2024 56 293 Specific Plan GENERALNOTES 1. REFER TO ENLARGED PLANS FOR ADDITIONAL 5. REFER 70 CIVIL DWGS FOR UTILITY LOCATIONS WALL TYPE CALL -OUTS, DIMENSIONS, DOOR TAGS, & CONNECTIONS. AND DETAIL. 2. TYPICAL DIMENSIONS ARE 70 FACE OF STRUCTURE WHICH IS FACE OF CONCRETE, FACE OF STUD, OR FACE OF SHEATHING AS OCCURS. 3. WHERE EXTRA LAYER OF GYPSUM BOARD IS REQUIRED FOR FIRE RATING ADD EXTRA LAYER TO ENTIRE LENGTH OF WALL, SO THERE IS NO JOG IN F€NISHED SURFACE. 4, PROVIDE FIRE PARTITION IN ACCORDANCE WITH CBC 709.1 FOR: -WALLS SEPARATING DWELLING UNITS -CORRIDOR WALLS ®on III 11 i`i 1 � �� 11 11 ii MIN „1111 ■■ � ■■ 11 11 ■■ YNOTES Jefferson Square n *sr -a EE# 3R0 FLR (Bldg 213 �I 2N0 FLR (Bldg 213) -Lon 48 s FF JGO v 482' FF --, ---'� Bldg 2 - West Elevation 2 scaLc. IrB° - i'�' LL SMOOTH FINISH STUCCO, WHITE LJ CEMENTBOARD DECORATIVE PANEL 18 WOOD TRELLIS PAINTED, SEE COLOR MATERIAL BOARD 72 CORNICE/TRIM SMOOTH FINISH, SEE COLOR MATERIAL BOARD F9 WOOD PERGOLA ❑3 STONE, SEE COLOR MATERIAL BOARD 10 SCREEN WALL PER LANDSCAPE ® ALUMINUM DOORS, FRAME COLOR 11 LIGHT FIXTURE, SEE LIGHTING PLANS BLACK, CLEAR GLASS nz 12 METAL RAILING, BLACK 7, TILE ROOF, SEE COLOR MATERIAL BOARD O �./ 2 ND FLR (Bldg 2BJ 48.6' FF m 13 42- PLASTER I STONE WALL © ROOF PARAPET 14 6'-0' PLASTER 1 STONE PATIO WALL ALUMINUM WINDOWS. FRAME COLOR 1 ST FLR {Bltlg 2l3J BLACK, CLEAR GLASS 35 FIRE DEPT ADDRESS TYP Figure 23: Example of 3 -Story Townhome Building d, +77'-0" - - - - - -� ROOF )Bldg M) b ttn �N V� *67'-0" O 3R0 FLR (Bldg 2f3] 772 nz +; j O �./ 2 ND FLR (Bldg 2BJ 48.6' FF m n 46.IY FF - 1 ST FLR {Bltlg 2l3J 47.1' F5 Bldg 2-3 - South Elevation CRLE: t B LEGEND STONE FwOME 5£E OOEOR MATERIwL BMRP � stucco, sEE cvLOR MA*ERinLBawrsv lllllllll■ GEMENT BOMB -1. SE£ DOLOR --L BOwRO PILE ROOF, SEE WLOR MwTEFwL BOMP Sheet I of 2 May 2024 57 294 Specific Plan PON" IP100 IEII IIIIII•' � 1 II 1111.11 ' 111111• � � ■ 1 Illlllllklllll m4apffimml pip pill II II Ill! "• • .. lunnunni m .�. ■I ■ ■ IIIR .' 8111111 I VIII L „. l I — — IIIIIIIUIII I 111111 11111111 IIIFII • IIII a • �' ilk. 11-�■■ p mn r,„�� nu .w im I ■ ■ ninnunni um nm ninu ■I ■ nnm ■I �. VIII .' I 1. REFER TO ENLARGED PLANS FOR ADDITIONAL 5. REFER TO CIVIL DWGS FOR UTILITY LOCATIONS WALL TYPE CALL -OUTS, DIMENSIONS, DOOR TAGS. & CONN FCTIONS- AND DETAIL. 2. TYPICAL DIMENSIONSARE TO FACE OF STRUCTURE WHICH IS FACE OF CONCRETE, FACE OF STUD, OR FACE OF SHEATHING AS OCCURS, 3. WHERE EXTRA LAYER OF GYPSUM BOARD IS REQUIRED FOR FIRE RATING ADD EXTRA LAYER TO ENTIRE LENGTH OF WALL, 50 THERE IS NO JOG IN FINISHED SURFACE. 4. PROVIDE FIRE PARTITION IN ACCORDANCE WITH CBC 709.1 FOR: -WALLS SEPARATING DWELLING UNITS -CORRIDOR WALLS Q SMOOTH FINISH STUCCO, WHITE 0 CEMENT BOARD DECORATIVE PANEL WOOD TRELLIS PAINTED, SEE COLOR MATERIAL BOARD Q CORNICE !TRIM SMOOTH FINISH, SEE COLOR MATERIAL BOARD 0 WOOD PERGOLA F3 STONE, SEE COLOR MATERIAL BOARD 10 METAL GATE, BLACK ® ALUMINUM DOORS, FRAME COLOR 11 LIGHT FIXTURE, SEE LIGHTING PLANS BLACK, CLEAR GLASS 42 METAL RAILING, BLACK TILE ROOF, SEE COLOR MATERIAL BOARD 13 42"PLASTER! STONE WALL © ROOF PARAPET 14 1 PLASTER f STONE PATIO WALL F7 ALUMINUM WINDOWS, FRAME COLOR BLACK, CLEAR GLASS 15 FIRE DEPT ADDRESS TYP Figure 23: Example of 3 -Story Townhome Building Jefferson Square Bldg 2-3 - NorthElevation 2 Bldg 3 - East Elevation ST CNE FACADE. SEE COLOR MATERIAL RDARD DSTUCCO, SEE CI—IR MATERIAL BOARD — CEMENT BOARD PANEL, SEE COLOR .-E.- BOARD TILE ROOF. SEE COLOR MATERIAL BOARD Sheet 2 of 2 May 2024 58 295 Specific Plan GENERALNOTES 1. REFER TO ENLARGED PLANS FOR ADDITIONAL WALL TYPE CALL -OUTS, DIMENSIONS, DOOR TAGS, AND DETAIL. 2. TYPICAL DIMENSIONS ARE TO FACE OF STRUCTURE WHICH IS FACE OF CONCRETE, FACE OF STUD, OR FACE OF SHEATHING AS OCCURS. 3. WHERE EXTRA LAYER OF GYPSUM BOARD IS REQUIRED FOR FIRE RATING ADD EXTRA LAYER TO ENTIRE LENGTH OF WALL, SO THERE IS NO JOG IN FINISHED SURFACE. 4, PROVIDE FIRE PARTITION IN ACCORDANCE WITH CBC 709.1 FOR: -WALLS SEPARATING DWELLING UNITS -CORRIDOR WALLS Jefferson Square 150'-0" FROM JEFFERSON ST PL 9 3 2 8 i- ------------- 4------- 1-- 6 7--- 3------------------------ -------- -4 ------------- i— — — — -- -——-— - — - — -—-—-—-— - — - — -- a � a I o OLL 7= X0111 �LL g r� sw I .off 'r FE _1®® — lid Eyj �H 5, REFER TO CIVIL OWES FOR UTILITY LOCATIONS & CONNECTIONS. Bldg 4 - North Elevation �1 SLALEIfB' 1'-0" L 76 TO PL ALONG ADJ RESIDENTIAL KEYNOTES LJ SMOOTH FINISH STUCCO, WHITE U CEMENT BOARD DECORATIVE PANEL PAINTED, SEE COLOR MATERIAL BOARD F21CORNICE (TRIM SMOOTH FINISH, SEE COLOR MATERIAL BOARD F9 WOODPERGOLA 31 STONE, SEE COLOR MATERIAL BOARD 10 SCREEN WALL PER LANDSCAPE q� ALUMINUM DOORS, FRAME COLOR 11 LIGHT FIXTURE, SEE LIGHTING PLANS BLACK, CLEAR GLASS 12 METAL RAILING, BLACK TILE ROOF, SEE COLOR MATERIAL BOARD 13 NOT USED © ROOF PARAPET 1� PATIO WALL, STONE 7� ALUMINUM WINDOWS, FRAME COLOR BLACK, CLEAR GLASS 15 NOTUSED Figure 24: Example of 2- & 3 -Story Townhome Building Bldg 4-6 - East Elevation �1 s.A E — . "" 1 LEGEND ® STONE FACADE SEE COLOR MATERIAL EOARO STl1LLO, SEE LOLOR MATERIAL BOARD - CEMElR BOARD PANEL. SEE COLOR-TERIAL BOAR. TEE ROOF SEE COLOR. --IAL W. May 2024 59 296 Specific Plan ADJ 12- 4 g 7 5 11 2 3 4 1 14 13 I —_ — — _—_—_ 1 ,TT _ ROOD a L O O �o CEMENT BOARD DECORATIVE PANEL WALL TYPE CALL -OUTS, DIMENSIONS, DOOR TAGS, X60' g a'3R FLR (Bldg 213) _y -a HN _. AJ. la —7 5'F FLF (Bldg 2f3) 4T.5' FF y FR 4TA'FF 71-1461 b _ II F5 SEE COLOR MATERIAL BOARD [9 WOOD PERGOLA 2. TYPICAL DIMENSIONS ARE TO FACE OF 2 7 9 4 5 4 12 8 6 I 14 1 3 I I og-- - - - - - - - - - - Na ■ ■■ lmim- 111111 I Ill I■■ ■■■ GENERALNOTES KEYNOTES 0 t3R&CFUR 1. REFER TO ENLARGED PLANS FOR ADDITIONAL 5. REFER TO CIVIL DWGS FOR UTILITY LOCATIONS ❑1 SMOOTH FINISH STUCCO, WHITE ❑B CEMENT BOARD DECORATIVE PANEL WALL TYPE CALL -OUTS, DIMENSIONS, DOOR TAGS, & CONNECTIONS. PAINTED, SEE COLOR MATERIAL BOARD AND DETAIL. 0 CORNICE ITRIM SMOOTH FINISH, ■■ 71-1461 SEE COLOR MATERIAL BOARD [9 WOOD PERGOLA 2. TYPICAL DIMENSIONS ARE TO FACE OF ■■ ■■ STRUCTURE WHICH IS FACE OF CONCRETE, FACE F37 STONE, SEE COLOR MATERIAL BOARD 10 NOT USED OF STUD, OR FACE OF SHEATHING AS OCCURS. ® ALUMINUM DOORS, FRAME COLOR 1i LIGHT FIXTURE, SEE LIGHTING PLANS 3. WHERE EXTRA LAYER OF GYPSUM BOARD IS BLACKCLEAR GLASS , REQUIRED FOR FIRE RATING ADD EXTRA LAYER TO 12 METAL RAILING, BLACK ENTIRE LENGTH OF WALL, 50 THERE IS NO JOG IN ❑5TILE ROOF, SEE COLOR MATERIAL BOARD FINISHED SURFACE. 13 PATIO GATE, BLACK © ROOF PARAPET 4. PROVIDE FIRE PARTITION IN ACCORDANCE WITH RI PAT10 WALL, STONE CBC 709.1 FOR' ❑T ALUMINUM WINDOWS, FRAME COLOR -WALLS SEPARATING DWELLING UNITS -CORRIDOR WALLS BLACK, CLEAR GLASS 1© NOT USED n Figure 25: Example of 2 -Story Townhome Building Bldg 4-5 - West Elevation r1 Bldg 5-6 - South Elevation %a1 SCALE: IB" - 1' I LEGEND DSTONE FACADE SEE COLOR LIAlERILL BOARC DSTUCCO SEE COLOR -E- BOARD 11111111 CEMENT BOARD PANEL. SEE COLOR MATERIAL BOARD TILE ROOF. SEE COLOR MATERIA- BOARD Jefferson Square May 2024 60 297 0 t3R&CFUR (Bldg ?J3 ■■ 71-1461 ■■ ■■ ■■ ■■ FS Figure 25: Example of 2 -Story Townhome Building Bldg 4-5 - West Elevation r1 Bldg 5-6 - South Elevation %a1 SCALE: IB" - 1' I LEGEND DSTONE FACADE SEE COLOR LIAlERILL BOARC DSTUCCO SEE COLOR -E- BOARD 11111111 CEMENT BOARD PANEL. SEE COLOR MATERIAL BOARD TILE ROOF. SEE COLOR MATERIA- BOARD Jefferson Square May 2024 60 297 Specific Plan C. SITE SIGN GUIDELINES Jefferson Square A master sign program for the Specific Plan area has been approved under a separate sign permit. The approved sign program provides guidelines necessary to achieve a visually coordinated, balanced, and appealing sign environment, harmonious with the architecture of the Specific Plan area, while maintaining provisions for individual graphic expression. The developer shall secure sign permits for any new buildings from the City's Building and Safety Department by submitting three (3) copies of fully dimensioned scaled drawings as follows: a) A site plan showing the location of the proposed signage on the site. b) An elevation of the building drawn to scale showing sign placement. c) A detailed elevation of the sign drawn to scale and showing all colors, materials, dimensions, and copy. d) Fabrication and installation details, including structural and engineering data, UL electrical specification, and type and intensity of illumination (for electrical signs). e) Any other drawing, details, and information as required by the City. D. SITE LIGHTING GUIDELINES Commercial Lighting Guidelines • Exterior lighting, when used, should enhance the building design and the adjoining landscape. • Lighting standards and building fixtures should be of a design and size compatible with the building and adjacent areas. • Lighting shall be restrained in design and excessive brightness (night glow) avoided. • Standard design techniques will be employed to shield parking light fixtures from adjacent land uses and control direct glare and spill light emanating from these fixtures. • Parking lot light poles will be equipped with a recessed lamp and a flush lens and shall not exceed a maximum height of 18 feet throughout the site. • The average foot candles (FC) for the project site would be 1.8 FC, with a maximum of 4.9 FC and a minimum of 0.7 FC. Multifamily Lighting Guidelines • Residential Parking Lots: I FC minimum • Pedestrian Egress Walkways: I FC minimum • Pedestrian Walkways: 0.25 FC minimum • Main Entry Roadway: I FC minimum • Internal Roadway Drive Aisles: 0.25 FC minimum E. SITE LANDSCAPE The purpose of this section is to establish standards that would contribute to the thematic project image and identity of the Specific Plan area. The Specific Plan landscape design standards establish levels of hierarchy that would provide a varied and high-quality experience at the pedestrian and vehicular level within the project. Existing Specific Plan area landscape improvements include groundcover, shrubs, and trees along the full site perimeter, street frontages, parking lots, and drive aisles. These improvements reflect May 2024 61 298 Specific Plan Jefferson Square those specified in Amendment No. 2, Section III C. Landscape Plan. A copy of the Amendment No. 2 Preliminary Landscape Plan is provided as Figure 26. Existing landscape design utilizes ornamental material to provide a temperate environment. Parking lot areas are shaded with a combination of Palo Verde and Desert Museum Palo Verde trees. Palm trees are used to provide vertical scale and aesthetic contrasts. Tipu Trees, Acacia, and Chitalpa trees are used to help screen views from adjacent residential areas. Figure 27 illustrates an example of an acceptable PA2 landscape plan that would build upon the existing Specific Plan area landscape. A multifamily project in PA2 shall include an entry statement at Primary Entry Drive I. In this conceptual plan, an enhanced paving band and project identity sign act as an entry statement at Primary Entry Drive 1. Furthermore, the drive is shown to be lined with a combination of tree species including palms, Desert Willows, and Palo Verdes. Like those at the Project intersection, Palm trees are shown along the primary vehicular drives to provide vertical scale and aesthetic contrasts. Palo Verde, Acacia, and Sumac are proposed as canopy trees to screen views from the adjacent single-family residential properties. Shrubs could include Agave, Aloe, Bougainvillea, Bottlebrush, Desert Cassia, Barrel Cactus, Brittlebush, Ocotillo, Red Yucca, Angelita Daisy and Sunset Lantana. Ground covers or gravel mulch may fill in between the shrubs to protect the soil from the sun, evapotranspiration, and run-off. Figure 27: Conceptual Landscape Plan — Multifamily illustrates a 165 -foot -long landscaped hedge, measuring 12 feet in height placed south of buildings 5 and 6 along the southern property line to provide additional privacy screening from the adjacent single-family residential homes. Such a hedge would be necessary for any residential building 2 stories or higher located within 75 feet of the southern property line. The plant materials listed below are approved for use within the specific plan area. Any plant material proposed onsite that is not listed below would require approval by the City of La Quinta Director of Design and Development or designee. The approved plant materials have been chosen for their adaptability to the desert climate, their relationship to the existing surrounding developments, and their intended use and function with the project. A list of the approved species is provided below. Those in bold print represent plant species added with Amendment No. 3. Trees (Common Name) • Chitalpa • Mexican Blue Palm • Palo Verde — Cercidium Flordium • Palo Verde — Parkinsonia Aculeata • Tipu Tree • Willow Acacia • African Sumac • Desert Museum • Pindo Palm • Medjool Date Palm • Olive Tree • Mexican Fan Palm • Texas Mountain Laurel • Southern Magnolia May 2024 62 299 Specific Plan • Silk Tree Shrubs (Common Name) • Red Hot Poker • Bougainvillea • Red Bird of Paradise • Desert Cassia • Brittlebush • Ocotillo • Red Yucca • Creosote Bush • Texas Ranger • Regal Mist • Autumn Glow • Deer Grass • Baja Ruellia • Mojo Pittosporum • Icee Blue Yellow -Wood • Little 011ie Dwarf Olive • Foxtail Agave • Aloe • Little John Bottlebrush • Golden Barrel Cactus • Red Yucca • Spanish Dagger • Mexican Fence Post Cactus Groundcovers • Spreading Sunset • Confetti • Purple Lantana • New Gold Lantana • Angelita Daisy • Verbena • Spreading Sunset Lantana • Creosote Bush • Lockwood De Forest Rosemary Design Guidelines Jefferson Square The guidelines presented herein are not intended to discourage creative design or individuality. Rather, they are intended to assist in providing the continuity and desired image which will make the Specific Plan area a unique and special mixed-use project. May 2024 63 300 Specific Plan Jefferson Square • Ground covers or gravel mulch should be used to enhance the appearance of the Specific Plan area and protect soil from erosion. Acceptable ground cover includes gravel, rocks or living plant materials. Tree bark and shredded wood products, which are lightweight and subject to wind and water erosion, are prohibited in unprotected areas. • Water efficient landscape materials, including native plants, with drip irrigation should be used wherever possible as a means of conserving water resources and minimizing maintenance costs. • Landscaping should be designed to screen above ground utility equipment, service areas and trash containers. Homogenous, visually subtle plant materials should be selected for use in these areas in order not to focus attention on the objectionable items. Entryways • Areas which serve as a focus of vehicular traffic, such as project entries, should be accented using colorful shrubs and groundcovers for enhanced visual interest. These shrubs and ground covers may include Aloe, Angelita Daisy, Bougainvillea, Golden Barrel Cactus, Purple and gold Lantana, Verbena, and Yucca. • Project entries should utilize vertical accents such as palm trees to provide a sense of arrival to the facility with matched or varying heights. • Plant materials at project entries should be located to avoid interfering with motorist sight lines. Plant combinations shall leave an area 30 inches above grade open to allow for unobstructed views of approaching vehicles and pedestrians. Buildings • Plant materials should be used to soften long stretches of blank wall surface. • Landscape materials shall be selected with colors and textures which enhance architectural elements. Streetscapes • Streetscapes should incorporate informal masses of trees and shrubs. • Streetscapes fronting the project should maintain a plant palette and design concept which is compatible with surrounding finished street frontages. Parking Lots • Plant material should consist of Lantana groundcover, Palo Verde and Desert Museum trees, and Desert Cassia, Texas Ranger, Muhlenbergia, and Red Yucca shrubs which would allow sight line over shrubs yet provide islands that are green. • The design of parking lots should include provisions for canopy trees to provide shade for parked vehicles. • Parking areas should be screened from adjacent roadways using low walls, landscaping, or berms. May 2024 64 301 Specific Plan ..I r. .. W {•^Rte, iiONAL FAH9 LAN. I JEFFERSON ST. GROUNDCOVER LIST swNx aar+lla-x lalee cwwrl+yr.t sn - 4RUJaa�4ail•. a�¢.[wacr I wl ylx.r Flu NO rwzN +walmYrU +�'f+f r4A16Pfi41 :;ISL*F4G — iw,—T"Hr Ipy*a'ar {�'{ Wd9NV.rp1AW.Vfw FIRJAYTMM 14�f16C - WhMYY'kiN YOLD' +�hOROr.lrllh�l la�fYBC �IwW3lOa5$IC..+w w1�941M R•�• lur_�r8r — 'AIYlIIY �OLm110� 'rVHOV. 14L iY8{ -yam roeueercoLb � wue romN r+l-Lome.r •Lrrylpl lwrryrlLnn eau —r•, =owrw uo.0 KruL� romrX lxai. oeealvA.xlras �ccat.e.. V+el.c*a TY r4 Y'LlaoW jTA IRhCTWi16ROL! TMr lar... de - vRraccsnucrawoas a.•mrLnae Sti RUB LIST 6++*i 14raw-. {iFp. k" Yh f�+4�IOf Ir LtM'+u TREE LIST Flu NO rwzN 4Qft „u ullnww�,l rA ern Hr gX.}ur.;111 {�'{ [� e�alxS UGFI�r'+� it*R IUP LwD..*.,.w +Na T MW H11 G1 -yam ellr.o-It.xa,w} lwrryrlLnn eau 6Ril.� �ccat.e.. V+el.c*a ecrnala TMr lar... r�sl�u.r ;y—•rzc�a,.a a.•mrLnae RL}rICC} lGla T� R�faV� Ir frM ulll�•Ir.vell rr•r Lirpp�rr'N]II fwl — LDJC9rt-Lrw 14f+l6ClW -1YH14uQ. fw Qom— WIL[IrEl.9+4 LYRLM6 IIGG`a ypr +G+1 t .yll[rRkIIW L+9.1.4'll uP WIIXP„ igal M �� wLw�4YGW riGR'iLaL rflra a �R181N FONAUJLgI V.v.R.c...a �¢•a TREE LIST swm; �arwo._h waw��+l „u 1lF pY /FJCy n� W GI [� e�alxS UGFI�r'+� it*R T MW H11 G1 DirAVS'r+AXLII'[Hfh rip 6Ril.� �'-- Fwyl llnf� rFFL �u4� r�sl�u.r Ir urn y �+IIlfwlw+4y �I T� R�faV� Ir frM Figure 26: Conceptual Landscape Plan - Commercial Jefferson Square May 2024 65 302 Specific Plan ADJACENT PARK --------- l - —, — property LInC-, 3'x5' DG Lodder hcccss Zone , r BLDG 1 uu " 4 _ 1 � . f*3 POOL, AND PLAZA ENLARGEMENT REFER TO SHEET 03 ' —1 Low decorative screen wall t47 BLDDGG2 2 BLDG �+ i ECLG 4 BLDG 3 BLDG l --- L • •�. 3,1 moi. Property Line/ Right of way N J E F F E P S 0 N S T P E E T I -IProperty Line I `. Limit of Wcrk I • _ f SI 3'x5' DG Ladder Access Zone I € EXISTING COMMERCIAL — I - — I I I E I - I l PROPOSED IMPROVEMENTS 0 Project monumentation signage © Enchanceo vehlculars pavers at entry drive aisle © Natural grey concrete with retardant finish and sawcut joints at walkways 0 Tot Lot Playground with rubberized surfacing for Ages 2-11 © Screen wall with stucco finish to match existing at along Jefferson Street 0 Existing Biofiltration planter to remain as is 0 Enchanted pedestrian pavers with banding 0 Residential Patio with Screen Wall 0 Accent Palms and Trees at main vehicular entry M Existing Property Line CMU wail m Existing Trash Enclosure to remain as -is ® New pathway leading to Adjacent Park, including now opening within existing wall ® Solid Cantilevered Carport shade canopy. Typ, ® Recreational Jogging Trail in Decomposed Granite Paving ® Recreational Picnic Area TotanartdapeAr® 491066 S- ZtkofTotal (total prJ,OU Ar 2I::29 SrI project Tota[TudArea osr e16dTottl Ploe,t PARKING LOT LANDSCAPE TABULATIONS REOUIREMENT REQUIRED PROVIDED rra•kngl1 Awa -rids ton, irregl,lred to 3&_�F "AmsF be 3h, or gea[ei oftcrai Parkng Lot Area (Sfl fel (73.930 SP, PLANE-'dY-U. Ptaa'MetllocN' MerboodxrA Parking is with S or more Perking spaces 137B6SF rv`,29 slF — TRANSFORMER AND UTILITIES NOTE rm% shaded Treec )opy sliding are calculated A'�Ps9 var'Maverc'k 36"amr at 15 years grG*nf'- Parking area ox0lading V,siblavansforni and utilties shall be screened by _ _ - lanos�pe in ordermimprove the aesthetlrs from the 24, no, _ — — public nghtor-vuay. Property Line/ Right of Way FIRE NOTES �ulhorasewr {fon on planting shall be Ioted Obsutruceve vegetatilocated realm— —w no closer than 3'clew from anyfire apparana. Chi,__ CfvL'llcxsp. A hard-wearing surface shall he prcyjded to all bVv emergency egress rescue openings for ladder access PROPOSED IMPROVEMENTS 0 Project monumentation signage © Enchanceo vehlculars pavers at entry drive aisle © Natural grey concrete with retardant finish and sawcut joints at walkways 0 Tot Lot Playground with rubberized surfacing for Ages 2-11 © Screen wall with stucco finish to match existing at along Jefferson Street 0 Existing Biofiltration planter to remain as is 0 Enchanted pedestrian pavers with banding 0 Residential Patio with Screen Wall 0 Accent Palms and Trees at main vehicular entry M Existing Property Line CMU wail m Existing Trash Enclosure to remain as -is ® New pathway leading to Adjacent Park, including now opening within existing wall ® Solid Cantilevered Carport shade canopy. Typ, ® Recreational Jogging Trail in Decomposed Granite Paving ® Recreational Picnic Area TotanartdapeAr® 491066 S- ZtkofTotal (total prJ,OU Ar 2I::29 SrI project Tota[TudArea osr e16dTottl Ploe,t PARKING LOT LANDSCAPE TABULATIONS REOUIREMENT REQUIRED PROVIDED rra•kngl1 Awa -rids ton, irregl,lred to 3&_�F "AmsF be 3h, or gea[ei oftcrai Parkng Lot Area (Sfl fel (73.930 SP, 25 HrH Ptaa'MetllocN' MerboodxrA Parking is with S or more Perking spaces 137B6SF rv`,29 slF Is required to here the parking area SOX poiq rm% shaded Treec )opy sliding are calculated A'�Ps9 var'Maverc'k 36"amr at 15 years grG*nf'- Parking area ox0lading h:5— Fir, yi,ptlm•ptrra'Mgo tri ri,!o n575. Al Aradasl, Awa 24, no, PALM / TREE LEGEND — WUCOLS NAME SYN NAME so.nxc PALMS t Phoeru tl,.t, 25 HrH Ptaa'MetllocN' MerboodxrA qsg-,a�n waa.t�i•rarr, 25an9 .—L W0111 CANOPY TREES a0'tn' A'�Ps9 var'Maverc'k 36"amr rlxyryty-t'k)r yM�,aµllC h:5— Fir, yi,ptlm•ptrra'Mgo 'Sr%,L Al Aradasl, Awa 24, no, I,(_:L 242ac Af,. � �....., �ulhorasewr {fon 24 Ell realm— —w A,Sl— Chi,__ CfvL'llcxsp. 24"avR bVv ra sn,,ar� Tp�irreve !u"SrRAvn COURTYARD ACCENT TREE Lnrrev,ry rn roPx., Medlum ok.I Olive free 0.s SY— A.sr VERTICAL SCREEN C., rill rl, —r„1inrrmvmw,ls 3u eattkbrA, r; O.0 LOw 3rr l 'rd - Got: Pr—err— 35"eM Gude, turd cherry 1r0 Figure 27: Conceptual Landscape Plan — Multifamily GENERAL NOTES A Final Landscape Plansshall accurately show placement of Lees, shrubs, and groundcovers. B. Landscape Architect shall verify utility, sewer, storm drain easement and place planting locations accoidingly m meet City of La Quinta repuirernents. C. All required landscape areas shall oe maintained by owner per the City of La Quinta requeennerit,. D. All existing street tree shall be protected in place; additional 24' box size trees may oe required if existing street trees are dead or In poor condition. Planting, staking, irrigation, and root barriers shall conform to Landscape & Forestry spec if cations. Tree inspector will make final determination of Precise local after fine grading and hardscape installation is complete - £ Any off site Improvement plans to be approved by Public Works prior to issuanceof construcoor permit IRRIGATION NOTES An automatic irrigation system shall be installed to provide coverage tar all plarmng areas shw,m on the plan. Law piprIauon equipment shall prwlde sufficient walla far plant grormh with a minimum water loss due to water run-off Irrigation systems shall use high quality automatic control vatves, eorruollers and other necessary Irrigation equipment. All components shall be of non-cerroske material All drip systemsshall be adequately f Iliered and regulated per the manufacNmA recommended riesign parameters All imgadon improvoments5hall follow the City of La Quinta Guidelines for %rater efficient landscapes. The estimated applied water use allownd for the iandl c pe area srW not exceed the MAWA calculation. The proposed type of irrigation system throughout the site will be drip The=lnal Lard—pre plan's required compliance with the City of La Quinta Water Effidency Ordinance and the Coachella Valles Water 0 strict's Landscaping and Irrigation System Design Ordinance. PLANTING NOTES The selection d pant material Is based on cuhural, aesthetic, and maintenance comideratlons. All planting areas shall be prepared with appropriate soil amendments, fertilizers, al appropdatesupplements based upon asols reportfrom an agrin,ltural suitahllty soli sample taken from the site Ground covers or gravel mulch shall fill in beL-Neen the shrubs to shied the sal hum the sun, evapotranspiration and run-off. All the flower and shrub beds shall be gravel mulched to help conserve water, lower the sol temperature and reduce %,reed growth. The shrubs shall be allowed to grown thea natural forms All landscape Improvements shall ldlow the City of Ln Quinta Guidelines. SHRUBS AND GROUNDCOVERS LEGEND VArOLiKIDTE td Quinta parson] ymfi SYN NAME — WUCOLS NAME =xc WUCOLS TH MIN. SCREENING SHRUBS Lc ohAlvmspp -�.ra. ..as, Wdpcarpu 'r. r- .—L W0111 T (+anger a0'tn' I[[e RteYpllpv; VyWd .:Cole Fir, yi,ptlm•ptrra'Mgo 'Sr%,L At(},ym oleottlropy( (vara I,(_:L Lon M ppl:taex)rum Z63: LkW011leo fOhw soot SHRUBLS.�AaNcD Aft spP 'S^✓Y. Law Lnrrev,ry rn IrA Medlum F—ilAgan coot C., rill rl, <A'Cc Floe �. six LOw Lanrdna--dL.IF_ ICA W.01 m A� �,rp��anana Ell Wer lz�l.->•L' 5: Rti,an [znlarv'I`len C -r lc/ Medium Ow, - I, I, F.,Iq­lle, Gnld l.nnrarvr +-0"pG c—1,rwkhemrn, 5:x Wr Lamed [rldfrTda SCh[ Vryl fRd Bid IParad+ 6o0e Creosote Uus+, goat. tdkAf^*9*,V Gt,lptrdrm 5 CAL Arpr},!<n — LAw ltxpJohn l L,4, rarx Rregal M(A— xvoc C—ne ,,P a S^J1 1— MIAL-b gli Intdne— — Medlrlm D—Kcassk, 4G'4C AU[un'In C'W- [-POC ECniiva,fwspr,,5pns spill Law Mun4npeg0 nger5 Ir{ M4dWn'� Golden EWrrelCactus __ Cher Gras, •'V- E—Mll six very Lav P.yal .—Mr-^- 5Cx An e,hlenUSh F'fYQL Mexken Feria GxYir CdLYb r0'nr Fvrnu'relaSoler'x six 4arf Lav rrt+r.+.nwn,rsAvmaoE•�a ,far MLdlwn r? dNo n�(:3n[51 6M I.o�sh�+ML •�6 ras�aY nOGC rrsrerahe parvfilorasrx Inw Ruelaapmrc'slfaE rx talo �� Hied Yarera a -T OC &,la lEudG Z6 oL +c✓a IM V. aa 9aM>d�9i I— IU! lary At. rna [ki'ey TdeC V.aa . -r MnrrryimvWy suiar 1(,er MtKMxn N.rcra a�nlnRa tS rJki ir,n cryoy.acaulls CONCEPTUAL LANDSCAPE PLAN u W ❑ � a . w� (L} V / v Z Z O LA a � U W ^ L IJ Z W 1 Sheet I of 3 Jefferson Square May 2024 66 303 Specific Plan Property Line / Right of Way Limit of Work I JEFFERSON STPEET Property Line/ Right of Way O PLA' DETAIL 01: POOL ENCLOSURE FENCE 4 acwix. FWusPoce Posrs F ¢s O7 �•Fz,ueur,ws,EEitrrulo mrtau LP,eW,O,gS,s 9 OiSNBIkMBiEELPICKETSr9.0 CENTER �q�.IRM IOCEN,FA f1FtOPIF® ®t m ,ssuFsn sna rw, v.m FWSN � uvX,EocnP Qcns r wcw nee seo�, ,m � F ff P�.,s BYKIHG IACIXiEGiIlR4.EUf8, FgfEL r.aeFR el mF QPGURtGINPLaGfmxeRe�FeLaevmlK- 3 c RroKrsucacnu EocES FsunoEnK,r 8 tu,F�riK,F.�sc,nrs 10 ar eoaLtFrrlsacN,+. 71 ®rlr�sXsuRt•uz +I� OC.'W"JEIE Fp01liG �.',� OLY]WIL1Ea51e4�PGF 7�FRI5XGFME QLOM]EIE POGLOrLK Scala NTS SECTION A: PROPOSED LANDSCAPE SCREENING FOR ADJACENT NEIGHBORS SECTION r CONCEPTUAL FENCE AND WALL, AND SCREENING PLAN Figure 27: Conceptual Landscape Plan - Multifamily 0= u W V N O (-q Lrj N W Z IF—) z LU 0 � Q = a W 4A U Z Z o 0 Lu Ln Q � a LU U V)LL. 7 LL. LU Z Q 1 I 11Y -_A Sheet 2 of 3 Jefferson Square May 2024 67 304 ADJACENT PARK FENCES AND WALLS LEGEND Existing property line CMU wall, pilaster, and/ - - -- -'- - -- - - - - _ or tubular stee€ fencing to be protected in place. Wall Height: Existing to remain, Property Line/Existing CMUWaII Existing Low CMU wall with stucco finish Limit of Work along7efferson Street _ _ Wall Height: ExlstllrQ to remain. > Li r�l .4 II New finish to 0., High Low CMU wall with stucco match existing along 7efferson Street jIIS— 6'-0" High decorative spa we][ with tile finish. Design to be reviewed for approval by the ' City per separate submittal. nulnf_Fuvaii i�nmvruwr h __ l E 1 - -- --ill, U-0" High tubular steel pool enclosure fence - "' = _I (refer to detail 01 for reference,) - --0" High decorative screen well. Design to be reviewed for approval by the City per D V � — fseparate submittal. � _ -� _ Monumentation Signage by Signage rrt r) = __ L Consultant. Design to be reviewed for z m Z �riim nn; Xll liamliun,;iF approvalbytheCityperseparatesubmittal- r- 3'-6" High decorative screen wall. 12'-15' High vertical landscape screen '4. r WALL AND FENCE MATERIAL AND COLOR NOTE ij All Landscape Architect to ensure colors and materials match or compliment the Architecture. Property Line / Right of Way Limit of Work I JEFFERSON STPEET Property Line/ Right of Way O PLA' DETAIL 01: POOL ENCLOSURE FENCE 4 acwix. FWusPoce Posrs F ¢s O7 �•Fz,ueur,ws,EEitrrulo mrtau LP,eW,O,gS,s 9 OiSNBIkMBiEELPICKETSr9.0 CENTER �q�.IRM IOCEN,FA f1FtOPIF® ®t m ,ssuFsn sna rw, v.m FWSN � uvX,EocnP Qcns r wcw nee seo�, ,m � F ff P�.,s BYKIHG IACIXiEGiIlR4.EUf8, FgfEL r.aeFR el mF QPGURtGINPLaGfmxeRe�FeLaevmlK- 3 c RroKrsucacnu EocES FsunoEnK,r 8 tu,F�riK,F.�sc,nrs 10 ar eoaLtFrrlsacN,+. 71 ®rlr�sXsuRt•uz +I� OC.'W"JEIE Fp01liG �.',� OLY]WIL1Ea51e4�PGF 7�FRI5XGFME QLOM]EIE POGLOrLK Scala NTS SECTION A: PROPOSED LANDSCAPE SCREENING FOR ADJACENT NEIGHBORS SECTION r CONCEPTUAL FENCE AND WALL, AND SCREENING PLAN Figure 27: Conceptual Landscape Plan - Multifamily 0= u W V N O (-q Lrj N W Z IF—) z LU 0 � Q = a W 4A U Z Z o 0 Lu Ln Q � a LU U V)LL. 7 LL. LU Z Q 1 I 11Y -_A Sheet 2 of 3 Jefferson Square May 2024 67 304 Specific Plan FA N p e;#AP 4 44" WIDE D.G. - '— SPA 3'xS' DG Ladder Access Zone — . •f y 3'x5' DG Ladder AccesS Zone K ` 3'x5' DG Ladder Access Zone ■ ■ 4 I V 3'x5' DG Ladder Access Zone r 44" WIDE Q.G. r— —; PROPO5EDIMPROVEMENTS O I L�— I 3'x5' DG Ladder Access Zone ■ ■ 4 Figure 27: Conceptual Landscape Plan - Multifamily Sheet 3 of 3 Jefferson Square May 2024 68 305 PROPO5EDIMPROVEMENTS O co 0 Enchanted pedestrian pavers with banding - C' © Pool Deck - Paver field with banding © Natural grey concrete pathway Q Tubular steel pool enclosure fencing © Tubular steel secured gate Q 6' High spa accent wall Q Tivoli String lighting overhead ❑d Q Fire pit with Adirondack seating atop synthetic turf Q BBQ counter with 2 grills O - m Double Sided fireplace wlth N mounted, and soft seating , 1 m Cabana with lounge seating ■■■■■ M Chaise lounges with side table t� c _ M Table Tennis m Large dining table with chairs c m M S' High decorative wall m Dining table and chairs with umbrella D - m 18" High seat wall 71 GENERAL NOTES A. Fir�lL,nrxi«tpc Pans shall acn�r-attiy Jxrw pFarn'nerrt of trete shrud� std graund�rs B, Landscape Architect shall verify utility sewer. aorm drain easement and pain paritlny kxatior6 accondngty ro meet Cltyd La Qunta requirements. C. Ali required landscape areas shall be maintained by owner per the Gty of La Quirtta requ ircments. t D An mmng strata vee shall be pi in pbcr;addki4nal 24" box sate magroiia gran iflora may tin required fev sting N street rrees aredr rl or in poor cord'aion. PkuV4-g, staking, 0 irrigation, and root barriers shall conform to Landscape N 8 Feim"y r, aFKatiom Tree uspcct-111 malty final determinabon of precise locationsatter Fine grading and Lo haelscape installation is compete. N -- L Any off site+mproVerrront plans to be apordvrxl by Public W Vvaks prior m Lsaiance d construction pennft Z PLANTING NOTES n ■ 4.1f. The selection of plant material is based on cuhurd aesthetic, C_ and makKenanceconsidaratiens. All Plantingaresi g� prepared with appropriate soli amendments, fendizers, and appropnW -pple Tients based upon a Is report iron an z _ ___ ! agricdhtralsgitandiry �asample taken frpm the sroe Ground mulch fill In txmncentheshrubsto u O41 ouversorgravel shall 3 II `+h=ld the sal from, the silo. evap6Varroraion and run-off LLJ All the flouter and shrub beds shall be grael mulched to help II _ -� conserwweter, lower the soil temperature and reduce vm0d W Q ■ .� `� Il • growth- Thestrubs shall be alkrwed to grow in their natural J pe mpraremervsshall Fdkxm the C of La farrr6. A9 lartdsce \' V QJInfa Guidelines IRRIGATION NOTES Dd An auw^-atic eir�yatnn system shall faeirv^taterf to provide ■ � � V.w • coverage for a1 planting areas shown on the pan Lown ffiaent water fix 4A U omcpWilon equipment steal€ provide su IolantgFomhwith aminim umwater loss due towaterrun-off z IrrlgationsysmmsshiiiIhigh qualityaut naticcontrd 7 Q L valves,corludrrsand other necessary irrgation equipment U .I All companenushall heornon-mrrasivema el. All drip O systems shall be adequately filtered and regulated per the W manufacnxersrecanmendeddLsgnpatametem AllQ O PLANirirgalim imprwemnenrs shall foil the GtyofLa Quanta Guidelines br landscapes. The 0 - W wamf efficient Estimated U appied waums allowed for the lardscape arta 5"I ria W TRANSFORMER AND UTILITIES NOTE axcedtheMAVVA-!uulatlon The proposcvtypeofirrigation The 0 Vi-----,-merandutiltiesshallbexreened system throughout the site will be drip. Final Landscape U s�G.•-L Plaris required compil with the City d La Quints Water z by landscape in order to improw the aesthetics Effioetxy Cadinance and the Coachcla valley Wier Disircfs W Q from the pubic right-of-way. Landxapirtg and Irrigation System Design Ordinance. —11 J 03 POOL AND PLAZA ENLARGEMENT Figure 27: Conceptual Landscape Plan - Multifamily Sheet 3 of 3 Jefferson Square May 2024 68 305 Specific Plan Jefferson Square VI. OPERATIONAL GUIDELINES A. HOURS OF OPERATION The retail uses on site will operate from 6:00 AM to 12:00 AM, Monday through Sunday. Any Market or Drug Store would also be open 24 hours a day, seven days a week. B. TRANSPORTATION DEMAND MANAGEMENT According to the guidelines contained in the City's Transportation Demand Ordinance (Section 9.180.030), this project may be required to make provisions for transportation demand management. If the City deems necessary, the project shall incorporate the following measures: • The project shall make provisions for bicycle racks in accordance with the City Zoning Code. • The project shall identify a Transportation Demand Coordinator to promote participation in TDM programs among employees. • The TDM Coordinator shall encourage ride sharing, bus ridership, telecommuting, flexible work schedules, and other TDM programs as feasible and appropriate. C. MAINTENANCE Maintenance of buildings, parking facilities, common walkways and landscaped areas, sewers, drainage facilities, utilities, and any other improvements not dedicated to public use shall be maintained by the project's Building Management Association. Residential units shall be maintained by the Residential Property Manager. On-site facilities and landscaping shall be maintained in a clean, attractive, and safe condition in accordance with City regulations. May 2024 69 306 Specific Plan Jefferson Square VII. PLAN ADMINISTRATION AND IMPLEMENTATION The purpose of this section is to provide an outline of the steps necessary to implement the Specific Plan and applicable conditions, mitigation measures, and regulations in coordination with the City and other governing public agencies. The approval of this Specific Plan, and adoption of conditions of approval and a Mitigation Monitoring and Reporting Program (MMRP) will assure that timely mitigation of project impacts take place at the appropriate milestones and in accordance with project implementation. A. ADMINISTRATION Administrative Changes It is the intent of the Specific Plan to provide design flexibility with respect to the interpretation of this document and any proposed project design programs. Minor modifications to the approved Specific Plan are allowed at the discretion of the Director of Design and Development or designee. Minor Modifications to the Specific Plan must be consistent with the purpose and intent of the Specific Plan. After such an administrative change has been approved, it shall be attached to the Specific Plan as an addendum. The following minor modifications qualify for an administrative change: • Modifications necessary to comply with final Conditions of Approval or mitigation measures; • Addition of information to the Specific Plan (including maps or text) for purposes of clarification that does not change the intent of any plan or regulation, as well as correction of any clerical or grammatical errors; • Adjustments to the alignment, location and sizing of utilities and facilities or a change in utility and/or public service provider may be approved by the City's Engineering or Public Works Department so long as the adjustments or changes are found to be in compliance with applicable plans and standards of the agency responsible for such utilities and facilities; • Variation in the number and type of dwelling units within PA2, so long as the unit count does not exceed 95 units; • Alternative PA2 amenities in conformance with Section I I I.B. which align with the needs and desires of the target residents with the intent of creating a vibrant and comfortable community environment; • Minor (10% or less) adjustments to any of the development standards or regulations listed in Tables 6 and 7 in accordance with LQMC § 9.210.040; • Changes to the site layout, building design, building materials and colors, landscape materials, entry design, and streetscape design which are consistent with the design criteria set forth in the Design Guidelines of the Specific Plan; and • Increases or decreases in parcel sizes, so long as any change meets the minimum parcel size requirements of the Specific Plan. Non -Administrative Changes Proposed changes not in conformance with the intent of the Specific Plan shall require City Council approval and be processed in accordance with the procedures provided in LQMC § 9.240. May 2024 70 307 Specific Plan Jefferson Square B. IMPLEMENTATION The implementation of the provisions of this Specific Plan shall be by the following: • The City of La Quinta Design & Development Department shall enforce the development standards and design guidelines set forth herein. • In the case of uncertainty or ambiguity in the meaning or intent of any provision of this Specific Plan, the Design and Development Director or designee has the authority to interpret the intent of the provision. • Any administrative decision or interpretation of this Specific Plan may be appealed to the Planning Commission. Likewise, any decision by the Planning Commission may be appealed to the City Council per LQMC §9.200.110. • The City of La Quints shall administer the provisions of this Specific Plan in accordance with the State of California Government Code, Subdivision Map Act, the City of La Quinta General Plan and the LQMC. • The Specific Plan development procedures, regulations, standards, and specifications shall supersede the relevant provisions of the City's Municipal Code, as they currently exist or may be amended in the future. • All regulations, conditions and programs contained herein shall be deemed separate distinct and independent provisions of this Specific Plan. If any such provision is held invalid or unconstitutional, the validity of all the remaining provisions of this Specific Plan shall not be affected. • Any development regulation and building requirement not addressed in this Specific Plan shall be subject to all relevant City of La Quinta ordinances, codes, and regulations. May 2024 71 308 Specific Plan Appendix A GENERAL PLAN CONSISTENCY ANALYSIS Jefferson Square May 2024 72 309 Specific Plan Jefferson Square LAND USE ELEMENT Policy No. Policy Consistency Goal LU- I Land use compatibility throughout the City. Policy LU 1.1 The Land Use Map shall implement the goals The Specific Plan area is located at the and policies of the Land Use Element and the southwest corner of Fred Waring Drive and other Elements of this General Plan. Jefferson Street. The Specific Plan area Land Use designation is CG General Commercial and is subject to the MU Mixed Use Overlay as introduced in the 2035 General Plan. The Specific Plan area shall serve as a mix of commercial and multifamily uses consistent with the CG General Commercial Land Use designation and MU Mixed Use Overlay District. Goal LU -2 High quality design that complements and enhances the City. Policy LU 2.1 Changes and variations from the Zoning This Specific Plan includes land use and Ordinance in a Specific Plan will be offset by development regulations (Section IV) and high quality design, amenities and mix of land design guidelines (Section V) that will allow a uses. mix of commercial and multifamily uses of high quality and cohesive design character. Architectural design guidelines require Mediterranean architecture with the use of high-quality finishes and materials, and lush landscape improvements. The Specific Plan area shall include pedestrian connections with a plaza and other pedestrian friendly features. Residents shall benefit from a variety of amenities such as a swimming pool, indoor gym, community room, tot -lots and outdoor walking areas. Pedestrian walkways shall be well landscaped. Policy LU 2.2 Specific Plans shall be required for projects The Specific Plan approval dates back nearly proposing the integration of recreation, 20 years, followed by the approval of Specific tourist commercial and residential uses; and Plan Amendment No. I and Specific Plan for all projects proposing flexible Amendment No. 2 in 2005 and 2008, development standards that differ from the respectively. Planning Area I is fully built out Zoning Ordinance. with nearly 39,000 sq. ft. of commercial retail. Planning Area 2 has remained vacant for nearly 15 years as retail demand has faltered over the past 10 years. Specific Plan Amendment No. 3 provides flexible design standards that differ from the Zoning Ordinance but remain in-line with the City's mixed use overlay development standards. Policy LU 2.3 The City's outdoor lighting ordinance will be The outdoor lighting contained within the maintained. site will not produce significant light or glare that would adversely affect day or nighttime views in the area. New light sources will be similar to the existing lighting patterns in the area and will comply with the City's lighting ordinance. Goal LU -3 Safe and identifiable neighborhoods that provide a sense of place. May 2024 73 310 Specific Plan Policy LU 3.1 Policy LU 3.3 Encourage the preservation of neighborhood character and assure a consistent and compatible land use pattern. Maintain residential development standards including setbacks, height, pad elevations and other design and performance standards that assure a high quality of development in the Zoning Ordinance. Jefferson Square The Specific Plan area is located at the southwest corner of Fred Waring Drive and Jefferson Street, two major arterial roadways with 120 -foot -wide rights-of-way. The Esplanade single-family residential subdivision is located directly across Fred Waring Drive, north of the Specific Plan area. The property to the east of Jefferson Street is within the City of Indio's jurisdictional boundaries and has been developed as a retail center. The Heritage Palms Golf Resort is located across Jefferson Street to the southeast. Land use immediately west of the site includes an existing well site, City park, and a retention basin associated with the residential Monticello subdivision, which is located further to the west and directly south. The Specific Plan area is separated from the Monticello subdivision and neighboring park by a six -foot -high masonry wall and landscape improvements. The Specific Plan places its housing component (Planning Area 2) to the south of the project to serve as a buffer between the commercial uses and Monticello subdivision. Canopy trees and a 12 -foot tall landscaped hedge shall line the southern property line to provide privacy between any proposed 2 -story units within 75 feet of the southern property line and adjacent to the existing single-family homes. Planning Area 2 shall be developed with high quality Mediterranean architecture that complements the surrounding communities and existing retail uses. Planning Area 2 of the Specific Plan is a designated mixed-use zone that allows multifamily housing in addition to commercial uses. Section IV B outlines land use and development standards including setbacks, height, parking standards, and other design and performance standards that assure a high quality of development. Goal LU -4 Maintenance and protection of existing neighborhoods. Policy LU 4.1 Encourage compatible development adjacent The Specific Plan area is located at the to existing neighborhoods and infrastructure. southwest corner of Fred Waring Drive and Jefferson Street, two major arterial roadways. The Specific Plan area is surrounded by single-family residential to the north and south, a city park to the west and retail to the east. The Specific Plan designates two Planning Areas: (i) Planning Area I which is located on the northern half of the site closest to the high traffic intersection and designated for commercial retail uses, and (ii) Planning Area 2 which is located on the May 2024 74 311 Specific Plan Jefferson Square May 2024 75 312 southern half of the site closest to the Monticello subdivision and designated for multifamily or commercial retail uses. Planning Area 2 serves as a buffer between the commercial uses and Monticello subdivision. Water, sewer, electrical, gas and telecommunication utilities are currently stubbed to the site and readily available for future development. Goal LU -5 A broad range of housing types and choices for all residents of the City. Policy LU 5.2 Consider changes in market demand in The City updated the Housing Element in residential product type to meet the needs of 2022. The City's RHNA is 1,530 units for the current and future residents. 2022-2029 planning period. The RHNA includes housing planning goals for very low, low, moderate, and above -moderate income households. Table 11-30 of the 2022 Housing Element indicates that as of 2019, 78 percent of the City's housing stock consists of single- family detached units. Multifamily projects in the form of five or more units accounted for a mere 6.5 percent of the City's housing stock. The Specific Plan designates Planning Area 2 as a potential multifamily project area which would help further diversify the City's housing offerings with apartments, condominiums, or townhomes. These units will incorporate current market trends that include the "work from home" spaces, recreational amenities, electric vehicle plugin stations, and water and power efficient fixtures. Goal LU -6 A balanced and varied economic base which provides a broad range of goods and services to the City's residents and the region. Policy LU 6 1 Commercial land use designations shall allow Planning Area I of the Specific Plan area is an a full range of retail, office, resort, and established retail center that offers a wide institutional businesses in the City. variety of goods and services. Goal LU -7 Innovative land uses in the Village and on Highway I 11. Policy LU -7.1 Encourage the use of mixed-use development The Specific Plan proposes a horizontally in appropriate locations. mixed-use development project in an existing commercial retail center. Planning Area 2 of the Specific Plan area remains undeveloped due to low demand for retail uses at this location. The Specific Plan designates Planning Area 2 as a mixed-use zone with the potential for fully integrated multifamily uses on the site. Policy LU -7.4 Develop incentives for Mixed Use project. The Specific Plan specifies reduced covered parking standards and parking garage design Program LU -7.4a: Consider density bonuses, dimensions. See Table 6. modified parking requirements, expedited entitlement and building permit processing and fee waivers for Mixed Use projects. May 2024 75 312 Specific Plan Jefferson Square CIRCULATION ELEMENT Policy No. Policy Consistency Goal SC- I A transportation and circulation network that efficiently, safely, and economically moves Goal CIR- I people, vehicles, and goods using facilities that meet the current demands and projected The development will meet the CALGreen needs of the City. Policy CIR 1.12 As a means of reducing vehicular traffic on The Specific Plan allows multifamily in Reduction Plan (also see Air Quality major roadways and to reduce vehicle miles Planning Area 2. A mixed-use development Element). traveled by traffic originating in the City, the project would provide inter -connections City shall pursue development of a land use between uses, which would allow residents pattern that maximizes interactions between and businesses to co -exist without conflict adjacent or nearby land uses. and provide residents with adjacent work and conserving water resources. shopping opportunities that do not Encourage the use of more environmentally This Specific Plan area's storm water necessitate vehicle travel. Having commercial friendly storm water management techniques management system incorporates two above uses close by inherently encourages walking such as bioswales, permeable surfaces and ground retention ponds as well as one and bicycle -riding rather than driving a car. Goal CIR-2 A circulation system that promotes and enhances transit, alternative vehicle, bicycle, and edestrian networks. Policy CIR-2.3 Develop and encourage the use of The project would provide inter -connections information. continuous and convenient pedestrian and between uses, allowing residents and bicycle routes and multi -use paths to places businesses to co -exist without conflict, and of employment, recreation, shopping, providing residents with work and shopping schools, and other high activity areas with opportunities that do not include their cars. potential for increased pedestrian, bicycle, Having commercial uses close by inherently golf cart /NEV modes of travel. encourages walking and bicycle -riding rather than driving a car. Multifamily development amenities could include a bicycle storage room to further encourage the use of bicycles. Finally, nearby Sunline Transit stops are located on Fred Warning Drive. The project also provides a direct pedestrian connection to Monticello Park for guests and residents. LIVABLE COMMUNITY ELEMENT Policy No. Policy Consistency Goal SC- I A community that provides the best possible quality of life for all its residents. Policy SC 1.2 Reduce water consumption at a minimum The development will meet the CALGreen consistent with the Greenhouse Gas code which requires water conservation, high Reduction Plan (also see Air Quality efficiency plumbing fixtures and fittings such Element). as toilets, water heaters and faucets. Water efficient landscape materials, including drought tolerant plants, with drip irrigation will be used wherever possible as a means of conserving water resources. Policy SC 1.3 Encourage the use of more environmentally This Specific Plan area's storm water friendly storm water management techniques management system incorporates two above such as bioswales, permeable surfaces and ground retention ponds as well as one other methods as they are developed, in all underground infiltration basin. Refer to new development. Section III. E. Drainage Plan for more detailed information. May 2024 76 313 Specific Plan Jefferson Square Policy SC 1.5 All new development shall include resource The development will meet CALGreen and Consistency efficient development principles. California Building Energy Efficiency range of goods and services to its residents and the region. Standards. These codes are designed to The Land Use Element shall maintain a The Specific Plan provides mixed use provide increasingly stringent energy balance of land use designations to address development standards and design guidelines efficiency standards, leading to eventual economic needs, meet market demand, and that provide development flexibility to assure requirements for net zero construction. ECONOMIC DEVELOPMENT ELEMENT Policy No. Policy Consistency Goal ED- I A balanced and varied economic base which provides fiscal stability to the City, and a broad range of goods and services to its residents and the region. Policy ED -1.1 The Land Use Element shall maintain a The Specific Plan provides mixed use balance of land use designations to address development standards and design guidelines economic needs, meet market demand, and that provide development flexibility to assure assure a wide range of development future projects are designed to meet market are available. demand and provide a wide range of opportunities. development oortunities. HOUSING ELEMENT Policy No. Policy Consistency Goal H- I Provide housing opportunities that meet the diverse needs of the City's existing and projected o ulation. Policy H 1.3 Direct new housing development to viable The Specific Plan area is located in an areas where essential public facilities can be established neighborhood in close proximity provided and employment opportunities, to employment opportunities, educational educational facilities, and commercial support facilities, and commercial goods and services. are available. Existing onsite uses offer commercial goods and services, and a commercial retail center is located directly adjacent to the site. Public elementary and middle schools are within 1.0 mile of the Specific Plan area and La Quinta High School is approximately 1.6 miles from the site. Desert Sands Unified School District office, La Quinta Resort and Walmart Supercenter, the City's three largest employers are all located within 6.0 miles from the site. Goal H-2 Assist in the creation and provision of resources to support housing for lower and moderate - income households. Policy H 2.1 Increase housing choices for lower and As of 2019, 78% of the City's housing stock moderate -income households. was made up of single-family detached product type. This product type is typically more expensive than other product types (condominiums, townhomes, and apartments). The Specific Plan will provide development opportunity for underserved, less expensive housing types (condominiums, townhomes, and apartments). Goal H-3 Create a regulatory system that does not unduly constrain the maintenance, improvement, and development of housing affordable to all La Quinta residents. May 2024 77 314 Specific Plan Jefferson Square Policy H 3.1 Remove unnecessary regulatory constraints The Specific Plan will allow the development Consistency to enable the construction or rehabilitation of underserved, less expensive housing types Policy AQ 1.3 of housing that meets the needs of La Quinta (condominiums, townhomes, and residents, including lower income and special apartments) in the City. needs residents. trips and VMT by locating residents in Provide a regulatory framework that facilitates and encourages energy and water Goal H-6 conservation through sustainable site planning, project design, and green technologies and building materials. Policy H 6.1 Promote higher density and compact The Specific Plan allows high density developments that increase energy efficiency residential development (12 — 24 units per and reduce land consumption. acre) on site. The Specific Plan envisions a clustering of units of varying product types in a compact footprint designed to increase energy efficiency and reduce land consumption. Policy H-6.4 Focus sustainability efforts on measures and The Specific Plan will incorporate CALGreen techniques that also assist the occupant in and California Building Energy Efficiency reducing energy costs; therefore, reducing Standards. Housing will incorporate high housing costs. efficiency plumbing fixtures, energy efficient Policy AQ 1.5 Ensure all construction activities minimize lighting fixtures and appliances, energy emissions of all air quality pollutants. efficient windows and drought tolerant landscaping with low flow watering systems. Additionally, electric vehicle plug in stations Policy AQ 1.6 Proposed development air quality emissions will be provided for select residential units. AIR QUALITY ELEMENT Policy No. Policy Consistency Goal AQ -I A reduction in all air emissions generated within the City. Policy AQ 1.3 Work to reduce emissions from mobile Mixed-use development in the Specific Plan sources by encouraging a decrease in the area would reduce the amount of vehicle number of vehicle trips and vehicle miles trips and VMT by locating residents in traveled. proximity to services, employment, and public transportation. Additionally, alternative forms of travel (walking and cycling) shall be encouraged through use of pedestrian connections provided to surrounding areas. Providing a pedestrian access network to link areas of the project site encourages people to walk instead of drive. The project would provide a pedestrian access network that internally links all uses and connects to all existing or external streets and pedestrian facilities contiguous with the project site. Policy AQ 1.5 Ensure all construction activities minimize All construction activities will abide by emissions of all air quality pollutants. construction requirements set forth by the City including the Fugitive Dust Control regulations. Policy AQ 1.6 Proposed development air quality emissions The project will be analyzed under the of criteria pollutants shall be analyzed under provisions of CEQA. CEQA. May 2024 78 315 Specific Plan Jefferson Square Policy AQ 1.7 Greenhouse gas emissions associated with a The proposed PA2 multifamily plan has been Consistency development project shall demonstrate analyzed for greenhouse gas emissions. The adherence to the City's GHG Reduction Plan. project is expected to result in GHG Comply with the requirements of the Development projects shall comply with the emissions totaling 646.43 MTCO2e per year Migratory Bird Treaty Act (META). requirements of the Migratory Bird Treaty from construction, area, energy, mobile in the City. Act M BTA . sources, waste, and water usage sources, Native desert plant materials should be The Landscape Guidelines for this Specific which is considerably below the pertinent incorporated into new development projects Plan include a California native and drought screening level of 3,000 MTCO2e per year in to the greatest extent possible. Invasive, non- tolerant landscape palette. The landscaping compliance with AB 32, EO S-3-05, and the native species shall be discouraged. will be consistent and compatible with the City's GHG Reduction Plan. As a result, the surrounding context. project is not expected to conflict with any paved parking lot occupies the northeastern applicable plan, policy, or regulation for the and southwestern portions of the project purpose of reducing GHG emissions. BIOLOGICAL RESOURCES ELEMENT Policy No. Policy Consistency Goal BIO- I The protection and preservation of native and environmentally significant biological resources and their habitats. Policy BIO 1.4 Comply with the requirements of the Development projects shall comply with the Migratory Bird Treaty Act (META). requirements of the Migratory Bird Treaty in the City. Act M BTA . Policy BIO 1.6 Native desert plant materials should be The Landscape Guidelines for this Specific incorporated into new development projects Plan include a California native and drought to the greatest extent possible. Invasive, non- tolerant landscape palette. The landscaping native species shall be discouraged. will be consistent and compatible with the surrounding context. CULTURAL RESOURCES ELEMENT Policy No. Policy Consistency Goal CUL- I The protection of significant archaeological, historic and paleontological resources which occur in the City. Policy CUL 1.1 All reasonable efforts should be made to On November 15, 2022, CRM Tech identify archaeological and historic resources conducted a field inspection of the PA2 in the City. project area. At that time, no historical/archaeological features or artifact deposits were encountered on the ground surface, which has been extensively disturbed by past grading, excavation, and other development activities. Currently an asphalt - paved parking lot occupies the northeastern and southwestern portions of the project area, with engineered earthen pads making up the rest of the acreage. Although the most recent field survey did not find any evidence of any cultural resources, the site has been sensitive for archaeological resources and could potentially contain additional subsurface archaeological resources. Therefore, mitigation in the form of a qualified archaeological and Tribal May 2024 79 316 Specific Plan Jefferson Square WATER RESOURCES ELEMENT Policy No. monitor during the excavation of any area Consistency Goal WR -I located outside of the designated pad areas Policy WR 1.4 Protect storm water from pollution and shall be required. With this mitigation encourage its use to recharge the aquifer. measure, impacts to historical and Land Use Compatibility scale described in this archaeological resources are less than Element. significant. WATER RESOURCES ELEMENT Policy No. Policy Consistency Goal WR -I The efficient use and conservation of the City's water resources. Policy WR 1.4 Protect storm water from pollution and The development is required to prepare a encourage its use to recharge the aquifer. Storm Water Pollution Prevention Plan Land Use Compatibility scale described in this (SWPPP) that complies with the La Quinta Element. Drainage Area Management Plan (DAMP). NOISE ELEMENT Policy No. Policy Consistency Goal N -I A healthful noise environment which complements residential and resort character. Policy N I.I Noise standards in the City shall be Block walls (noise barriers) and rooftop consistent with the Community Noise and parapet walls will be provided to protect Land Use Compatibility scale described in this neighboring homes from noise sources. Element. Mechanical ventilation systems will be installed to permit windows to remain closed for prolonged periods of time to ensure traffic noise will not exceed interior noise standards. Policy N 1.2 New residential development located Through the completion of a Final Acoustical adjacent to any roadway identified in Table Report once plans are finalized, the project IVA as having a build out noise level in excess will comply with City noise standards. of 65 dBA shall continue to be required to submit a noise impact analysis in conjunction with the first Planning Department application, which demonstrates compliance with the City's noise standards. Policy N 1.3 New non-residential development located LSA completed a Noise and Vibration Impact adjacent to existing residential development, Analysis to identify the Specific Plan's noise sensitive receptors or residentially impacts on the neighboring sensitive designated land, shall be required to submit a receptors. The Noise and Vibration Impact noise impact analysis in conjunction with the Analysis demonstrates the proposed PA2 first Planning Department application, which development will generate less than demonstrates that it will not significantly significant impacts on those sensitive impact the adjacent residential development receptors due to operations of rooftop or residential land. mechanical ventilation equipment as levels will be below the applicable daytime and nighttime hourly noise level standards. May 2024 80 317 Specific Plan Jefferson Square Policy N 1.4 All Mixed Use projects shall be required to The project will comply with City noise Consistency submit a noise impact analysis in conjunction standards. Policy ES 1.2 with the first Planning Department Policy GEO 1.4 The City shall require that all new structures application, which demonstrates compliance Fire Department review to assure necessary be built in accordance with the latest adopted with the City's noise standards. safety standards are met. Policy N 1.5 All noise impact analysis will include, at a LSA completed a Noise and Vibration Impact enhancement of wildlife habitat and minimum, short-term construction noise and Analysis to identify the Specific Plan's noise community open space to the greatest extent noise generated by the daily operation of the impacts on the neighboring sensitive feasible, while still maintaining their functional project at build out. receptors. The Noise and Vibration Impact qualities. Analysis demonstrates the proposed PA2 development will generate less than significant impacts on those sensitive receptors with the implementation of construction vibration mitigation measures. These mitigation measures will be implemented during construction. SOILS AND GEOLOGY ELEMENT Policy No. Policy Consistency Goal GEO- I Protection of the residents' health and safety, and of their property, from geologic and seismic Policy ES 1.2 hazards. Policy GEO 1.4 The City shall require that all new structures All new development will require building Fire Department review to assure necessary be built in accordance with the latest adopted permits subject to the latest California safety standards are met. version of the Building Code. Building Code Standards. FLOODING AND HYDROLOGY ELEMENT Policy No. Policy Consistency Goal FH- I Protection of the health, safety, and welfare of the community from flooding and hydrological Policy ES 1.2 hazards. Policy FH 1.6 Major drainage facilities, including debris The existing above ground drainage retention Fire Department review to assure necessary basins, retention/detention basins, and flood basins will remain in place. The basins are not safety standards are met. control facilities shall provide for the designed for recreational use but will remain enhancement of wildlife habitat and open to wildlife habitat. community open space to the greatest extent feasible, while still maintaining their functional qualities. EMERGENCY SERVICES ELEMENT Policy No. Policy Consistency Goal ES- I An effective and comprehensive response to all emergency service needs. Policy ES 1.2 New development proposals shall continue All construction permits shall be subject to to be routed to the Fire Department to Fire Department review to assure necessary assure that project access and design provide safety standards are met. for maximum fire and life safety. May 2024 81 318 Specific Plan Jefferson Square Policy ES 1.6 New development proposals shall continue Development proposals shall be reviewed by Consistency to be routed to the Police Department to the Police Department to assure necessary assure that project access and design provide safety standards are met. New development shall reduce its projected for defensible space and maximum crime water consumption rates over "business -as- prevention while maintaining City design usual' consumption rates. standards and codes. WATER, SEWER AND OTHER UTILITIES ELEMENT Policy No. Policy Consistency Goal UTL-I Domestic water facilities and services which adequately serve the existing and long-term needs of the City. Policy UTL 1.3 New development shall reduce its projected All development is required to meet water consumption rates over "business -as- CALGreen requirements with the required usual' consumption rates. use of low -flow fixtures and water efficient landscape and irrigation. Goal UTL-2 Sanitary sewer facilities and services which adequately serve the existing and long-term needs of the City. Policy UTL 2.1 All new development should be required to All development within the Specific Plan area connect to sanitary sewer service. will connect to existing onsite sanitary sewer service lines. May 2024 82 319 s L_ 1r ....y , N 3., ..I ■ ' - Norm I~o imam �P �� N . -4 t � � s L_ 1r ....y , N 3., ..I ■ ' - Norm I~o imam �P �� vi NITi(11i AP a IE! 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'-^•�'!_n.n.Tn:yTGFi!.':CSFRT.'X.ERSYS:N ;RF'fw t]I r.RE AA. .. nnOwtnLL r•• ate. ri ":T..'SH L:NL "_'vA?_•P- .C4.en , w I „-F.^NG.':Y.'� _._..JEi•:` e..!^'Vf.'..., __ i S•.'a-i'!!:n!!Y.'.w IDDAs ; :S :L•712RI011 tt.::'v'_MR!A PA lllt: r,:F.CrJ!:P4:1'E•.: 'r rFrn.vM�.i: Mr. 6-0' r)T UNE WORLD T-KAr E CAL 8TH FILER _ _ t°QEC: 1uFM i£.ATpI"aEiillCt'NAFI ErAs1aN,oSE xmmllErevr_s„an••�nl;•r.+Ts•-•.;:m PA:;1"_.EO•%E :vFR.^..r'wSc-aAw nnvi:E T,62•b50 5392 DN nr1:�_.:;. wJ.:•.6,n i -a➢ r/1"7':!]'.:^Y.1 _"3,fr�Yx.1. „9P.V: 9'c_LnC wJ..z.ARI.EUERS_A:t^IJ:4!'7L61RGCL ..•.T .1 FRCMA_� nYT P.;:.W4a;.xEl:--AR.::4.•.:.•L.cu. mrr IS MXES' cwEgV:I ¢.4.`C9iayr.H^, aea eurrNu,~ 0 W rtE IARDRARRR— RTs,_:. 1H4 5•. - Nn Lm ARu — - :RE a 41 Nlwuu]PRn)E :r 6r1E 1 w.! .,g.• axmn NAR LO;CO,£➢_!?]E aP x.rzi r,!;T ARa ttO.7—i.fl rNcr-�.tsr.-�N-x•__ ..Y. o ::.n:Kr..•slr,�:a L�:cxr-,.; SARINµEAF10 IIVNA OSKIrlIIERlD RJGF N.:a•R.w r.`..-x:^:.LL.�^. It REtLAaa NAY�M•AY kl:far: rL'.r•I.QD a �IIRArr NNYatffi OR r A7.4 BRAN ELrL_altq Mr1ERR! D:"'YfYPAV MOa RI9KIr[0 NMPmm Faf!a CIL!: iY.C,Ffw.!XltR^E ..-n eaT 1!_:J'ST!.wOfr..V.^!.nl'N^•nE�•.la^.Crls,!1'�R.223RE]cETf :;.Y4VAY6w.i•!D[R?^.rT1CR. � ']rw�r=w•R�s�ENr:+crvtra,-.r.:-.;r-,';•�qL'E-x::r,=_r-crae:r_.•�.ar1E:�rn�e: r.:1v.:: AAc:. perdAs rL:r as I ,A, 12 IDDAs ; —ZZIC-1 tinjt E -K r,:F.CrJ!:P4:1'E•.: 'r rFrn.vM�.i: Mr. 6-0' r)T UNE WORLD T-KAr E CAL 8TH FILER FxaI. REFCD?.TAL:er P.l?l KA Y.,' 1 VJr_4r r. �1: STa[E:.'.::I C.4!R.'J.9 v.1• SY nnvi:E T,62•b50 5392 aRYL,gMN IMIMIT Arm YT]IrRS E• -f .—.,1 ,A Ii 6:Rur!•J:E .✓,�-,: i..Px.:.#... PYE•.?Mze9 it rLrnrlLl.._^'�. v � FRCMA_� nYT airXa.E3 1 1 ^41 _Pw_w.!•;:.11N:1".cY qr,�, ERlOs: ss �x:�`�zs:Tan 7Mp I S min :F, r;.50.P.V.[Tt:x rA"I ,•mESE.vziIT 1H4 �s 7.1 Iv-ILr:•• kPMIE'!YAA,R:,E�L9 MI5^f-�:NTLP:!.?:eiiu 'D •SINs,:E =rr1:r KSLx.:EY_ 'PROJECT . 1 a 4 A DESLMPTgN RAL^!ry.;P,.-r n!rP.^f_:LIS _ _ OLL1W11C1' R.T F2'+C.E:^nl, Arz P00. Ealy 1 I r.! SARINµEAF10 IIVNA OSKIrlIIERlD RJGF a40 IaYIE! HAIR MIA SO'MM]KN I -iMs; _ TrS'._:flw• :+,rcl[�. °F_'�•AA,!A,� E^^:......ap.rJRN,E TZ TDTAL —E -T ARYa lr:E•aE!sc'eH.PPAFTIFRr 6w BRAN T.w-BECrsCOM.wAIrAENi W 6P r Gr7ACT ALEA RCLEN iY,REE. M. HCG:9:w1X.IMtDIR!1lEy IDr! K SO r Ciht. 714 79V. 55 10011TI110 CONSULTAi41 �. RaERE RLRM,Rr at<,^ S aLa,! iAIMp!NRr: b, a¢E r AE2E LaFr a, 2: ORiTA,TNiir - OyJ EFOLOAErf9mi 0500 I+n r1 IN 1 1R T 7 TD 14R 11X5 1 Aa p6 C1 a uvr E Aa re6 R I.n] ]II LIIAY 01 - 57m N 15 MT D1 A 1 1 30 r.tae �vw wYw 1 1 Ta UL" uwI DS 6 1 7S ,L66 I1 -- la. RraO BEACON RENLI-i AZIvISORS AW Mt AEw AO 1f. ni VPekikELi- NArpq LaeeEs , I ,A, 12 IDDAs ; —ZZIC-1 tinjt E -K aWTBAN DEVELuHMervT Ie�M UNE WORLD T-KAr E CAL 8TH FILER 21 21 OiL•.;�� 1 1 101 CDrrDRxnR: nnvi:E T,62•b50 5392 F' 1 caNNur.rr RM ,A Ii 11 ?A212 INGUEVIODa-0, CAUU301 .A2 21 NI¢0.N 1 A2 22 0 iRAPr,pEG } I S au aY to/tt L-, ANiviElm HILLS. Gpim-W, rnFa:RL•a c. 1 1 - F:F_IaF'� 1 I Arz P00. Ealy 1 I r.! P.E4A?O'.: DGl�NY:, I RJGF a40 I-- 1.4 I a,mE TZ TDTAL —E -T ARYa BRAN PROJECT TEAM OEVELOPER BEACON RENLI-i AZIvISORS 7-0 C,- 1844 CMAINO DELMAR E11 AO 1f. DiL MAR. CA 92014 .Al 11 CZ . Cr, OMAR HUSSEIN ,A, 12 PHONE 2147Z:,2i6 —ZZIC-1 tinjt E -K aWTBAN DEVELuHMervT IA 14 UNE WORLD T-KAr E CAL 8TH FILER 21 21 ... HFACH. C..._; Al :u L-',97ACT'66M G=2' TLS nnvi:E T,62•b50 5392 ARCHITECT AwERv COLLECT VE ,A Ii 209 S FAVLTHKET ST ?A212 INGUEVIODa-0, CAUU301 .A2 21 i.COvNkt' TI. ANDREW CRANE A2 22 WYiE aw.».1 was r421,'. GACEF/GIISEeK14G,, INC au aY IW s J'LU sr; INGSr,u, Vtl 210 rL41, ANiviElm HILLS. Gpim-W, '412 COirinrT KENN: ,ARGA 'm 13 rHii11� i1;.&n.raaEu- yILfN�.NE•EIi eiFINE, INC 00LD .AB CO 1W S OLD OS SiRlh'G$rRD, STE 210 r.0, :tiriivlF.lix +irLLS,'CA 92MB ra arrr hENEJARGA I'H-GNE 71665,3am LANOSCAFE MRL1117E1 LAZ I'uDI!✓"Jau 3MF r;i"NO REAL STLYLNO 200 i'S3TRAL CAeeiov r Gr7ACT ALEA RCLEN r Ciht. 714 79V. 55 10011TI110 CONSULTAi41 FIr?,T CFGLe UhbNGN INC SIG; .-in`wni •:ve, G'L"uG r AE2E ORiTA,TNiir - OyJ EFOLOAErf9mi 0500 SHEET INDEX Ir.913 Sr r:ha'. ciam r zl Sneei Z0 f Fu Ln',E &4,6c GDC rkPha— 1x`T(Z1 F„r.d f—S1sd rairli3B rFal,Frea SF.r_,. 1— G004 F—tj SFieSLYre D.Tml. DR Do sr. -z1 I- PI 16IFrt..�r. ear f�r'a:ne6 Pmn r216 Era.—v.y IA111ty Ca, r31 a 1Pr,:r.R;D liy:lr .T.i rtu 0410 TRI&IrveTry. Map. L1.10 landSEapa iRan l2JU F�a1L Vvai Nan LJ.1J F'Ool SFlava.ItAP'EN 'daM Lig:.i.rN LT 01A, rmrC'. sIN'ughir -Eat LT1 01B Ove:a:lE Ugnn a-'1.si LT, ULC. f:nlMyed SIN LIg. FOoi S PM7a LYl 02 SoN'ugniPy- FNotonR,•ne F'M, 03118469 -1 Eie�rd.Rm LT312 Bldg 10Nraa:N L1321 B16g 2-3 E1eHal,lm LT322 llog23 EiN,wna LT331 Bldg 4.6 Efr.�k.:Pns Li332 Bldg 46 Ele.a,Gm AERO C O L L E C T I V E I V Y J M A R N E 1 .1 INGLEWOOD CA90301 3 2 3. 5 5 3 2 3 7 6 LUIS GOMEZ ONE WONLIO T12AUE CTR13TH FI-RIONG' f3GAGH GA90B3R Ct NSUISANT 8/ 1.4%23 SITE (DEVELOPMENT PERMIT 8TAMF NOT FOR CONSTRUCTION {:ITt EW9M'IRAL-;,ng2022 ® Z MY PUN � 3 -1 13ro)3c t Info & Index LsslrcaR � MIAm of 7-0 C,- Fiim Pian AO 1f. T.'. F:IE.v— .Al 11 ENdg1 1sl F—FIM, ,A, 12 ridg I :std Tir Flan Al 13 r.Ag I —F—Pal, IA 14 TNdg 1 F 1. F- 21 21 FaiD +.-w lsl Fic-.I. FRT, Al :u BIRD 2-13 :rrm r1—Fun TLS Emig 26 'Jrd F'rcu Gla, ,A1 76. EAdg 7,c R.” V., ,A Ii Rag" B3 ..— ?A212 Eliag-I F --4— .A2 21 56:7Z. -De 31ar7. A2 22 Eliu7D', r421,'. EiN'g.I.g E., .W . au aY rl g,1.g t7 A.- rL41, 5.l601 Una F''Mr4 '412 EAdg 2.3 LWIil nR 'm 13 ER6g,"I.irr.. rMn. rL51C Cft ;itAww w .AB CO RecSvre. r.0, RW—.1.0 L.R. L1.10 landSEapa iRan l2JU F�a1L Vvai Nan LJ.1J F'Ool SFlava.ItAP'EN 'daM Lig:.i.rN LT 01A, rmrC'. sIN'ughir -Eat LT1 01B Ove:a:lE Ugnn a-'1.si LT, ULC. f:nlMyed SIN LIg. FOoi S PM7a LYl 02 SoN'ugniPy- FNotonR,•ne F'M, 03118469 -1 Eie�rd.Rm LT312 Bldg 10Nraa:N L1321 B16g 2-3 E1eHal,lm LT322 llog23 EiN,wna LT331 Bldg 4.6 Efr.�k.:Pns Li332 Bldg 46 Ele.a,Gm AERO C O L L E C T I V E I V Y J M A R N E 1 .1 INGLEWOOD CA90301 3 2 3. 5 5 3 2 3 7 6 LUIS GOMEZ ONE WONLIO T12AUE CTR13TH FI-RIONG' f3GAGH GA90B3R Ct NSUISANT 8/ 1.4%23 SITE (DEVELOPMENT PERMIT 8TAMF NOT FOR CONSTRUCTION {:ITt EW9M'IRAL-;,ng2022 ® Z MY PUN � 3 -1 13ro)3c t Info & Index LsslrcaR � MIAm of 9. NE Corner of North Shopping Plaza (Parcels 3 & 5) 8. SE Comer of North Shopping Plaza (Parcels 3 & 5) 7. Facade of North Shopping Plaza (Parcels 3 & 5) 6. SW Property Line Facing East (Parcel 6 / Proposed Bldg 1) L 3. Jefferson Street Facing West eG e" S. Facing South (Parcels 5, 6 & Proposed Bldg 2 & 3) 4. Fred Waring Drive Facing South 2. South Property Line Facing North (Parcels 6 & 7) JEFFERSON STREET 3 Key Plan �j11 a AERO C O L L E C T V E 2 0 9 S MARKET ST INGLEWOOD CA 90301 3 2 3 5 5 3 2 3 7 6 CONSULTANT 1.n SITE DEVELOPMENT PERMIT STAMP NOT FOR CONSTRUCTION CITY SUBMIRAL 12;1/2022 KEY PLAN ❑r q� — O 1� o = b _ t7 �r In ul ime5 �l Site Photos PARCEL? (PROPOSED BLDG 4 - 6) ilr•- VRETENTION, BASIN 11i`11, JEFFERSON STREET 3 Key Plan �j11 a AERO C O L L E C T V E 2 0 9 S MARKET ST INGLEWOOD CA 90301 3 2 3 5 5 3 2 3 7 6 CONSULTANT 1.n SITE DEVELOPMENT PERMIT STAMP NOT FOR CONSTRUCTION CITY SUBMIRAL 12;1/2022 KEY PLAN ❑r q� — O 1� o = b _ t7 �r In ul ime5 �l Site Photos t _ 1 41'-5" TO PL MIN) J LU a \\ J¢¢n \ / o W o o OZ O<w HIS zm iso -Ww Mc Nu)LL O W I CARPORT (C) r CARPORT(D) 3,547 sq ft 7 1 545 sq ft CARPORT (E) CARPORT (F) ) 2,131 sq ft 1,602 sq ft o BLDG 1 29,943 sq ft 99 10 PARKING & STREETS —j — — — — — - 74,060 sq ft I BLDG 2 4,344 sq ft 2,676 sq ft 1212 I I I BLDG 4 I I BLDG 3 3,904 sq ft I 4,344 sq ft l I 1 BLDG 6-- 2,326 sq ft RETENTION BASIN 7,478 sq ft I Project Area & Lot Covera e LOT COVERAGE CALCULATIONS ENCLOSED BUILDING AREAS (GROSS) AREA (SP) PERCENT LOT COVERAGE BLDG 1 91 29,3 BLDO Z 4,W BLDG 3 4,344 BLDG 4 3.901 BLDG s 2,326 BLGG a 2,326 TOTAL 47,187 21.2% CARPORTS AREA (SF) PERCENT LOT COVERAGE CARPORT (A) 3,189 CARPORT (B) 3,193 CARPORT (C) 1947 CARPORT (DI 545 CARPORT (E) 2,131 CARPORT (F) ISID CARPORT (G) 2,660 CARPORT (H) 2,676 TOTAL 18.513 8.8% TOTAL PROPOSED LOT COVERAGE 88,730 30.0.3% • OK AERO C O L L E C T I V E 209 S MARKET ST IN GLEWOOD, CA 90301 •GO URBAN DIVEI,OPMENT,E LUIS GOME2, ORE 1YDhLb TRADE CTR 8TH FOR LONG BEACH CA 90831 CORS LTL TAW &TAW NOT FOR CONSTRUCTION NB E&�,xso6 OniE CIYSIIBMITT BZ12n5�2022 KEY PLAN V/ cr © ? -UE DATE BI— G0.03A 15'LANDSCAPE Y I , SETBACKAT RESIDENTIALAREA 1 ,!j WALKING PATH TU U 1~/1 15,203 sq ft pmp _ gwm / X/ L A • TOT LOT (B) 672 sq ft } ----- / PICNIC AREA 105 sq ft LANDSCAPEDj' AREA (C) 15,799 sq ft as rr I �• J CLCL a L)z In = p Q RETENTION BASIN Z H � (E%CLUDED) JLU LV 7,482 sq ft Oy LLLi N LU 1 --E COURTYARD 7.782 sq ft 1 125 sq PARKING & STREETS LANDSCAPED AREA (A) 4,603 sq It LANDSCAPED �12,084(Sq ft 1 - wn PLAZA I 1,904 sq R r i I LANDSCAPED AREA(D) IIy ILL 9,374 sq It / I I J JEFFERSON STREET Open Area & Recreation 323.55327 7V6 GO URBAN DEVELOPMENT LUIS GOMEZ. ONE WORLD TRADE CTR 11TH FUR LONG MINIMUM COMMON OPEN AREA: 30% NET PROJECT AREA (SPAS TEL 71 BEACH CA 9D831 COMMON OPEN AREA EQUALS PERCENT OF NET PROJECT AREA COMMON OPEN AREA SHALL CONSIST OF CONSULTANT PASSIVE LANDSCAPED AND ACTIVE RECREATION AREA RIGHTS-OF-WAY, PARKING AREAS. PRIVATE PATIOS. PRIVATE YARDS AND SLOPES STEEPER THAN TWENTY PERCENT (20%) SHALL NOT COUNT TOWARD THE COMMON OPEN AREA REQUIREMENT NET PROJECT AREA 140 882 SEE'NET PROJECT AREA CALCULATION-) REQUIRED COMMON OPEN AREA 30% 42196 SF PROVIDED COMMON OPEN AREA (CALCULATION BELOW 70.245 SF =OK PROVIDED COMMON OPEN AREAS ACTIVE RECREATION AREAS (EXTERIOR) AREA (SF) NETAREA PERCENTAGE COURTYARD 7.782 PLAZA 1,900 TOTLOT(A) 657 F TOTLOT(8) 672 (n PICNIC AREA 105 2 N WALKING PATH 15,203 U N TOTAL 26.3x3_ 18.7% (A m LL K Q 1p NET AREA W U p ACTIVE RECREATION AREAS (INTERIOR) AREA (SF) PERCENTAGE O LL Q p GYM 937 COMMUNITY ROOM 1,125 01 Z N TOTAL 2,062 1.5% —j u— Q PASSIVE LANDSCAPED AREAS AREA (SF) NET AREA PERCENTAGE h Q LANDSCAPED AREA (A) 0,603 O J LANDSCAPEDAREA(8) 12,0114 O LANDSCAPED AREA (C) 15,799 LANDSCAPED AREA 9.374 TOTAL 41.060 29.8% d/14/23 SITE DEVELOPMENT PERMIT STAMP NOT FOR CONSTRUCTION KEY PLAN x $r E o l ¢tl V t.JGI I P -LI Gu u Recreation -'k acre sum VU.ullib 1uN FK1M 18 —3V x436 1 Lo.O vKToa rcra Say.us aF EUYROa1E I10.6BUILDING C 12 sift 1 11 I�R� /1P64�{I,r SFI O FKSOA 36F/ I1000WOANC+r 3 ffi Ja59F d/ SF. KS 9r THIRD FLOOR -BUILDING EXITING DIAGRAM ni v J THIRD FLOOR BLDG BLDG BLDG R-2 OCCUPANCY RESIDENTIAL 11,574 SF 8,269 SF 10,631 SF OCCUPANCY LOAD FACTOR (2019 CBC, 2020 CBC TABLE 1004.5) 200 SF 200 SF 200 SF R-2 OCCUPANCY LOAD 58 OCCUPANTS 12 42 OCCUPANTS 12 54 OCCUPANTS/2 THIRD FLOOR =29OCCUPANTS EXIT =21 OCCUPANTS EXIT =27 OCCUPANTS EXIT R-2 EGRESS REQUIRED (2019 CBC, 2020 CBC TABLE 1006.2. 1) 2 MEANS OF EGRESS 2 MEANS OF EGRESS 2 MEANS OF EGRESS SECOND FLOOR - BUILDING EXITING DIAGRAM I- c SECOND FLOOR BLDG A BLDG B BLDG C R-2 OCCUPANCY RESIDENTIAL 11,574 SF 8,269 SF 10,631 SF OCCUPANCY LOAD FACTOR (2019 CBC, 2020 CBC TABLE 1004 5) 200 SF 200 SF 200 SF R-2 OCCUPANCY LOAD 580CCUPANTS/2 42 OCCUPANTS/2 54 OCCUPANTS/2 THIRD FLOOR =29 OCCUPANTS EXIT =21 OCCUPANTS EXIT =27 OCCUPANTS EXIT R-2 EGRESS REQUIRED (2019 CBC, 2020 CBC TABLE 1006 2 1) 2 MEANS OF EGRESS 2 MEANS OF EGRESS 2 MEANS OF EGRESS BUILDING A BLDGA FIRST FLOOR 11,740 SF SECOND FLOOR 11,574 SF THIRD FLOOR 11,574 SF TOTAL: 34,888 SF BUILDING B 200 SF FIRST FLOOR 8,430 SF SECOND FLOOR 8,269 SF THIRD FLOOR 8,269 SF TOTAL: 24,968 SF BUILDING C 2 MEANS OF EGRESS FIRST FLOOR 10,603 SF SECOND FLOOR 10,631SF THIRD FLOOR 10.631 SF TOTAL: 31,965 SF LEG END DR-2 OCCUPANCY ❑ BUILDING PATIO/ BALCONY ❑BUILDINGB ® SERVICE AREA ❑ BUILDING AERO C O L L E C T I V E 209 S MARKET ST INGLEWOOD. CA 90301 3 2 3. 5 5 3. 2 3 7 6 Go URBAN DEVELOPMENT,r LUIS GOMEZ, ONE WORLD TRADE CTR STH FLR LONG BEACH CA90831 CONSULTANT 6/13/24 SITE DEVELOPMENT PERMIT STAMP NOT FOR CONSTRUCTION CITY aU6MIT 1y15/PULz FIRST FLOOR - BUILDING EXITING DIAGRAM f , FIRST FLOOR BLDGA BLDG B BLDG C R-2 OCCUPANCY RESIDENTIAL 11,740 SF 8,430 SF 10,603 SF OCCUPANCY LOAD FACTOR (2019 CBC. 2020 CBC TABLE 1004.5) 200 SF 200 SF 200 SF R-2 OCCUPANCY LOAD 60OCCUPANTS/2 43OCCUPANTS/2 54 OCCUPANTS/2 =30 OCCUPANTS EXIT =215OCCUPANTS EXIT =27 OCCUPANTS EXIT R-2 EGRESS REQUIRED (2019 CBC, 2020 CBC TABLE 1006.2. 1) 2 MEANS OF EGRESS 2 MEANS OF EGRESS 2 MEANS OF EGRESS CRILII I7q. OL Refuge Diaaram G0.04 I _ "7ERSON Snw - - - — - - - - - - - - - - - - - — - - - - JEFFERSON STREET n FA'/AL _ (PmAc SmErr) - _ — _ _ _ _ _ - _ _ _ _ GR.AwPIc FRE10-BeBWmra (pumc swu) 11 -1 P RHI Ye 11 L ,WEE7A1/INLR. 2 Inc I ar 2 "wm I I SINE, ]• - JO' w E L— — — — — — — — — — —� — L + I I al I $ _In - - - - - - - - -� m - - - - - - - - _ - 20 La - - - - - , _ _ OUYC'l(ER - - _ _ - CPIWSER _ CCWL'RET _ _ - ASMA[T CUVGER� v_ - ASMALT I. CRAPHM SCALE: 1 INCH . 30 TT w� A~cur7DR it aF _ _ - _ _ - - - Ox ACSRNENRLt L� ASMALT CavtlK,E WI/ ) M L/5 CaVOfIER MN(N h wAFiC SI dAL OVfiaNn WALK 71op v ---- w How TT VALLE ova Q ?I u w ow �S,iLe a SRNY LNAw YAnIwE I q9- 00APNr N7Mw eAS CTDR 9N � ASwWr m& � I OAYi RR£T • �' Sro MH$1 Dow VI a L/s SLR° ; C d AUTA. 18 sro• Owawwc nsm rrzT o j & I xn • (THvaU ,all Be 2'3 jrb CaLRO1 M' WT , �nRANYatlER (r)pCU) ® L P "075 ,ETARSAY smar OUThI+ 1 ) �o I AURY snlcco %lam/: SMI FoomewT AREA: 12886sit SOYN� V7l , 1 ~ BUI[D/NO NE7Cili 213'3 I c I m. I O I I I FOC a nlxa7 I I I 1 aA98 d ITREE "ELI d A ' GUM PARCH I (�1 a1iTER !i' FGc' GAS AsmrHruRlln R I I D rA I oNr — I' I P/V SCO RARI .➢SCAH1'RT I I ` ® YAOLT MVMN 7RANSTaflIE1P ... (�Pl .. I i ®I crwtwrR aa+r-nmu -• .:� � �w+ ��,' sww a!• str I ? � � [IAYnc ® © ®! e1v ; O � Pry ® M __--__L_ � s __ � % ` iRANSTOPOER i cI ASMI[T CaWlfEE s ! I nv -------- -- `---- ----- --_l_-- ` _ _____ ---- wv1 C q O SYMBOL LEGEND I 01+' M KT a+TIDI E I E1 VAHT �� c XIL ❑< Q IVI',AAu T� __ __ aFB dt \Lp w R ❑•O D -•-d ^O UWII Paf J erww CaLNN' ,j ._�_______________ ________ ________________ _ __ _ _____ IN L _ _ _GUTTER _ _ _ _. Q i __ +mv I y I V - __ -_--- - ------ - - - - - - - - - - - - -� - -_ _ - ___________________________� •F•� R _ PoNER Pttf I I J _ i c T____________�_____. 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O.IIt1yTE!•® ro1RG o-REEAE LwT,c wm1 DBODI o—Rm.E Eaxc SON sow Mllr vL1DFATIDI S!E IrtLrPxrc E11R B.N1 �m61B'LT r PM �mbeA. r PM xm wrlG o-00bxLT 9RTANA o-oaE,BCT Y a Iva oJnIR m611NAT 0.18 MEP ) mmna ,riT PIBE ,vD EASBAWT NOTES: ©GSOBrt RR RE1Rf3 xTA Iia Plf®.S oeQJam M GPI O R[ mnau SIMEr TAOM mTKl, N1D® AIE1E1 IC Ela M 13TEI6Mf w. 7®-OYYN a PME}L TAv aal, qB ).T6. PC! I-) ©r RR u7�9c wo 9E7wA 1aRoas Gmam m nE DR a u P.wP m TEE amt a TrE ulTAtoJ® wIATA11MF AAVrID1 TNT, TIE RIM a SwE 10011 019Rs5 >D 110 LAv,u1r. AT a saL rml. R� a PMrR MM le:11, OL IDOR ILR aTFR x0 FRTSS PIY�S OFDWG ,0 M OR R u Dua a PxOII Rw la11, ti 2a, Pg 1-) Iw TAE TA.InJvm F v0 O u Paul RE TARG ETA 5iA4i R OF9E Pw.R xm w AG umoR RmuTa B R@EE0. �Z 30' 0' 30' 60' TAO' MAPHIC SCAT£: 1' 30' AERO C O L L E C TI V E O INGLEWOOD CA 90301 H 3 2 3 5 5 3 2 3 7 6 U 0 •GO URBAN DEVELOPMENT,, LUIS GOMEZ, ONE �MDRLO TRADE CTR STH FLR LONG 0 BEACH CA 90831 L.L CONSULTANT Qxr... H...H. d d � Q Z ,aR Lu V CC TAII Q z C $ t7 t z M S N 3 V 21 U. 3 iY B OSUL POK S GATE: )/],/ETA 9i CHECIPD:M m-CI0 Ii pUWNG 01E E, ""ot PROECT NO.: fPM SNEET NUMBER: 1 a , s,EETs SCAIE ATA �OTAa 8/14/23 SITE DEVELOPMENT PERMIT STAMP: NOT FOR CONSTRUCTION CRYSUBMITTN. ++121152022 Preliminary Grading Plan C1.10 MINIMUM 11 / i ■ �i -1 R1-0 All - JM BLDG I 49.4 FF I m Mims . ©'/ mid, �'© 111 ® o I � m ■ ;Al, pop I� i f ■ L-L.LLLLLW 1-: i. M Z ; C Q a J A IL �9 H Q 9Icc a N >^ O 3 Z W 3 LL is R s g KAIE: NIu.L f BA1E: T/51/.5 3 O,EORL: Rr OMM1:00 a BBArHc �1E. 211no.1a1 PBo. 40.:.647 i s.EEf NUNeEx: � 1 a , sKEeTs SCA1E N.OA AERO C O L L E C T I V E 2 0 9 S M A R K E T S T INGLEWOOD, CA 90301 3 2 3. 5 5 3. 2 3 7 6 • GO URBAN DEVELOPMENTF LUIS GOMEZ, ONE WORLD TRADE CTR STHFLR LONG BEACH CA 90531 CONSULTANT 8/14/23 SITE DEVELOPMENT NPERMIT NOT FOR CONSTRUCTION CITY SUBMIrAL 12/1512022 Preliminary Utility Plan C2.10 8EE BOTTOM RK]iil' MATCH LINE II 11 I I f PROPOSED HY0R0L00Y MAP HYDROLOGY FOR JEFFER30N 30UARE RESI0HAMAL LA (3UINTA, CALIFORNIA LEGEND Or9 (CFS) Al x.xx su6wu A O NODE T II - TIME OF COIICOJOMi1ON IN MNURS I Qa_KKI- RUNOFF FON l0 YEM STOIW EMOB IN CF5 OrMXX- RUNOFF fOR 100 /FIJI SIDIW EVFMT IN CiS X%%XFS DEVA0W1 12.75 FLOW VAIN _ +- SUBNYFA 9OUNONIV 34.05 IHWNACE AREA aDInID1Rr ® ORYNEI CI NIEf KI MATCHL/NE SCALEr 1'-80' 8EE TOP LEFT »ZIIII --"__---L HYDROLOGY SUMMARY OMDAGE AREA AREA INC.) Or9 (CFS) arm (CFS) As 1.5R 4.57 9.31 A2 2.57 7.55 12.99 AT 2.99 7.39 12.75 IOVJ= 0.64 19.91 34.05 91 11S3 5.23 9.03 92 2.13 7.07 12.15 TOTAL 3.99 12.29 21.17 C2.49 9.91 12.05 IOTAL SIZE: 12.99 36.94 97.27 MATCHL/NE SCALEr 1'-80' 8EE TOP LEFT »ZIIII --"__---L 3.00 -/K. 5.19 f v5 » Z- EXIST. EXIST. 1.5 RAISED C. a. DROP I MEDIAN - - - - - - - -i - - s5.7 INITIAL -�( AREA ______-_ H.P. DESIGNED fir: OG MTE: a -01-a 1 MATCHL/NE SCALEr 1'-80' 8EE TOP LEFT »ZIIII --"__---L » Z- j I C CRAPHI SCALE ___ __ _ _ __________________ ______. - - - - - - - -i - - ______-_ DESIGNED fir: OG MTE: a -01-a Ll�f9�l 160 S. Old Springs Road CITY OF LA QUINTA SHi1T NO. DRAWN 9Y: OG En9la-Ing, 12 PROPOSED HYDROLOGY MAP 12-01-22 Chll En1lnYarinl/LaM Suneila9/laaY IlanninE 10 $YRn tIB FOR Anaheim Hills, CA 92800 JEFFERSON SOUAIE IESCBIML MARK m 01E N11L DATE CHECKED W dl 714-665-6660 SWC , SON ST. A FRED WARING DRIVE oFysHrs �Ay°Ns piy Dorf: 1z-ot-zz LA STA, CA AERO C O L L E C T I V E 2 0 9 S M A R K E T S T INGLEWOOD, C A 90301 3 2 3. 5 5 3 2 3 7 5 •GO URBAN DEYELOPMENT,a LUIS GOMEZ, ONE WORLD TRADE CTR STH FUR LONG BEACH CA90631 CONSULTANT 8/14/23 SITE DEVELOPMENT PERMIT STAMP NOTFOR CONSTRUCTION Proposed Hydrology Map C3.10 IN THE CITY OF LA OUINTA, COUNTY OF RIVERSIDE, STATE OF CALIFORNIA TENTATIVE TRACT MAP NO. 38604 BEING A SUBDIVISION OF PARCELS 6 AND 7 AS PER YAP RECORDED IN BOOK 235, PAGES 1 TO 7 OF PARCEL YAPS, IN THE OFFICE OF THE COUNTY RECORDER OF SAID COUNTY. (FOR PURPOSE OF SUBDIVISION OF EXISTING PARCEL) FOR CONDOMINIUM PURPOSES BERMUDA DUNES CWNTRY GLUE / ,: WACI No. N19)-1 Y.B. 30/5I-53 LOT F I LOT t EASEMENT NOTES: I �� Ass 'I •*+ r- TRACT NO 24197-3 1 TRACT NO 24197-1 TwARD RO OR N I M UNRECORDED FAa MTH CORTAN TEPoA� COME11Mi5 CONDITIONS AIB) PRON90NS SET FGM VICINITY YAP //M�B JOB 4110 I HO J0 PART WELL SITE 1 I 0 NOT To SCALE L:NOT PPART NOTA PART NOT A PART AS NST AS DISCLOSED BY 5 DOCUMENT RECORDS. 1EMGRAMOUY OF LEASE` RECORDED YARGH 24 2CO8 A' J Y AS w511NYdl N0. iW�0151691. OEf1CUL RECTIRDS ' TI n� ttAS GRANTED N DOCUMENT RE�m�iudrsi 1Z 2M AS INSTRUMENT Txo w� rwu 71. OTT TION: OFFICIAL L EDT A w ima 9 2.752 Ac ` _ I' LOT Balm Si 1.119 AC m F N ------ ------- - 3 Y• _ - ) 1 Q YATIERS CONTAINED w THAT CERTAIN DOCUMENT dnRm -CON ONCU E DDINEY t NATER WAR LaI 1L12BSE.�].OLLdC yy�p-�1� BU 1 ' �; UM TA Q w9 NL NR AG EIDMY RECD D m S D RHA 12 iWB AS INS NYEN ND. TDMA Q SIT? 5.101 AC �.� ACR85 2008-OSO3N4, OFFICA RECORDS DOOROR DRS NOT AFFECT. II O EA4LOIl GANrm 10 MEREON w60wIA INC., A tlWPGARG FG RI&1C UTWRES AND %W,5 BENCHMARKS •. r i ' 1 W W - 1 I R ! INCOMIN ERE10, AS GRANTED IN A =O T RECORDED SEPTEMBER 2., NOB AS INSRMYdr N0. ••' THE CONTOURS AND EIEVAT06 SHOWN HEREG ARE BASED G ME •1 " _ �- ----------- - - _ ----_ -- ___ < �A 14 afACu RECORDS DOOIGMi DOES Iqf NEFCf - NOT RDiTA9f FROM RtVD FCI.ONNC BdEYIIIX: _ E _ All jII N ' , I 'LOT 1 EDT 0 R/N I I EASEMENT(S) GRANTED TO N.1dElU VYlE'/ NATER ONSTOCT FOR PRLNE AND MG,S NODENTAL m NO: PD 2-1 2.752.12 sF tAT -V � I RCEL 2 N 1 TNEI AS GRANTED w A DOCUMENT RECORDED OCTOBER 22. 2009 AS INSTRUMENT NO. 2008-05BeYy LOGIMIN AT M NTFASECTG OF ,Efip6pl STREET AND M0.i AYE R .2.752 AC . Um I y I ODICAL RECORDS MOR ID! 1 1/4' ARG PPE L I I I Y P M NO 36241 W �..•/i.. P; I W E1EV: ]6847 DATUM: NAM1 BB (2009 IANS,YdT) B 235/1-] Q EASEMENT(S) RAYANG M TSINTED ID S7k EdbTHE W, AS 4l5 COMPANY.DOA ENT REGIA ED NUMETG fG FIGHT \ I I i - , I G COY AIA PoGHTS IXODENIAI TEIETO, AS GRMIED INA 0061YERT RECORDED NwAYeW 1; 2008 PER ME OFT Of U QUANTA PUBLIC WGK6 OERMTY00T - PARCEL 3 A ' 'e AS IN TRYYdT NO 20015-D6W99; OFFROA RECONS DOEApT DRS NOT AFFECT - MDT RDnU N PA C L CJ B a I.i � FRa ROGER:, BTOBCROA CONTOUR NTERVA - 1 FOOT m PM. NO. 36241 I Q rE P.M. NO 201 1 1; I' I PM B 23511-7. J' B 1 1 I 0 M UN CORDED F.Q NM RATAN TONdS, CONNM ; MOTORS AND PROW NNS SET FGM m PN 8A P 1-7 NOT A PART I I Z TERN M TRUMOSED BY ME DOCIYdi 01 RECORDS ME (EASE- D RECORDED OEMORU 15, BASIS OF BEARINGS: M L AS q ASS RECTI NOL -'- ••"'"" O AS RECO1D5 AN .20011-0 0110 RiiAIED NT GR MEY u i I i NO A P T M!- N V ril Ni I AF TEASE NAS RECORDED EEBRUMT 115. 2CO9 AS NSiTNY00T N0. 20N-0078861, DOCUMENT ORS MOT ME BEARINGS SAWN HEREON ARE BASED G iK SO1M UNE R < '�1' PMm YAP NO. 2nN, FILED N PARCEL YAP BOOM 184 PACS 9 1 W ¢ _ AND 92 BEPIG NORTH NVF12' EAST. th an �' Loi UM A--�'B I I NG AS INSTRUMENT NON]ON-MMZ OFT10N RECCDS D RESTRICTIONS AS SET FORYI IN YEWOIGTGIS) OCCUMIENT OC SAO COVENANTS, AR N 19. '+m- i :^ EDT -^._ _ - __ _ _ ____�_ _ _ LU RECOAS BANET N NATURE. CEAED R1OBER 2; 2C2 05 D16TRVYENi N0. m12-6511]0], DFWOA — . I �-. r � dWII1NWs AND 1ESIwCTGHS AE NOTE: N + L •' ]�IB.O' ___ _ __ D _____ __ _ __ 1 ACACR.q WIN * CRIME LL Q TIME OWNERSHIP R SOD LAND DRS NOT wEUDE wars of ACRO TO G FROM THE STREET, HIGHWAY. G=6TM5 RUN IN RMAATIONFIELD HORN MERONT ASED ON EAYd15� i - LUT �-A� , hJt. MEDT FR FREEWAY DRIIE A SAID INA. SUN RIGHTS,DO ME NG BEEN NOT AQU19® BY SID YM/RAT NRCIS CGQUCTED BT EIC 00EMEOMG G N/11 NN MD ALL LLyy E1 I N LBE R i $I FRED WMMC DRIVE ARJ 1RFER3UM SWRI. OONMEMf ORS MOT NFlti' PRECEDING RF1D 91R1ES N ? 1' s 1 ' ' `'� EASU IT(S) FOR LANDSCAPE NA SO1WA AND RATS NODDITA ,MERETO AS RUNEATED G AS pg GiF1E➢ fGR REGRG, G ME YIP R SN0 WAI/PIAi. c E1 <`-IV�178j7TN II 2 UTILITIES: Q - g - - ' e - E0 EASEffiIT(S) FOR Affg4 AN INERTS wCOdiN TNUETI AS OE➢NEARC G AS 6RREC FOR A II _ DEDIGTCK G TE YAP G SAID TRACT/NAt. COACHEILA VALLEY NATER DISTRICT (760) 398-2651 F I ❑A le I IMPERIAL IRMGA71M DISTRICT (B0G) 30}7756 ,N,E I 1 ' I E❑ EA412DT(S) FG WATER AND A SS AND RGHTS INCONTA HERETO AS RUNEATED G AS OFFERED ME GAS COMPANY (BDG) 427 -22nD LOi 1 PARCEL 1 _ly j FG DEDGIICI, G THE YAP OF S'D TRACT/PIAT YEazON (FORMERLY GTE) (888) 553-1555 A \ �6- UNE, U TIME WARNER CABLEVISION (7m) 340-1312 N - -- II 11 P. M. NO. J6201 1 - 0 MATTERS CONTAINED IN MAT CERTAIN DOCUMENT BOTTLED'O -MING COYgNNT AGREEIdR RECCAED NOB. PART 'I i ANE 34 zN9 As 000lMdT NO. Nz0-NASA, OF uWau RECORDS ooCNlEllf OaE3 LAT AFFECT. ALTARJSPS TABLE A ITEM NOTES. zs. t0 I i 1 i APRs: AREA, _ TIE LAZA GHDWI G M6 DETB NM NED To FLOW 2E 'K' /1T _ 1 500 -YEAR ROOD PI.VM PER 8000 INSURANCE MR�YEM NN f TLD- ^' \ r : 1 ' p _ 9 J I 90M521-013 a601-521-014 - WNUxm PME1 NUMBER ONMC J2G DATED wGusT 2a ) R/W LEGAL DESCRIPTION: 2m6 ME LAID REFTRBD TO IRMN BELOW 6 SITUATED IN TE Ott R u QUNTA IN TITLE INFORMATION: ET I_ _. - I ME COU N OF RI EFME• STATE OF Cd-GBR A AND 6 DESCRIBED AS FELOW3. THE T11F INFCNAMNN s/TORN HEREON 6 PG OOIIYITYFNT FG -1-=p ---�=- ----- I I PMIFl A TRE M PIE? x0. _ FIRST 62225111 DATED AUGUST T; 6 7F a v p �, W9i'IORS'E, WN4PMIT9T u yy COM AS PREPARED BY RNIA [TFUE TTE INSURANCE F �! PMOlS. AND ]OFF PNFCL A. 382N, N ME CIN DF U GIIPITA COUNTY I COMPANY, RNNF. CNEGNIA [TTE 9) — ASTFRY 70 7 OFF. STATE OF OWFGMA AS PER YA AECGCD N BOOK 2;5, P.LTS 1 PASGA/RYE01 AGmERG TEEPFIGe (w9) 8155-zRAJ x0 ID 7 OF PARCEL YAPS, N RIE OAR 6 TE CWMIY RECGRDER OF SAD CQUNTY, SM)0N59U111 TI CSSUMED tY THE WAE55 G AC2RRACY OF _ �/ SAD COIMIY00T IS ASSUMED BY iN6 YA G THE 9JNYEYGR. _ - - - __ _• _ _ --_- .._-___- --_ .2, RECORD ._F"r ��. -,-... .� PNCC B _ -=-1 EASEMENTS TG INC44 EGRESS. PNWN4 UYUM, OR NAR NA RECORD OWNER: W ]8't Ow1E ACCESS I ENCEOAGY00T PURPOSES ANO E2EACENOY ACCESS AS SET FGM IN THE BEACON RGLIY MNSC6 ILC iyl X4• 'JEFFERSON STREET —L. I DEO-OATON OF mVCNANTS, CIMOITIGS AND RETIRCTGS (.E71E16DN SQUARE), iE+BNME AfdA Nt aWND Ol YM 1, OIL YAR G 9201 IEOIW R/W RECORDED FEBRUARY 19, 2M AS 96TRNENT NO. 200P-COR682 OFFICIAL CONTACT. pIMUSSEIN I -- WIINSTITUs AND BY FIRST AMENDMENT TO A[�m OCTOBFA 2012 _ - _ _ — _ _ _ — _ AS IN'ONS AN N0. NICTONS JUT] OfTON RENDS NgIC (T4)M9 23-]248 VOL BOH521-111; 605-521-w4 GENERAL PLAN DESIGNATION: GENERAL COMMEACAL _ EXISTING ZONING DESIGNATION: NOCNCNOOB CIAIMERC.LL PROPOSED ZONING DESIGNATION: NBGNBCMOCO CO MERCA , MEGA/NIGH DENSITY 14SDENTAL (FGR CGRDOYIMUY PURPOSES) s0' SO, ml ,so GRAPHIC SCALE: 1'-50' Ile S. DIB SN.N, EFd PREPARED UNDERCITY OF LA I UINTA, CALM SEN, 216 DIRECT SUPERVISION PUBLIC WORKS DEPARTMENT NYu Nw, EA 91161 �,APPRORD BY CRY OF N s.,rAn.lE.... A....4 ill -SITS -Rte JA{RE`99'SAPPF7E1'P693� '110900 APPRI SAT[ BRYAN MCONNET BATE CITY EN(M ER BAER 660® 9r� INAGR AYE nECOR Br R,CE. NM 49418 UP BATE 323•-553-2376 00 URBAN DEVELOPMENT,1 LUIS GOMEZ. ONE WORLD TRADE C TRI THFLR LONG BEACH C AN 31 C OISULTANT H CO n ,D QZ N O n' Nn/ N OR LL K < TA w C - o OLL<a tl F N J � N LL C3 a a J DATE ISSUED: 7/31/23 'AT1VE TRACT YAP 39/0 SHEET BRSON SCUARE NE808fflAl + OFF sssmw ST. a FRECI WARnB DR 1 OF 1 AS NOTED KEYPLAN po a_ oR ©E Tentative Tract Map ISSUE DATE W.10 LIMm,J 8/14/23 SITE F DEVELOPMENT PERMIT STAMP E� S NOT FOR CONSTRUCTION 3 CITY SUBMITTAL 121IW2022 d DATE ISSUED: 7/31/23 'AT1VE TRACT YAP 39/0 SHEET BRSON SCUARE NE808fflAl + OFF sssmw ST. a FRECI WARnB DR 1 OF 1 AS NOTED KEYPLAN po a_ oR ©E Tentative Tract Map ISSUE DATE W.10 LIMm,J I - - - - - _1 Al I (�, RETENTION BASIN F 13 - - L it WI p , 0 25 JEFFERSF7.. EL 2 BLDG 1 TORY- 24.9'. (PARCEL 6) OTAP JEFFERSON ST APARTMENTS44125 55 JEFf E tSONS (PARCEL 3) I -� (PAR 5) 1 STORY - 28 8' HT 1 STORY 8.8• HT NOT A PART - �-3 ART / ;NOT EF ,33 B -- Lsn.�. �l - BLDG 2 - 3 STORY TOWNHOUSES j F 'SOVERE 3 1 BI l I l BLDG 3 - 3 STORY s 6 I I 44075 JEFFERSON ST () TOWNHOUSES 1STORY -233HT - _ NOT A PART _ ARO E C O L L E C T I V E U 209 6 MARKET ST INGLEWOOD. CA 90301 rn 323.553.2376 illi I� sm LU 6 I 2 •GO URBAN DEVELOPMENT' LUIS GOMEZ,ONE WORLD TRADE CTR 6TH FUR LONG BEACH CASOB31 CONSULTANT SITE I DEVELOPMENT L JIVKT I 3 I PERMIT Y mr Is 40 STALLS r_1 STAMP 1`U _ 44155 JEFFERSON ST I (PARCEL 4) 1 STORY - 7 sss\ I r (PARCEL 7) ' _ , ` 13 NOT A PART r 1 TOWNHOUSES s 1 NOT FOR CONSTRUCTION RETENTION BASINLj 1 ' ��5�+• 1 _ __ y}` I -_ Cm UBs MI"f S12/1 JEFFERSON STREET- . • — — — :69'8•- __ � —W,— -- -- 9 - - _ ,-----_- I MY PUN m — - - - - - - - - - - - - — - - - - - - - - - - - - KEYNOTES PARKING SUMMARY LEGEND R •� TEMPORARY PEDESTRIAN PROTECTION SWLLL BE PRWIDEO AS a PROPERLY LINE Q AMSIDHVALN CURB RAMP PER CIVR0VA5 PARING PROVIDED O Site Plan 3 ESC REWIRED ACCESSRLESFACES e OVIDECLEARACCESS AT GRADE IN FRONT OF EMERGENCY ❑� OTLINE Q BLDG fOCCONNKTION COVE RED RESIDENPAL STALLS 3B SPACES PROPOSEDBWLDNGS PATIOICOU+iYARO APE NINDOWFROM EVERY SLEEFING ROOM BELONGSTALLS TNE O CRRPORT 0 PUBLIC PARR CONNECTION GUESTPARINS OURTNSTORv TOTLL PINARDEORES■FNTYM.PMKRD S. fNOEi —ENT PAVER PER 3 REFER TO CIVIL ORAW,NGS FOR UTILITIES AND BTELVORK 0 TRANSFORMER AT GRADE VP BOLLARDS © FIRE BACK FLOW PREVENTERANDVAATER METER A REFERTO LDR NGSFORBUILDNGPLACEMENTWBTE ES FIRE HYDRANT a DOMESTIC BACK FLOWPREVENTERANDMWTER METER 5 CONSTRUCTION STETOBEIM EDBYACERTIPE.-.ER � FWANOPVPERCINLDAGS MI 6 GENERALCONTRACTOR FRAMINGCONTRACTOR AND IEITRASN ENCLOSURE PERMITTSPRKIRTOCOMMENCEMENTOFVggAINGG$HA TLApI K Q ® OVV A S PER LAMOSCAPEDWGS IESSTORM DRAIN. PER CIVIL OWLS ,E, MONUMENT SIGNAGE UNDER SEPARATE SUBMITTAL r11 TURNING RADIUS O(E)ADIACENT BUILDING LANDSCAPE OVUB BIG— O PLANTICAFE ON FE OIS LLANTIN PF OWLS OSTREET ISSUE DAM 61m. OACCESSIBLE CROSSWALK / \ O IF)EOFTSCAPE DAO. 00 DVERTICALCIRCULATIW I Egg o o Eg S�rr7 r— M F---7 rmrf, m IBL all I Mw 1n II iml Illi III M1I mqI fl Dr 0 8/14/23 9 Jefferson St GENERALNOTES nMT �N pr cl LEGEND tievanons A, 9 17 a-\ -_-- -- ---- '------ 'COVERED) P -- -- --- - --- ---- ---- -- ---- --- ---- ---- --- - -- -- -- -- ----, 1 I 1 2.S E�1 IUI]vG0 FEG, 'COVE E01 I vy 1 AERO l ° _I zoNEGI I c o L L E c r I v E � 1 trvv I 39'-1" 36'_6" 36,-6" 36.,6.. 1 , I 209 S MARKET ST .'r, I IiLEW000 CA 90301 - _ O 3 2 3 5 5 3 2 3 7 6 I ' ELECIMPOE I D i 1I tRIFF TC, UNITC1 UNRC, REM OBEY C2 II F--., W 1'. o L o e i C't TI v I - STAR "GO URBAN DEVELOPMENT. L I E RM LUI &OMEZ, ONE WORLD I TRADE CTR STN FLR LONG IBEACH CA 90831 H jz A 1 CON SULTAW I I iALLs tAABN/AEC O 1 BC-S, CARRipOR2 LIIY' MS M I _ ..`\ ^© I 1 I I IBNR B,HMR BZ UNIT. UNIT B2 � I� I� IA-",jI t 1 I I � I 1 I I I I I I I I LR61T BJ b l I uNR B, �o I Orn OPENTO SKY 1 sm I Tw m I ':111 j o 1 -s I a 1 1 1 UNITFF I as � 0 1 CORRIDOR EC ICOVERFDI IfAvf9fq 1 1 1 Al 1 � I FO TC2 _ uwrc, w,0 CAM IT 3 GENERALNOTES KEYNOTES Q LMDSCAPEDPoOLAREA SEELMOSCAPE DNGS TEMPORARY PEDES TRIM PROTECTION BE SHALL PROVIDEOASREOUIRED 3 LOT yNE ROVIOECLEARACCESSATGRAOE INFRONTOF AICY WINOOVYFROM EVERY SLEEPING ROOM BELOW TME FOURTH STORY Q ELEVATOR PER MFG SPECS Q EXTERIOR HALLWAY J RE�p CNIL DRALVNGSFOR UTILITIES AND MPLAZA PER urvOSC^ PE DNGS T © RESIOMTPACKAGELOCXER9 RREER TOCMLDRAVANG IFORSUILI-GPIACEMEXT SITE © AWNWG ABOVES ICA -ED TYP 6 CONSTRUCTION WASTE TO BE HANDLED BY A CERTIFIED Q CARPORT SUPPORT STRUCTURE IIP N^I^�9l LOWWALL PER LAN APE LAGS 6 GENERALCONTRACTOR FRAMINOCONTRACTOR MG CAF U.- CIXITRACTOR REOJRED T OBTAIN CA MEEM FMORK OSHA PERMITS MICR O NC 0 FIRE HANDING PAD ]6•X60• i0 N ID r BLDG 1RrtR, BPTB I� o 3 STORY [ a APARTMENTS , a w u o a LL 1- N 11 �I wzN COURTY^RO b O IV - b a 'L" J tl a o o UNIT B, IRS ! � I I -7-TE-57 6/13/24 SITE DEVELOPMENT A—.. KOVTERfDI PERMIT Co11REi0K6 B I ® MA6.I PI{G S s l NOT FOR 0 � RES.- RESTROOM o ® �S ? CONSTRUCTION a COMMUMttRN y I � IT M^® O®Or, O 0 4 P P2 6� CIA D ®® ( I - n ssEs>vv?s cnlEenlc an suewunu 12n5l202l Iw NIfF L'1 ®V6,d o'i AO Li O IR I RISER CLOSET - /j, (z}� (X}�X __---I✓ - -_ --- _--OE]-LTA .- - - --_�_ __-_ TJ.`_IW W�� ®2 SIDEWALK II •,f.Ii 4"+�: �/l u` KEY PUN 36'-6" T 36'-6" 21'-3" 0'-7" ' 34'-10" p ° Bldg 1 -1 st Floor LEGEND 0 P.,�I�DMR ARD Bldg 1: 1 st DEIM^DENTBDILDNG ©^^ °A ENb G5^ Floor Plan BppvN,K O MTING AREA PER NNpSCAPE OYIGS O-BET � ISSUE GATE NS&M o ACCESHIBLEDRGTR>Y�L. A1.11 O HEI—SCAPE TEMPORMY PEDESTRIM PROTECTION SMALL BE PRomoeoI RE—REO 3 PR OEUEMAMESSATGRADEINFRONT D< RMO�BELCOWE FOIIRTM STVORY�EVERY SLEEWNG 3 REFER TO CI NL OR -FOR UTILITIES MD REFER O UVIL ORANNGB FOR BU -G PLACEMENT ONSITE 5 =-ON WASTE TO BE MANXED BY A CERTIFIED GENERAL CONTRACTOR FRAMING CONTRACTOR AND SCAFFOLDING CONTRACTOR REOUIREDT005TA1Nu On Q, DW&E MFIGMT LOBBY Q LOTLINE �] wNINGBELow Q5 ELEVATOR PER MFG SPECB C AFPORT ROOF C ARPORTROOF 225'-2" LEGEND tlYAL I.�YK.LL DIEIADIACENTBUILDING OBALCONY —ROG, O FL r- 0 OC) a0X Q U .. SITE T DEVELOPMENT PERMIT STAMP NOT FOR CONSTRUCTION I CILGSUBMITFPL12/15,2022 1 w $ KEY PIAN Q _ ar ❑ o Bldg 1 - 2nd Floor BUL Floor Plan L�1A�1 ' AERO C O L L E C T I V E 209 S MARKET ST INGLEWOOD, CA 90301 3 2 3. 5 5 3. 2 3 1 6 •GO URBAN DEVELOPMENT.L PL LUIS GOMEZ ONE WORLD F TRADECTR 5TH FUR LONG BEACH CA 9XG1 I I CONSULTANT I I I I1. t0 N Q Z N I 0 N W .. SITE T DEVELOPMENT PERMIT STAMP NOT FOR CONSTRUCTION I CILGSUBMITFPL12/15,2022 1 w $ KEY PIAN Q _ ar ❑ o Bldg 1 - 2nd Floor BUL Floor Plan L�1A�1 iEMPORARv PEDESTRUN PROTECTION SHALL BE vROV10EDA5 REDURED 2 vRONDECLEARACCESSATGRADEINFRONTOF EMERGEROOM BELVNE�SOM EV HEA FOURTMTORyERYSLEEVING REFER OV IL ORMMINGSFOR UTIOTIESAND BTEa REFEREOOVRdUv.1NGSFORBMIdNGRACEMENT M 5 CONSTRUCTIONWASTE TOM HANDLED BYACERTIFIEO RAOTOR FRAMING S GENERAL ONTA-TOR AND SCAFFOLo�CONTRACTORREOUCEDTOOBTMNCA OSHA PERMITS PRIOR TO-MENCEMENT OF WORK 0 Q LANDSCAPED COURTYARD BELOW Q LOTLINE Q MAN.N. M- n. BFACGm QB ELEv1tt]R PER MFG SPECS — Bldg 1: 3rd LOVMALL DB,—OBHTB-.- Floor Plan ONLCMFF 1¢fi MOF �� FLRTR ISSUE DATE MUM A1.13 ' I AERO C O L L E C T I V E I 0 9 S MARKET ST 1WOOD. CA 90307 3 3 3 5 5 3 2 3 7 6 3 2 3 t.e"9:r2op",i p I AGO URBAN DEVELOPMENTL LUIS GOMEZ. ONE WORLD PL I I I I TRADE CTR STH FLR LONG BEACH CA 90831 CONSULTANT I I IGO c, QZN OR N I � Q O w U o O U-Q O LL F N J UU z 7 LL n O f I { I NQ v � a 1 I 6/13/24 SITE DEVELOPMENT I PERMIT STAMP I I NOT FOR I CONSTRUCTION SUBMITTAL 13HYPN2 ICRY I I IKETPLAN a o Bldg1 - 3rd Floor — Bldg 1: 3rd LOVMALL DB,—OBHTB-.- Floor Plan ONLCMFF 1¢fi MOF �� FLRTR ISSUE DATE MUM A1.13 t* - s - 5 E a i . 4—P iMW FES ❑ ❑ n ........ .... LJ ❑ a s BLDG I ❑ ❑ u J[A ,ArP RTMEN—iS -_ 3 ❑ I❑� -.v� EE o a ❑ u U�a F❑ 01r r s - F ! N r 11.J A ❑ ❑ 4....... ..... . . . . . . 5 ...... ...... . . . . . . . . . . . . . . . . . . . . . . . aa r - I m n s E- -RUN � 5 5 � 3 3 L_�'ti UE KEYNOTES 1AERO C O L L E C T I V E 1NGLF WOOD.':A 90901 . 2 3. 5 5 3 2 3? 6 LUIS GOMEZrONE MALO TRADE cirR BSN FLR LONG BEfLCN CA 90831 �ULTMT SITE DEVELOPMENT PERMIT NOT FOP. CCNSTR1„Cllnk; cITY Bl�Mmµ itnYjQ,;t W Bldg 1: ROoi �� IEI A�uDEO eINOutc Plan BNcnn r 11 (� YILE ROOF U EGf Adr 1=MlE G4iR`. -. dREc D� %DPE Al. 14 m + iFirvIDEi1Riwr FAGTaiON *r:::i. ec I-RONDEDPSEDASREOViRED ❑1 LOi IIRB } DE is ErJ..CCE35'.i cF1wcR: nw-v':.i of ❑1 ENTDEN:.wrC r(iVR1�Y-YM VtRYiLEE.`uiD R ❑L vlLtik'vArvcSfcn uliune3AN0 Lu TAi^ SNcwvRR © E—ORPER'. A<rERIp VNL u.AwnNGS iOP BV�dNG PL:EENENi ON SNE ❑1 5 S(iu FRUCiON'w.3iE LO BE"wi.OLEDBY ACcRifr cG 6 DES—FNERRvtbF11AACIUR FA"w"�m.wn'1'.:w vR.AS.0 LGOONT 09a PERNN S PRIOR TOiCONNENCEM�EM OF WORNA 1AERO C O L L E C T I V E 1NGLF WOOD.':A 90901 . 2 3. 5 5 3 2 3? 6 LUIS GOMEZrONE MALO TRADE cirR BSN FLR LONG BEfLCN CA 90831 �ULTMT SITE DEVELOPMENT PERMIT NOT FOP. CCNSTR1„Cllnk; cITY Bl�Mmµ itnYjQ,;t W Bldg 1: ROoi �� IEI A�uDEO eINOutc Plan BNcnn r 11 (� YILE ROOF U EGf Adr 1=MlE G4iR`. -. dREc D� %DPE Al. 14 m GE'EM L t4 -,; .ES KEYNUMI. 11GEND i J5^'-AI.E. P?fT9_i'!1%'WEU_A! . �AOviDEDI.3 PEOIlEEO W..�Y++r:.2!Y.K•e•q�.. r:vrce�km.04•s. !ioON e�� cY: irE I'J�rGTi sraFnvY •l EVEn^Y 3E'_^;�^.. 1:rTE�;�NK r. x: � Tnpa^aw-!rawP naimx+. r=x�w �: [1N 8iTE er._. r-1 WM1EF rwc ��aMw._^;=rasa:: ca tis.+���x!rsrrrc re ._. �Ewoa.: LJ imuNE LJ t75.E_=aR•F:s-cw�vc a._.:acs LJ xae.�.x.ar�D r —aa PE0.:W T REL 3 Tj .�'t� r ASD LJ Tru..irvY_aYY_r�!!:A U 'ADE.NN.K L'J rc--e�-.irr.�..n�aerke IaI M - --- T3) -- 3) Pm„ Lsl TS wT.s xe i1 • GO URBAN DEVELOPMENT,r LUIS GOMEZ, ONE WORLD TRADE GTR STH FLR LONG BEACH CA90831 CONSULTANT SITE DEVELOPMENT NOT FOR CONSTRUCTION KEY PIAN d3 a°r ? a � Bldg 2-6 - 1 st Floor � p �m s O Er p, Y�D Bldg 2-6: ANOSCME DWDB 1st Floor Plan ,o STPEE< �, �EETaN�r� SSUE [JPJE 0I�«J o . A1.21 ----------------------- I IV DG 5 92' TORY 36' 20' 36' TOWNHOMES =6 C � BLDG 4 I �l � 3 '� I �a 2-3 STORY TOWNHOMES o. A°o3tXK F, C;' J UNI -47M _ I CO J TM 7 io 3 A LNTT n I N waa N r N C O �o n N I 3 ��jr� I? I uwT w 1-5r�mIn - - A 1997 n 2E 441 - UNIT ao C 1 3 m w 0 O BLDG 6 2 STORY TOWNHOMES C < I C n C n C I Cn n M twuw M BLDG 2 3 STORY "5 TOWNHOMES H AERO C O L L E C T I V E �NG�E WOOD CA 9030 GO URBAN DEVELOPMENT LUIS GOMEI ONE WORD TRADE CTR STH FUR LONG BEACH CA 90831 CONSULTANT 8/14/23 SITE DEVELOPMENT PERMIT STAMP NOT FOR CONSTRUCTION CRY SUBMmA 12/15 II22 KEY PLAN Q Bldg 2-6 - in Floor w„- Bldg 2-6: 0 1E).—ENT.—'N` 2nd Floor nLEreooE Plan Oruf AGq ISSUE DATE ylam """�� A1.22 -------------————— — — — — —— I � 1 JII ' BLDG 5 94�11" 2 STORY _ TOWNHOMES e I BLDG 4 I 2-3 STORY ` { Yr----< TOWN_ HOMES I • , •ns Fs ❑ I ED ---< I ' E ❑iD N I I N 3 �I z T Y 3 '° N N UMT d . BM.GB I I I N � ❑5 y-' x 1 I � � I I 1 1 BLDG 6 1 2 STORY TOWNHOMES f� I I 1 I k + I PROTECTIONS BE I PRO7 DE0ASPEOUIREo x PPONDE CLEAR ACCESS AT GRADE N MIONT OF EMERELWFOMNOON ESCAPEwFROM EVERY SLEEPING ROOM B 3 REFERTOCNILOR—NOSFORUTILITIE5AN0 TEVORK I FRETOCIVIL v ORANGS FOR BUILNIG PLACEMENT ON 5 CONSTRUCTION w 4TE To BE WJIOLEO BY ACERT —ER 6 OENERALCONTRACTOR FRAMING CONTRACTOR ANO F OSNAERM 9 PRIOR TO COMMENCEMENT OF RK KEYNOTES Qi PROPERTY UNE LGL UNE M3 BFCCprt ❑6 OOMN6POUT Q MECNANICu EOUPMENT © TILEROOF BLDG 2 3 STORY TOWNHOMES In, TOWNHOMES AERO C O L L E C T I V E 2 U B S M A R K t I 5 1 INGLEWOOD CA 90301 3 2 3 5 5 3. 2 3 7 6 LUIS GOME2. ONE TRADE CTR B BEACH CAA R LONG 9083083 LONG 1 CONSULTANT 8/14/23 SITE DEVELOPMENT PERMIT STAMP NOT FOR CONSTRUCTION o- cm wBMlTra lxnsnan KEY PLAN ©r 9 a = o _] Bldg 2-6 - 3rd Floor � © IIMm 'I `—L Bldg 2-6: 0 (EIA03ACENTBUROING 3rd Floor � BM� TILERGOF Plan I� FIAT LOG' Issm DATE .1— a�TIa WE A1.23 N Ln QZ N N OT N � W O o 0 U_ Q o Li W 2 N LL � J 8/14/23 SITE DEVELOPMENT PERMIT STAMP NOT FOR CONSTRUCTION o- cm wBMlTra lxnsnan KEY PLAN ©r 9 a = o _] Bldg 2-6 - 3rd Floor � © IIMm 'I `—L Bldg 2-6: 0 (EIA03ACENTBUROING 3rd Floor � BM� TILERGOF Plan I� FIAT LOG' Issm DATE .1— a�TIa WE A1.23 I I I I 1 if MPO— PEDESTRIAN PROTECTION SINLL BE PRWIDEOAS—NRED I OROVIDE CLEAR ACCESSAT GRADE IN FRONT OF ERMEERGEENCY ESM ME VSNOOVY FROM EVERY SLEfPINO T SEVRATp GNL ON—GSFIRUTILITIESANO LE REFER LO CML DRPWNGSFOR BNLGNG PLACEMENT 01 SITE 5 ­STRLCTIONV—TETO SE —SO BY ICERTRIED -1— 6 GIID CNAFFOLOWCONTRNCiORRfO11CREDTOOD—CN OSHA PERMITS PRIOR TO COMMENCEMENT OF NroRII U - - RE ❑ LOT LINE Di -T-1 Q DOVINSPOUT 5D MECNANICALEQUIPMENT © TILE ROOF Q BLDG 2 I I I I u n 1� KEY PUN 1 Q O� Bldg2-6 - Roof Plan p : IEIAOJACENTBNLDiNG VTC TAEROOF —� YIILICSR [i AdC ISSUE DATE BII'o LH ■■ ■■ ® ■■ m 1=9L", ■■ , PH ■■ ■ ■ i_ -' �._ L iJ A Yam ' L71 M � V V iw r ': ■1 ®■ 0 ■■ ■1 I ■� ■ �! ■■ 1 ellillliilill l I:` M0 ■■ - �. Y■Yllil111 l ��� LIF �� ®■ '■ h� i �„ —LA oil I . Aar i-'-- _0-•'3�iG-"- .MAR �� rpoq[---- NINE h� �I■ ■117 100:14 i?�l� I. ®■ 1iA11119 W ■■ Ag7 wiliiifi 3 f IwM1ll W WIN ■■ m ■■ 1��.1 ■I■ I�I11111 ■■MIN 1 ■. �I■ ■. r ®■ F l,e ■■E ■!® ®■ �a�®®� 1 REFERTO PLANS PWS FOR ADDITIONAL 5 REFER TO CIVIL DWGS FOR UTILITY LOCATIONS WALL TYPE CALL -OUTS, DIMENSIONS, DOOR TAGS, 6 CONNECTIONS AND DETAIL. 2 TYPICAL DIMENSIONS ARE TO FACE OF STRUCTURE WMICH IS FACE OF CONCRETE, FACE OF STUD, OR FACE OF SHEATHING AS OCCURS 3 WHERE EXTRA LAYER OF GYPSUM BOARD IS REQUIRED FOR FIRE RATING ADD EXTRA LAYER TO ENTIRE LENGTH OF WALL, SO THERE IS NO JOG IN FINISHED SURFACE 4 PROVIDE FIRE PARTITION IN ACCORDANCE WITH CBC 709.1 FOR -WALLS SEPARATING DWELLING UNITS -CORRIDOR WALLS KEYNOTES ❑1 SMOOTH FINISH STUCCO, WHITE © GLASS AND ALUMINUM STOREFRONT ❑2 CORNICE SMOOTH FINISH, SYSTEM.BLACK Bldg 1: SEE COLOR MATERIAL BOARD Elevations METAL GLASS AWNING ❑3 STONE, VENEER, CORONADO 10 STAIR/ ELEVATOR TOWER - EXEMPT FROM BLDG HEIGHT ❑4 LIGHT, LARGE SCONCES ACENT COLUMNS Q FABRIC AWNING, SEE COLOR MATERIAL ❑5 TILE ROOF. SEE COLOR MATERIAL BOARD BOARD © ROOF PARAPET RESIDENTIAL LOBBY ENTRANCE �7 FIBREX WINDOWS. FRAME COLOR BLACK, METAL RAILING, BLACK CLEAR GLASS 14 CEMENT BOARD DECORATIVE PANEL PAINTED, SEE COLOR MATERIAL BOARD 1® FIRE DEPT ADDRESS TYP 209 S MARKET ST INGLEWO 0D C A 90301 3 2 3. 5 5 3. 3 3 7 6 SITE DEVELOPMENT PERMIT STAMP NOTFOR CONSTRUCTION Bldg 1 - North Elevation E� a pr o oNo���] TEND 9TONE GgCgOE SEE COLOR MPTERInL 90080 Bldg 1: 9TULL0 9EE COLOR MATERIAL BOARD Elevations _ CEMENT BOARD RANEL SEE COLOR MATER. --RD _ TILE ROOF SEE COLOR MATENAL BOARD HL. -1-I pmm IP ■11 ■■ ■C� lL_ hl ��i I■■ ■� l ]�1 ■■ ■ -- ■■ ■■ �, ®; ■■ 1, ■■ ■�;� ■■ ■ N ■�a„ „ ■ f� �!! ■ lit N� wN B ii ii Ii„ iil ii ii _ ® ii_ i •—�I� . ■■ .. .. .. e■ 1 REFER TO ENLARGED PLANS FOR ADDITIONAL 5 REFER TO CIVIL DWGS FOR UTILITY LOCATIONS WALL TYPE CALL -OUTS, DIMENSIONS. DOOR TAGS, 8 CONNECTIONS AND DETAIL 2 TYPICAL DIMENSIONS ARE TO FACE OF STRUCTURE WHICH IS FACE OF CONCRETE, FACE OF STUD, OR FACE OF SHEATHINGAS OCCURS 3 WHERE EXTRA LAYER OF GYPSUM BOARD IS REQUIRED FOR FIRE RATING ADD EXTRA LAYER TO ENTIRE LENGTH OF WALL. SO THERE IS NO JOG IN FINISHED SURFACE 4 PROVIDE FIRE PARTITION IN ACCORDANCE WITH CBC 7091 FOR -WALLS SEPARATING DWELLING UNITS -CORRIDOR WALLS KEYNOTES Bldg 7 - South^Elevallon 2 49CFF d9FF 9 11 Bldg 1 - West Elevation suLE Lre i u 1 ® STONE FACADE SEE COLOR MATERIAL BOARD STUCCO SEE COLOR NATERAL BOARD IIIIIIIIIIIIII■OEu BOARD PANEL SEE COIOR NATERUL BOARD "LE ROOF SEE COLOR MATERIAL BOARD AERO C O L L E C T I V E 209 S MARKET ST INGLEWOOD CA 90301 3 2 3. 5 5 3 2 3 7 6 •GO URBAN DEVELOPMENT LUIS GOMEZ ONE WORLD TRADE CTR BTH FUR LONG BEACH CA 9DS31 CONSULTANT b114%215 SITE DEVELOPMENT PERMIT NOT FOR CONSTRUCTION KEY PUN �r 0 � a Bldg 1: Elevations SMOOTH FINISH STUCCO, WHITE D GLASS AND ALUMINUM STOREFRONT 14 CEMENT BOARD DECORATIVE PANEL ❑2 SMOOTHATERIANISH, SYSTEM,BLACK PAINTED. SEE COLOR MATERIAL BOARD SEE COONICE SEE COLOR MATERIAL BOARD METAL GLASSAWNING �3 STONE. VENEER, CORONADO 10 STAIR /ELEVATOR TOWER - EXEMPT FROM BLDG HEIGHT ® LIGHT, LARGE SCONCES ACENT COLUMNS 11 FABRIC AWNING, SEE COLOR MATERIAL ❑5 TILE ROOF. SEE COLOR MATERIAL BOARD BOARD © ROOF PARAPET F,_� RESIDENTIAL LOBBY ENTRANCE O FIBREX WINDOWS, FRAME COLOR BLACK 13 METAL RAILING, BLACK CLEAR GLASS Bldg 7 - South^Elevallon 2 49CFF d9FF 9 11 Bldg 1 - West Elevation suLE Lre i u 1 ® STONE FACADE SEE COLOR MATERIAL BOARD STUCCO SEE COLOR NATERAL BOARD IIIIIIIIIIIIII■OEu BOARD PANEL SEE COIOR NATERUL BOARD "LE ROOF SEE COLOR MATERIAL BOARD AERO C O L L E C T I V E 209 S MARKET ST INGLEWOOD CA 90301 3 2 3. 5 5 3 2 3 7 6 •GO URBAN DEVELOPMENT LUIS GOMEZ ONE WORLD TRADE CTR BTH FUR LONG BEACH CA 9DS31 CONSULTANT b114%215 SITE DEVELOPMENT PERMIT NOT FOR CONSTRUCTION KEY PUN �r 0 � a Bldg 1: Elevations pp -�g� ��■■ 1 � �■ 11 11 r�■ � 1 �i■■ I'll 11■■ ■■ lel■ I"■■ ��1 i�■■ •., ■■ 11 11 �r,■ � 1 rll■■ i •�I� Itzi .. .■e+eilm rr ■��sl®■ wr � e�lE�■ ■ter:, .� .G� ! ��•' '�-y-, - 1eaovae-rrl�wErizr •:anMsrrT�sr�L 1 REFER TO ENLARGED PLANS FOR ADDITIONAL 5 REFER TO CIVIL DWGS FOR UTILITY LOCATIONS WALL TYPE CALL -OUTS, DIMENSIONS, DOOR TAGS. 8 CONNECTIONS AND DETAIL 2 TYPICAL DIMENSIONS ARE TO FACE OF STRUCTURE WHICH IS FACE OF CONCRETE, FACE OF STUD. OR FACE OF SHEATHINGAS OCCURS 3 WHERE EXTRA LAYER OF GYPSUM BOARD IS REQUIRED FOR FIRE RATINGADD EXTRA LAYER TO ENTIRE LENGTH OF WALL, SO THERE IS NO JOG IN FINISHED SURFACE 4 PROVIDE FIRE PARTITION IN ACCORDANCE WITH CBC 709.1 FOR -WALLS SEPARATING DWELLING UNITS -CORRIDOR WALLS YNOTES 9 SMOOTH FINISH STUCCO, WHITE © CEMENT BOARD DECORATIVE PANEL 18 WOOD TRELLIS Q CORNICE I TRIM SMOOTH FINISH, PAINTED, SEE COLOR MATERIAL BOARD SEE COLOR MATERIAL BOARD a WOOD PERGOLA ❑3 STONE. SEE COLOR MATERIAL BOARD 10 METAL GATE, BLACK © ALUMINUM DOORS FRAME COLOR 11 LIGHT FIXTURE, SEE LIGHTING PLANS BLACK, CLEAR GLASS 1© METALRAIUNG, BLACK ❑5 TILE ROOF. SEE COLOR MATERIAL BOARD 1© 47- PLASTER !STONE WALL © ROOF PARAPET 1� 8'-O' PLASTER 1 STONE PATIO WALL ❑T ALUMINUM WINDOWS. FRAME COLOR BLACK, CLEAR GLASS 1© FIRE DEPT ADDRESS TYP Bldg 2-3 - North Elevation �1 u , c Bldg 3 - East Elevation X41 scu ,n . r0- AERO C O L L E C T IV E JOR C MAR I( FT CT Ammmommumm GO URBAN DEVELOPMENT. LUIS GOMEZ, ONE WORLD TRADE CTR BTH FUR LONG BEACH CA 90831 CONSULTANT VISITE v DEVELOPMENT PERMIT STAMP NOT FOR CONSTRUCTION OSTUCCO SEE CALOR MATEPoAL &MRO -CEMFNTEOAROPAMELSEECOURMATfRiALROARO Elevations TILE ROOF SEECOLORMATERIAL80AR0 CBC 7091 FOR -WALLS SEPARATING DWELLING UNITS -CORRIDOR WALLS --- -------- ROOF (BHgW) 1 li '�'�� �11�1� ■■ 'll 11 ■■ � 1 ■`�® I 1 ' 'i�^� IIII +11... ■ � ■ "'m ����, ,�, ������� „� ■ ■ �����:�,,���� ,��,� 1w, nnnnnw 1uB n1n unn��un. ■ ■ 111X1 nn111 un aw e..1 ■.� ■ 1111111 IIIIb u1w - �. 3RD FLR ISIdg M) =VIII REIN. 2�NLTDFTR (Bldg TY) RR _ 111161 VIII: 111111: ._ SEEM 476 FS P: ®® ® ©0 m ©© 0 0-------------- ® m 0 I I �aT IIIIIIIIIIIIIII ' IIIIII•' J s1i 1 REFER TO ENLARGED PLANS FOR ADDITIONAL 5 REFER TO CIVIL DWGS FOR UTILITY LOCATIONS WALL TYPE CALL -OUTS, DIMENSIONS, DOOR TAGS, 8 CONNECTIONS AND DETAIL 2 TYPICAL DIMENSIONS ARE TO FACE OF STRUCTURE WHICH IS FACE OF CONCRETE, FACE OF STUD, OR FACE OF SHEATHING AS OCCURS 3 WHERE EXTRA LAYER OF GYPSUM BOARD IS REQUIRED FOR FIRE RATING ADD EXTRA LAVER TO ENTIRE LENGTH OF WALL, SO THERE IS NO JOG IN FINISHED SURFACE 4 PROVIDE FIRE PARTITION IN ACCORDANCE WITH WR-D ­FUR (Okla 20 SMOOTH FINISH, 1 119�i_ '. 4]fF5 �r A� Bldg 2-3 - South�Ele�Pvatio n SEE COLOR MATERIAL BOARD �9 WOOD PERGOLA ❑3 STONE. SEE COLOR MATERIAL BOARD 10 SCREEN WALL PER LANDSCAPE 4❑ ALUMINUM DOORS FRAME COLOR 11 LIGHT FIXTURE SEE LIGHTING PLANS BLACK CLEAR GLASS 12 METAL RAILING. BLACK ❑5 TILE ROOF, SEE COLOR MATERIAL BOARD 13 42" PLASTER /STONE WALL © ROOF PARAPET 14 6-0" PLASTER /STONE PATIO WALL 7❑ ALUMINUM WINDOWS FRAME COLOR BLACK. CLEAR GLASS 75 FIRE DEPT ADDRESS TVP WOOD TRELLIS ® 111EFn11 BEECCIORNW1ER1niBOARD Bldg 2-3: OBTBCOO BEE O0.GR Mn,ER1Al BOARD Elevations Illlllllllllll■ ceMem —RD-- see C.—unrewu Bongo _ nLE%ri IEE 0 g 16Il +ST4T 2ND ( 4g 7/3) 466 FF j IB9FF 4]4'FS 3 2 3. 5 5 3 2 3 7 6 GO URBAN DEVELOPMENT LUIS GOMEZ ONE WORLD TRADE CTR STH FLR LONG BEACH CA 90631 CONSULTANT Q Z� � LYa� I�► W U o r l LL Q O L J W z � e a a V/ IY/LJ SITE DEVELOPMENT oM NOT FOR CONSTRUCTION FUR KEY t, +4r4r Q SMOOTH FINISH STUCCO WHITE Q CEMENT BOARD DECORATIVE PANEL PAINTED SEE COLOR MATERIAL BOARD ❑2 CORNICE/ TRIM PLAN 1 119�i_ '. 4]fF5 �r A� Bldg 2-3 - South�Ele�Pvatio n � $ E _ JJ�._g�� LEGEND n.....R.A 4%aM 1+4cRW. wBAD /1Ac— . Ac— L REAL FROM JEFFERSON ST PL - mAM 1 REFER TO ENLARGED PLANS FOR ADDITIONAL 5 REFER TO CIVIL DWGS FOR UTILITY LOCATIONS WALL TYPE CALL -OUTS, DIMENSIONS, DOOR TAGS, g CONNECTIONS AND DETAIL 2 TYPICAL DIMENSIONS ARE TO FACE OF STRUCTURE WHICH IS FACE OF CONCRETE, FACE OF STUD, OR FACE OF SHEATHING AS OCCURS 3 WHERE EXTRA LAYER OF GYPSUM BOARD IS REQUIRED FOR FIRE RATING ADD EXTRALAYER TO ENTIRE LENGTH OF WALL, SO THERE IS NO JOG IN FINISHED SURFACE 4 PROVIDE FIRE PARTITION IN ACCORDANCE WITH CBC 7091 FOR', -WALLS SEPARATING DWELLING UNITS -CORRIDOR WALLS Bldg 4 - North Elevation 76 TO PL ALONG ADJ RESIDENTIAL U SMOOTH FINISH STUCCO, WHITE ❑2 CORNICE/ TRIM SMOOTH FINISH, SEE COLOR MATERIAL BOARD F3FI SEE COLOR MATERIAL BOARD © ALUMINUM DOORS, FRAME COLOR BLACK, CLEAR GLASS ❑S TILE ROOF. SEE COLOR MATERIAL BOARD © ROOF PARAPET ❑7 ALUMINUM WINDOWS, FRAME COLOR BLACK. CLEAR GLASS ❑B CEMENT BOARD DECORATIVE PANEL PAINTED. SEE COLOR MATERIAL BOARD �9 WOODPERGOLA 10 SCREEN WALL PER LANDSCAPE 71 LIGHT FIXTURE. SEE LIGHTING PLANS 12 METAL RAILING, BLACK 1© NOTUSED 14 PATIO WALL, STONE 11 NOT USED Bldg 4-6 - East Elevation -E EACAOE SEE COLOR MMEWL -RD STUCCO SEE COLOR MATERIAL -RD -CEMENT11- SEE COLOR MATERIALSOARD TILE RODE SEE COLOR MRTERIAL SOAR. AERO C O L L E C T I V E INGLEWOOD, CA 00301 •GO URBAN DEVELOPMENT,A LUIS GOMEZ, ONE WORLD TRADE CTR STH FIR LONG BEACH CA 90831 CONSULTANT 8/14/23 SITE DEVELOPMENT PERMIT STAMP NOT FOR CONSTRUCTION KEY PLAN o � 0 o ulIttlP9 Bldg 4-6: Elevations AZ.31 Al RESIDENTIAL PL .-------.-- i 2 3 4 1 14 13 IM: Fmmml;171;m IIIIWIil I' 11111111111118111 III �■10 IIS■®�1 �■ GENERAL NOTES 1 REFER TO ENLARGED PLANS FOR ADDITIONAL5 REFER TO CIVIL DWGS FOR UTILITY LOCATIONS WALL TYPE CALL -OUTS, DIMENSIONS, DOOR TAGS, S CONNECTIONS AND DETAIL 2 TYPICAL DIMENSIONS ARE TO FACE OF STRUCTURE WHICH IS FACE OF CONCRETE, FACE OF STUD, OR FACE OF SHEATHINGAS OCCURS 3 WHERE EXTRA LAYER OF GYPSUM BOARD IS REQUIRED FOR FIRE RATINGADD EXTRA LAYER TO ENTIRE LENGTH OF WALL, SO THERE IS NO JOG IN FINISHED SURFACE 4 PROVIDE FIRE PARTITION IN ACCORDANCE WITH CBC 7091 FOR -WALLS SEPARATING DWELLING UNITS -CORRIDOR WALLS IJ SMOOTH FINISH STUCCO, WHITE Q CORNICE/TRIM SMOOTH FINISH, SEE COLOR MATERIAL BOARD O STONE. SEE COLOR MATERIAL BOARD O ALUMINUM DOORS. FRAME COLOR BLACK CLEAR GLASS ❑5 TILE ROOF. SEE COLOR MATERIAL BOARD © ROOF PARAPET �j ALUMINUM WINDOWS FRAME COLOR BLACK CLEAR GLASS eo _ 1 li r — 11 188 �I 11111111IIA I.N I..'.. I::liii IIIIIIIIIIIIIIIIIIF ME CEMENT BOARD DECORATIVE PANEL PAINTED. SEE COLOR MATERIAL BOARD O WOOD PERGOLA 10 NOT USED 11 LIGHT FIXTURE, SEE LIGHTING PLANS 12 METALRAILING BLACK 13 PATIO GATE, BLACK i4 PATIO WALL, STONE 15 NOT USED Bldg 4-5 - West Elevation h .... ROOF Il 59T NNF' - -- 2N0 FLR IBItlg 479FF 168' FB 461' FS i ITST F - 1ST FLR (BBB 2J3) 443 FS Bldg 5-6 - South Elevation AERO C O L L E C T I V E INGLEWOOD CA 90301 3 2 3. 5 5 3 2 3 7 6 ��•� K`a,.�irb •GO URBAN DEVELOPMENT` LUIS GOMEZ. ONE WORLD TRADE CTR BTM FLR LONG BEACH CA 90831 CONSULTANT 8/14/23 SITE DEVELOPMENT PERMIT STAMP NOT FOR CONSTRUCTION ® STONE FACADE SEE COLOR MATERIALBOARD Bldg 4-6: DSTOCCO SEE COLOR MAIEIbAL BOARD —CE -1 BOARD RAKE L SEF COLOR MA,ER.-BOARD Elevations TILE Roo' SEE COLOR MATERIAL BOARD AZ.3Z Unit C3 .EYNOTES 3 2 3 5 5 3 2 3 7 6 u A>a^ UNIT 82 L ® A:752 sq fl A-5 . BALCONY Aet.nn � r7m, . N 'o, � II n r Unit ,'a C2 ��T=•4 ' WIT C2' SIMILAR Unitit C7 3 L°IJ u I. NTCNEN � c)tn). A'. n I UUU Yn1tt � `"ANG6p1A'"�"O01A UNIT BI �n U A:697 sq fl F O tn'9' Unit B2 2 QYi'JiIL'J , INAUE 1N6IM YLN LUNG BEACH CA 90831 CONSULTANT 8/14/23 SITE DEVELOPMENT PERMIT STA^P NOT FOR CONSTRUCTION KEY PUN Q pr D e _ € Unit 67 0 1e M1�- € Bldg 1: Unit ® Plans I—E DATE .1— A4.11 Unit D2 - 3rd Fir vl •UNIT 03 SIMILAR Unit 131 - 3rd Fir _ ICTDI I!`TltlNl AIfITCC 1(FV M(1TFC Unit D2 - 2nd Fir 5 .IT D3 SIMILAR Unit 131 - 2nd Fir 2 n 209 S MARK E T ST ING LEW OOD, CA 90301 3 2 3. 5 5 3. 2 3 7 6 Unit D2 - 1st Fir 4 •UNIT D3 SIMILAR ••• BFACM CA 80831-V•V CONSULTANT: V/ IY/GJ SITE DEVELOPMENT PERMIT STPMP. NOT FOR CONSTRUCTION KEY PIAN Unit D1 - Unit Plans ISSUE OPTS ala. A4.12 Unit D4 - 3rd Fir Unit D5 - 2nd Fir �c1 Unit D4 - 2nd Fir Unit D5 - 1 st Fir I I I I I I 4 _ _ J Unit D4 - 1st FIr 1 AERO C O L L E C T I V E 209 6 MARKET ST INGLEWOOD. CA90301 3 2 3 5 5 3 2 3 7 6 •GO URBAN DEVELOPMENT. LUIS GOMEZ. ONE WORLD TRADE C A STH FUR LONG BEACH C ARM1 C UISULTANT 8/14/23 SITE DEVELOPMENT PERMIT ST AW NOT FOR CONSTRUCTION KEY PLAN O pr — O / Bldg 4-6: Unit Plans ISSUE CATE .140 A4.13 F1 .� �'� �YC*CnOERWF AERO C O L L E C T I V E 209 6 MARKET ST INGLEWOOD. CA90301 3 2 3 5 5 3 2 3 7 6 •GO URBAN DEVELOPMENT. LUIS GOMEZ. ONE WORLD TRADE C A STH FUR LONG BEACH C ARM1 C UISULTANT 8/14/23 SITE DEVELOPMENT PERMIT ST AW NOT FOR CONSTRUCTION KEY PLAN O pr — O / Bldg 4-6: Unit Plans ISSUE CATE .140 A4.13 �, 2 [,�, B 14 No ■ I1 1.13::1 lu ■I. ■■ r J ' I I I I V F�� 44155 JEFFERSON ST (PARCEL 4) 1 STORY l il-Ih-IFil-)til- I�I I J NOT A PART 1� E 1-14 m:i!m1m1!L:m a KA" Ijai "���■■n ■, m ■■■■ ■■■I■ pol�- , ®®m. AERO C O LL E C TI V E BEACH CA 90531 CONSULTANT J Q I 8/14/23 73 EXTERIOR LIGHTING 10 PRODUCTION O PAVING VALUMINUM SITE FPLA INISH MSTOREFRONT TILE ROOF �ER,SMOOTHTE%TURE DEVELOPMENT SEE LIGHTING PLANS FOR MFG EAGLE TILE SPECIFICATIONS NATURAL GREY ETCH FINISH COLOR BLACK FRAME& SERIES MALISPAINT MFG DUNNEDWARDS PERMIT (OR EQUIVALENT) CLEAR GLASS COLOR SMMSB20 SANTA COLOR DEW340WHSPER STAMP CLARA BLEND (OR EQUIVALENT) IOR EQUIVALENT) NOT FOR CONSTRUCTION CRY BIIOMITTAL 12/152022 14 CEMENT BOARD DECORATIVE 11 PEDESTRIAN ACCENT PAVERS �S ALUMINUMWINDOW 6� FABRZAWNING �2 ACCENT COLOR PANEL G ORCO, 3X9 BUFF COLOR BLACK FRAME 8 MFG RSUNBRE LA14617HO PAINT MFG DUNN EDWARDS PAINTED PER TRIM2 (OR EQUIVALENT) CLEAR GLASS COLOR )VALENT) FLAME COLOR DE61265TOCKHORSE KEY PUN IOR EQUIVALENT) (OR EQUIVALENT) ❑r�o e of—.�� j a I. T+�1� 4>vnlalu ' I ' Colors & Materials < o 12 VEHICULAR ACCENT PAVERS �9 COURTYARDACCENT PAVING © POWDER COATED METAL 0 STONE VENEER ISSUE QATE vNm RAILING ORCO,DEL MAR ORCOTTA MINERAL TILES. SXS WARM MFG-CORONADO (OR EQUIVALENT) (OR EQUIVALENT) COLOR BLACK SERIES FRENCH LIMESTONE A5.10 COLOR COUNTRY BEIGE (OR EQUIVALENT) F Q Z N 0 rn LL ¢ Q p W C1 O �1 LL Q O V LL H N J W Z N In Q J Q I 8/14/23 73 EXTERIOR LIGHTING 10 PRODUCTION O PAVING VALUMINUM SITE FPLA INISH MSTOREFRONT TILE ROOF �ER,SMOOTHTE%TURE DEVELOPMENT SEE LIGHTING PLANS FOR MFG EAGLE TILE SPECIFICATIONS NATURAL GREY ETCH FINISH COLOR BLACK FRAME& SERIES MALISPAINT MFG DUNNEDWARDS PERMIT (OR EQUIVALENT) CLEAR GLASS COLOR SMMSB20 SANTA COLOR DEW340WHSPER STAMP CLARA BLEND (OR EQUIVALENT) IOR EQUIVALENT) NOT FOR CONSTRUCTION CRY BIIOMITTAL 12/152022 14 CEMENT BOARD DECORATIVE 11 PEDESTRIAN ACCENT PAVERS �S ALUMINUMWINDOW 6� FABRZAWNING �2 ACCENT COLOR PANEL G ORCO, 3X9 BUFF COLOR BLACK FRAME 8 MFG RSUNBRE LA14617HO PAINT MFG DUNN EDWARDS PAINTED PER TRIM2 (OR EQUIVALENT) CLEAR GLASS COLOR )VALENT) FLAME COLOR DE61265TOCKHORSE KEY PUN IOR EQUIVALENT) (OR EQUIVALENT) ❑r�o e of—.�� j a I. T+�1� 4>vnlalu ' I ' Colors & Materials < o 12 VEHICULAR ACCENT PAVERS �9 COURTYARDACCENT PAVING © POWDER COATED METAL 0 STONE VENEER ISSUE QATE vNm RAILING ORCO,DEL MAR ORCOTTA MINERAL TILES. SXS WARM MFG-CORONADO (OR EQUIVALENT) (OR EQUIVALENT) COLOR BLACK SERIES FRENCH LIMESTONE A5.10 COLOR COUNTRY BEIGE (OR EQUIVALENT) lop A. NIN_ //.. dry AMP - 21. cl IAKZ% i! F I u e- BLDG 5 L BLDG IS Property Line / Right of Way ADJACENT PARK PROPOSED IMPROVEMENTS GENERAL NOTES r . 0 Project monumentation signage A. Final Landscape Plans shall accurately show placement Enchanted vehiculars pavers at entry drive aisle of uses, shrubs, and groundcovers. _ -- - - � _- © grey B stormLandsapin easement an plat utility, sewer, J - z' Pro eft Line Natural re concrete with retardant finish and .twin dram easement antl place planting locations �1 sawcut joints at walkways accordingly to meet City of La Quinta requirements. Property Lin [3'x5' DG Ladder Access Zone C All required landscape areas shall be maintained by 111 Limit of Work Q Tot Lot Playground with rubberized surfacing for owner per the Cityof La Qwnta requirements. Ages 2-11 D. 'I- �' All existing street tree shall be protected in place; v ! FEEnl - I I ad 24' box size trees may be required if existing j >R ©Sween wall with stucco finish to match existing street trees are dead or in poor condition. Planting, a { at along Jefferson Street stakingirrigation, and root barriers shall conform to Existing Bio -filtration planter to remain as -is Landscape& Forestry specifications. Tree inspector will I -••- - - - -•7 g P make final determination of precise locations after fine 1 BLDG 1 Q Enhanced pedestrian pavers with banding grading and hardscape installation is complete. S"- 1 ■ ®� ®M i ®M ' f _-- --- -- - Residential Patio with Screen Wall E Any off-site improvement plans to be approved by R j• • Public Works prior to issuance of construction permit Accent Palms and Trees at main vehicular entry '3'x5' DG Ladder m Existing Property Line CMU wall IRRIGATION NOTES Access Zone Existing Trash Enclosure to remain as -is An automatic irrigation systemshall be Installedtoprovide coverage for all planting areasshown on the plan Low 0 New pathway leading to Adjacent Park including precip taoonequlpment shall prowdesufficientwater for new opening within existing wall plan[ growth with a minimum water loss due to water run-off - 'f 1;. - I I I .a� ]_1 .i EXISTING Irrigation systems shall use hghquality automatic control Y J '/� COMMERCIAL © Solid Cantilevered Carport shade canopy, Typ valves, controllers and other necessary irrigation equipment All components shall be of non -corrosive material. Al drip Recreational Jogging Trail in Decomposed systems shall be adequately filtered and regulated per the 1 • t• X7 I_ f t ! I j __ I Granite Paving manufacturers recommended design parameters All irrigation improvements shall follow the City of La Quina ® Recreational Picnic Area Guidelines for water efficient landscapes The estimated applied water use at for the landscape area shag not _ exceed the MAWA calculation The proposed type of irrigation system the site will be drip. The Final Landscape LANDSCAPE TABULATIONS POOL AND PLAZA ENLARGEMENT h npa_- j Plans required compliance with the City La Quina water `SCI 4 PEFERTOSHFFT03 (TialPro- M22eArea 49.0665E zrdrotal Efficiencyng ananceanion System Valley Water Districts s�r�� -� -- (Total aolect osis 222.29 SF) Pmjed Landscaping arxi Irrigation System Design Ordinance. i•Q�: - i" Total Turf Area OsF O of Tonal Bon ill _ ? as= sort caPDiet PLANTING NOTES '- -'--' Low decorative screen wall - PARKING LOT LANDSCAPE TABULATIONS The selection of plantmaterlal is based on cultural, aesthetic ---- - - - -- ;- - and maintenance considerations Al planting areasshall be REQUIREMENT REQUIRED PROVIDED Prepared with appropriate soil amendments, fertilizers, and Fri 1 appropriate supplements based upon asoils the sitfroman - Parking Lo[Area Landscape S required to 3L97SF 5,1195F agricultural suitability nil sample taken from report f Ground ! --u be4x orgreaterotLoral Parkingtot Area RQ•) (TA,) coversor gravelmulchshall fill In between theshrubs[o BLDG 2 1, ?^ REaI (73,9305F) shield the soil from the sun, evapotranspiration and run-off I Pa" Lot with s or more parking spaces R786 SIP ,39965E Al the flower and shrub beds shall be gravel mulched to help 6 required to have the parkingarea 507E (50') ppy! corserve water lower the sal temperature and reduce weed If--- ---1 L-- shaded 7ieecarapy shading are calculated growth. The shrubs shall be allowed to grow in their natural _J a[lsyearsgovh Parking area excluding fams.Alllandscape improvements shall follow the City of La (-� drive aisle 27S72SF Quinta Guidelines. BLDG - - y BLDG 3 PALM /TREE LEGEND SHRUBS AND GROUNDCOVERS LEGEND i � I .I �!� - '- y '•i' SYM NAME slfv vvucas NOTE La Qunta panof Peg-6.hast .a f_., _ _ I _ PALMS SYM NAME yKy� WUCOIS I NAME ire TMUCOIS ' --.__ I i = tr,oerv.dac[yNna'nneepd' 25 Bffl 3'H MIN. SCREENING SHRUBS Medpd Oats Polon A59q.n �vFfMhm .CPL LPw FbdCCdNL62 MRYtaI' S.;AL Medxn wasn'.J -�abata ZerH T_P.G. _G o_ I tee Bluevellowwood •• Limit of Work Me—FanPwn vx,M, o< ` CANOPY TREES -Wpa cobra MqO i L Medlin utwolep orf --- Limit swL lnw• I -Wpa= aide ae owaYofw :o -x a�g.wc' morrffeslarey�kp W �n SHRUBS AND AQ-�p. a. low ,,�.,r tc:.l rtmvn ra ta)stp —_ --)' Ataoasp 24'Box Akewp S�.oL low laA.natMn@.i0ertss t.i.L Med— � ace oOi Mryp Lattara i. >'T Li P u pox BagaimAl.a'Oola u' staL Median Lanure N Cold ­LMedm Afncan 1— As9-1 0,,1a -La Bougamllea •0'0C Ni -God Laniara .00: SophLxase[undRaa 26 Bar Cae<afpna pukhernrt. scat Loi ure.a tate 5 vaytow LE �f pRiNTEP aT iULL.rLE 3a'xM' 7exd51-tgntan Lau,al / s—r, Ped Bid of Par adiw .0'OC Crete 13u9h ad - _ --- r PLAN ,-=30-0 chralPy sp wa. callser*onv u[ue7dwr sca. Median-�-•.vv ,.. _.-.. ,� „nL Inv 1 �60I Orem wdbw Little ]ohn BottleMah 2'-O OC. Regal MSL Mu1fyG aYc, Tx—OW Z47 B. Cama—C Phla se. LO.v MWert-ga ladLErtari IJ.L Nlai*m TRANSFORMER AND UTILITIES NOTE T ACCE A,4 "' Ed— _-oL Mumnbeo�xurnnow COURTYARD ACCENT TREE rrMncxnagncm >ccL low Mgarger6 Medx,m Visible transformer and utlttles shall be screened by opaengvcy 46•Box i Gilden Barrel nisch. oo Deer Uaa •4'oC !• - landscape in order to improve the aesthetics from the oke ree .kva.,n D-1. farinosa very lnw Pacncemsmarg.wLs —1- W(YU- .._ .. BnNebah . i, MoaanrencePalGaua�.) o, public right vvay r quem lender. ,v..L vayLm 7 - Property .,.eR �.r.L r-tLxYum JEFFERSON STREET Property Line/ Right of Way FIRE NOTES VERTICAL SCREEN otaabpoC 1 a t w•,t w> _c o: Calls¢+ron—nahs 36-B. HepamOrpaNdora Is,;AL Lav au #u Peninsular. IC" L — emo�bdl FOC FLdW. Baia RICA. 2�a' Obsutrucove vegetation planting shall be kxated ncusrxeda 3-B. Hytrenoxysacaul. 1u lav vabeni rq closer than ear from any five apparatus mean La—I s'o[ Alg2fta Daisy 2 -oc verbea � �aoLow c 3' d A hard-wearing surface shall be provided to all Prunscaroln- Wear �,L,,, a-+xy e, IC.1 MedEm v aalomfa IscAL Law emergency egress rescue openings for ladder access. Carolina Laurel cherry Blsc _Pui�,y �,�.+-L„n:.,. 7.- S-eih Daggex _.,,o,: CONCEPTUAL LANDSCAPE PLAN N O N Ln N W Z I� Z U Ln LU W 0 Q � a LLI NY U Z Z O U LLI ix 11 W U IL N II. Z W Z I r.: A ADJACENT PARK --� Property Line/Existing CMU Wall 14.• � � �_ nw l�il ��i mlb; Oy M m I A -! ,1=,1, Ir • Limit of Work Property Line / Right of Way J E FFEPSON S T R E E T Property Line / Right of Way O PUN r=lo-o' o Is so so DETAIL 01: POOL ENCLOSURE FENCE i ��,rM I:rY aero- i 6x r r B P FENCES AND WALLS LEGEND Existing property line CMU wall, pilaster, and/ or tubular steel fencing to be protected in place. Property Line Wall Height: Existing to remain. S a 6 is Existing Low CMU wall with stucco finish h—^ Limit of Work along Jefferson Street • Wall Height: Existing to remain. ;--i _ r_`t New G-0" High Low CMU wall with stucco i finish to match existing along Jefferson Street 0� G-0" High decorative spa wall with tile finish. 1 Design to be reviewed for approval by the City per separate submittal. IIIIIIIIII 6-0" High tubular steel pool enclosure fence (refer to detail Ol for reference.) 8'-0" High decorative screen wall. Design to be reviewed for approval by the City per separate submittal. I o� Monumentation Signage by Signage Consultant. Design to be reviewed for approval by the City per separate submittal. T-6" High decorative screen wall. I� 12•-15 High vertical landscape screen WALL AND FENCE MATERIAL AND COLOR NOTE lAll Landscape Architect to ensure colorsand materials match or compliment the Architecture • Limit of Work Property Line / Right of Way J E FFEPSON S T R E E T Property Line / Right of Way O PUN r=lo-o' o Is so so DETAIL 01: POOL ENCLOSURE FENCE i ��,rM I:rY aero- i 6x r r B P ,o y1 °(rsvw Qwui' in lowsiin ,a•nXn lwnox -0 ER C-oa lPx lx a�=-n-occranovnvo O7 uw U A.•.u. UL --.11U. {w X[N•k�1U0.x x(1.15 Cq[!1 IS awe n� 1ua QsuY-rnukcmo x,xy. S a 6 is . aum:xlCuiµyx51•XWN+1M1 N% MM0.rBgxGglY L] Qe tiIx�nrc+kux.nc ;--i _ r_`t OWVPM.'C�Sxo WMD[ ,011•slauu.e S -a NTS SECTION A: PROPOSED LANDSCAPE SCREENING FOR ADJACENT NEIGHBORS SECTION 1/8 =1.0 C, < 6 16 CONCEPTUAL FENCE AND WALL, AND SCREENING PLAN It (V O (V L0 CV LLI z n z u W W 0 Q � a LLI N U z OU W In a IX U W U) LL p LL z W n LAY 44" WIDE D.G. PUN - =10' OMMEO4TGULLsiZE ic'x16' -1 O 1 7 1 0 s' 10' 20' TRANSFORMER AND UTILITIES NOTE Vsible transformer and utilties shall be screened by landscape in order to improve the aesthetics from the public right-of-way PROPOSED IMPROVEMENTS Q Enchanced pedestrian pavers with banding Q Pool Deck - Paver field with banding Q Natural grey concrete pathway Q Tubular steel pool enclosurefencing Q Tubular steel secured gate Q 6 High spa accent wall Q Tivoli String lighting overhead Q Fire pit with Adirond ac k seating atop synthetic turf Q BBQ counter with 2 grills m Double -Sided fireplace with TV mounted, and soft seating M Cabana with bunge seating ® Chaise loungeswith side table ® Table Tennis M Large dining table with chairs ® B'High decorative wall M Dining table and chairswith umbrella M 18" High seat wall GENERAL NOTES A Final Landscape Plans shall accurately shcvv placement of trees, shrubs and groundwvers. B Landscape AX hrtect shall verify utility sewer, storm drain easement and place planung lomtions accordingly to meet Cityof La Quetta requirements. C All required landscape arew shall be maintained by owner per the City of La Quetta requirements. D AN existing street tree shall be protected in place. additional 24' box size Magnolia grandiFlcna may be required ifemsting street trees are dead or in poor coi Planting, staking, irrigation, and root barners shall conform to Landscape 8 Forestry speof icatiors Tree nspectorwill make final determination of precise locations after fine grading and hardscape installation is complete E Arty ofili improvement plans to be approved by Public Works prior to esuance of construction permit PLANTING NOTES The selection of plant matenal s based on cultural, aesthetic, and maintenance considerations All planting areas shall be prepared with appropriate soil amendments, fertilizers, and appropriate supplements based upon a soils report from an agricultural surtablty sol sample taken from the she Ground covers or gravel mulch shall fill in between the shrubs to shield the soil from the sun. evapotranspiration and run-off All the Flower and shrub beds shall be gravel mulched to help conserve water, lower the soil temperature and reduce weed growth The shrubs shall be allowed togrow in their natural forms All landscape improvements shall folowtheCiryof La Quints Guidelines IRRIGATION NOTES An automatic imgation system shall be installed to provide coverage for all planting areas shown on the plan Low precipitation equipment shall provide sufficient water for plant growth wrath a minimum water loss due to water runoff Irrigation systems shall use high qualty automatic control valves, controllers and other necessary irrigation equipment All components shall be of noncorrosive material. Al drip systems shall be adequately fitered and regulated per the manufacturers re nioxW design parameters All irrigation improvements stall follow theChy of La Quinti Guidelines for water efficient landscapes The estimated applied water use allowed for the landscape area shall not exceed the MAWA calculation The proposed type of irrigation system throughout the site will be drip The Final Landscape Paris required compliance with the Cry of La Quinta Water EfficiencyOrdinanceand the Coachella Valley Water Districts landscaping and Itrigation System Design Ordinance POOL AND PLAZA ENLARGEMENT C) a CD ' [� y U e:_j M J /01, I.I. W Q LU J Q CY �a W N U Z 0u LLI 1z a W U In Q W Z II 03 I I .-.o.._ i frlr 3 ■ I � O I� � �■ I I I MV IIIIIIIIALM L__� 141- _ u■ 19' 34'-10" 19' 18 TTTALL! i Q. r 1 �� � �'' �© (COVERED) ----- 6■ n I_< U11— DOG DOG RUN ';`Q w z 3,336 sq /t"' I I w 16 STALLS (COVERED) I I I I �p ■ I 1 i I - I _r" ti 1 O 1 O rV TALLS3 STALLS COV EDERED — — — tP NL _L ■ ■ ■ ■ 6a Y. 226-11"--"I-1——I; 1—r-RLED) NIE ��yy JEFFERSON SQUARE EXTERIOR LIGHTING GUIDELINES A. Lighting fixture lamp sources used for illuminating Outdoor gathenng areas and arculation associated with the project shall be shielded, directed downward, and glare -free when viewed from off the property S. Facade lighting shall be fully shielded, fully confined from projecting into the sky by eaves, roofs, or overhangs, and mounted as flush to a wall as possible. C. Light Pollution shall be reduced to the greatestextent possible. D. Lighting shall be provided for safety, security, and an attractive nighttime environment. THE DESIGN ADHERES TO GUIDELINES USING THE FOLLOWING TECHNIQUES: 1. Spill Control Optics 2. Full Cut-off Optics 3. Fully Shielded Fixtures 4. Fixtures capable of Control via Time Clock and Photocell 5. Fixtures with less than 6,200 initial lumen output Open Parking: 1 FC-2FC Average (3:1 ratio of Average to Minimum) Carports: IFC Minimum (4:1 ratio of Average to Minimum) Interior Roadways: 0.25FC Minimum(15:1 ratio of Maximum to Minimum) Pedestrian Walkways: 0.25FC Minimum (2:1 ratio of Average to Minimum) Egress Walkways: IFC Minimum Lobby Entries: 1 FC Minimum (4:1 ratio of Average to Minimum) '(i x.51 K I 0 Z17- firstcircle beautiful and Intelligent lighting design IXZ1• ••••. u 05 oss FOR DESIGN INTENT REFERENCE NOT FOR CONSTRUCTION 1 REVISIONS XP1 J NO. DATE OESJ:3I11PTION X22 xZ3 ....... Piz, r ovr: v.ox.xm r41aRe rco XZ11••••••• a�077 PROJECT TITLE: JEFFERSON SQUARE 44155 JEFFERSON ST XDS2 �—{971 PARCEL 6,7 lA QUINTA, CA 92253 95' PROJECT LOCATION: LA QUINTA, CA W!7 --i XF2 0 PROJECT PHASE: ENTITLEMENT SHEET TIRE: OVERALL SITE LIGHTING LAYOUT - EAST SCALE: FCO JOB#: FCD -2255 r JEFFERSON SQUARE EXTERIOR LIGHTING GUIDELINES A. Lighting fixture lamp sources used for illuminating Outdoor gathering areas and circulation associated with the project shall be shielded, directed downward, and glare -free when viewed from off the property B. Facade lighting shall be fully shielded, fully confined from projecting into the sky by eaves, roofs or overhangs, and mounted as flush to a wall as possible. C. Light Pollution shall be reduced to the greatest extent possible D. Lighting shall be provided for safety, security, and an attractive nighttime environment THE DESIGN ADHERES TO GUIDELINES USING THE FOLLOWING TECHNIQUES: 1. Spill Control Optics 2. Full Cut-off Optics 3. Fully Shielded Fixtures 4. Fixtures capable of Control via Time Clock and Photocell 5. Fixtures with less than 6.200 initial lumen output. Open Parking: 1 FC-2FC Average (3:1 ratio of Average to Minimum) Carports: IFC Minimum (4:1 ratio of Average to Minimum) Interior Roadways: 0.25FC Minimum(15:1 ratio of Maximum to Minimum) Pedestrian Walkways: 0,25FC Minimum (2:1 ratio of Average to Minimum) Egress Walkways: IFC Minimum Lobby Entries: 1FC Minimum (4:1 ratio of Average to Minimum) Lin.: rvtnp nanwts ecogrn .b:el. dmciur. i„ Jlnminm. un.rd pai6m_.P:n XDS1 N ate'N"-&"vc Cexs Mw G 9Qfi8 9194314344 ww 4.�imn beautiful and Intelligent lightlno design FOR DESIGN INTENT REFERENCE NOT FOR CONSTRUCTION REVISIONS AQ. DATE DESCRIZMlj nx..r PROJECT TITLE: JEFFERSON SQUARE 44155 JEFFERSON ST PARCEL6,7 LA QUINTA, CA 92253 PROJECT LOCATION: LA QUINTA, CA PROJECT PHASE: ENTITLEMENT SHEET TITLE: OVERALL SITE LIGHTING LAYOUT WEST SCALE: FCO JOB*: FCD -2255 ?�5 ■ XDS7 XF1 beautiful and Intelligent lighting design FOR DESIGN INTENT REFERENCE NOT FOR CONSTRUCTION REVISIONS NO. DATE_ _ DESCRIPTION wtt: xoxx oa¢xaP ccc olulnl- .cc PROJECT TITLE: JEFFERSON SQUARE 44155 JEFFERSON ST PARCEL 6, 7 LA QUINTA, CA 92253 PROJECT LOCATION: LA QUINTA, CA PROJECT PHASE: ENTITLEMENT SHEET TIRE: ENLARGED SITE LIGHTING LAYOUTS - POOL DECK AND PLAZA SCALE: FCD JOB#: FCD -2255 I w w •• .. w ,. r � b Y r Y Y V r b r Y Y'r x r 4 u u r u t. u u t. ,. ,. w 4 4 4 w 4 w Y .. 4 ,. ,. Y 4 x Y - _— �y r �. " r Y 4 Y ,. Y b ., ,. ,� b w •-dNy Y r 4 Y lir+ r Y r 4 4 ,. � 4 b x Y r Y � y� Y� r x x Y Y r v T a d• �,—.b Yrb r _ rYrYY r v r b b r r r N: a o_ n o Y �, b x I I r rl t Y I Y r U y rYY b �r rbrb4x ,. � brrbr 4 I� �. S+ b y Y 4 Y Y L 4 4 Y 1. ." Y Y h r r L y_x —'4 b _� .L✓r" r x Y ,, 4 Y Y r A IT 16ai61 sq Y N N Y r 4 4 Y Y FK- rIIYr .fir Yr YrYYr r 1 y - 4 r Y Y Y -_. .-'yy, ♦ [aR[gY3 zq �t r �/ L � �5 4 Yb 4 x 4 Y r 4 4 Y b Y r r x x 4 r Y r Y 4 Y Y Y :A L�Y4vY" b r 4 r ,+44.Y4r, xxxb; Y� 4 Yr r Y 4 4s x Y L b r x rr'Y. r x r f b b r Y Y lr 14 b 4 r r x Y it y >� Ly at.rxYYt.0 1,VY+'1U u — y r ' '_ L� r " b y Lr , .b r U. YwYr rrrwY b 8 8 r r 4 Y b b ab 4 4 L b re N r o Y b 4 V 4 4 Y Y Y 4 4 L Y r N Y b 4 I, b x 4 Y x Y L 4 Y Y b b t+ r P IY LOT LINE " " r r t," " (NOT A PART Y „ 4 r )r r Y b b 4 Y 4 Y OF PROJECT) b IV Y b b b 4 4� .y tl �r r r r r r x Y r Y Y"" b x u r r r r" r r 4 - -- r 4- ... Y 4 Y 4 Y YY--Y-- Y 91IE INaRING PMOlD1ETilt SUYMNfY: RESIpFMW. PAIamIGSPAfi ,FCIWGR.WGIEIYNaW le{IfIBRW f„IRY G00119:tR10a1Y11 ImfS1R W1 Ervroce WAIAW AYS: lPt YNN W rmEstww wAuwAn: oa Pc YnmY YYNENIRI'R6IPNAY 1PGYNROW NR,a4L atulrWAr oNNE outs: oa a smAalYWE LPff POLE PROPERTY LINE J� I SITE LIGHTING PHOTOMETRIC PLAN 1 t,;,, C) firstcircle JINNra ^—BYiNC cwbalaa. GIJO B W 88< 0500 m anrlNsalP'-m^ beautiful and Intelligent lighting deslgn Al as.lNA azgA s�rN.x.wm,. rpbane NMaMa,aatN nsbwlwMptP>aM eMaY�NantaY,wWrwa nq.abrum bApabNWWIYNromr t,ryM wlrip.aoa a.Nwbmnwvanb.m�1 MCr, ry, tc nYvasb+bmwa,lNP4tl z4:Nl. a roefrme�mbzd.rybNsrszmd N zgn�bb�,dur,.emY�u e m„M�.arR,.N FOR DESIGN INTENT REFERENCE NOT FOR CONSTRUCTION NlnzPmW r nw..e.e wu�p•dm REVISIONS NO. DATE DESCRIPTION _ _ I WtE: �Y1] CNFCNEit. PEG MD PROJECT TITLE: JEFFERSON SQUARE 441 S5 JEFFERSON ST PARCEL 6, 7 LA QUINTA, CA 92253 PROJECT LOCATION: LA QUINTA, CA PROJECT PHASE: ENTITLEMENT SHEET TITLE: SITE LIGHTING PHOTOMETRIC PLAN LT1.02 SCALE: 1' - 30' FCD JOB*: FCD -2255 illi Illli IIIIII in W, ■■ ■® �� ■1- 1111: VIII 7111 .11111 I I NORTH ■■ ■■ No. ■■ME ■ �' ■■ ' ■■ ■■ IIIIII .........•.. �... I•'. IIII..•.. . ....,Ili. W it :r NO rr II' iimlt I ri ' MOr■, ■■ ■■ ■■ on I.Mim hall ii.. ..•...•n I1. ....du: ■■ ... ... ■■ _ ' ME ■■ F ■■ ■■ ■■ ■■ ■■ ■ �r ��C';I ■� C) firstcircle M aln—A-11 a 11MC f Wn G91616 919 6 81 0 50 0 Mw BrgtlrtlAdPlmn beautiful and Intelligent lighting dezlgn FOR DESIGN INTENT REFERENCE NOT FOR CONSTRUCTION REVISIONS NO. DATE _ DESCRI PIAN WTF• 110] fou K. PROJECT TITLE: JEFFERSON SQUARE 44155 JEFFERSON ST PARCEL 6, J LA QUINTA, CA 92253 PROJECT LOCATION: LA QUINTA, CA PROJECT PHASE: ENTITLEMENT SHEET TITLE: BUILDING I ELEVATIONS SCALE: FCD JOB*: FCD•22SS XDS1 XDS2 XK2 �Wall 20.25" 0.65" Mo, 5 3.9 9.51, ,1 t C) firstcircle M aln—A-11 a 11MC f Wn G91616 919 6 81 0 50 0 Mw BrgtlrtlAdPlmn beautiful and Intelligent lighting dezlgn FOR DESIGN INTENT REFERENCE NOT FOR CONSTRUCTION REVISIONS NO. DATE _ DESCRI PIAN WTF• 110] fou K. PROJECT TITLE: JEFFERSON SQUARE 44155 JEFFERSON ST PARCEL 6, J LA QUINTA, CA 92253 PROJECT LOCATION: LA QUINTA, CA PROJECT PHASE: ENTITLEMENT SHEET TITLE: BUILDING I ELEVATIONS SCALE: FCD JOB*: FCD•22SS ■ o! ®® ME L,Jll d. RIF ME OR LNo on ■■ ■■ ■� a■ ■l ■■ ■■ llllunn m nudlll IIIIL , DDltif ■■ _>■ ■■ ■■ ■■ ■ I ■� ■� ■■ IIIIUIIIII ........ ■■ ■ SOUTH ■■ ■■ ■® ■ ■ ■ ■' I11,� In I NII .11:1,:, IIIb I II anRt Iitli�f I ill ....- I ■ 11 Qr. — �6. I I� � � ■ �'� un -,' uw WEST • s■ I■ oil Iwo I ■ r on ■■ ■■ on tl ■ Irl ■■ i ■ ■D ■■ ■■ ■■ ■1 11110.0. - II ....._. ....... i ■■ ■■ ■■ ■■I IN ■■ IIIIII..' VIII ■■ ■■ 09 ■ ■ 111 n I. III ■-� 1111 R �'. IIII' WN N ON l i IIII , L.9 111111 IIII i' ifs' � ■ - ■ W 11 ■ ,IIII' n ,!1 ,11 9 ` I� Large Sconce Medium Sconce Roof Eave Light uuuunuutm Lobby Entry Door Light ■ Lanscape Wall Accent Light nnuunnnui XZ3 XK2 XZ3 XDS 1 XDS2 ff 16" UI 0.5" 20.25"�p _ 0.65" / 2.25 ' 3.9�% 9.5" � I C) firstcircle 31117Nnn9A—BW NC Co.D ANm G 91828 919 fi81 (1888 aaw Ar.aae8ed8n mrn beautiful and Intelligent lighting design �na� e.In.e .. d.wma,. nmra oa e.nn m s� wnD.xa.w >nn..Draal rr.d�r.aw.a<eal.Fwe.a FOR DESIGN INTENT REFERENCE NOT FOR CONSTRUCTION �esePamd iw.tlw,ep.+eM,bva aablJa�h ma.o MT tl ,YFIa,Y hel ml�i N M MM.Baa[(aM. REVISIONS NO. DATE DESCRIPTION wmI>Lw.»u oleoue F[9 FCD PROJECT TITLE: JEFFERSON SQUARE 44155 JEFFERSON ST PARCEL 6, 7 LA QUINTA, CA 92253 PROJECT LOCATION: LA QUINTA, CA PROJECT PHASE: ENTITLEMENT SHEETTTRE: BUILDING 1 ELEVATIONS LT3.12 SCALE: FCD JOB.: 1CD-2255 OWN lil�fi ff ■ ■ ■ 1111111 111 II RR IN, ■ ®'. i11I II I®®. a 11�InInuNlul nlu Ilnli Iu1uH ■ ■�: , unlit uuul Un 1. a,r �HaEi1 000, ■ nv _ ■ ■ ■ ■ ■. I ■ ■ IIIItI NIINi ■ ■ I r� 1111 If�E, ■ ■ ■ Rilltl 111 :1111 itaalll ■ ■' ellllll 1111111 IIIII 111111 1111111111111111111 list 111111 IIIIIII!I ■ ■'. 'f ill," 11; :i liid ■ ■ ■ BLDG 3 - EAST ELEVATION BLDG 2-3 NORTH ELEVATION _■ ■ ■_ � uil 1�1� �� 111 I��U 111 Large Sconce Medium Sconce Roof Eave Light Ilglgggglgllglgn Lobby Entry Door Light Lanscape Wall Accent Light Immnunnn XDS1 XDS2 XZ3 XK2 XZ3 16" u 05" -.:� Ww 1 20.25" 0 65" / 225 � 39 9.5" I! , 1 r' C) firstcircle Digs Nwwy Aw as BWNINC 919 N1 M00 �mv.AntiN.e� am 6eautdu l and intelligent lighting design w Mo.. V. a�+.a wr• �.a nnu.e emaaamew�w.m.raamawlwwaaa wy..sew.,sars.amw mw..cr,.w ec�rweam s..eeelmwmamea«eew s.m�+e wes msA n s. aw.m e N u wb, ee b e mrs a secs ea am �m.m a mte baame�.c. FOR DESIGN INTENT REFERENCE NOT FOR CONSTRUCTION a.l.a EYrtfaY REVISIONS NO. DATE DESCRIPTION OATC v{ea®: 1lb 9AAw.� Np PROJECT TITLE: JEFFERSON SQUARE 44155 JEFFERSON ST PARCEL 6, 7 LA QUINTA, CA 92253 PROJECT LOCATION: LA QUINTA, CA PROJECT PHASE: ENTITLEMENT SHEET TITLE: BUILDING 2.3 ELEVATIONS LT3.21 SCALE: FCD JOB#: FCD -2255 moo No - i €+Ib' ■ ■ ■ .1111.. 111111 III. 1111111 11L'iil ■ ■ 11111 11 111111 11111 IIIIIIIIIIIIII IIIII 111111 11111 BII It WE ■ ■ 1111.. li ' € „ NoirQIP l Eliii 113)1111 I ■ ■ 1!11111 li!W all 111 u8N1 ■ ■ 111 Will IIIII I ................1. !11.1 11- 1 1 ■ ■ IHI io .�. a , I I I I m ; '31l3tiiiill , 1 111 i=3113311333311 XDS1 XDS2 XZ3 XZ3 20 25" uO.5"4 0.65" % 225 0, 39 beautiful and Intelligent lighting design FOR DESIGN INTENT REFERENCE NOT FOR CONSTRUCTION REVISIONS NO. DATE_ DESCRIPTION m1n: nn.ml cHend o: w Ra PROJECT TITLE: JEFFERSON SQUARE 44155 JEFFERSON ST PARCEL 6, 7 LA QUINTA, CA 92253 PROJECT LOCATION: LA QUINTA, CA PROJECT PHASE: ENTITLEMENT SHEET TITLE: BUILDING 2-3 ELEVATIONS $ SCALE: 1 FCD JOB*: FCD -2255 ■ IIIIIIIIIIIIIIII 111111 IIIm 1111111 IIII ;aIII J" —c y ■ ■I 8 I 11111111 J. ■ � .__.._:.: _:.. Bill (111111 IIIIIIIIIIIII 111 IRIII III III L 11111111 111111 IINIIIIIIIIIIIIIII 11111111 111111 I 1111 11 1 11 1111111 III 111111111111111 1111111 iilllll IIIII 1 l 11111!1' IIIIIIIIIIIIIIiIII lllllll II ION! MEMO EAST Large Sconce Medium Sconce Roof Eave Light imin1JJJJJ em Lobby Entry Door Light ■ Lanscape Wall Accent Light FJ�JJgJgJJgJgJ�JF XDS1 XDS2 XZ3 XK2 XZ3 16.. U 05 p: zo zs" 0651, 2.25 , ` 39 firstcircle Jta/NnbTMbi.&&N eC cont wa.. amaze 919 ae10`Ae wn, f Ntlitl W lye. o.n beautiful and Intelligent Ilghting design asesb.� n aaaw�tl �P.bytlbtl ser.. bnQ.abbB Pga.Nrodlr mywrwbnpoa�. be b�mew b�b.l.YG de.pq.aara b�b M. btYmeNe W,br.gs.od M ayn.e is b �r.a tl rary.. mea mnao O AieMeuaq,Yc FOR DESIGN INTENT REFERENCE NOT FOR CONSTRUCTION u n.wP�s wrwe �d avu.e h. Yuma mC.m.T6 W>•wbolmOsatlbh xR..Earmb(m NO. DATE _DES CRIPIION GATa- �a gMYllt: PROJECT TITLE: JEFFERSON SQUARE 44ISS JEFFERSON ST PARCEL 6, 7 LA QUINTA, CA 92253 PRO] ECT LOCATION: LA QUINTA, CA PROJECT PHASE: ENTITLEMENT SHEET TITLE: BUILDING 4-6 ELEVATIONS LT3.31 FCD JOB*: FCD -2255 mm m IiIlElltlEIEIEIPPI I i ;I11`:flal;€iElllli Illf I i;�ii' Ilfilihll€1111111 1111111 VA pofil/R� /IFoon Ole I/� IIS! �on i. 'Dr //ii Il ■ . 1——i�''ii��'iEiiii iiEiii 1r7 __ - `Ti-'.Y-,'a� `fir' •o., -..._� -a;.. y_ BLDG 5-6 SOUTH ELEVATION 1 ■■ 1 1 ■� 1 Illi '?Ia:i':Il;EIIPI IIIIIIIIIIIIIIII BLDG 4-5 WEST ELEVATION XDS1 XDS2 XZ3 XZ3 0.5" �y r / -- 0,65" 20 25" W/ # 2.25' ` 3.g ,.. C) firstcircle beautiful and Intelligent lighting design FOR DESIGN INTENT REFERENCE NOT FOR CONSTRUCTION REVISIONS NO. DATE _DESCRIPTION dah'.0001 Ca4%40: � 1[D PROJECT TITLE: JEFFERSON SQUARE 44155 JEFFERSON ST PARCEL 6, 7 LA QUINTA, CA 92253 PROJECT LOCATION: LA QUINTA, CA PROJECT PHASE: ENTITLEMENT SHEET TITLE: BUILDING 4-6 ELEVATIONS SCALE: FCD JOB#: FCD -2255 PLANNING COMMISSION RESOLUTION 2024 -XXX EXHIBIT C CONDITIONS OF APPROVAL - RECOMMENDED SPECIFIC PLAN 2022-0004; TENTATIVE TRACT MAP 2022-0003 (TTM 38604); SITE DEVELOPMENT PERMIT 2022-0015 PROJECT: JEFFERSON SQUARE SPECIFIC PLAN AMENDMENT NO. 3 LOCATION: SOUTHWEST CORNER OF JEFFERSON STREET AND FRED WARING DRIVE ADOPTED: PAGE 1 OF 13 ,'lid01IdGL\11111 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, Site Development Permit, or any Final Map recorded thereunder. The City shall have sole discretion in selecting its defense counsel. The City shall promptly notify the applicant of any claim, action, or proceeding and shall cooperate fully in the defense. 2. All the following approvals shall comply with all applicable conditions and mitigation measures: Environmental Assessment 2022-0012 Specific Plan 2022-0004 Tentative Tract Map 38604 Site Development Permit 2022-0015 In the event of any conflict(s) between approval conditions and/or provisions of these approvals, the Director of Design and Development shall adjudicate the conflict by determining the precedence. 3. Within 30 days of the approval of Specific Plan Amendment 2022-0004, the applicant shall provide the City with a final amended Specific Plan in PDF format, with all redlines converted to final text. 4. The Site Development Permit shall expire two years from City Council approval and shall become null and void in accordance with La Quinta Municipal Code Section 9.200.080 unless a building permit has been issued. A time extension may be requested per LQMC Section 9.200.080. 5. Tentative Tract Map 2022-0003, and any Final Map recorded thereunder, shall comply with the requirements and standards of Government Code §§ 66410 through 66499.58 (the "Subdivision Map Act"), and Chapter 13 of the La Quinta Municipal Code ("LQMC"). The City of La Quinta's Municipal Code can be accessed on the City's Website at www.laquintaca.gov. 6. Cross lot access shall be recorded across all lots and parcels within the Tentative Tract Map and adjacent recorded parcel map which allows full access to and from all parts of the Specific Plan boundary. 366 PLANNING COMMISSION RESOLUTION 2024 -XXX CONDITIONS OF APPROVAL - RECOMMENDED SPECIFIC PLAN 2022-0004; TENTATIVE TRACT MAP 2022-0003 (TTM 38604); SITE DEVELOPMENT PERMIT 2022-0015 PROJECT: JEFFERSON SQUARE SPECIFIC PLAN AMENDMENT NO. 3 LOCATION: SOUTHWEST CORNER OF JEFFERSON STREET AND FRED WARING DRIVE ADOPTED: PAGE 2 OF 13 7. Tentative Tract Map 2022-0003 shall expire three years from the approval date unless recorded or granted a time extension pursuant to the requirements of La Quinta Municipal Code 13.12.160. 8. Prior to the issuance of any grading, construction, or building permit by the City, the applicant shall obtain any necessary clearances and/or permits from the following agencies, if required: • Riverside County Fire Marshal • La Quinta Public Works Department (Grading Permit, Green Sheet (Development Services Clearance) for Building Permits, Water Quality Management Plan (WQMP) Exemption Form — Whitewater River Region, Improvement Permit) • La Quinta Design and Development Department - Planning and Building Divisions • Riverside Co. Environmental Health Department • Desert Sands Unified School District (DSUSD) • Coachella Valley Water District (CVWD) • Imperial Irrigation District (IID) • California Regional Water Quality Control Board (CRWQCB) • State Water Resources Control Board • SunLine Transit Agency (SunLine) • South Coast Air Quality Management District Coachella Valley (SCAQMD) The applicant is responsible for all requirements of the permits and/or clearances from the above listed agencies. When these requirements include approval of improvement plans, the applicant shall furnish proof of such approvals when submitting those improvement plans for City approval. 9. Coverage under the State of California Construction General Permit must be obtained by the applicant; who then shall submit a copy of the Regional Water Quality Control Board's ("RWQCB") acknowledgment of the applicant's Notice of Intent ("NOI") and Waste Discharger Identification (WDID) numberto the City priorto the issuance of a grading or building permit. 10. 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. 367 PLANNING COMMISSION RESOLUTION 2024 -XXX CONDITIONS OF APPROVAL - RECOMMENDED SPECIFIC PLAN 2022-0004; TENTATIVE TRACT MAP 2022-0003 (TTM 38604); SITE DEVELOPMENT PERMIT 2022-0015 PROJECT: JEFFERSON SQUARE SPECIFIC PLAN AMENDMENT NO. 3 LOCATION: SOUTHWEST CORNER OF JEFFERSON STREET AND FRED WARING DRIVE ADOPTED: PAGE 3 OF 13 A. For construction activities including clearing, grading, or excavation of land that disturbs one (1) acre or more of land, or that disturbs less than one (1) acre of land, but which is a part of a construction project that encompasses more than one (1) acre of land, the Permittee shall be required to submit a Storm Water Pollution Protection Plan ("SWPPP") to the State Water Resources Control Board. The applicant or design professional can obtain the California Stormwater Quality Association SWPPP template at www.cabmphandbooks.com for use in their SWPPP preparation. B. The applicant shall ensure that the required SWPPP is available for inspection at the project site at all times through and including acceptance of all improvements by the City. C. The applicant's SWPPP shall include provisions for all of the following Best Management Practices ("BMPs") (LQMC Section 8.70.020 (Definitions)): 1) Temporary Soil Stabilization (erosion control). 2) Temporary Sediment Control. 3) Wind Erosion Control. 4) Tracking Control. 5) Non -Storm Water Management. 6) Waste Management and Materials Pollution Control. D. All erosion and sediment control BMPs proposed by the applicant shall be approved by the City Engineer prior to any onsite or offsite grading, pursuant to this project. E. The SWPPP and BMPs shall remain in effect for the entire duration of project construction until all improvements are completed and accepted by the City. F. The inclusion in the Property Owners' or Homeowners' Association (POA or HOA) or Conditions, Covenants, and Restrictions (CC&Rs), a requirement for the perpetual maintenance and operation of all post -construction BMPs as required, and the applicant shall execute and record an agreement that provides for the perpetual maintenance and operation of all post -construction BMPs as required. 11. 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 368 PLANNING COMMISSION RESOLUTION 2024 -XXX CONDITIONS OF APPROVAL - RECOMMENDED SPECIFIC PLAN 2022-0004; TENTATIVE TRACT MAP 2022-0003 (TTM 38604); SITE DEVELOPMENT PERMIT 2022-0015 PROJECT: JEFFERSON SQUARE SPECIFIC PLAN AMENDMENT NO. 3 LOCATION: SOUTHWEST CORNER OF JEFFERSON STREET AND FRED WARING DRIVE ADOPTED: PAGE 4 OF 13 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. 12. 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. 13. Plans shall be prepared according to the applicable code at the time of submittal for a building permit. As of January 1, 2023, these are the 2022 California Building Codes. PROPERTY RIGHTS 14. 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 maintenance, construction, and reconstruction of essential improvements. 15. Pursuant to the aforementioned condition, conferred rights shall include approvals from the master developer or the Property Owners Association over easements and other property rights necessary for construction and proper functioning of the proposed development, not limited to access rights over proposed and/or existing parking lot that access public streets and open space/drainage facilities of the master development. 16. 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. PARKING LOTS and ACCESS POINTS 17. The design of parking facilities shall conform to LQMC Chapter 9.150 and in particular, the following: A. The parking spaces and aisle widths and the double hairpin stripe parking space design shall conform to LQMC Chapter 9.150. 369 PLANNING COMMISSION RESOLUTION 2024 -XXX CONDITIONS OF APPROVAL - RECOMMENDED SPECIFIC PLAN 2022-0004; TENTATIVE TRACT MAP 2022-0003 (TTM 38604); SITE DEVELOPMENT PERMIT 2022-0015 PROJECT: JEFFERSON SQUARE SPECIFIC PLAN AMENDMENT NO. 3 LOCATION: SOUTHWEST CORNER OF JEFFERSON STREET AND FRED WARING DRIVE ADOPTED: PAGE 5 OF 13 B. Cross slopes should be a maximum of 2% where accessibility is required, including accessibility routes between buildings. C. Building access points shall be shown on the Precise Grading Plans so that accessibility issues can be evaluated. 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 18 feet in length with a 2 -foot overhang for all parking spaces or as approved by the City Engineer. One van -accessible parking space is required per 6 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. A minimum of 20 feet on each side of approach drives shall be provided where divided by median islands and as approved by the City Engineer. 18. The applicant shall design street pavement sections using CalTrans' design procedure for 20 -year life pavement, and the site-specific data for soil strength and anticipated traffic loading (including construction traffic). Minimum structural sections shall be as follows: Parking Lot & Aisles (Low Traffic) 3.0" a.c./4.5" c.a.b. Parking Lot & Aisles (High Traffic) 4.5" a.c./5.5" c.a.b. Loading Areas 6" P.C.C./4" c.a.b. or the approved equivalents of alternate materials. 19. 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. 20. Improvements shall include appurtenances such as traffic control signs, markings and other devices, raised medians if required, street name signs, and sidewalks. 370 PLANNING COMMISSION RESOLUTION 2024 -XXX CONDITIONS OF APPROVAL - RECOMMENDED SPECIFIC PLAN 2022-0004; TENTATIVE TRACT MAP 2022-0003 (TTM 38604); SITE DEVELOPMENT PERMIT 2022-0015 PROJECT: JEFFERSON SQUARE SPECIFIC PLAN AMENDMENT NO. 3 LOCATION: SOUTHWEST CORNER OF JEFFERSON STREET AND FRED WARING DRIVE ADOPTED: PAGE 6 OF 13 21. 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. IMPROVEMENT PLANS 22. As used throughout these Conditions of Approval, professional titles such as "engineer," "surveyor," and "architect," refers to persons currently certified or licensed to practice their respective professions in the State of California. 23. 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). 24. The following improvement plans shall be prepared and submitted for review and approval by the Public Works Department. A separate set of plans for each line item specified below shall be prepared. The plans shall utilize the minimum scale specified unless otherwise authorized by the City Engineer in writing. Plans may be prepared at a larger scale if additional detail or plan clarity is desired. Note that the applicant may be required to prepare other improvement plans not listed here pursuant to improvements required by other agencies and utility purveyors. A. PM10 Plan 1" = 40' Horizontal B. Erosion Control Plan 1 " = 40' Horizontal C. Final WQMP (Plan submitted in Report Form) D. On -Site Precise Grading 1" = 20' 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. "On -Site Precise Grading" plan is required to be submitted for approval by the Building Official, Planning Manager, and the City Engineer. "On -Site Precise Grading" plans shall normally include all on-site surface 371 PLANNING COMMISSION RESOLUTION 2024 -XXX CONDITIONS OF APPROVAL - RECOMMENDED SPECIFIC PLAN 2022-0004; TENTATIVE TRACT MAP 2022-0003 (TTM 38604); SITE DEVELOPMENT PERMIT 2022-0015 PROJECT: JEFFERSON SQUARE SPECIFIC PLAN AMENDMENT NO. 3 LOCATION: SOUTHWEST CORNER OF JEFFERSON STREET AND FRED WARING DRIVE ADOPTED: PAGE 7 OF 13 improvements, including but not necessarily limited to finish grades for curbs & gutters, building floor elevations, parking lot improvements, and accessibility requirements. 25. The City maintains standard plans, detail sheets, and/or construction notes for elements of construction, which can be accessed via the Public Works Development "Plans, Notes and Design Guidance" section of the City website (www. lag uintaca.gov). Please navigate to the Design and Development Department home page and look for the Standard Drawings hyperlink. 26. The applicant shall furnish a complete set of the mylars of all approved improvement plans on a storage media acceptable to the City Engineer. 27. 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 plans 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 plan submittal. GRADING 28. The applicant shall comply with the provisions of LQMC Section 13.24.050 (Grading Improvements). 29. 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. To obtain an approved grading permit, the applicant shall submit and obtain approval of all of the following: A. A grading plan prepared by a civil engineer registered in the State of California, and B. A preliminary geotechnical ("soils") report prepared by a professional registered in the State of California, and 372 PLANNING COMMISSION RESOLUTION 2024 -XXX CONDITIONS OF APPROVAL - RECOMMENDED SPECIFIC PLAN 2022-0004; TENTATIVE TRACT MAP 2022-0003 (TTM 38604); SITE DEVELOPMENT PERMIT 2022-0015 PROJECT: JEFFERSON SQUARE SPECIFIC PLAN AMENDMENT NO. 3 LOCATION: SOUTHWEST CORNER OF JEFFERSON STREET AND FRED WARING DRIVE ADOPTED: PAGE 8 OF 13 C. A Fugitive Dust Control Plan prepared in accordance with LQMC Chapter 6.16, (Fugitive Dust Control), and D. An Erosion Dust 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), and E. A WQMP prepared by an authorized professional registered in the State of California, and F. A grading bond in a form acceptable to the City, and in an amount sufficient to guarantee compliance with the grading bond requirements. All grading shall conform with the recommendations contained in the Preliminary Soils Report and shall be certified as being adequate by soils engineer or engineering geologist registered in the State of California. 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. 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. 30. 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. 31. Building pad elevations on the precise grading plan submitted for the City Engineer's approval shall conform with pad elevations shown on the Site Development Permit Preliminary Grading Plans unless the pad elevations have other requirements imposed elsewhere in these Conditions of Approval. 32. Prior to any site grading or regrading that will raise or lower any portion of the site by more than plus or minus five -tenths of a foot (05) from the elevations shown on the Site Development Permit Preliminary Grading Plans, the applicant shall submit the proposed grading changes to the City Staff for a substantial conformance finding review. 33. 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. 373 PLANNING COMMISSION RESOLUTION 2024 -XXX CONDITIONS OF APPROVAL - RECOMMENDED SPECIFIC PLAN 2022-0004; TENTATIVE TRACT MAP 2022-0003 (TTM 38604); SITE DEVELOPMENT PERMIT 2022-0015 PROJECT: JEFFERSON SQUARE SPECIFIC PLAN AMENDMENT NO. 3 LOCATION: SOUTHWEST CORNER OF JEFFERSON STREET AND FRED WARING DRIVE ADOPTED: PAGE 9 OF 13 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. DRAINAGE 34. Stormwater handling shall conform with the approved hydrology and drainage report for Jefferson Square, SDP 2022-0015, or as approved by the City Engineer. 35. The applicant shall comply with the provisions of LQMC Section 13.24.120 (Drainage), Retention Basin Design Criteria, Engineering Bulletin No. 06-16 — Hydrology Report with Preliminary Hydraulic Report Criteria for Storm Drain Systems and Engineering Bulletin No. 06-015 - Underground Retention Basin Design Requirements. More specifically, stormwater falling on site during the 100 - year storm shall be retained within the development unless otherwise approved by the City Engineer. The design storm shall be either the 1 -hour, 3 -hour, 6 -hour, or 24- hour event producing the greatest total runoff. 36. 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. 37. 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. 38. No fence or wall shall be constructed around any retention basin unless approved by the Planning Manager and the City Engineer. 39. 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 or as approved by the City Engineer. 40. 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). 374 PLANNING COMMISSION RESOLUTION 2024 -XXX CONDITIONS OF APPROVAL - RECOMMENDED SPECIFIC PLAN 2022-0004; TENTATIVE TRACT MAP 2022-0003 (TTM 38604); SITE DEVELOPMENT PERMIT 2022-0015 PROJECT: JEFFERSON SQUARE SPECIFIC PLAN AMENDMENT NO. 3 LOCATION: SOUTHWEST CORNER OF JEFFERSON STREET AND FRED WARING DRIVE ADOPTED: PAGE 10 OF 13 41. 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. 42. 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 all post -construction stormwater BMPs. UTILITIES 43. The applicant shall comply with the provisions of LQMC Section 13.24.110 (Utilities). 44. 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. 45. Underground utilities shall be installed prior to the 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. 375 PLANNING COMMISSION RESOLUTION 2024 -XXX CONDITIONS OF APPROVAL - RECOMMENDED SPECIFIC PLAN 2022-0004; TENTATIVE TRACT MAP 2022-0003 (TTM 38604); SITE DEVELOPMENT PERMIT 2022-0015 PROJECT: JEFFERSON SQUARE SPECIFIC PLAN AMENDMENT NO. 3 LOCATION: SOUTHWEST CORNER OF JEFFERSON STREET AND FRED WARING DRIVE ADOPTED: PAGE 11 OF 13 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 so as to not conflict with access aisles/entrances. CONSTRUCTION 46. The City will conduct final inspections of habitable buildings only when the buildings have parking lot improvements and (if required) sidewalk access to publicly maintained streets. The improvements shall include required traffic control devices, pavement markings, and street name signs. LANDSCAPE AND IRRIGATION 47. The applicant shall comply with LQMC Sections 13.24.130 (Landscaping Setbacks) & 13.24.140 (Landscaping Plans). 48. The applicant shall provide landscaping in the required setbacks, retention basins, and common lots. Said landscaping shall be constantly maintained by the center owner with damaged, dead, or dying plant material immediately replaced with healthy plant material of equivalent size. 49. Landscape and irrigation plans for landscaped lots and setbacks, medians, retention basins, and parks shall be signed and stamped by a licensed landscape architect. 50. 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). 51. The applicant shall submit the final landscape plans for review, processing, and approval to the Design and Development Department in accordance with the Final Landscape Plan application process. Planning Manager approval of the final landscape plans is required prior to issuance of the first building permit unless the Director 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. Prior to final approval of the installation of landscaping, the Landscape Architect of record shall provide the Design and Development Department a letter stating he/she has personally inspected the installation and that it conforms with the final landscaping plans as approved by the City. 376 PLANNING COMMISSION RESOLUTION 2024 -XXX CONDITIONS OF APPROVAL - RECOMMENDED SPECIFIC PLAN 2022-0004; TENTATIVE TRACT MAP 2022-0003 (TTM 38604); SITE DEVELOPMENT PERMIT 2022-0015 PROJECT: JEFFERSON SQUARE SPECIFIC PLAN AMENDMENT NO. 3 LOCATION: SOUTHWEST CORNER OF JEFFERSON STREET AND FRED WARING DRIVE ADOPTED: PAGE 12 OF 13 If staff determines during final landscaping inspection that adjustments are required in order to meet the intent of the Planning Commission's approval, the Planning Manager shall review and approve any such revisions to the landscape plan. 52. 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, 5t" 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. MAINTENANCE 53. The applicant shall comply with the provisions of LQMC Section 13.24.160 (Maintenance). 54. The applicant shall make provisions for the continuous and perpetual maintenance of all private on-site improvements, perimeter landscaping, access drives, sidewalks, and stormwater BMPs. FEES AND DEPOSITS 55. 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. 56. Permits issued under this approval shall be subject to the provisions of the Development Impact Fee and Transportation Uniform Mitigation Fee programs in effect at the time of issuance of building permit(s). FIRE DEPARTMENT 57. Fire Flow - Prior to building permit issuance, the applicant shall provide documentation showing a water system capable of delivering 4,000 gallons per minute at 20 psi for 4 hours duration. This fire flow calculation is based on Type VB building construction. The fire flow may be adjusted based on building construction type. 58. Fire Protection Water Supplies/Hydrants - The minimum number of fire hydrants required, as well as the location and spacing of fire hydrants, shall comply with Riverside County Fire Department Guideline OFM-01 B. Prior to the issuance of building permits, plans for the water system shall be submitted to the Office of the Fire Marshal for review and approval. An approved water supply for fire protection shall be made available prior to the arrival of combustible materials on-site. 377 PLANNING COMMISSION RESOLUTION 2024 -XXX CONDITIONS OF APPROVAL - RECOMMENDED SPECIFIC PLAN 2022-0004; TENTATIVE TRACT MAP 2022-0003 (TTM 38604); SITE DEVELOPMENT PERMIT 2022-0015 PROJECT: JEFFERSON SQUARE SPECIFIC PLAN AMENDMENT NO. 3 LOCATION: SOUTHWEST CORNER OF JEFFERSON STREET AND FRED WARING DRIVE ADOPTED: PAGE 13 OF 13 59. Fire Department Access shall comply with Riverside County Fire Department Guideline OFM-01A. Prior to the issuance of building permits, plans demonstrating compliance with the Fire Department Access requirements shall be submitted to the Office of the Fire Marshal for review and approval. Approved fire apparatus access roads shall be available during construction. 378 PROJECT INFORMATION CASE NUMBERS: ENVIRONMENTAL ASSESSMENT 2022-0012 SPECIFIC PLAN AMENDMENT 2022-0004 TENTATIVE TRACT MAP 2022-0003 SITE DEVELOPMENT PERMIT 2022-0015 APPLICANT: FLORA LA QUINTA LLC ATTACHMENT 1 REQUEST: CONSIDER RESOLUTIONS RECOMMENDING THE CITY COUNCIL ADOPT A MITIGATED NEGATIVE DECLARATION AND APPROVE A SPECIFIC PLAN AMENDMENT TO THE JEFFERSON SQUARE SPECIFIC PLAN (SP 2022-0004), TENTATIVE TRACT MAP 38604 (TTM 2022-0003) AND SITE DEVELOPMENT PERMIT (SDP 2022-0015) FOR THE DEVELOPMENT OF MULTI -FAMILY RESIDENTIAL UNITS ON THE SOUTH HALF OF THE EXISTING JEFFERSON SQUARE SHOPPING CENTER; LOCATION: SOUTHWEST CORNER OF JEFFERSON STREET AND FRED WARING DRIVE. LOCATION: SOUTHWEST CORNER OF JEFFERSON STREET AND FRED WARING DRIVE CEQA: EA2022-0012: INITIAL STUDY AND MITIGATED NEGATIVE DECLARATION GENERALPLAN DESIGNATION: GENERAL COMMERCIAL ZONING DESIGNATION: NEIGHBORHOOD COMMERCIAL, MIXED USE OVERLAY SURROUNDING ZONING/LAND USES: NORTH: LOW DENSITY RESIDENTIAL/EXISTING SUBDIVISION SOUTH: LOW DENSITY RESIDENTIAL/EXISTING SINGLE-FAMILY HOMES EAST: INDIO, COMMERCIAL/SHOPPING CENTER WEST: OPEN SPACE RECREATION/PUBLIC PARK 379 ATTACHMENT 2 FINDINGS Environmental Assessment 2022-0012 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 to biological and cultural resources 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. The Project is consistent with the General Plan and the Jefferson Square Specific Plan, as amended, and proposes an overall reduction in traffic impacts when compared to commercial development. 3. The proposed project will not have environmental effects that will adversely affect the human population, either directly or indirectly. Potential impacts associated with cultural and tribal resources, geology, and noise can be mitigated to be less than significant. Specific Plan 2022-0004 Amendment No. 3 to the Jefferson Square Specific Plan (SP2002-062) 1. The proposed Specific Plan Amendment is consistent with the General Plan insofar as the project implements the Mixed Use Overlay to allow horizontal mixed use development consisting of residential and commercial retail development on the site. 2. Approval of the Specific Plan Amendment will not create conditions materially detrimental to the public health, safety, and general welfare, as development already occurs within this Specific Plan, and the development of either commercial or residential development on the site will be consistent with the urbanized nature of the area in which it is located. 3. Specific Plan 2002-062, Amendment No. 3 is compatible with zoning on surrounding properties, which allows residential uses and commercial retail development. 4. Specific Plan 2002-062, Amendment No. 3, is suitable and appropriate for the subject property, as the site is flat, already developed with parking areas and drive aisles, commercial development on its north half, and a functioning stormwater system. 380 Tentative Tract Map 2022-0003 1. The Tentative Tract Map is consistent with the General Plan, insofar as the project implements the Mixed Use Overlay to allow horizontal mixed use development consisting of residential and commercial retail development on the site and is consistent with the Specific Plan as amended.. 2. The design and improvement of the Tentative Tract Map for condominium purposes are consistent with the General Plan with the implementation of recommended conditions of approval. 3. The design of the Tentative Tract Map is not likely to cause substantial environmental damage, nor substantially injure fish or wildlife or their habitat. The Initial Study prepared for the project (EA 2022-0012) found that although the project could have significant impacts relating to biological and cultural resources, geology and noise, mitigation measures included in the Initial Study will reduce those impacts to less than significant levels. 4. The design of the Tentative Tract Mapis not likely to cause serious public health problems, insofar as the map will be required to comply with all laws, standards and requirements associated with sanitary sewer collection, water quality and other public health issues. 5. The design and improvements required for the Tentative Tract Map will not conflict with easements, acquired by the public at large, for access through or use of property within the proposed subdivision. All roadway improvements and easements have been previously dedicated with the original development of the shopping center on the site. 6. The proposed Tentative Tract Map is consistent with all applicable provisions of Title 13 of the City's Subdivision Regulations Code, minimum lot area requirements, and other applicable provisions of Title 9 of the City's Zoning Code, and the Subdivision Map Act. 7. The design of the subdivision or type of improvements will not conflict with easements, acquired by the public at large, for access through or use of property within the proposed subdivision. Site Development Permit 2022-0015 1. The proposed development is consistent with the General Plan land use designation of General Commercial with a Mixed Use Overlay, which provides for a full range of commercial uses and horizontal or vertical mixed uses, including residential and retail commercial uses. The project is consistent with the following General Plan goals and policies: 381 a. Goals LU -6 and ED -1 as it will contribute to a balanced and varied economic base which provides fiscal stability to the City, and a broad range of goods and services to its residents and the region. b. Goal LU -7 and Policy LU -7.1 and LU -7.4, which encourage mixed use development and provide incentives for mixed use projects. C. Policy SC -1.7, which encourages the redevelopment of existing projects with efficient design principles. 2. The proposed development, as conditioned, is consistent with the purpose and intent of the Neighborhood Commercial zone with the Mixed Use Overlay as well as the development standards of the City's Zoning Code and Jefferson Square Specific Plan, as amended. The project creates a horizontal mixed use neighborhood which brings residents into walking distance to commercial services. 3. The Design and Development Department prepared Environmental Assessment (EA) 2022-0012, in compliance with the requirements of the California Environmental Quality Act (CEQA). The Design and Development Department has determined that the project's impacts can be mitigated to less than significant levels. 4. The architectural design of the project, including, but not limited to, the architectural style, scale, building mass, materials, colors, architectural details, roof style and other architectural elements are compatible with surrounding development and with the quality of design prevalent in the city. 5. The site design of the project including, but not limited to, project entries, interior circulation, pedestrian and bicycle access, pedestrian amenities, screening and setbacks to adjacent properties, exterior lighting, and other site design elements are compatible with surrounding development and with the quality of design prevalent in the city. 6. Project landscaping, including, but not limited to, the location, type, size, color, texture and coverage of plant materials, has been designed so as to provide visual relief, complement buildings, visually emphasize prominent design elements and vistas and screen undesirable views. The proposed project is consistent with the landscaping standards and plant palette and implements the standards for landscaping and aesthetics established in the Zoning Code and Jefferson Square Specific Plan, as amended. 382 ATTACHMENT 3 Vicinity Map 383 ATTACHMENT 4 Public Comment PI -11: Jefferson Square Specific Plan Amendment No. 3 384 Tania Flores From: Bong Gu <masterbonggu@gmail.com> Sent: Wednesday, October 2, 2024 11:41 AM To: Tania Flores EXTERNAL: This message originated outside of the City of La Quinta. Please use proper judgement and caution when opening attachments, clicking links or responding to requests for information. IYou don't often get email from masterbonggu@gmail.com. Learn why this is important Hi I am a resident behind the building and would recommend very highly that the 86 unit condo project would be a great asset to our community. It will generate revenue for the area and enhance the neighborhood. I hope very much that the project will go through and bring a higher standard of living fir the community. Regards Bong Gu 385 Tania Flores From: Jade Peter <jadepeterl 3@gmail.com > Sent: Tuesday, October 1, 2024 9:47 AM To: Tania Flores Subject: Flora -Jefferson Square EXTERNAL: This message originated outside of the City of La Quinta. Please use proper judgement and caution when opening attachments, clicking links or responding to requests for information. IYou don't often get email from jadepeter13@gmail.com. Learn why this is important Dear La Quinta Planning Commission, I am a local business owner who has owned and operated Palm Nails at Jefferson Square for over 10 years. I am writing to express my strong support for the Flora multifamily residential project, which is proposed to occupy the vacant half of Jefferson Square Shopping Center. I have witnessed firsthand how the long-standing vacancies in this center have impacted the center's businesses and the overall vitality of the shopping center. For many long years, the empty parcels at Jefferson Square have been a concern for the shopping center tenants, leading to a decline in foot traffic and making it difficult for the existing businesses to thrive. The introduction of the Flora project offers a unique opportunity to revitalize the shopping center, transforming it into a vibrant mixed-use community that will breathe new life into the shopping center. By bringing new residents to the area, the Flora project will increase the customer base for local businesses, stimulate economic activity, and create a more dynamic and inviting environment for all. This development is exactly what Jefferson Square needs to overcome the challenges it has faced and to become a thriving hub within La Quinta once again. I urge the Planning Commission to approve the Flora project and help turn this long -neglected site into a valuable asset for our community. Sincerely, Trang Pho and Binh Nguyen Palm Nails- Owners 44025 Jefferson Street, Suite 103 La Quinta, CA 92253 Sent from my iPhone 386 Tania Flores From: Kevin Steele <kevin@sliceitalia.com> Sent: Monday, September 30, 2024 12:20 PM To: Tania Flores Subject: Flora Project EXTERNAL: This message originated outside of the City of La Quinta. Please use proper judgement and caution when opening attachments, clicking links or responding to requests for information. IYou don't often get email from kevin@sliceitalia.com. Learn why this is important Dear Tania and Members of the La Quinta Planning Commission I am writing to voice my support for the proposed Flora multifamily residential project. As a local business owner and longtime La Quinta resident who has owned and operated numerous restaurants in the City of La Quinta including Beer Hunter and Slice Italia, I am someone who is deeply invested in the future of La Quinta. I believe this mixed used development represents a forward -thinking approach to addressing our community's housing needs. The Flora project is not just another residential development; it is a solution to the increasing demand for accessible and modern housing that caters to a broad spectrum of residents, including young professionals, families, retirees and more importantly our employees. By providing a range of housing options, Flora will help retain and attract talent to our area, which in turn supports the local economy and enriches the social fabric of our community. I believe that approving this project will signal the city's commitment to smart growth, ensuring that La Quinta remains a desirable place to live and work. As a local business owner, I am considering building a new restaurant to the Jefferson Square project and the approval of Flora will help provide additional incentive for me to proceed with the new venture. I am very excited about the opportunities this development will bring to Jefferson Square, including increased foot traffic and much needed energy. I strongly urge the Planning Commission to support the Flora project and help pave the way for a prosperous future for La Quinta. Thank you, Kevin Steele Have a SLICE Day!! Kevin Steele Slice Italia Capriotti's (Coming in 24') Rancho Mirage kevin@sliceitalia.com 387 10/3/24 Greater Coachella Valley Chamber of Commerce 45149 Smurr Street Indio, CA 92201 La Quinta City Council 78-495 Calle Tampico La Quinta, CA 92253 Dear Members of the La Quinta City Council, I am writing to voice my support for the proposed Flora multifamily residential project. As a representative of the business community and someone deeply invested in the future of La Quinta, believe this mixed used development represents a forward -thinking approach to addressing our community's housing needs. The Flora project is not just another residential development; it is a solution to the increasing demand for accessible and modern housing that caters to a broad spectrum of residents, including young professionals, families, retirees and more importantly our employees. By providing a range of housing options, Flora will help retain and attract talent to our area, which in turn supports the local economy and enriches the social fabric of our community. believe that approving this project will signal the city's commitment to smart growth, ensuring that La Quinta remains a desirable place to live and work. As a business owner, I am excited about the opportunities this development will bring to Jefferson Square, including increased foot traffic and much needed energy. I strongly urge the City Council to support the Flora project and help pave the way for a prosperous future for La Quinta. Thank you, Brandon Marley President/CEO Greater Coachella Valley Chamber of Commerce 388 PUBLIC HEARING ITEM NO. 2 City of La Quinta PLANNING COMMISSION MEETING: October 8, 2024 STAFF REPORT AGENDA TITLE: CONSIDER ADOPTING A RESOLUTION RECOMMENDING CITY COUNCIL APPROVE A ZONING ORDINANCE AMENDMENT (ZOA2024-0001) FOR ZONING AND SUBDIVISION CODE LANGUAGE CLEAN UP AND CHANGES REGARDING: RESIDENTIAL SPECIAL EVENTS, TENTATIVE MAP PUBLIC HEARING NOTICES, VILLAGE PARKING ALLOWANCES, VINYL FENCING, BED AND BREAKFAST INNS, RESIDENTIAL GARAGE SETBACKS, TEMPORARY USE PERMIT TIMING AND EXPIRATIONS, AND ACCESSORY DWELLING UNIT (ADU) REGULATIONS; CEQA: THE PROJECT IS EXEMPT FROM ENVIRONMENTAL REVIEW PURSUANT TO SECTION 15061 (13)(3) OF THE CALIFORNIA ENVIRONMENTAL QUALITY ACT; LOCATION: CITY-WIDE RECOMMENDA II 1IJN Adopt a resolution recommending City Council approve Zoning Ordinance Amendment 2024-0001 for zoning code language clean up and changes including: Special Events within Residential Districts, Bed and Breakfast Inns, residential garage setbacks, village parking allowances, Temporary Use Permit expirations, accessory dwelling unit (ADU) regulations, and hearing notice requirements for Tentative Maps in Title 13. EXECUTIVE SUMMARY • Planning Staff periodically reviews the municipal zoning code and proposes amendments to update or clarify these items. • At the September 10, 2024, study session, the Planning Commission reviewed proposed text amendments include changes in sections for special events within residential districts, vinyl fences, Bed and Breakfast Inns, residential garage setbacks, village parking allowances, and Temporary Use Permit expirations. • The proposed text amendments include updating language to be consistent with State housing law regulations for ADUs. • In order to approve the proposed text amendments, the Planning Commission (PC) must make findings for the Zoning Ordinance Amendment (ZOA204-0001). They are included in the attached Resolution and as Attachment 1. 389 BACKGROUND/ANALYSIS Zoning Text Amendments The City Council periodically adopts zoning code (Code) updates in order to clean up language and clarify standards. A matrix of proposed amendments (Attachment 2) summarizes each amendment and lists the code section where the amendments are found. The Code amendments are included as text amendment redlines as Exhibit A of the Resolution. The proposed amendments are explained below: 1. Special Event Permits within Residential Districts. a. Eliminate special event tiers under La Quinta Municipal Code (LQMC) Section 9.60.170 (Tier 1: 1-3 events, Tier 2: 4-11 events, and Tier 3: 12+ events) and process applications individually so that each event is considered on its own merits to be approved by the Design and Development Director. b. Finding must be made that a parking plan demonstrates sufficient parking is available for the anticipated attendance and that the potential impacts on the surrounding residential streets will be minimized, to the satisfaction of the Design and Development Director. This would allow staff to evaluate the parking impacts on the surrounding neighborhood and impose conditions if necessary, such as a combination of off-street/on-street parking and/or shuttle service or any other off-site parking accommodations. c. Eliminate subsection A(3) of LQMC section 9.60.170 requiring a special event approval for STVR properties exceeding the total daytime number of occupants allowed pursuant to LQMC section 3.25.070. The criteria as provided in subsection A(2) shall determine if a special event at a STVR property is triggered: Events at privately owned dwellings involving two or more of the following characteristics: ✓ Outdoor amplified music ✓ A stage or staging ✓ Event lighting ✓ Tents ✓ Additional parking accommodations ✓ Traffic restrictions ✓ Other characteristics consistent with larger gatherings that are not consistent with occasional residential parties or small events. At the Planning Commission study session discussion, there was consideration to amend the Code to prohibit special events at STVR properties, with exceptions. There was discussion but no consensus of the Planning Commission to prohibit special events at STVR properties, with exceptions. d. Establish administrative citations for violations of special event regulations, including violations of conditions of approval or any other provisions of the 390 LQMC would be a similar citation structure as provided in the STVR regulations under LQMC Chapter 3.25, as follows: First violation: $1,000.00 Second violation: $2,000.00 Third or more violations: $3,000.00 Operating a special event without a valid special event permit: First violation: $1,500.00 Second violation: $3,000.00 Third or more violations: $5,000.00 In addition to the fines set forth above, the first, second, third, or subsequent violation of operating a special event without a valid special event permit shall be cause for an owner to be prohibited for all time from being eligible to be issued a special event permit for use of the property for a special event. Hosting a special event at an STVR unit without a special event permit as required by Section 9.60.170 (or successor provision, as may be amended from time to time) of this code: First violation: $3,000.00 Second violation: $5,000.00 e. Establish a two -strikes policy. Subject to a violation reprieve request, two (2) violations of the special event regulations, violations of any conditions of approval or other provisions of the LQMC within one (1) year by any applicant, occupant, responsible party, owner(s) or owner's authorized agent or representative, shall result in an immediate suspension of allowing any further special events at the subject property with subsequent ability to have a hearing before the City, to request a lifting of the suspension. 2. Accessory Dwelling Units. Update regulations to be consistent with State housing law: a. Allows the separate conveyance of an Accessory Dwelling Unit from a Primary Dwelling, under certain circumstances, to a qualified buyer, as defined, in an effort to expand affordable housing options. b. References to the current State codes sections have been updated. 3. Garage setback from front yard. A 25 -foot setback requirement for garages was modified during the 2023 Zoning Code Update. This revision will make the residential garage and carport Section 9.60.060 consistent with the Development Standards Table in Section 9.50.030. 4. Temporary Use Permit. Maximum duration of a temporary use for 18 months from the approval date and applicant can request an extension for a maximum 12 months. 391 5. Village Parking. The proposed update to the Village Build Out Area parking section will better clarify the 50% parking reduction currently allowed while continuing to provide flexibility for future development applications in the Village area. 6. Vinyl Fencing. In response to both the improvement in the quality of vinyl fencing products and the number of residents inquiring about installing vinyl fencing, this Code update will allow vinyl fencing in the front yard setback area on a case-by- case basis, approved by the Design and Development Director. 7. Bed and Breakfast Inns. With the creation of Homeshare Short Term Vacation Rentals (STVR) in Chapter 3.25, Short Term Vacation Rentals, there are similar redundant processes with minor differences within the LQMC. Since Homeshare STVRs are now allowed, there has been no interest in applying for Bed and Breakfast Inns. The Code amendment stops processing future Bed and Breakfast Inns because Homeshare STVRs are essentially the same and will be regulated under the STVR enforcement standards. Any existing permitted Bed and Breakfast Inns would be permitted to continue operation. 8. Hearing Notices for Tentative Maps. Title 13, Subdivision Regulations, of the LQMC, requires publication of a 20 -day Hearing Notice when a tentative map is processed that requires a California Environmental Quality Act (CEQA) public notice. This requirement is no longer needed as staff processes CEQA documents for public review during the application review process in advance of scheduled public hearings. A 10 -day Hearing Notice requirement will be consistent with other notices currently prescribed in the Zoning Code and State Government Code. PUBLIC REVIEW Public Notice This project was advertised in The Desert Sun newspaper on September 27, 2023. No comments have been received. Any written comments received will be handed out at the Planning Commission hearing. ENVIRONMENTAL REVIEW The Design and Development Department 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. Prepared by: Scott Nespor, Senior Planner Approved By: Danny Castro, Design and Development Director Attachments: 1. Findings 2. Zoning Code Change Matrix 392 PLANNING COMMISSION RESOLUTION 2024 - XXX A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF LA QUINTA, CALIFORNIA, RECOMMENDING CITY COUNCIL APPROVE A ZONING ORDINANCE AMENDMENT FOR ZONING AND SUBDIVISION CODE LANGUAGE CLEAN UP AND CHANGES REGARDING RESIDENTIAL SPECIAL EVENTS, TENTATIVE MAP PUBLIC HEARING NOTICES, VILLAGE PARKING ALLOWANCES, VINYL FENCING, BED AND BREAKFAST INNS, RESIDENTIAL GARAGE SETBACKS, TEMPORARY USE PERMIT TIMING AND EXPIRATIONS, AND ACCESSORY DWELLING UNIT (ADU) REGULATIONS AND FIND THE PROJECT EXEMPT FROM THE CALIFORNIA ENVIRONMENTAL QUALITY ACT CASE NUMBER: ZONING ORDINANCE AMENDMENT 2024-0001 APPLICANT: CITY OF LA QUINTA PROJECT: 2024 ZONING AND SUBDIVISION CODE UPDATES WHEREAS, the Planning Commission of the City of La Quinta, California did, on October 8, 2024, hold a duly noticed public hearing to consider a Zoning Ordinance Amendment for zoning and subdivision code language clean up and changes regarding residential special events, tentative map public hearing notices, village parking allowances, vinyl fencing, bed and breakfast inns, residential garage setbacks, temporary use permit timing and expiration, and accessory dwelling unit (ADU) regulations; and WHEREAS, the Design and Development Department published a public hearing notice in The Desert Sun newspaper on September 27, 2024, 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 Policy H-2.1 to increase housing choices and address disproportionate housing needs; and 393 PLANNING COMMISSION RESOLUTION 2024 -XXX ZONING ORDINANCE AMENDMENT 2024-0001 PROJECT: 2024 ZONING AND SUBDIVISION CODE UPDATES ADOPTED: PAGE 2 OF 3 2. Public Welfare Approval of the code amendment will not create conditions materially detrimental to the public health, safety, and general welfare. The amendments meet State housing law regulations for development of ADUs, allow for site design flexibility for various commercial and residential features, clarifies language in the municipal zoning code, 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. 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 2024-0001, 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 October 8, 2024, by the following vote: AYES: NOES: ABSENT: ABSTAIN: Doug Hassett, Chairperson City of La Quinta, California 394 PLANNING COMMISSION RESOLUTION 2024 -XXX ZONING ORDINANCE AMENDMENT 2024-0001 PROJECT: 2024 ZONING AND SUBDIVISION CODE UPDATES ADOPTED: PAGE 3 OF 3 ATTEST: DANNY CASTRO, Design and Development Director City of La Quinta, California 395 9.40.030 Table of permitted uses. Table 9-1: Permitted Uses in Residential Districts, following, specifies those areas and structures which are permitted within each residential district. The letters in the columns beneath the district designation mean the following: "P": Permitted as a principal use within the district. "PUD": Planned unit development. "A": Permitted only if accessory to the principal residential use on the site. "C": Permitted if a conditional use permit is approved. "M": Permitted if a minor use permit is approved. "H": Permitted as a home occupation if accessory to the principal residential use and if a home occupation permit is approved. "S": Permitted if a specific plan is approved per Chapter 9.240. "X": Prohibited in the district. Table 9-1 Permitted Uses in Residential Districts P = Permitted use A = Accessory use 2 C = Conditional use permit v L v PUD =Planned unit development M = Minor use permit4.1 c N 0 a H = Home occupation permit v o - v _0 ao S = Specific plan required � 0C c E T= Temporary use permit J i 0 cc a) = v v X = Prohibited use � U v 2 = Land Use RVL RL RC RM RMH RH Single-family detached dwellings P P P P P S Single-family detached patio homes (i.e., "zero lot- PUD PUD PUD PUD PUD PUD line") Duplexes (two units on the same lot) PUD PUD X PUD P P Single-family attached dwellings (two units per PUD PUD X PUD P P building with each unit on its own lot) Townhome dwellings (two or more units per building PUD PUD X P P P with each unit on its own lot) Condominium multifamily ("airspace" units) PUD PUD X P P P Apartment multifamily (rental units) X X X P P P Mobilehome parks C C C C C C Mobilehome subdivisions and manufactured homes P P P P P S on individual lots, subject to Section 9.60.180 Resort residential subject to Section 9.60.310 P P X P P P (Supp. No. 5, Update 3) Created: 2024-08-07 10:59:35 [EST] Page 1 of 4 396 Guesthouses, subject to Section 9.60.100 A A A A A A Second residential units subject to Section 9.60.090 A A A A A A Group Living and Care Uses Child day care facilities as an accessory use, serving 6 or fewer children, subject to Section 9.60.190 A A A A A A Child day care facilities as an accessory use, serving 7-14 children, subject to Section 9.60.190 A A A A A A Congregate living facilities, 6 or fewer persons P P P P P X Congregate care facility C C C C C C Residential care facilities, 6 or fewer persons P P P P P P Senior citizen residences, 6 or fewer persons P P P P P P Senior group housing, 7 or more persons X X X M M M Time share facilities, subject to Section 9.60.280 M M M M M M Rpd -,.,.J hrealkflastiA4+544 ilii 44 Supportive housing X X X P P P Transitional housing X X X P P P Open Space and Recreational Uses Public parks, playfields and open space P P P P P P Bicycle, equestrian and hiking trails P P P P P P Clubhouses and community pools/cabanas P P P P P P Unlighted tennis and other game courts on private property, subject to Section 9.60.150 A A A A A A Lighted tennis and other game courts on private property, subject to Section 9.60.150 M M M M M M Golf courses and country clubs per Section 9.110.040 P P P P P P Driving range with or without lights M M X M M M Accessory Uses and Structures Home occupations, subject to Section 9.60.110 A A A A A A Cottage food operations, subject to Section 9.60.115 P P P P P P Patio covers, decks, and gazebos, subject to Section 9.60.040 A A A A A A Fences and walls, subject to Section 9.60.030 P P P P P P Satellite dishes and other antennas subject to Section 9.60.080 A A A A A A Swimming pools, spas and cabanas, subject to Section 9.60.070 A A A A A A Garages and carports, subject to Section 9.60.060 A A A A A A Keeping of household pets, subject to Section 9.60.120 A A A A A A (Supp. No. 5, Update 3) Created: 2024-08-07 10:59:35 [EST] Page 2 of 4 397 On lots of 1 acre or more, the noncommercial A A X X X X keeping of hoofed animals, fowl (except roosters) and rabbits, subject to Section 9.60.120. Hoofed animals include horses, sheep, goats, pot bellied pigs, and similar. The keeping of horses is subject to Section 9.140.060 and limited to one horse per 2.5 acres. Other accessory uses and structures which are A A A A A A customarily associated with and subordinate to the principal use on the premises and are consistent with the purpose and intent of the zoning district. Agricultural Uses Tree crop farming; greenhouses P X X X X X Field crop farming P M X X X X Produce stands, subject to Section 9.100.100 P T X X X X Temporary Uses Garage sales A A A A A A Construction and guard offices, subject to Section A A A A A A 9.60.200 Use of relocatable building M M M M M M Model home complexes and sales offices, subject to M M M M M M Section 9.60.240 Special outdoor events, subject to Section 9.60.170 M M M M M M Parking of recreational vehicles, subject to Section A A A X X X 9.60.130 Other Uses Churches, temples and other places of worship C C C C C C Museum or gallery displaying sculpture, artwork or M M M M M M crafts, including schools for above, on 20 acres or more Community recreational vehicle storage lots, A A X A A A noncommercial Communication towers and equipment C C C C C C (freestanding, new towers) subject to Chapter 9.170 Communication towers and equipment (co -location, M M M M M M mounted to existing facility) subject to Chapter 9.170 Utility substations and facilities M M M M M M Public flood control facilities and devices P P P P P P (Supp. No. 5, Update 3) Created: 2024-08-07 10:59:35 [EST] Page 3 of 4 398 Other principal, accessory or temporary uses not in Director or planning commission to this table. determine whether use is permitted in accordance with Section 9.20.040. (Ord. 602 Exh. A, 2022; Ord. 584 § 2, 2020; Ord. 550 § 1, 2016; Ord. 538 § 2, 2016; Ord. 523 § 1, 2015; Ord. 515 § 1, 2013; Ord. 512 § 1, 2013; Ord. 492 § 1, 2011; Ord. 480 § 1, 2010; Ord. 466 § 1, 2009; Ord. 445 § 1, 2007; Ord. 414 § 1, 2005; Ord. 394 § 2, 2003; Ord. 325 § 1, 1998; Ord. 299 § 1, 1997; Ord. 284 § 1, 1996) (Supp. No. 5, Update 3) Created: 2024-08-07 10:59:35 [EST] Page 4 of 4 399 9.60.030 Fences and walls. A. Purpose. For purposes of this section, "fence" or "wall" means any type of fence, wall, retaining wall, sound attenuation wall, screen or windscreen. The terms "fence" and "wall" are used interchangeably in this section to mean any or all of the preceding structures. Rear and side yards shall be completely enclosed and screened by view -obscuring fencing, walls, or combinations, unless: Adjoining property owners waive the rear or side yard fencing requirements; or The fence abuts open space, such as golf course, lake front, or similar areas; or A minor use permit is approved by the design and development director for an alternative approach. B. Measurement of Fence Height. Except as otherwise specified in this section, fence heights shall be measured from finish grade at the base of the fence to the highest point of the fence on the interior or exterior side, whichever is higher. FENCES MORE THAN 30" APART (between adjacent faces) SHALL BE CONSIDERED SEPARATE STRUCTURES FOR OPEN RAILING UP TO 48" HIGH PURPOSES OF MEASURING HEIGHT ON TOP OF MAX. HEIGHT WALL FOR PEDESTRIAN SAFETY INDEPENDENT WALLiL— Measurement of Fence Height )ENT WALL In addition, the following provisions shall apply to the measurement of fence height: Open railings, up to forty-eight (48) inches high, placed on top of a retaining or other wall and required for pedestrian safety shall not be included in the height measurement. Fences less than thirty (30) inches apart (measured between adjoining faces) shall be considered one (1) structure and fence height shall be measured from the base of the lower fence to the top of the higher fence. Fences thirty (30) inches or more apart shall be considered separate structures and their heights shall be measured independently. The director may require that the area between such fences be provided with permanent landscaping and irrigation. C. Fence Heights. The construction and installation of fences shall be in compliance with the following standards: Within Main Building Area. In the area of a lot where a main building may be constructed, the maximum freestanding fence height shall be twelve (12) feet. Setback Areas Not Bordering Streets. The maximum fence height shall be six (6) feet within any required setback area not adjoining a street. Where the elevation of an adjoining building site is higher than the base of the fence within a side or rear setback area, the height of the fence may be measured (Supp. No. 5, Update 3) Created: 2024-08-07 10:59:35 [EST] Page 1 of 4 400 from the elevation of the adjoining building site to the top of the fence. However, fence height shall not exceed eight (8) feet measured from either side with the exception of the RC district. Setback Areas Bordering Streets, Alleys and Other Accessway. a. Within all districts, the maximum fence height shall be six (6) feet within any front, rear or side setback area adjoining a public street. b. Notwithstanding other fence height restrictions, where, because of the orientation of the lots, a property line fence separates a front yard on one (1) lot from a rear yard on an adjacent lot, the maximum fence height shall be six (6) feet. C. Arches or trellises up to nine (9) feet in overall height and five (5) feet interior width may be constructed over a gate on a lot provided the arch/trellis is integrated into the fence/gate design. The director may refer arch designs exceeding the standard to the planning commission for approval. d. Any portion of a building site where vehicular access is taken shall conform to the access intersection requirements of subsection (C)(4) of this section. e. City- or state -required sound attenuation walls bordering freeways or arterial highways may exceed six (6) feet in height if so recommended by a noise attenuation study and approved by the director. f. When there is a combined retaining and garden wall, and the retaining wall exceeds three (3) feet, the garden wall shall not exceed five (5) feet in height; Adjacent to a Nonresidential Zone or Use. The maximum fence height between a residential zone or use and a nonresidential zone or use shall be eight (8) feet. The height of fences, trees, shrubs and other visual obstructions shall be limited to a maximum height of thirty (30) inches within the triangular area formed by drawing a straight line: Between two (2) points located on and twenty (20) feet distant from the point of intersection of two (2) ultimate street right-of-way lines. ii. Between two (2) points located on and five (5) feet distant from the point of intersection of an ultimate street or alley right-of-way on one hand and the edge of a driveway or another alley right-of-way on the other if parkway width is less than twelve (12) feet wide. For purposes of this code, "point of intersection" means the intersection of the prolongation of the right-of-way lines, excluding any curved portion joining the two (2) lines. C. The height restrictions of this subdivision shall apply to fences, walls, trees, shrubs, vegetation, or any other material which obstructs or may obstruct visibility. Gates. Materials. Gates shall be constructed of ornamental iron/tubular steel v, inyl and/or wood. Such gates may be placed in any location provided they meet the requirements of this section and provided any wood used is not less than a grade of construction heart or merchantable and better redwood or No. 2 and better (no holes) western red cedar, stained or painted to match or complement the adjacent wall or structure. Alternatively, if left in natural color, all wood shall be treated with a water -repellant material. Wood gates over thirty-six (36) inches wide shall have a metal frame. Chain link gates are prohibited. Vehicular driveway gates shall be constructed of ornamental iron/tubular steel and metal if solid. If screening an RV, the gate shall be constructed of a solid opaque material. Width. Pedestrian gates shall not exceed five (5) feet in width, except that gates may be any width within side yard setbacks of at least twelve (12) feet. (Supp. No. 5, Update 3) Created: 2024-08-07 10:59:35 [EST] Page 2 of 4 401 Fence Construction and Materials. All fencing in residential districts shall conform to the following construction and material standards: Wood and Vinyl Fencing. Except for gates, split two (2) -rail fencing, and for equestrian fencing regulated by Section 9.140.060, wood and vinyl or similar recycled fencing materials are permitted in rear or interior side yards only, and only if not visible from the street. Wood -framed fencing with a stucco finish is permissible in any location on the lot provided the color of the masonry or stucco matches or complements the adjacent wall or structure. Gates may be of wood in any location provided they comply with the standards of this section. All wood fencing shall be constructed of not less than a grade of construction heart or merchantable and better redwood or No. 2 and better (no holes) western red cedar, stained or painted to match or complement the adjacent wall or structure. Alternatively, if left in natural color, all wood shall be treated with a water -repellant material. dc. Fence boards may be horizontal or vertical. Support posts shall be a minimum of nominal four inches by four inches (4"x4") redwood, pressure -treated lumber, tubular steel or block and installed per the Uniform Building Code. ed. Split Rail Fencing. Split two (2) -rail fencing shall be allowed in the front yard or along the front property line with columns a maximum height of four (4) feet and three (3) feet for the top rail. All columns shall be cemented with footings. Materials for the columns shall be wood, brick, or block. The rails may be either wood or other non -wood products that have the appearance of split rail. A building permit shall be obtained prior to construction. 2. Ornamental Iron and Tubular Steel Fencing. Ornamental iron or tubular steel fencing may be used along the front or street side yards only. The iron or steel shall be painted to match or complement the adjacent wall or structure. 3. Masonry Fencing. Solid masonry fencing (i.e., block, rock, brick, with or without stucco covering) is permitted in any location on the lot provided the color of the masonry or stucco matches or complements the adjacent wall or structure. Precision concrete block shall not be used unless all exterior surfaces visible from outside the property are covered with stucco, paint, texture coating, or other comparable coating approved by the director. 4. Material Combinations. Combinations of two (2) or more of the preceding materials may be used provided that the bottom one-half (%) of the fence is constructed of a masonry material. Combinations incorporating wood materials shall only be used for the rear and interior side yards and only when not visible from the street. 5. Other Materials. Other fence materials or combination of fence materials such as, but not limited to, corrugated metal, vinyl, bamboo, and glass may be permitted in the front or street side yard by the director in conjunction with approval of a building permit for fence construction if the permit application includes a materials sample, a site plan with proposed fence alignment, photographs of the main dwelling, and the following findings are made: The design of the fence, including, but not limited to, the architectural style, materials, colors, architectural details, and other architectural elements is compatible with a main dwelling existing on site or in development review at time of application. The fence meets all screening requirements. (Supp. No. 5, Update 3) Created: 2024-08-07 10:59:35 [EST] Page 3 of 4 402 C. The material(s) are of good and durable quality. The material(s) will not be detrimental to the health, safety and general welfare of the community in the area. Fence Landscaping and Maintenance. Landscaping. The area between the back of curb and any fencing shall be landscaped, have a suitable permanent irrigation system, and be continuously maintained by the property owner. Maintenance. All walls and fences shall be continuously maintained in good repair. The property owner shall be provided thirty (30) days after receiving notice from the city to repair a wall or fence. The building official may grant an extension to such time period not to exceed sixty (60) days. G. Prohibited Fence Materials and Construction Fences. The use of barbed wire, razor wire, chain link, or similar materials in or on fences is prohibited in all residential districts. Chain link fencing is permitted for temporary construction fences when authorized by a minor use permit issued in accordance with Section 9.210.025. Said minor use permit shall not be approved until a permit for grading, or construction, has been filed for, whichever comes first. Equestrian Fencing. Notwithstanding any other requirements of this section, fencing shall be regulated by the provisions of Section 9.140.060 (Equestrian overlay regulations) where the keeping of horses is permitted. Nonconforming Fences. Any fence which does not meet the standards of this section but which was legally established prior to the adoption of these standards may be maintained provided such fence is not expanded nor its nonconformance with these standards otherwise increased. Any fence which is destroyed or damaged to the extent of more than fifty percent (50%) of its total replacement value shall not be repaired, rebuilt, or reconstructed except in conformance with these standards. (Ord. 588 § 2(Exh. A), 2-2-2021; Ord. 584 § 2, 2020; Ord. 560 § 1, 2017; Ord. 550 § 1, 2016; Ord. 466 § 1, 2009; Ord. 378 § 1, 2002; Ord. 361 § 1, 2001; Ord. 325 § 1, 1998; Ord. 299 § 1, 1997; Ord. 284 § 1, 1996) (Supp. No. 5, Update 3) Created: 2024-08-07 10:59:35 [EST] Page 4 of 4 403 9.60.060 Garages and carports. A. Height. The maximum structure height shall be fourteen (14) feet for a detached carport and seventeen feet for a detached garage, except that garages may be up to twenty-eight (8) feet in height if a second dwelling unit complying with the provisions of Section 9.60.090 is located above the garage. B. Setbacks. In the RVL district, the minimum garage or carport setback shall be thirty (30) feet. In all other residential districts, the minimum setback for front -entry type garages or carports shall be twenty five (25) feet if a Stag, aFd " et" type garage deer is ed twenty (20) feet if a "rell up" type garage ,peer used, and twenty (20) feet fee a carport. For side -entry type garages, the minimum garage setback shall be twenty (20) feet in the RVL district and fifteen (15) feet in all other residential districts. A side - entry garage designed as tandem parking, when permitted under this code, shall not be located along any street frontage. The conversion of side -entry garages to habitable area is only permitted if the side - entry garage conforms to the minimum garage setback for a front -entry type garage. When alleys, private streets or common driveways at the rear of a lot are provided specifically as vehicular access to garages and carports and when separate access and circulation systems are provided for pedestrians, guests and emergency vehicles, garages and carports may be placed up to a minimum of five (5) feet from such alley, private street or common driveway. C. Lot Coverage Maximums. The placement of a garage or carport on a lot shall not result in violation of the lot coverage maximums set forth in Section 9.50.030. Maximum Garage Size. For single-family homes, garage shall not exceed fifty percent (50%) of livable area of home. (Ord. 584 § 2, 2020; Ord. 550 § 1, 2016; Ord. 505 § 1, 2012; Ord. 284 § 1, 1996) (Supp. No. 5, Update 3) Created: 2024-08-07 10:59:36 [EST] Page 1 of 1 404 9.60.090 Accessory dwelling units. A. Purpose. This section provides standards and criteria for the establishment of accessory dwelling units and junior accessory dwelling units, consistent with California Government Code Sections 65852.2, subdivision (a)(1) and 65852.22. Accessory dwelling units shall be permitted only in the zones that allow single family or multifamily uses: RVL, RL, RC, RM, RMH, RH, CR, CP, CC, CN, TC, CO and VC zone districts. Junior accessory dwelling units are permitted in single family zones: RVL, RL, RC, RM, RMH, and RH zone districts. B. Definitions. See Chapter 9.280. The following definitions shall apply for the purposes of this Section 9.60.090 notwithstandine anv definition to the contrary in Chanter 9.280 or elsewhere in this Municipal Code. 1. "Accessory dwelling unit." For purposes of this section, "second residential unit," "second dwelling unit," "second unit," and "granny flat" as defined in Section 9.280.030 (or successor section) shall not apply, and, instead, "accessory dwelling unit" as defined in California Government Code Section 6C45 4,66313 a (or successor section in the Government Code) shall apply. An accessory dwelling unit shall be either "attached" or "detached" to the primary residence as described in Government Code Section 6595 4)66313 a (or successor statute). In addition, the following definitions shall apply for purposes of this section: 42"Junior accessory dwelling unit" means a unit that is no less than one hundred fifty (150) square feet and no more than five hundred (500) square feet in size and contained entirely within a single-family residence, or as defined by Government Code Section 66-1313 (d) (or successor section). A junior accessory dwelling unit may include separate sanitation facilities, or may share sanitation facilities with the existing structure. -23. "Living area" shall have the same meaning as California Government Code Section 65852.2(i)(1)66313(e)(or successor section in the Government Code), notwithstanding any provision in Section 9.280.030 of this code to the contFary. 84. "Primary residence" shall have the same meaning as "dwelling, main or Primary residence" as defined in Section 9.280.030 (or successor section). 45. "Public transit" means a location, including but not limited to, a bus stop or train station, where the public may access buses, trains, subways, and other forms of transportation that charge set fares, run on fixed routes and are available to the public or as defined by Government Code Section 66313(1) (or successor section)(eensistent with r,,.,,,.-.,...,ent Cede Sectien 65852 .2, Subdivision r)ro) C. Standards for Accessory Dwelling Units. The following standards shall apply to accessory dwelling units: 1. Except as provided in Government Code Section 654'.'066341 (or successor section) as provided in Subsection G of this Section 9.60.090, the accessory dwelling unit may be rented separate from the primary residence, but may not be sold or otherwise conveyed separate from the primary residence.. 2. The lot is zoned to allow single-family or multifamily dwelling residential use and includes a proposed or existing dwelling. 3. The accessory dwelling unit is either attached to, or located within, the proposed or existing primary dwelling, including attached garages, storage areas or similar uses, or an accessory structure or detached from the proposed or existing primary dwelling and located on the same lot as the proposed or existing primary dwelling, including detached garages. 4. The total floor area of an attached accessory dwelling unit shall not exceed fifty (50) percent of the primary dwelling if there is an existing primary dwelling -or eight hundred fifty (850) square feet, or one (Supp. No. 5, Update 3) Created: 2024-08-07 10:59:36 [EST] Page 1 of 7 405 thousand (1,000) square feet for a unit that provides more than one (1) bedroom,, if the primary dwellong is less; than n-.np- --;*w h-Und-red (1,600) square feet. 5. The total floor area for a new detached accessory dwelling unit shall not exceed one thousand two hundred (1,200) square feet. 6. An accessory dwelling unit shall include a kitchen and bathroom. 7. An efficiency unit as defined by Section 17958.1 of the California Health and Safety Code must be a minimum of one hundred fifty (150) square feet. 8. No passageway shall be required in conjunction with the construction of an accessory dwelling unit. 9. No setback shall be required for an existing living area or accessory structure or a structure constructed in the same location and to the same dimensions as an existing structure that is converted to an accessory dwelling unit or to a portion of an accessory dwelling unit, and a setback of no more than four (4) feet from the side and rear lot lines shall be required for an accessory dwelling unit that is not converted from an existing structure or a new structure constructed in the same location and to the same dimensions as an existing structure. 10. The building code requirements in effect at the time a building permit is secured shall apply to detached dwellings. The construction of an accessory dwelling unit shall not constitute a Group R occupancy change under the building code, as described in Section 310 of the California Building Code (Title 24 of the California Code of Regulations), unless the building official or Code Compliance officer makes a written finding based on substantial evidence in the record that the construction of the accessory dwelling unit could have a specific, adverse impact on public health and safety. Nothing in this clause shall be interpreted to prevent the Building Official from changing the occupancy code of a space that was unhabitable space or was only permitted for nonresidential use and was subsequently converted for residential use pursuant to this section. 11. The accessory dwelling unit must be approved by the Riverside County Department of Environmental Health and the Regional Water Quality Control Board where a private sewage disposal system is being used or proposed. 12. Parking requirements for accessory dwelling units shall not exceed one (1) parking space per accessory dwelling unit or per bedroom, whichever is less. These spaces may be provided as tandem parking on a driveway. Off-street parking shall be permitted in setback areas or through tandem parking, unless specific findings are made that parking in setback areas or tandem parking is not feasible based upon specific site or regional topographical or fire and life safety conditions. There shall be no additional parking requirement for an accessory dwelling unit where prohibited by Government Code Sections 61314 (d)(10) 66322 (or successor sections) in any of the following instances: i. The accessory dwelling unit is located within one-half (%) mile walking distance of public transit. ii. The accessory dwelling unit is located within an architecturally and historically significant historic district. iii. The accessory dwelling unit is part of the proposed or existing primary residence or an accessory structure. iv. When on -street parking permits are required but not offered to the occupant of the accessory dwelling unit. (Supp. No. 5, Update 3) Created: 2024-08-07 10:59:36 [EST] Page 2 of 7 406 V. When there is a car share vehicle located within one (1) block of the accessory dwelling unit. vi. When a permit application for an accessory dwelling unit is submitted with a permit application to create a new single-family dwelling or a new multifamily dwelling on the same lot, provided that the accessory dwelling unit or the parcel satisfies any other criteria listed in this subsection. C. When a garage, carport, or covered parking structure is demolished -in conjunction with the construction of an accessory dwelling unit or converted to an accessory dwelling unit, those off- street parking spaces need not be replaced. 13. One (1) accessory dwelling unit and one (1) junior accessory dwelling unit is permitted per lot with a proposed or existing single-family dwelling if all of the following apply: a. The accessory dwelling unit or junior accessory dwelling unit is within the proposed space of a single-family dwelling or existing space of a single-family dwelling or accessory structure and may include an expansion of not more than one hundred fifty (150) square feet beyond the same physical dimensions as the existing accessory structure. An expansion beyond the physical dimensions of the existing accessory structure shall be limited to accommodating ingress and egress. b. The space has exterior access from the proposed or existing single-family dwelling. C. The side and rear setbacks are sufficient for fire and safety. d. The front yard setback of the underlying zone shall apply, unless either the attached or detached units does not permit at least an eight hundred (800) square foot accessory dwelling unit with four (4) -foot side and rear yard setbacks to be constructed in compliance with all other development standards. e. The junior accessory dwelling unit complies with the requirements of California Government Code Section 6C4�z66333. 14. One (1) detached, new construction, accessory dwelling unit that does not exceed four (4) -foot side and rear yard setbacks for a lot with a proposed or existing single-family dwelling. The accessory dwelling unit may be combined with a junior accessory dwelling unit described in subsection D, if the accessory dwelling unit complies with the following: a. A total floor area limitation of not more than eight hundred (800) square feet. b. A height limitation of sixteen (16) feet on a lot with an existing or proposed single family or multifamily dwelling unit. C. A height of eighteen (18) feet for a detached accessory dwelling unit on a lot with an existing or proposed single family or multifamily dwelling unit that is within one-half (%) of one (1) mile walking distance of a major transit stop or a high-quality transit corridor, as those terms are defined in Section 21155 of the Public Resources Code. d. An additional two (2) feet in height to accommodate a roof pitch on the accessory dwelling unit that is aligned with the roof pitch of the primary dwelling unit. e. A height of eighteen (18) feet for a detached accessory dwelling unit on a lot with an existing or proposed multifamily, multistory dwelling. f. A height of twenty-five (25) feet or the height limitation that applies to the primary dwelling, whichever is lower, for an accessory dwelling unit that is attached to a primary dwelling. (Supp. No. 5, Update 3) Created: 2024-08-07 10:59:36 [EST] Page 3 of 7 407 15. Multiple accessory dwelling units are permitted within the portions of existing multifamily dwelling structures that are not used as livable space, including, but not limited to, storage rooms, boiler rooms, passageways, attics, basements, or garages, if each unit complies with state building standards for dwellings. One (1) accessory dwelling unit is permitted within an existing multifamily dwelling and up to twenty-five (25) percent of the existing multifamily dwelling units may contain an accessory dwelling unit. Not more than two (2) accessory dwelling units that are located on a lot that has an existing or Proposed multifamily dwelling, but are detached from that multifamily dwelling are permitted, and are subject to height limits as listed in subsection 14, and four (4) -foot rear yard and side setbacks. If the existing multifamily dwelling has a rear or side setback of less than four (4) feet no modification of the existing multifamily dwelling shall be reguiredNOt Mere than twO (2) aeceSS9FY dwelling units that are le-eated- en a 'At that has an existing multifamily dwelling, but are detaehed frern that multifamily dwelling aFe peRnitted, and are subject te height limits as 10-sted- in ubseetien 14 and f961F (4) feet Fear and and side Sethar-L- 16. Accessory dwelling units shall not be required to provide fire sprinklers if they are not required for the primary residence. The construction of an accessory dwelling unit shall not trigger a requirement for fire sprinklers to be installed in the existing primary dwelling. 17. A demolition permit for a detached garage that is to be replaced with an accessory dwelling unit shall be reviewed with the application for the accessory dwelling unit and issued at the same time. The applicant shall not be required to provide written notice or post a placard for the demolition of a detached garage that is to be replaced with an accessory dwelling unit, unless the property is located within an architecturally and historically significant historic district. 18. An accessory dwelling unit that is rented must be rented for terms longer than thirty (30) days. Under no circumstances shall an accessory dwelling unit be eligible for a short-term vacation rental permit. 19. In the event of any conflicts between the standards set forth in this section and those set forth in the regulations of the applicable zoning district, the provisions of this section shall prevail. 20. The applicant shall pay to the city all applicable fees imposed on such new development of an accessory dwelling unit or new or rehabilitated primary residence that will include an accessory dwelling unit, provided, however, that no impact fee shall be imposed upon the development of an accessory dwelling unit less than seven hundred fifty (750) square feet, and any impact fees charged for an accessory dwelling unit of seven hundred fifty (750) square feet or more shall be charged proportionately in relation to the square footage of the primary dwelling unit. 21. The City shall not allow occupancy for an accessory dwelling unit before occupancy of the primary dwelling unit has been granted. Standards for Junior Accessory Dwelling Units. The following standards shall apply for junior accessory dwelling units: Junior accessory dwelling units shall be limited to one (1) per residential lot zoned for single-family residences with a single-family residence already built or proposed to be built, on the lot. Prior to issuance of occupancy approval of the 'ui nior accessory dwelling unit, the city may require the property owner to enter into a restrictive covenant with the city prohibiting the sale of the junior accessory dwelling unit separate from the sale of the single-family residence, including a statement that the deed restriction may be enforced against future purchasers; and restricting the size and (Supp. No. 5, Update 3) Created: 2024-08-07 10:59:36 [EST] Page 4 of 7 408 attributes of the junior accessory dwelling unit that conforms with this section and Government Code Section 66333 (or successor section). A junior accessory dwelling unit must be constructed within the walls of the proposed or existing single-family residence. Ajunior accessory dwelling shall provide a separate entrance from the main entrance to the proposed or existing single-family residence. Ajunior accessory dwelling unit shall include an efficiency kitchen, which shall include all of the following: a. A cooking facility with appliances, and b. A food preparation counter and storage cabinets that are of reasonable size in relation to the size of the junior accessory dwelling unit. 6. If the junior accessory dwelling unit does not include a separate bathroom, the iunior accessory dwelling unit shall include a separate entrance than the main entrance to the structure with an interior entry to the main living area. 67. Parking: A junior accessory dwelling unit shall not require parking in addition to that required for the proposed or existing single-family residence. -78. For the purposes of providing service for water, sewer, or power, including a connection fee, a junior accessory dwelling unit shall not be considered a separate or new dwelling unit. 9. Owner -occupancy in the single family residence in which the junior accessory dwelling unit is permitted is required. The owner may reside in either the remaining portion of the structure or the newly created junior accessory dwelling unit. Owner -occupancy shall not be required if the owner is another governmental agency, land trust, or housing organization. A permit application for an accessory dwelling unit or a junior accessory dwelling unit shall be considered and approved ministerially without discretionary review or a hearing. The director, or his/her designee, shall act eneither approve or deny the application within sixty (60) days from the date the applicatieR is fouRd complet-eOty receives a complete application if there is an existing single-family or multifamily dwelling on the lot. If the permit application to create an accessory dwelling unit or a junior accessory dwelling unit is submitted with a permit application to create a new single-family or multi -family dwelling on the lot, the director may delay acting on the permit application for the accessory dwelling unit or the junior accessory dwelling unit until the issuance of a building permit for the new single-family or multi -family dwelling. If the applicant requests a delay, the sixty (60) -day time period shall be tolled for the period of the delay. 1. If the director denies an application for an accessory dwelling unit or junior accessory dwelling unit, the director shall, within the time period described above, return in writing a full set of comments to the applicant with a list of items that are defective or deficient and a description of how the application can be remedied by the applicant. 2. The director shall not deny an application for a permit to create an accessory dwelling unit due to the correction of nonconforming zoning conditions, building code violations, or unpermitted structures that do not present a threat to public health and safety and are not affected by the construction of the accessory dwelling unit. If an application for an accessory dwelling unit orjunior accessory dwelling unit is submitted or required to be submitted with any other applications that require or permit ministerial or discretionary review under the code, nothing in this section precludes the processing and review of those other applications pursuant to those other provisions in the code. (Supp. No. 5, Update 3) Created: 2024-08-07 10:59:36 [EST] Page 5 of 7 409 G. Sale of Accessory Dwelling Unit. An accessory dwelling unit can be sold or conveyed separately from the orimary residence to a aualified louver if all of the following apply: 1. The accessory dwelling unit or the primary dwelling was built or developed by a qualified nonprofit corporation; and 2. There is an enforceable restriction on the use of the land pursuant to a recorded contract between the qualified buyer and the qualified nonprofit corporation that satisfies all of the requirements specified in paragraph (10) of subdivision (a) of Section 402.1 of the Revenue and Taxation Code: and The property is held pursuant to a recorded tenancy in common agreement that includes all of the following: a. The agreement allocates to each qualified buyer an undivided, unequal interest in the property based on the size of the dwelling that each qualified buyer occupies; and b. A repurchase option that requires the qualified buyer to first offer the qualified nonprofit corporation to buy the accessory dwelling unit or primary dwelling if the buyer desires to sell or convey the property; and c. A requirement that the qualified buyer occupy the accessory dwelling unit or primary dwelling as the buyer's principal residence; and d. Affordability restrictions on the sale and conveyance of the accessory dwelling unit or primary dwelling that ensure the accessory dwelling unit and primary dwelling will be preserved for low- income housing for 45 vears for owner -occupied housing units and will be sold or resold to a qualified buyer; and e. If the tenancy in common agreement is recorded after December 31, 2021, it shall also include all of the following: i. Delineation of all areas of the property that are for the exclusive use of a cotenant. Each cotenant shall agree not to claim a right of occupancy to an area delineated for the exclusive use of another cotenant, provided that the latter cotenant's obligations to each of the other cotenants have been satisfied; and ii. Delineation of each cotenant's responsibility for the costs of taxes, insurance, utilities, general maintenance and repair, improvements, and any other costs, obligations, or liabilities associated with the property. This delineation shall only be binding on the parties to the agreement, and shall not supersede or obviate the liability, whether joint and several or otherwise, of the parties for any cost, obligation, or liability associated with the property where such liabilitv is otherwise established by law or by agreement with a third party: and iii. Procedures for dispute resolution among the parties before resorting to legal action. 4. A grant deed naming the grantor, grantee, and describing the property interests being transferred shall be recorded in the county in which the property is located. A Preliminary Change of Ownership Report shall be filed concurrently with this grant deed pursuant to Section 480.3 of the Revenue and Taxation Code. 5. Notwithstanding other provisions of this Section, if requested by a utility providing service to the Primary residence, the accessory dwelling unit has a separate water, sewer, or electrical connection to that utility. 6. Nothing in this section limits the ability of an accessory dwelling unit to be sold or otherwise conveyed separate from the primary residence as a condominium. 7. For purposes of this subsection, the following definitions apply: (Supp. No. 5, Update 3) Created: 2024-08-07 10:59:36 [EST] Page 6 of 7 410 a. Qualified buyer means persons and families of low or moderate income, as that term is defined in Section 50093 of the Health and Safetv Code. b. Qualified nonprofit corporation means a nonprofit corporation organized pursuant to Section 501(c)(3) of the Internal Revenue Code that has received a welfare exemption under Section 214.15 of the Revenue and Taxation Code for properties intended to be sold to low-income families who participate in a special no -interest loan program. This Subsection G is intended to be duplicative of Government Code Section 66340 et seq.. To the extent this Section is in conflict with Government Code Section 66340 et seq., the provision in the Government Code shall prevail. (Ord. 606, § 1 (Exh. A), 2023; Ord. 602 Exh. A, 2022; Ord. 588 § 2(Exh. A), 2-2-2021; Ord. 561 § 1, 2017; Ord. 550 § 1, 2016; Ord. 445 § 2, 2007; Ord. 299 § 1, 1997; Ord. 284 § 1, 1996) (Supp. No. 5, Update 3) Created: 2024-08-07 10:59:36 [EST] Page 7 of 7 411 9.60.170 Special events—Residential. A. Special Events. Within residential districts, or residential areas for property or parcel(s) zoned mixed-use (referred to in this section as "residential district(s)"), special events shall include, but are not limited to: Pageants, fairs, carnivals and large athletic events, religious or entertainment events, block parties, large neighborhood or community gatherings. Events at a privately owned residential dwelling, such as, but not limited to, a single-family detached or multiple -family attached unit, apartment house or complex, condominium, cooperative apartment, duplex, or any portion of such dwellings, rented for compensation or without compensation for the purpose of staging a special event that includes a combination of any two (2) or more of the following characteristics: outdoor amplified music, a stage or staging, event lighting, tents, additional parking accommodations, traffic restrictions, and other characteristics consistent with larger gatherings that are not consistent with occasional residential parties or small events. Events at a short-term vacation rental unit property subject to an exemption pursuant to Sections 3.23.055 or 3.25.057 s)that exceeds the total daytime number of occupants allowed pursuant to Section 3.25.070. 4 Family events held by the property owner at a short-term vacation rental property that exceeds the total number of occupants allowed pursuant to Section 3.25.070. The property owner shall provide a notarized written affidavit reeardine the terms of the event. B. Standards. Special events are permitted in residential districts as indicated in Table 9-1 with the approval of a may -special eventese permit by the Design and Development Director, or designee ^.r ^^^ ' * ^^ use peFfflit, in accordance with the following: One (1) special event may not exceed three (3) consecutive days. An application for a w4► e�special event a pea se permit feF s^^^"' events shall be submitted to the design and development department no later than forty-five (45) days prior to the proposed special event. An application for a major temperaFy use permit or conditional use permit for special events shall be submitted no lateF than ninety (90) days PFier to the proposed special ev The city manager or designee may allow for an expedited application of aFniner special event permit, which may be submitted later than the application deadlines set forth in the subsection above, and may suspend the appeal procedures after a decision of the permit is rendered, if the special (Supp. No. 5, Updatel) Created: 2024-05-06 08:24:25 [EST] Page 1 of 5 412 event will have limited parking and traffic impacts, will not have outdoor tents or other structures that require a building permit, will have limited or no outdoor amplified music, will not require a permit from the California Department of Alcoholic Beverage Control for consumption of alcohol, and the applicant for the special event certifies that these limitations will apply and be enforced. ; e4An expedited application fee shall apply for submittal of applications later than forty-five (45) days prior to the proposed special event. Findings. The following findings shall be made by the Design and Development Director or designee d'^eisien making awtheFity in conjunction with approval of either a esespecial event permit, er eenditienal use peFMit'. a. The event will not be detrimental to the health, safety and general welfare of the community in the area of the proposed event. b. There is adequate area to conduct the event and to accommodate the anticipated attendance. C. Parking plan has been provided that demonstrates sSufficient parking will be provided for the anticipated attendance and the potential impacts on the surrounding residential streets are minimized, to the satisfaction of the Design and Development Director. d. Food service operations, medical facilities, solid waste facilities, sewage disposal methods and potable water service have been provided. (Approval by the health officer may be required.) e. Fire protection plans and facilities have been provided to the satisfaction of the fire marshal. f. Security plans and facilities have been provided to the satisfaction of the sheriff. g. Public roadways providing access to the event are capable of accommodating the anticipated traffic volumes in a reasonable and safe manner with minimal disruption to local traffic circulation. Regardless of the number of attendants, activities conducted on property owned by or leased to the city or on public rights-of-way may require an encroachment permit issued by the city manager or designee. A cash bond or other guarantee as determined by the city manager or designee for removal of the temporary use and cleanup and restoration of the activity site within seven (7) days of the activity conclusion may be required. 10. Applications for permits or certificates required by this section shall be referred by the design and development department to other affected departments, cities or public agencies as may be appropriate for review and comment. 11. The applicant shall provide evidence that the applicant mailed or delivered written notification of the special event(s) to all property owners shown on the last equalized county assessment roll and all occupants of each dwelling unit within five hundred (500) feet of the proposed special event property. Such notice shall be issued no later than fourteen (14) days prior, and completed no more than seven (7) days prior to the special event. The notice shall include: The date, time, hours of operation and complete description of all activities for the event as required to be submitted as part of the application. The name and twenty-four (24) -hour contact phone number of the local contact person for the property and the police department. 12. Signs for pageants, fairs, carnivals and large athletic events, religious or entertainment events, block parties, large neighborhood or community gatherings shall be allowed as follows: (Supp. No. 5, Updatel) Created: 2024-05-06 08:24:25 [EST] Page 2 of 5 413 a. Maximum of one (1) temporary banner per street frontage, not to exceed thirty-two (32) square feet. b. Maximum one (1) temporary portable sign on- or off-site on private property, not to exceed fifty- five (55) square feet. C. Maximum thirty off-site temporary directional signs, nine (9) square feet in area, subject to the provisions of Section 9.160.060, subsections C through H, with the exception of subsection E. d. Maximum fifteen (15) bunting signs, with maximum size to be approved by the city manager or designee. e. Posting period, locations and related details shall be as approved in the temporary use permit for the event. f. Other signs and advertising devices, such as pennants, flags and A -frame signs are prohibited. 13. Related issues, including, but not limited to, police and security, food and water supply, consumption of alcohol, use of tents and canopies, fugitive dust control, sanitation facilities, medical services, noise, signage, fire protection and traffic control, shall be satisfactorily addressed by the applicant, as required by the city manager or designee, sheriff, fire chief or health officer in their administration of other city codes. Such other codes may require the applicant to obtain permits such as building, electrical, County Health, California Department of Alcoholic Beverage Control and tent permits. 14. A permit may be issued for special events in nonresidential districts or at nonresidential areas of mixed-use property or parcel(s) pursuant to Section 9.100.130 of this code. C. Violations. A violation of this section may include any of the following: Permit Limitation. The city manager or designee may summarily deny, suspend, or revoke any current or pending teffipeFaFy usespecial event permit, ^^Mit, eF GeAditieAal use peFmit pursuant to the provisions set forth in Section 2.04.100 (Appeals to Council) Gf GhapteF 2.04, or other applicable procedural provisions in the municipal code, for any or all of the following: (a) A violation by the applicant, occupants, responsible party, owner(s) or the owner's authorized agent or representative of any of the conditions of approval or any provisions in the municipal code; (b) The applicant, occupants, responsible party, owner(s) or the owner's authorized agent or representative performs activities described in the application for the temporary usespecial event permit, FRI'ROF use permit, or permit in a manner that poses a threat to the public health and safety, endangers the preservation of property, engages in activities outside the scope of the activities described in the application, or fails to timely reimburse the city for costs associated with enforcement of the conditions of approval or any provisions in the municipal code. Additionally, for any violation under this section or other provisions of the municipal code resulting from a special event at a short term vacation rental, the city manager or designee may summarily deny, suspend, or revoke the short term vacation rental permit and licenses related to the operation thereto. Any revocation of a temporary special eventuse permit, -^ ^^•^^it er eenditienal use ^^F^^i* pursuant to this section, after notice and public hearing and final determination for revocation, shall result in the applicant, occupants, responsible party, owner(s) or the owner's authorized agent or representative, operating under the revoked permit, being ineligible to apply or re -apply for any special event permit for at least one (1) year. Notice of Violation. The city may issue a notice of violation to any occupant, responsible party, owner(s) or the owner's authorized agent or representative, pursuant to Section 1.01.300 (Notices— Service) of the municipal code, if there is any violation of this section or any other provisions of the municipal code, caused or maintained by any of the above parties. The Gity Manager eF designee RW suspend any existing permit or pending permit application for a peried ef ninety (90) days afteF a second violation of any at the cond-iftie-n-s of appFOVal fFeFn an applicable permit OF aRY PFeVisiens of the (Supp. No. 5, Updatel) Created: 2024-05-06 08:24:25 [EST] Page 3 of 5 414 3. Two (2) strikes policy. Subject to a violation reprieve request, two (2) violations of any provision of this section, any conditions of approval or other provisions of this municipal code within one (1) year by any applicant, occupant, responsible party, owner(s) or owner's authorized agent or representative, shall result in an immediate suspension of allowing any further special events at the subject property with subsequent ability to have a hearing before the city, pursuant to this chapter, to request a lifting of the suspension. For purposes of this subsection, a violation reprieve request means a written reauest submitted to the citv's code compliance officer for relief from countine one (1) or more violations within the one (1) year period as a violation. €4. Administrative and misdemeanor citations. The city may issue an administrative citation to any applicant, occupant, responsible person, owner or owner's authorized agent or representative, pursuant to Chapter 1.09 (Administrative Citations) (or successor provisions, as may be amended from time to time) of this code, if there is any violation of this section, any conditions of approval, or any other provisions of the municipal code committed, caused or maintained by any of the above parties. Nothing in this section shall preclude the city from also issuing an infraction citation upon the occurrence of the same offense on a separate day. An administrative citation may impose a fine for one (1) or more violations of this chapter in the maximum amount allowed by state law or this code in which the latter amount shall be as follows: 1a. Violations of any provision of this section, any conditions of approval or other provisions of the municipal code. ai. First violation: one thousand dollars ($1,000.00); bii. Second violation: two thousand dollars ($2,000.00); eiii. Third violation: three thousand dollars ($3,000.00). 2b. Operating a special event without a valid special event permit. ai. First violation: one thousand and five hundred dollars ($1,500.00); W. Second or more violations: three thousand dollars ($3,000.00); eiii. Third or more violations: five thousand dollars ($5,000.00); div. In addition to the fines set forth above. the first. second. third. or subseauent violation of operating a special event without a valid special event permit shall be cause for an owner to be prohibited for all time from being eligible to be issued a special event permit for use of the property for a special event. 2c. Hosting a special event at a short-term vacation rental unit without a special event permit as required by Section 9.60.170 (or successor provision, as may be amended from time to time) of this code. ai. First violation: five thousand dollars ($5,000.00); iii. Second violation: five thousand dollars ($5,000.00). (Supp. No. 5, Updatel) Created: 2024-05-06 08:24:25 [EST] Page 4 of 5 415 Additional Conditions. A violation of any provision of this section or other provisions of the municipal code by any of the occupants, responsible party, owner(s) or the owner's authorized agent or representative shall authorize the city manager, or designee, to impose additional conditions on temporary use, minor use, or conditional use permit to ensure that any potential additional violations are avoided. Public Nuisance. It shall be a public nuisance for any person to commit, cause or maintain a violation of this section or other provisions of the municipal code, which shall be subject to the provisions of Section 1.01.250 (Violations public nuisances) of Chapter 1.01 (Code Adopted). (Ord. 552 § 1, 2017; Ord. 550 § 1, 2016; Ord. 299 § 1, 1997; Ord. 293 § 1, 1996; Ord. 284 § 1, 1996) (Supp. No. 5, Updatel) Created: 2024-05-06 08:24:25 [EST] Page 5 of 5 416 9.60.270 Bed and breakfast regulations. A. Purpose. The city council finds that bed and breakfast facilities constitute small commercial lodging facilities in residential districts. This requires special regulations that are not normally covered by standards for motels and hotels. B. Definitions. See Chapter 9.280. C. Limits on Occupancy. 1. The bed and breakfast shall be conducted only by a person owning the dwelling and residing therein as their principal place of residence. The use permit shall be voided upon the sale or transfer of the property ownership. 2. The bed and breakfast shall accommodate a maximum of eight (8) guests in four (4) rooms. D. Where Permitted. Bed and breakfast are permitted subject to approval of a minor use permit only in residential zoning districts. E. Development Standards. 1. Individual units shall not contain cooking facilities. 2. Parking shall be provided on-site, in accordance with Chapter 9.150, Parking. 3. No change in the outside structure is permitted and any change inside must be convertible to the original residential use. A minimum of one hundred (100) square feet is required for each of the sleeping rooms and not more than twenty-five percent (25%) of the structure can be used for rental. 4. Landscaping may be required to screen parking areas from the view of adjacent properties and from public/private streets. 5. Locating another bed and breakfast use within three hundred (300) feet is prohibited. 6. Signs shall not exceed two (2) square feet attached to the house. F. Required Finding. In addition to the requirements for findings of fact as established by California law or other provisions of this code, the approval of a conditional use permit for a bed and breakfast shall require the following additional findings: 1. The property is physically suitable for use as a bed and breakfast facility; 2. The use of the property as a bed and breakfast will not cause an undue burden on adjacent and nearby property owners. G. Transient Occupancy Tax. Bed and breakfast facilities shall be subject to all applicable provisions of Chapter 3.24 of the municipal code. H. Commencing XXXXXX, which is the effective date of Ordinance No.XXX which modified this section, there shall be no processing of, or issuance for, any applications for a Bed and Breakfast Inn. This section shall not apply to an existine Bed and Breakfast Inn with a valid Minor Use Permit or Conditional Use Permit. (Ord. 588 § 2(Exh. A), 2-2-2021; Ord. 550 § 1, 2016; Ord. 299 § 1, 1997) (Supp. No. 5, Update 3) Created: 2024-08-07 10:59:36 [EST] Page 1 of 1 417 9.140.090 MU mixed use overlay regulations. A. Purpose. To facilitate the development of mixed use projects that include both multifamily residential and commercial components in a cohesively designed and constructed manner. The mixed use overlay district will contribute to vehicle trip and associated air pollutant reductions by locating residents in close proximity to services, employment, and transportation hubs, and by providing interconnected multi-purpose paths for alternative modes of transportation. B. Applicability. The MU overlay district and the provisions of this section apply to all areas designated VC, CR, CP, CC, CN, CT and CO districts. These regulations shall apply in addition to the regulations of the underlying base district. In case of conflict between the base district and the MU regulations, the MU regulations shall control. C. Definitions. See Chapter 9.280. D. Permitted Uses. 1. Any use permitted or conditionally permitted in the underlying district. 2. Mixed use projects consisting of both multifamily residential (apartments, condominiums, live/work, and similar housing types) and commercial/office components. E. Development Standards. Mixed use projects shall include both a commercial and/or office component and a multifamily residential component, which are fully integrated with regard to access, connectivity, and public safety. Residential uses with a density of twelve (12) to twenty-four (24) units, must comprise a minimum of thirty-five percent (35%) of the total square footage of the proposed project, with the exception of conversion of existing commercial buildings or portions thereof to live/work units. Mixed use projects can be designed vertically (residential development over commercial development) or horizontally (residential development next to commercial development). 2. Minimum lot sizes shall be one (1) acre, with the exception of the VC district where lot sizes can be less than one (1) acre. To maximize design options, development of mixed use projects on lot assemblages or lots greater than one (1) acre is encouraged. 3. The use of vacant pads for mixed use projects in existing commercial development along Highway 111 is encouraged. 4. Minimum densities for residential development shall be twelve (12) dwelling units per acre, with the exception of conversion of existing commercial buildings or portions thereof to live/work units. 5. Maximum densities for residential development shall be twenty-four (24) dwelling units per acre. Higher densities may be achieved through density bonuses, where applicable. 6. The residential component of mixed use projects shall be subject to the setback requirements of the underlying commercial district. 7. Maximum Height. A mixed use project may be up to twenty-five percent (25%) more in height than in the base district, if approved in the site development permit. Mixed Use Overlay District Maximum Building Height (Supp. No. 5, Update 3) Underlying District Maximum Height CR 60 feet CP 45 feet Created: 2024-08-07 10:59:38 [EST] Page 1 of 3 418 CC 40 feet CN 35 feet VC 45 feet`,*` CT 55 feet CO 55 feet *In the VC underlying district, when a minimum of one-half the required parking spaces are located beneath the principal mixed use structure, the number of stories shall be measured from the finished floor of the building's ground floor and shall not include the parking level. ** Building height from forty-six (46) to sixty (60) feet may be permitted with approval of a CUP. See Section 9.70.110. Floor Area Ratio (FAR). Mixed use projects are exempt from the floor area ratio requirements of the underlying district. The first (ground) floor of a multi -story mixed use project located within three hundred (300) feet of the Highway 111 right-of-way shall consist of commercial and/or office development. Residential uses on the first (ground) floor are prohibited. 10. New buildings (constructed after the date of approval of this code) in mixed use projects shall not be longer than three hundred (300) feet to facilitate convenient public access around the building. 11. Pedestrian, bicycle, and other nonmotorized travel connections, including sidewalks, trails, and/or crosswalks, are required between the commercial/office and residential components of the project, as well as leading to/from street fronts, bus stops, public gathering places, and adjacent properties. They shall be located off-street and separated from vehicle travel lanes and parking lot driving aisles. 12. Physical barriers, such as walls and fences, between the commercial/office and residential components of a mixed use project are discouraged; however, they may be used where necessary and appropriate, including for public safety or the screening of outdoor storage facilities. 13. Public Spaces. Public gathering spaces that provide active and/or passive amenities for passersby are highly encouraged. Communal spaces may include, but are not limited to, pedestrian plazas, shaded benches, public art, and landscape or hardscape features. Public spaces should be centrally located or located near active land uses to assure their frequent usage and safety. 14. Parking. Parking and loading requirements shall be in conformance with Chapter 9.150 of this code, subject to the following provisions: Opportunities for shared and/or reduced parking between the commercial/office and residential components of the project are encouraged, subject to the requirements of Section 9.150.060 (Shared parking), as a means to better match parking demand with availability during various hours of the day. Mixed use projects shall provide preferred parking for electric vehicles and vehicles using alternative fuels in accordance with Section 9.150.110. 15. Bicycle racks shall be provided to serve both commercial/office and residential components of the project, and shall comply with the requirements of Chapter 9.150. 16. Landscaping shall comply with Section 9.100.040 of this code and the requirements of the underlying district. Additional landscaping may be required to minimize impacts to adjacent properties. 17. Outdoor lighting shall comply with Sections 9.100.150 and 9.60.160 of this code. (Supp. No. 5, Update 3) Created: 2024-08-07 10:59:38 [EST] Page 2 of 3 419 18. Signage shall be in conformance with Chapter 9.160 of this code and the requirements of the underlying district. Monument and other signage that enhances the cohesion of the development may be required. 19. Entry Drive. An entry drive that provides principal vehicular access into the residential component of the project is required. 20. Entry Statement. Projects with fifty (50) or more residential units shall include vehicular and pedestrian entry statements that convey a sense of arrival into the development. Examples include, but are not limited to, specimen trees, boulder groupings, textured or stamped concrete, and monument signage. 21. Special attention shall be given to the use of aesthetic treatments, such as colored/textured paving or decorative gates, that contribute to the overall image and connectivity of the development. 22. New mixed use development shall relate to adjacent single-family residential districts in the following ways: a. By stepping down the scale, height, and density of buildings at the edges of the project adjacent to less intense development. Step the building down at the ends or sides nearest a single-family unit, to a height similar to that of the adjacent single-family unit (or of typical single-family residences in the vicinity if adjacent to an undeveloped single-family zoning district). b. By incorporating architectural elements and materials that are similar to those used in the neighborhood. C. By locating parking areas within the project interior or at the side or back when necessary to achieve the "residential front yard" appearance. d. By avoiding, wherever feasible, the construction of walls on local streets in existing neighborhoods where the wall would be located opposite front yards. Mixed Use Incentives. 1. Mixed use projects that provide a minimum of thirty percent (30%) of total project square footage for retail uses shall receive a density bonus of ten percent (10%) for the residential component of the project. 2. Outside the Village Build -Out Plan Area, mMixed use projects that include pedestrian, bicycle and golf cart circulation and facilities (paths, shaded parking, etc.) separate from vehicular circulation and facilities can reduce their vehicle parking requirement by fifteen percent (15%). 3. Development proposals for mixed use projects shall receive expedited entitlement and building permit processing. 4. Mixed use projects shall receive a ten percent (10%) reduction in plan check and inspection fees. 5. Mixed use projects that include a minimum of two (2) public spaces or gathering features, as deemed of sufficient size and purpose by the city, shall receive a density bonus of up to fifteen percent (15%). (Ord. 603 § 1(Exh. A), 2022; Ord. 584 § 2, 2020; Ord. 562 § 1, 2017; Ord. 553 § 1, 2017; Ord. 550 § 1, 2016) (Supp. No. 5, Update 3) Created: 2024-08-07 10:59:38 [EST] Page 3 of 3 420 9.150.010 Purpose and intent. A. Purpose. These regulations are intended to: (1) provide for off-street parking of motor vehicles attracted by the various land uses in the city; (2) ensure the health, safety and welfare of the public by preventing obstruction of rights-of-way and fire lanes; and (3) provide for properly designed parking facilities with adequate numbers of parking spaces in order to reduce traffic congestion, promote business and enhance public safety. B. Parking Required. Off-street parking is required for all land uses in accordance with this chapter. In the (Ord. 550 § 1, 2016; Ord. 284 § 1, 1996) (Supp. No. 5, Update 3) Created: 2024-08-07 10:59:38 [EST] Page 1 of 1 421 9.150.050 Determination of spaces required. A. Method of Determination. Off-street vehicle parking requirements shall be determined and provided in accordance with this section when the subject building or structure is constructed or a use is established or changed. In determining such off-street parking requirements, the city may use the alternative methods described in this section. The city reserves the option of requiring the use of more than one (1) of these methods, depending on the type, size and mix of uses in a proposed development. B. In the Village Build -Out Plan Area, a reduction of fifty percent (50%) of required off-street spaces for non- residential uses is allowed. Development projects that include residential uses shall require a minimum of one covered off-street space per unit. No additional parking is required for a change in nonresidential use.. After application of the 50% reduction, parking spaces required but not provided on-site can be provided through the preparation of a parking plan that can include: 1. Use of on -street parking spaces immediately adjacent to the project, to the satisfaction of the director. 2. A shared parking agreement with adjacent property owner. 3. A fair share contribution to the in lieu fee program. 4. Other alternative methods listed in subsection C approved in a site development permit. C. Alternative Methods. Section 9.150.060 specifies the standard number of parking spaces required for most land uses. This schedule is required unless the applicant can show to the satisfaction of the city decision- making authority that it does not apply. Other alternative methods herein below may then be employed to determine the required parking spaces: A recognized authority's shared parking methodology for calculating the peak demand over time for parking in a development of mixed uses using the same parking facilities as specified in Section 9.150.070; A city methodology for calculating the parking demand for extremely complex or unusual uses or combinations of uses for which the standard schedule, a recognized authority's methodology and/or verifiable data are not applicable. Some or all of the following factors may be utilized in this methodology: expected numbers of occupants, employees, customers or visitors, vehicles stationed on the site, service and loading spaces required, handicapped spaces required, emergency access considerations and use of parking by unauthorized vehicles. Parking In -Lieu Program. The city may permit required parking spaces in the Village Build -Out Plan Area to be reduced through execution of a parking agreement, subject to the following requirements: A binding agreement, recorded against the property, between this city and the property owner. The agreement shall contain, at a minimum, all of the following: The agreement shall be binding upon the parties thereto, their heirs, successors and assigns, and shall run with the land; A payment schedule with a payment period not exceeding four (4) years. If an assessment/benefit or parking improvement district is established, the obligation of the property owner shall become due and payable under the terms of such district; C. A cash mitigation payment. The amount per space shall be established as determined by the planning and public works divisions, plus an inflation factor. The amount will be calculated at the time of agreement execution. An irrevocable offer from the property owner to participate in any future assessment/benefit or parking improvement district that may be formed in the VC or MU overly districts. (Supp. No. 5, Update 3) Created: 2024-08-07 10:59:38 [EST] Page 1 of 2 422 The money collected may be released to a city -created parking assessment/benefit or parking improvement district, or may be used in the furtherance of general parking improvements in the VC or MU overlay districts, at the option of the city. Any financial obligation issued against such property shall be reduced accordingly to the amount of mitigation money paid at the time of the district formation. The property owner shall secure the mitigation payment by providing the city with a second deed of trust in the amount of the total mitigation payment. E. Incentive Based Parking Adjustments. In all districts, the following may result in a reduction in parking spaces of up to fifteen percent (15%), subject to approval by the planning commission: 1. Permanent, non -vegetation shade structures covering fifty percent (50%) of all parking spaces. 2. Increased landscaping and public spaces. 3. Pedestrian improvements not located in the right-of-way or project driveways. 4. Vehicular and nonvehicular connections between projects. 5. Use of pervious surfaces for drainage, or creative drainage solutions. 6. New commercial and mixed use development providing preferred parking locations for electric and other alternative fuel vehicles. 7. Developments that provide a minimum of two (2) parking spaces or of the minimum number of spaces, whichever is greater, for golf carts and neighborhood electric vehicles (NEV) shall receive a parking credit reduction equal to five percent (5%) of the standard parking spaces required for that development. (Ord. 562 § 1, 2017; Ord. 553 § 1, 2017; Ord. 550 § 1, 2016; Ord. 284 § 1, 1996) (Supp. No. 5, Update 3) Created: 2024-08-07 10:59:38 [EST] Page 2 of 2 423 9.150.070 Spaces required by use. A. Land Uses Not Listed. If no provisions for the required number of off-street parking spaces are set forth in Tables 9-11 or 9-12 of this section or the provisions are not clear for a specific use, the decision-making authority for the applicable use or project shall determine the number of parking spaces required. B. Parking for Residential Land Uses. Table 9-11 contains the minimum number of parking spaces required for each type of residential land use. Whenever any commercial or industrial use is located on a building site that is also used for residential purposes, parking facilities shall be provided in conformance with Section 9.150.070 (Shared Parking). C. Parking for Nonresidential Land Uses. Adequate Parking Required. All nonresidential land uses shall provide off-street parking in compliance with this subsection and with Table 9-12 unless modified by the provisions contained in Section 9.150.050. Table 9-12 sets forth the minimum and maximum requirements for each use. It shall be the responsibility of the developer, owner or operator of any use to provide adequate off-street parking. Bicycle Parking. In addition to the automobile parking spaces required per Table 9-12, bicycle parking shall be provided for certain nonresidential uses in accordance with subsection (C)(3) of this section. Table 9-11 Parking for Residential Land Uses Land Use Minimum Off -Street Additional Parking Requirement Requirements Single-family detached, 2 spaces per unit in a garage For all single-family single-family attached and plus 0.5 guest spaces per unit residential zones except RC, duplexes if no on -street parking is parking in excess of the available minimum required may be tandem In a garage, tandem parking may be used to meet the above -stated minimum required parking in the RC district only Employee quarters 1 space per unit. This space shall not be tandem. Apartments, townhomes and All parking spaces shall be condominiums: distributed throughout the site to ensure reasonable (1) Studio 1 covered space per unit, plus 0.5 guest spaces per unit access to all units. Development protects in the (2) One- and two-bedroom 2 covered spaces per unit plus 0.5 guest spaces per unit Village Build -Out Area that include residential uses shall require one (3) Three or more bedroom 3 covered spaces per unit covered off-street parking space per residential unit. plus 0.5 covered spaces per each bedroom over three, plus 0.5 guest spaces per unit (Supp. No. 5, Update 3) Created: 2024-08-07 10:59:38 [EST] Page 1 of 8 424 Mobilehome parks 2 covered spaces/unit, which Maximum Off -Street Additional may be in tandem, plus 0.5 Parking Requirement Parking Requirement guest spaces per unit Commercial Uses Senior housing (excluding 1 covered space per unit, single family units) plus 0.5 guest spaces per unit lounges Senior group housing/senior 0.5 covered spaces per unit citizen hotels and congregate plus 0.5 guest spaces per unit indoor/outdoor care facilities Lodging and Child Daycare Uses Bed and breakfast inns 1 space per guest room plus also Restaurants) parking for residents as Lumberyards and required by this code. 1 space per 500 sq. Boardinghouse, 1 space per sleeping room ft. GFA indoor area, roominghouse, and single room occupancy hotels plus 1 space per Child daycare centers, 1 space per staff member Stacking analysis may be including preschools and plus 1 space per 5 children. required to define a drop-off nursery schools Parking credit may be given if facility that accommodates at queuing area for more than 4 least 4 cars in a continuous cars is provided, but resulting flow, preferably one-way, to parking shall be not less than safely load and unload 1 per staff member plus 1 per children 10 children Recreational vehicle parks 1 automobile parking space on each recreational vehicle lot plus 1 space per 20 recreational lots for visitors Table 9-12 Parking for Nonresidential Land Uses Land Use Minimum Off -Street Maximum Off -Street Additional Parking Requirement Parking Requirement Requirements Commercial Uses Bars and cocktail 1 space per 50 sq. ft. 1 space per 25 sq. ft. lounges GFA including GFA including indoor/outdoor indoor/outdoor seating areas (see seating areas (see also Restaurants) also Restaurants) Lumberyards and 1 space per 1,000 sq. 1 space per 500 sq. nurseries ft. GFA indoor area, ft. GFA indoor area, plus 1 space per plus 1 space per (Supp. No. 5, Update 3) Created: 2024-08-07 10:59:38 [EST] Page 2 of 8 425 Model home complexes Personal service establishments Restaurants: (1) Conventional sit- down, including any bar area (2) Drive-through and fast food (1) General retail uses under 100,000 sq. ft. GFA (2) General retail uses 100,000 sq. ft. GFA and greater Furniture and appliance stores Warehouses, storage buildings or structures used exclusively for storage Mini -storage facilities 1,000 sq. ft. of outdoor display or sale area 10 spaces 3 spaces per 1,000 s.f. 1 space per 125 sq. ft. GFA including indoor and outdoor seating areas 1 space per 100 sq. ft. GFA, including indoor and outdoor seating areas, but not less than 10 spaces. 1 space per 300 sq. ft. GFA 1 space per 350 sq ft. GFA 1 space per 1000 sq. ft. GFA 1 space per 2,000 sq ft. of gross area for storage purposes 1 space per 5,000 sq ft. plus 2 spaces for any caretaker's unit Office and Health Care Uses (Supp. No. 5, Update 3) 1,000 sq. ft. of outdoor display or sale area N/A 4 spaces per 1,000 s.f. 1 space per 75 sq. ft. GFA including indoor and outdoor seating areas N/A 1 space per 250 sq ft. GFA 1 space per 300 sq ft. GFA 1 space per 750 sq. ft. GFA 1 space per 1,000 sq. ft. of gross area for storage purposes N/A Page 3 of 8 For shopping centers, freestanding restaurants and non - freestanding restaurant space in excess of 20% of the total shopping center GFA shall be computed separately using the applicable restaurant parking ratio(s) Created: 2024-08-07 10:59:38 [EST] 426 Convalescent 1 space per 4 beds Minimum 30% of hospitals, nursing based on the required spaces shall homes, children's resident capacity of be covered by a homes and the facility as listed trellis or carport sanitariums on the required structure See also license or permit senior group housing (senior citizen hotels) under residential uses General offices, other 1 space per 300 sq. 1 space per 250 sq. Minimum 30% of than medical, dental, ft. GFA ft. GFA required spaces shall banks, savings and be covered by a loans, credit unions trellis or carport and similar financial structure Rates are institutions for office uses only. If ancillary uses are included, such as restaurants or retail establishments, parking for such uses must be provided per their applicable rates Hospitals 1.75 spaces per bed Medical or dental 1 space per 200 sq. 1 space per 175 sq. Minimum 30% of offices/clinics ft. GFA ft. GFA required spaces shall be covered by a trellis or carport structure Veterinary hospitals 1 space per 400 sq. 1 space per 300 sq. and clinics ft. GFA exclusive of ft. GFA exclusive of overnight boarding overnight boarding areas areas Automotive Uses Automobile repair 1 space per 250 sq. 1 space per 200 sq. facilities ft. of sales area ft. of sales area, plus 2 spaces per service bay Automobile Fueling: N/A (1) Without retail 1 space per 500 sq. sale of beverage and ft. GFA food items (Supp. No. 5, Update 3) Created: 2024-08-07 10:59:38 [EST] Page 4 of 8 427 (2) With retail sale of 1 space per 400 sq. beverage and food ft. GFA items Automobile, truck, 1 space per 500 sq. N/A Parking is for boat, and similar ft. GFA (not including customers and vehicle sales or rental service bays), plus 1 employees, and is establishments space per service bay not to be used for display. Car washes: N/A Applicant may be required to submit a (1) Full-service 10 spaces (vacuuming or drying parking study which areas shall not be includes a stacking counted as parking analysis for the spaces) proposed facility (2) Express -service 2 spaces per facility (wash bays shall not be counted as parking spaces) Industrial Uses General 1 space per 500 sq. N/A manufacturing, ft. GFA research and development and industrial uses Warehousing and 1 space per 1,000 sq. N/A distribution space ft. GFA Assembly Uses Auditoriums, 1 space per 3 seats 1 space per 2.5 seats 18 lineal inches of theaters, cinemas bench shall be considered 1 fixed seat. Churches, temples 1 space per 5 seats of 1 space per 3 seats of 18 lineal inches of and similar places of assembly area assembly area bench shall be assembly considered 1 fixed seat. Parking will be required at the same rate for other auditoriums, assembly halls or classrooms to be used concurrently (Supp. No. 5, Update 3) Created: 2024-08-07 10:59:38 [EST] Page 5 of 8 428 Nightclubs, dancehalls, lodge halls and union halls Mortuaries and funeral homes Community centers Lodging and Child Da Daycare centers, including preschools and nursery schools Hotels & motels and village hospitality homes Timeshare facilities, fractional ownership and similar facilities Recreational Uses Arcade, game and video Billiard or pool establishments Bowling alleys (Supp. No. 5, Update 3) 1 space per 50 sq. ft. GFA, plus required parking for other uses on the site 1 space for every 5 seats of assembly room floor area 1 space per 300 sq. ft. GFA ire Uses 1 space per 300 sq. ft. GFA, plus 1.5 spaces per employee 1.3-1 spaces per guest bedroom plus required parking for other uses on the site 1.5-3 spaces per dwelling or guest unit plus required parking for other uses on the site 1 space per 200 sq. ft. GFA 1 space per 150 sq. ft. GFA 4 spaces per alley plus required parking for other uses on the site 1 space per 35 sq. ft. GFA, plus required parking for other uses on the site 1 space for every 3 seats of assembly room floor area, plus 1 space for each vehicle stored onsite, plus 5 spaces for employees 1 space per 200 sq. ft. GFA 1 space per 250 sq. ft. GFA, plus 1.5 spaces per employee 1.4�3 spaces per guest bedroom plus required parking for other uses on the site 1.3-5 spaces per dwelling or guest unit plus required parking for other uses on the site 1 space per 100 sq. ft. GFA 5 spaces per alley plus required parking for other uses on the site Page 6 of 8 with the main auditorium Stacking analysis shall be required to define a drop-off facility that accommodates safely loading and unloading children Created: 2024-08-07 10:59:38 [EST] 429 Golf uses: (1) Driving ranges (2) Pitch and putt, par three and miniature golf courses (3) Regulation courses Tennis courts, handball/racquetball, and other court - based facilities Health clubs, membership gyms and commercial swimming pools Libraries/museums Shooting ranges Skating rinks, ice or roller Stables, commercial 1 space per tee, plus the spaces required for additional uses on the site 3 spaces per hole, plus the spaces required for additional uses on the site 5 spaces per hole, plus the spaces required for additional uses on the site 3 spaces per court 1 space per 200 sq. ft. GFA (for purposes of this use, swimming pool area shall be counted as floor area) 1 space per 300 sq. ft. GFA 1 space per shooting station plus 5 spaces for employees 1 space per 250 sq. ft. GFA 1 space per each 5 horses kept on the premises N/A 8 spaces per hole, plus the spaces required for additional uses on the site 4 spaces per court 1 space per 150 sq. ft. GFA (for purposes of this use, swimming pool area shall be counted as floor area) 1 space per 200 sq. ft. GFA 1 space per 200 sq. ft. GFA 1 space per each 4 horses kept on the premises Public and Semipublic Uses Public utility facilities 1 space per N/A not having business employee plus 1 offices on the space per vehicle premises, such as used in connection with the facility Created: 2024-08-07 10:59:38 [EST] (Supp. No. 5, Update 3) Page 7 of 8 430 electric, gas, water, telephone facilities Schools: N/A (1) Elementary and 2 spaces per junior high or middle classroom schools (2) Senior high 10 spaces per schools classroom (3) Colleges, 20 spaces per universities and classroom institutions of higher learning (4) Trade schools, 20 spaces per business colleges and classroom commercial schools Emergency and 1 space per Homeless Shelters, employee. Low Barrier Navigation Centers Required Bicycle Parking. Bicycle parking shall be provided for certain nonresidential uses in order to encourage the use of bicycles and to mitigate motor vehicle pollution and congestion. The minimum bicycle parking requirements for nonresidential uses are as follows: a. Land uses required to provide bicycle parking equal to minimum three percent (3%) of the total parking spaces required per Table 9-12 include: video arcades, bowling alleys, cinemas/movie theaters, commercial recreation, tennis clubs, health clubs, libraries, schools, and skating rinks. b. Land uses required to provide a minimum of five (5) bicycle parking spaces include: churches, clubs/halls, hospitals and restaurants (all categories). C. Land uses required to provide a minimum of one (1) bicycle parking for every twenty-five thousand (25,000) square feet of gross floor area include governmental, general, medical and financial office uses. d. In addition to the requirements of subsections (C)(2)(a) through (c) of this section, retail centers shall provide five (5) bicycle parking spaces for each tenant having over twenty thousand (20,000) square feet of gross floor area. The spaces shall be provided at or near the major tenant's main entry. e. Bike racks shall be placed in shaded locations, out of the way of pedestrian flows and shopping cart storage and shall be provided with a mechanism which permits locking a bicycle onto the rack. (Ord. 603 § 1(Exh. A), 2022; Ord. 602 Exh. A, 2022; Ord. 550 § 1, 2016; Ord. 528 § 3, 2016; Ord. 505 § 1, 2012; Ord. 361 § 1, 2001; Ord. 325 § 1, 1998; Ord. 284 § 1, 1996) (Supp. No. 5, Update 3) Created: 2024-08-07 10:59:38 [EST] Page 8 of 8 431 9.210.020 Conditional use permits. A. Purpose. The purpose of a conditional use permit is to provide for individual approval or denial of land uses requiring such permits under this code. Uses requiring these permits have potential for adverse impacts on surrounding properties, residents or businesses. Therefore, when such uses are approved, conditions are placed on their establishment and operation to mitigate or eliminate such impacts. B. Definitions. See Chapter 9.280. C. Applicability. A conditional use permit is required for all land uses identified in this code as requiring such permits. D. Decision -Making Authority. Conditional use permits shall be reviewed by the planning commission in conjunction with a public hearing held pursuant to Section 9.200.100. E. Compliance with Permit. The establishment and operation of any land use authorized under a use permit and any development associated with the permit shall be in compliance with the approved permit and any plans, specifications and conditions of approval shown on and/or attached to the permit at all times. F. Required Findings. The following findings shall be made by the decision-making authority prior to the approval of a conditional use permit: 1. Consistency with General Plan. The land use is consistent with the general plan. 2. Consistency with Zoning Code. The use is consistent with the provisions of this zoning code. 3. Compliance with CEQA. Processing and approval of the permit application are in compliance with the requirements of the California Environmental Quality Act. 4. Surrounding Uses. Approval of the application will not create conditions materially detrimental to the public health, safety and general welfare or injurious to or incompatible with other properties or land uses in the vicinity. G. Appeals. Appeals to decisions on use permits shall be reviewed pursuant to Section 9.200.110. H. Expiration and Time Extensions. The period of validity for establishment or time extension of a site development conditional use permit shall be pursuant to Section 9.200.080. I. Amendments. Amendments to use permits shall be processed pursuant to Section 9.200.100. J. The use permit may be modified or revoked by the city council, or planning commission, should they determine that the proposed uses or conditions under which it is being operated or maintained is detrimental to the public health, welfare, or materially injurious to property, or improvements in the vicinity, or if the property is operated or maintained, so as to constitute a public nuisance. (Ord. 584 § 2, 2020; Ord. 550 § 1, 2016; Ord. 538 § 7, 2016; Ord. 489 § 1, 2011; Ord. 325 § 1, 1998; Ord. 284 § 1, 1996) (Supp. No. 5, Update 3) Created: 2024-08-07 10:59:40 [EST] Page 1 of 1 432 9.210.050 Temporary use permits. A. Purpose. The purpose of a temporary use permit is to regulate certain temporary land uses and activities to ensure that adverse impacts on surrounding properties, residents and businesses are minimized, that the time limitations for temporary uses are specified and complied with, and that the site of the temporary use is restored to its condition prior to establishment. B. Applicability. A temporary use permit is required for temporary uses permitted under this code. C. Decision -Making Authority. Temporary use permits shall be reviewed administratively by the director pursuant to Section 9.200.020. D. Conditions of Approval. If a temporary use is approved, conditions may be placed on the permit to mitigate or eliminate adverse impacts on surrounding properties, residents or businesses. E. Precise Development Plan. Any use or development authorized under such a permit shall be in compliance with the plans, specifications and conditions of approval shown on and/or attached to the approved permit. F. Required Findings. Findings required for approval of a temporary use permit shall be deemed to have been made if the director determines that the findings set forth for such temporary uses in the applicable section of this code have been satisfied. G. Time Limits. A temporary use permit shall be approved for no longer than 18 months, except as specified for stated temporary uses in their applicable sections of this code. H. Extensions. A temporary use permit may be extended for up to 12 months. The filing of an application for extension shall stay expiration of the permit until action is taken on the time extension by the decision- making authority unless the application has been deemed incomplete and inactive pursuant to Section 9.200.070(B). H. The use permit may be modified or revoked by the director, should they determine that the proposed uses or conditions under which it is being operated or maintained is detrimental to the public health, welfare, or materially incurious to property, or improvements in the vicinity, or if the property is operated or maintained, so as to constitute a public nuisance. (Ord. 550 § 1, 2016; Ord. 538 § 7, 2016; Ord. 325 § 1, 1998; Ord. 284 § 1, 1996) (Supp. No. 5, Update 3) Created: 2024-08-07 10:59:40 [EST] Page 1 of 1 433 13.12.100 Public notice procedure. A. Public Notice. Public hearings shall be held on tentative maps as set forth in Table 13-1. Notice of such hearings shall be published at least one (1) time not less than ten (10) days before the date of the public hearing (tweRty (20) .Jays ;f the tentative .. is et exempt from GEQA tiOR). The notice shall include the following information: 1. The time and place of the public hearing; 2. The hearing body or officer; 3. A general explanation of the matter to be considered; 4. A general description of the property in text or diagrammatic form; 5. Map preparer/subdivider representative. B. Specific Hearing Notification. Notices of public hearings shall be mailed or delivered to the following people/entities at least ten (10) days prior to the hearing: 1. Either the owner of the subject property or the owner's duly authorized agent; 2. The project subdivider; 3. Each agency expected to provide water, sewage, streets, roads, schools or other essential facilities or services to the project, whose ability to provide those facilities and services may be significantly affected; 4. All owners of real property within five hundred (500) feet of the property in question, as shown on the latest updated equalized assessment roll. (Ord. 539 § 3, 2016; Ord. 295 § 1, 1997; Ord. 272 § 1, 1995) (Supp. No. 5, Update 3) Created: 2024-08-07 10:59:48 [EST] Page 1 of 1 434 ATTACHMENT 1 FINDINGS Zoning Ordinance Amendment 2024-0001 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 Policy H-2.1 to increase housing choices and address disproportionate housing needs. 2. Public Welfare Approval of the code amendment will not create conditions materially detrimental to the public health, safety, and general welfare. The amendments meet State housing law regulations for development of accessory dwelling units (ADU), allow for site design flexibility for various commercial and residential features, and clarifies language in the municipal zoning code, 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. 435 ATTACHMENT 2 Suggested Change - Affected Code Section(s) _?.easo-f(s) Remove tiers, add findings regarding parking, modification for events held at Short Term Vacation Rentals, "two strikes" Special Event Permit Modifications 9.60.170 violations policy, fines Accessory Dwelling Units (ADU) regulations per state law 9.60.090 Change section to be consistent with State law—Clean up item. Minimum garage setback for residential - change Change section to be consistent with Residential Development to 20 ft instead of 25 in RL and up 9.60.060 Standards Table 9-2 in Section 9.50.030—Clean up item. Homeshare Short Term Vacation Rentals (STVR) have been Future Bed and Breakfast Inns in residential 9.40.030 and added to the La Quinta Municipal Codes and the Bed and zones not allowed 9.60.270 Breakfast Inns are an outdated process. Provisions to allow Vinyl Fencing in the front yard Allow vinyl fencing in the front yard to allow for flexibility in setback area 9.60.030 affordable materials. 9.140.090 9.150.010 Provides clarification of the parking reductions allowed with the 9.150.050 and Village Build Out Area and will continue to provide flexibility for Clarification of Village Parking Allowances 9.150.070 future development alications. Clarify use of consistent terminology within section—Clean up Clarification of Conditional Use Permit expiration 9.210.020 item. Addition of Temporary Use Permit expiration Provides expiration dates and extension provisions for times 9.210.050 Temporary Use Permits. 10 -Day Public Hearing Notices for Tentative 13.12.100 To be consistent with State law and other City applications SO POWERPOINTS PLANNING COMMISSION OCTOBER 8,2024 Planning Commission Meeting October 8, 2024 5:00 p.m. �'[;• - � '.. _ ; fir•. o • i - �•. :� 1�. - - ` ATTyo ��. 71 _. •._ _.a�`^"'�. F -_ ,� -y .. ' w:a.�c�.-�L-:.= '��.'t.: �" .. .'moi• Planning Commission Meeting October 8, 2024 B2 — One Eleven La Quinta Shopping Center Sign Program Amendment SAPR2024-0005 r Background • Project Location: — The project is located between Washington Street and Adams Street north of Highway 111 Ls • Uinta - :.,yd, , Vicinity ' . � ® �QeeY S. = Map ��- =©ut $urger Ile fy 1 �� .. r Lowe's Home ■- frnprpmen f LIZ y + ,Target d � 14 . �of JitO Y.i� Proposal • A fifth amendment to the Sign Program • Replace the existing monument and center ID signs with five new monument signs and four new center ID signs Proposal Existing Signs Approved Per Proposed Existing Sign Sign Program Program Amendment PLANNING COMMISSION MEETING - APPLICANT PRESENTATION NORTH SIGN •�� a �l�'�L ^+- -- ---_ - r � SIGN 4— W rte- 10, w x1.2'H IGN sim rrvem.��.ul..l n��xrl. 5gia.Fne TP/ SQ.PT. SCHEMEA 3�5iw 10,w x 10'+ SmN srlW «.I n��r�.,fnn.iss s� soa sasr. SCHEME B f�5a- la wxe'•6°iH 51671 sP hrs n� �I�Iwrl � x,uti Sg—f— 0 s0.FT. SCHEME C 5p"� 10'Wx 4'•6"H SIGN 5PTW e��llrcxa I«NMnN1 sor• 45 ".FT. SCHEME Q OCTOBER 8, 2024 M. 10' W x 4'4"' H SIGN 'I smn rwe Tamm [.s 45 Stl.FL SCHEME E m PLANNING COMMISSION MEETING - APPLICANT PRESENTATION OCTOBER 8, 2024 10 PLANNING COMMISSION MEETING - APPLICANT PRESENTATION OCTOBER 8, 2024 11 12 PLANNING COMMISSION MEETING - APPLICANT PRESENTATION OCTOBER 8, 2024 13 14 PLANNING COMMISSION MEETING - APPLICANT PRESENTATION OCTOBER 8, 2024 15 16 PLANNING COMMISSION MEETING - APPLICANT PRESENTATION OCTOBER 8, 2024 17 18 PLANNING COMMISSION MEETING - APPLICANT PRESENTATION OCTOBER 8, 2024 19 T =ME-,. -4 � -0 •gyp-, — I � e i OVlRu+ !]03TIfIG 501IfN [LCYLTIOM 10 PLANNING COMMISSION MEETING - APPLICANT PRESENTATION 21 OCTOBER 8, 2024 � I ms'nfir, somm ELEVATION A ,, t C :ell G ! A 1 $ ;Twa l E 1 it i L PROPOSED SOUTH ELEVATION ao•[ - rs i i■�■� iii iii • 22 11 Existing Elevations CEQA • The Design and Development Department has determined that this project is exempt from environmental review pursuant to Section 15301 (g) (Existing Facilities) of the California Environmental Quality Act in that the proposed project includes on -premise signs. I Findings • PC must make findings that: — the project is consistent with the City's zoning code, and ensure it is in compliance with the requirements of the California Environmental Quality Act (CEQA) Recommendation 1) Adopt a resolution to approve Sign Program Amendment 2024-0005 (SA 02-668 Amendment 5) and find that the project is exempt from environmental review pursuant to Section 15301 (g) (Existing Facilities). i" r � Raft, CALIFORNIA ., Planning Commission Meeting L October 8, 2024 PH1 Jefferson Square Specific Plan SP2022-0004 (SP2002-062, Amendment 3) Tentative Tract Map 2022-0003(TT 38604) Site Development Permit 2022-0015 Background • The Jefferson Square Specific Plan was originally approved in 2004 for the entire 10± acre site. • In 2009, the existing shopping center was constructed on the north half of the site. • The current proposal activates the Mixed Use Overlay, which applies to this and all other commercially zoned properties in the City. • Mixed Use Overlay allows up to 24 units/acre at High Density Residential standards. Background • The Specific Plan Amendment would allow either commercial or multi -family residential development on the southern 5f acres of the site. • The Tentative Tract Map subdivides the southern 5 acres into 3 lots. • The Site Development Permit would allow the development of 71 apartments and 18 townhouses on the southern 5 acres. Vicinity Map j ... W., t Specific Plan Amendment • Makes no changes to north half (PA 1) and allows either commercial or multi -family residential on south half (PA 2). • Allows up to 95 multi -family units on south half (19 du/acre). • Establishes standards and guidelines for residential in PA 2. Specific Plan Amendment • MU Overlay allows height of up to 43.75'. • SP changes to HDR standards: — 28' height within Image Corridor (22' is limit) — Reduced unit sizes: • 1 bedroom from 750 SF to 600 SF Specific Plan Amendment • SP changes to HDR standards: — Reduced parking requirements: • 1 Bedroom: 1.5 vs. 2.5 per unit • 3 Bedroom: 2.5 vs. 3.5 per unit • Studio & 2 Bedroom remain at 1.5 and 2.5 per unit, consistent with Zoning Code. PLANNING COMMISSION MEETING - APPLICANT PRESENTATION 9 TE7FTATIVH TRACT hrW4O. SOM w„ FOR COI�OIUM PLlRPO$ES + i°GS.�rcr..._ arrr 96, OCTOBER 8, 2024 W. W.'s 6"si^s`ea`a�TsL�i3 m Via:. �- E" W OCTOBER 8, 2024 W. W.'s Site Plan Site Development Permit • 18 townhomes in four buildings. • Two and three stories. • Tuck under garages. • Buildings 2 & 3: 3 stories, 38 feet in height. • Building 4: 2 & 3 stories, 28 & 38 feet in height. • Buildings 5 & 6: 2 stories, 28 feet in height. • Parking: 2 -car garage + 9 guest parking. Elevations - Apartments Bldg 1 East Bldg 1 Soutl Bldg 4 North Bldg 5&6 South Elevations - Townhomes PLANNING COMMISSION MEETING - APPLICANT PRESENTATION OCTOBER 8, 2024 41 42 21 PLANNING COMMISSION MEETING - APPLICANT PRESENTATION a&:lo:l10lleis i6a J- m- iny[pra.w[ R o w. a c�x�u. iu — s_ �... _ 11 ME _ �k #AFl xauw �.asxouNecnv�uuuNe _ W_ o z CONCEMUAL L NO .E PLPN 01 43 G&Zlet:loil Nis 44 OCTOBER 8, 2024 22 I CEQA • Initial Study was prepared and circulated for public review —With implementation of mitigation measures, all impacts can be reduced to less than significant levels. —A Mitigated Negative Declaration is proposed. Recommendation • Consider a resolution to recommend City Council adopt the Mitigated Negative Declaration for the Jefferson Square project (EA2022-0012). • Consider a resolution to recommend City Council approve Specific Plan 2022-0004 (SP2002-062, Amendment 3), Tentative Tract Map 2022-0003 and Site Development Permit 2022-0015, subject to conditions of approval. CALIFORNIA As Planning Commission Meeting October 8, 2024 PH2 — ZOA 2024-0001 Zoning Code Updates _ Tom~ r* �}:1 LI Background • Staff periodically reviews the municipal zoning code and proposes amendments to update or clarify standards. • Update Accessory Dwelling Unit (ADU) regulations to meet State housing law and compliance with Housing Element. • Staff also reviews for opportunities for development code streamlining, design flexibility, and Code Clean-ups Accessory Dwelling Unit (ADU) • Changes are being made to comply with changes in State law. • Clarification of definition and references to State Code sections. • Explicitly requires owner -occupancy for houses that contain a Junior ADU. • Allows for the sale of an ADU separate from the home under very specific circumstances: ■ Must be associated with a non-profit organization. ■ Both the primary house and the ADU must be restricted to low income household owners for 45 years. Vinyl Fencing • Recommend allowing vinyl fencing in the front yard area to allow for flexibility in affordable materials. • Materials to be approved by the Design and Development Director Clarification of Village Parking Allowances • Simplifies Village Build Out Area 50% parking reduction allowance. • Residential projects must include at least one on-site parking space • Mixed use parking reduction allowances will not apply to Village Build Out area. Temporary Use Permits • TUP's are required for various temporary uses allowed in the Code and have time limits set according to the particular use • The proposed additions would give a maximum time limit of 18 months to TUPs that do not fall under those sections • One time extension of 12 months would be allowed Bed and Breakfast Inns • Ends redundant process • Short Term Vacation Rental Permits can be issued for Homeshares which require an owner reside at the residence during the temporary occupants stay • Key distinctions: • Maximum size /number of temporary occupants • Permit Term Clean-up Items • Garage Setbacks • Conditional Use Permits • Public Hearings for Tentative Maps Residential Special Events • Governed by 9.060.170 • Characteristics of Special Event • Permit Tier Levels • Staff Review and Decision Concerns • Poor management of event • Attendance exceeds approval • Not enough resources provided to manage event • Parking/traffic disruptions • Amplified music beyond approved operation time • Late special event application submittals Proposed Changes • Eliminate tiers and process individually • Require finding made that a parking plan demonstrates sufficient parking is available for anticipated attendance • Evaluate parking impacts on surrounding neighborhood and impose conditions Proposed Changes • Eliminate requirement for special event approval for STVR properties exceeding the total daytime number of occupants • Let criteria for residences apply • Establish administrative fines • Impose two -strikes policy CEQA • 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 of the environment. Recommendation • Adopt a resolution recommending City Council approve Zoning Ordinance Amendment 2024- 0001 for zoning and subdivision code language clean up and changes and find the project exempt from the California Environmental Quality Act per Section 15061 (b)(3). Otto &6r=J ;' _ CALIFORNIA .� POWERPOINTS PLANNING COMMISSION PHl: JEFFERSON SQUARE APPLICANT PRESENTATION OCTOBER 8,2024 PLANNING COMMISSION MEETING - APPLICANT PRESENTATION FLORA RESIDENTIAL COMMUNITY Applicant Presentation October 8, 2024 1 Introductions Project Flora La Quinta LLC: Applicant Omar Hussein Development PM: Luis Gomez Team Arch: Brion Moran (Aero) 2 OCTOBER 8, 2024 PLANNING COMMISSION MEETING - APPLICANT PRESENTATION • Project History • Market Trends • Project Vision Agenda • Community Insights • Site Challenges & Solutions • Community Benefits 3 4 OCTOBER 8, 2024 2 Hotel developer (160- Jefferson Square SP CC approved the GP room, 9K SF retail) was approved for a SPA 2 was approved Update introducing withdrew planning 102,402 SF shopping for a 90,441 SFMixed Use Overlay application after 2nd center. shopping center. policy. PC meeting. �rm6m SPA 1 was approved Construction was PC approved 38K SF Dutch Bros. Coffee for a 100,731 SF completed. Fresh and fitness center (In- opened for business. shopping center. Easy Market failed to Shape Fitness). open. OSH canceled Developer forfeited lease. entitlements. Site Development Timeline 4 OCTOBER 8, 2024 2 PLANNING COMMISSION MEETING - APPLICANT PRESENTATION 5 .� '• — producer pace Ndrx W ConreOft Cerumsdm (Nr"W New Ne resldeadel Suft g Coruwumm 3* Year fixed Rate PA wgege Awrege In the Uri�dSvtm — Cammrreiel FL -1 Esrerc Pres Iw UM d Sreoea — Average Nanny EEmployer& Taal Nwatr IrK411fO La 3S W Cost of Construction > 60 • Construction Loan > 100% Project Valuation < 5 - 20% M Rent Growth > 5 - 10% s Operational Costs > 20 — 30% 15 >increase < decrease x 5 0 s u' -1v 07 M21 0i 2022 of2022 [)I 2W 0a=5 a1 M24 0720] sewers: 81,5; SL Lady Fed; mwc; 1MF myl.redygll X711 KEY ECONOMIC INDICATORS - PAST 3 YEARS SOURCE: HTTPS://FRED.STLOUISFED.ORG/SERIES/CASTHPI • I WJ Re M1 fro.33 i• Transform Jefferson Square into a thriving "horizontal" mixed-use community. Create a synergistic relationship between existing retail and the proposed residences. Provide alternative housing for teachers, trades people, healthcare workers, recent college grads, young families and seniors. Build a pedestrian friendly, walkable community that will stand the test of time. • Demystify mixed use development. OCTOBER 8, 2024 3 PLANNING COMMISSION MEETING - APPLICANT PRESENTATION Residents Tribal Planning Consultation Department Outside Other City Agencies DepartmentsThe Power of Collaboration Monticello —M Community Insights OCTOBER 8, 2024 M PLANNING COMMISSION MEETING - APPLICANT PRESENTATION Parking Codes in the Valley 1 bedroom 84 84 42 42 42 84 53 53 42 2 bedroom 58 58 58 58 29 58 65 44 44 3 bedroom 54 36 36 36 18 36 50 41 36 guest 45 24 45 45 90 0 0 22 18 Total Required 241 202 181 181 179 178 167 159 139 I 011 cwt 10 Site Constraints and Solutions I � I'l; 0® OCTOBER 8, 2024 5 PLANNING COMMISSION MEETING - APPLICANT PRESENTATION Site Constraints and Solutions -- ..:AftJow _. a a 134' r 12 OCTOBER 8, 2024 6 PLANNING COMMISSION MEETING - APPLICANT PRESENTATION 13 Community Benefits 1. Property revitalization 2. Increased housing supply 3. Diversify housing inventory 4. Efficient land use 5. Walkability and reduced traffic 6. Economic growth 14 OCTOBER 8, 2024 PLANNING COMMISSION MEETING - OCTOBER 8, 2024 APPLICANT PRESENTATION HANDOUTS PLANNING COMMISSION OCTOBER 8, 2024 PLANNING COMMISSION MEETING - OCTOBER 8, 2024 - HANDOUT BY RESIDENT HEIDI KEMP PUBLIC HEARING ITEM NO. 1 - JEFFERSON SQUARE Photo take by Heidi Kemp 79819 Ambassador Cir, La Quinta afternoon of October 7th, 2022 MARKETPLACE n For A plew CLOW0eds Dere un. "4 L6LS The hahoob that hit the Coachella Valley on Thursday was stronger than most. Here's why Paul Alban! -Burgin Palm Springs Desert Sun pu:..• t*d 6: 5 pr PI Orf i ?W'= I Uodated v:all P.M. PF Oct. 7,202? 0 X M A Table H. tong -Term Ambient Noise Lml Measurements 5aace r-mwwo yr u v—f Nok Mdse meiYr SVD" ►r.rec"Mted Gam octuter 6to (halm 7, 202 .,heft at 790 p.m ' Dayur" "we Lvmis. ionise kre4 d.r'sg the harm frau 710 a. m. to 7;06 P.m. t Erwin Nate Lore && Nofse ktah during thehdun from 703Pm to 14=0-ri ' rd,& nkne Noir Levels a Hone leah dtetn the totes from 1016 p.m. td 716 0.1R d5A- A-"gtftdOvu"$ Daytime Ewmfn[ r,W+m— Cd Nab* elsb! NONe Mole M060 Equlwlem tolls' Levels? Lewis, ld6A L4 W 111 L.J ideA W CNEL LT 1 On it Baht Pak south 01 the PrOect SAM treara parting W, approximately 470Jeet away fr0m 57.4.60.1 50.0 5B 3 x4.7 -id -0 56 4 lefferson Street terMerkM L7.2 Southeast of the project site on a palm tree aaass Jefferson Street f+'f resldpr0e, appraxtmaiely 75 64.7.72.4 6fr.4-6&3 502-707 73.2 Feel away if" Jefferson Streetcentem- LT -3 parking lot west of patch Bros Coffee, Approsimately 320 feet Away kom Jefferson Street 5a-4.65.6 55.0.63.9 49.3.615 64J] Ceeterline LTA West of the project she on a palm Vee in (WIt of A swoe famliy residence at 79U9 Ambassador Cir, r3-4-66.233.9.64 7 42.3-60 6 b2 3 aPP'oe mately 30 feet away from Mentitet10 Avenue. 5aace r-mwwo yr u v—f Nok Mdse meiYr SVD" ►r.rec"Mted Gam octuter 6to (halm 7, 202 .,heft at 790 p.m ' Dayur" "we Lvmis. ionise kre4 d.r'sg the harm frau 710 a. m. to 7;06 P.m. t Erwin Nate Lore && Nofse ktah during thehdun from 703Pm to 14=0-ri ' rd,& nkne Noir Levels a Hone leah dtetn the totes from 1016 p.m. td 716 0.1R d5A- A-"gtftdOvu"$ PLANNING COMMISSION MEETING - OCTOBER 8, 2024 - HANDOUT BY STAFF PUBLIC HEARING ITEM NO. 2 - CODE UPDATES 9.150.050 Determination of spaces required. A. Method of Determination. Off-street vehicle parking requirements shall be determined and provided in accordance with this section when the subject building or structure is constructed or a use is established or changed. In determining such off-street parking requirements, the city may use the alternative methods described in this section. The city reserves the option of requiring the use of more than one (1) of these methods, depending on the type, size and mix of uses in a proposed development. B. In the Village Build -Out Plan Area, a reduction of fifty percent (50%) of rep uired off-street spaces for non- residential uses is allowedaad aoywar at;o of � V+e p- king r•ryFkdafd F FW bC a P0 FOYE?d by *h 0 d KeFtfqam Develoument nyra�ects that include residential uses shall reouire a minimum of once covered off-st reet space, oer unit. No additionala"rparking is required for a change in nonresidential use.�'^��-�,i projects are requieed to laravidie aI! 6! k i,, .,kI.w9 r.,, , r;an,..:..1 .-.,..wr....., eFlit . r... ...r 3 Of 1424 w Peqoif ed r r f.., wl development ,, site After application of the 50'-5 reduction P2arking spaces required but not provided on-site can be provided through the preparation of a parking plan that can include: 1_ Use of on -street parking spaces immediately adjacent to the project, to the satisfact on of the director. 2. A shared parking agreement with adjacent property owner. 3. A fair share contribution to the in lieu fee program. ..ii. at I :igh seas an r ,k ZlIV V9..,.y r,. _r.. r.n 1; r10 r.tfl. ;R r.�e1H 4�V* � dd b}.r u fiemf i-feot0 yl I n ., 4 h e .- er;t r 0 t ; 5 EO .1•-36.0 E§0V .2r O. Ea}. -,1 a eIii= r sr►,ared parki• T, and S. Other alternative methods listed in subsection C approved in a site development permit. Alternative Methods. Section 9.150.060 specifies the standard number of parking spaces required for most land uses. This schedule is required unless the applicant can show to the satisfaction of the city decision- making authority that it does not apply. Other alternative methods herein below may then be employed to determine the required parking spaces; A recognized authority's shared parking methodology for calculating the peak demand over time for parking in a development of mixed uses using the same parking facilities as specified in Section 9.150.070; A city methodology for calculating the parking demand for extremely complex or unusual uses or combinations of uses for which the standard schedule, a recognized authority's methodology and/or verifiable data are not applicable. Some or all of the Following Factors may be utilized in this methodology: expected numbers of occupants, employees, customers or visitors, vehicles stationed on the site, service and loading spaces required, handicapped spaces required, emergency access considerations and use of parking by unauthorized vehicles. 0_ Parking In -Lieu Program. The city may permit required parking spaces in the Village Build -Out Plan Area to be reduced through execution of a parking agreement, subject to the following requirements: 1. A binding agreement, recorded against the property, between this city and the property owner. The agreement shall contain, at a minimum, all of the following_ a. The agreement shall be binding upon the parties thereto, their heirs, successors and assigns, and shall run with the land; Created: 2024-a9-97 18:59;39 tE5Ti (Supp. No. 5, Update 31 Page 1 of 2 y. b. A payment schedule with a payment per od not exceeding four (4) years. If an assessment/benefit or parking improvement district is established, the obligation of the property owner shall become due and payable under the terms of such district; C. A cash mitigation payment. The amount per space shall be established as determined by the planning and public works divisions, plus an inflation factor. The amount will be calculated at the time of agreement execution. 2. An irrevocable offer from the property owner to participate in any future assessment/benefit or parking improvement district that may be formed in the VC or MU overly districts. 3. The money collected may be released to a city -created parking assessment/benefit or parking improvement district, or may be used in the furtherance of general parking improvements in the VC or MU overlay districts, at the option of the city. Any financial obligation issued against such property shall be reduced accordingly to the amount of mitigation money paid at the time of the district formation. 4. The property owner shall secure the mitigation payment by providing the city with a second deed of trust in the amount of the total mitigation payment. E. Incentive Based Parking Adjustments. In all districts, the following may result in a reduction in parking spaces of up to fifteen percent (15%), subject to approval by the planning commission: 1. Permanent, non -vegetation shade structures covering fifty percent (50%) of all parking spaces. 2. Increased landscaping and public spaces. 3. Pedestrian improvements not located in the right-of-way or project driveways. 4. Vehicular and nonvehicular connections between projects. 5. Use of pervious surfaces for drainage, or creative drainage solutions. 6. New commercial and mixed use development providing preferred parking locations for electric and other alternative fuel vehicles. 7. Developments that provide a minimum of two (2) parking spaces or of the minimum number of spaces, whichever is greater, for golf carts and neighborhood electric vehicles (NEV) shall receive a parking credit reduction equal to five percent (5%) of the standard parking spaces required for that development. (Ord. 562 § 1, 2017; Ord. 553 § 1, 2017; Ord. 550 § 1, 2016; Ord. 284 § 1, 1996) [Supp. No. 5, Update 31 Page 2 of 2 Created: 202.4-08-87 10;59:38 JE$TJ WRITTEN PUBLIC COMMENT PUBLIC HEARING ITEM NO. 1: JEFFERSON SQUARE PLANNING COMMISSION OCTOBER 8, 2024 Tania Flores From: Marshall F. Cooper <marshall@coopercoatings.com> Sent: Sunday, October 6, 2024 3:09 PM To: Planning WebMail Subject: Flora La Quinta Project - 89 Apartments at Jefferson & Fred Waring Follow Up Flag: Follow up Flag Status: Flagged EXTERNAL: This message originated outside of the City of la Quinta. Please use proper judgement and caution when opening attachments, clicking links or responding to requests for information. ISome people who received this message don't often get email from marshall@coopercoatings.com. Learn why this is important My name is Marshall Cooper, and I live at 79952 Memorial Pl. I am directly impacted by this housing project, and I am against it. However, I offered a solution to where I would not object to the housing development. As it is currently planned, my home investment and privacy are negatively impacted. The current plan is to build a two- story apartment building on the other side of my wall. Their plan to build a hedge to protect my privacy is not sufficient. My bedroom sliding glass door faces the wall and the second floor would be able to see inside my house. I suggested that they build a one story instead, and then I would not object. They said this would not meet their profit goal. Had I been aware of a possibility of apartments being built at this location, I would not have purchased this property in 2020. 1 figured I might have to look at the backside of a building, but having apartments looking into my back yard is unacceptable. Essentially, the developers want to maximize their profits at my expense and lower the value of my house. Having units overlooking my backyard with the possibility of seeing into my home will tower the value of my house. I do not think this is fair and it should not be approved. Tania Flores From: Jeff Stahl ejstahlphone@gmail.com> Sent: Tuesday, October S, 2024 10:21 AM To: Planninq WebMail; Jeff Stahl Subject: Public Comment for Tonight's Planning Commission Meeting 101$12024 EXTERNAL: This message originated outside of the City of La Quinta. Please use proper judgement and caution when opening attachments, clicking links or responding to requests for information. Some people who received this message don't often get email from istahiphone@gmaii.com. Learn why this is important Hello, Please accept my public comment for Public Hearing Item 1 at tonight's Oct. S, 2024 Planning Commission Meeting. Thankyou, Jeff Stahl Hello Planning Commissioners; I ask the Planning Commission to reject this development for several reasons I will describe below. Namely, it would be a very poor fit, negatively impact existing neighbors, and would be inconsistent on many good planning criteria with the neighborhoods around it. It would also deprive residents of Neighborhood Commercial services they can use every day so they don't have to drive farther to get them. Unsuccessful Developers Just because the developers have shown a poor ability to successfully build and fill a useful community asset in the form of local shopping and service opportunities should not lead to the neighborhood suffering such a lost opportunity. This would remove such potential while adding to the number of residents who would need to travel farther around the city for those services and goods. Neighborhood Commercial planning standards call for these goods and services to be available right here within walking distance-- so we don't have to drive father. This will add to people to having to drivel travel more miles for daily needed services and goods. Proposal, is Inconsistent with Surrounding Neighborhood The proposed 3 -story development would not fit well into the surrounding single -story neighborhood towering in on other's private lots, despite proposed mitigation efforts. Commercial Neighborhood development standards would have to be violated to allow for the nonconforming apartment building heights. Pg 57 "In this case, the SPA allows for residential building heights of 43.75 feet (25% more than the 35 feet allowed in CN) Dramatic Impacts on Park and Parking The development and it's ambitiously limited parking formula would have a dramatic impact on our community park. It is public but already well -used by local residents and others who drive to use it. By adding several buildings of new residents just over the park wall, the park will certainly be impacted by increased use and noise which both would have an impact on neighbors. That development would piggy- back and benefit from park greenspace that was paid for and meant forth is neighborhood development. It was not intended to make a high density apartment complex appear less intrusive on the land. The Parking... Any overflow of apartment parking would also naturally gravitate to the open curb along Monticello Park because the shopping center has no extra availabiltiy and businesses would easily demand signage prohibiting parking impacting their storefronts. Currently, when more than a handful of cars are parked along Monticellow Avenue along the park, the additional cars dramatically narrow Monticello Avenue making it difficult for vehicles to pass by because the road is so narrow. The parking situation there is already strained anytime there is any considerable parking used along the curb. This makes is harder for emergency vehicles and regular traffic to safely pass through. This would be exacerbated further with any aaaitionaL overnow apartment parKing. See photos below. J_ Mixed -Use Letter of the Law, but not Spirit While the development plan may satisfy the city's mixed-use policy in the letter of the law, it does NOT in spirit. The commercial development was built decades ago. This is a new development that consists only of high-density residential. There is no new mixed-use in this new development. This is not to the spirit of the law and frankly an admission of failure by the inadequate developer to truly produce a mixed-use project. Pg. 61 "project would have significant impacts relating to cultural resources, geology, and noise." Noise may not be mitigated and certainly can't be by landscaping features. The neighbors of this poorly conceived project will be negatively impacted in the same way the previously failed hotel development project would have impacted them. Loss of Scenic Views in a More Crowded Park The park gives users and residents across the way beautiful scenic views of the Little San Bernardino Mountains to the east and north. Residents have always expected a single -story development to somewhat impact those views. Allowing 3 -story apartments with people on balconies looking back at the park will devastate those views. Pg. 82 "development within the City limits is generally built at lower densities, and buildings throughout the planning area tend to be low-rise structures. Views of local mountains and scenic vistas throughout the incorporated portions are generally good" The photos in the EIR on Pg 83-84 deceptively minimize the mountain views because they are taken with such a wide angle lens. This is quite deceptive. Pg. 84 " As illustrated in the exhibits above, the existing views of the Little San Bernardino, San Jacinto, and Santa Rosa Mountains are distant and largely obstructed by existing commercial and residential structures, landscaping (i.e., mature trees), and manmade infrastructure." No they are not. They are quite visible and would be further degraded by a 3 -story development. I hope this assertion in the project's EIR is not intentionally inaccurate, but it is inaccurate none -the -less. Planning Commission Rejected Similar Hotel Development Here Thank you for your consideration. To me, this project is a rewarmed do -over of the 3 -story ambitious hotel project the same developers abandoned in 2018. That project was also clearly not a good fit, would have negatively impacted neighbors, and was inconsistent with good planning policies. The City's Planning Commission denied that project and I hope you will also reject this project as well. The developers admitted the project was a band-aid to neighbors in a community meeting this summer. They said they just need to do something with this property because they haven't gotten anything going so far and this is their latest proposal. They want to do something-- anything. They didn't really seem to care about it but instead they want to move on to something else. They just want to be done with it. Unfortunately, if they get their way, we won't ever be done with it because we will be living with its impacts for the long term. Perhaps they should sell the property to a more responsible developer. Thankyou, Jeff Stahl Project Noticed Resident in Monticello r F.. Park Parking Park Parking Tania Flores From: Jamie R Carstairs <saamm@yahoo.com> Sent: Friday, October 4, 2024 3:50 PM To: Tania Flores Subject: Letter concerning the Flora multifamily residential project EXTERNAL: This message originated outside of the City of to Quinta. Please use proper judgement and caution when opening attachments, clicking links or responding to requests for information. IYou don't often get email from saamm@yahoo.com. Learn why this is important Dear Members of the La Quinta Planning Commission, I am writing to express my support for the Flora multifamily residential project, which is proposed to occupy the vacant half of Jefferson Square Shopping Center. As a local business owner who has owned and operated Eclipse Dentistry at Jefferson Square for over 12 years, I have witnessed firsthand how the long-standing vacancies in this center have impacted the center's businesses and the overall vitality of the shopping center. For over 15 years, the empty parcels at Jefferson Square have been a concern for the shopping center tenants. The introduction of the Flora project offers a unique opportunity to revitalize the shopping center, transforming it into a vibrant mixed-use community that will breathe new life into the shopping center. By bringing new residents to the area, the Flora project will increase the customer base for local businesses, stimulate economic activity, and create a more dynamic and inviting environment for all. This development is exactly what Jefferson Square needs to overcome the challenges it has faced and to become a thriving hub within La Quinta once again. I urge the Planning Commission to approve the Flora project and help turn this long -neglected site into a valuable asset for our community. Sincerely, Dr. Jamie Carstairs Owner Eclipse Dentistry 44025 Jefferson St, Suite 105 La Quinta, CA 92253 Tania Flores From: Peter Skaaning < Peter@rapportfurniture.com> Sent: Monday, October 7, 20244:32 PM To: Tania Flores Subject: FLORA LA QUINTA LLC hearing October 81h, 2024 EXTERNAL: This message originated outside of the City of La Quinta. Please use proper judgement and caution when opening attachments, clicking links or responding to requests for information. IYou don't often get email from peter@rapportfurniture.com. Learn why this is imoortant Dear Members of the La Quinta Planning Commission, I am writing to express my support for the proposed Flora multifamily residential project. As a local business owner in La Quinta, I believe this development will be a valuable addition to our community. Flora will provide much-needed housing options for our growing population, helping to accommodate the diverse needs of current and future residents. The project's thoughtful design and amenities will contribute to the vibrancy of our area, attracting new residents and customers to our local businesses. In addition, the development aligns with La Quinta's vision for responsible growth and economic sustainability. By providing quality housing, Flora will help to foster a thriving community where businesses like mine can continue to flourish. I strongly encourage the City Council to approve the Flora project and look forward to the positive impact it will have on our local economy and community. Thank you for your consideration and if any further questions are required, please do not hesitate to contact me at below numbers. Thank You, Peter Skaaning Chief Visionary Officer C: 310-890-5495 P: 323-930-1500 peterP ra pportfu rn itu re.com rapnortfurniture.wm q,1??I0qL NHTUZZI KARE IWERWn0NALFORNrNRE ITALIA Tania Flores From: Erik Vogt <erik@robertjamescollection.com> Sent: Monday, October 7, 2024 9:58 AM To: Tania Flores Subject: Flora Multifamily development EXTERNAL: This message originated outside of the City of La quina. Please use proper judgement and caution when opening attachments, clicking links or responding to requests for information. IYou don't often get email from edk@robertjamescollectioacom. Learn why this is important Dear La Quinta Planning Commission, I am writing to express my support for the proposed Flora multifamily residential project. As a local resident and business owner, I believe this development will be a valuable addition to our community. Flora will provide much-needed housing options for our growing population, helping to accommodate the diverse needs of current and future residents. The project's thoughtful design and amenities will contribute to the vibrancy of our area, attracting new residents and customers to our local businesses. In addition, the development aligns with La Quinta's vision for responsible growth and economic sustainability. By providing quality housing, Flora will help to foster a thriving horizontal mixed use environment which could serve as a great example of smart redevelopment for other properties in the city. I strongly encourage the Planning Commission to approve the Flora project and look forward to the positive impact it will have on our local economy and community. Thank you for your consideration. Sincerely, Erik Vogt 54855 Avenida Vallejo La Quinta Ca 92253 858-518-3288