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SP 1998-034 Fairway Plaza (2001)City of La Quinta Fairway Plaza Shopping Center SPECIFIC PLAN March 19, 2001 PREPARED BY: WVftrner engineering 7 CML ENGINEERING / PLMINING / LAND SURVEYING 73-185 Highway 111, Suite "A" Palm Desert, California 92260 (760) 341-3101 - City of La Quinta City Council Resolution 99-63 - Adopted May 18, 1999 City of La Quinta Case No. Specific Plan 98-034 PREPARED FOR: Lundin Development Company 16400 Pacific Coast Highway, Suite 207 Huntington Beach, California 92649 (Warner Engineering Project No. C8510SPEX) F�VF �1 PI "Ai �;� /1ENT FINAL DRAFT AS ADOPTED Fairway Plaza Shopping Center Specific Plan TABLE OF CONTENTS Section TABLEOF CONTENTS.........................................................................................................i LIST OF EXHIBITS iv 1.0 SUMMARY...................................................................................................................1 1.1 Purpose..............................................................................................................1 1.1.1 Relationship to General Plan 1 LandUse.....................................................................1 Circulation 1 Roadway Image Corridor.....................................2 Water Quantity and Quality ,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,2 1.1.2 Relationship to Zoning............................................................... 2 1.2 Specific Plan Summary...................................................................................2 1.2.1 Project Summary...........................................................................2 1.2.2 Project Objectives.........................................................................2 1.2.3 Project Characteristics,................................................................3 1.2.4 Master Design Theme..............................................................3 2.0 MASTER PLANS.........................................................................................................4 2.1 Project Description..........................................................................................4 2.2 Grading..............................................................................................................4 2.2.1 Undeveloped Land......................................................................4 2.2.2 Flood Protection............................................................................5 2.3 Drainage............................................................................................................5 2.3.1 Drainage Plan Description .,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,5 2.3.2 Conceptual Grading and Drainage Plan.................................5 2.3.3 Typical Section of Retention Basin,,,,,,,,,,,,,,,,,,,,, ,, ... _.5 2.4 Water................................................................................................................6 2.4.1 Water Service Description..........................................................6 2.5 Sewage Disposal...................................................... ....................6 .......... .......... 2.5.1 Sewer Service Description ,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,6 2.6 Utilities................................................................................................................6 2.6.1 Existing Utilities6 ............................................................................. 2.6.2 Underground Utilities...................................................................6 2.7 Circulation ... .... ................................................................................... 7 .. .... .... . 2.7.1 Project Area 2.7.2 Traffic Study...................................................................................7 Revised per Resolution No. 99-63 Adopted May 18, 1999 Fairway Plaza Shopping Center Speck Plan TABLE OF CONTENTS (Continued) Section Page 2.7.3 Circulation Description ,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,7 2.7.4 Public Transportation...................................................................7 2.7.5 Street and Traffic Improvements ,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,8 14 3.4 2.7.5.1 Minimum Street Improvements ,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,8 2.7.5.2 Access Points.....................................................8 2.7.5.3 Access Drive Aisles 9 2.7.5.4 Improvement Appurtenances ,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,9 2.7.6 Off-site Traffic Circulation Plan 9 2.7.7 On-site Traffic Circulation Plan 9 2.7.8 Construction / Financing of Improvements ............................. 2.8 Signage ..................... ......................................................................................... 10 2.8.1 Signage Locations ...................................... 10 2.8.2 Building Sign Locations..,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,, ,,,,,,,,,,10 2.8.3 Major Tenant Sign Details,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,10 2.8.4 Shops Sign Details.......................................................................10 2.8.5 Monument Sign.............................................................................10 2.8.6 Store Identity Sign....................................................................... 10 2.9 Landscape Concept............................................ 10 2.9.1 Development Standards11 2.9.1.1 Landscape Shading Requirements for ParkingLots................................................................12 2.9.1.2 Landscape Maintenance ,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,12 2.9.1.3 Landscape Development Standards,,,,,,,,,,,,,,,,,,,,, 12 2.9.1.4 Landscape Screening,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,13 2.10 Maintenance of the Shopping Center .... ......... ......................13 3.0 SPECIFIC PLAN..........................................................................................................14 3.1 Land Use 3.2 .............................................................................Y.......,.....................14 Archaeology,,,,,,,, 3.3 Paleontology.................................................. ................................................... 14 3.4 Environmental......,,...,..,.,.,..,.........Y..,...15 .......................... ...................... 3.4.1 Air Qua....li.ty........ .......................................................................................15 3.4.2 Noise..................................................,.............................................15 3.4.3 Trash Recycling...........................................................................15 3.5 Zoning..... ... ., .............................................................................16 3.5.1 Zoning Standards......................................................................... 16 3.5.2 Deviations from Zoning Code,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,16 Revised per Resolution No. 99-63 Adopted May 18, 1999 Fairway Plaza Shopping Center Specific Plan TABLE OF CONTENTS (Continued) Section Page 3.5.2.1 Number of Parking Stalls Provided .,.,,16 ................... 3.5.2.2 Retail Store over 50,000 Sq. Ft. of Floor Area ... 16 APPENDIX "A” City Council Resolution No. 99-63 Adopted May 18, 1999 for Specific Plan 98-034 (Including the Findings and Conditions of Approval) City Council Resolution No. 99-62 Adopted May 18, 1999 for Environmental Assessment 98-375, General Plan Amendment 98-060, Zone Change 98-089, Tentative Tract Map 29053, Specific Plan 98-034, and Parcel Map 29052 (Including the June 7, 1999 cover letter from the City of La Quinta and the Environmental Checklist Form and Addendum) Revised per Resolution No. 99-63 Adopted May 18, 1999 3.5.2.3 Automobile Service Station 16 3.5.2.4 Depth of Entry Access Ways ,,,,,„,,,,,,,,,,,,,,,,,,,,,,,,,,,17 3.5.3 Permitted Uses..............................................................................17 3.5.4 Permitted Uses with a Conditional Use Permit ...................... 18 3.6 Specific Design Features18 ............................................................................... 3.6.1 Screen Wall....................................................................................18 3.6.2 Screening of Rooftop Equipment ,,,,,,,,,,,,,,,,,„,,,,,,,,,,,,,,,,,,,,,,,,,,,18 3.6.3 Utility Enclosures..........................................................................18 3.6.4 Cart Storage................................................................................. ..18 3.6.5 Exterior Lighting ....................... ........ 19 3.7 Property Rights ...................................... ........................................................... 19 APPENDIX "A” City Council Resolution No. 99-63 Adopted May 18, 1999 for Specific Plan 98-034 (Including the Findings and Conditions of Approval) City Council Resolution No. 99-62 Adopted May 18, 1999 for Environmental Assessment 98-375, General Plan Amendment 98-060, Zone Change 98-089, Tentative Tract Map 29053, Specific Plan 98-034, and Parcel Map 29052 (Including the June 7, 1999 cover letter from the City of La Quinta and the Environmental Checklist Form and Addendum) Revised per Resolution No. 99-63 Adopted May 18, 1999 Fairway Plaza Shopping Center Specific Plan LIST OF EXHIBIT'S Title Site Plan Typical Section - Retention Basin with Deceleration Lane Off -Site Traffic Circulation Plan On -Site Traffic Circulation Plan Signage Locations Building Sign - Locations Major Tenant Sign — Details Shop Sign — Details Monument Sign Preliminary Landscape Plan 1 Revised per Resolution No. 99-63 Adopted May 18, 1999 iv Fairway Plaza Shopping Center Specific Plan CITY OF LA QUINTA City of La Quinta, Post Office Box 1504, La Quinta, CA 92253-1504 City Council John Penia, Mayor Stanley Sniff, Mayor Pro Tem Terry Henderson, Council Member Don Adolph, Council Member Ron Perkins, Council Member Planning Commission Tom Kirk, Chairperson Steve Robbins, Vice Chairperson Jacques Abels, Commissioner Richard Butler, Commissioner Robert Tyler, Commissioner City Staff Tom Genovese, City Manager Mark Weiss, Assistant City Manager Jerry Herman, Director of Community Development Christine di lorio, Planning Manager v Revised per Resolution No. 99-63 Adopted May 18, 1999 � OE%aGFRva LLOW L2IEIOPIEM ►sow AIQFIC CO45► ELfamr sUFE 207 16" A40M COAST 1820 r, SWC' 207 ASSESSOR PHRM AV661E7r: 649-100-0 0 LOCA10t WW CSR Of JEFFt7rM SFAW AFD AFENLE 50 CC/MW 2"C COI 017Y COWWROAL PROPOSM USt:• OOu&4CAL COWIK PGML OEWf TRW Cobb lAMTY COI111ERCW ADWAX (011OSS : 1242 AMMME (WET* F2.42 ,LEGEND PIlMw"Y/RYICEL LANE — — — EXPAMSIM LWT LNE rdg OF 9rE- LWT LOW AS OESWAWFW MULOFIc AREA _ WAW DUTY PA1411C QFWPI E1iCF.Otl:A9E FsO,No G' KWIC' SOflMLK •-» - --�« OLMO VO LLMrr LFK Mllt IMI! 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CoME W. noW MPJ64R FELEF HOrEr YERQOtr SOM 057WT OESEM SAW WW EO SOM OG7Wr 60 O 60 170 too SCALE.I' - 60' PROP. 6' SCREEN HALL 1 �I Mawr SITE PLAN xErEv rwe-Momw meA93GHMORAW RESOW" LGE OF2.r PAl7 It" WW ■!■■!!■■!.i■ ■■■�il� AVENUE 50 MARCH 16, 2001 A-6`05 '44- R-.221.00' L-42.95' r-21.61' A-Ew'4.i R-.27 Gw L-47.20' T-2165' I� I l Warner engmeenng taw www r n.-wro r wo �w�evea ■ 7245 JIOSMY1 UW E Q?! --IB HifA*AY ` 1 1 SUFTE Y� VALLEY. CA. 92264 r� � sERr, CA 922M I. 765-� (xgp) 3,1--31i1F OESW A CONSIRWIION 2S0 PMIMLi m WU 6DesE am 637" rlMu ms-dwa AUwaftom HAIMED AWA sQY547ES ALBERTSONS PARKING DETAIL NO SCALE -,-�� a PROPOSED CLOW TYPICAL PARKING DETAIL ELSEwNERE ON SITE NO SCALE SE7IIFCE L:71fE' .fG lPa 19. IA�AESS Nato OrFonow PUBLIC S1REFr CURB CUT DETAIL NO SCALE tare WED stwPwc ALBERTSONS LANDSCAPE ISLAND DETAIL NO SCALE Fairway Plaza Shopping Center Specific Plan 1.0 SUMMARY 1.1 Purpose The purpose of this Specific Plan is to provide an overview and analysis of the proposed project for the property located at the northwest corner of Avenue 50 and Jefferson Street. The subject site in this report shall be referred to as the "Fairway Plaza Shopping Center." Additionally, this document augments the City's Zoning Code in terms of establishing permitted uses and setting forth particular design guidelines and development standards that are unique to the developer and anchor tenant. It should be noted that where this document is silent on any matter, the City's Zoning Code shall apply. The Conditions of Approval as approved for this Specific Plan by the City of La Quinta are contained within Appendix "A" and as approved development standards, are incorporated by reference. 1.1.1 Relationship to the General Plan The development of the Fairway Plaza Shopping Center will be implemented to carry out the goals and policies contained in the General Plan. All development within this project will be consistent with the provisions of the CC ("Community Commercial") General Plan designation. Among the important provisions of the General Plan, which will be implemented upon the development of this project, are the following: Land Use The proposed project is consistent with the CC General Plan designation for this site. The floor area ratio ("FAR"), which describes the average building floor area to net site area, is 0.187, or 18.72%. The shopping center will be comprised primarily of retail businesses to serve the needs of a multiple neighborhood area. Tenants will include a grocery supermarket/drug store, retail shops, drive-thru restaurants, professional services and office uses, and possibly an automobile service station. These uses are consistent with those outlined for the Community Commercial designation. Additionally, walking, bicycling, and public transit will be encouraged by the design features of this project. Circulation The Circulation Element of the General Plan outlines the design and location of required street improvements to complete the transportation system in the City of La Quinta. The Fairway Plaza Shopping Center will widen and improve adjacent portions of both Jefferson Street, a major arterial, and Avenue 50, a primary arterial, according to General Plan standards. Currently, the Jefferson Street widening project is in progress and these improvements on Jefferson Street are projected to be completed by March 2001. Revised per Resolution No. 99-63 Adopted May 18, 1999 FINAL DRAFT Fairway Plaza Shopping Center Specific Plan Roadway Image Corridors In addition to roadway improvements, the project will implement special roadway corridor improvements consistent with the unique character that the City of La Quinta seeks. Improvements will include pedestrian walks, noise berms, street name signs, and landscaping consistent with the themes suggested by the General Plan. 50"' Avenue, being a secondary image corridor, will incorporate the appearance of low profile, indigenous canopy trees, limiting palm trees to node areas (i.e., main entries and street intersections). Water Quantity and Quality This Specific Plan outlines the use of drought tolerant planting and irrigation techniques, and incorporates a grading concept designed to retain storm water on-site as required by the City of La Quinta as per Condition No. 23 of the Conditions of Approval of this Specific Plan. 1.1.2 Relationship to Zoning The development of this project will be consistent with the purpose and intent of the Community Commercial zone. As stated above, this document augments the City's Zoning Code in establishing permitted uses and setting forth particular design guidelines and development standards that are unique to the developer and anchor tenant. It should be noted that where this document is silent on any matter, the City's Zoning Code shall apply. As noted above in Section 1.1 above, the Conditions of Approval as approved for this Specific Plan are contained within Appendix "A" and are incorporated by reference. For further discussion of zoning see Section 3.5 of this Specific Plan. 1.2 Specific Plan Summary 1.2.1 Project Summary The proposed Fairway Plaza Shopping Center project is a 12.5 acre site located at the northwest corner of Avenue 50 and Jefferson Street. This site is immediately adjacent to the City limits of the City of Indio and will provide approximately 104,781 square feet of retail space with accommodating parking and landscaping areas. 1.2.2 Project Objectives This project has been developed to provide retail and commercial space that will be easily available to the majority of people in the eastern and central Coachella Valley. The project will provide additional retail shopping facilities, drive-thru restaurants, and possibly a service station that in addition to accommodating La Quinta residents, will also serve the needs of residents from Palm Desert, Bermuda Dunes, Indian Wells, La Quinta, Indio, and beyond. 2 Revised per Resolution No. 99-63 Adopted May 18, 1999 FINAL DRAFT Fairway Plaza Shopping Center Specific Plan 1.2.3 Project Characteristics Based on additional preliminary studies of the Fairway Plaza Shopping Center Project, the following conclusions have been drawn: • The site has unencumbered direct access via Jefferson Street, from Interstate 10 to Avenue 50. • The subject parcel, located on a corner, draws special advantages with direct access to both Avenue 50 and Jefferson Street as arterials. • Both the required zoning and general plan designation allow for this development on this site. • This project will place a commercial development of a viable size which could be absorbed by the area market located near the perimeters of the City of La Quinta, thus providing the City the opportunity to additionally draw from the greater Indio market area with its concentration of stable, year-round resident families. 1.2.4 Master Design Theme The Fairway Plaza Shopping Center is designed in a traditional Spanish Mediterranean architectural style using arched colonnades with tile roofs. Additional architectural elements such as textured finishes, roundels, accent tile and raised trellises will be used to provide further details and interest, thus further enhancing the individual buildings and the quality appearance of the shopping center in general. The landscaped setbacks along Avenue 50 and Jefferson Street will incorporate meandering sidewalks with a variety of trees, shrubs and flowers, which accompanied by the parking lot landscaping, should provide an inviting atmosphere to draw shoppers to the center. 3 Revised per Resolution No. 99-63 Adopted May 18, 1999 FINAL DRAFT Fairway Plaza Shopping Center Specific Plan 2.0 MASTER PLANS 2.1 Project Description The Fairway Plaza Shopping Center will provide approximately 104,781 square feet of restaurant/retail commercial space when complete. The project consists of one combination grocery store/pharmacy, "Albertsons"/"Sav-On", as the major anchor, with 60,080 square feet. Albertsons will combine the sale of groceries with the off -sale of beer, wine and hard liquor, and a drive thru pharmacy. There are also six other proposed retail buildings ranging from 6,000 to 11,000 square feet each. These will contain a variety of retail uses including one to two drive-thru restaurants and possibly an automobile service station and car wash. (The developer understands that a Conditional Use Permit will be necessary in the event that an automobile service station is requested). Parking for approximately 519 cars, including compact and spaces for individuals with physical handicaps will be provided. 2.2 Grading As per Condition No. 19 of the Conditions of Approval for this Specific Plan, the applicant will furnish for City review and approval prior to issuance of a grading permit, a preliminary geotechnical ("soils") report, and a grading plan prepared by a qualified engineer. The grading plan will conform to the recommendations of the soils report and be certified as adequate by a soils engineer or engineering geologist. 2.2.1 Undeveloped Land Graded, undeveloped portions of the site anticipating future construction will be maintained to prevent dust and blows and nuisances. These undeveloped portions of the site shall be planted with interim landscaping or provided with other wind and water erosion control measures approved by the Community Development and Public Works Departments. As per Condition No. 22 of the Conditions of Approval for this Specific Plan, prior to occupation of the project site for construction purposes, the applicant will provide for City approval a fugitive dust control plan prepared in accordance with Chapter 6.16 of the La Quinta Municipal Code, and the applicant will furnish security to the City in a form deemed acceptable to the City, in an amount sufficient to guarantee compliance with the provisions of the permit. 4 Revised per Resolution No. 99-63 Adopted May 18, 1999 FINAL DRAFT Fairway Plaza Shopping Center Specific Plan 2.2.2 Flood Protection According to the August 19, 1991 Flood Insurance Rate Map published by the Federal Emergency Management Agency ("FEMA"), this project site is not located within a designated flood hazard zone. 2.3 Drainage 2.3.1 Drainage Plan Description Project site is situated on the north side of Avenue 50 and west of Jefferson Street. The southeast portion is generally flat with the remainder of the parcel consisting of natural and man-made, graded dunes. The topography is irregular with a general gradient sloping to the south and the east. The storm water runoff from the parking area will sheet flow to the northwest and the southeast. The points of flow concentration will be picked up in the future underground storm drain system that will terminate in on-site surface and subsurface retention basins. The design of the development shall not cause any increase in flood levels or frequencies in any area outside the development. Storm water falling on site during the peak 24-hour period of a 100 -year storm (the design storm) shall be retained within the development unless otherwise approved by the City Engineer. The tributary drainage area shall extend to the right-of-way of the adjacent public streets. Flows in excess capacity shall be routed through a designated, unimpeded overflow outlet to the historic drainage relief route. Retention facility design shall be based on site-specific percolation data which shall be submitted for checking with the retention facility plans. Slopes shall not exceed 5:1 within public right of way and 3:1 in landscape areas outside the right of way unless otherwise approved by the City Engineer. 2.3.2 Conceptual Grading and Drainage Plan (see accompanying exhibit) 2.3.3 Typical Section of Retention Basin (see accompanying exhibit) '1 5 Revised per Resolution No. 99-63 Adopted May 18, 1999 FINAL DRAFT OWNERIAPPUCAW Iwr "IT M NO. V C/N/lY MAP (ea SCAU7 �A FM I: CGWUNITT COMA NCIAL 4LLEr WATER OGTRICr 4LLEr WATER ptswr IIEDRARA CAS CCAFANr s o4wxa Scram as wr 4K QUANTMES BEIG ACCS"M Br THE Ic ROM fm rr S. Anamom &Mcs mm ANT? FOR Ac rESnc ANTER TO S" 5; MYCHEM AND CLAMM AV MAX W CEILERAL AVX LTUIIES AAO 22M RECQRM? Rocaws (PILE UP C -FEET M one? CF AP+EINE MICAIIM 7 ECFN= AIRF POOCENTAL mm lol!>om rz (rmt AEPGWI mow SJ mg M. 7:5--18:. NIU<1Yar 11 I yA rE A. '*kkt GESER CA 1,721,72M(760; .54F-310' IrEaVMM Or: NLLNY H. WARNER - RCE 23256 - - dUE 36.5'± RETENTION BASIN ALBERTSONS w 1.51 SITEa a cam, w MAXIMUM WATER LEVEL w AT DESIGN STORM 3 ' T.� Nf 3 , BOTT M e c O M -72" DIAMETER CONCRETE PIPE GRAVEL BASE PROPOSED WEST R/W 1-- 20' g' ' g' LANDSCAPE j SIDE— EASEMENT I WALKK 6dlC ESM'T I LA u TYPICAL SECTION RETENTION BASIN W DECELERATION LANE (NO SCALE) JEFFERSON STREET RP C:\ACADWIN\85I I\RETE% LAST REVISED: 4-13- 9 I I � I I m TYPICAL SECTION RETENTION BASIN W DECELERATION LANE (NO SCALE) JEFFERSON STREET RP C:\ACADWIN\85I I\RETE% LAST REVISED: 4-13- 9 Fairway Plaza Shopping Center Specific Plan 2.4 Water 2.4.1 Water Service Description Based on preliminary discussions with the Coachella Valley Water District ("CVWD"), this development will take water service from an existing 18 -inch water main located in Avenue 50. The water main currently terminates approximately one-quarter mile west of this development, however may be extended closer by a nearby development. CVWD has required that an extension of the existing 18 -inch water main in Avenue 50 continue to the intersection in Jefferson Street. Installation of a 24 -inch main in Jefferson Street along the project frontage will also be required, terminating at the north boundary of the site. CVWD anticipates providing a looped system to the north with future installation of a 24 -inch water main from Avenue 48 to the north boundary of this project. The timing for completion of this 24 -inch water system for Jefferson Street will depend upon future developments as they are proposed, and will provide a backup water supply for this project at that time. 2.5 Sewage Disposal 2.5.1 Sewer Service Description Based on preliminary discussions with CVWD, this development will connect to a future sewer main in Jefferson Street. If that main is not yet available when this development is constructed, the developer will construct or participate in the construction of a temporary connection to an existing sewer main located in the Citrus development, approximately one quarter mile south of Avenue 50. 2.6 Utilities 2.6.1 Existing Utilities To ensure optimum placement for aesthetic, as well as, practical purposes, the developer shall obtain the approval of the City Engineer for the location of all above -ground utility structures, including, but not limited to, traffic signal cabinets, electric vaults, water valves and telephone stands. 2.6.2 Underground Utilities In areas where hardscape surface improvements are planned, underground utilities shall be installed prior to construction of surface improvements. The developer shall provide certified reports of utility trench compaction tests for approval of the Public Works Director. 6 Revised per Resolution No. 99-63 Adopted Mcly 18, 1999 FINAL DRAFT Fairway Plaza Shopping Center Specific Plan 2.7 Circulation 2.7.1 Project Area Background Being located at the northwest corner of the Avenue 50 and Jefferson Street intersection, the project site serves a central location as an important link, via Jefferson, from Interstate 10 to southwest Indio and the City of La Quinta. The Coachella Valley Association of Governments (°CVAG°) in conjunction with the City of La Quinta is currently in the process of redesigning Jefferson Street to the ultimate 120 -foot wide right-of-way. Widening work is anticipated to precede the development of the Fairway Plaza Shopping Center. 2.7.2 Traffic Study Prior to issuance of a building permit, the developer will submit a Transportation Demand Management Plan ("TDM") for review and approval of the Public Works and Community Development Departments. The Plan will address capital improvement and operational standards as established in the City's TDM Ordinance. The results of the study may result in modifications of, or additions to, the design, improvement and/or right-of-way requirements listed herein. 2.7.3 Circulation Description In accordance with the City of La Quinta design policies, and as shown on the Off -Site Traffic Circulation Plan Exhibit, the Fairway Plaza Shopping Center is proposing the following circulation pattern: Major customer traffic access will be via two primary access points located approximately 610 feet to the west of the intersection at Avenue 50/Jefferson Street on Avenue 50, and 620 feet to the north of the Avenue 50/Jefferson Street intersection on Jefferson Street. An additional driveway allowing only right turn -in and right turn -out movements will also be provided on both Jefferson Street and Avenue 50. In addition to the above access directly into the shopping center, the entry off of Jefferson Street into the future residential subdivision, which will be to the north and west of the commercial center, will also allow for entry to the shopping center. For all driveways leading from streets, the adjacent perpendicular drive aisle closest to the street shall be provided with stop signs. Additionally, the driveways leading to the street shall be provided with stop signs which will insure inbound traffic a continuous, uninterrupted flow into the parking lot. 2.7.4 Public Transportation Bus waiting shelters shall be provided as required when street improvements are installed, as approved by Sunline Transit and the Public Works Director. 7 Revised per Resolution No. 99-63 Adopted May 18, 1999 FINAL DRAFT Fairway Plaza Shopping Center Specific Plan 2.7.5 Street and Traffic Improvements 2.7.5.1 Minimum Street Improvements The developer will be responsible for the following street improvements: • Jefferson Street - Major Arterial: 51 feet of southbound travel improvements accommodating half of a raised landscaped median, three traffic lanes with widths of 12, 13, and 14 feet, a 5 -foot bike lane, and a sidewalk. • Avenue 50 - Primary Arterial: 38 feet of westbound improvements accommodating half of a raised landscaped median, two traffic lanes, a 5' bike lane and a sidewalk. • Traffic Signals: Jefferson Street/Avenue 50 - All necessary traffic signal modifications in the northwest quadrant of the intersection and any other modifications warranted by the timing and traffic generation of this development. • Avenue 50/Residential Access Drive - A share in the cost of this improvement based on the number and/or type of other developments utilizing this intersection for access/egress. • Bus turnouts, acceleration/deceleration lanes, and/or other features contained in the approved construction plans may warrant additional street widths, raised medians or other mitigation measures as determined by the Public Works Director. The Public Works Director may require improvements extending beyond development boundaries such as, but not limited to, pavement elevation transitions, street width transitions, or other incidental work which will ensure that newly constructed improvements are safely integrated with existing improvements and conform with the City's standards and practices. 2.7.5.2 Access Points Access points and turning movements of traffic shall be restricted as follows: • Avenue 50 - One 30 -foot wide right-in/right-out drive centered approximately 406 feet west of the centerline of Jefferson Street and one 30 -foot wide right-in/right-out drive, which also allows a left turn into the project, centered approximately 610 feet west of the centerline of Jefferson Street, or as approved by the City Engineer. • Jefferson Street - One 30 -foot wide right-in/right-out drive centered approximately 410 feet north of the centerline of Avenue 50, and one 40 -foot wide right-in/right-out drive, which also allows a left turn into the project centered approximately 620 feet north of the centerline of Avenue 50, or as approved by the City Engineer. • Entry street to the residential subdivision, north of commercial center - one 30 -foot wide left-right-in/left-right-out drive centered approximately 230 feet from the centerline of Jefferson Street. 8 Revised per Resolution No. 99-63 Adopted May 18, 1999 FINAL DRAFT Fairway Plaza Shopping Center Specific Plan 2.7.5.3 Access Drive Aisles The main traffic drive aisle leading into the shopping center from Avenue 50 will provide an access way of 146 feet. The second drive aisle from Avenue 50 has been designed to provide an access way that is approximately 50 feet in length. Because Section 9.150.080 of the Zoning Code, requires a length of 90 feet, this is obtained by adding and additional right turn lane or referred to as a deceleration lane which will be provided. This parking lot and shopping center are located diagonally to the two arterial highways and the longer length would be difficult to accommodate for the access ways, which are located closer to the intersection of the two arterial roadways. A deceleration lane will also be provided to adequately mitigate any ill effects of the shorter access way lengths. 2.7.5.4 Improvement Appurtenances Improvements shall include all appurtenances such as traffic signs, channelization markings and devices and street name signs. 2.7.6 Off -Site Traffic Circulation Plan (See accompanying exhibit) 2.7.7 On -Site Traffic Circulation Plan (See accompanying exhibit) 2.7.8 Construction/Financing of Improvements Depending on the timing of development of this Specific Plan area and the status of the off-site improvements at that time, the developer may be required to construct the improvements, to reimburse the City or others for the cost of the improvements, to secure the cost of the improvements for the construction by others at a later date, or a combination of these methods. If the developer is required to construct improvements for which this document only obligates a share of the cost, the developer may seek reimbursement of the remaining cost from the City or from adjacent developments, as appropriate, under the City's reimbursement policy. 9 Revised per Resolution No. 99-63 Adopted May 18, 1999 FINAL DRAFT Fairway Plaza Shopping Center Specific Plan 2.8 Signage As per Condition No. 6 of the Final Conditions of Approval as per Council Resolution No. 99-63, "A separate sign program document shall be prepared, based upon the specific plan approval, with adequate detail provided to ensure compliance with applicable code requirements and design compatibility with the center. The document shall be submitted to and approved by the Community Development Director prior to issuance of the first building permit for the center." In compliance with this condition of approval, the information referenced below, starting in Section 2.8.1 through 2.8.6, will be included within the sign program document with greater elaboration if required. 2.8.1 Signage Locations (See accompanying exhibit) 2.8.2.1 Building Sign Locations (See accompanying exhibit) 2.8.3 Major Tenant Sign Details (See accompanying exhibit) 2.8.4 Shop Sign Details • Purpose: To identify tenant • Quantity: One per lease area frontage • -Size: One (1) square foot per lineal foot lease frontage to a maximum of 50 square feet, with the size proportional to the facade of the building on which it is mounted. • Design: Letter style and color to be determined by tenant, and approved by the City of La Quinta. • Ancillary signs: Maximum of three (3) information signs on the Albertsons building without further approval for additional signs. As per Specific Plan Condition No. 5 of the Final Conditions of Approval approved as per Council Resolution No. 99-63 "Ancillary signs shall be defined as those identifying products not typical of a food store, such as a bank or one-hour photo." 2.8.5 Monument Sign (See accompanying exhibit) 2.8.6 Store Identity Sign (See accompanying exhibit) 2.9 Landscape Concept The Fairway Plaza Shopping Center will be landscaped following an agrarian theme which will emphasize the use of both palm trees and citrus in groupings. This project lies within a predominately agricultural area which consisted mainly of citrus groves and date orchards in the past. 10 Revised per Resolution No. 99-63 Adopted May 18, 1999 FINAL DRAFT OFF-SITE TRAFFIC CIRCULATION PLAN Lundin Development Co. 16400 Pacific Coast Highway, Sulte 207 Huntington Beach, CA 92649 Phone (562) 592-6020 Fax (562) 592-6050 INDIO LA QUINTA 1 .O", rr is 1I Fik am& r, - 0 a= zwo 83M WWamer f : ! nwn ...M O ?7Tl�l2 6DtSC��J�d�FyU(h LVC ■ "I. -In MdwNr III ON-SITE TRAFFIC CIRCULA770N PLAN Lundin Development Co. 16400 Pacific Coast Highway, Suite 207 Huntington Beach, CA 92649 Phone (562) 592-6020 Fax (562) 592-6050 a, ° °� d INDIO LA OU/NTA II ,,.,.s: (NO SCME) p •7 179 rpp AIGNVG JY 0f'SOV 6= CAM d3M (108) 325—OW WMiner � e ineenn :7 Tlad 1101 N lN( ■ 77�3-11[10 MC~y 111 ,VCMlY p7Y1-R3,10G7 9IIE0 PJC CMIGM Signage Locations Building Signs Location* 0 Monument Sign Location AL Possible Future Building Sign Locations V tl1I 11I + r �9 c f 1 1111 f Lundin Development Co. 16400 Pacific Coast Highway, A10 a a1*' Suite 207 Huntington Beach, CA 92649 JiLL Phone (562) 592-6020 Fax (562) 592-6050 -- AVEMIE SO * Multiple tenant building signs for SHOPS 'A" and "B" RANCHO CIELO SHOPPING CENTER LA QUINTA, CA ! f Wamer eng!....,peen nig 72.9 .109KA LAIC ■ 73-1r�16 y5 HIG~y 111 SJfC a ?a &w-. G7! 960 97� (760) 341-3101 FRONT (SOUTH) BUILDING ELEVATION SCALE: V=40' PARTIAL FRONT ELEVATION @ FRONT ENTRY SCALE: 1/8"=14" 1_ .- _._t INTERNALLY ILLUMINATED SIGNAGE PHARMARY t err af LEM iM3 :;NEW MIN- e r� 1_ .- _._t INTERNALLY ILLUMINATED SIGNAGE PHARMARY t err af LEM iM3 :;NEW MIN- FRONT (SOUTH) BUILDING ELEVATION SCALE: V=40' 4 zM Image National, Inc. An Electric Sign Company 444 East Amity Road Boise Idaho USA 83716-5204 Tel: 208.345.4020 Fax: 208.336.9886 www.imaeenatianaL corn • SIGNS • STORRONTS • INTEHIHH GHAPHICS THIS DESIGN IS THE EXCLUSIVE PROPERTYOF WAGE 119IONAE, INC ALLRIGHTS RESERVED NO COPY OR REPP.ODUCIIOW IN WHOLE OR PART LAM RE DONE WITHOUT THE EXPRESSED MITTEN APPROVAL 0, IME MT1001, INC THE COLORS REPRESENTED HEREIN ARE THE CLOSEST POSSIBLE MATCH TO THE Aaw.i wpnan rr mti rninuc 0ML 2/I/O1 OUM: 5640 ADLWRT FIRE DON COBB DRAuuar: von LINDERN AIB 6602 FRONT ELEVATION.COR CONPOIFR EIIE: CDEAT APPROVAL ❑ APPRODED ❑yDRP110ES AMER DML REVISHLI: — REVIRIDO: — PROJECT INIE I IOCAIION: ALMUSONS 6602 50TH & JEFFERSON LA QUINTA, CA FRONT (SOUTH) BUILDING ELEVATION SCALE: 1"=40' PARTIAL FRONT ELEVATION @ STARBUCKS ENTRY SCALE: 1/8"=l' -O" 4'-011 41 INTERNALLY ILLUMINATED SIGNAGE SCALE: 3/8"=P -O" FRONT (SOUTH) BUILDING ELEVATION SCALE: 1"=40' PARTIAL FRONT ELEVATION @ PHARMACY DRIVE-THRU SCALE: 1/8"=l' -O" 26-0 L ENTRANCE INTERNALLY ILLUMINATED SIGNAGE SCALE: 1/4"=1'-0" I .v■■■��'`'. �■■■��,;, CLEARANCE 0'-0" erne O f`F 2f '61P - PICK UP lNON - ILLUMINATED SIGNAGE I Monument Signs RANCHO CIELO 0 t` I CV Monument Sign "A" TOTAL SIGN FACE=49 SF Warner engineering CML I PL"NING I LAND $VRVE'Y"K. 7t_C" RANCHO CIELO Monument Sign "B" TOTAL SIGN FACE=49 SF t_nn I RANCHO CIELO I SIGN AREA 0 0 U- r 00 7- 001 T Monument Sign "C" TOTAL SIGN FACE=25 SF Avenue 50 and Jefferson St - La Quinta, Ca MFR & INSTALL (2) MONUMENT SIGN "A" SCALE: 1 /4" = V-011 Image National, I An Electric Sign Comp 444 East Amity Road Boise Idaho USA 83716-5204 Tel: 208.345.4020 Fax: 208.336.9886 www.imagenational.c Fairway Plaza Shopping Center Specific Plan The goal of this design theme is to blend with the surrounding plant palette. Plant material selection will be based on this theme, as well as appearance, low maintenance requirements, climatic suitability and tolerance to local conditions. Palm trees will be used for accenting project features limited to node areas of main entries and street intersections, and canopy trees will be used in parking areas to provide shade. As per Condition No. 37 of the Conditions of Approval approved for this Specific Plan, upon submission of the first site development permit or conditional use permit, whichever comes first, a preliminary landscape plan will be submitted for City Planning Commission review and approval. The plans will include the entire perimeter of the center, retention basin, parking lot area, and the area immediately around the buildings proposed under the permit. The sizes of the proposed trees will be included within the plans to be submitted for City Planning Commission approval, by caliper sizes per accepted industry standards. The plans will include the location of permanent cart return corrals proposed for use. 2.9.1 , Development Standards Landscaping for the Fairway Plaza Shopping Center shall comply with the zoning code requirements and the "General Landscaping Guidelines and Irrigation System Design Criteria" by the Coachella Valley Water District. As per Condition of Approval No. 35 of this Specific Plan, the landscape plans as developed for the shopping center for approval by the City, inclusive of landscaped lots and setbacks, medians, and retention basins, will be signed and stamped by a licensed landscape architect. As per Condition No. 21 of the Conditions of Approval for this Specific Plan, efforts will be employed to minimize differences in elevations at abutting properties and between separate lots within the shopping center. Building pad elevations on contiguous lots shall not differ by more than three feet except for lots within a tract or parcel map, but not sharing common street frontage where the differential will not exceed five feet. Alternatively, if compliance with this requirement is not feasible, the City of La Quinta will consider and may approve viable options intended to minimize safety concerns, maintenance difficulties, and neighboring -owner dissatisfaction with the grade differentials. 11 Revised per Resolution No. 99-63 Adopted May 18, 1999 FINAL DRAFT Fairway Plaza Shopping Center Specific Plan 2.9.1.1 Landscape Shading Requirements for Parking Lots The shade trees in the parking areas will be a variety that will provide shade coverage over 50 percent of the parking area within 15 to 20 years from installation. 2.9.1.2 Landscape Maintenance Responsibility for the maintenance of the common landscape areas within the development shall be stipulated in the conditions, covenants, and restrictions ("CC&R's") developed for the shopping center, or other enforceable mechanism satisfactory to the City of La Quinta. Landscape materials shall be maintained as planted in perpetuity. Any dead or missing trees shall be replaced within 30 days. 2.9.1.3 Landscape Development Standards Landscaping shall be provided within the landscape setback and retention basins along Jefferson Street and the setback area along Avenue 50. The following standards shall be utilized within the landscaped areas of the project site: • Slopes: Slopes shall not exceed 5:1 within public rights-of-way and 3:1 in landscape areas outside the right-of-way unless otherwise approved by the City ,Engineer. • Finger Islands: A minimum of six feet wide • Tree Size: All 24 -inch box trees shall be a minimum or 4 -inch in diameter as measured 12 -inch from grade. All 24 -inch box trees shall be a minimum of 2-12 to 3 -inch in diameter as measured 6 -inch from grade. Approved landscape plans will include caliper sizes per accepted industry standards. • Irrigation: Landscape areas shall have a permanent irrigation system meeting the requirements of the City Engineer, with no lawn or spray irrigation within 18 inches of curbs along public streets. • Lawn Areas: Use of lawn areas will be minimized. • Coordination: The developer shall ensure that landscaping plans and utility plans are coordinated to provide visual screening of aboveground utility structures. • Line of Sight: Plant materials within the clear sight triangle of each entrance shall not exceed 30 -inches in height. • As per Condition No. 39 of the Conditions of Approval for this Specific Plan, if the project is phased, undeveloped pads shall be turfed or landscaped and irrigated with a groundcover as approved by the City of La Quinta for dust control purposes, and to enhance the appearance of the project. • As per Condition No. 40 of the Conditions of Approval for this Specific Plan, landscaping will be provided in the area in front of the Albertsons/Savon building, as approved in the applicable Site Development Permit application. 12 Revised per Resolution No. 99-63 Adopted May 18, 1999 FINAL DRAFT Fairway Plaza Shopping Center Specific Plan 2.9.1.4 Landscape Screening The drive through restaurants shall provide screening of the cars using the drive through facilities by a combination of walls and/or landscaping. Screening of the parking lot surface from the adjacent streets shall be provided through berming, landscaping and/or short decorative walls. 2.9.1.5 Preliminary Landscape Plan (see accompanying exhibit) 2.9.1.6 Proposed Plant Palette (Table 1) 2.10 Maintenance of the Shopping Center As per Condition No. 45 of the Conditions of Approval approved for this Specific Plan, the applicant will make provisions for the continuous, perpetual maintenance of all required improvements unless and until expressly released from said responsibility by the City of La Quinta. This will include formation of an association or other arrangement acceptable to the City for the maintenance of the retention basins, common areas, and perimeter walls and landscaping. 13 Revised per Resolution No. 99-63 Adopted May 18, 1999 FINAL DRAFT PREPARED FDR, LUNDIN DEVELOPMENT Phone: 562 / 592-6020 ALBERTSONS SHOPPING CENTER NW CORNER OF JEFFERSON ST. & AVE. 50TH IN THE CITY OF LA QUINTA, CALIFORNIA PREPARED, 8Y: RAY LOPEZ ASSOCIATES LANDSCAPE ARCHITECTURE h PLANNING POST OFFICE BOX 12885 PALM DESERT, CALIFORNIA 92255 Ptq ., 780/772-3123 Far. 760/772-0243 SCALE: 1" = 40' 12 MARCH 2001 L E G E N D T R E E S a � 40 0 40 O 00 120 SCALE: 1" = 40' 12 MARCH 2001 L E G E N D T R E E S O S H RpU51NSN• G R O U�N,D,C GMV E`R S v x N E 5 t \ / \ i \ C v W n \ WELL SITE \ \ 1,14 �, !Si �. r` ■� M. `� - ��r+3g,3 V. j ' � p I S '11i. �� '�' 'a ft< p I�• 0 d T . T��T � y ry � *� - w IT— Li • ....-' r tis.:,.. r:�1;;': Y{ j.""}?,��# o� r a: i "r F � R WD10 LA QUINTA 1 .W.. A\\. AKN17 ----- VICINITY MAP (NO SCALE) • TABLE 1 - Conceptual Landscape Palette SYMBOL BOTANICAL NAME COMMON NAME SIZE REMARKS ... TREES ... AA ACACIA ANEURA MULGA TREE 24" BOX NOTE; AS ACACIA SALIGNA WILLOW ACACIA 24" BOX TREE ASM ACACIA SMALLI SWEET ACACIA 15 GAL - 24" CALIPER BOX SIZES PER AST ACACIA STENOPHYLLA SHOESTRING ACACIA 15 GAL - 24" ACCEPTED BOXNURSERY BA BRAHEA ARMATA MEXICAN BLUE PALM 1 FEET STANDARDS BROWN OR PER TRUNK CURRENT HEIGHT AVAIL- ABILITY. BV BAUHINIA VARIEGATA PURPLE ORCHID 24" BOX TREE CH CHAMAEROPS HUMILIS MEDITERRANEAN FAN 15 GAL PALM CDM CERCIDIUM 'DESERT THORNLESS PALO 24" BOX MUSEUM' VERDE WR WASHINGTONIA ROBUSTA MEXICAN FAN PALM B.T.H. AS SKINNED (And attached to palm.) NOTED BOUGAINVILLEA -BARBARA BOUGAINVILLEA KARST' 5 GAL VINE WR WASHINGTONIN ROBUSTA MEXICAN FAN PALM SKINNED (No Bougainvillea attached to palm in median Island ***SHRUBS*** 0.0 CAESALPINIA PULCHERRIMA MEXICAN BIRD OF 5 GAL PARADISE ® CALLIAN DRA CALI FORN ICA BAHA FAIRY DUSTER 5 GAL fl CASSIA NEMOPHIIA DESERTCASSIA 5 GAL (3) LAGERSTROEMfA INDICA CRAPE MYRTLE 15 GAL MULTI 'RED' CORDIA PARVIFOLIA LITTLE LEAF CORDIA 5 GAL O LEUCOPHYLLUM FRU. TEXAS RANGER 5 GAL 'GREEN CLOUD' ® BOUGAINVILLEA'LA JOLLA' BUSH BOUGAINVILLEA 5 GAL ® XYLOSMA CONGESTUM XYLOSMA 5 GAL PENNISETUM SETACEUM PURPLE FOUNTAIN 1 GAL 'CUPREUM' GRASS ••• GROUND COVERS ••• LANTANA MONTEVIDENSIS PURPLETRAILING 1 GAL LANTANA LANTANA M. 'GOLD MOUND' GOLD MOUND LANTANA 1 GAL ROSEMARIUS O. PROSTRATE ROSEMARY 1 GAL 4 FEET ON "NOTE-UTURE 'PROSTRATUS' I CENTER PARCELS TO BE CONSTRUCTED SHALL BE STABILIZED WITH 'SOIL CEMENT'. • • • MISCELLANEOUS • •. RIVER WASHED GRANITE BOULDERS TO BE INSTALLED IN THE 4 MEDIAN ISLANDS UNDER DIRECTION OF FIELD REPRESENTATIVE. 5 - 5 FOOT DIAMETER SIZE. MINIMUM 1/3 BURIED. 9 - 4 FOOT DIAMETER SIZE. MINIMUM 113 BURIED 9 Fairway Plaza Shopping Center Specific Plan 3.0 SPECIFIC PLAN 3.1 Land Use The project site and surrounding properties are currently vacant land. To the north a golf course and residential tract are planned. Across Avenue 50, to the south is a citrus grove, and across Jefferson Street to the east and southeast, the land is mostly vacant with a few scattered residences. The adjoining properties have been studied in conjunction with projected development and have not called attention to any adverse or extraordinary circumstances surrounding the area. This project will be developed in accordance with ordinances and/or circumstances stipulated by the City of La Quinta. 3.2 Archaeology A cultural resources survey was undertaken by CRM TECH to identify and assess cultural resources on the subject site. For complete study see Cultural Resources Report dated December 14, 1998. Prior to issuance of any grading or building permits, or ground disturbance, mitigation measures as recommended by the archaeological assessment for the site shall be completed at the developer's expense. 3.3 Paleontology A paleontologic assessment of the project site was conducted by the Paleontologic Resource Assessment Program of the Section of Paleontology, San Bernardino County Museum in November, 1998. It was concluded in the report that sediments found at the site have the potential to contain significant nonrenewable paleontologic resources which may be negatively impacted by any grading or excavation. A review of relevant paleontologic literature indicates that significant fossil remains have been recovered from properties in the same vicinity as the project site, thus contributing to the interpretation of high paleontologic sensitivity. Due to the above considerations, a program to mitigate the impact on nonrenewable resources is recommended. This program should include, but not be limited to, the monitoring of any excavation of the site, preparation of the recovered specimens, identification and curation of specimens and the preparation of a final report, and inventory, of the findings. The mitigation program will be complete when the final report is submitted to the lead agency, the City of La Quinta. 14 Revised per Resolution No. 99-63 Adopted May 18, 1999 FINAL DRAFT Fairway Plaza Shopping Center Specific Plan 3.4 Environmental 3.4.1 Air Quality The potential of the project construction and subsequent operations of the Fairway Plaza Shopping Center to result in air quality emissions that would exceed the daily criteria, as recommended by the South Coast Air Quality Management District, will be mitigated to the extent that they are reasonably feasible by measures as recommended by Synectecology in their air quality report of November 5,1998. Mitigation measures recommended include, but are not limited to, maintaining all construction equipment in good condition so as to reduce operational emissions, the use of low emission construction equipment whenever feasible and the use of low VOP paints, primers and coatings. In addition, long term mitigation will be aided by the availability of public transportation facilities along with direct vehicular and pedestrian access points to the adjacent residential subdivision, and the provision of bicycle facilities within the development. Although residual emissions would be expected to remain in excess of recommended threshold values for CO, NOx, ROG and the impact is expected to remain significant, Synectecology found this project to be consistent with the policies and goals of the Air Quality Management Plan and that it will result in less intensive commercial development at the Site than that allowed under the existing General Plan, thereby reducing potential emissions. 3.4.2 Noise A noise study, dated November 5, 1998, was provided by Synectology for this project. Recommendations made to ensure that any construction noise impacts will be reduced to less than significant levels include the following: all construction will be performed between the hours of 7:00 A.M. and 7:00 P.M., Monday through Saturday; all internal combustion equipment will be fitted with properly operating mufflers and air intake silencers; and, all pieces of stationary equipment will be located as far as practical from adjacent residences. Operational noise will be reduced by limiting on-site deliveries to the hours of 7:00 A.M. to 10:00 P.M. and erecting a wall eight (8) feet in height behind the commercial center. This measure will reduce any potentially significant impacts to a level that is less than significant and no further mitigation will be warranted. 3.4.3 Trash Recycling Prior to the issuance of a certificate of occupancy, a plan for adequate trash recycling provisions shall be approved by the Community Development Department. The plan is to be reviewed for acceptability by applicable trash company prior to City review. 15 Revised per Resolution No. 99-63 Adopted May 18, 1999 FINAL DRAFT Fairway Plaza Shopping Center Specific Plan 3.5 Zoning The subject property has a CC ("Community Commercial") designation in place and is within the General Plan use designation as Community Commercial. The specific uses and requirements of the CC zone relevant to this project are outlined in Section 3.5.3 of this Specific Plan. 3.5.1 Zoning Standards The Fairway Plaza Shopping Center will be developed following the framework of the general zoning requirements of the CC zone of the City of La Quinta. 3.5.2 Deviations from Zoning Code The following development standards are proposed as deviations from the City of La Quinta Zoning Code. A brief justification for each request is included. 3.5.2.1 Number of Parking Stalls Provided Aware of the particular market conditions associated with their stores and scope of business, the applicant's proposal reflects additional parking, approximately 20 percent more than required by the City of La Quinta. The 519 spaces as planned exceeds by 75 the total of 444 spaces required by the City. The additional parking spaces will eliminate the potential for any negative traffic or parking impacts to surrounding properties or public streets to due overflow parking conditions. The percentage of landscaping proposed, both in the parking areas and near the buildings exceeds the required percentage by 30 percent, thus offsetting and minimizing visual impacts attributed to the presence of the additional parking spaces. 3.5.2.2 Retail Store over 50,000 Square Feet of Floor Area The Albertsons store will have approximately 57,560 square feet of floor area which exceeds the permitted retail store size of 50,000 square feet maximum. This retail store, however, will actually combine several allowed uses under one roof. Included within the grocery store will be a full service pharmacy with a drive-thru window, as well as a liquor department which will sell beer, wine and hard liquor. 3.5.2.3 Automobile Service Station The site has been designed to accommodate the option of an automobile service station that would be on the building pad located at the southeast corner of the site. In the event that the developer wishes to develop it for this purpose, the service station use will need to be approved by the Planning Commission under a Conditional Use Permit. 16 Revised per Resolution No. 99-63 Adopted May 18, 1999 FINAL DRAFT Fairway Plaza Shopping Center Specific Plan 3.5.2.4 Depth of Entry Access Ways The lengths of three of the access ways into the commercial development are less than the 90 feet required by the Zoning Code, Section 9.150.080. Due to the fact that this shopping center and parking lot are located diagonally to the adjacent streets, entryways of shorter lengths will allow for greater efficiency in traffic flow in to and through the parking areas. A deceleration lane will also be provided at each of the shorter entries intended to mitigate any traffic flow problems off of the adjacent public streets. 3.5.3. Permitted Uses Community Commercial: • Retail stores under 10,000 square feet floor area per business • Retail stores 10,000 to 50,000 square feet floor area ' • Retail stores 50,000 to 75,000 square feet floor area ' • Food, liquor and convenience stores under 10,000 square feet floor area, open less than 18 hours/day • Showroom/catalog stores, without substantial onsite inventory • Barber shops, beauty, nail and tanning salons and similar uses • Miscellaneous services such as travel services, photo developing, videotape rentals, shoe repair, appliance repair, and similar uses • Laundromats and dry cleaners except central cleaning plants • Printing, blueprinting and copy services • Pet grooming without overnight boarding • Banks • General and professional offices • Medical offices - physicians, dentists, optometrists, chiropractors, and similar practitioners • Medical centers - four or more offices in one building • Surgical/medical clinics Restaurants, other than drive-thru • Restaurants, drive-thru • Restaurants, counter take-out with ancillary seating, such as yogurt, ice cream, pastry shops and similar • Commercial recreational • Museum or gallery displaying sculpture, artwork or crafts, including schools for the above • Parks, unlighted playfields, and open space • Bicycle, equestrian and hiking trails • Fire stations • Government offices and police stations • Public flood control facilities and devices • Emergency shelters 17 Revised per Resolution No. 99-63 Adopted May 18, 1999 FINAL DRAFT Fairway Plaza Shopping Center SpeciFc Plan Auto parts stores, with no repair or parts installation on the premises Notes: 1. Other than convenience stones. Items sold may include clothing, groceries, meat, drugs, jewelry, sundries, office supplies, pets, furniture, appliances, hardware, building materials (except lumber yarns), and similar retail items. 2. With no consumption of alcohol on the premises. 3.5.4 Permitted Uses with a Conditional Use Permit Automobile service stations are permitted use within the Community Commercial zoning designation upon approval of a Conditional Use Permit. 3.6 Specific Design Features 3.6.1 Screen Wall In order to mitigate noise and light generated from the shopping center, a solid eight -foot high masonry screen wall between this commercial project and the planned residential development to the north will be constructed to City of La Quinta standards. 3.6.2 Screening of Rooftop Equipment Consistent with the Zoning Code, the design of the buildings will architecturally integrate or screen from view the location of all rooftop and wall mounted mechanical equipment by means of a parapet wall. 3.6.3 Utility Enclosures Any utility enclosures including pallet enclosures, propane/generator enclosures shall consist of masonry materials sufficient in height to screen all storage with solid painted gates provided, with the design, colors, and materials architecturally integrated with that of the shopping center subject to approval of the Community Development Department prior to issuance of a building permit. 3.6.4 Cart Storage Cart storage areas will be provided as required by the City of La Quinta with the design and location subject to approval by the Community Development Director, prior to issuance of a building permit. 18 Revised per Resolution No. 99-63 Adopted May 18, 1999 FINAL DRAFT Fairway Plaza Shopping Center Specific Plan 3.6.5 Exterior Lighting Exterior lighting for the project will be designed to comply with the City's "Dark Sky" lighting ordinance, and shall be subject to approval by the Community Development Department prior to issuance of building permits. All exterior lighting will incorporate directional lenses and/or will architecturally incorporate shield lighting elements intended to minimize ambient light from illuminating adjacent streets and residential properties to the satisfaction of the Community Development Department. Parking lot light standards shall be a maximum 25 feet in height with light elements that will similarly be shielded, and shall provide a uniform minimum average of one (1) candle foot illumination within the parking lot areas. 3.7 Property Rights Prior to the issuance of a grading permit or approval of a final map, the property ownerwill acquire or confer easements and other property rights required by this Specific Plan or any tentative maps or site development permits necessary in the development of the Specific Plan area. The property owner will also dedicate or grant public and private street right-of- ways and utility easements in conformance with the City's General Plan, Municipal Code, applicable specific plans, and as required by the City Engineer. Right-of-way dedications required of this development will include the following: • Jefferson Street - 60 -foot half of a 120 -foot right-of-way. In addition, the owner shall make an irrevocable offer to grant an additional 17 feet of right-of-way, (not to exceed 250 feet in length), for future southbound turn lanes at the Avenue 50 intersection. • Avenue 50 — 50 -foot half of a 100 -foot right-of-way Dedications will also include additional widths, as necessary for corner cutbacks, bus turnouts and other features contained in the approved construction plans and as per the representations made within this Specific Plan. If the City Engineer determines that access rights to the proposed Jefferson Street and Avenue 50 rights -of- way are necessary prior to development of the commercial area or approval of the final map for the residential subdivision, the developer shall grant easements or permanent right-of-way over those areas within 60 days of written request by the City. -� The property owner shall create perimeter setbacks along public rights-of-way as follows (listed setback depth is the average depth if meandering wall design is approved): �l 19 Revised per Resolution No. 99-63 Adopted May 18, 1999 FINAL DRAFT Fairway Plaza Shopping Center Specific Plan • Jefferson Street - 20 feet (34 feet in areas where deceleration lanes are provided and 37 feet in the area of the future turn lane widening) • Avenue 50 - 20 feet The setback requirement applies to all frontage including, but not limited to, remainder parcels and sites dedicated for utility purposes. Where public facilities (e.g., sidewalks) are placed on privately owned setbacks, the property owner shall dedicate blanket easements for those purposes. The property owner will vacate abutter's rights of access to Jefferson Street and Avenue 50 from all frontage along streets except access points conforming to the General Plan and approved by the City Engineer, The developer will furnish to the City of La Quinta proof of easements or written permission, as appropriate as obtained from owners of any abutting properties on which grading, retaining wall construction, permanent slopes or other encroachments are to occur. 20 Revised per Resolution No. 99-63 Adopted May 18, 1999 FINAL DRAFT Fairway Plaza Shopping Center Specific Plan APPENDIX "A" City of La Quinta CITY COUNCIL ACTIONS AND RESOLUTIONS CITY COUNCIL RESOLUTION NO. 99-63 ADOPTING SPECIFIC PLAN 98-034 (Including the Findings and Conditions of Approval) CITY COUNCIL RESOLUTION NO. 99-62 ADOPTING ENVIRONMENTAL ASSESSMENT 98-375 PREPARED FOR GENERAL PLAN AMENDMENT 98-060, ZONE CHANGE 98-089, TENTATIVE TRACT MAP 29053, SPECIFIC PLAN 98-034, AND PARCEL MAP 29052 (Including the June 7, 1999 cover letter from the City of La Quinta and the Environmental Checklist Form and Addendum) ADOPTED MAY 18, 1999 LUNDIN DEVELOPMENT COMPANY, APPLICANT Revised per Resolution No. 99-63 Adopted May 18, 1999 FINAL DRAFT RESOLUTION NO. 99-63 A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF LA QUINTA, CALIFORNIA, APPROVING SPECIFIC PLAN DEVELOPMENT PRINCIPALS AND GUIDELINES FOR A 111,000 SQUARE FOOT SHOPPING CENTER CASE NO.: SPECIFIC PLAN 98-034 LUNDIN DEVELOPMENT COMPANY WHEREAS, the City Council of the City of La Quinta did on the 18"day of May, 1999, hold a duly noticed public hearing to consider the request of LUNDIN DEVELOPMENT COMPANY for approval of development principals and guidelines for a 111,000 square foot shopping center for a Specific Plan, located at the northwest corner of Jefferson Street and 50'" Avenue, more particularly described as: Portions of Section 32, T5S, R7E, SBBM WHEREAS, the Planning Commission of the City of La Quinta did on the 11 " day of May, 1999, hold a duly noticed Public Hearing and adopted Planning Commission Resolution 99-033, recommending approval of Specific Plan 98-034, subject to conditions; and, WHEREAS, said Specific Plan Amendment has complied with the requirements of "The Rules to Implement the California Environmental Quality Act of 1970" as amended (Resolution 83-68), in that the Community Development Department has conducted an Initial Study (Environmental Assessment 98-375), and determined that the proposed Specific Plan will not have a significant impact on the environment and a Mitigated Negative Declaration of Environmental Impact has been certified; 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 find the following facts and reasons to justify the approval of the Specific Plan: 1. The Specific Plan, as proposed, is consistent with the goals and policies of the La Quinta General Plan in that the property is designated for Community Commercial uses, is under the floor area ratio maximum of .30, and will meet the daily needs of a multi -neighborhood area. Resolution No. 99-63 SP 98-034/Lundin Development Adopted: 5/18/99 Page 2 2. The Specific Plan, subject to conditions will not create conditions materially detrimental to the public health, safety, and general welfare in that development allowed under the Specific Plan is compatible with existing uses and development standards contained in the Specific Plan will ensure high quality development. 3. The Specific Plan will provide land use compatibility with zoning on adjacent properties in that the project principles and guidelines ensure that the proposed adjacent residential uses will not be negatively impacted and will service those uses. 4. The Specific Plan property is suitable and appropriate in that it is easily assessable to surrounding neighborhoods, and is adjacent to two arterial streets. NOW, THEREFORE, BE IT RESOLVED, by the City Council of the City of La Quinta, California as follows: 1 . That the above recitations are true and correct and constitute the findings of the City Council in this case. 2.. That it does hereby approve the above-described request for the reasons set forth in this Resolution, subject to the attached conditions. PASSED, APPROVED and ADOPTED at a regular meeting of the La Quinta City Council held on this 18" day of May, 1999, by the following vote, to wit: AYES: Council Members Adolph, Henderson, Perkins, Sniff, Mayor Pena NOES: None ABSENT: None ABSTAIN: None JOHN J. PENA, Mayor City of La Quinta, California Resolution No. 99-63 SP 98.034/1-undin Development Adopted: 5/18/99 Page 3 ATTEST: SAUNDRA L. JUHOLA, City Clerk City of La Quinta, California APPROVED AS TO FORM: DAWN C. HONEYWELL, City Attorney City of La Quinta, California RESOLUTION NO. 99-63 CONDITIONS OF APPROVAL - FINAL SPECIFIC PLAN 98-034 LUNDIN DEVELOPMENT COMPANY MAY 18, 1999 • • • 21 GENERAL Specific Plan 98-034 shall comply with the requirements and standards of the La Quinta Municipal Code and all other applicable laws, unless modified by the following conditions. 2_ The approved Specific Plan text on file in the Community Development Department, shall be revised to incorporate in the appropriate chapter and section the following conditions and all mitigation measures, with final texts (4) submitted to the Community Development Department within 30 days of final approval by the City Council. 3. Developer agrees to indemnify, defend, and hold harmless the City of La Quinta in the event of any legal claim or litigation arising out of the City's approval of this project. The City of La Quinta shall have the right to select its defense counsel at its sole discretion. The City shall promptly notify the developer of any claim, action or proceeding and shall cooperate fully in the defense. 4. Deleted by Planning Commission on Mav 11, 1999. 5. The sign section of the final specific plan text shall be revised to show a maximum of three (3) ancillary information signs on the Luckys/Sav-on building. Ancillary signs shall be defined as those identifying products not typical of a food store, such as a bank or one-hour photo. 6. A separate sign program document shall be prepared, based upon the specific plan approval, with adequate detail provided to ensure compliance with applicable code requirements and design compatibility with the center. The document shall be submitted to and approved by the Community Development Director prior to issuance of the first building permit for the center. Twy/ 4 Gep Quiofm P.O. Box 1504 78-495 CALLE TAMPICO LA QUINTA, CALIFORNIA 92253 Jyne 7, 1999 JUN 10 1999 Mr. Greg Bever Warner LI ly.• ��ring Lundin Development Company 16400 Pacific Coast Highway, Suite 207 Huntington Beach, Calif. 92649 (7 60) 777-7000 (TDD) (760) 777-1227 SUBJECT: City Council Action on Specific Plan 98-034, Parcel Map 29052, General Plan Amendment 98-060, Zone Change 98-089, Tentative Tract 29053, and Environmental Assessment 98-375 Dear Mr. Bever, The City Council at its meeting of May 18, 1999, approved Environmental Assessment 98-375, Specific Plan 98-034, and Parcel Map 29052, subject to conditions. At the meeting of June 1, 1999, the City Council approved General Plan Amendment 98-060, Zone Change 98-089, and Tentative Tract 29053, subject to conditions. The second reading and adoption of the Zone Change ordinance will be at the meeting of June 15" at 7:00 P.M. The zone change becomes effective 30 days after adoption. Attached are copies of all resolutions, the ordinance, and conditions of approval for your use. Should you wish to have signed copies of the resolutions and the ordinance, please contact the City Clerk's office at (760) 777-7025. Should you have any questions, please call me at (760) 777-7064. Very truly yours, JERRY HERMAN COMMUNITY DEVELOPMENT DIRECTOR STAN B. SAWA Principal Planner enclosures c: Alice Lee, Warner Engineering cAItr cc action sp 98-034etc. RESOLUTION 99-62 A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF LA QUINTA, CALIFORNIA, CERTIFYING A MITIGATED NEGATIVE DECLARATION OF ENVIRONMENTAL IMPACT FOR GENERAL PLAN AMENDMENT 98-060, ZONE CHANGE 98-089, TENTATIVE TRACT MAP 29053, SPECIFIC PLAN 98-034 AND PARCEL MAP 29052 ENVIRONMENTAL ASSESSMENT 98-375 LUNDIN DEVELOPMENT COMPANY WHEREAS, the City Council of the City of La Quinta, California, did, on the 18`h day of May, 1999, hold a duly -noticed Public Hearing, as requested by LUNDIN DEVELOPMENT COMPANY on the Environmental Analysis for General Plan Amendment 98-060, Zone Change 98-089, Tentative Tract Map 29053, Specific Plan 98-034, and Parcel Map 29052, located at the northwest corner of Jefferson Street and 501h Avenue, more particularly described as: Portions of Section 32, T5S, R7E, SBBM WHEREAS, the Planning Commission of the City of La Quinta, California, did, on the 1 1 `h day of May, 1999, hold a duly -noticed Public Hearing, and adopted Planning Commission Resolution 99-032, recommending certification of a Negative Declaration of Environmental Impact, subject to all mitigation measures; and, WHEREAS, said Environmental Assessment complies with the requirements of "The Rules to Implement the California Environmental Quality Act of 1970" as amended, Resolution 83-63, in that the Community Development Director has conducted an Initial Study (Environmental Assessment 98-375) and has determined that although the proposed project could have a significant adverse impact on the environment, there would not be a significant effect in this case because appropriate mitigation measures were made Conditions of Approval for Environmental Assessment 98-375, and a Mitigated Negative Declaration of Environmental Impact should be filed; and, WHEREAS, at said Public Hearing, upon hearing and considering all testimony and arguments of all interested persons desiring to be heard, said City Council did make findings to justify certification of said Environmental Assessment; and, WHEREAS, at the Public Hearing, said certification was based on findings and subject to certain mitigation measures; and, CAMydata\WPDOCS\cc res ea 98-375.wpd (stan) Resolution 99-62 Environmental Assessment 98-375 WHEREAS, the La Quinta City Council did find the following facts to justify certification of said Environmental Assessment: 1. The proposed General Plan Amendment, Zone Change, Tentative Tract, Specific Plan and Parcel Map will not have the potential to degrade the quality of the environment, with the implementation of mitigation measures. 2. The proposed General Plan Amendment, Zone Change, Tentative Tract, Specific Plan and Parcel Map will not have the potential to achieve short term goals to the disadvantage of long-term goals, with the implementation of mitigation measures. 3. The proposed General Plan Amendment, Zone Change, Tentative Tract, Specific Plan and Parcel Map will not have impacts which are individually limited but cumulatively considerable when considering planned for proposed development in the immediate vicinity. 4. The proposed General Plan Amendment, Zone Change, Tentative Tract, Specific Plan and Parcel Map will not have environmental effects that will adversely affect human health, safety, and welfare, either directly or indirectly, with the implementation of mitigation measures. .NOW THEREFORE, BE IT RESOLVED by the City Council of the City of La Quinta, California, as follows: 1. That the above recitations are true and correct and constitutes the findings of the City Council in this case; 2. That it does hereby concur with the environmental determination and Certification of Environmental Assessment 98-375 for General Plan Amendment 98-060, Zone Change 98-089, Tentative Tract Map 29053, Specific Plan 98- 034 and Parcel Map 29052, provided all mitigation measures are complied with per the attached Initial Study. PASSED, APPROVED and ADOPTED at a regular meeting of the La Quinta City Council, held on this 18" day of May, 1999, by the following vote, to wit: AYES: Council Members Adoph, Henderson, Perkins, Sniff, Mayor Pena NOES: None ABSENT: None ABSTAIN: None Resolution 99-62 Environmental Assessment 98-375 JOHN J. PENA, Mayor City of La Quinta, California ATTEST: SAUNDRA L. JUHOLA, City Clerk City of La Quinta, California APPROVED AS TO FORM: DAWN C. HONEYWELL, City Attorney City of La Quinta, California EA 98-375 Environmental Checklist Form 1. Project Title: Specific Plan SP 98-034 Tentative Parcel Map 29052 Tentative Tract Map 29053 Zone Change 98-089 General Plan Amendment 98-060 2. 3.. 4 Lead Agency Name and Address: Contact Person and Phone Number: City of La Quinta 78-495 Calle Tampico La Quinta, CA 92253 Stan Sawa 760-777-7125 Project Location: Northwest corner of Jefferson Street and 50' Avenue 5. Project Sponsor's Name and Address: Lundin Development Co. 16400 Pacific Coast Highway, Suite 207 Huntington Beach, CA 92649 6. Existing General Plan Designation: Community Commercial (CC) 7. Existing Zoning: Community Commercial (CC) 8. Description of Project: (Describe the whole action involved, including but not limited to later phases of the project, and any secondary, support, or off-site features necessary for its implementation. Attach additional sheets if necessary.) This Environmental Checklist and associated addendum review a total of five application requests for 45.5 net acres at the northwest corner of Jefferson Street and 50" Avenue. These applications include: A Specific Plan of Land Use and associated parcel map to allow for the development of a supermarket -anchored shopping center with adjacent retail pads on 12.5 acres at the corner of Jefferson Street 50"' Avenue. The parcel is designated and zoned for Community Commercial (CC) use. The balance of the parcel on the west and north sides of the proposed commercial Specific Plan are proposed for a General Plan amendment and change of zone from Community Commercial to Low Density Residential. A residential subdivision, allowing 103 lots and 10 lettered lots on 33 net acres, is proposed for this area, through Tentative Tract Map 29053. The minimum lot size is proposed at 7,704 square feet, with an average lot size of 9,009 square feet. All interior streets in the subdivision are proposed to be privately owned. PASTAMEA Cklst 98.375.WPD 1 9. Surrounding Land Uses and Setting: Briefly describe the project's surroundings. The project site is currently vacant. Lands surrounding the project site are also generally vacant, with scattered single family residential. The approved Rancho La Quinta Residential Specific Plan occurs to the north of the proposed site. 10. Other agencies whose approval is required (e.g., permits, financing approval, or participation agreement). City of Indio - for street encroachment permits P•\4ZTA1, F7A (Wo f 09 17r, UMn 2 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. 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. X 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 the mitigation measures described on an attached sheet have been added to the project. 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 significant effect(s) 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, if the effect is a potentially significant impact or potentially significant unless mitigated." An ENVIRONMENTAL IWACT 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, there WILL NOT be a significant effect in this case because all potentially significant effects (a) have been analyzed adequately in an earlier EIR pursuant to applicable standards and (b) have been avoided or mitigated pursuant to that earlier EIR, including revisions or mitigation measures that are imposed upon the proposed project. Signature Date Printed Name For Evaluation of Environmental Impacts: Land Use and Planning X Transportation/Circulation. X Public Services Population and Housing X Biological Resources X Utilities and Service Systems X Geological Problems Energy and Mineral Aesthetics X Water Hazards X Cultural Resources X Air Quality X Noise Recreation 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. X 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 the mitigation measures described on an attached sheet have been added to the project. 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 significant effect(s) 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, if the effect is a potentially significant impact or potentially significant unless mitigated." An ENVIRONMENTAL IWACT 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, there WILL NOT be a significant effect in this case because all potentially significant effects (a) have been analyzed adequately in an earlier EIR pursuant to applicable standards and (b) have been avoided or mitigated pursuant to that earlier EIR, including revisions or mitigation measures that are imposed upon the proposed project. Signature Date Printed Name For Evaluation of Environmental Impacts: 1. A brief explanation is required for all answers except "No Impact" answers that are adequately supported by the information sources a lead agency cites in the parentheses following each question. A "No Impact" answer is adequately supported if the reference information sources show that the impact simply does not apply to projects like the one involved (e.g. the project falls outside a fault rupture zone). A "No Impact" answer should be explained where it is based on project -specific factors as well as general standards (e.g. the project will not expose sensitive receptors to pollutants, based on a project -specific screening analysis) 2. All answers must take account of the whole action involved, including off-site as well as on-site, cumulative as well as project -level, indirect as well as direct, and construction as well as operational impacts. 3. "Potentially Significant Impact" is appropriate if there is substantial evidence that an effect is significant. If there are one or more "Potentially Significant Impact" entries when the determination is made, an EIR is required. 4. "Potentially Significant Unless Mitigated Incorporated" applies where the incorporation of mitigation measures has reduced an effect from "Potentially Significant Impact" to a "Less than Significant Impact." The lead agency must describe the mitigation measures, and briefly explain how they reduce the effect to a less than significant level (mitigation measures from Section XVII, "Earlier Analysis," may be cross-referenced). 5. Earlier analysis may be used where, pursuant to the tiering, program EIR, or other CEQA process, an effect has been adequately analyzed in an earlier EIR or negative declaration. Section 15063(c)(3)(D). Earlier analysis are discussed in Section XVII at the end of the checklist. 6. Lead agencies are encouraged to incorporate into the checklist references to information sources for potential impacts (e.g., general plans, zoning ordinances). Reference to a previously prepared or outside document should, where appropriate, include a reference to the page or pages where the statement is substantiated. See the sample question below. A source list should be attached, and other sources used or individuals contacted should be cited in the discussion. 7. This is only a suggested form, and lead agencies are free to use different ones, PASTAMEA Cklst 98.375 WPD 4 Sample question: Issues (and Supporting Wormation Sources): Potentially Significant Impact Potentially Significant Unless Tess Than Significant Impact No Impact Mitigated Would the proposal result in potential impacts involving: Landslides or mudslides? (1,6) X (Attached source list explains that 1 is the general plan, and 6 is a USGS topo map. This answer would probably not need further explanation.) I. LAND USE AND PLANNING. Would the proposal: a) Conflict with general plan designation or zoning? 3C (General Plan Land Use Map) b) Conflict with applicable environmental plans or policies X adopted by agencies with jurisdiction over the project? (General Plan EIR, p. 4-1 ff.) c) Be incompatible with existing land use in the vicinity? X (General Plan Land Use Map, General Plan Goal 2-2, page 2-11) d) Affect agricultural resources or operations (e.g., X impacts to soils or farmlands, or impacts from incompatible land uses)? (General Plan EIR, Exhibit 4.1-4, page 4-15) e) Disrupt or divide the physical arrangement of an X established community (including a low-income or minority community)? (Aerial Photograph) II. POPULATION AND HOUSING. Would the proposal: a) Cumulatively exceed official regional or local X population projections? (General Plan Land Use and Zoning Maps) b) Induce substantial growth in an area either directly or X indirectly (e.g. through projects in an undeveloped area or extension or major infrastructure)? (General Plan Goal 2-3, Objective 2-3.1, and policies 2-3.1.1, 2-3.1.3, page 2-14) c) Displace existing housing, especially affordable X housing? (Aerial Photograph) Potentially Significant Potentially Significant Less Than Significant No impact Impact Unless Impact P-\CTAN\F.A rklct 9R 175 WPT) III. GEOLOGIC PROBLEMS. Would the proposal result in or expose people to potential impacts involving: a) Fault rupture? (General Plan EIR, Exhibit 4.2-3, page X 4-35) b) Seismic ground shaking? (General Plan EIR, page 4-30 X ff., General Plan, Exhibit EH -1) c) Seismic ground failure, including liquefaction? X (General Plan EIR, Exhibit 4.2-3, page 4-35 and page 4-3b ff.) d) Seiche, tsunami or volcanic hazard? (General Plan EIR, X page 4-30 ff.) e) Landslides or mudflows? (General Plan EIR, page 4-30 X ff.) f) Erosion, changes in topography or unstable soil X conditions from excavation, grading, or fill? (General Plan EIR, page 4-41) g) Subsidence of the land? (General Plan EIR, page 4-43) X h) Expansive soils? (General Plan EIR, page 4-40 to 43) X i) Unique geologic or physical features? (General Plan, X page 8-7) IV. WATER. Would the proposal result in: a) Changes in absorption rates, drainage patterns or the rate and amount of surface runoff? (Specific Plan X document, Section 2.30) b) Exposure of people or property to water related hazards X such as flooding? (General Plan EIR, Exhibit 4.3-1, page 4-53) c) Discharge into surface waters or other alteration of X surface water quality (e.g. temperature, dissolved oxygen or turbidity)? (Specific Plan document Section 2.30, letter from CVWD dated 2/17/99.) d) Changes in the amount of surface water in any water X body? (Specific Plan document Section 2.30, letter from CVWD dated 2/17/99) e) Changes in currents, or the course or direction of water X movements? (General Plan EIR, page 4-51 ff.) red direction or rate of flow of groundwater? a X al Plan EIR, page 4-55 ff.) P-\CTAN\FA (ki-t 9R 175 WPD Potentlagy Potentially Less Than No Significant Significant Significant Impact Issues (and Supporting Information Sources): Impact Mites Mtigated Impact h) Impacts to groundwater quality? (General Plan EIR, X page 4-57 ff.) i) Substantial reduction in the amount of groundwater X otherwise available for public water supplies? (General Plan EIR, page 4-57 ff.) V. AIR QUALITY Would the proposal: a) Violate any air quality standard or contribute to an X existing or projected air quality violation? (General Plan EIR, page 4-171 ff., Air Quality Report for TPM 29052, Air Quality Report for TTM 29053, Synectecology, 11/5/98) b) Expose sensitive receptors to pollutants? (Aerial X Photograph, Air Quality Report for TPM 29052, Air Quality Report for TTM 29053, Synectecology, 11/5/98) c) Alter air movement, moisture, or temperature, or cause X any change in climate? (General Plan MEA, page 5-33 ff.) d) Create objectionable odors? (Specific Plan Project X Description) VI. TRANSPORTATION/CIRCULATION. Would the proposal result In: a) Increased vehicle trips or traffic congestion? (General X Plan EIR, page 4-126 ff.) b) Hazards to safety from design features (e.g., sharp X curves or dangerous intersections) or incompatible uses (e.g., farm equipment)? (Specific Plan Site Plan and page 17) c) Inadequate emergency access or access to nearby uses? X (Specific Plan Site Plan; TTM 29053) d) Insufficient parking capacity on-site or off-site? X (Specific Plan Site Plan) e) Hazards or barriers for pedestrians or bicyclists? X (Specific Plan Site Plan) f) Conflicts with adopted policies supporting alternative X transportation (e.g., bus turnouts, bicycle racks)? (Specific Plan Consistency with General Plan, page 1) g) Rail, waterborne or air traffic impacts? (General Plan X MEA) Issues (and Supporting Information Sources): Potentially S*mwiicant impact Potenttany ftifficant Unless LA= Than Sipaificant Impact xo impact Mitigated VII. BIOLOGICAL RESOURCES. Would the proposal result in impacts to: a) Endangered, threatened, or rare species or their habitats X (including but not limited to plants, fish, insects, animals, and birds)? (General Plan EIR, Exhibit 4.4-1, page 4-69, and page 4-71 ff.) b) Locally designated species (e.g., heritage trees)? X (General Plan EIR, Exhibit 4.4-1, page 4-69) c) Locally designated natural communities (e.g., oak X forest, coastal habitat, etc.)? (General Plan EIR, Exhibit 4.4-1, page 4-69) d) Wetland habitat (e.g., marsh, riparian, and vernal X pool)? (General Plan EIR, Exhibit 4.4-1, page 4-69) e) Wildlife dispersal or migration corridors? General Plan X EIR, page 4-71 ff.) VIII. ENERGY AND MINERAL RESOURCES. Would the proposal: a) Conflict with adopted energy conservation plans? X (General Plan MEA, page 5-26 ff.) b) Use non-renewable resources in a wasteful and X in6fficient manner? (General Plan MEA, page 5-26 ff.) c) Result in the loss of availability of a known mineral X resource that would be of future value to the region and IX. HAZARDS. Would the proposal involve: a) A risk of accidental explosion or release of hazardous X substances (including, but not limited to: oil, pesticides, chemicals, or radiation)? (Specific Plan Project Description; TTM 29053) b) Possible interference with an emergency response plan X or emergency evacuation plan? (General Plan MEA, page 6-27 ff.) c) The creation of any health hazard or potential health X hazard? (Specific Plan Project Description; TTM 29053) d) Exposure of people to existing sources of potential X health hazards? (Specific Plan Project Description; TTM 29053) e) Increased fire hazard in areas with flammable brush, X grass, or trees? Issues (and Supporting Information Sources): Potentially Potentially Less Than No significant significant significant ��« Impact unless Impact Mftigated X. NOISE. Would the proposal result in: a) Increases in existing noise levels? (Noise Study for the X Construction and Operation of Commercial Land Uses on Tentative Parcel Map 29052, Synectecology, 11/5/98; General Plan MEA, page 6-15 ff., Exhibit 6-4) b) Exposure of people to severe noise levels? (General X Plan MEA, page 6-15 ff., Exhibit 6-4) XI. PUBLIC SERVICES. Would-the proposal have an effect upon, or result in a need for new or altered government services in any of the following areas: a) Fire protection? (General Plan MEA, page 4-3 ff.) X b) Police protection? (General Plan MEA, page 4-3 ff.) X c) Schools? (General Plan MEA, page 4-9) X d) Maintenance of public facilities, including roads? X (General Plan MEA, pages 3-3, 4-7) e) Other governmental services? (General Plan MEA, X page 4-14 ff.) XII. UTILITIES AND SERVICE SYSTEMS. Would the proposal result in a need for new systems or supplies, or substantial alterations to the following utilities: a) Power or natural gas? (General Plan MEA, page 4-26) X b) Communications systems? (General Plan MEA, page X 4-29) c) Local or regional water treatment or distribution X facilities? (General Plan MEA, page 4-20) d) Sewer or septic tanks? (General Plan MEA, page 4-24) X e) Storm water drainage? (General Plan MEA, page 4-27) X f) Solid waste disposal? (General Plan MEA, page 4-28) X g) Local or regional water supplies? (General Plan MEA, X page 4-20) XIII. AESTHETICS. Would the proposal: a) Affect a scenic vista or scenic highway? (General Plan X Exhibit CIR-5) Issues (and Supporting Information Sources): Potentially Potentially Less Than No Significant Significant Significant Impact Impact Unless Impact Mitigated b) Have a demonstrable negative aesthetic effect? X (General Plan EIR, page 5-12 ff.) c) Create light or glare? (Specific Plan Project X Description) XIV. CULTURAL RESOURCES. Would the proposal: a) Disturb paleontological resources? (Paleontologic X Assessment Tentative Parcel Map #29052 and Tentative Tract #29053, Paleontologic Resource Assessment Program, 2/99) b) Disturb archaeological resources? (Cultural Resource X Report Tentative Parcel Maps No. 29052 & 29053, 11/14/98; Archaeological Testing and Site Evaluation on Tentative Tract 29053, 4/6/99) c) Affect historical resources? (Cultural Resource Report X Tentative Parcel Maps No. 29052 & 29053, 11/14/98) d) Have the potential to cause a physical change which X would affect unique ethnic cultural values? (Cultural Resource Report Tentative Parcel Maps No. 29052 & 29053, 11/14/98; Archaeological Testing and Site Evaluation on Tentative Tract 29053, 4/6/99) e) Restrict existing religious or sacred uses within the X potential impact area? (Cultural Resource Report Tentative Parcel Maps No. 29052 & 29053, 11/14/98) XV. RECREATION. Would the proposal: a) Increase the demand for neighborhood or regional parks X or other recreational facilities? (TTM 29053) b) Affect existing recreational opportunities? (General X Plan, Exhibit PR-1) XVI. MANDATORY FINDINGS OF SIGNIFICANCE. a) Does the project have the potential to degrade the X quality of the environment, substantially reduce the habitat of a fish or wildlife species, cause a fish or wildlife population to drop below self-sustaining levels, threaten to eliminate a plant or animal community, reduce the number or restrict the range of a rare to endangered plant or animal, or eliminate important examples of the major periods of California history or prehistory? Issues (and Supporting Information Sources): Potentially Potentially Less Than No Significant Impact Significant Unless Mitigated Significant Impact Impact b) Does the project have the potential to achieve X short-term, to the disadvantage of long-term, environmental goals? c) Does the project have impacts that are individually X limited, but cumulatively considerable? (OCumulatively 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.) d) Does the project have environmental effects which will X cause substantial adverse effects on human beings, either directly or indirectly? XVII. EARLIER ANALYSIS. Earlier analysis may be used where, pursuant to the tiering, program EIR, or other CEQA process, one or more effects have been adequately analyzed in an earlier EIR or negative declaration. Section 15063(c)(3)(D). In this case a discussion should identify the following on attached sheets: a) Earlier analysis used. Identify earlier analysis and state where they are available for review_ b) Impacts adequately addressed. Identify which effects from the above checklist were within the scope of and adequately analyzed in an earlier document pursuant to applicable legal standards, and state whether such effects were addressed by mitigation measures based on the earlier analysis. c) Mitigation measures. For effects that are "Less than Significant, with Mitigation Incorporated," describe the mitigation measures which were incorporated or refined from the earlier document and the extent to which they address site-specific conditions for the project. Addendum to Environmental Checklist, EA 98-375 I. b) The General Plan and Zoning designations for the proposed site are currently Community Commercial. The proposed project consists of a neighborhood shopping center with a supermarket anchor and associated retail development at the southeastern corner of the site, with single family residential on the western and northern sides of the commercial site. The residential requires a General Plan Amendment and Zone Change. The requested General Plan Amendment and Zone Change will result in a net loss of 33 acres of Community Commercial in the City. Single family residential uses are considerably less intensive than commercial land uses. The City has concentrated most of its Commercial zoning along the Highway 111 corridor. This parcel is currently an isolated island of Community Commercial surrounded primarily by single family residential land use designations. The proposed project represents a continuation of existing development patterns, and is compatible with existing designations. The commercial component of the project proposes a floor area ratio of 0.20, well below that allowed under the Community Commercial designation. The project will serve the rapidly developing residential neighborhoods, primarily to the west and north. Although the project is less intense than the type of commercial development envisioned for the site, it is nonetheless compatible with nearby designations which allow for low density residential development, and will serve this development as it occurs. No mitigation is therefore required. III. b) & c) The proposed projects occur in a Zone III groundshaking zone, approximately one quarter mile east of an inferred and inactive fault. The project site can expect to experience significant groundshaking in the event of a major earthquake in the Coachella Valley. In order to mitigate the potential impacts of groundshaking on buildings throughout the City, the Building Department has implemented the Uniform Building Code, as amended, which requires reinforced construction in groundshaking zones. The projects do not occur in an area prone to liquefaction, and their distance from an active fault makes ground rupture unlikely. The projects will be required to meet or exceed the City's building standards, thereby reducing the potential impact from groundshaking hazards to a level of insignificance. The project site occurs within the City's blowsand hazard area. Soils at the project site have a high potential for wind erosion'. The project proponent will be required to submit, for review and approval by the City Engineer, a PM 10 management plan which meets the requirements for such plans, prior to approval. of the first grading permit for the site. Should the residential and commercial components of the project be graded separately, individual PM 10 management plans shall be submitted for each component. Mitigation measures to ensure the stabilization of soils may include, but should not be limited to, soil cement or re -vegetation of any portion of the site not immediately under construction after grading; frequent watering, including watering during the evening and weekends during significant wind events; street sweeping or washing 1 United States Department of Agriculture, Soil Conservation Service, "Soil Survey for Riverside County, California, Coachella Valley. during construction; and the chemical stabilization of unpaved construction roadways. The implementation of such a plan will reduce the potential impacts of soil erosion at the project site to a level of insignificance. The project site falls within an area of soils at risk for erosion. The proposed Specific Plan, General Plan Amendment and Zone Change, in and of themselves, will not cause a hazard. However, construction of either the residential or commercial project will have the potential to create unstable soil conditions during earth moving activities. At such time as any phase of either project is proposed for development, the project proponent will be required to submit soils analysis to the City Engineer for review and approval. The recommendations contained in this study will reduce the potential impact from erosion of soils to a level of insignificance. 1V.a) The construction of any project on vacant land reduces the potential land available for the absorption of surface water, and changes surface water runoff patterns. Both the Specific Plan (for the commercial component) and the Tentative Tract Map (for the residential lots) have proposed, in conformance with the City Engineer's requirements for the retention of the 100 year storm event on site, the construction of retention basins. The conceptual design for each component is described individually below. The shopping center development proposes the construction of retention basins behind the 20' setback along the entire site frontage on Jefferson Street. The retention basins shall be designed to meet the City's standards for such structures, and shall be incorporated into the landscaping concept for the proposed project. The residential Tentative Tract Map design includes a retention basin along most of the project's boundary with the commercial development. This area is also proposed for use as a landscaping feature. Fourteen of the residential lots will have back yards adjacent to this retention basin. A Coachella Valley Water District (CVWD) well site is also proposed for this area. The design of adequate retention basin area to contain the 100 year, 24 hour storm shall not include the area proposed for a well site. The retention basins will provide for the absorption of water, and reduce this potential impact. The basins will also control the flow of storm water generated on both sites, and will reduce the potential impacts to an insignificant level. IV.c) Impermeable surfaces within the proposed projects can increase the potential for pollutants to occur in surface water at the site. The potential for such contamination within the Tract Map area will primarily be from cars parked on driveways, and either leaking fluids or being cleaned with chemicals. The potential hazard is greater within the commercial shopping center area, due to the higher concentration of vehicles, and the high percentage of impervious surface area. The sites will drain to retention basins, either along Jefferson Street, or on the eastern boundary of the residential tract. The retention basins are required, in order to meet City standards, to include filtration devices or other methods to ensure that water being absorbed into the ground does not contain pollutants or other foreign materials. The drainage system shall be required to meet the standards established by the National Pollution Discharge Elimination System (NPDES), as implemented by the City. The implementation of this program will reduce impacts to a level of insignificance. V. a.) b.) An air quality analysis was prepared for buildout of the proposed projects2-3. Each of the analysis are discussed separately below. The air quality analysis was performed for both construction (short term) and operational (long term) emissions from the commercial project site. The analysis utilized the threshold criteria established for the Valley by the South Coast Air Quality Management District, as required by the Air Quality Management Plan. The project will exceed threshold criteria during the construction period, and will exceed thresholds for operational emissions of CO, Nox and ROG. As recommended in the air quality analysis, the project proponent shall be required to implement the following mitigation measures: • All construction equipment shall be maintained in good operating condition, and shall be properly serviced and repaired as needed. • Prior to the issuance of the first grading permit, the project proponent shall demonstrate, or cause to be demonstrated to the Community Development Department that all construction equipment to be utilized shall be low emission, or how the use of low emission construction equipment is infeasible. • Low VOC paints, primers and coatings shall be required for all buildings on the project site. All paints shall be applied using either a high volume/low pressure spray or by hand. • The proposed project shall provide a bus turnout, shelter and associated improvements on Jefferson Street and on Avenue 50, unless Sunline Transit provides written confirmation. that no such turnout(s) or shelters are needed. • As required by the Municipal Code, the businesses operating within the proposed project shall conform to the Transportation Demand Management requirements in place at the time they begin operation. • Deliveries to the project site shall occur during off-peak periods. Even with the implementation of these mitigation measures, the impacts to air quality from the proposed project could be significant. The air quality analysis does not, however, make appropriate reductions for pass -by trips, which will reduce the number of vehicles which come and leave the site; improvements in technology which are likely to reduce impacts, particularly from motor vehicles; or transit route improvements in the future. I! 1 1=1 177 The analysis performed for the residential portion of the project demonstrated that the long term impacts of "Air Quality Report for Construction and Operation of Commercial Land Uses on Tentative Parcel Map 29052 in the City of La Quinta, CA." Synectecology, November 5, 1998. Air Quality Report for Construction and Operation of Residential Land Uses on Tentative Tract 29053 in the City of La Quinta, CA. Synectecology, November 5, 1998. the proposed project will not be significant, and will not exceed state and federal threshold criteria. The analysis did show, however, potential significant short term impacts from nitrogen oxides and reactive organic gases emitted at the site during the construction of the subdivision, based on state and federal threshold criteria. The assumption made in the report is that construction of all 103 homes would occur during a one year period. Since this represents an ambitious absorption rate, the concentration of emissions is likely to be lower than that anticipated in the analysis. However, in order to lower the potential impacts to an insignificant level, the following mitigation measures are to be implemented during construction: • All construction equipment shall be maintained in good operating condition, and shall be properly serviced and repaired as needed. • Prior to the issuance of the first grading permit, the project proponent shall demonstrate, or cause to be demonstrated to the Community Development Department that all construction equipment to be utilized shall be low emission, or how the use of low emission construction equipment is infeasible. • All site grading shall be complete prior to the construction of homes on the parcel. • Low VOC paints, primers and coatings shall be required for all buildings on the project site. All paints shall be applied using either a high volume/low pressure spray or by hand. Finally, the proposed projects fall within the anticipated land use studied in the General Plan EIR. The City determined at that time that air quality impacts required a Statement of Overriding Considerations for air quality, that the impacts to air quality of development of the Plan would be cumulative only when considered in conjunction with regional development, and that the City would implement all feasible measures to reduce emissions within its boundaries. The implementation of the proposed project, therefore, is not expected to have a significant impact on air quality resources. VI.b) Access to the commercial component of the proposed projects has been limited to two driveways each on Jefferson Street and 501 Avenue. One access point is provided at the northeastern boundary of both components, to allow for direct access from the residential tract map area to the shopping center. Access to and from the residential lots will be taken from one drive on Jefferson Street, and one drive on 501 Avenue. These are designed to meet City standard, and should not represent a significant impact or hazard. The access points within the commercial component of the project meet the City's standards, and generally offer ease of circulation into and out of the site, except that most of the drives are well below the City's standard of 90 feet for parking lots with more than 450 parking spaces. Thess access points represents a potentially hazardous condition for motorists within the proposed project. The following mitigation shall be implemented to reduce the impact of this hazard to a less than significant level: • The proposed site plan shall be redesigned to provide at least 90 feet of stacking at all access points or dedicated right turns in to the driveways shall be provided. If one of these standards cannot be -met, the applicable access point shall be eliminated. VII.a) & b) The project site occurs within the boundaries of the Coachella Valley Fringe -Toed Lizard Conservation Fee Area. Eventual development of the site will impact this resource. With the adoption of a Habitat Conservation Plan for this species, payment of a $600.00 per acre fee was established as mitigation for any taking of this endangered species. The site is not within the habitat areas for other species of concern in the City. No further mitigation is necessary. X.a) & b) Site-specific noise analysis was prepared for the proposed project°,'. Both Jefferson Street and 5011 Avenue are currently impacted, and exceed 60 dBA CNEL. All new development is required to mitigate to the City's standards for noise, as required in the General Plan (Table EH -1). The commercial and residential components of the proposed project are discussed separately below. The development of commercial land uses requires an exterior noise level not exceeding 75 dBA CNEL. The noise levels within the project site will not exceed the City standard at buildout. Short noise impacts can be expected during the construction phase of the project, as detailed in the report. In order to reduce potential impacts, the following mitigation measures shall be implemented: • All construction activity shall be limited to the hours of construction permitted by Municipal Code Section 6.08.050. • All internal combustion equipment shall be fitted with properly operating mufflers and air intake silencers. • All stationary equipment shall be located as far as practical from adjacent potential residential units. • All on-site deliveries shall be limited to 7.00 a.m. To 10.00 p.m. • The proposed perimeter wall shall be 8 feet in height. "Noise Study for the Construction and Operation of Commercial Land Uses on Tentative Parcel Map 29052 in the City of La Quinta, CA." Synectecology, November 5, 19998. "Noise Study for Construction and Operation of Residential Land Uses on Tentative Tract 29053 in the City of La Quinta, CA." Synectecology, November 5, 1998. As stated above, both Jefferson Street and Avenue 50 are currently impacted, and experience noise levels above the City's standard. The General Plan requires that all new development provide mitigation to reduce impacts to the City standard of 60 dBA CNEL. The noise analysis performed for the proposed site shows that lots adjacent to both Avenue 50 and Jefferson Street will be significantly impacted by off-site noise sources without mitigation. Without mitigation, noise levels at the project boundary on Jefferson Street will be 76 dBA, and 73 dBA on Avenue 50. In order to reduce potential long term impacts to an acceptable level, mitigation measures, in the form of berming and walls will be required, and are provided below. • No two story units shall be permitted for lots adjacent to Avenue 50, Jefferson Street or the commercial development. All units shall be single -story only. • The project proponent shall demonstrate, to the satisfaction of the Building Department, that all construction plans will result in interior noise levels of 45 dBA or less in all residential units. • To the extent possible, the homes to be located on Jefferson Street shall be constructed in the first phase of development, so as to act as noise buffers to the rest of the site. • The project proponent shall construct a 2 foot stem wall, 7 foot berm and 6 foot wall along the entire frontage of the property on Jefferson Street. The stem wall and berm shall be located within the 20 foot setback required on the street, and shall meet all City standards, including a meandering sidewalk and 3:1 slope. The City Engineer shall review and approve plans for the stem wall, berming and sidewalk prior to the issuance of grading permits. • The project proponent shall construct a 3 foot berm and 6 foot wall along the entire frontage of the property on 50' Avenue. The berm shall be located within the 20 foot setback required on the street, and shall meet all City standards, including a meandering sidewalk and 3:1 slope. The City Engineer shall review and approve plans for the berming and sidewalk prior to the issuance of grading permits. In addition to long term operational noise, the site and surrounding development will be impacted by two other sources of noise: construction equipment, and well -site construction. Construction noise will result in a potential short term impact to a residential unit 200 feet east of the proposed project, across Jefferson Street. Noise and well construction noise can be expected to result in noise levels of 80 DBA and 63 dBA, respectively at this residence. A second residential unit, located 500 feet from the eastern project boundary, will experience construction noise levels of 69 dBA, and well construction noise levels of 61 dBA. As a short term, periodic impact occurring during daytime hours, such temporary conditions are considered acceptable. Mitigation measures, however, are included below to lessen the impact to residential units near the proposed project site during the construction period. • All construction activity shall be limited to the hours of construction permitted by Municipal Code Section 6.08.050. • All internal combustion equipment shall be fitted with properly operating mufflers and air intake silencers. 0 All stationary equipment shall be located as far as practical from adjacent potential residential units. • If the well drilling is to be performed on a 24 hour basis, temporary noise barriers shall be placed around all internal combustion engines used for drilling. • All well construction shall be complete prior to the issuance of occupancy permits for any residence on the site. The well site shall be walled and landscaped to meet City standards. These mitigation measures will reduce impacts from noise to a less than significant level. XIII.a) The proposed projects occur on a Primary Image Corridor (Jefferson Street) and a Secondary Image Corridor (Avenue 50). This designation requires added setbacks and enhanced landscaping treatments to mitigate potential aesthetic impacts. Both the residential and commercial components of the project have included additional setbacks in their plans, and will conform to the standards and requirements of the Primary and Secondary Image Corridor. This is expected to reduce potential impacts to a less than significant level. XIII.c) All or part of the shopping center will operate during the evening hours. The residential lots created by the proposed tract map could be impacted by light and glare. The shopping center site could also impact 50`h Avenue and Jefferson Street with added light or glare, which could have a negative impact on passing traffic. The City has implemented, through its Site Development Permit and building permit processes, standards which require lighting to be contained, and at a low level, to preserve the dark night sky. These standards will be implemented for this project, thereby reducing the potential impacts to a less than significant level. XIV. a) A paleontological assessment was completed for the proposed project6. The study found lacustrine sediments, consistent with ancient Lake Cahuilla and the type of sediment in which fossils are often found, on the project site. In order to mitigate the potential impacts to this non-renewable resource, the following mitigation measures shall be implemented: • A qualified paleontologic monitor shall be on-site during any and all excavation of the proposed project. The monitor will be empowered to stop or divert excavations to allow for removal of abundant or large specimens. • All recovered specimens shall be professionally prepared, identified and preserved. • All recovered specimens shall be professionally curated into a museum repository with permanent retrievable storage. • The paleontological monitor shall prepare a report of findings, including an appended inventory of specimens for submittal to the City. "Paleontologic Assessment Tentative Parcel Map #29052 (Commercial) and Tentative Tract $1129053 (Residential)." Paleontological Resource Assessment Program, revised February 1999. XIV.b) & d) An archaeological resource analysis, as well as site investigation, were prepared for the project site'. Two sites of potential significance were found in the commercial area of the property, and seven sites within the residential area. The sites were tested, and were determined not to meet the CEQA criteria for significance. Artifacts were collected and removed from the surface. The results of test pits indicate a low potential sensitivity for subsurface artifacts. In order to ensure that no subsurface artifacts occur, the following mitigation measure shall be implemented: • The project proponent shall provide a qualified archaeological monitor during any excavation or grading of the project. The monitor shall be empowered to stop of divert excavation should artifacts be located. The monitor shall file a final report of findings with the City. These mitigation measures shall reduce the potential impacts to a level of insignificance. "Cultural Resources Report,Tentative Parcel Maps No. 29052 & 29053," December 14, 1998; and "Archaeological Testing and Site Evaluation on Tentative Tract 29053," April 6. 1999. Both by CRM Tech.