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CC Resolution 2007-023RESOLUTION NO. 2007-023 A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF LA QUINTA, CALIFORNIA, (1) CERTIFYING AN ADDENDUM TO THE ENVIRONMENTAL IMPACT REPORT (EIR NO. 41), AND SUBSEQUENT CEQA COMPLIANCE DOCUMENTS, FOR LA QUINTA COVE GOLF CLUB REVISED SPECIFIC PLAN 121-E (1975), PREPARED FOR CONDITIONAL USE PERMIT 2007- 102 AND SITE DEVELOPMENT PERMIT 2006-865 AND; (2) APPROVING OPERATIONAL AND DEVELOPMENT PLANS FOR A SIGNATURE POOL FACILITY LOCATED ON THE WEST SIDE OF AVENIDA OBREGON, ON THE LA QUINTA RESORT GROUNDS CASE NOS.: ENVIRONMENTAL ASSESSMENT NO. 2006-573 [ADDENDUM] CONDITIONAL USE PERMIT 2007-102 AND SITE DEVELOPMENT PERMIT 2006-865 APPLICANT: CNL DESERT RESORT, LLP WHEREAS, the Planning Commission of the City of La Quinta, California, did, on the 13th day of February, 2007, hold a duly -noticed Public Hearing to consider the request of CNL Desert Resort, LLP ("CNL") regarding an Addendum to the Environmental Impact Report for Revised Specific Plan 121-E, as revised and amended, (EIR No. 41) (the "Addendum") and Site Development Permit No. 2006-865 (the "SDP"); WHEREAS, the Planning Commission, after thoroughly considering the Addendum, EIR No. 41, the subsequent CEQA compliance documents, the staff report and presentation, the presentation by Impact Science regarding the Addendum, the presentation by the Applicant, the public testimony and written submissions, did adopt Planning Commission Resolution 2007-007, wherein it recommended by a vote of all Planning Commissioners present that the City Council adopt a Resolution certifying the Addendum; WHEREAS, the Planning Commission voted by minute action to submit the SDP to the City Council for action, and to report the vote taken was a failed motion (which resulted from a tie vote) to approve SDP with added conditions of approval, which vote and added conditions are further outlined in the staff report to the City Council for the February 20, 2007 public hearing and March 20, 2007 continued public hearing; Resolution No. 2007-023 Environmental Assessment 2006-573 Site Development Permit 2006-865 Conditional Use Permit 2007-102 CNL Desert Resorts, LLP Adopted: March 20, 2007 Page 2 WHEREAS, the City Council did, on the 20th day of February, 2007, hold a duly -noticed public hearing to consider the request of CNL regarding the Addendum and the SDP, which contemplates the modification of approximately 4.7 acres within the La Quinta Resort's 62-acre site, and the construction of a "Signature Pool" complex on that 4.7 acre parcel; WHEREAS, the City Council did, on the 20th day of February, 2007, continue the duly -noticed public hearing for the EA and SDP to the meeting of March 20, 2007; WHEREAS, the Planning Commission of the City of La Quinta, California, did, on the 13th day of March, 2007, hold a duly -noticed Public Hearing to consider the request of CNL Desert Resort, LLP ("CNL") regarding Conditional Use Permit 2007-102 (the "CUP"); WHEREAS, the Planning Commission, after thoroughly considering the CUP, the staff report and presentation, the presentation by the Applicant, the public testimony and written submissions, did adopt Planning Commission Resolution 2007-011 subject to conditions of approval, wherein it recommended by a unanimous vote of all Planning Commissioners present that the City Council adopt a Resolution approving the CUP; WHEREAS, the Community Development Department, Planning Commission and the City Council have each determined that the Addendum complies with the requirements of the California Environmental Quality Act and "The Rules to Implement the California Environmental Quality Act of 1970" (as amended, Resolution 83-68 adopted by the City Council); and --- _.__ WHEREAS, upon hearing and considering the EIR No. 41, the subsequent CEQA compliance documents, the Addendum and all testimony and arguments, if any, of all interested persons desiring to be heard, the City Council did find the following facts, findings, and reasons to justify certifying the Addendum: 1. The current applications for the SDP (the "Application" or "Proposed Modification"), with respect to a portion of Revised Specific Plan 121-E, as amended, constitute further discretionary approvals needed to implement the Revised Specific Plan, as amended. The Application reflects necessary entitlements to proceed with the redevelopment of approximately 4.7 acres, Resolution No. 2007.023 Environmental Assessment 2006-573 Site Development Permit 2006-665 Conditional Use Permit 2007-102 CNL Desert Resorts, LLP Adopted: March 20, 2007 Page 3 located within the La Quinta Resort's 62-acre site; both of which are situated within the Revised Specific Plan 121-E, as amended. Specifically, the "Signature Pool" contemplated by the Proposed Modification will provide several water -related and pool -featured amenities, including an arrival plaza; a children's outdoor play area; a "lazy river" that proceeds in a circular loop; a formal outdoor pool with terraces; private pool -side cabanas; a game room with a first aid center; outdoor dining terraces; a splashdown pool for slides; a wave pool; a chaise lounge deck; and secure gate entry points. The Proposed Modification will be limited to a specific portion of the La Quints Resort's 62-acre property, which presently contains existing recreational facilities, including an outdoor swimming pool and tennis courts. Specifically, the area to be affected by the Proposed Modification presently contains up to ten existing tennis courts, the existing tennis stadium (center court), an existing restroom building and an existing outdoor swimming pool. The Proposed Modification will not be open to the general public and is not intended to function as a theme park or public water park. Additionally, the Proposed Modification site is situated such that it is not visible to the general public or from any adjacent public roadways. 2. On or about May 6, 1975, the Board of Supervisors for the County of Riverside certified the adequacy and completeness of EIR No. 41 and approved and adopted Specific Plan 121-E. In October of 1982, the City Council certified Environmental Assessment No. 15145 and a Negative Declaration in connection with its consideration and approval of the Revised Specific Plan 121-E to reflect modifications to Specific Plan 121-E, refinements of the development concepts therein and a change of zone. On or about September 20, 1988, the City Council certified Environmental Assessment No. 88-095 and a Negative Declaration in connection with its consideration and approval of Amendment No. 1 to Revised Specific Plan 121-E, which Amendment implemented Change of Zone No. 88-031, Tentative Parcel Map No. 23749 and Plot Plan No. 88-393. On or about November 21, 1989, the City Council certified Environmental Assessment No. 89-141 and a Negative Declaration in connection with its consideration and approval of Amendment No. 2 to Revised Specific Plan 121-E, which Amendment implemented Plot Plan No. 89-421. Resolution No. 2007-023 Environmental Assessment 2006-573 Site Development Permit 2006-865 Conditional Use Permit 2007-102 CNL Desert Resorts, LLP Adopted: March 20, 2007 Page 4 On or about July 5, 1995, the City Council certified Environmental Assessment No. 95-304 and a Mitigated Negative Declaration in connection with its consideration and approval of Amendment No. 3 to Revised Specific Plan 121-E, which Amendment implemented Plot Plan No. 95-555. On or about September 16, 1997, the City Council certified Environmental Assessment No. 97-340 and a Mitigated Negative Declaration in connection with its consideration and approval of Amendment No. 4 to Revised Specific Plan 121-E, which Amendment implemented General Plan Amendment No. 97-054; Change of Zone No. 97-083; Tentative Tract Map No. 28545; Site Development Permit Nos. 977007 and 97-608; and Certificate of Appropriateness No. 97-003. On or about June 19, 2001, the City Council certified an Addendum to EIR No. 41 in connection with its consideration and approval of Amendment No. 5 to Revised Specific Plan 121-E, which Amendment implemented Tentative Tract Map No. 30125; General Plan Amendment No. 2001-078; Change of Zone No. 2001-101; and Site Development Permit No. 2001-703. The Revised Specific Plan 121-E, as amended by Amendments Nos. 1, 2, 3, 4 and 5, is referred to herein as the "Prior Project Modifications." The Proposed Modification is consistent with the Prior Project Modifications. 3. The Proposed Modification does not contemplate or propose substantial changes in the Prior Project Modifications, which will or would require major revisions of EIR No. 41 and subsequent CEQA compliance documents approved by the City, due to the involvement of new significant environmental effects or a substantial increase in the severity of significant effects previously identified in EIR No. 49 and subsequent CEQA compliance documents referenced above. Rather, the Proposed Modification concerns a change in, and construction related to, the current recreational uses within a specific area of the La Quinta Resort, which specific area is currently used and is approved for commercial and recreational purposes. 4. No Substantial changes will occur with respect to the circumstances under which the Prior Project Modifications will be undertaken, as modified by the Proposed Modification described herein, which will or would require major revisions of EIR No. 41 and subsequent CEQA compliance documents approved by the City, due to the involvement of new significant environmental effects or a substantial increase in the severity of the Resolution No. 2007-023 Environmental Assessment 2006-573 Site Development Permit 2006-865 Conditional Use Permit 2.007.102 CNL Desert Resorts, LLP Adopted; March 20, 2007 Page 5 significant effects previously identified in EIR No. 41 and subsequent CEQA compliance documents approved by the City. 5. No new information of substantial importance which was not known, and could not have been known with the exercise of reasonable diligence, at the time EIR No. 41 and subsequent CEQA compliance documents were certified/approved as complete, has become available which shows any of the following: (A) The Proposed Modification will have one or more significant effects not discussed in EIR No. 41 and subsequent CEQA compliance documents; (B) Significant effects previously examined will be substantially more severe than shown in EIR No 41 and subsequent CEQA compliance documents; (C) Mitigation measures or alternatives previously found not to be feasible would in fact be feasible, and would substantially reduce one or more significant effects of the Prior Project Modifications and/or Proposed Modification, but the City declines to adopt the mitigation measures or alternatives; or (D) Mitigation measures or alternatives which are considerably different from those analyzed in EIR No. 41 and subsequent CEQA compliance documents would substantially reduce one or more significant effects on the environment, but the City declines to adopt the mitigation measures or alternative. 6. Based upon these findings and the Addendum/Initial Study, the City Council has determined that no Subsequent EIR or Supplemental EIR is required or appropriate under Public Resources Code Section 21166 and 14 Cal. Admin. Code § § 15162; 15163 and 15164, and that an Addendum is sufficient to make EIR No. 41 and subsequent CEQA compliance documents apply to the Proposed Modification. 7. The Addendum/Initial Study, which was prepared to evaluate whether the Proposed Modification would cause any new or potentially more severe significant adverse effects on the environment, specifically analyzed, in Resolution No. 2007-023 Environmental Assessment 2006-573 Site Development Permit 2006.865 Conditional Use Permit 2007.102 CNL Desert Resorts, LLP Adopted: March 20, 2007 Page 6 addition to several other potential impacts, potential impacts related to cultural resources, traffic, air quality, noise and aesthetics. The analysis and conclusions for many of these specific potential impacts were based on, and relied upon, expert reports that are attached to the Addendum as Appendices A — E and which, together with the Addendum, provide the substantial evidence upon which the City Council's findings provided herein are based. Based upon the facts and analysis contained in the Addendum/Initial Study, the City Council finds that the Proposed Modification will not have, when compared to EIR No. 41 and subsequent CEQA compliance documents referenced above, any new or more severe adverse environmental impacts, in the defined Study Area, including without limitation, no new or more severe significant adverse impacts related to cultural resources, traffic, air quality, noise or aesthetics. The City Council makes the, following more specific findings: (A) The Addendum/Initial Study specifically analyzed the Proposed Modification's potential effects on cultural resources, based upon the Historic Resources Evaluation prepared by Architectural Resources Group, which is attached to the Addendum as Appendix A and incorporated therein. Based upon the facts and analysis contained in the Addendum/Initial Study and its Appendix A, the City Council finds that the Proposed Modification will not have any new or more severe significant impacts on cultural resources, including the historical context of such resources. In particular, the City finds, based on the photographic evidence presented at the hearing, that the current historic context surrounding the Morgan House has already been substantially compromised by the existing Jungle Gym, tennis courts, swimming pool, walls and fences which surround the Morgan House. Moreover, and in the alternative, the City Council finds that any temporary construction fence and/or proposed safety wall surrounding the Morgan House is categorically exempt from CEQA based upon the following CEQA Guidelines: 15301 (Class 1-Existing Facility, including subsection (f) (safety device)); 15303 (Class 3-Small Structure, including subsection (e) (fences)); 15311 (Class 11-Accessory Structures) and 15331 (Class 31-Historical Resource Protection Measure). Resolution No. 2007-023 Environmental Assessment 2006-573 Site Development Permit 2006-865 Conditional Use Permit 2007.102 CNL Desert Resorts, LLP Adopted: March 20, 2007 Page 7 (B) The Addendum/Initial Study specifically analyzed the Proposed Modification's potential impacts on traffic and circulation, based upon a Traffic Impact Analysis prepared by Endo Engineering, which is attached to the Addendum as Appendix B and incorporated therein. Based upon the facts and analysis contained in the Addendum/Initial Study and its Appendix B, and the Supplemental Traffic Report submitted by Endo Engineering dated February 12, 2007, the City Council finds that the Proposed Modification will not have any new or more severe significant traffic or circulation and/or parking impacts, either on public roads or the internal circulation system at the Proposed Modification site. (C) The Addendum/initial Study specifically analyzed the Proposed Modification's potential impacts on air quality, based upon an Air Quality Modeling and Analysis prepared by Impact Sciences, which is attached to the Addendum as Appendix C, and incorporated therein. Based upon the facts and analysis contained in the Addendum/Initial Study and its Appendix C, the City Council finds that the Proposed Modification will not have any new or more severe significant impacts on air quality. (D) The Addendum/Initial Study specifically analyzed the Proposed Modification's potential impacts related to noise, based upon the Operational Acoustics Study prepared by Veneklasen & Associates, which is attached to the Addendum as Appendix D, and incorporated therein. Based upon the facts and analysis contained in the Addendum/Initial Study and its Appendix D, the additional modifications which have been made to the proposal and the added Conditions of Approval to further reduce any residual noise impacts, and the Supplemental Noise report from Veneklasen dated 2/15/07, which is attached hereto and incorporated herein, the City Council finds that the Proposed Modification will not have any new or more severe significant impacts related to noise. 8. The Proposed Project Modification will not have a significant adverse impact upon scenic views based upon the test set forth in CEQA case law (see e.g. Banker's Hill v. City of San Diego (2006) 149 Cal.App. 41n 249, 279 and Bowman v. City of Berkeley (2004) 122 Cal.App. 4t' 572, 586-587). Resolution No. 2007-023 Environmental Assessment 2006-573 Site Development Permit 2006-865 Conditional Use Permit 2007-102 CNL Desert Resorts, LLP Adopted: March 20, 2007 Page 8 Specifically that "obstruction of a few private views in a project's immediate vicinity is not generally regarded as a significant environmental impact." Furthermore, independent of the above legal standard, the City Council finds, based on the photographic evidence and renderings presented at the hearing, as well as on the physical dimensions of the proposed structures, that any impact upon existing views of the Santa Rosa Mountains is less than significant, in that: 1) the Signature Pool rock formations have been substantially revised to reduce its mass and height; 2) the artificial rock foundation will blend with the scenic backdrop of the Santa Rosa Mountains; and 3) based upon current obstructions to the views at issue. 9. The Proposed Modification does not have the potential to degrade the quality of the environment, substantially reduce the habitat of a fish or wildlife population to drop below self sustaining levels, threaten to eliminate a plant or animal community, reduce the number or restrict the range of rare or endangered plants or animals or eliminate important examples of the major periods of California history or prehistory. 10. The Proposed Modification does not have the potential to achieve short-term environmental goals, to the disadvantage of long-term environmental goals, as no new or more severe significant adverse effects on the environment have been identified by the Addendum/Initial Study. 11. The Proposed Modification will not result in any new or more severe significant impacts which are individually limited, but cumulatively considerable, when viewed in connection with planned or proposed development in the immediate vicinity. 12. The Proposed Modification will not have environmental effects that will adversely affect the human population, either directly or indirectly, in that no new or more severe significant impacts have been identified which would affect human health or public services. 13. These factual findings are based upon EIR No. 41, all subsequently approved CEQA compliance documentation for the Prior Project Modifications, the Addendum/Initial Study and all documents referred in or attached to it -- including, without limitation the Historic Resources Evaluation; the Traffic Impact Analysis; the Air Quality Modeling and Analysis; the Operational Acoustics Study; and the Recommendations for Protective Fence at the Resolution No. 2007-023 Environotental Assessment 2006-573 Site Development Permit 2006-865 Conditional Use Permh 2007-102 CNL Desert Resorts, LLP Adopted: March 20, 2007 Page 9 Morgan House -- the submissions of the applicant; the records and files of the City's Community Development Department related to the Proposed Modification; and any and all other documents referred to or relied upon by the Revised Specific Plan, as amended. 14. .The City Council has considered the Addendum, the EIR No. 41 and the subsequent CEQA compliance documents approved by the City, and has concluded that the Addendum reflects the independent judgment of the City. 15. The City has on the basis of substantial evidence, rebutted the presumption of adverse effect set forth in 14 California .Code Regulations section 753.5(d). 16. The location and custodian of the City's records relating to the Proposed Modification is the Community Development Department located at 78-495 Calle Tampico, La Quinta, California. WHEREAS, at the Public Hearing upon hearing and considering all testimony and arguments of all interested persons desiring to be heard, the City Council did make the following Mandatory Findings to justify approval of said Conditional Use Permit 1. Compliance with the General Plan - The project site within the La Quinta Resort is designated by the General Plan and applicable Specific Plan 121 E, Amendment #5 as Tourist Commercial. This Tourist Commercial designation permits the Resort and related recreational uses such as the proposed Signature Pool water feature. Furthermore, the project site has been used for various Resort related recreational uses, including a previous "Signature Pool" where the sunken tennis courts presently exist. Therefore, the project is in compliance with the General Plan and Specific Plan. 2. Compliance with the Zoning Code - The City's Zoning Map and applicable Specific Plan 121 E, Amendment #5 designates the zoning of the project site within the La Quinta Resort as Tourist Commercial. This designation permits the Resort and related recreational uses such as the proposed Signature Pool water feature. Applicable development standards are complied with based on the proposed plans, operation and recommended Conditions of Approval. No structures proposed exceed the 40 foot height limit nor are they setback less than the required 15 feet from residentially zoned properties. Resolution No. 2007-023 Environmental Assessment 2006-573 Site Development Permit 2006-865 Conditional Use Permit 2007-102 CNL Desert Resorts, LLP Adopted: March 20, 2007 Page 10 3. Compliance with CEQA - The La Quinta Community Development Department has caused to be prepared Environmental Assessment 2006-573 (an Addendum to Final Environmental Impact Report (EIR) Number 41 and to a series of subsequently approved environmental review documents) for this Site Development Permit and Conditional Use Permit in compliance with the requirements of the California Environmental Quality Act of 1970, as Amended. The Community Development Department has determined that the proposed modifications to the La Quinta Resort do not require a subsequent EIR, Supplemental EIR or a Negative Declaration/Mitigated Negative Declaration, since the circumstances described in Section 15162 of the California Environmental Quality Act Guidelines do no exist, in that there will be no new or more significant impacts than those disclosed in the prior EIR Number 41 and the CEQA compliance documents approved subsequently. The modifications proposed and the circumstances under which the modifications would be carried out do not require substantial changes to the previous EIR, or the Subsequent Environmental documents, due to the involvement of new significant environmental impacts or a substantial increase in the severity of previously identified significant effects. In addition, there is no new information of substantial importance which would trigger the requirement of a subsequent EIR, supplemental EIR or Negative Declaration/Mitigated Negative Declaration in accordance with Section 15162(a)(3). Therefore, upon certification of Environmental Assessment 2006-573 the project is in compliance with CEQA requirements. 4. Surrounding Uses - The recommended Conditions of Approval and site design of the project ensure that the Water Feature will operate in a manner that will minimize the impacts to the adjacent residential uses. Furthermore, the Conditions of Approval require problems or issues to be reviewed and resolved. The property to the south consists of Spa La Quinta, tennis courts and several Tennis Villas, only one of which abuts the subject property. To the north are a number of Tennis Villas. These Villas are privately -owned properties and some are rented out as part of the Resort. The project as proposed will incorporate measures to provide compatibility with the surrounding residential uses, such as sound attenuation through walls, lowering finish grades, extensive planting, parking controls, construction Resolution No. 2007-023 Environmental Assessment 2006.573 Site Development Permit 2006-865 Conditional Use Permit 2007-102 CNL Desert Resorts, LLP Adopted: March 20, 2007 Page 11 restrictions, etc. As noted in the environmental documentation prepared in connection with the Addendum, and which have been specifically incorporated by reference herein, the Proposed Modification is not incompatible or injurious with the surrounding community. Conditions of Approval that ensure compatibility include, but are not limited to, the following: A. Parking studies and improvements will be required to eliminate problems that arise once the use is in operation. B. New Resort parking and traffic control employees will be assigned to the Water Feature area. C. A Parking Management Plan will be developed and implemented in conjunction with the completion of the Water Feature. D. The Date Palm grove at the corner of Avenida Obregon and Avenida Fernando will be reserved for future use as a parking and/or loading area should it be determined by the City it is needed. E. Improvements to Avenida Obregon and access to it will ensure adequate parking and circulation is maintained. F. Days and hours of operation and allowable activities will be regulated' to ensure that it is compatible with adjacent properties. G. Noise generated by the use and lighting used is required to comply with applicable City Requirements. This includes provisions to correct violations of City noise standards. H. Requirements for new masonry walls adjacent to the existing residential uses are provided to ensure privacy is maintained. WHEREAS, at the Public Hearing upon hearing and considering all testimony and arguments of all interested persons desiring to be heard, the City Council did make the following Mandatory Findings to justify approval of said Site Development Permit: Resolution No. 2007-023 Environmental Assessment 2006-573 Site Development Permit 2006.865 Conditional Use Permit 2007-102 CNL Desert Resorts, LLP Adopted: March 20, 2007 Page 12 1. Compliance with the General Plan - The project site within the La Quinta Resort is designated by the General Plan and applicable Specific Plan 121 E, Amendment #5 as Tourist Commercial. This designation permits the Resort and related recreational uses such as the proposed Signature Pool water feature. Furthermore, the project site has been used for various resort related recreational uses, including a "Signature Pool" where the sunken tennis courts presently exist. Therefore, the project is in compliance with the General Plan and Specific Plan. 2. Compliance with the Zoning Code - The City's Zoning Map and applicable Specific Plan 121 E, Amendment #5, zone the project site within the La Quinta Resort as Tourist Commercial. This designation permits the resort and related recreational uses such as the proposed Signature Pool water feature. Applicable development standards are complied with based on the proposed plans and recommended Conditions of Approval. 3. Compliance with CEQA - As stated above, the Proposed Modifications have been reviewed in the Addendum prepared in accordance with CEQA Guideline 15164, and pursuant to Guideline 15162, no subsequent EIR or Negative Declaration/Mitigated Negative Declaration is required. 4. Architectural Design - The architectural design of the project, including, but not limited to the architectural style, scale, building mass, materials, colors, architectural details, roof style, and other architectural elements, are compatible with other plans approved for construction in the tract and other surrounding development in the City. 5. Site Design - The site design of the project, including, but not limited to project entries, interior circulation, pedestrian amenities, and other site design elements have been established by the previous development of the project area on the Resort grounds. The center tennis court area has been used for a Signature Pool in the past and with this project will be again used for that purpose. The project will be compatible with surrounding hotel development and with the quality of design prevalent in the City. 6. Landscape Design - Project landscaping includes, but not limited to the location, type, size, color, texture, and coverage of plant materials is designed so as to provide relief, complement buildings, visually emphasize prominent design elements and vistas, screen undesirable views, and provide Resolutioh No. 2007-023 Environmental Assessment 2006-573 She Development Pemk 2006-865 Conditional Use Permit 2.007-102 CNL Desert Resorts, LLP Adopted:, March 20, 2007 Page 13 a harmonious transition between adjacent land uses. It will provide an overall unifying influence, enhance the visual continuity of the project, complement the surrounding project area and comply with City and CVWD water efficiency requirements, ensuring efficient water use. 7. Sign Programs - A comprehensive sign program, including on -site project and Resort directional signage is required upon approval of this project prior to issuance of first building permit. Resort area directional signage will include shuttle routes and stops. 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 for the Addendum, CUP and the SDP. 2. That it does hereby certify the Addendum for the reasons set forth in this Resolution and the staff report and as stated in the Addendum on file in the City Clerk's Department. 3. That the City Council has reviewed the Addendum, EIR No. 41, and the subsequent CEQA compliance documents, and had determined that the Addendum reflects the independent judgment o€ the City. 4. That the Community Development Director is directed to file a Notice of Determination with the County Clerk regarding this action. 5. That the City Council does hereby approve Conditional Use Permit 2007- 102, for the reasons set forth in this Resolution and in the Staff Report and Staff Presentation, and subject to the attached Conditions of Approval, labeled Exhibit "A". 6. That the City Council does hereby approve Site Development Permit 2006- 865, for the reasons set forth in this Resolution and in the Staff Report and Staff Presentation, and subject to the attached Conditions of Approval labeled Exhibit "B". Resolution No. 2007-023 Environmental Assessment 2006-573 Site Development Permit 2006-865 Conditional Use Permit 2007-102 CNL Desert Resorts, LLP Adopted: March 20, 2007 Page 14 PASSED, APPROVED and ADOPTED at a regular meeting of the La Quinta City_ Council held on this 20th day of March, 2007, by the following vote, to wit: AYES: Council Members Henderson, Kirk, Osborne NOES: Council Member Sniff, Mayor Adolph ABSENT: None ABSTAIN: None DON ADOL'PH, Ma#r City of La Quinta, California ATTEST: VERONICA J. N NO, CMC, City Clerk City of La Quinta, California (SEAL) APPROVED AS TO FORM: M. KAT JENSON, City torney City of a ta, California ERRATA TO ADDENDUM FOR THE LA QUINTA RESORT SIGNATURE POOL (Site Development Permit 2006-865 Conditional Use Permit 2007-102) The Addendum previously identified the area to be redeveloped by the proposed uses included Site Development Permit Application 2006-865 as occupying a total area of 7.4-acres. Site Development Permit 2006-865 seeks to redevelop an area that encompasses a total of 4.7-acres. All references throughout the Addendum and five technical appendices of the Addendum to the Site Development Permit 2006-865 or "project site" boundaries refer to this 4.7-acre area, not 7.4-acres. Conditional Use Permit 2007-102 is being processed as a part of the request to redevelop an area that encompasses a total of 4.7-acres. All references throughout the Addendum and five technical appendices of the Addendum to the Site Development Permit 2006-865- apply to Conditional Use Permit 2007-102 regarding operational aspects of the request. Addendum forthe La Quinta Resort Signature Pool (Site Development Permit 2006-865) Prepared for: City of La Quinta Community Development Department 78-495 Calle Tampico La Quinta, California 92253-1504 Contact: Douglas R. Evans, Community Development Director (760)777-7125 Prepared by: Impact Sciences, Inc. 234.East Colorado Boulevard, Suite 205 Pasadena, California 91101 Contact: Ali H. Mir (626)564-1500 January 2007 TABLE OF CONTENTS 1.0 INTRODUCTION .. 1 ProjectBackground................................................................................................. Purposeof 5 an Addendum........................................................................................... 9 Description of the Proposed La Quinta Resort Signature Pool..........................................................12 ............ Summary of Supplemental Technical Studies Analyzing the Proposed Project................................14 2.0 ENVIRONMENTAL ANALYSIS ................................................................................................... 1. Aesthetics ...............................................................................................................................23 .......17 It. Agricultural Resources........................................................ .....................................................2 III. Air Quality............................................................................................................................... . 26 IV. Biological Resources........................................7 V. Cultural Resources...........................................................................................................................................................................................32 VI. Geology/Soils...........................................................................................................................37 VII. Hazards & Hazardous Materials..............................................................39 Vill. Hydrology/Water Quality..........................................................................................................41 Land Use/Planning............................................................................................................ 45 XIX. . Mineral Resources.............................................................................................47 XI. Noise............................................................. ........ ................. ................................................ XII. Population/Housing 48 ..................................................................................................................53 XIII. Public Services......................................................................................................................54 XIV. Recreation................................................................................................................................56 XV. Transportationlfraffic ..........................................................................57 XVL Utilities/Service Systems..........................................................................................................61 XVII. Mandatory Findings of Significance.........................................................................................63 XVill. Earlier Analysis .......................... :........................................................... ................................... 65 APPENDICES Appendix A — Historic Resources Evaluation (2006) Appendix B — Traffic Impact Analysis (2007) Appendix C — Air Quality Modeling and Analysis (2006) Appendix D — Operational Acoustics Study (2007) Appendix E — Recommendations for Protective Fence at the Morgan House (2006) LIST OF FIGURES 1. Regional Vicinity Map............................................................................................................... 2. Existing Site Plan with Surrounding Land Uses.................................................................................6 ......... 3. Proposed Project Architectural Rendering................................................................ LIST OF TABLES 1. Estimated Maximum Construction Equipment in Use Per Day..........................................................28 2. Estimated Unmitigated Construction Emissions................................................................................29 3. Estimated Unmitigated Operation Emissions............................................................... 3n 1.0 INTRODUCTION This document is an Addendum to the Final Environmental Impact Report (EIR Number 41) adopted in April 1975 by the County of Riverside, and the series of subsequent environmental review documents for modifications and additions to the La Quinta Resort, through 2601, prepared by the City of La Quinta. These documents have been used as a basis for this Addendum to evaluate the environmental effects of the construction of the proposed La Quinta Resort Signature Pool (proposed project)', as compared to the level of environmental impacts previously disclosed in the County's and City's prior CEQA Compliance documents. Pursuant to Public Resources Code Section 21167.2, the findings and determinations contained in the previously adopted CEQA compliance documents are conclusively presumed to be valid. Development of the La Quinta Resort has been assessed in multiple CEQA documents over the course of the last 30 years prior to and after the incorporation of the City of La Quinta. The purpose of this Addendum is to assess the potential environmental impacts associated with the proposed La Quinta Resort Signature Pool, and to determine whether any of the circumstances outlined in CEQA Guideline 15162 exist, which might require preparation of a different CEQA compliance document. A table summarizing the development history and record of environmental review for the La Quinta Resort is provided in the table below. Development and CEQA Documentation History of the La Quinta Resort Environmental Document(s) and Name Date Description Resolutions SP 121-E La Quinta Cove Golf Club EIR No. 41 4/1975 637 condos; 496 hotel rooms, golf course, clubhouse and service facility For simplicity purposes, the proposed Signature Pool is referred to in this document as the "proposed project" However, the proposed activities are more accurately described as modification to the previously approved project, namely, the La Quinta Resort. Addendum for the La Qtinta ResortSignahtre Pool Environmental Document(s) and Name Date Description Resolutions SP 121-E Change of zone #3491 and Neg. Dec EA #15145/Neg. Dec. Revised for EA 15145 (La Quinta City Council 10/5/82 Addition of 279 condos and 146 hotel Resolution 82-54) rooms (916 condos total and 642 hotel rooms) SP 121-E Change of zone Add 2.1 acres of EA #88-095/Neg. Dec.; Revised #88-031 land to Santa impacts same as those Amendment No. 1 Tentative Parcel Rosa for SP 121-E Revised 9/213/1988 Map #23749 development for overflow parking City Council Resolution Plot Plan #88-393 and maintenance 88-112 building EA 15145/Neg. Dec. SP 121-E Description EA 89-141/Neg. Dec. Revised Amendment No. Removal of championship tennis City Council Resolution 2 court, small tennis club building, 89-124 11/21/1989 several adjacent parking spaces and construct a two-story 43,065 sq. ft. hotel addition + 44 new parking spaces Plot Plan #89-421 Tentative Tract Tentative Tract No. 25237 . Initial Study No. 25237; re: re -subdivision of Resubdivision of Tracts 14496-6 and . EA # 89-146/Neg. Tracts 14496-6 14496-7 consisting of 26.81 acres Dec. and 14496-7 3/20/1990 into 54 single-family lots; avg. 15,500 sq. ft. City Council Resolution 90-23 [These lots were zoned for 127 condos under SP 121-E] SP 121-E 16,000 sq. ft. ballroom and sub -level City Council Resolution Revised parking garage 95-56 (Amendment to Amendment No. Specific Plan) 3 7/5/1995 Plot Plan 95-555 City Council Resolution 95-55 (for mitigated Neg. Dec. for EA No. 95-304) Addendum for B,e La {uinta ResortSigna6ne Pool Name Date Description Environmental Document(s) and Resolutions SP 121-E GPA 97-054 Residential EA No. 97-340; Revised Amendment No. Change of Zone 97 9 Units: 119 mitigated Neg. Dec. 4 083 Spa Initial Study Addendum TTM 28545 Fitness Center for EA No. 97-340 Site Development Employee Planning Commission Permit No. 97-607 parking lot: 244 Resolution No. 97-042 (Amend. No. 4) Site Development spaces Planning Commission Permit No. 97-608 Resolution No. 97-043 Certificate of (TTM 28545) 9/16/97 Appropriateness Planning Commission No. 97-003 Resolution No. 97-044 (development permit) Planning Commission Resolution No. 97-046 (development permit) City Council Resolution 97-74 (Amend. No. 4) City Council Resolution 97-72 (EA and mitigate Neg. Dec.) Addendum for due La Quanta Resort Signature Pool Name Date Description Environmental Document(s) and Resolutions SP-121E - TTM No. 30125 (subdivision of Planning Commission Revised 17.82 acres into 65 lots) Resolution 2001-080 Amendment No. 5 - Addendum to EIR No. 41 (EIR Addendum) (5/8/01) • GPA 2001-078 Planning Commission - Change of zone 2001-101 Resolution 2001-081 (GPA) (5/22101) • Specific Plan Amend. No. 5 Planning Commission • Site Development Permit ("SDP") Resolution 2001-085 2001-703 (TTM) (5/22101) 6/19/2001 (date of City's Planning Commission Resolution 2001-083 adopting (Amend. No. 5) resolutions) (5/22101) Planning Commission Resolution 2001-084 (SDP) (5/22/01) Planning Commission Resolution 2001-082 (ZC 2001-101)(5122/01 City Council Resolution 2001-83 (EIR Amendment; GPA; Zon Change; Amend No. 5; and SDP) Addendum for dte La Quinta Resort Signature Pool PROJECT BACKGROUND The City of La Quinta, California is located approximately 105 miles from the City of Los Angeles and the Pacific Coast, and approximately 240 miles from the Phoenix/Scottsdale metropolitan region as shown on Figure 1. The La Quinta Resort encompasses approximately 62 acres, not including golf course uses, and is located within the corporate limits of the City of La Quinta, in Riverside County. The City of La Quinta, a 31-square-mile municipality located in the southeastern portion of the Coachella Valley, was incorporated in 1982. The City is bounded on the west by mountainous land and the City of Indian Wells and Palm Desert; on the east, by the City of Indio and unincorporated Riverside County; on the north by Riverside County; and federal and county lands to the south. The proposed La Quinta Resort Signature Pool site is currently developed with tennis courts, an outdoor pool, and landscaped walkways, and is located entirely within the existing La Quinta Resort, accessible from Avenida Obregon (north -south road) and Avenida Fernando (east -west road). As shown in Figure 2, the project site is generally bordered by existing La Quinta Resort tennis villas on the north, existing La Quinta Resort homes and Spa La Quinta on the south, Avenida Obregon on the east with existing La Quinta Resort homes and existing La Quinta Resort and Club facilities across Avenida Obregon, and existing La Quinta Resort tennis villas and tennis courts on the west. The La Quinta Resort & Club has been operating for over 80 years and contains approximately 800 guest rooms, including Villas. Recreational amenities for guests include golf courses, tennis courts, swimming pools, hot tubs, and a spa and fitness center. These facilities include: 23 tennis courts, 42 pools, 52 hot tubs, and 5 restaurants. Approximately 32 of the 48 nearby tennis villas participate in a rental program administered by the hotel during the peak season. The La Quinta Resort appeals primarily to business travelers, conference attendees, and mature leisure travelers. Hotel guests typically use the golf or tennis facilities. According to the Applicant, the proposed project would promote a more balanced customer mix of business travelers and leisure guests, groups, families, and individuals. Although individual business travelers typically book rooms on weekdays, families tend to book vacations during the months when schools are not in session, which is the non -peak season at the La Quinta Resort, and on weekends. 5 �ONkflV85Y b'OIN3/1V� 50, 1 i -«C • .. « a P� y 1" i cc Q E, it j r ! !' - • • r }+( �'..�.-. - SL � r= • (jqr Y'' 14`� • . v. �N.i L• - .Ip�"`. .� _ . '-�.� _T 4 .Y �. e� .5•:'a43�� 4;� fit Li 13jj�Air . LL '-lam, °� < - _ � �� r�_ .. �.: • �6i ]. Addendum for the La Quinta ResortSignature.Pool In the peak season (January through April), the hotel occupancy is relatively high and the Resort often achieves full occupancy on the weekends. However, the average monthly occupancy rate in the off-peak season is substantially lower. The Signature Pool complex is proposed to improve hotel occupancy, particularly in the off-peak summer months, by providing a family oriented recreational amenity that is complementary to the other recreational facilities available at the resort. The existing tennis and fitness facilities on site are available for use by hotel guests, and are also available to individuals who are not hotel guests, "non -hotel guest users," through Club Membership affiliated with the La Quinta Resort & Club. The amenities included in the La Quinta Resort Signature Pool would be predominantly used by hotel guests, but would also be available to club members. Club memberships permit non - hotel guests to access the resort fitness facilities and participate in an array of programs and activities including golf practice, use of three clubhouses, tennis privileges, and concierge services. Club members are also entitled to preferred pricing on all resort golf courses, at all resort restaurants, on rooms for guests and family, and at the Spa La Quinta. All of the club members have access to the resort facilities. Memberships are available in different classes, with and without golf privileges. There are currently a total of 476 golf memberships, and 386 non -golf memberships. The average age of current club members exceeds 55 years. All memberships allow the member, the member's spouse, and their children under the age of 23 years, to share in membership privileges, which would include access to the proposed Signature Pool complex. There are no plans to change the structure of the existing club membership program, or create a new club membership program in the future solely to permit access to the water feature. The cost of club membership is a minimum of $15,000.00 (to initiate a non -golf club membership) plus a monthly fee of $210.00. While the availability of the new proposed Signature Pool complex would provide some additional incentive to become a club member, given the cost of club membership, it is unlikely that many additional club memberships would be sold because of the addition of the proposed Signature Pool complex. Based upon information provided by the Applicant, Resort members make very minimal use of the existing pool. The primary users of the existing pool are hotel guests, and this is not anticipated to change with operation of the proposed Signature Pool. 8 Addendum for tie La Quinta ResortSignafure Pool The existing tennis and fitness facilities are accessible to club members and their guests who are not club members with payment of a nominal forty -dollar fee. Club members would not be allowed to bring any guests into the proposed La Quinta Resort Signature Pool who are not other club members, unless they are registered guests of the La Quinta Resort Motel. PURPOSE OF AN ADDENDUM Once a mitigated negative declaration (MND) or environmental impact report (EIR) has been prepared and adopted for a project, CEQA provides for the update of the information in the adopted MND/EIR to address changes to the project or changes to the circumstances under which the project will occur. Section 15162 of the California Environmental Quality Act (CEQA) Guidelines states: a) When an EIR has been certified or a negative declaration adopted for a project, no subsequent EIR shall be prepared for that project unless the lead agency determines, on the basis of substantial evidence in the light of the whole record, one or more of the following: (1) Substantial changes are proposed in the project which will require major revisions of the previous EIR or negative declaration due to the involvement of new significant environmental effects or a substantial increase in the severity of previously identified significant effects; (2) Substantial changes occur with respect to the circumstances under which the project is undertaken which will require major revisions of the previous EIR or Negative Declaration due to the involvement of new significant environmental effects or a substantial increase in the severity of previously identified significant effects; or (3) New information of substantial importance, which was not known and could not have been known with the exercise of reasonable diligence at the time the previous EIR was certified as complete or the Negative Declaration was adopted, shows any of the following: (A) The project will have one or more significant effects not discussed in the previous EIR or negative declaration; (B) Significant effects previously examined will be substantially more severe than shown in the previous EIR; Addendum far the La Quinta Resort Signature Pool (C) Mitigation measures or alternatives previously found not to be feasible would in fact be feasible, and would substantially reduce one or more significant effects of the project, but the project proponents decline to adopt the mitigation measure or alternative; or (D) Mitigation measures or alternatives which are considerably different from those analyzed in the previous EIR would substantially reduce one or more significant effects on the environment, but the project proponents decline to adopt the mitigation measure or altemative. (b) If changes to a project or its circumstances occur or new information becomes available after adoption of a negative declaration, the lead agency shall prepare a subsequent EIR if required under subdivision (a). Otherwise the lead agency shall determine whether to prepare a subsequent negative declaration, an addendum, or no further documentation. (c) Once a project has been approved, the lead agency's role in project approval is completed, unless further discretionary approval on that project is required. Information appearing after an approval does not require reopening of that approval. If after the project is approved, any of the conditions described in subdivision (a) occurs, a subsequent EIR or negative declaration shall only be prepared by the public agency which grants the next discretionary approval for the project, if any. In this situation no other responsible agency shall grant an approval for the project until the subsequent EIR has been certified or subsequent negative declaration adopted. (d) A subsequent EIR or subsequent negative declaration shall be given the same notice and public review as required under Section 15087 or Section 15072. A subsequent EIR or negative declaration shall state where the previous document is available and can be reviewed. Note: Authority cited: Public Resources Code Section 21083; Reference: Section 21166, Public Resources Code; Bowman V. City of Petaluma (1986) 185 Cal.App.3d 1065; Benton v. Board of Supervisors (1991) 226 Cal.App.3d 1467; and Fort Mojave Indian Tribe v. California Department of Health Services et al. (1995) 38 Cal.AppAth 1574. Therefore, the proposed project would not require that a subsequent EIR or MND be prepared where the lead agency (in this case the City) determines that none of the circumstances in Section 15162(a)(1)-(3) exist. In the event that those circumstances do occur, the lead agency may prepare an Addendum to either an EIR or a Negative Addendum for die La Qui fa Resort Signature Pool Declaration if only minor or technical changes or additions to the project occur. An Addendum to an adopted MND/EIR shall be prepared if some changes or additions are needed, but none of the conditions calling for a subsequent MND/EIR has occurred. CEQA Guidelines Section 15164 states: a) The lead agency or responsible agency shall prepare an addendum to a previously certified EIR if some changes or additions are necessary but none of the conditions described in Section 15162 calling for preparation of a subsequent EIR have occurred. (b) An addendum to an adopted negative declaration may be prepared if only minor technical changes or additions are necessary or none of the conditions described in Section 15162 calling for the preparation of a subsequent EIR or negative declaration have occurred. (c) An addendum need not be circulated for public review but can be included in or attached to the final EIR or adopted negative declaration. (d) The decision making body shall consider the addendum with the final EIR or adopted negative declaration prior to making a decision on the project. (8) A brief explanation of the decision not to prepare a subsequent EIR pursuant to Section 15162 should be included in an addendum to an EIR, the lead agency's findings on the project, or elsewhere in the record. The explanation must be supported by substantial evidence. Note: Authority cited: Public Resources Code Section 21083; Reference: Section 21166, Public Resources Code; Bowman v. City of Petaluma (1986) 185 Cal.App.3d 1065; and Benton v. Board of Supervisors (1991) 226 Cal.App.3d 1467. Therefore, based on the entire record before the City, this Addendum to the previously prepared CEQA documentation for development at the La .Quinta Resort has been prepared because (1) no substantial changes are proposed in the project which will require major revisions of the previous CEQA documentation due to the involvement of new significant effects or a substantial increase in the severity of previously identified significant impacts; (2) no substantial changes in circumstances under which the project is undertaken will occur, which will require major revisions of the previous CEQA documentation due to the involvement of new significant environmental effects or a substantial increase in the severity of previously identified significant effects; and (3) no 11 Addendum for the La 01inia ResortSignature Pool new information of substantial importance, which was not known and could not have been known with the exercise of reasonable diligence at the time the previous CEQA documentation was adopted, shows any of the following: (A) the project will have one or more significant effects not discussed in the previous CEQA documentation; (B) significant effects previously examined will be substantially more severe than shown in the previous CEQA documentation; (C) mitigation measures or alternatives previously found not to be feasible would in fact be feasible, and would substantially reduce one or more significant effects of the project, but the project proponents decline to adopt the mitigation measure or alternative; or, (D) mitigation measures or alternatives which are considerably different from those analyzed in the previous MND would substantially reduce one or more significant effects on the environment, but the project proponents decline to adopt these mitigation measures or alternatives. These proposed findings are supported by the Environmental Assessment and the technical studies appended to this Addendum, all of which constitute substantial evidence. DESCRIPTION OF THE PROPOSED LA QUINTA RESORT SIGNATURE POOL The La Quinta Resort Signature Pool would involve the redevelopment of approximately 7.4 acres of the existing 62-acre La Quinta Resort with new recreational features for hotel guests and club members. The proposed project would include several related water and pool -featured amenities. Proposed amenities include: an arrival plaza, children's outdoor play area, a lazy river that proceeds in a circular loop, a formal outdoor pool with terraces, private pool -side cabanas, a game room with first aid center, outdoor dining terraces, splashdown pool for slides, a wave pool, chaise lounge deck, and secure gate entry points. All mechanical equipment to facilitate the filtration and. flow of water for the aforementioned amenities would be housed in two separate artificial rock features that would be integrated in form and function into the proposed project. The southerly rock feature would also serve as the platform for water slides into the splashdown pool. The proposed structures would be similar in size and scale to the existing architecture in and around the project site. The Morgan House, which is located within the project site, would not be changed in any way by the proposed project. A setback and safety fence would also be installed around the Morgan House to avoid any possible impacts from nearby construction activity and also to protect pedestrians in the future from any seismic event that might impact the Morgan House. Please see Figure 3 for an architectural site plan of the proposed 12 Addendum for the La Quints Resort Signature Pool architectural site plan of the proposed Signature Pool. Refer to Appendix E, Telesis Engineers, Recommendations for Protective Fence at the Morgan House. The Signature Pool is proposed on a portion of the La Quinta Resort that presently contains existing recreational facilities, including an outdoor swimming pool and tennis courts. Specifically, this area presently contains nine existing tennis courts, the existing tennis stadium (center court), an existing restroom building, and an existing outdoor swimming pool. Existing facilities located within or adjacent to the project site that would not be Changed in away by the proposed project are a bar/restaurant, tennis/fitness clubhouse, spa facilities, and the Morgan House. The proposed project is designed as a private gated recreational amenity for use by hotel guests of the La Quinta Resort, as well as La Quinta Resort Club members and their families. The proposed project would not be open to the general public and is not intended to function as a theme park or public water slide park. Additionally, the Signature Pool would be located in an area that is not visible to the general public or any adjacent public roadways. The objective of the proposed project is to increase occupancy levels of the existing La Quinta Resort during the off-peak summer season by adding a family -oriented amenity to complement the other features and facilities of the existing resort. As a part of the proposed project, a raised median (10 feet wide and 50 feet long), with a turn -around area would be constructed on Avenida Obregon, at Avenida Fernando. A drop-off area designed to facilitate the loading and unloading of hotel guests and club members, would be constructed on Avenida Obregon at the Signature Pool entry, to facilitate vehicle circulation in this part of the Resort. Removal of approximately 12 parking spaces would be required, to create the new entry feature and security checkpoint for the Signature Pool. No other changes to existing private drives and public roadways are proposed. Currently, associates employed at the La Quinta Resort park off site at the Tampico Parking lot. At times when the Resort has a lower occupancy in the summer months for instance, associates are allowed to park on site. This is controlled by the Resort's Loss Prevention Department which administers parking restrictions within the Resort based on the levels of occupancy and use at the Resort. 13 Addendum for doe La Quanta ResortSignatrne Pool There, are shuttles that operate on the Resort property that are dedicated to shuttling Resort associates to and from off -site parking as well as guest shuttles dedicated to shuttling Resort guests around the Resort property and to gold courses and other local venues. With the operation of the Signature Pool feature, the Resort would revert to the high season parking plan and require associates and guests to parking in a similar manner to that which is implemented during high season months. The La Quinta Resort Signature Pool would be open daily between Memorial Day and Labor Day from 10:00 AM to 6:00 PM, and on weekends the remainder of the year. In addition, the proposed project would be open daily during Thanksgiving week, from Christmas through New Year's Day, on Presidents' Day weekend, and for one to three weeks during spring. An underground system that would be located on site would accept backwash from the proposed water features, including pools and fountains. Every four days, the water from the features would be changed out through an underground pressurized line that would lead from inside one of the artificial rock formations to an underground storage tank, would filter sediments, oils, etc., and would then send the water to an underground percolation chamber. From there, the water would percolate into the ground per a soils engineer's testing and recommendations. The potential of environmental impacts being caused by the construction and operation of the proposed project are assessed in this Addendum, using the City of La Quinta Environmental Checklist Form, in Section 2.0, Environmental Analysis. SUMMARY OF SUPPLEMENTAL TECHNICAL STUDIES ANALYZING THE PROPOSED PROJECT Through consultation with City Staff and the Applicant's community outreach efforts, including community study sessions, the City determined that supplemental technical studies should be prepared to address historic resources on and adjacent to the project site, traffic circulation, and noise issues raised by nearby residents. Five studies appended to this document were used in preparation of the analysis in regards to Aesthetics, Cultural Resources, Transportation/Traffic, Noise, and the necessity of a safety fence around the Morgan House setback area. 14 Addendum fore La Quinta Resort Signature Pool A Historic Resources Evaluation was prepared for the Morgan House adobe structure located within the La Quinta Resort. This Evaluation was prepared by Architectural Resources Group in June 2006 and is included in Appendix A. The Morgan House is not only located within the La Quinta Resort, it is also within the boundaries of the project site, although as explained previously, the proposed project design does not affect the Morgan House structure. A Traffic Impact Analysis was prepared by Endo Engineering in January 2007 and is included in Appendix B. An Acoustics Studies analyzing noise impacts from the operation of the proposed project, in terms of occupancy noise and mechanical noise, was prepared by Veneklasen and Associates in January 2007. This acoustics study is included in Appendix D. Finally, a report recommending a seismic safety fence around the Morgan House is included in Appendix E. All five studies included project design features and management plans to be incorporated into the design and operation of the proposed project to maintain potential impacts at their lowest levels possible. All studies found that the proposed project would not result in significant impacts in regards to aesthetics, cultural resources, traffic, circulation, parking, and noise. Aesthetics, Cultural Resources, Transportation/Traffic and Noise are analyzed in detail, in Section 2.0, Environmental Analysis, using the findings of the studies described above, as well as additional analysis. 16 Addendum for the La Quinta Resort Signature Pool 2.0 ENVIRONMENTAL ANALYSIS Environmental Checklist Form Proiect title: La Quinta Resort Signature Pool (Site Development Permit 2006-865). 2. Lead agency name and address: City of La Quinta 78-495 Calle Tampico La Quinta, CA 92253 3. Contact person and phone number. Douglas R. Evans — 760-777-7125 4 Proiect location: West of Avenida Obregon, south Quinta Resort in La Quinta, California. Assessor's Parcel Numbers: 658-160-053-0, 658-160-054-1, 658-460-055-2, 658-160-058-5, and 658-160-061-7. of Avenida Fernando, at the La 5. Proiect sponsor's name and address: CNL Hotels and Resorts, Inc. David Urban P.O. Box 4975 Orlando, Florida 32802-4975 6. General Plan Designation 7. Zoning Existing: TC-(RSP) Tourist Commercial Existing: TC-(RSP) Tourist Proposed: No Change Proposed Commercial Proposed: No Change Proposed 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.) The La Quinta Resort Signature Pool (proposed project)Z would involve the development of new recreational features for hotel guests and club members on approximately 7.4 acres of the existing 62-acre La Quinta Resort. The proposed new pool complex would include several related features including a wave pool, splash pool, formal pool, toddler -wading pool, and a lazy river. The proposed project is designed as a private gated recreational amenity for use by hotel guests of the La Quinta Resort as well as La Quinta Resort Club members and their children under the age of 23. The proposed Signature Pool would not be open to the general public and is not intended to function as a theme park or public water slide park. For simplicity purposes, the proposed Signature Pool is referred to in this document as the 'proposed project' However, the proposed activities are more accurately described as modification to the previously approved project, namely, the La Quinta Resort. 17 Addendum for die La {uinffi Res tSignature Pool The objective of the proposed project is to increase visits to, and the use of tl existing La Quinta Resort, during the off-peak summer season by adding a famil oriented amenity to complement the other features and facilities of the existing resor The new pool complex is proposed in a 7.4-acre portion of the La Quinta Resort th presently contains existing recreational facilities, including an outdoor swimming po and tennis courts. Specifically, this area presently contains nine existing tenn courts; the existing tennis stadium (center court), an existing restroom building, ar an existing outdoor swimming pool. Existing surrounding facilities including th bar/restaurant, tennis/fitness clubhouse, and the Morgan House would not b modified as a part of the proposed project. As a part of the proposed project, the following components would be removed fror the project site: the existing pool restroom/tennis pro office, library building, 10 tenni courts, child play structure, child splash pool, the modern garage facility an approximately 12 parking spaces. The proposed project would include several related water and pool -feature amenities. Proposed amenities include an arrival plaza, children's outdoor play area a lazy river that proceeds in a circular loop, a formal outdoor pool with terrace: private pool -side cabanas, a game room with first aid center, outdoor dining terrace; splashdown pool for slides, a.wave pool, chaise lounge deck, and secure gate entr points. All mechanical equipment to facilitate the filtration and flow of water for th4 aforementioned amenities would be housed in two separate artificial rock feature: that would be integrated in form and function into the proposed project. The southerl, rock feature would also serve as the platform for water slides into the splashdowi pool. The proposed structures would be similar in size and scale to the existini architecture in and around the project site. The Morgan House, which is locate( within the project site, would not be changed in any way by the proposed project. Also as a part of the proposed project, a raised median (10 feet wide and 50 fee long) with a turn -around area designed to facilitate the loading and unloading of hote guests and club members would be constructed on Avenida Obregon, south o Avenida Fernando, to facilitate vehicle circulation in this part of the resort. The proposed pool complex would be open daily between Memorial Day and Laboi Day from 10:00 AM to 6:00 PM and on weekends the remainder of the year. Ir addition, the proposed project would be open daily during Thanksgiving week, frorr Christmas through New Year's Day, on Presidents' Day weekend, and for one tc three weeks during spring. An underground system that would be located on site would accept backwash from the proposed water features, including pools and fountains. Every four days, the water from the features would be changed out through an underground pressurized 18 Addendum for Ste La Qwin W Resort Signature Pool line that would lead from inside one of the artificial rock formations to an underground storage tank, would filter sediments, oils, etc., and would then send the water to ar underground percolation chamber. From there, the water would percolate into the ground per a soils engineer's testing and recommendations. 9. Surrounding land uses and setting: Briefly describe the project's surroundings North: Existing La Quinta Resort tennis villas South: Existing La Quinta Resort homes and the Existing La Quinta Resort Spa West: Existing La Quinta Resort tennis villas and tennis courts East: Avenida Obregon, further east are existing La Quinta Resort homes and the existing La Quinta Resort and Club facilities. 10. Other public agencies whose approval is required (e.g., permits, financing approval, or participation agreement.) Riverside County Health Department - Pools and Food Coachella Valley Water District (CVWD) — Water Use and Sewer ENVIRONMENTAL FACTORS POTENTIALLY AFFECTED: The environmental factors checked below would be potentially affected by this project, involving at least one impact that is a "Potentially Significant Impact" as indicated by the checklist on the following pages. Aesthetics Biological Resources Hazards & Hazardous Materials Mineral Resources Public Services Utilities / Service H Systems Agriculture Resources Air Quality Cultural Resources Geology /Soils Hydrology / Water Land Use / Planning Quality Noise Population / Housing Recreation Transportation / Traffic Mandatory Findings of Significance 19 Addendum for tie La Quinta Resort Signature Pool DETERMINATION: (To be completed by the Lead Agency) On the basis of this initial evaluation: I find that the proposed project COULD NOT have a significant effect on the environment, and a NEGATIVE DECLARATION will be prepared. I find that although the proposed project could have a significant effect on the environment, there will not be a significant effect in this case because revisions in the project have been made by or agreed to by the project proponent. A MITIGATED NEGATIVE DECLARATION will be prepared. I find that the proposed project MAY have a significant effect on the environment, and an ENVIRONMENTAL IMPACT REPORT is required. I find that the proposed project MAY have a 'potentially significant impact" or "potentially significant unless mitigated" impact on the environment, but at least one effect 1) has been adequately analyzed in an earlier document pursuant to applicable legal standards, and 2) has been addressed by mitigation measures based on the earlier analysis as described on attached sheets. An ENVIRONMENTAL IMPACT REPORT is required, but it must analyze only the effects that remain to be addressed. I find that the La Quinta Resort, with the Signature Pool addition, could have a significant effect on the environment. However, because all of the potentially significant effects have been analyzed earlier in the CEQA documents ,eferenced in Section 1.0, and have been avoided or mitigated to the extent easible pursuant to those earlier CEQA documents, including revisions or mitigations that were imposed upon the La Quinta Resort, nothing further is equired. The addition of the Signature Pool facilities will not create the :ircumstances described in CEQA Guideline 15162(s) (1)—(3). Therefore, I find hat no further CEQA documents are required in order to implement the >roposed modifications to the La Quinta Resort. atgnature: uouglas R. Evans, Community Development Director Date 20 Addendum forlhe La {uinta Resort ftnatwre Pool EVALUATION OF ENVIRONMENTAL IMPACTS: 1) A brief explanation is required for all answers except "No Impact' answers that are adequately supported by the information sources a lead agency cites in the parentheses following each question. A "No Impact" answer is adequately supported if the referenced information sources show that the impact simply does not apply to projects like the one involved (e.g., the project falls outside a fault rupture zone). A "No Impact' answer should be explained where it is based on project -specific factors as well as general standards (e.g., the project will not expose sensitive receptors to pollutants, based on a project -specific screening analysis). 2) All answers must take account of the whole action involved, including off -site as well as on -site, cumulative as well as project -level, indirect as well as direct, and Construction as well as operational impacts. 3) Once the lead agency has determined that a particular physical impact may occur, then the checklist answers must indicate whether the impact is potentially significant, less than significant with mitigation, or less than significant. "Potentially Significant Impact" is appropriate if there is substantial evidence that an effect may be significant. If there are one or more 'Potentially Significant Impact" entries when the determination is made, an EIR is required. 4) "Negative Declaration: Less Than Significant With Mitigation Incorporated" applies where the incorporation of mitigation measures has reduced an effect from "Potentially Significant Impact" to a "Less Than Significant Impact." The lead agency must describe the mitigation measures, and briefly explain how they reduce the effect to a less than significant level (mitigation measures from Section XVII, "Earlier Analyses," may be cross-referenced). 5) Earlier analyses may be used where, pursuant to the tiering, program EIR, or other CEQA process, an effect has been adequately analyzed in an earlier EIR or negative declaration. Section 15063(c)(3)(D). In this case, a brief discussion should identify the following: a) Earlier Analysis Used. Identify and state where they are available for review. b) Impacts Adequately Addressed. Identify which effects from the above checklist were within the scope of and adequately analyzed in an earlier document pursuant to applicable legal standards, and state whether such effects were addressed by mitigation measures based on the earlier analysis. c) Mitigation Measures. For effects that are "Less than Significant with Mitigation Measures Incorporated," describe the mitigation measures which were incorporated or refined from the earlier document and the extent to which they address site -specific conditions for the project. 6) Lead agencies .are encouraged to incorporate into the checklist references to information sources for potential impacts (e.g., general plans, zoning ordinances). Reference to a previously prepared or outside document should, where appropriate, include a reference to the page or pages where the statement is substantiated. 7) Supporting Information Sources: A source list should be attached, and other sources used or individuals contacted should be cited in the discussion. 21 Addendum for the La Qtinfa Resort ftnalure Pool 8) This is only a suggested form, and lead agencies are free to use different formats; however, lead agencies should normally address the questions from this checklist that are relevant to a project's environmental effects in whatever format is selected. 9) The explanation of each issue should identify: a) the significance criteria or threshold, if any, used to evaluate each question; and b) the mitigation measure identified, if any, to reduce the impact to less than significance. W4 Addendum for Ste La {4inta ResortSignature PoaI Potentially Less Than . Less Than Significant Significant wJ Significant No Impact Mitigation Impact Impac I. AESTHETICS -- Would the project: a) Have a substantial adverse effect X on a scenic vista? (General Plan Exhibit 3.6) b) Substantially damage scenic . X resources, including, but not limited to trees, rock outcroppings, and historic buildings within a state scenic highway? (Aerial photograph) c) Substantially degrade the existing X visual character or quality of the site and its surroundings? (Application materials) d) Create a new source of substantial X light or, glare which would adversely affect day or nighttime views in the - area? (Application materials) I. a) The proposed project would not result in any significant aesthetic impacts. Views of the Santa Rosa Mountains in the City of La Quinta are identified as scenic vista by the City's General Plan. Due to the location of the project site and the existing structures on and adjacent to the site, the proposed project would not further block or limit visual access to existing scenic vistas. b.) There are no rock outcroppings or significant trees on the project site, and the project Site is not located adjacent to or near a scenic highway. The Morgan House structure has been determined to have potential historic significance, and is located within the project site. This structure was evaluated in a study by Architectural Resources Group on behalf of the City of La Quinta in June 2006. Please see Appendix A of this document for full copies of this study. The Morgan House would not be demolished, moved, or altered in any way as a part of the proposed project. The Morgan House structure would not be changed in any way as a part of the proposed project, .and would remain consistent with its existing conditions. The modem garage near the Morgan House would be removed as a part of the proposed project. This garage was not a part of the original Morgan House as designed and constructed, and is not physically attached to the Morgan House. The removal of this garage has been assessed and would not result in a potentially significant impact to the Morgan House as 23 Addendum for the La Quinta Resort Signature Pool significant impact to the Morgan House as a potentially historic resource. In order to ensure the proper protection of the Morgan House during project construction and after project buildout, CNL Hotels, Inc. commissioned Telesis Engineers to prepare a report to include recommendations for proposed the protective fence around the Morgan House. This report is included in Appendix E of this Addendum. Based upon the findings and recommendations of the studies and consultation with the City, a series of best management practices (BMPs) and conditions of approval would be required of the construction contractor to ensure that no unintended adverse impacts may result to the historic structure as a result of the proposed project. These BMPs include, but are not limited to, fencing around the historic structure at ample distance to shield the structures from ground clearing, excavation, grading and construction activities related to . the proposed project. Furthermore, the proposed project would include the following conditions of approval in order to ensure that potentially significant impacts would be avoided during project construction and after project buildout, during project operation: 1: A qualified Historic monitor shall be on -site during all project demolition or construction within 100' of the Morgan House that will create vibration or noise that may negatively affect it. The monitor shall be empowered to stop work if he/she feels the building is being detrimentally affected. The Community Development Director shall be consulted if work is stopped. 2: A final report on the monitoring shall be prepared and submitted to the Community Development Department prior to the issuance of the Certificate of Occupancy for the project. 3: The Morgan House security fence shall be 6' high and architecturally compatible to and appropriate for the building to the satisfaction of the Community Development Director. The location of the fence shall be approved by the Community Development and Building and Safety Department Directors prior to issuance of the first demolition or -clearing permit. A temporary 6' high chain or metal fence shall be installed in the approved location prior to the beginning of demolition or clearing to ensure protection of the building and adjacent grounds. The Signature Pool site plan surrounding the Morgan House shall be revised based on the approved location of the security fencing to the satisfaction of the Community Development and Building and Safety Department Directors. See V. Cultural Resources, below for more information on these project design features. Therefore, impacts on unique features, a scenic highways, and historic resources would not be significant. 24 Addendum for the La Quhila Resort Signature Pool c.) The development of the proposed project includes the construction of a wave pool, splashdown pool, formal pool, toddler -wading pool, a lazy river, and associated supporting facilities including a wave pool equipment room and a splash pool equipment room. The equipment would be housed in two artificial rock features designed to appear as a simulated rocky landscape and would include ornamental landscaping on and adjacent to the structures. The proposed artificial rock features would be designed to look like natural rock formations that are common in the desert context of the project site and would be finished with a realistic sculpted gunite rock veneer. Any water slides that would be included in the artificial rock features would be embedded within the features and not protruding off the features or constructed as freestanding structures. The two artificial rock features would be built side -by -side and would run lengthwise (north -south), directly adjacent and parallel to Calle Mazatlan on the western side of the project site. This deliberate placement of the artificial rock features would preclude them from being constructed directly in front of or adjacent to tennis villas or Resort homes, as the proposed buildings would reach a maximum height of 28 feet. The maximum height of existing two-story Resort tennis villas is approximately 22 feet, and the nearest that a Resort tennis villa located to the project site boundary is approximately 14 feet. The closest that the proposed artificial rock features would be located to a Resort tennis villa would be approximately 29 feet. Although the project site conditions would change as a result of the proposed project from red and green hard court tennis courts, with fencing and a small outdoor pool, to the proposed uses described above, the visual character of the site would not be degraded as a result of the proposed project. Most views from the existing uses adjacent to the project site are limited due to existing buildings either on the project site or other residential and Resort structures directly across the project site. Furthermore, the uses proposed are consistent with the allowed uses in the Tourist Commercial Zone in the City of La Quinta General Plan and La Quinta Municipal Code. d.) The development of the Signature Pool and ancillary amenities would change the type and levels of existing lighting in this portion of the resort. The project site currently includes lighted tennis courts, courtyards, and walkways. The proposed pool complex will include landscaping and walkway lighting. This lighting will be less intensive than the existing tennis court lighting. All lighting will be designed to meet the standard in the City's Zoning Ordinance, which prohibits the spillage of lighting to adjacent properties. The type, location, and design of the new lighting in conformance with the City's standards will result in impacts associated with lighting being less than significant. The proposed project would not result in any new significant aesthetic impacts. 25 Addendum for gie La Qlinta Resort Signature Pool Potentially Less Than Less Than Significant Significant w Significant Ni Impact Mitigation Impact Imp II. AGRICULTURE RESOURCES: Would theproject: a) Convert Prime Farmland, Unique Farmland, or Farmland of Statewide X Importance (Farmland), as shown on the maps prepared pursuant to the Farmland Mapping and Monitoring Program of the California Resources Agency, to non-agricultural use? (General Plan EIR p. III-21 ff.) b) Conflict with existing zoning for X agricultural use, or a Williamson Act contract? (Zoning Map) c) Involve other changes in the existing environment which, due to X their location or nature, could result in conversion of Farmland, to non- agricultural use? (General Plan Land Use Map) II. a)-c) The proposed project would not result in any significant impacts on agricultural resources. The entire project site is currently fully developed, and no change would occur as a part of the proposed project that would alter or remove any existing or proposed agricultural resources. The 7.4 acres that comprise the project site are currently developed with recreational uses as a part of the La Quinta Resort, and no agricultural activity occurs on any of the parcels. The parcels are both designated and zoned for tourist development in the City's General Plan and Zoning maps. The land is not appropriate for agricultural activities, given its location on a major arterial, with urban development surrounding it. There are no Williamson Act contracts on the property. The proposed project does not seek to change the City's General Plan and Zoning designation for the project site of Tourist Commercial. All uses, as proposed, would be consistent with the existing General Plan and Zoning designation. No impacts associated with agricultural resources would result from the proposed project. Therefore, the proposed project would not result in any new significant impacts to agricultural resources. 26 Addendum for fie La Quinta Resort Signature Pool Potentially Less Than Less Than Significant Significantwl Significant No Impact Mitigation Impact Impac III. AIR QUALITY: Would the project: a) Conflict with or obstruct X implementation of the applicable air quality plan? (SCAQMD CEQA Handbook) b) Violate any air quality standard or X contribute substantially to an existing or projected air quality violation? (SCAQMD CEQA Handbook) c) Result in a cumulatively X considerable net increase of any criteria pollutant for which the project region is non -attainment under an applicable federal or state ambient air quality standard (including releasing emissions which exceed quantitative thresholds for ozone precursors)? (SCAQMD CEQA Handbook, 2002 PM10 Plan for the Coachella Valley) d) Expose sensitive receptors to X substantial pollutant concentrations? (Project Description, Aerial Photo, site inspection) e) Create objectionable odors X affecting a substantial number of people? (Project Description, Aerial Photo, site inspection) III. a) -e) The proposed project would not result in any significant impacts in regards to air quality. The City of La Quinta uses the South Coast Air Quality Management (SCAQMD) Thresholds to determine air quality impacts. Therefore, all air quality analysis and modeling conducted used the SCAQMD standards and thresholds for determining the potential air quality impacts that could result from the proposed project in terms of construction and operation. All air quality modeling data and analysis is included in Appendix C. 27 Addendum for the L+Qub ta ResortSignature Pool Construction Table 1, Estimated Maximum Construction Equipment In Use Per Day, lists the maximum number and types of equipment that are expected to be used in any single day, per construction phase, during completion of the proposed project. The table is not a complete list of all equipment that is expected to be used during the course of construction of the entire proposed project — rather it is a list of the maximum number and types of equipment that will be in used in any single day. This was done in order to properly estimate the maximum daily emissions from construction -related activity due to the proposed project. Table 1 Estimated Maximum Construction Equipment in Use per Day Off Highway Truck (Water Truck) Rubber Tired Loader Tractor/Backhoe Haul Trucks Phase 2, Grading & Excavation Crawler Tractor Grader Off Highway Truck (Water Truck) Scraper Large Tractor/Backhoe Haul Trucks Phase 3, Fence Construction Tractor/Backhoe Source: Impact Sciences, Inc. 17 (round trips per day) 7 (round trips per day) All equipment was assumed to operate for eight hours per day with the exception of the water trucks, which were assumed to operate for four hours per day. This is a reasonably conservative estimate since the SCAQMD recommends watering of disturbed unpaved surfaces three times daily. Table 2, Estimated Unmitigated Construction Emissions, compares the maximum daily emissions in this analysis with the SCAQMD significance thresholds. The 28 Addendum for We La {uinta Resort Signature Pool maximum daily emissions for each pollutant listed below are considered not significant if they are less than the SCAQMD thresholds. Table 2 Estimated Unmitigated Construction Emissions Construction Emissions SCAQMD Thresholds Exceeds Threshold? 9.47 75 NO 66.78 100 NO 550 150 150 NO NO NO Source: Impact Sciences, Inc. ' Assumes conformance with Rule 403 (Fugitive Dust). VOC = volatile organic compounds; NOx = oxides of nitrogen, CO = carbon monoxide; SO2 = sulfur dioxide, PM10 = fine particulate matter This analysis calculates that the maximum daily unmitigated construction emissions due to the proposed project are not predicted to exceed the SCAQMD thresholds for any pollutant listed in Table 2. Based on the information above, the proposed project is considered not significant for construction -related emissions. The project, as proposed, includes a Construction Management Plan with the following construction management practices that will minimize temporary construction air emissions: 1. Configure construction parking to minimize traffic interference. 2. Provide temporary traffic controls, as needed, during all phases of construction activities to maintain traffic flow (e.g., flag person). 3. Schedule construction activities that affect traffic flow on the arterial system to off- peak hours to the degree practicable. 4. Re-route construction trucks away from congested streets. 5. Consolidate truck deliveries when possible. 6 Provide dedicated turn lanes for movement of construction trucks and equipment on and off site. 7. Maintain equipment and vehicle engines in good condition and in proper tune as per manufacturers' specifications and per SCAQMD rules, to minimize exhaust emissions. 8. Suspend use of all construction equipment operations during second stage smog alerts. Contact the SCAQMD at 800/242-4022 for daily forecasts. 9. Use electricity from power poles rather than temporary diesel- or gasoline -powered generators. 29 Addendum for the La QHintu Resort Signature Pool 10. Use methanol- or natural gas -powered mobile equipment and pile drivers instead of diesel if readily available at competitive prices. 11. Use propane- or butane -powered on -site mobile equipment instead of gasoline if readily available at competitive prices. 12. Metal grates at construction site exits to remove dirt from truck wheels. 13. Periodic street cleaning along the haul route. Implementation of this Construction Management Plan would result in construction emissions remaining below the level of significance established by the SCAQMD. Therefore, construction of the proposed project would not result in any significant air quality impacts. Operation Table 3, Estimated Unmitigated Operational Emissions, compares the maximum daily emissions in this analysis with the SCAQMD significance thresholds. The maximum daily emissions for each pollutant listed below are considered not significant if they are less than the SCAQMD thresholds. Table 3 Estimated Unmitigated Operation Emissions SCAQMD Thresholds Exceeds Threshold? 55 55 NO NO Source: Impact Sciences, Inc. Assumes conformance with Rule 403 (Fugitive Dust). This analysis calculates that the maximum to the proposed project are not predicted pollutant listed in Table 2. Operation and in any significant air quality impacts. 550 NO 150 NO 150 NO daily unmitigated operational emissions due to exceed the SCAQMD thresholds for any use of the project, therefore, would not result 30 Addendum for the La Qtinta Resort Signature Pool To minimize air quality emissions, in compliance with AQMD standards, the project includes the following design features: 1. Use lighting controls and energy efficient lighting; 2. Require recycling bins in addition to trash bins and contract for recycling services; 3. Use light colored roof materials to reflect heat; 4. Use building materials that do not require use of paints and solvents. Therefore, the proposed project would not result in any new significant air quality impacts. 31 Addendum for die La Qdinta ResortSignaLme Poo[ Potentially Less Than Less Than Significant Significant w Significant N( Impact Mitigation Impact Imp; IV. BIOLOGICAL RESOURCES — Would theproject: a) Have a substantial adverse effect, X either directly or through habitat modifications, on any species identified as a candidate, sensitive, or special status species in local or regional plans, policies, or regulations, or by the California Department of Fish and Game or U.S Fish and Wildlife Service? (General Plan MEA p. 72 ff.) b) Have a substantial adverse effect X on any riparian habitat or other sensitive natural community identified in local or regional plans, policies, regulations or by the California Department of Fish and Game or US Fish and Wildlife Service? (General Plan MEA p. 72 ff.) c) Have a substantial adverse effect X on federally protected wetlands as defined by Section 404 of the Clean Water Act (including, but not limited to, marsh, vernal pool, coastal, etc.) through direct removal, filling, hydrological interruption, or other means? (General Plan MEA p. 72 ff.) d) Interfere substantially with the X movement of any native resident or migratory fish or wildlife species or with established native resident or migratory wildlife corridors, or impede the use of native wildlife nursery sites? (General Plan MEA p. 72 ff.) 32 Addendum for fte La Qjintr ResortSignature Poo( Potentially Significant Impact Less Than Significant w Mitigation Less Than Significant Impact No Impac e) Conflict with any local policies or X ordinances protecting biological resources, such as a tree preservation policy or ordinance? (General Plan MEA p. 72 ff.) f) Coniict with the provisions of an X adopted Habitat Conservation Plan, Natural Community Conservation Plan, or other approved local, regional, or state habitat conservation plan? (General Plan MEA p. 72 ff.) IV. a)-f) The proposed project would not result in any impacts on biological resources. The entire project site is currently developed with ten tennis courts, a swimming pool, ancillary swimming pool structures and concrete walkways with metal fencing. There is no vacant or previously undisturbed land within the 7.4-acre project site. Also, the entire 7.4-acre site is entirely surrounded by existing development within the La Quinta Resort. The project site has been excavated and graded prior to the development that currently occupies the site. The vast majority of the project site currently consists of pavement and concrete. As such, there are no biological resources on or adjacent to the project site that could be adversely impacted by the proposed project. Therefore, the proposed project would not result in any new significant impacts to biological resources. 33 Addendum for fire La QuMia Resort Signature Pool Potentially Less Than Less Than Significant Significant wl Significant Ni Impact Mitigation Impact Imp, V. CULTURAL RESOURCES — Would theproject: a) Cause a substantial adverse X change in the significance of a historical resource as defined in '15064.5? ("A Phase I Archaeological Survey Report...," L&L Environmental, December 2003) b) Cause a substantial adverse X change in the significance of an archaeological resource pursuant to '15064.5? ("A Phase I Archaeological Survey Report...," L&L Environmental, December 2003) c) Directly or indirectly destroy a X unique paleontological resource or site or unique geologic feature? (MEP Exhibit 5.9) d) Disturb any human remains, X including those interred outside of formal cemeteries? ("A Phase I Archaeological Survey Report...," L& Environmental, December 2003) V. a)-d) The proposed project would not result in any significant impacts on cultural resources. The entire project site is currently developed with ten tennis courts, a swimming pool, ancillary swimming pool structures, and concrete walkways with metal fences. There is no vacant or previously undisturbed land within the 7.4-acre project site. The project site has been excavated and graded prior to the development that currently occupies the site. The vast majority of the project site currently consists of pavement and concrete. A pool used to occupy the area in which the stadium tennis court is currently located within the project site. Therefore, the removal of the stadium tennis court and 34 Addendum for the La Quinta Resort Signature Pool construction of the Signature Pool would revert the use on the site to what it was originally; a pool area. No paleontologic resources are expected to occur on the site. The Morgan House structure has been determined to have potential historic significance and is located within the project site. This structure was evaluated in a study by Architectural Resources Group on behalf of the City of La Quinta in June 2006. Please see Appendix A of this document for full copies of this study. This study provided the following description: Built in 1926-1927 to the designs of Gordon B. Kaufmann, the Morgan House was the residence of Walter Morgan, the founder and developer of the La Quinta Hotel. The two-story adobe structure is highly characteristic of the Monterey style of architecture popular in the 1920s. The Morgan House incorporates key elements of the style with adobe construction technologies carried out by local builders and craftsmen who fabricated materials under the direction of Morgan. The building remains in its original location; however, the immediate setting has been compromised by the development of the [La Quinta] Resort around it. The Morgan House would not be demolished, moved, or altered in any way as a part of the proposed project. The Morgan House structure would be not be changed in any way as a part of the proposed project, and would be left intact, consistent with its existing conditions. The modern garage located near the Morgan House would be removed as a part of the proposed project. This modem garage was not a part of the original Morgan House as designed and constructed. The removal of this modern garage has been assessed in the ARG report included in Appendix A and would not result in a potentially significant impact to the Morgan House as a potentially historic resource. It is important to note that the modem garage is not the original garage for the Morgan House, which was subsequently converted into living space. That original garage, now converted, will remain in place. In order to ensure the proper protection and preservation of the Morgan House during project construction and after project buildout, CNL Hotels, Inc. commissioned'Telesis Engineers to prepare a report to include recommendations for proposed the protective fence around the Morgan House. This report is included in Appendix E of this Addendum. Based upon the findings and recommendations of these two studies and consultation with the City, a series of BMPs and conditions of approval would be required of the construction contractor to ensure that no unintended adverse impacts may result to the historic structure as a result of the proposed project. These BMPs include, but are not limited to, fencing around the historic structure at ample distance to shield the structures from ground clearing, excavation, grading and construction activities related to the proposed project. Furthermore, the proposed project would include the following 35 Addendum for the La O intu Resort Signature Pool include the following conditions of approval in order to ensure that potentially significant impacts would be avoided during project construction and after project buildout, during project operation: A qualified Historic monitor shall be on -site during all project demolition or construction within 100' of the Morgan House that will create vibration or noise that may negatively affect it. The monitor shall be empowered to stop work if he/she feels the building is being detrimentally affected. The Community Development Director shall be consulted if work is stopped. 2: A final report on the monitoring shall be prepared and submitted to the Community Development Department prior to the issuance of the Certificate of Occupancy for the project. 3: The Morgan House security fence shall be 6' high and architecturally compatible to and appropriate for the building to the satisfaction of the Community Development Director. Additionally, final fence design per the Telesis Engineering report included in Appendix E shall also be approved by the Director of the Department of Building and Safety. The location of the fence shall be approved by the Community Development and Building and Safety Department Directors prior to issuance of the first demolition or clearing permit. A temporary 6' high chain or metal fence shall be installed in the approved location prior fo the beginning of demolition or clearing to ensure protection of the building and adjacent grounds. The Signature Pool site plan surrounding the Morgan House shall be revised based on the approved location of the security fencing to the satisfaction of the Community Development and Building and Safety Department Directors. None of the parcels is known to have been a burial ground or cemetery. California law requires that any remains unearthed during grading be reported to law enforcement authorities, who follow a strict protocol for their recovery. These requirements of law will assure that impacts to human remains are less than significant. Therefore, in regards to cultural resources, the proposed project would not result in any new significant impacts to cultural resources. Kr. Addendum for She La Oainta ResortSign fore Pool Potentially Less Than Less Than Significant Significantwi Significant No Impact Mitigation Impact Impact VI. GEOLOGY AND SOILS — Would the project: a) Expose people or structures to potential substantial adverse effects, including the risk of loss, injury, or death involving: i) Rupture of a known earthquake X fault, as delineated on the most recent Alquist-Priolo Earthquake Fault Zoning Map issued by the State Geologist for the area or based on other substantial evidence of a know fault? (MEA Exhibit 6.2) ii) Strong seismic ground shaking? X (MEA Exhibit 6.2) iii) Seismic -related ground failure, X including liquefaction? (MEA Exhibit 6.3) iv) Landslides? (MEA Exhibit 6.4) X b) Result in substantial soil erosion or X the loss of topsoil? (MEA Exhibit 6.5) d) Be located on expansive soil, as X defined in Table 18-1-B of the Uniform Building Code (1994), creating substantial risks to life or property? (Building Code) e) Have soils incapable of adequately X supporting the use of septic tanks or alternative waste water disposal systems where sewers are not available for the disposal of waste water? (General Plan EIR) 37 Addendum far the La Quinta ResortSignalure Pool VI. a)-e) No significant impact from geologic or soils conditions would occur La Quinta could be subject to significant ground shaking in the event of an earthquake. The entire project site is currently developed with ten tennis courts, a swimming pool, ancillary swimming pool structures, and concrete walkways with metal fencing. There is no vacant or previously undisturbed land within the 7.4-acre project site. The project site has been excavated and graded prior to the development that currently occupies the site. The vast majority of the project site currently consists of pavement and concrete. The City of La Quinta reviews building plans using the latest provisions of the Uniform Building Code for seismically active areas. The plans are required to conform to these standards, thereby reducing impacts to less than significant levels. The project site is not subject to liquefaction, due to the depth to groundwater. The area is flat, and no landslide potential occurs. Development will be required to comply with City standards to prevent erosion during construction. Soils in the City of La Quinta are not expansive. The proposed project would include permanent perimeter fencing around the Morgan House structure to prevent any potential injury to pedestrians near the Morgan House, in the event of a significant ground shaking. Refer to Sections I. Aesthetics and V. Cultural Resources for more information. No impacts associated with soils and geology are anticipated to as a result of the proposed project. Therefore, in regards to soils and geology, the proposed project would not result in any new significant impacts, or any impacts that are substantially more severe than assessed previously in the prior CEQA compliance documentation for the construction of previous modifications of the La Quinta Resort. 01 Addendum for the La Q dnfw Resort Signature Pool Potentially ' Less Than Less Than Significant Significant wl Significant No Impact Mitigation Impact Impact VII. HAZARDS AND HAZARDOUS MATERIALS —Would the project: a) Create a significant hazard to the X public or the environment through the routine transport, use, or disposal of hazardous materials? (Application materials) b) Create a significant hazard to the X public or the environment through reasonably foreseeable upset and accident conditions involving the release of hazardous materials into the environment? (Application materials) c) Emit hazardous emissions or X handle hazardous or acutely hazardous materials, substances, or waste within one -quarter mile of an existing or proposed school? (Application materials) d) Be located on a site which is X included on a list of hazardous materials sites compiled pursuant to Government Code Section 65962.5 and, as a result, would it create a significant hazard to the public or the environment? (Riverside County Hazardous Materials Listing) e) For a project located within an X airport land use plan or, where such a plan has not been adopted, within two miles of a public airport or public use airport, would the project result in a safety hazard for people residing or working in the project area? (General Plan land use map) 39 Addendum for the La Quinhi Resort Signature Paot Potentially Less Than Less Than Significant Significant w Significant No Impact Mitigation Impact Im a( f) For a project within the vicinity of a X private airstrip, would the project result in a safety hazard for people residing or working in the project area? (General Plan land use map) g) Impair implementation of or X physically interfere with an adopted emergency response plan or emergency evacuation plan? (Genera Plan MEA p. 95 ff) h) Expose people or structures to a X significant risk of loss, injury or death involving wildland fires, including where wildlands are adjacent to urbanized areas or where residences are intermixed with wildlands? (General Plan land use map) VII. a)-h) The proposed project would not result in impacts from hazards and hazardous materials. The project site is not located adjacent to or near an airport or private airstrip. Burtec Waste and Recycling Services is responsible for the appropriate disposal of the small amounts of hazardous waste generated and would do so during operation of the proposed project. The project site is not located in an area subject to wildland fires. Therefore, in regards to hazards and hazardous materials, the proposed project would not result in any new significant impacts, or any impacts that are substantially more severe than assessed previously in the prior CEQA compliance documentation for the construction of previous modifications of the La Quinta Resort. [O Addendum for the La Quints Resort Signature Pool Potentially Less Than Less Than Significant Significant wl Significant No Impact Mitigation Impact Impact VIII. HYDROLOGY AND WATER QUALITY — Would theproject: a) Violate any water quality standards X or waste discharge requirements? (General Plan EIR p. 111-187 ff.) b) Substantially deplete groundwater X supplies or interfere substantially with groundwater recharge such that there would be a net deficit in aquifer volume or a lowering of the local groundwater table level (e.g., the production rate of pre-existing nearby wells would drop to a level which would not support existing land uses or planned uses for which permits have been granted)? (General Plan EIR p. I11-187 ff. c) Substantially alter the existing X drainage pattern of the site or area, including through the alteration of the course of a stream or river, in a manner which would result in substantial erosion or siltation on- or off -site? (General Plan EIR p. 111-87 ff.) d) Substantially alter the existing X drainage pattern of the site or area, including through the alteration of the course of a stream or river, or substantially increase the rate or amount of surface runoff in a manner which would result in flooding on- or off -site? (General Plan EIR p. III-87 ff.) 41 Addendum for the La Qainfa Resort Signature Pool Potentially Less Than Less Than Significant Significant w Significant No Impact Mitigation Impact Impa e) Create or contribute runoff water X which would exceed the capacity of existing or planned stormwater drainage systems or provide substantial additional sources of polluted runoff? (General Plan EIR p. III-87 ff.) f) Place housing within a 100-year X flood hazard area as mapped on a federal Flood Hazard Boundary or Flood Insurance Rate Map or other flood hazard delineation map? (General Plan EIR p. III-87 ff.) g) Place within a 100-year flood X hazard area structures which would impede or redirect flood flows? (Master Environmental Assessment Exhibit 6.6) Vill. a) & b) The proposed project would not result in any significant impacts on hydrology or water resources. The Coachella Valley Water District (CVWD) currently provides water to project site. The CVWD has been provided with information about the proposed project and has been given the opportunity to provide input and feedback on the Site Development Permit for the proposed project (Site Development Permit 2006-865).3 The CVWD requested to review plans for grading, landscaping, and irrigation systems. This request Will be facilitated as the final construction plans are completed. CVWD has prepared a Water Management Plan which indicates that it has sufficient water sources to accommodate changes in service in its service area. CVWD has implemented or is implementing water conservation, purchase, and replenishment measures which will result in a surplus of water in the long term. The proposed project includes plans to become fully integrated into CVWD's facilities and service lines, and would be constructed to meet all standards for this type of facility. The demand for water would not substantially increase as the proposed project does include the construction of. new dwelling units in the form of hotel rooms, timeshare units, condominiums, or homes. After reviewing Site Development Permit materials for the proposed project, the CVWD 3 Written Correspondence, Mark L. Johnson, PE, DEE, Director of Engineering, Coachella Valley Water District (CVWD). August4,2006_ 42 Addendum for the La Qiu to Resort Signature Pool proposed project, the CVWD has indicated that it would "furnish domestic water and sanitation service to this area in accordance with current regulations of the District."° The City will require compliance with National Pollutant Discharge Elimination System (NPDES) standards, requiring that potential pollutants not be allowed to enter surface waters, and that storm flows be controlled within a project site. These City standards will assure that impacts to water quality and quantity will be less than significant. VIII. c) & d) The development included as a part of the proposed project would not alter hydrological conditions of the project site to create new features that could lead to potentially significant impacts. The City requires that all projects retain the 100-year storm on site. Compliance with City and CVWD standards will assure that impacts due to development associated with hydrology will be less than significant. VIII. e)-g) According to the CVWD, the area in which the project site is located "is protected from regional stormwater flows by a system of channels and dikes, and may be considered safe from regional stormwater flows except in rare instances." Furthermore, the CVWD has indicated that "since the stormwater issues of [the proposed] development are local drainage, the [Coachella Valley Water] District does not need to review the drainage designs further." The area in which the project site is located Is designated as Zone X on Federal Flood Insurance rate maps as provided by the Federal Emergency Management Agency (FEMA). The project site is not at a high risk of flooding. As described above, an underground system that would be located on site would accept backwash from the proposed water features, including pools and fountains. Every four days, the water from the features would be changed out through an underground pressurized line that would lead from inside one of the artificial rock formations to an underground storage tank, would filter sediments, oils, etc., and would then send the water to an underground percolation chamber. From there, the water would percolate into the ground per a soils engineers testing and recommendations. This system would be used in ensure that drainage would be facilitated on site without impacting off site and adjacent areas. Furthermore, in accordance with a request from CVWD, plans for grading, landscaping, and irrigation systems will be submitted to the CVWD for review to ensure efficient water management.6 Therefore, in regards to hydrology and water quality, the proposed project would not result in any new significant impacts, or any impacts that are substantially more severe Ibid. 5 Ibid. 6 Ibid. 43 Addendum for the La Quinta Resort Signature Pool than assessed previously in the prior CEQA compliance documentation for the construction of previous modifications of the La Quinta Resort. 44 Addendum for the La Quinta Resort Signature Poo! Potentially Less Than Less Than Significant Significant wi Significant No Impact Mitigation Impact Impact IX. LAND USE AND PLANNING - Would 'the project: a) Physically divide an established X community? (Aerial photo) b) Conflict with any applicable land X use plan, policy, or regulation of an agency with jurisdiction over the project (including, but not limited to the general plan, specific plan, local coastal program, or zoning ordinance) adopted for the purpose of avoiding o mitigating an environmental effect? (General Plan Land Use Element) c) Conflict with any applicable habitat X conservation plan or natural community conservation plan? (Master Environmental Assessment p. 74 ff.) IX. a)-c) The proposed project would not result in any impacts on land use and planning. The proposed project would redevelop a site with existing recreational uses with new recreational uses. The adjacent residential uses to the north, west, and east of the project site would not be obstructed or divided any more than they are already separated by existing recreational uses on the project site. The existing recreational uses on the project site include pool, tennis, and children's play areas, the proposed project would include similar uses in the same area. The proposed project would comply with all City General Plan, Zoning, and Land Use designations for the project site (and/or as modified by previously approved Specific Plans and Specific Plan Amendments for the Resort), as well as the City's Municipal Code requirements for the Tourist Commercial designation. The proposed project site is designated Recreation in the approved Specific Plan for the La Quinta Resort. The project site is included within a specific plan area for the entire La Quinta Resort that was first implemented and approved in 1975. A series of specific plan amendments have been approved and implemented subsequently. The project site is designated to 45 Addendum for 9re La Quinta ResortSknaLere Pool designated to include recreational uses in accordance with the specific plan. These uses include but are not limited to pools, children's play areas, and tennis courts. The existing and proposed uses are consistent with the recreational specific plan designation. Conditions included in the specific plan call for new development to be reviewed and approved by the City through the site development permit process. The City of La Quinta has determined that the proposed project requires a Site Development Permit for approval and the proposed uses contained in the proposed project are consistent with the existing adopted specific plan for the project site. The Signature Pool has been submitted to the City for review as Site Development Permit 2006-865. Additionally, the proposed project would not conflict with the habitat conservation plan as the site is already developed and surrounding by existing Resort development. The project site is not identified as a "conservation area" in the draft Coachella Valley Multi - Species Habitat Conservation Plan. Therefore, in regards to land use and planning, the proposed project would not result in any new significant impacts, or any impacts that are substantially more severe than assessed previously in the prior CEQA compliance documentation for the construction of previous modifications of the La Quinta Resort. 46 Addendum for &e La Quinn Resort Signature Pool Potentially Less Than Less Than Significant Significant w Significant No Impact Mitigation Impact Impacl X. MINERAL RESOURCES — Would the project: a) Result in the loss of availability of a X known mineral resource that would be of value to the region and the residents of the state? (Master Environmental Assessment p. 71 ff.) b) Result in the loss of availability of a X locally -important mineral resource recovery site delineated on a local general plan, specific plan or other land use plan? (Master Environmental Assessment p. 71 ff.) X. a) & b) The proposed project would not result in any impacts on mineral resources. The project site is not located within a mineral zone with potential for mineral resources. The entire project site is currently developed with ten tennis courts, a swimming pool, ancillary swimming pool structures, and concrete walkways with metal fencing. There is no vacant or previously undisturbed land within the 7.4-acre project site. The project site has been excavated and graded prior to the development that currently occupies the site. The vast majority of the project site currently consists of pavement and concrete. Therefore, in regards to mineral resources, the proposed project would not result in any new significant impacts, or any impacts that are substantially more severe than assessed previously in the prior CEQA compliance documentation for the construction of previous modifications of the La Quinta Resort. 47 . Addendum for the La {uinta Resort Signature Pool Potentially Less Than Less Than Significant Significant w Significant No Impact Mitigation Impact Impa A. NOISE Would the project result in: a) Exposure of persons to or X generation of noise levels in excess o standards established in the local general plan or noise ordinance, or applicable standards of other agencies? (General Plan EIR p. III- 144 ff.) b) Exposure of persons to or X generation of excessive groundbome vibration or groundbome noise levels. (General Plan EIR p. III-144 ff.) c) A substantial permanent increase ir X ambient noise levels in the project vicinity above levels existing without the project? (General Plan EIR p. III- 144 ff.) d) A substantial temporary or periodic X increase in ambient noise levels in the project vicinity above levels existing without the project? (General Plan EI p. III-144 ff.) e) For a project located within an X airport land use plan or, where such a plan has not been adopted, within two miles of a public airport or public use airport, would the project expose people residing or working in the project area to excessive noise levels. (General Plan land use map) f) For a project within the vicinity of a X Private airstrip, would the project expose people residing or working in the project area to excessive noise levels? (General Plan land use map) 48 Addendum for the La {,rota Resort Signature Pool XI. a}f) Noise levels are generally considered low when they are below 45 dB(A), moderate in the 45 to 60 dB(A) range, and high above 60 dB(A). Although people often accept the higher levels associated with very noisy urban residential and residential - commercial zones (above 60 dB(A)), as well as industrial areas (65 to 70 dB(A)), they nevertheless are considered adverse noise levels. Lower noise levels are more expected in rural or suburban areas than in commercial or industrial zones. Nighttime ambient levels in urban environments are approximately 7 dB(A) lower than the corresponding average daytime levels. The day -to -night difference can be less in rural areas away from roads and other human activity. Areas with full-time human occupation that are subject to nighttime noise that does not decrease relative to daytime levels, are often considered objectionable. Noise levels above 45 dB(A) at night can result in sleep disturbance. The normal range of conversation is between 34 and 66 dB(A). Between 70 and 90 dB(A), Sound is distracting and presents an obstacle to conversation, thinking, or learning. Above 90 dB(A), sound can cause permanent hearing loss. In general, a difference of more than 3 dB(A) is a perceptible change in environmental noise, while a 5 dB(A) difference typically causes a change in community reaction. An increase of 10 dB(A) is perceived by people as a doubling of loudness.' Noise from any source will naturally decline as the noise radiates outward over increasing distances. As a rule of thumb, for a stationary source of noise, the noise level is reduced by at least 6 dB(A) for each doubling of distance. Other factors, such as the weather and reflecting or shielding, also help intensify or reduce noise levels at any given location. Noise levels may also be reduced by intervening structures. Generally, a single row of buildings between the receptor and the noise source reduces the noise level b� about 5 dB(A). Solid walls and berms may reduce noise levels by 5 to 10 dB(A). Exterior noise levels can normall� be reduced by 15 dB(A) inside buildings constructed with no special noise insulation. Noise from traffic on roads depends on the volume and speed of traffic and the distance of the noise receptor from the traffic. A commonly used rule of thumb is that for every doubling of distance from the road, atmospheric spreading results in a reduction in the noise level by about 3 to 4.5 dB(A). Furthermore, because of the logarithmic nature of the decibel scale, a doubling of traffic on any given roadway would cause a noise increase of approximately 3 dB(A). In order to reduce noise due to construction, the construction contractor will be required to keep properly functioning mufflers on all internal combustion engines and vehicle engines used in construction. The table below shows noise levels associated with various types of construction -related machinery. According to this table, noise levels as U.S. Environmental Protection Agency (U.S. EPA), 1974. Information on Levels of Environmental Noise Requisite to Protect Public Health and Welfare with an Adequate Margin of Safety. March. U.S. Department of Transportation, Federal Highway Administration, Highway Noise Mitigation, (Springfield, Virginia: U.S. Department of Transportation, Federal Highway Administration, September 1980), p.18. 9 U.S. Department of Housing and Urban Development (HUD), 1985. Noise Guidebook. 49 Addendum for the La Quanta ResmtStnalure Pool high as 83 dB(A) could be experienced by sensitive receptors at distances of 50 feet from equipment, using mufflers or other noise -reducing features. Demolition and Construction Equipment Source Noise Levels Air Compressor 81 71 Backhoe 85 80 Concrete Pump 82 80 Concrete Vibrator 76 70 Concrete Breaker 82 75 Truck Crane 88 80 Dozer 87 83 Generator 78 71 Loader 84 80 Paver 88 80 Pneumatic Tools 85 75 Water Pump 76 71 Power Hand Saw 78 70 Shovel g2 80 Trucks 88 83 a. Quieted equipment can be designed with enclosures, mufflers, or other noise -reducing features. Source: Bolt Transit Noise and Vibration Impact Assessment, USDOT Federal Transit Administration, 1995. Temporary increases in noise due to construction activities could occur for limited periods of time during demolition, excavation, grading, and construction of the new pools and related site improvements. As in previous CEQA documentation for the La Quinta Resort, conditions of approval would be required in order to reduce potentially significant temporary noise impacts due to demolition, excavation, grading, and construction to a level of less than significant. Those conditions included in previous documents are: 1: All construction activities shall be limited to the hours prescribed in the City of La Quinta Municipal Code and Noise Ordinance. 2: Construction staging areas shall be located as far from existing residential development as possible. An acoustics study prepared by Veneklasen & Associates in January 2007 evaluated the potential increase in noise that would occur from use of the new pool facilities and from the new mechanical equipment, such as pumps and filters required for the new pools. This study is provided in Appendix D. 50 Addendum for fhe La Quinta ResortSkn lure pool The study found that there would be a minimal increase in noise generation from adult and children users of the Signature Pool on an intermittent basis, as compared to the intermittent use of the 10 tennis courts proposed for removal. The maximum estimated increase from ambient levels, to with -project conditions, was 6 decibels at the edge of the project site, near residential uses located directly adjacent to the project site. This increase would be noticeable to the human.ear, but not significant. The closest Resort tennis villa is located approximately 29 feet from where the artificial rock feature would be located as a part of the proposed project. The project site boundary is approximately 14 feet away from the closest Resort tennis villa. The study found that operational noise generated by occupants of the proposed project would still be well below the threshold standards of the City of La Quinta Noise Ordinance, and would not be significant. The City of La Quinta Municipal Code has the following noise limits: "It is unlawful for any person at any location within the city to create any noise, or to allow the creation of any noise on property owned, leased, occupied or otherwise controlled by such person, when such noise causes the noise level, when measured on any adjacent property to exceed: 1. The noise standard for a cumulative period of more than thirty minutes in any hour, 2. The noise standard plus five dB(A) for a cumulative period of more then fifteen minutes in any hour, 3. The noise standard plus ten dB(A-) for a cumulative period of more then five minutes in any hour, 4. The noise standard plus fifteen dB(A) for a cumulative period of more then one minute in any hour, or 5. The noise standard plus twenty dB(A) for any period of time. The Exterior Noise Standard for residential property lines is documented as 60 dB(A) during the expected hours of operation for the pool area. Thus, the activities within the pool area cannot exceed 60 dB(A). Short duration events cannot exceed 80 dB(A) at the closest property line. The Veneklasen Acoustic Study found that the operation of the proposed project would not exceed these significance thresholds standards. The study found that the increase in noise due to the proposed project's mechanical equipment would be immeasurable, or less than a single decibel. This is due to the design of the proposed project, which calls for all required above -ground mechanical equipment to be housed in insulated artificial rock features. The study also found that operational mechanical noise would be well below the standards of the City of La Quinta Noise Ordinance. Due to the fact that the mechanical equipment in the proposed project would be expected to be continuously operating during business, or daylight hours, the first point of the City's Noise Ordinance applies to the proposed project. 51 Addendum for the U Quinta Resortsigna&re Pool Furthermore, the acoustics study found that there would be no significant increase in noise levels, as compared to ambient levels, independent of the City's Noise Ordinance. The Exterior Noise Standard for residential property lines is set at 60 dB(A) during the expected hour of operation for the pool area. Thus the mechanical equipment cannot exceed 60 dB(A) at the closest property line. The Veneklasen Acoustic Study found that the mechanical equipment required for operation of the proposed project would not exceed these significance thresholds standards. The isolated noise projected to occur as a result of proposed mechanical equipment was found to be negligible. The project site is not located in the vicinity of an airstrip or airport. Existing City standards and requirements, therefore, will assure that all potentially significant impacts associated with noise will be less than significant with incorporation of mitigation measures outlined above. Furthermore, the proposed project has been designed to limit the amount of noise generated, as well as limiting the degree to which noise generated by the proposed project could have an impact on existing adjacent uses. Examples of these design considerations include providing two artificial rock features to store all mechanical equipment above ground in order to avoid ground vibrations and exterior mechanical noise. The placement of these artificial rock features in the proposed project design keeps them as far away from adjacent residential and Resort uses as possible, further limited mechanical noise impacts on adjacent uses. Operational noise is buffered by designing the pools and lazy river in'a manner that takes advantage of site topography that would keep noise low to the ground, and within the project site boundaries, as much as possible. The closest Resort tennis villa is located approximately 29 feet from where the artificial rock feature would be located as a part of the proposed project. These are some of the design considerations of the proposed project that would further limit potential noise impacts. Nighttime noise as a result of the Signature Pool would be negligible as the primary noise source from the proposed project would be occupancy noise, and the Signature Pool would only operate during daylight hours. As stated previously, due to the housing of mechanical equipment in insulated artificial rock features, mechanical noise from the Signature Pool would be negligible. Therefore, in regards to noise, the proposed project would not result in any new significant impacts, or any impacts that are substantially more severe than assessed previously in the prior CEQA compliance documentation for the construction of previous modifications of the La Quinta Resort. 52 Addendum for Me La Qrii to ResortSagnatare Pool Potentially Less Than Less Than Significant Significant w Significant No Impact Mitigation Impact Impact XII. POPULATION AND HOUSING — Would the project: a) Induce substantial population X growth in an area, either directly (for example, by proposing new homes and businesses) or indirectly (for example, through extension of roads or other infrastructure)? (General Plan, p. 9 ff., application materials) b) Displace substantial numbers of X existing housing, necessitating the construction of replacement housing elsewhere? (General Plan, p. 9 ff., application materials) c) Displace substantial numbers of X people, necessitating the construction of replacement housing elsewhere? (General Plan, p. 9 ff., application materials) XII. arc) The proposed project would not result in any impacts on population and housing. The proposed project does not include the removal of any existing housing units and does not propose the construction of any new housing units. As a result, no existing population would be displaced, and no new population would be introduced or encouraged as a result of the proposed project. The new amenities that would be constructed as a part of the proposed project would only serve La Quinta Resort residents, members, and visitors staying at the Resort's hotel. Daily passes to the Signature Pool would not be available to the general public. No impacts are anticipated in regards to population and housing as a result of the proposed project. Therefore, in regards to population and housing, the proposed project would not result in any new significant impacts, or any impacts that are substantially more severe than assessed previously, in prior CEQA compliance documents for the La Quinta Resort. 53 XIII. PUBLIC SERVICES a) Would the project result in substantial adverse physical impacts associated with the provision of new or physically altered governmental facilities, need for new or physically altered governmental facilities, the construction of which could cause significant environmental impacts, in order to maintain acceptable service ratios, response times or other performance objectives for any of the public services: Fire protection? (General Plan MEA, p. 57) Police protection? (General Plan MEA, p. 57) Schools? (General Plan MEA, p. 52 ff.) Parks? (General Plan; Recreation an, Parks Master Plan) Other public facilities? (General Plan MEA, p. 46 ff.) Addendum for 9u La Quin6z Resort Signature Pool. Potentially Less Than Less Than Significant Significant w Significant Nc Impact Mitigation Impact Impa X X XIII. a) The proposed project would not result in any impacts on public services. X X X The proposed project would comply with all City and County requirements related to the payment of mitigation and developer fees for public services, as required by law. The proposed project does not include the removal of any existing housing units and does not propose the construction of any new housing units. As a result, no existing Population would be displaced, and no new population would be introduced or encouraged as a result of the proposed project. The area in which the project site is located is already served by Riverside County Sheriff and Fire Departments, on contract to the City. Under current conditions, impacts to public safety would remain the same. 54 Addendum far the La Oiinta Resort Signature Pool Total capacity of the Resort and Club hotel rooms and rental condominiums would not increase as a part of the proposed project; therefore, the maximum number of calls for service would not increase from current conditions, so no significant impact is anticipated. Therefore, in regards to public services, the proposed project would not result in any new significant impacts, or any impacts that are substantially more severe than assessed previously, in prior CEQA compliance documents for the La Quinta Resort. 55 Addendum for the La Quinta Resort Signature Poo( Potentially Less Than Less Than Significant Significant w Significant No Impact Mitigation Impact Impa XIV. RECREATION — a) Would the project increase the use X of existing neighborhood and regional parks or other recreational facilities such that substantial physical deterioration of the facility would occu or be accelerated? (Application materials) b) Does the project include X recreational facilities or require the construction or expansion of recreational facilities which might hav an adverse physical effect on the environment? (Application materials) XIV. a) & b) The proposed project would not result in any significant impacts in regards to recreational facilities. The recreational uses currently offered on the project site are not open to the general public. Rather, they are only available for use by La Quinta Resort Hotel visitors, and La Quinta Resort Club members and their immediate families (i.e., children under the age of 23 years). The proposed recreational uses would also be restricted for use by individuals with access to the recreational uses on the project site currently. Furthermore, although the proposed project would remove a total of 10 existing outdoor hard court tennis courts, there are proposed plans to expand existing tennis facilities in the City of La Quinta for Resort Club members. No significant impacts on recreation are anticipated as a result of the proposed project. Therefore, in regards to recreation, the proposed project would not result in any new significant impacts, or any impacts that are substantially more severe than assessed previously, in the prior CEQA compliance documents for the La Quinta Resort. 56 Addendum for 9,e La Quintu ResortSignaLne Pool Potentially Less Than Less Than Significant Significant w Significant No Impact Mitigation Impact Impac XV. TRANSPORTATIO:N TRAFFIC — Would the project: a) Cause an increase in traffic which X is substantial in relation to the existing traffic load and capacity of the street system (i.e., result in a substantial increase in either the number of vehicle trips, the volume to capacity ratio on roads, or congestion at intersections)? (General Plan EIR, p. 111-29 ff.) b) Exceed, either individually or X cumulatively, a level of service standard established by the county congestion management agency for designated roads or highways? (General Plan EIR, p. 111-29 ff.) c) Result in a change in air traffic X Patterns, including either an increase in traffic levels or a change in location that results in substantial safety risks? (No air traffic involved in project) d) Substantially increase hazards due X to a design feature (e.g., sharp curves or dangerous intersections) or incompatible uses (e.g., farm equipment)? (Tentative Tract Map 31087) e) Result in inadequate emergency X access? (Tentative Tract Map 31087) f) Result in inadequate parking X capacity? (Tentative Tract Map 31087)' 57 Addendum for the La Qwinfa RasmtSigi a Pool Potentially Less Than Less Than Significant Significant w Significant No Impact Mitigation Impact Impa g) Conflict with adopted policies, X plans, or programs supporting alternative transportation (e.g., bus turnouts, bicycle racks)? (Project description) XV. a)-g) The proposed project would not result in any significant traffic and circulation impacts. A Traffic Impact Analysis for the proposed project was prepared by Endo Engineering in November 2006 and is provided in Appendix B. This Analysis found that the average monthly occupancy rate at the La Quinta Resort is substantially lower during the summer months (Memorial Day through Labor Day) and during the December holiday season. During the summer months, traffic volumes on the streets of La Quinta are substantially lower than the traffic volumes during the peak seasons of winter and spring. The proposed project is designed to provide a private ancillary recreational amenity for use of the guests and members of the La Quinta Resort and would not be open to the general public. Use of the facilities included in the proposed project will be limited to La Quinta Resort Hotel guests and La Quinta Resort Club Members, and their immediate family members. Therefore, there is currently sufficient capacity on the existing street infrastructure to handle an incremental increase in trips to and from the Resort during the summer off-season months. The proposed project does not include the removal of any existing housing units and does not propose the construction of any new housing units. As a result, no existing population would be displaced, and no new population would be introduced or encouraged as a result of the proposed project. For the most part, the number of occupied guest rooms would determine the number of trips generated by the Resort and also establish the demand for off-street hotel parking. Therefore, the proposed project itself would not increase demand for parking at the Resort as the proposed project does not include the addition of any dwelling units in the form of hotel rooms, timeshare units, condominiums, or homes. To minimize the potential for the parking accumulation to overflow the available parking supply on -site on peak days in the future, the La Quinta Resort would require that club members and hotel guests not park in the adjacent neighborhood. To control parking along Avenida Obregon, a parking management program would be included as a part of the proposed project which would require parking permits and would be enforced through the ticketing of violators and the towing of vehicles parked without a permit. Permits would be issued to hotel guests and club members at the front desk of the hotel. Only if 58 Addendum for doe La {uin6t ResmrtStgnadtre Poal hotel. Only if the number of club members visiting the Signature Pool were to exceed the number of available parking spaces on Avenida Obregon, club members would not be issued Avenida Obregon parking permits. Currently, associates employed at the La Quinta Resort park off site at the Tampico Parking lot. At times when the Resort has a lower occupancy, in the summer months for instance, associates are allowed to park on site. This is controlled by the Resort's Loss Prevention Department which administers parking restrictions within the Resort based on the levels of occupancy and use at the Resort. There are shuttles that operate on the Resort property that are dedicated to shuttling Resort associates to and from off -site parking as well as guest shuttles dedicated to shuttling Resort guests around the Resort property and to gold courses and other local venues. With the operation of the Signature Pool feature, the Resort would revert to the high season parking plan and require associates and guests to parking in a similar manner to that which is implemented during high season months. As a part of the proposed project, along Avenida Obregon, south of Avenida Fernando, a raised median (10 feet wide and 50 feet long) with a turn -around area designed to facilitate the loading and unloading of hotel guests and club members using the Signature Pool would be constructed to control the flow of traffic near the proposed project. Additionally, during peak use period, a parking control attendant will be stationed at the Signature Pool entry to ensure that pool traffic does not enter Avenida Oregon. Therefore, the proposed project would not create any circulation or hazard impacts due to a design feature or incompatible use. The following components would be included as a part of the proposed project to address temporary conditions related to project construction. The construction specifications of the proposed project would include a requirement that construction - related parking would not be permitted along Avenida Fernando and would occur only in designated construction staging areas. In the event that additional space would be needed as a back-up/overflow construction staging area, it would be provided at a designated location to ensure that construction vehicles do not park along Avenida Fernando. Temporary construction parking would be located in the Palm Grove lot and on spaces immediately surrounding the consthiction site. As a part of the proposed project, approximately 12 parking spaces would be removed to provide the half -circle drop off area and security gate for users of the Signature Pool. During periods when parking for the Signature Pool would be required in the main lot as overflow parking, a shuttle or golf cart transportation would be made available to hotel guests and club members. Appropriate signage would be provided, clearly indicating that parking along Avenida Obregon would be by permit only for condominium owners and hotel guests whose hotel rooms are adjacent to Avenida Obregon. A designated passenger loading zone would be provided along Avenida Obregon, near the Signature Pool entry, where children going to and from the Signature Pool could \be 59 Addendum for &e La Quinta ResortSignatu a Pool safely dropped off and picked up by their families. This zone would also serve as a shuttle drop and loading point. Since the main parking lot for the hotel is located approximately 1,000 feet from the Signature Pool, signage would be provided to clearly identify the path to be used between the main parking lot and the Signature Pool. If required, employees of the Resort may be asked to utilize additional off -site parking to be provided at a remote location which is accessible by shuttle and golf carts. If demand requires Avenida Obregon to be gated, gates would be installed across Avenida Obregon (south of Avenida Fernando) and at the proposed turn around area. Therefore, in regards to transportation and traffic, the proposed project would not result in any new significant impacts, or any impacts that are substantially more severe than assessed previously, in the prior CEQA compliance documents for the La Quinta Resort. IE Addm&m for 8u La Q inla Resort Signature Pool Potentially Less Than Less Than Significant Significantwl Significant No Impact Mitigation Impact Impacl XVI. UTILITIES AND SERVICE SYSTEMS. Would the project: a) Exceed wastewater treatment X requirements of the applicable Regional Water Quality Control Board? (General Plan MEA, p. 58 ff.) b) Require or result in the construction X of new water or wastewater treatment facilities or expansion of existing facilities, the construction of which could cause significant environmental effects? (General Plan MEA, p. 58 ff.) c) Require or result in the construction X of new storm water drainage facilities or expansion of existing facilities, the construction of which could cause significant environmental effects? (General Plan MEA, p. 58 ff.) d) Have sufficient water supplies X available to serve the project from existing entitlements and resources, or are new or expanded entitlements needed? (General Plan MEA, p. 58 ff. e) Result in a determination by the X wastewater treatment provider which serves or may serve the project that it has adequate capacity to serve the project=s projected demand in addition to the provider-s existing commitments? (General Plan MEA, p. 58 ff.) 61 Addendum for the La (*inm ResortSignahve Pool Potentially Significant Impact Less Than Significant w Mitigation Less Than Significant Impact No Impa f) Be served by a landfill with sufficieni X permitted capacity to accommodate the project's solid waste disposal needs? (General Plan MEA, p. 58 ff.) g) Comply with federal, state, and X local statutes and regulations related to solid waste? (General Plan MEA, p. 58 ff.) XVI. a}g) The proposed project would not result in any impacts on public utilities. Water supplies have been found adequate in CVWD's Urban Water Management Plan (please see Hydrology and Water Resources, above). CVWD vyl also provide sanitary sewer services to the sites, and has sufficient capacity to serve the entire project site and the proposed uses. After reviewing Site Development Permit materials for the proposed project, the CVWD has indicated that it would "furnish domestic water and sanitation service to this area in accordance with current regulations of the District."10 The City's solid waste franchisee will service the proposed project, and haul waste to the transfer station at Edom Hill. From this location, solid waste will be transferred to one of several regional landfills for disposal. Therefore, in regards to utilities and service systems, the proposed project would not result in any new significant impacts, or any impacts that are substantially more severe than assessed previously, in prior CEQA compliance documentation for the La Quinta Resort. 70 Written Correspondence, Mark L. Johnson, PE, DEE, Director of Engineering, Coachella Valley Water District (CVWD). August4,2006. 62 Addendum for dse La Quinfu ResortSignahae Pool Potentially Less Than Less Than Significant Significant w Significant No Impact Mitigation Impact Impact XVII. MANDATORY FINDINGS OF SIGNIFICANCE — a) Does the project have the potential X to degrade the quality of the environment, substantially reduce the habitat of a fish or wildlife species, cause a fish or wildlife population to drop below self-sustaining levels, threaten to eliminate a plant or animal community, reduce the number or restrict the range of a rare or endangered plant or animal or eliminate important examples of the major periods of California history or prehistory? b) Does the project have the potential X to achieve short-term, to the disadvantage of long-term environmental goals? c) Does the project have impacts that X are individually limited, but cumulatively considerable? ("Cumulatively considerable" means that the incremental effects of a project are considerable when viewed in connection with the effects of past projects, the effects of other current projects, and the effects of probable future projects)? d) Does the project have X environmental effects which will cause substantial adverse effects on human beings, either directly or indirectly? 63 Addendum for &e La Quinta ResortSignature Poo[ XVII. a) The proposed project would not have any impact on biological or cultural resources. XVIL b) The proposed project would further the City's goals of providing a tourist commercial amenities to current and future residents of the City, as well as guests of the La Quinta Resort. The uses proposed are consistent with the allowed uses under the Tourist Commercial Zone designation in the City of La Quinta General Plan and Municipal Code. XVIL c) The proposed project would not contribute to any significant cumulative impacts analyzed in the City's General Plan EIR were associated with regional air quality. The City found that the ultimate development of the General Plan overrode the potential impacts associated with air quality. As shown under the air quality discussion above, the redevelopment of the project site would not significantly impact air quality. XVII. d) The proposed project would not have any adverse impacts on human beings. Therefore, in regards to mandatory findings of significance, the proposed project would not result in any new significant impacts, or any impacts that are substantially more severe than assessed previously, in the prior CEQA compliance documentation for the La Quinta Resort. ,IT Addendum fm die La Quinta ResorlSignature Poo! XVill. EARLIER ANALYSES. Earlier analyses 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 analyses used. Identify earlier analyses and state where they are available for review. The La Quinta Resort has a long history of site development, expansion, redevelopment and corresponding CEQA documentation. In order to provide a clear and all-inclusive review of the proposed project in the context of the development and redevelopment of the La Quinta Resort, the collective CEQA record was. reviewed in order to analyze the proposed project in a context consistent with the findings of previous CEQA documents about development at the Resort. The.following table provides a chronological summary of the development history and corresponding CEQA documentation for the La Quinta Resort that used to prepare this Addendum: Environmental Document(s) and Name Date Description Resolutions SP 121-E La Quinta Cove Golf Club EIR No. 41 4/1975 637 condos; 496 hotel rooms, golf course, clubhouse and service facility SP 121-E Change of tone #3491 and Neg. EA #15145/Neg. Dec. Revised Dec. for EA 15145 10/5/82 Addition of 279 condos and 146 (La Quinta City hotel rooms Council Resolution 82-54) (916 condos total and 642 hotel rooms) SP 121-E Change of zone Add 2.1 acres of EA #88-095/Neg. Revised #88-031 land to Santa Dec.; impacts same Amendment Rosa as those for SP 121-E No. 1 Tentative Parcel development for Revised 9/20/1988 Map #23749 overflow parking and City Council Plot Plan #88- maintenance Resolution 88-112 393 building EA 15145/Neg. Dec. 65 Addendum for the La Quf t a ResortSig,,a m Poo1 Environmental Name Date Description Document(s) and Resolutions SP 121-E Revised Description EA 89-141Meg. Dec. Amendment Removal of championship tennis City Council No. 2 court, small tennis club building, Resolution 89-124 11/21/1989 several adjacent parking spaces and construct a two-story 43,065 sq. ft. hotel addition + 44 new parking spaces Plot Plan #89-421 Tentative Tract No. 25237; re: 3/20/1990 Tentative Tract No. 25237 . Initial Study re -subdivision Resubdivision of Tracts 14496-6 . EA ## 89-146/Neg. of Tracts and 14496-7 consisting of 26.81 Dec. 14496-6 and acres into 54 single-family lots; 14496-7 avg. 15,500 sq. ft. City Council [these lots were zoned for 127 Resolution 90-23 condos under SP 121-E] SP 121-E Revised 16,000 sq. ft. ballroom and sub- City Council Amendment level parking garage Resolution 95-56 No. 3 Plot Plan 95-555 (Amendment to 7/5/1995 Specific Plan) City Council Resolution 95-55 (for mitigated Neg. Dec. for EA No. 95-304) ZVI Addendumfor Ste La Qdnta ResortSignatum Poo! Name Date Description Environmental Document(s) and Resolutions SP 121-E GPA 97-054 Residential EA No. 97-340; Revised Change of Zone Units: 119 mitigated Neg. Dec. Amendment No. 4 97-083 Spa Initial Study TTM 28545 Fitness Center Addendum for EA No. 97-340 Site Development Planning Commission Permit No. 97-607 Employee Resolution No. 97-04 parking lot: (Amend. No. 4) 244 spaces Site Development Planning Commission Permit No. 97-608 Resolution No. 97-04 (TTM 28545) Certificate of Planning Commission 9/16/97 Appropriateness No. 97-003 Resolution No. 97- (development permit) Planning Commission Resolution No. 97-04 (development permit) City Council Resolution 97-74 (Amend. No. 4) City Council Resolution 97-72 (EA and mitigated Neg. 67 Addendum for the La {aunts ResortSignahue Pool Name Date Description Environmental Document(s) and Resolutions SP-121E • TTM No. 30125 (subdivision of Planning Commission Revised 17.82 acres into 65 lots) Resolution 2001-080 Amendment No. 5 Addendum to EIR No. 41 (EIR Addendum) (518/01) • GPA 2001-078 • Change of zone 2001-101 Planning Commission • Specific Plan Amend, No. 5 Resolution 2001-081 (GPA) (5/22/01) • Site Development Permit (-SDP') 2001-703 Planning Commission Resolution 2001-085 (TTM) (5/22/01) 6/19/2001 Planning Commission (date of Resolution 2001-083 City's (Amend. No. 5) adopting (5/22/01) resolutions) Planning Commission Resolution 2001-084 (SDP) (5/22/01) Planning Commission Resolution 2001-082 (ZC 2001-101) (5/22/01) City Council Resolution 2001-83 (EIR Amendment; GPA; Zone Change; Amend No. 5; and SDP) 68 Addendum for the La Orinfa Resort Signature Pool OTHER DOCUMENTS OF INTEREST: • La Quinta General Plan; • EIR for La Quinta General Plan; • Relied upon by Amendment NO.4 to SP 121-E Revised • La Quinta Master Environmental Assessment • Voluminous "neighbor complaints7opposition letters with regards to Amendment No. 4 • May 1997 Noise Study for La Quinta Resort Maintenance Facility; J. J. Van Houter & Assoc., Inc. 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. All environmental topics required to be reviewed for potential impacts by CEQA had been adequately addressed in the aforementioned CEQA documentation listed in the table above. These topics include aesthetics, agricultural resources, air quality, biological resources, cultural resources, geology/soils, hazards & hazardous materials, hydrology/water quality, land use/planning, mineral resources, noise, population/housing, public services, recreation, transportation/traffic, and utilities/service systems. The proposed project has been assessed for potential impacts due to project construction and operation in the all of the aforementioned environmental topics in a manner that is consistent with the collective record of CEQA documentation for the La Quinta Resort. c) Mitigation measures. As no new or substantially more severe significant impacts were identified, as compared to those previously discussed in prior CEQA compliance documentation for the La Quinta Resort, no new mitigation measures are recommended or required. Conditions of Approval The following conditions of approval would be required in order to ensure that potentially significant impacts would be avoided during project construction and after project buildout: A qualified Historic monitor shall be on -site during all project demolition or construction within 100' of the Morgan House that will create vibration or noise that may negatively affect it. The monitor shall be empowered to stop work if he/she feels the building is being detrimentally affected. The Community Development Director shall be consulted if work is stopped. 2: A final report on the monitoring shall be prepared and submitted to the Community Development Department prior to the issuance of the Certificate of Occupancy for the project. 69 Addendum for 9ie la Otinta Resort Signature Pool 3: The Morgan House security fence shall be 6' high and architecturally compatible to and appropriate for the building to the satisfaction of the Community Development Director. At a minimum, the fence shall be setback a distance at least five feet more than the height of the adjacent building wall. The location of the fence shall be approved by the Community Development and Building and Safety Department Directors prior to issuance of the first demolition or clearing permit. A temporary 6' high chain or metal fence shall be installed in the approved location prior to the beginning of demolition or clearing to ensure protection of the building and adjacent grounds. The Signature Pool site plan surrounding the Morgan House shall be revised based on the approved location of the security fencing to the satisfaction of the Community Development and Building and Safety Department Directors. Temporary increases in noise due to construction activities could occur for limited periods of time during demolition, excavation, grading, and construction of the new pools and related site improvements. As in previous CEQA documentation for the La Quinta Resort, conditions of approval would be required in order to reduce potentially significant temporary noise impacts due to demolition, excavation, grading, and construction to a level of less than significant. Those conditions included in previous documents are: 1: All construction activities shall be limited to the hours prescribed in the City of La Quinta Municipal Code and Noise Ordinance. 2: Construction staging areas shall be located as far from existing residential development as possible. In order to avoid significant impacts in regards to traffic and circulation, the City of La Quinta shall require an on -going monitoring of traffic and circulation conditions at and adjacent to the La Quinta Resort. If said monitoring results in potential traffic and circulation impacts being identified, measures to alleviate traffic and circulation impacts may be required at the discretion of the City of La Quinta Community Development Director and Department of Public Works Director, at cost of the La Quinta Resort. Conclusions Through the Applicant's community outreach efforts, including community study sessions, the Applicant determined that supplemental technical studies should be prepared to address historic resources on and adjacent to the project site, traffic circulation, and noise issues raised by nearby residents. Five studies commissioned in response to these concerns are appended to this document were used in preparation of the analysis in regards to Aesthetics, Cultural Resources, Transportation/Traffic and Noise. Please see Appendices A, B, C, D, and E. 70 Addendum for die La Qoinfa ResortSignafure Pool All environmental topics required for assessment under CEQA were analyzed in this Addendum, in Section 2.0, Environmental Analysis. No new or substantially more severe impacts are anticipated to occur as a result of the construction or operation of the proposed project. All potential impacts identified in this Addendum are either equal to, or of lesser severity than the potential impacts identified in previously adopted CEQA compliance documentation for the La Quinta Resort. 71 APPENDIX A Historic Resources Evaluation (2006) Evaluation of AUobes at La Quinta Resort Morgan House Casa Magnolia La Quinta, California 7 ,Promsd f r The Clty of La Quinta Architectural Resources Croup Architects, Planners & Conservators, Inc. San Francisco, California 16 June 2006 EVALUATION OF ADOeES AT LA QUINTA RESORT LA QUINTA, CALIFORNIA JUNE2006 Introduction II. Executive Summary Ill. Methodology IV. Eligibility Criteria for Historic Resources V. Historical Background — Development of La Quinta Hotel VI. Morgan House A. Description and Historical Background B. Building Alterations C. Character -Defining Features D. Evaluation of Integrity E. Structural Considerations VII. 'Casa Magnolia A. Description and Historical Background B. Building Alterations C. Character -Defining Features E. Evaluation of Integrity F. Structural Considerations Vlll. Conclusion Regarding Eligibility IX. Recommendations Regarding Future Use X. Bibliography Appendices Appendix A -Photographs of the Morgan House and Casa Magnolia. Appendix B - State Department of Parks and Recreation Form 523 (DPRs) for the Waiter Morgan House completed by Mellon and Associates, dated September 19, 1997. Appendix C - State Department of Parks and Recreation Form 523 (DPRs) for La Casa completed by Mellon and Associates, dated September 20, 1997. Appendix D - Stow -Fithian, Anne. "At the Very Edge of the Desert" in Home and Field. Volume 42. February, 1932. ARCHr[EcruRA[ REcouRcEs GRoup Archimas. phmm is Consccvaors, inc. EVALUATION OF ADOBES AT LA QUINTA RESORT LA QuwrA, CALIFORNIA JUNE2006 I. INTRODUCTION In response to a request from the City of La Quinta, Architectural Resources Group (ARG) has developed the following report to evaluate two adobe structures, the Morgan House and Casa Magnolia, at the La Quinta Resort in La Quinta, California. of the buildings as potential This report presents our findings concerning the status both buildings. ARG has reviewew d thresources, as well as our evaluation of the structural conditions of Historical Resources using the standard reviewed te buildings for potential eligibility for the California Register of criteria. Historical properties are defined criteria for evaluation, which is based on the National Register as those that meet the criteria for the National Register or the. California Register of Historical Places. For purposes of the California Environmental Quality Ad (CEQA), a historical resource includes resources listed on, or determined eligible for listing on, the Catifomia Register of Historical Resources. We have used the historical name of 'Casa Magnolia' to refer to the complex O( structures presently known as'La Casa.' The complex consists of two independent structures flanking a central courtyard, and it includes individual meeting rooms known as the Cactus Room, La Sala, and Ell Laibrerf. - If. EXECUTIVE SUMMARY This report will focus on the historical significance of the Morgan House and Casa Magnolia. It will also analyze the existing structural system of each building and identify requirements.for seismic strengthening. Built in 1926-27 to the designs of architect Gordon B. Kaufmann, the Morgan House was the residence Of Walter Morgan, the founder and developer of La Quinta Hotel. The two-story adobe structure highly characteristic of the Monterey style of architecture popular in California in the 1920s. The Morgan is House incorporates key elements of the style with adobe construction technologies carried out by local builders and craftsmen who fabricated materials under the direction of Morgan.' The budding remains in its original location; however, the immediate setting has been compromised by the development of the resort around it Built circa 1927 to the designs of architect Gordon B. Kaufmann as one of six privately owned dwellings on the grounds of the La Quinta Hotel, Casa Magnolia was the residence Of Mrs. Lee Eleanor Graham, a Southern California soclafhe and wife of one of Cafifomia's wealthiest oil barons at the time, William Miller Graham. The adobe house consists of two separate structures flanking the north and south sides of a central courtyard, as well as an outlying garage. The style of Casa Magnolia is eclectic, relying on a Spanish Colonial or Mission vocabulary. The house remains in its original location, but its original setting on the edge of the desert has been lost as the hotel has expanded around it Both the Morgan House and Casa Magnolia share many similarities in terms of siting, construction techniques, use, and relationship to La Quinta Resort. Both structures were sited to complement the desert landscape and the region's climate. At a time when the Coachella Valley was considered remote, they utilized local materials, such as adobe bricks fabricated on site. They fit into a pattern of development that led to the evolution of the Southern California desert resort and lifestyle of the 1920s. Both were privately owned residences from the 1920s until the early 1980s, when they were purchased by the Landmark Land Company and incorporated into the La Quinta Resort After incorporation into the resort, both the Morgan House and Casa Magnolia were used for office and meeting space. Today, ' Mellon and Associates, Historic Resource Evaluation, 1997. p. 1. ARCHITECTURAL RFSOURCES GROUP Arch kecu, P12n S & Con Ma M, ink. EVALUATION OF ADOBES AT LA QUINTA RESORT LA QUINTA, CAUFORNIA JUNE2006 the Morgan House and Casa Magnolia are generally not open to the public due to concerns about the seismic safety of the structures; however the courtyard of Casa Magnolia is soil used for receptions and Social gatherings. Both structures require a seismic upgrade for future occupancy. It is likely that Casa Magnolia will be returned for public use as an amenity to the hotel. A proposed project to add a series of recreational pods in the area of the Morgan House may affect the structure in the near future. Neither the Morgan House nor Casa Magnolia is currently designated at the federal, state or local level, though both have been previously determined eligible for listing as historic resources. III. METHODOLOGY The methodology used to prepare the following historical resource evaluation was based on a twaday site visit and an evaluation made under the criteria of the National Register of Historic Places and the California Register of Historical Resources. The building was photographed at the time of the site visit. During the same time, a structural engineering consultant conducted on on -site investigation. The scope of work for this project included limited time for documentary research. The search for background materials related to the general history of the hotel, the site, and some individual persons associated with the properties has been conducted at the Los Angeles Public Library. Requests for information were handled via telephone interviews with Louise Neeley of the La Quinta Historical Society and Judy Vossler former manager of the La Quinta Hotel for Landmark Land Co. Building specific information, especially with regard to alterations, has not yielded significant information. For the benefit of future researchers, books and articles that were not reviewed ordocated are listed separately. Sanborn maps were checked but did not yield any information relevant to this report. Archaeological and economic assessments are outside the scope of this evaluation. In 1997 Mellon and Associates prepared a DPR Form (California State Department of Parks and Recreation Form 523) for the Walter Morgan House Outlining the historical significance of the house. The evaluation concluded that the structure is eligible for designation as a City of La Quanta Landmark under Criterion C forarchitectural merit It was further determined eligible for the National Register of Histork;Places under Criterion B and C its association with architect Gordon B. Kaufmann and Walter Morgan developer of the La Quinta Hotel as well as for architectural merit This report does not duplicate the research efforts. The DPR Fort for the Walter Morgan House is attached as Appendix B. Casa Magnolia was evaluated at the same time as the Morgan House and a Primary Record DPR was nolia a status as h�istoricaeted lllly significant by that gives Casa e local government The DPR Form of 5SI fo ning that the C Casa Magnoproperty ia � Casa) iissgn�� attached as Appendix C. An article fided'At the Very Edge of the Desert" appeared in a 1932 issue of Home and Field magazine profiling the architecture of Casa Magnolia. It demonstrates the extremely high level of integrity of the historic fabric of the building and is attached as Appendix D. ARCHITECTURAL RESOURCES GRotJP 2 Ar<hiwm. Planner & COnSU ,,M' Inc. EVALUATION OF ADOBES AT LA QUINTA RESORT LA QUINTA, CALIFORNIA JUNE2006 IV. ELIGIBILITY CRITERIA FOR HISTORIC RESOURCES National Register of Historic Places Eligibility The National Register of Historic Places is the Nation's master inventory of known historic resources and includes listings of buildings, structures, sites, objects and districts that possess historic, architectural, engineering, archaeological or cultural significance at the national, state or local level. Four criteria provide the basis under which a structure, site, building, district, or object can be considered significant for listing on the National Register. A potential resource needs to meet only one of the four criteria to achieve significance. The criteria include resources that (A) are associated with events that have made a significant contribution to the broad patterns of history (such as a Civil War battlefield or a Naval Ship building Center); or (8) are associated with the lives of persons significant in our past (such as Thomas Jefferson's Monticello or the Susan B. Anthony birthplace); or (C) embody the distinctive characteristics of a type, period, or method of construction, or that represent the work of a master, or that possess high artistic values, or that represent a significant and distinguishable entity whose components may lack individual distinction (such as Frank Lloyd Wrighrs Taliesin or the Midwestern Native American Indian Mounds); or (D) have yielded or may likely yield information important in prehistory or history (such as prehistoric ruins in Arizona or the archaeological sites of the first European settlements in St Augustine, Florida or at the Presidio of San Francisco). Once a potential resource is determined to have met one of the four criteria, its significance should be evaluated within its historic context or historical pattern relevant to a particular geographic area. Historic contexts are found at a variety of geographical levels or scales, specifically the local, state or national level. The geographic scale selected may relate to a pattern of historical development, a political division, or a cultural area. California Register of Historical Resources Eligibility The Cafifomia Register of Historical Resources is the authoritative guide to the State's significant historical and archeological resources. It serves to identify, evaluate, register and protect Califomia's historical resources. The California Register program encourages public recognition and protection of resources of architectural, historical, archeological and cultural significanceidentifies historical grant resources for state and local planning purposes, determines eligibility for historic p funding and affords certain protections under the California Environmental Quality preservation Actresources va fisted on or formally determined eligible for the National Register are eligible for the California Register. California Register. In addition, properties designated under municipal or county ordinances are also eligible for listing in the The California Register criteria are modeled on the National Register criteria discussed above. An historical resource must be significant at the local, state, or national level under one or more of the following criteria: : National Register Bulletin 15: How to Apply National Register Criteria, p. 9. ARCHITECTURAL RESOURCES GROUP Architects, planntrs Tz Consartm' Inc. EVALUATION OF ADoaEs AT LA QUINTA RESORT LA QUINrA, CAUFORNIA .TUNE 2006 1. It is associated with events or patterns of events that have made a significant contribution to the broad patterns of local or regional history, or the cultural heritage of California or the United States; or 2. it is associated with the lives of persons important to local, California, or national history., or 3. It embodies the distinctive characteristics of a type, period, region, or method of construction, or represents the work of a master, or possesses high artistic values; or 4. It has yielded, or has the potential to yield, information important to the prehistory or history of the local area, state or the nation. As explained above, the California Register and National Register criteria are quite similar. As this report is evaluates the buildings as historical resources under CEOA, the California Register criteria will be applied- V. HisTORIcAL BACKGROUND — DEVELOPMENT OF THE LA QUINTA HOTEL La Quanta Hotel Both the La Quinta Hotel and the City of Palm Springs developed about the same time as exclusive enclaves for the wealthy, winter resorts for movie stars and the well-to-do. Like Palm Springs, La Quinta was a resort and a retreat, but with a more sedate reputation. After a period of initial growth in the 1920s and early 30s, it remained a quiet place. Distinct from Palm Springs, La Quinta fostered exclusivity in a sedate setting and promoted the benefits of a retreat It was meant to cater to those who preferred visiting on horseback to view the 'desert chars" Located in a sheltered cove, the first phase of the hotel was completed and dedicated in 1927. It consisted of the main building and six cottages on forty acres. Ali buildings were constructed of adobe. Built at an estimated cost of $150,000. the architect was Gordon B. Kaufman of Los Angeles. The hotel was managed by Walter Morgan 'on the American plan" The American plan included three meals daily. In 1927, an early visitor arrived by car from Los Angeles and wrote of the hotel: And there way off in what they insist upon calling the'deserr.we came upon this luxurious, very modern "Old Spanish" hacienda, where they do things in the Biltmore style, with a marvelous chef and evening -clothed head waiters, and downy couches, and fancy bathrooms.... recently built by Walter Morgan of San Francisco, who originally made his money in oysters. Walter Morgan has built a dreamlike place there, with lovely lawn and fountain and flowers apparently growing out of barren sand with mountains all around' In the early years La Quinta would open for the "season" in November. Newspapers regularly announced prominent visitors, including socialites and movie stars of the caliber of Lionel Barymore 3 "Beauty of Coachella Valley Greets Visitors in Spring.' in Los Angeles Times. March 13.1927. p. G10. 4'Unique Indio Hotel Recently Given Formal Dedication' In Los Angeres Times. February 6,1927, p. ET '"Beauty of Coachella Valley Greets Visitors in Spring' in Los Angeles Times. March 13, 1927. p. G10_ ARCHITECTURAL RESOURCES GROUP 4 Architwu, Planners & Cms.%ors, Inc. EVALUATION OF ADOBES AT LAQUINTA RESORT LA QUINTA, CAUFORNIA JuNE2006 and Jeannette MacDonald' During the first decades the newspapers were filled with lists of -the names of socialites and movie stars and wealthy Californians who visited the La Quinta Resort. After the death Of Waiter Morgan in 1931, the hotel was taken over by Frederick C. Clift, owner of San Francisco's Clift Hotel and the El Mirasol in Santa Barbara. In 1931 an article appeared in the Los Angeles Times staling that C.K.G. Billings, millionaire sportsman of Santa Barbara would stay at La Quinta for the entire season and would be bringing his own stable of polo ponies.' The same article enumerated the improvements completed in the off-season, including a new green nine -hole three -par golf course in place of the former dirt course (laid out by Norman Macbeth', a modem barbershop and a beauty parlor. In 1939, an article was published to attract visitors, with reports of room refurbishment and the addition of a new cocktail lounge, La Quinta Cantina! Refer to the timeline below for additional hotel history. Avenida Obregon, a north -south street, originally separated the hotel from the privately held properties to the west, Including Olive Tree (not Olive Tree Ranch), the Morgan House, and the date palm grove. Originally, the Olive Tree site was surrounded by desert terrain, and it consisted of a house, swimming pool, scattered olive trees and one particularly large olive tree near the pool. The date of the date palm tree grove has not been confirmed, but Louise Neely reports that it dates to 1919 and was planted by Fabian Granados, who was involved in the construction of the Morgan House. Others confirm that the date palm grove was fully mature by 1972. When the Landmark Land Company purchased La Quinta Hotel in the late 1970s, the western properties remained in private ownership. The Church of Scientology reportedly owned the western properties for sometime but vacated them in the 1970s. The Landmark Land Company acquired the Olive Tree site, the vacant Morgan House, and the date palm grove in the 1980s. At the time, and the land to the west was still open desert, and La Quinta was not yet incorporated as a city. The pool and the large tree on the Olive Tree site were removed to build the sunken tennis court All other tennis courts on the original Olive Tree site date to the 1980s. Landmark used the Morgan House as office space.'° ''Here's Where Stars Will Spend New Year's if They Don't Change Their Minds - in Los Angeles Times. December 31. 1933, p: Al and'Southlanders Vacationing at Desert Resort' in Los Angeles Times. February 24,1935. p. 84. ''Desert Will 'Go Polo' at Resort Near Indio.' in Los Angeles Times. November 13, 1931, p. Al2. e'Resort Notes.' in Los Angeles Times. January 30, 1927. p. G10. La Quinta Prospects Promising, Coachella Resort Reports Encouraging Preseason Reservation List' in Los Angeles Times December 20, 1935, p. A14. c" Information Summarized from a telephone interview with Judy Vossler of the Landmark Land Company, former manager of the La Quinta Hotel. ARcRrrEmJRAL RFSODRCE.s GRoLIP Archiucu, Planners & cmucmcros, Inc. EVALUATION OF Aoo6Es AT LAQUINTA RESORT LA QUINTA, CALIFORmA JUNE2006 Brief Timellne Regarding Hotel OwnershiplManagementfDevelopment 1931 Death of Walter H. Morgan 1931 Frederick Cfift of Clift Hotel, San Francisco assumes management 1931 Allen C. Breed, resident manager. 1931-45 Finances of the hotel overseen by B.J. Bradner, investor and attorney 1935 Rene Georges Varlet, hotel management c 1938 New swimming pool constructed, designed by Kaufmann 1942-45 Hotel dosed 1945 New owner, John Balaban of Chicago, businessman and theater owner c 1955 New owner, Leonard Ettleson 1977 La Quinta sold to Landmark Land, Inc., Emie Vossler and John Wasler c 1980 Morgan House purchased by Landmark for use as part of hotel. c 1980 Casa Magnolia (then known as the Thompson House) purchased Landmark for use as part of hotel. 1980S Tennis Club developed c 1990 Hotel acquired by KSL c 2004 Hotel acquired by CNL Gordon B. Kaufmann, Architect Architect Gordon B- Kaufmann designed the 1920s buildings at the La Quinta Hotel, including the casitas and main hotel lobby. Kaufman was also responsible for the design of the Morgan House, Casa Magnolia, and various other private residences adjacent to the hotel. Kaufmann (1888-1949) was one of Southern California's most prolific architects in the 1920s. 30s and 40s. Bom in London, Kaufmann worked in Europe, Canada and other US locations before settling in Southern California. As the architect of many of Southern California's most important residences, Kaufmann's work shifted to large commercial and industrial projects in the 1930s including of Hoover Dam, Santa Anita Park Racetrack (1933), Scripps College Library (1926), Greystone, the Doheny residence in Beverly Hills (1929-31). St. Paul's Episcopal Cathedral, and many other Los Angeles residences, offices, and commercial buildings_ Kaufmann was honored as a Fellow of the American Institute of Architects. During his career he was awarded the Legion of Merit, a Certificate of Honor from the AIA for the La Quinta Hotel (1930) and a Gold Medal at the French Exposition (1937)." VI. MORGAN House. A. Description and Historical Background Built in 1926-27 to the designs of architect Gordon B. Kaufmann, the Morgan House was the residence of Walter Morgan, the founder and developer of La Quinta Hotel. The two-story adobe structure is highly characteristic of the Monterey style of architecture popular in California in the 1920s. "Biographical information on Kaufmann is summarized from the DPR form for La Quinta Hotel, Casitas and Grounds completed by Mellon and Associates, dated September 4,1997. ARCHrrECIURAL RESOURCES GROUP A=htu m t & C�r . tm. EVALUATION OF ADOBES AT LA QUINrA RESORT LA QUINTA, CALIFoRNIA JuNE 2006 Monterey Style The Morgan House is an excellent example of the Monterey style. It exhibits the basic tenets and characteristic elements of the Monterey style through the use of an asymmetrical composition, two-story massing. low-pitched gabled roof with red day file, b distinctive cantilevered second -story balcony covered by the principal roof, exposed rafters, hewn beams, and simple wood posts. Also highly characteristic is plastered wall finish (typically whitewashed), which exhibits a non -uniform handmade texture, evidenced on both expanses of wall plane and rounded comers and Edges. This is associated with both the Monterey style and traditional adobe construction. (See Appendix A, Figure 1 and note the similarity of all door and window openings and the location of the chimney.) Materials and Adobe Construction Many of the materials used in the construction and furnishing of the Morgan House were fabricated on - site. including the adobe bricks tired in on -site kilns, hand fabricated roof and floor tiles, and porch furniture made in the hotel shops.12 Casework was also made on site." At the time the hotel was completed in 1927, it was noted that ....all buildings were made of adobe with file roofs and floors, all the adobe used in the construction work being made and burned on the property by Mexicans skilled in the art." Louise Neeley of the La Quinta Historical Society confirmed that materials were fabricated on site. Her great-uncle Fabian Ganados contributed to the construction of the structures. The manufacture of adobe bricks on site lends to the historical significance of the site. Site The house is located on Avenida Obregon in the northwest comer of the La Quinta Resort It is adjacent to present-day tennis courts and pod to the south and north and the date palm grove to the north. A private drive running east -west borders the northern end of the lot and connects to Avenida Obregon. At present, the site immediately surround the Morgan House contains, in addition to the house and original garage, other associated structures and site features including., • Low wall incorporating a fireplace that forms a partially enclosed courtyard to the north. A Shed - roofed arcade at the original garage fortes the east wall of the courtyard; • Utility storage building with an arcade, which fortes the west wall of the enclosed courtyard; and • Free standing garage at the northwest comer of the site. Exterior Description The Morgan House site originally consisted of a two-story residence with a freestanding garage to the northeast The two structures were linked together by a low site wail. The garage was later converted to riving space, and a one-story addition was constructed to connect the living spaces in the garage to 'the main house. The plan of the original residence is rectangular, with the main entry on the east elevation and a projecting dining room bay in the northwest comer. The second floor does not extend the full width of the house. The second floor is covered by a gable roof, with deeply overhanging eaves, exposed rafter tails, day life roofing. Shed roofs, also in day file but with shallower eaves, cover the one-story portions of the building. The exterior walls are constructed of adobe brick and are finished '3 California Arts and Architecture. January 1930. Architectural Record, February 1934. "'Resort Notes.' in Los Angeles Times. January 30,1927. p. G10. ARCH1TECrURAL RESOURCES GROUP Archit¢rs, Phnnas & Conservators, [nc. EVALUATION OF AmsESAT LA QUANTA RESORT LA QUINTA, CALIFORMA JuNE 2006 with whitewashed, textured stucco. Wood windows and doors, wood posts and railings, and metal grillework are used throughout Each of the four elevations is different. The front elevation (east elevation) has an asymmetrical composition, with large expanses of flat wall surface; a second floor, projecting balcony and pair of French doors at the south end; a central entry door set in a decorative plaster surround; and a small window with died grillework above the entry. At the northern end the unpunctuated wall surface and sloping shed roof at the kitchen has been obscured by the addition. The addition and the garage are covered by a continuous shed roof, which also covers a porch at the east side of the addition. A pair of French doors provides access to the porch, and the garage wall is punctuated by a chimney and small window openings with file grillework, The south elevation is nearly symmetrical with a stucco chimney set in the center of a gable wall. A pair of French doors flank either side of the chimney at the first floor, while a single casement window is used at the east end of the second floor. A one-story loggia with file pavers, stuccoed columnswood framing, and a died roof was an early addition to the south elevation. , A projecting balcony extending the full width of the second floor dominates the west elevation. The balcony, with exposed wood flow framing and simple wood posts and guardrail, is covered by the principal roof. At the south end, there are windows a both stories. In the center, the screened porches at both levels have been infilled with glazed windows and doors. At the east end, a conopial bay with metal grillework is set in the center of the projecting dining room wing, which is covered with a sloping shed roof. The north elevation consists of the projecting first floor construction covered by a shed roof and a recessed sleeping porch at the second floor. Three casement windows and a door are irregularly placed in the first floor elevation. The second floor sleeping porch elevation has a symmetrical composition, with adobe wing walls flanking a large expanse of casement windows. Vertical wood siding is used to finish the wall above the windows. Historic drawings show that the sleeping porch windows were originally screened openings. The north elevation encloses one side of the north courtyard, and the garage forms the east side. The original garage door openings have been infilled and a shed -roofed arcade has been to the east side of the garage. The exterior of the Morgan House is in good condition overall. The paving dies at the site walkways and porches are severely delaminated. The original studded wood front door has been removed and replaced with an incompatible aluminum frame and glass door. While all of the original windows are extant the original wood shutters have been removed. The roof is in fair condition, with many loose or broken dies. Interior Description The first flow rooms of the Morgan House are arranged around the central entrance hall and screened Porch. The original screened porch, now enclosed with glazing, provides access to a large, rectangular riving room to the south and the dining room to the north. The kitchen is jocated in the northeast corner of the house. A new opening at the east side of the kitchen provides access to the addition and garage. The stairway in the central entrance hall provides access to the partial basement at the south end of the building and to the second floor. The stair originally fed directly to the sleeping porch at the north side of the second floor, but partitions have been added to create a second floor halfway. A small bath in the northeast comer of the second floor serves the sleeping porch. A farge bedroom with a closet and bathroom are located at the south end of the second floor_ ARCHITECTURAL RESOURCES GROUP Archuccc, Planners G Conrcmtos, Inc. EVALUATION OF ADOBES AT IA QUINTA RESORT LA QUINTA, CALIFORNIA JUNE2006 The interior of the house appears to have undergone a comprehensive remodeling campaign when the house was converted to office space. The campaign included the construction of a new Partition in the living room and installation of new carpeted and vinyl floor finishes, new fluorescent fight factures and surface mounted data conduit, new kitchen cabinets and fixtures, and a new mechanical system. Despite these alterations, many of the original finishes and fittings, such as door and window hardware and curtain rods, remain. The original wood, file, and exposed concrete flooring remain beneath the carpet. Original plaster wall finishes remain, as do ceilings with both flat plaster finishes and exposed wood framing. Refer to the Building Alterations section for additional information. B. Building Alterations Chronology of Building Alterations The Morgan House retains a high level of architectural integrity. Despite early exterior alterations and additions, it retains its character defining features and conveys its early history. Exterior alterations include: • northern addition incorporating the original garage into the house, not of adobe construction Infill of garage door -openings and construction of covered walkway at the west wall of the garage • south loggia, columns and tile shed roof are an early addition • pergola on the west previously had a canvas awning, now mature bougainvillea Though the essential form of the interior is intact and the spaces retain the original configuration, circulation, and general organization, interior modifications are to be expected and have occurred, such as: • interior, original finishes original circulation and room configuration with minimal addition of a partition wail in the living room on the ground floor and the construction of a wall to enclose the sleeping porch wall on the second floor • first floor screened porch glazed instead of screened; presumably the doors connecting the porch to the living and dining rooms were removed when the porch was enclosed second floor sleeping porch glazed instead of screened • living room fireplace and surround plastered over, original tiled surround is visible beneath the plaster ' buffing systems upgraded in the 1980s • main entrance door is.a replacement • hall closet converted to passage for kitchen access; a portion of the adobe wall construction was .removed to facilitate access • door opening between the dining room and kitchen infilled • door opening in east wall of kitchen to provide access to the addition • kitchen remains in original location but fully updated, few original features in this room • new toilet ground floor C. Character -Defining Features The following is a list of exterior features that contribute to the building's design. ARCHITECTURAL RERURCE$ GROUP Ard -u. planners & Cwssa .' h.. EVALUATION OF ADOBES AT LA QUINTA RESORT LA QUINTA, CAUFORNIA JUNE2006 • asymmetrical facade • two-story massing • lowpitched gabled roof with red day file • deep eave • exposed rafters • whitewashed stucco wall finish • chimney with brick crown • cantilevered second -story balcony covered by the principal roof • simple wood posts and wood slat railings on balcony • board and battens siding at the second level • casement windows originally with exterior louvered wood shutters • low site walls incorporating a fireplace on the north side • partially enclosed rear courtyard patio • loggia • file used as window grille The following is a list of interior character -defining features: • file floors • wood floors • arched openings • sleeping porch arrangement • multi -pane French doors • mulfi-lite casement windows with mesh screens • built-in niche -type bookshelves • fireplace (in addition extant) • fireplace (in Irving room concealed 25 years ago) • original fittings, hardware (curtain rods, window hardware, heating system grates, switchplates) D. Evaluation of Integrity Integrity is a key component of the overall building evaluation. Without sufficient integrity, further discussion of the significance of the Morgan House and its eligibility for listing on the California Register would not be warranted. For both the National Register of Historic Places and the California Register, integrity is the authenticity of an historical resource's physical identity, evidenced by the survival of characteristics that existed during the resource's period of significance. Integrity involves several aspects, including location, design, setting, materials, workmanship, feeling and association_ These aspects closely'relate to the resource's significance and should be primarily intact for designation. Though not used as a residence during the last three decades, the Morgan House was originally designed as a house for Waiter Morgan in 1927 by architect Gordon B. Kaufmann. It remains intact in terms of original building envelope, volume, massing, materials and design intent The original garage has been modified as interior space and is now connected to the main house, altering the circulation and ground floor plan. Based on material inspection, this appears to be an early alteration. Many of the original spaces, finishes and fixtures have been retained in the main house with the exception of the original kitchen which has been altered. After acquisition by the Landmark Land Company circa 1980, ARCFIITECTUPAL RESOURCES GROUP 10 Ardutmu, Planners & Consm m' Inc. EVALUATION of ADOBES AT LA QUINTA RESORT LA QUINTA, CALIFORNIA JUNE2006 the Morgan House was used as office space. For the transition from residential to office use, the building had a comprehensive upgrade of mechanical and electrical systems. Overall, the Morgan House has been fairly well maintained over time and retains architectural integrity. Location Location is the place where the historic property was constructed or the place where the historic event occurred. The Morgan House not been moved from the location where it was built It remains in its original footprint. Though the hotel boundaries have been extended over time and now encompass the house, it was originally, like all properties west of Avenida Obregon, a private dwelling. After 1980 the house became part of the La Quanta Hotel. This aspect of its integrity has not been diminished. Design Design is the combination of elements that create the form, plan, space, structure, and style of a Property. Gordon Kaufmann's design for the Morgan House epitomizes the Monterey style through the use of an asymmetrical composition, two-story massing, low-pitched gabled roof with red day file, exposed rafters, whitewashed stucco wall finish and general color palette, cantilevered second -story balcony covered by the principal roof and simple wood posts. Design changes to the exterior of the main house include the garage modification, which has changed the exterior envelope on the north and west. On the exterior, the degree of integrity is good. Setting Setting is the physical environment of an historic property, constituting topographic features, vegetation, manmade features, and relationships between buildings or open space. The setting has changed significantly over time. Originally identified with a rewrote and rural desert terrain and a rocky landscape, the immediate setting is now green and verdant characterized by lawns, trees and Flowers. Natural features that continue to contribute to the setting of the property include the date palm grove on the lot to the north and the far distance views to the nearby mountains from the house. Probably the most significant factor in the change in setting of the Morgan House is the hotel expansion and the new construction that has encroached on the site, including condos to the west and the tennis dub and pool to the south and southwest on the former grounds of the Olive Tree House. Integrity with regard to setting is fair. Materials Materials are the physical elements that were combined or deposited during a particular period of time and in a particular pattern or configuration to form an historic property. Morgan Hose like the early 20" century desert house are distinguished by the use of site -fabricated materials, including adobe brick, roof and floor file and casework The site's remote location dictated that materials were fabricated on site. Integrity with regard to materials is high. Workmanship Workmanship is the physical evidence of the crafts of a particular culture, people, or artisan during any given period in history or pre -history. As stated above, the site's remote location resulted in the onsite fabrication of certain materials. in the hotels on -site workshops, crews of craftsmen fabricated the adobe bricks fired in on -site kilns, hand fabricated roof and floor tiles, and made casework in the hotel shops. ARCHRECTURAL RESOURCES GROUP 11 A=hkem, Ptann & Cunscmc . k, EVALUATION OF ADOBES AT LA QUINTA RESORT LA QUINTA, CALIFORNIA JUNE2006 The building exhibits the typical techniques associated with adobe construction in the 1920S where a traditional building material was used in a modem way. Thick wails associated with traditional adobe construction were forsaken to create contemporary buildings of larger, loftier volumes of space and high walls. Integrity with regard to workmanship is high. Feeling Feeling is a property's expression of the aesthetic or historical sense of a particular period of lime. Due to high design values, contemporary detailing, custom-made materials, the property retains much of its original feeling, which contributes to its overall integrity. The original feeling is somewhat diminished by changes to the setting. Association Association is the direct link between an important historic event or person and an.historic property. The Morgan House retains a long-standing historical association with the La Quinta Hotel and its founder Walter Morgan, in addition to the prominent architect Gordon Kaufmann. Consequently, its association contributes to the building's overall integrity. E. Structural Considerations Description The Morgan House is a 4000 square foot, 2-story structure. It has load -bearing adobe block perimeter and interior walls with a wood -framed floor and roof system with a clay file roof. The structure has a partial basement of board -formed concrete walls and a crawl space with adobe bearing walls. The adobe walls are 17 inches thick (one wythe of adobe) at the exterior of the first floor, as well as at the interior wall below the second floor north gable wall. The adobe walls are 12 inches thick at the remaining first floor interior partitions and on the second floor and gable areas. The interior partitions at the second floor are of wood frame construction. The wags have a continuous concrete bond beam below the second floor joists and another bond beam below the roof rafters. The reinforcing of the bond beam is not known. No degradation of rebar was detected during the site visit The building has had roof problems in the past but few wall problems. Neither rising damp nor differential settlement was detected. The condition of the foundation appears to be sound with some water infiltration occurring due to irrigation. As noted in the Building Alterations section, the structure has been modified in the past. The structural changes include the construction of an addition between the garage and main house and the infiil of the original garage door openings. In several locations, openings gave been art in the adobe walls to install through -wall air conditioning units. Structural Considerations / Concerns The structure, with relatively thin adobe walls (a height to thickness ratio of.10:1), is at greater risk of structural failure than more traditional thick-walled adobe construction (a height to thickness ration of 4:1); and this risk is increased due to the proximity of the San Andreas Fault. This risk is reduced only slightly by the concrete bond beams, which help to tie the wags together. ARCHrrEcrML REs Lmgs GROUP 12 Architem, Plau,rrs & Cons¢vorors, Inc. EVALUATION OF ADOBES AT LA QUIWA RESORT LAQUINTA, CALIFORNIA JUNe2006 Of greatest concern for the seismic performance of the building are: • Out -of -plane failure of thin adobe walls; The presence of concrete bond beams are beneficial but must be property anchored to the adobe walls and must be continuous; • The comer wing wall in the north wag on the second floor (sleeping porch) will be particularly susceptible to failure in a seismic event; and • Supporting wall failure of the headers that support the first floor screened opening on the west elevation. Applicable Codes The California Historic Building Code (CHBC) is the applicable building code for qualified historic buildings. The CHBC allows for altemative structural approaches for historic building's. The CHBC also references the Uniform Code for Building Conservation (UCBC) as an alternative approach. The CHBC allows adobe walls with slenderness ratios of 5 or 6 and less without additional measures for strengthening or bracing the walls out -of -plane. The UCBC allows adobe walls of 8 or 9. These higher slenderness ratios were based upon research on adobe buildings conducted by the Getty Conservation Institute (GCI) in the 1990's. Structural Recommendations The building should be strengthened to life safety levels per the CHBC before any occupancy is contemplated. While it is outside the scope of this report to design a structural strategy for seismic upgrading, the retrofit measures should include the following actions: • In and out -of -plane strengthening either through pilasters, braces, center cores, or mesh reinforcing with thru-wall lies; • Ties and connectors between roof and floor structure and concrete bond beams; and • Removal and replacement of any element of the structure that is not adequately supported or braced such as corner wing wall at the north gable wall. In this situation, it may be necessary to remove a limited amount of adobe material and replace it with stucco over wood framing, matching the thickness of the original wag. Openings cut into the walls, either at the time of construction (bookcase niches or plumbing chases) or later (openings for air conditioning units), could be infilled to provide additional sheer capacity. The Openings can be infilled by stitching new adobes info the wall and patching with mortar to strengthen the walls. Where it is preferable to retain the original features of the building, such as the bookcase niches, center coring the wall is an option that will increase sheer capacity. While these measures are more comprehensive than typically used on more traditional adobe structures and will need to be carefully developed to preserve historic fabric, there is no structural reason why structural retrofit of the Morgan House to life safety levels would not be feasible. VII. Casa Magnolia ARCHnFCTURAL RESOURCES GROUP 13 Arc6ccts, Plwncrs Cv Cons rs, Inc. EVALUATION OF ADoeEs AT LA Qu1NTA RESORT LA QuINTA, CAuFoRNtA JUNE2006 A. Description and Historical Background Built circa 1927 to the designs of architect Gordon B. Kaufmann as one of six privately owned dwellings on the grounds of the La Quinta Hotel, Casa Magnolia was the residence of Mrs. Les Eleanor Graham, a Southern California socialite and wife of one of California's wealthiest oil barons at the time, William Miller Graham. After her divorce she opened an interior decorator practice, a relevant fad given the intact finishes and furnishings installed by her, which remain in the property. She also collaborated on some aspects of the design including the inlaid floors." Designed for the desert climate, the house is a tripartite arrangement of a pair of detached buildings flanking a central courtyard that was intended as riving and dining space. The two buildings are connected by a site wall along the eastern perimeter of the property that is punctuated by a fireplace The style is eclectic, relying on a Spanish Colonial or a Mission vocabulary of simple volumes, varying roof gabled planes, red day tile, and thick, whitewashed walls. Local craftsmen constructed the house. Prior to 1977, Casa Magnolia remained a privately held residence on the edge of the desert. The complex was last known as the'Thompson House' prior to the purchase by Landmark Land Co and incorporation into the resort. The house was used as Landmarks corporate offices from 1977 through circa 1985. The name'La Casa' was given to the building circa 1985 when the use changed from office to public meeting room use. According to people who worked there and consistent with field observations, the house was never altered. Only minor alterations were carried out during its use as offices and though the transition to meeting spaces." The [wilding remains in its original location. Its original setting on the edge of the desert has been lost, as the hotel has expanded around it. Materials and Adobe Construction Some of materials used in the construction of Casa Magnolia were of local manufacture, specifically adobe brides. Other materials used in the construction included concrete foundations, plastered adobe walls, red day file roof, floors of wood, tile, concrete and mosaic, wood doors and windows, and salvaged architectural elements at the interior. Outbuildings and Site Features of Casa Magnolia Casa Magnolia is located at the southwest corner of the resort, just south of Avenida Obregon. The original garage with the desert rooftop observatorytterrace remains intact at the northwest comer of the site. A restroom has been added to the east side of the garage. The original low site wails at the west side of the house remain, enclosing a large vacant space that was once an above -grade pool. A low wall on the east side encloses the courtyard. A fireplace and screened openings are set in this wall. Exterior Description Casa Magnolia is a multi -level structure comprised of two structures, a north wing and south wing, and a central courtyard that separates them. It has load -bearing adobe block perimeter walls with a whitewashed stucco finish and gabled, day file roofs. The eaves are typically shallow, although deep overhangs with exposed raker tails are present at some of the elevations. The various elevations are comprised of vast expanses of flat, stuccoed wall surfaces; wood and glass doors; and wood windows with wood shutters, We grillework, metal grillework, or projecting conopial bays. The main entry to the house occurs through a gate in a site wall in the southeast comer of the site and through a large 0 Stow -Fithian, Anne. 'At the Very Edge of the Desert" 1932. p. 77. 1B Information summarized from a telephone interview with Judy Vossler of the Landmark Land Company, former manager of the La Quinta Hotel. ARCHmci11RAL RFSouRces GRoue 14 Archiwu. Planners & Consrmmrs, Inc. EVAWATioN OF ADOBES AT to QUINTA RESORT LA QWNTA, CAUFORNIA JUNE2006 studded wood door set in a decorative surround at the east end of the south elevation. The central courtyard was intended as living space and is outfitted with a fireplace, window seats at the screened openings in the east site wall, a fountain, and a built-in table. As most of the circulation between the rooms at in both the north and south wings occurs on the exterior of the building, four staircases of differing designs are prominent exterior features. Interior Description The south wing of Casa Magnolia consists of two grand spaces, the drawing room and the cactus room, with soaring ceilings with exposed wood framing. A dressing room and bathroom are accessed from the drawing room. A small bachelors' sleeping room and two bathrooms are accessible from the cactus room The north wing consists of another grand space, the -dining room, a kitchen, and small bedroom. and bathroom. A workshop! servants area is located in the northwest comer of this wing, and a full height basement is located below the bedroom at the east end of the wing. Refer to the Materials and Adobe Construction and Character -Defining Features sections for a discussion of interior finishes and fittings. B. Building Alterations The buildings retain a very high level of architectural integrity, due to the tack of exterior alterations or additions. The interior retains a very high level of integrity with rnost original finishes, fixtures and some furnishings intact The buildings retain original character defining features on the exterior and interior. The interior spaces retain the original configuration, circulation, and general organization. Interior modifications that are to be expected especially in the areas of the kitchen and bathrooms have not occurred. Changes have occurred to the site: • Pool removed • Flagstone paving at courtyard patio partially replaced • Public restroom added at rear (east) of original garagelobservatory terrace C. Character -Defining Features The following is a list of exterior features that contribute to the building's design • low pitched gabled roof with red Gay life • whitewashed stucco wall finish • chimney • central courtyard patio with shade awnings • casement windows originally with exterior louvered wood shutters • flagstone paving (partially replaced in the courtyard) • narrow staircases to raised living spaces with hand painted files on users • cast iron balustrade in courtyard • niche with Madonna ceramic • window grilles set into projecting conopial bays ARct-ItrEctutu[ RESOURCES GRoup 15 Acchkcc". planners & Conseiva ' Inc - EVALUATION OF ADOBES AT LA QUINTA RESORT LAQUQtTA, CAUFORmA JUNE2006 The following is a list of interior character -defining features: • living spaces of large proportions • (upper drawing room ceiling is 18' to the ridge beam) • (cactus room ceiling is 16'-6" to the highest point) • concrete floors with mosaics • large (12' x 12") file rustic floors • marble slab flooring (salvaged) in bedroom • arched openings • fireplace hood, integral to plaster wall • scagliola spiral columns and console brackets (salvaged) • heavy wood shutters (salvaged) • painted and silver leaf murals • exposed wood framing at ceilings • exposed ceiling trusses with king posts, interlaced and bolted • multi -pane French doors • fireplace with salvaged elements • built-in niche -type bookshelves • kitchen with intact original files, cabinetry, appliances • all original bathroom tiles, fixtures • handpainted file floors • all original fittings, hardware (curtain rods, window hardware, heating system grates, switchplates) D. Evaluation of Integrity Integrity is a key component of the overall building evaluation. Without sufficient integrity, further discussion of the significance of the Casa Magnolia and its eligibility for listing on the California Register would not be warranted. For both the National Register of Historic Places and the California Register, integrity is the authenticity of an historical resource's physical identity, evidenced by the survival of oharacterisfics that existed during the resource's period of significance. Integrity involves several aspects, including location, design, setting, materials, workmanship, feeling and association. These aspects closely relate to the resource's significance and should be primarily intact for designation. From 1927, the date of construction until purchase by Landmark Land Company, Casa Magnolia was a privately owned residence. In the transition from residence to office use in the eadyl980s,it was very lightly modified. At present, it is distinguished by the amount of original historic materials in the building and their excellent condition. - It remains extremely intact in terns of original building envelope, volume, massing, materials and design intent Overall, CasaMagnolia has been very well maintained over time and retains a high degree of architectural integrity. Location Location is the place where the historic property was constructed or the place where the historic event occurred. Casa Magnolia not been moved from the location where it was built It remains in its original ARcmuclaiRAL RiisouRCEs GROUP 16 Architects, Pla m & Co ators, Inc. - EVALUATION OF ADOaEs AT LA QUINTA RESORT LA QUINTA, CALIFORNIA JUNE 2006 footprint. Though the hotel boundaries have been extended over time and now encompass the house, it was originally a private dwelling apart from the hotel. After 1980 the house became part of the La Quinta Hotel. This aspect of its Integrity has not been diminished. Design Design is the combination of elements that create the form plan, space, structure, and style of a Property. Gordon Kaufmann's design for the Casa Magnolia relied on the use of an eclectic style based on a vocabulary of simple volumes, varying roof gabled planes, red Gay file, thick whitewashed walls. The house contains exquisite interior features such as concrete floors inlaid with alabaster and marble mosaics, painted and silver leaf murals, all original bathroom files and fixtures, and handpainted file floors. Design has had very few modifications over time. With regard to the interior, exterior and site, the degree of integrity is high. Setting Setting is the physical environment of an historic property, constituting topographic features, vegetation manmade features, and relationships between buildings or open space. The setfing has changed significantly over time. Originally known for its edge -of -the -desert identity, adjacent to rural desert terrain and a rocky landscape, the immediate selling is now green and verdant, characterized by lawns, trees and flowers. Hotel expansion and new construction has encroached on the site. Integrity with regard to setting is fair. Materials Materials are the physical elements that were combined or deposited during a particular period of time and in a particular pattern or configuration to form an historic property. Like the Morgan House, Casa Magnolia is disfinguishad by the use of site fabricated materials, including adobe brick, roof and floor file and casework The site's remote location dictated that materials were fabricated on site. In addition, the owner incorporated salvaged architectural elements of high quality. Integrity with regard to materials is high. Workmanship Workmanship is the physical evidence of the crafts of a particular culture, people, or artisan during any given period in history or prehistory. As stated above, the sites remote location resulted in the onsite fabrication of certain materials. Under the direction of architect Gordon Kaufmann the hoters on -site workshops, crews of craftsmen fabricated the adobe bricks fired in on -site kilns, hand fabricated roof and floor files, and made casework in the hotel shops. The building exhibits the typical techniques associated with, adobe construction in the 1920s where a traditional Building material was used in a modem way. Thick wails associated with traditional adobe construction were forsaken to create contemporary buildings of larger, loftier volumes of space and high walls. integrity with regard to workmanship is high. Feeling Feeling is a property's expression of the aesthetic or historical sense of a particular period of time. Due to high design values, contemporary detailing custom-made materials, the property retains much of its original feeling, which contributes to its overall integrity. The original feeling is somewhat diminished by changes to the setting. Association ARcHrucTm[ RESOURCES GROUP 17 Archicccu, planners f7 Crn�savators, Inc. EVALUATION OP ADOBES AT LAQUINTA RESORT LA QUINTA, CALIFORNIA JUNE2006 Association Is the direct fink between an important historic event or person and an historic property. Casa Magnolia is associated with prominent architect Gordon Kaufmann. Consequently, its association contributes to the building's overall integrity. E. Structural Considerations Description Casa Magnolia consists of two structures flanking the north and south sides of a central courtyard. The northern wing is a 1700 square foot, mulflaevel structure. It has load -bearing adobe block perimeter and Interior wags with concrete slab floors at grade, wood -framed floors at raised levels, and a wood -framed and day file roof system_ There is aboveground basement at the east end of the stricture. Several of the interior partitions are of wood frame construction. The adobe walls vary in thickness from 12 to 17 inches (one wythe of adobe). The southern wing is a 2500 square foot, one level structure. The floor level at the east end is elevated approximately 5 feet above grade, with a crawl space below. The south wing has load -bearing adobe block perimeter and interior walls with concrete slab floors at grade, wood -framed floors at raised levels, and a wood -framed and day file roof system The condition of the foundation appears to be sound with some water infiltration occurring due to irrigation and pooling of water at the east elevation. The adobe walls vary in thickness from 12 to 17 to 31 inches in thickness. During on on -site investigation in May 2006, the team was not able to verify the presence of continuous concrete bond beams at the tops of the walls. Structural Considerations 1 Concerns The structure, with relatively thin adobe walls (a height to thickness ratio of 10:1), is at greater risk of structural failure than more traditional thick-walled adobe construction (a height to thickness ration of 4:1) and is increased due to the proximity of the San Andreas Fault. This risk would be reduced only slightly by the presence of concrete bond beams that would help to tie the walls together. Of greatest concern for the seismic performance of the building are: Out -of -plane failure of high gable end walls. Of particular concern are the east wall of the Sala fsouthem wing), which has a 31 inches wide, 18 foot high gable wall punctuated by a window opening and two bookcase niches; and the gable wall between the Sala and the Cactus Rooms, which measures 14 inches in width, 18 feet in height, and is also punctured by a large niche; Failure of cross walls due to loading. The east and west walls of the Cactus Room (southern wing) are 12 inches thick including the plaster finish, which makes them the thinnest load -bearing walls in the complex; and If bond beams do exist, their presence would be beneficial; but they would need to be continuous and properly anchored to the walls. Applicable Codes The California Historic Building Code (CHBC) is the applicable building code for qualified historic buildings. The CHBC allows for altemative structural approaches for historic buildings. The CHBC also references the Uniform Code for Building Conservation (UCBC) as an altemative approach. ARCH MCiURAL RESOURCES GROUP 18 Arclutc . Plannea I�r Comcmtws, Inc EVALUATION OF ADOBES AT LA QUINTA RESORT LA Qu1NTA, CALIFORNIA JUNE2006 The CHBC allows adobe walls with slenderness ratios of 5 or 6 and less without additional measures for strengthening or bracing the walls out -of -plane. The UCBC allows adobe walls of 8 or 9. These higher slenderness ratios were based upon research on adobe buildings conducted by the Getty Conservation Institute (GCI) in the 1990's. Structural Recommendations The building should be strengthened to life safety levels per the CHBC before any occupancy is contemplated. It is assumed that Casa Magnolia would be used for assembly purposes in the future, which will require a higher standard for seismic strengthening. While it is outside the scope of this report to design a structural strategy for seismic upgrading, the retrofit measures should include the following actions: • In and out -of -plane strengthening either through pilasters, braces, center cores, or mesh reinforcing with thru-wall ties. It may be necessary to add shotcrete to the thin wall between the Sala and the Cactus Room. • If concrete bond beams are not found in the structure, they should be installed at the tops of wafts and at floor levels, with ties and connectors between roof and floor structure. Openings cut into the walls, such as the bookcase niches, could be infilled to provide additional sheer capacity. The openings can be infilled by stitching new adobes into the wall and patching -with mortar to strengthen the walls. Where it is preferable to retain the original features of the building, such as the bookcase niches, center coring the wall is an option that will increase sheer capacity. Vill. Conclusion Regarding Eligibility To achieve significance, and thus be eligible for listing on the California Register, a potential resource needs to meet one of the four criteria set forth above. Both the Morgan House and Casa Magnolia are significant at the local level under California Register Criterion 1, for the association with patterns of events that have made a 'significant contribution to the broad patterns of local history of California, in this case the development of Southern California desert resort communities in the early part of the 20t° century. Both the Morgan House and Casa Magnolia are significant under California Register Criterion 2, for their association with architect Gordon B. Kaufmann. With regard to architectural merit both the Morgan House and Casa Magnolia are significant under California Register Criterion 3, for the distinctive characteristics of a type, period, region, or method of construction and because they possess high artistic values. IX. Recommendations Regarding Future Use As both the Morgan House and Casa Magnolia are eligible for listing on the California Register of Historical Resources, The Secretary of the interior's Standards forthe Treafinent of Historic properties with Guidelines for Preserving, Rehabilitating, Restoring, and Reconstructing Historic Buildings (The Standards) would be an appropriate tool to use in planning for the future use of the structures. The Standards provide general information for stewards of historic resources to determine appropriate ARcRl TECTURAL RESwRcEs GRoup - 19 . Architr{a, Plmnas & Canso wn, Inc. EVALUATION OF ADOBES AT LA QUINTA RESORT LA QUINTA, CAUFORNIA JUNE M(i ;treatments and uses. They are intentionally broad in scope to apply to a wide range of circumstances and are designed to enhance the understanding of basic preservation principles. The Standards are neither technical nor prescriptive, but are intended to promote responsible preservation practices. that ensure continued protection of historic resources. There are four basic standards: preservation, rehabilitation, restoration, and reconstruction. As new uses will likely be proposed for both structures, the rehabilitation standards may be most applicable. Rehabilitation is defined as 'the process of returning a property to a state of utility, through repair or alteration, which makes possible an efficient contemporary use while preserving those portions and features of the property which are significant to its historic, architectural, and cultural values.""' While it is outside the scope of this report to discuss the future uses of the Morgan House and Casa Magnolia, ARG has prepared the following fist of potential uses for the structures. These uses have the potential to integrate the underutilized and isolated structures into the public fife of La Quinta Resort, while requiring minimal changes to the distinctive materials, features, _spaces, and spatial relationships of the historic buildings. Potential Future Uses — Morgan House • Meeting rooms • Private guest house . House museum / archive I reception / historical images / golf museum • Upscale bar / tearoom As a series of recreational pools are proposed for site surrounding the Morgan House, a landscaped buffer *one may be required from some of the uses proposed above. Potential Future Uses — Casa Magnolia • High -end suite • Reception venue " Kay D. Weeks and Anne E. Grimmer, The Secretary of the Interiors Standards for the Treatment of Historic Properties with Guidelines for Preserving, Rehabilitating, Restoring and Reconstructing Historic Buildings (Washington, DC: U.S. Department of the Interior, 1995). ARcHr Ec URAL REsouRas GROUP 20 Archiuccs. Planners & Consav wn, Inc. EVALUATION OF AOOBEs AT LAQuitfm RESORT LA QuiNTA, CALIFORNIA JUNE2006 X. Bibliography Gebhard, David and Robert Winter. Los Angeles. An Architectural Guide. Salt Lake City: Gibbs Smith, 1994. McAlester. Virginia and Lee. A Field Guide to American Houses. New York: Alfred A. Knopf, 2002. Mellon and Associates Historic Preservation Consultants. La Quint:? Hotel Historic Resource Evaluation. Submitted to Forrest K. Haag, ASLA. May, 1997. "Portfolio of Low -Cost Houses.' in Architectural Record Volume 74. November, 1933_ p. 345- 351. Sanbom Map Company, Indio, California, 1928, 1939. New York: Sanborn Map Company. Stow -Fithian, Anne. At the Very Edge of the Desert in Home and Field. 1932. Volume 42. February, United States Department of the Interior. National Register of Historic Places. National Register Bulletin 15. How to Apply National Register Criteria,1995. United States Department of the Interior. National Register of Historic Places. National Register Bulletin 39.• Researching A Historic Property, 1991, Weeks, Kay D. and Anne E. Grimmer. The Secretary of the Interior's Standards for the Treatment of Historic Properties mth Guidelines for Preserving, Rehabilitating, Restoring 8 Reconstructing Historic Buildings. Washington, DC: U.S. Department of the Interior. 1995. Articles from the Los Angeles Times - 'Beauty of Coachella Valley Greets Visitors in Spring." in Los Angeles Times. March 13, 1927. p. G10. "Desert Magic." in Los Angeles Times. November 19, 1933. p. F6. 'Desert WIII 'Go Polo' at Resort Near Indio." in Los Angeles Times. November 13, 1931. p. Al2. 'Here's Where Stars Will Spend New Year's if They Don't Change Their Minds." in Los Angeles Times. December 31, 1933. p. Al. 'La Quinta Has Spell of Desert, Rest in Surroundings of Luxury and Beauty Can Be Enjoyed at ResorL• in Los Angeles Times. December 19, 1930. p. Be. 'La Quinta Prospects Promising, Coachella Resort Reports Encouraging Preseason Reservation List' in Los Angeles Times. December 20.1935. p. A14. ARCHr7ECIURAL RESOURCES GROUP 21 Architc . Plautttrs tr c..., ras, Inc. - EvALunnoN OF Aooaes AT LA QuiNTA ResoRT LA QuiNTA, CALIFORNIA JUNE2006 "Leader of World's Elite Seeks Divorce from Baron of Oil Trade." in Los Angeles Times. December 31, 1914. p.111, "Looking Southwest of Hotel." in Los Angeles Times. November 13,1927. p. G9. 'Many Visitors at La Quinta." in Los Angeles Times. February 18,1934. p. Bt. "Oil Baron Files Bankrupt Plea, William Graham's Fortune of $20,000,000 Gone." in Los Angeles Times. June 12, 1925. p. Al. "Resort Notes.' in Los Angeles Times. January 30,1927. p. G10. "Rest Reigns at La Quinta, Resort Becomes World Famous Rendevous." in Los Angeles Times. February 24, 1935, p. B4. 'Southland Hostelries.' in Los Angeles Times. January 15,1928. p. H6. 'Southlanders Vacationing at Desert Resort.' in Los Angeles Times. February 24. 1935. p. B4. 'Unique Indio Hotel Recently Given Formal Dedication' in Los Angeles Times. February 6, 1927. p. E7. References Not Located: 'La Quinta at the Base of Mount San Jacinto.' in Country life. Volume 55. November, 1928, p. 54. ARctirrEc7UnAL REsouRCEs GROUP 22 Archicuu, Plan m & coosnvatom Inc. EVALUATIoN OF ADOBES AT LA QufNTA RESORT LA QUINT., CAUFORNIA JUNE2006 Appendix A -Photographs of the Morgan House and Casa Magnolia. ARCHCLECIURAL RESOURCES GROUP Ar6i¢as, Plum« & C.,,,, Om fi, EVALUATION OF ADOBES AT LA DUINTA RESORT LA OUINTA, CALIFORNIA JUNE 2006 Figure t: This image is illustrates a classic example of a Monterey style residence. The characteristic elements are an asymmetrical facade, two-story massing, low-pitched gabled roof with red clay tile, a distinctive cantilevered second -story balcony covered by the princi- pal roof, exposed rafters, hewn beams, and simple wood posts. The typical wall finish is plastered, whitewashed, and roughly textured with rounded corners and edges. The Morgan House exemplifies the style. Even the relationship of all door and window openings and the location of the chimney is similar. Source: McAlester, Virginia and Lee. A Field Guide to American Houses. New York: Alfred A. Knopf, 2002. p. 430. EVALUATION OF ADOBES AT LA OUINTA RESORT LA OUINTA, CALIFORNIA JUNE 2006 eai II111 nilllll�Unlf��hltii -- uYlln ■n.nl..im . •Y .. �I' :: •• ❑� ■�3a8Y y.. � ;i VIM YYIY YtY ■:: WME Or WAUN MpYN COMMr. 0A4NAt01. AAOtlNQv IA OVORA—a011q CAInCI W A Figure 2: These elevations of the Morgan House appeared in the article, "Portfolio of Low -Cost Houses.- in Architectural Record. Volume 74. November, 1933. p. 345-351. EVALUATION OF ADOBES AT LA OUINTA RESORT LA OUINTA, CALIFORNIA JUNE 2006 6DNidl L MUMANK AlIGi11RL1 ^r 'g".s NOOfr"WA(Trt "Ot6AN rt o Fb sit, 4 9UWA-1~, CAt#OIIWA Figure 3: This photograph of the Morgan House appeared in the article "Portfolio of Low -Cost Houses-" in Architectural Record. Volume 74. November, 1933. p. 345-351. EVALUATION OF ADOBES AT LA QUINTA RESORT LA QUINTA, CALIFORNIA JUNE 2006 s--.1 .. v _ _,- NOUN OF MAUtA M04"N IA QU A-0N 0. CAIQ{1WA >�r U 601100N A rMOF . AR011M" Fsewur, 1H 149 Figure 4: This photograph and floor plans of the Morgan House appeared in the article "Portfolio of Low -Cost Houses.' in Architectural Record. Volume 74. November, 1933. p. 345-351. EVALUATION OF ADOBES AT LA OUINTA RESORT LA OUINTA, CALIFORNIA JUNE 2006 Figure 5: East elevation of the Morgan House. ARG Photograph dated May, 2006. Figure 6: The principal entrance at the east elevation of the Morgan House. The original studded wood door has been replaced with an aluminum and glass door. Note the scalloped plaster detailing of the surround. ARG Photograph dated May, 2006. EVALUATION OF ADOBES AT LA OUINTA RESORT LA GUINTA, CALIFORNIA JUNE 1006 Figure 7: Detail over the main entrance of the Morgan House. ARG Photograph dated May, 2006. Figure 8: Vew looking north shows the south elevation of the addition between the original house and garage at the Morgan House. ARG Photograph dated May, 2006. EVALUATION OF ADOBES AT LA QUINTA RESORT LA QUINTA, CALIFORNIA JUNE 2006 Figure 9: Exterior of the west elevation of the Morgan House. Compare to the image shown in Figure 1. ARG Photograph dated May, 2006. Figure 10: View looking west from the second floor balcony of the Morgan House shows a garden feature with encroaching post 1980 residential construction beyond. ARG Photograph dated May, 2006. kVALUATION OF ADOBES AT LA QUINTA RESORT LA QUINTA, CALIFORNIA JUNE 2006 Figure 11: View looking northeast shows the sloping roof over the dining room at right, the original garage at rear (altered), the north courtyard, the roof of the existing garage at far left and a non -historic service building in foreground. ARG Photograph dated May,.2006. Figure 12: View looking northeast from the second floor sleep- ing porch of the Morgan House shows original clay tile roofing in foreground and the upper wall.of the original garage at right. ARG Photograph dated May, 2006. EVALUATION OF ADOBES AT LA OUINTA RESORT _ LA OUINTA, CALIFORNIA JUNE 2006 Figure 13: This integral wall and fireplace at the north side courtyard is an early feature of the Morgan House, ARG Photograph dated May, 2006. Figure 14: View of the north elevation taken from the walled courtyard of the Morgan House. ARG Photograph dated May, 2006. EVALUATION OF ADOBES AT LA OUINTA RESORT LA QU1NTA, CALIFORNIA JUNE 2006 Figure 15: View of the driveway at the north side of the Morgan House, looking west towards the non -historic service building and free-standing garage (behind the trailer). ARG Photograph dated May, 2006, Figure 16: According to Louise Neeley, the palm grove adjacent to the north of the Morgan House was planted in 1919. ARG Photograph dated May, 2006. EVALUATION OF ADOBES AT LA OUINTA RESORT LA OUINTA, CALIFORNIA JUNE 2005 Figure 17: Patio off the south elevation of the Morgan House. ARG Photograph dated May, 2006. Figure 18: Delaminated paving tiles. ARG Photograph dated May, 2006. EVALUATION OF ADOBES AT LA QUINTA RESORT LA QUINTA, CALIFORNIA JUNE 2006 Figure 19: Detail view of glazed doors at the south side of the Morgan House living room. ARG Photograph dated May, 2006. Figure 20: The east wall of the Morgan House living room retains original bookcase niches, which could be infilled to strengthen the structure. ARG Photograph dated May, 2006. EVALUATION OF ADOBES AT LA OUINTA RESORT LA OUINTA, CALIFORNIA JUNE 2006 Figure 21: A new partition wall was inserted into the original living room space when the Morgan House was converted to office use, circa 1980. ARG Photograph dated May, 2006. Figure 22: Plaster was removed to reveal the adobe wall con- struction and concrete bond beams. ARG Photograph dated May, 2006. EVALUATION OF ADOBES AT LA QUINTA RESORT LA QUINTA, CALIFORNIA JUNE 2006 Figure 23: Original wood Flooring remains in place beneath the carpet in the Morgan House living room. ARG Photograph dated May, 2006. Figure 24: The Morgan House retains nearly all original fittings and fixtures, including hardware. ARG Photograph dated May, 2006. EVALUATION OF ADOBES AT LA OUINTA RESORT LA OUINTA, CALIFORNIA JUNE 2006 Figure 25: Typical wall grille for forced air mechanical system. ARG Photograph dated May, 2006. Figure 26: This view of the Morgan House dining room illus- trates that nearly all original fittings and fixtures, including cur- tain rods, remain. Note the exposed beams at the ceiling. ARG Photograph dated May, 2006, EVALUATION OF ADOBES AT LA QUINTA RESORT LA QUINTA, CALIFORNIA JUNE 2006 Figure 27: View of the infill construction at the west wall of the original garage (formerly open for car access). ARG Photograph dated May, 2006. Figure 28. View of fireplace at the east wall of the garage. The fireplace was most likely installed when the garage was convert- ed to living space. ARG Photograph dated May, 2006. EVALUATION OF ADORES AT LA QUINTA RESORT LA QUINTA, CALIFORNIA JUNE 2006 Figure 29: Stairs to the second floor of the Morgan House. ARG Photograph dated May, 2006. Figure 30: View of the second floor sleeping porch at the Morgan House. looking west. The floor plans included In the 1933 Architectural Record article (Figure 4) show that the win- dows were originally screened openings. The unbraced comer wing wall at the right will require structural retrofit. ARG Photograph dated May, 2006. EVALUATION OF A0013ES AT LA OUINTA RESORT LA QUINTA, CALIFORNIA - JUNE 2006 Figure 31: Detail view of the window and door openings at the west wall of the Morgan House sleeping porch, with the can- tilevered balcony beyond. ARG Photograph dated May, 2006. Figure 32: Detail view of the unbraced corner wing wall in the sleeping porch, Morgan House. ARG Photograph dated May, 2006. EVALUATION OF ADOBES AT LA OUINTA RESORT LA OUINTA, CALIFORNIA JUNE 2006 Figure 33: Exposed roof framing in the sleeping porch, Morgan House. ARG Photograph dated May, 2006. Figure 34. View of original screens from the cantilevered bal- cony. ARG Photograph dated May, 2006. EVALUATION OF ADOBES AT LA QUINTA RESORT LA QUINTA, CALIFORNIA JUNE 2006 Figure 35: Limited areas of efflorescence in basement, Morgan House. ARG Photograph dated May, 2006, Figure 36: Standing water in the Morgan House basement is most likely to be from irrigation of grounds. ARG Photograph dated May, 2006. EVALUATION OF ADOBES AT LA QUINTA RESORT LA QUINTA, CALIFORNIA JUNE 2006 Figure 37: West elevation of the southern wing of Casa Magnolia. The vast expanse of paving in the foreground marks the location of the original swimming pool. ARG Photograph dated May, 2006. Figure 38: Original site walls remain in place. View is looking east from Avenida Obregon to the west elevation of Casa Magnolia beyond. ARG Photograph dated May, 2006. EVALUATION OF ADOBES AT LA QUINTA RESORT LA QUINTA, CALIFORNIA JUNE 2006 Figure 39: East elevation of Casa Magnolia. The screened openings flanking the fireplace chimney are original features of the interior court- yard at the opposite side of the wall. ARG Photograph dated May, 2006. Figure 40: The berm along the east elevation of Casa Magnolia causes irrigation water to pool along the foundation walls. The moisture is damaging the adobe walls, as seen in the southeast corner of the crawl space. ARG Photograph dated May, 2006. EVALUATION OF ADOBES AT LA QUINTA RESORT LA QUINTA, CALIFORNIA JUNE 2006 Figure 41: Main entrance'at the south elevation of Casa Magnolia. ARG Photograph dated May, 2006. Figure 42: Original cast iron fixture flanking the southern entry door to Casa Magnolia. ARG Photograph dated May, 2006. EVALUATION OF A008ES AT LA QUINTA RESORT LA QUINTA, CALIFORNIA JUNE 2006 Figure 43: View of the north wing of Casa Magnolia, from the 'central courtyard. The original awning hardware remains; but the awning canvas has been replaced. ARG Photograph dated May, 2006. Figure 44: View of the west elevation of the south wing of Casa Magnolia, showing the original window grilles set in projecting conopial bays. ARG Photograph dated May, 2006. EVALUATION OF ADOBES AT LA OUINTA RESORT LA OUINTA, CALIFORNIA JUNE 2004 Figure 45: One of the remaining examples of the original lou- vered wood shutters at Casa Magnolia Although the shutters have been removed from many of the other windows, the mount- ing hardware remains. AP.Cs Photograph dated May, 2006. Figure 46: The same type of louvered wood shutter and hard- ware was originally found at Morgan House. The mounting hardware remains at some of the windows. ARG Photograph dated May, 2006. EVALUATION OF ADOBES AT LA QUINTA RESORT LA QUINTA, CALIFORNIA JUNE 2006 Figure 47: North elevation of Casa Magnolia. Note the cor- belling under the window grille. ARG Photograph dated May, 2006. Figure 48: View of adobe construction in the crawl space under the drawing room in the south wing of Casa Magnolia. The adobe is in good condition, with the exception damage caused by water infiltration in the southeast corner ARG Photograph dated May, 2006. EVALUATION OF ADOBES AT LA QUINTA RESORT LA QUINTA, CALIFORNIA JUNE 2009 Figure 49: View of the adobe construction in the basement under the east end of the north wing of Casa Magnolia. ARG Photograph dated May, 2006. Figure 50: View of delaminating plaster and adobe brick construction at the southeastern site wall, near the entrance gate, ARG Photograph dated May, 2006. EVALUATION OF ADOBES AT LA QUINTA RESORT LA QUINTA, CALIFORNIA JUNE 2006 Figure 51: Stair from the courtyard to elevated drawing room in south wing of Casa Magnolia. ARG Photograph dated May, 2006. Figure 52: Original handpainted the on the courtyard stair risers at Casa Magnolia. ARG Photograph dated May, 2006. EVALUATION OF ADOBES AT LA QUINTA RESORT LA QUINTA, CALIFORNIA JUNE 2006 Figure 53: View of the drawing room in Casa Magnolia, looking west. Note the 18 foot high gable wall and the fire place hood at the right side of the photo. ARG Photograph dated May, 2006. Figure 54: View of original tile floor below the carpet in the drawing room. ARG Photograph dated May,-2006. EVALUATION OF ADOBES AT LA QUINTA RESORT LA QUINTA, CALIFORNIA JUNE 2006 Figure 55: View of the eastern gable wall in the drawing room. The window opening and bookcase niches compromise the structural bearing capacity of the wall. ARG Photograph dated May, 2006. Figure 56: Original door hardware remains throughout Casa Magnolia. ARG Photograph dated May, 2006. EVALUATION OF ADOBES AT LA OUINTA RESORT LA OUINTA, CALIFORNIA JUNE 2006 Figure 57: Original handpainted tile floor in the original dress- ing room adjacent to the drawing room. ARG Photograph dated May, 2006. Figure 58: Original handpainted tiles and plumbing fixtures in the bathroom adjacent to the drawing room. ARG Photograph dated May, 2006. EVALUATION OF ADOBES AT LA QUINTA RESORT LA QUINTA, CALWORNIA JUNE 2006 Figure 59: View of the bachelors' sleeping quarters in the south wing of Casa Magnolia. The batik wall coverings, brought from India by Mrs. Graham, are in good condition. ARG Photograph dated May, 2006. Figure 60: Original concrete floor with inlaid marble and alabaster designs in the bachelors' sleeping quarters. ARG Photograph dated May, 2006 EVALUATION OF ADOBES AT LA OUINTA RESORT LA OUINTA, CALIFORNIA JUNE 2006 Figure 61: View of the Cactus Room, looking east toward the niche in the gable wall Note the 17 foot high ceilings. ARG Photograph dated Ma), 2006. Figure 62: Detail of painter and silver leaf murals in the Cactus Room. ARG Photograph dated May, 2006. EVALUATION OF ADOBES AT LA OUINTA RESORT LA QUINTA, CALIFORNIA JUNE 2006 Figure 63: view of the dinf.ig room in Casa Magnolia, look- ing west. ARG Photograph dated May, 2006. Figure 64: Original tile floc. pavers at the stairs between the dining and kitchen, north wing of Casa Magnolia. ARG Photograph dated May, 2006. EVALUATION OF ADOBES AT LA OUINTA RESORT LA DUINTA, CALIFORNIA JUNE 2006 Figure 65: Original kitchen in the north wing of Casa Magnolia. ARG Photograph dated Mpy, 2006. Figure 66: Stairs to the terrace above the original carriage house at the west side of Casa Magnolia. ARG Photograph dated May, 2006. EVALUATION OF ADOBES AT LA QUINTA RESORT LA QUINTA, CALIFORNIA JUNE 3006 Figure 67. View from the carriage house terrace. The awning framing is the same as in. the historic image in Appendix D. ARG Photograph dated May, 2006. Figure 68. View of carriage house from Avenida Ohregon, look- ing southeast. Note the restroom addition at the east side of the carriage house. ARG Photograph dated May, 2006. EVALUATION OF ADOBES AT LAQUfNTA RESORT LA QUINTA, CAuFORNUI JUNE2006 Appendix B - State Department of Parks and Recreation Form 523 (DPRs) for the Walter Morgan House completed by Mellon and Associates, dated September 19,1997. ARCHaTc7URAL RFSoupcEs GROUP Amhiwm, Planners & Coasavawa. Inc. Stare of C'aat«rti>t - The Aeaources.Agency WART IT GF PARIE& AND RECREATION PRIMARY RECORI) Other Listings Review Code Primary HRIF Trinomial NRHP states coae _ 3 Page I of 3 . aReswree Name or r: Walter Morgan House P1. Other Identifier: _ *P2. Location: ❑ Not for Puhgcation ❑ unrasvictad a. County Rrverslde b. USOS 7.6• Quad La Quints Data 198O T 05S • R U6E Mll4 of SEt/4 of Sec � e. Address 49-499 Eisenhower Drive city La Ouinta zip 92253 d: UTM: (Give more than one for large and/or linear Feature) Zone th_ I mPl min e.Oar Locational De[a: ta.g. parcel 9, legal description, directions to Bsource, ehvatiOn, additional UTMs, etc. as appropriate) •P3a. Daaedptim: (Describe resource and its major elements. include design, materials, catifiUen, alterations, silo, setting, and twuMariae.) This $panish Colonial Revival style house with Monterey influences is situated at the northwest end of the La Quinta Hotel and Resort property, just north of the Tennis Club pool. Designed by Gordon Kadmar tt, it was built in 1926.27. its ground plan is rectangular, with a projected room at the first floor western elevation. A two-story building, oriented on a north -south axis, with a garage structure at its northeast comer, it is side -gabled, with red rile roof, deeply overhanging eaves and exposed rafters. The walls are adobe covered with plaster. The front of the house (cast elevation) has a slightly projecting north bay containing formal entry, a single door with a wide fascia stucco surround with scalloped detailing at lintel topped by a simple entablature. Above entry, at second story level, is a rectangular decorative the vent. The southerrrkay-eontains at second story level a French door which opens onto a shallow balcony with wrought iron railing and supporting entablature. At the northern end of the eastern facade, a single story building with a porch covered by a shed roof supported by square columns extends to the east. The extension has a window in the -middle of its south facade. (See Continuation Sheet) a1`31l. Resources Attributes: (Ust Mtributes and codes[ FIPS HOtel/Motel stryress resPent ®Building ❑Structure par,, ;M ,- ;- _ OOblsct Mire 0District OElementof District ❑ other (isolates, etc.) P6h. Description of Ptmta: (View, data, etc.( 'M Owmr Cod Address: .KSL 5&140 PGA Blvd - La Ouinta, CA 92253 _ P—Private •1`9. Doe Recorded: 3/19<I997 - C—Cotnprehensive Spivey • Attachments: ONONE 0Location Map CS.:dtch Mom Map ® Ckmadon Sheet 13 Wilding, OArchaeological Record ❑District Record D Linear faarure Record O Milling Station RcStructure and reord ❑ flock ArtRecord ❑Atif, Record tifact Record ❑Photograph Record OOther: (List1 - -. OPR 523A 11196t 'Required lntamation rUt ILVINU,•:YTHUCTURE, AND OBJECT ' FW—CQRt7 Page i of 3 'NRHP Steals Code OR""" Narnat W Walter Moreau House _ 81. HtatOfic Name: 82. Common Name: . 83. oriakWUse: Residence ea. Presrtcusa: C--Cmnmercial a86. Arehthcnuat Stvle: Snaniah (Wnr.iel n�,d�a ,,,:w, v,,....,___. '86. Camtrucaon 16stwy: [Construction date, aireretiont, and date of attaratioru.l - Built in 1926-27, this house was designed by Gordon Kaufmann and built by local craftsmen with materials of local mamtfacture. The exterior of the house is intact; interior has few, superficial alterations. '87. Moved? ®No Oyes OUnknown Date:_ _Original Location: e88. Relate! fantmes: 89a. Architect: Gordon Kauf r ann - b. Sunder: Unknown 0810, 34pactrnee: Thmne Residential Architecture Area La Ouinra PMbd of §igro7iceoce 192b-27 _ _ prowty Type ResidenceAPPaaabte Giteria B. C lUieama tmpe so" in W' m of hlsmrlcet or ercNt vu+:et ee�mxt as defined by them, Period, snd geographic scope. Also addraes In ag6ty.t The Walter Morgan House appears eligible for designation as a City of La Quints Landmark under Criterion C, i.e., it embodies distinctive characteristics of a style, type, peiod of method of construction, is a valuable example of the use of indigenous materials or craftsmanship or is representative of a notable work on an acclaimed builder, designer, or alchicza. The house also appears eligible for the National Registet_gt fistoric Places under Criterion C., i.e., it zmbodies "the distinctive characteristics of a type, period, or method of construction, or that represent the won k of a master, or that possess high artistic values, or that represent a significant and distinguishable entity whose ; omponents may lack individual disthraion.a Located.on. the outskirts of the La Ouinta Hotel to rt the house was designed in the Monterey style and sited to rmm�lrms..i �t.a a e.. etc Deserz nrrct e. -I ne structure possesses a high -degree of arc "tectural integrity as an Intact exalnp eL• the work of prominent Southern, Califorria trehitect Gordon Kaufmann. The house may also be eligible for the National Register under Criterion 13 for it, associa Hotel. tion with Walter Morgan, developer of the La Quints 811, Additional Howwca Attributes: 0.1st s;t:2ure; and codo;l HP5. HOtellMotet •812. References: 813. Remarks: f5ketoh EraP with nmrch avow roerimdl aS14. Evamate: Pam O'Connor Data of pvaWadon: 09/01/1997 _ fihta space reserved for a:i.cia! cc•n,M_a±s.7 DPR 623ti JIM) 'Required Infen ratios, t r'71C60MY-ImmT,101% UO R"O"IrO?¢.Ageney�cTHill Q!fiEE1 Yrihoni(at - o... --------- -_-. «r •vau twrYI199/ ®Comtnuaum 6Updau •Reaourea Nano er #.. Walter MorganH<wse Pia. (Cont.) The house's south elevation has an exterior chimney topped by a decorative finish with tile vents and brick crown. A shed roof with red tiles covers a porch and rests on a wood beam supported by three heavy Doric columns. The chimney is flanked at first floor level by two doors and at second floor level by a casemem window on its eastern side. The west elevation (rear of the building with view towards mountains) has a balcony tuning length of facade at second story level, with square wood started railing and wood posts supporting porchroaf and exposed rafters on underside of balcony. At second floor, French doors open onto balcony at northern e0d. while two small casement windows occur at southern end. Qrt prat floor, French doors occur at the northern end and a large casement casement window sits in mid-cemer of southern end. The north elevation has casement windows with unpainted wood sash at second floor level, topped by wood planking to the eaves. First floor north elevation has a door at east end and three irregularly placed easement windows. A low wall extending north from the west end of facade, partially enclosing a courtyard formed by north wall of main building, northern addition (originally the garage) and a third low wall running east -west. Features of the courtyard interior include a shed roofed arcade along west wall of the garage, the -faced circular gutter openings below the flat roof of the west elevation, and a fireplace built into the northern courtyard wall. The exterior of Morgan.House retains.its historic fabric and character -defining features in their -- entirety. Interiors of the house also retain their original configuration and most of the original finishes. nPR 5231. 111951 - -Required Information EVALUATION OF ADOBES AT LA QUINTA RESORT LA QuiHTA, CALIFORNIA JuNE 2006 Appendix C - State Department of Parks and Recreation Form 523 (DPRs) for La Casa completed by Mellon and Associates, dated September 20,1997. ARCHE ECTUMAL RESOURCES GROUP Amhiceccs, Plannm & Cms Qm , hx. of California — The ResourcesAgeney OMENT OF PARKS AND RECREATION PRIM' ARY RECORD other Listings Ravtow Code Tn, Page 9_ of 0 - - 'Resource Name or f: P7. Other Identifter, -- •P2, Location: ONot for Publication O Urveaaicted a. Cat.rty _ Rterside b. USGS 7.5' Ouad La Ouinta —Date 1980 T 0_�, R (l6E: �it4 of SEva at sec 36 •• aq a.. a. Address _' 49-499 Eisenhower Drive f� puinta za 92253 ItUTM: (Give more Nan one for lvQa andiar liner featuml u, Zone - s.Cthar tncetional Data: (a.g. par f, la;al. description, directions to r, i_urca, elevation, additional UTMappropriate) s, etc. as n� *P3a. Datcdpdon: lnesaibe rasourco and its major elements. rncluda design. ;:.,,.oriels, condition, alm"tiane, size, setting, and boundwies.i Lit Casa is a eoniplex of two adobe brick buildings and a eotatyard, all in die Spanish Colonial Revival style, surrounded by a low adobe wall situated at the extreme sol [invest corner of the La Quima Hotel and Resott. All have stucco Gadding. h appears to date from the 1920's, but apparently has not been documented in architectural journals of the period. no period photographs 11::ve been found. Since no dotwmeatatitm was located, the original purpose of the buildings remains unkno vri. As it was sued a distance away from the main hotel, as were the Walter Morgan and Cyrus Pierce Houses, i, may have functioned as a resort residence. The two buildings are oriented on an east -west axis, and form ilie north and boundaries of the courtyard. South b Tile east and west courtyard boundaries are formed by low stiicro walls, the western welt unomaznented and containing an opening into the courtyard, The Baste-m courtyard wall contains a fireplace with ch ey at its midpoint, tlaiiked by deeply recessed wood casement opeatinz:, 'with tile surfaced stucco seats below. (See Continuation Sheet) 'P3b. Atnbutes: (List >air.bL.,ce 8;<t ed:"i t%'S_ No cilMOiel Eloment of District ❑oiler tisolates, eml P5b. Description of Photo: (Yew. date, etc.) 'PG. Dab ConstructeXAae end Sources: G9rehi3boria ®Rtetoric ❑both 1220's City of La Qrinta Historic ALUM SLatemeM 1996 *P7. Owner end Addresr. Qlinta CA 92253 P—Private 'PS. Recorded brt(Name, affiliation, address) Pam O'ConnorfMaNy Roth Mellon and Associates Riverside. CA *P9. Data Recorded: `"{f20%1997 *1`7 e. Survey Type: Joessllte) — `— — C—ComDrehensive Survey •Pt t. Report (Stat(on: Kite siuvey 2por'Jo[har sources or `none'.` C'iL OI Ls t: Ulnt3 Historic CDmez[ Sta[[xrteln 1996 *Attacltmaritu: El NONE - 0Location Map OSkwch Map 0Cc�au-ration Sheet ❑Building, Structure and Object Record ❑Archaeological Record O oisoict Record t7Latear Feature :cord ❑ ft+.r:4. g Station Record ORoelu Art Record ❑AraTaa Report OPhatogrsph Record ;Odra (Os� DPR MA 1r185) *Raqu(red atfon rMN47TINTUATION: Agencyj*tiF _AahsAtdb CREA770t,Br"° a SHEET tit: Page 2 of 6 •) y Pun O'Conno.Jlvlaty •ResawceNameorA'_ La Recorded RothRodt Casa .-_ •Date 1 j 97 aConnrum6on . O Update (Con'.) The building situated along the north side of t,:= courtyard, "E[ I aibreri," has an irregular cectaagular ground plan, with sl ght p:aiectiors alo.ig its north wall. Its train elevation. the south facade. presents two elevations. a single story, plain fa sde with c=a! doable door opining at the west end, and an asytmnetrical, 2-story facade with a low, stucco walled, stepped entry toa single arched door at its west end and an e�erior stairway across :I;e facade Ieatting east to a accord story, coverer! landing toward the east end. A stucco planter with t: trim extends zast from the stucco entry along the length of the exterior stair. The second -story Iandit.; has a deGarafive'ile vem in its southun wall. The exterior stairway has a decorative Stu= step patter.: along its bottom edge. tinUndits son the stairway is a tow ceilingedfac entry area single two reciangular a::d one arched niche and a side door. At its east end, the two story facade has a single door opening a few steps below ground level. Decorative wood brackets support the shallow second -story overhang; winch has a large square central window with metal grille. The second building, which forms the south and pact of the u rat sides of the courtyard, is L-shaped and a comprised of two component:,, s tuctu_cwo story, side gabl:; rectangular structure immediately :angular structure orizrrfed north o •th cu d botp ojtcv g of W into sr- and cotutsmaller, d single northern, cowtya a ornamental ntal w ors of both buildings are ur_ornament.: , save for an exterior staircase with an elaborate"ornamen[a1 wrought ion railing, paimcd .ile dewi; ,.:d risers and plain the treads which runs toward the eastern end of the east -a ~3t building :o a landing rich abuts the entrance to the "Laces room. An interior stucco chimney capped l,y a l iission-style .:,wgr rises from the north elevator roofline at midpoint. Entrance to north -south wings is via a s.i.gle door at north elevation. Exteriors of both buildings appear re, retaic their h storic fe.. yes, with little or no alteration, as does the courtyard wall. A large, rile topped ta9;e i center of cot, ,yard appears to be a later addition. The interior of the ` Sala" pooch aopeart, io re- in the main room of a steeply p tche5 wacdain most of i:. original historic fabric, which consists a supported ceiling with wont trusses, an octagonal fireplace hood heavy wood d spiral columns and console bracket; tree firepla[ appears to be unused at present), and a -shuttered casetuent will,ocv ie, the east Nall. A a; .ble, arched doorway in west wall of main room leads into a pauiry, with arigir,a; derails. woad tabiners zc. - distinctive We floor hand -painted in a black and white concentric diamond I anent. The inrcrior of th - "Cactus' Room has no outstanding DPR 623L (ties) •flegifed tarannation State of CoRf9mia — The ReWmCas Asiu" _.—.._ DWARTME IT OF PARKS AND RECREAmou Primary 4 ttr�r r CONTINUAijtON 'S EET T nm rai . Page 3 of 6 •flocordad by Pam O'Conco tWircy Roth `Darr 101=1997 � con&xaayom `flasaurcr Name w C: La Casa _ ❑Update La Casa, TI Laibreri," south eleva_noa DPa 523L 0195) _-- —� `Reruued informeann • • f Afr7MENT QF'PAliCS AMD-AECr EA7to CADNT-fN1.1ATj0fV SHEET p090 d of 6 •Raoord¢d by Pam O'ComxoaMarc Lzoth 'Resource Name or F• •De[a LO L9gj LaC-- Via-- 2Continuation ❑Upaatt La Casa, "La Sala, • north elevatio_., )PR 523L(1196) -'- -- 'Rmx*ad Information State of CaUforuia The Resources Agency �ie+arr - _ DEPAPTMENT OF PARKS AND RECREATIOtd CONp�+� g� /t-ryl�p; [�t� c HRI6 i ltYU�r F4 m V[7E{.. Teirronial "— Page 5 ct 6 *iteccrdedbyPam O'Couno:iAarcyRoth roam 10/20/F997 •Resource Name w 9: La Casa filCo Wneaoon ❑Updau+ La Casa, courtyard. ' °Ra�drer! uVannafmn sUtaa(.CEGfom[a -=The ReBoa!'�•R9�Acy - - - - OBARf(YI qvf4 RARKS_.RNR.RFCREA7t00.-prunvy f: CONTMATION SWEET ease 6 of 'Recorded by PamO'Connor:. arcs Roth roere (Ot2011997 `Resource Nana or N' 1.1 Lai - �Contlnuaden ❑Update Ld Casa, "Urglm 'Required infamodon EVALUATION OF ADosEs AT LA QUeiTA RESORT LA QUINTA, CAUFORNIA JUNE2006 Appendix D - Stow -Fithian, Anne. "At the Very Edge of the Desert" in Home and Field. Volume 42. February, 1932. ARCHFIFCTURAL RESOURCFS GROUP Azchhum Plannm fa Conaemmn:, Inc. R ��3 �` �� st axL.T�Y� f yL��^�$�. ,: �J. r�s --f ,,,.��[ry�.4^',�.�i �5�,��, {.152 S � �� ..e[�' i`..u3v ��' Y+�'G�f � � �..S�,; M�'F�} 'may pY �: j A,�z✓� r �:~ \i +tJ: 1. t �'� � ! M �. n''k }`'i t � n� r <� xa, sg7h' :X"a � J ♦. Sti� M1 ((�� kr'fl! e ' P�� id � a��fi e. I �°. � �'� �` ��? 8 �, a E s �� . � � ;� �, �� $ L r � 4s , ._ AT THE VERY EDGE OF THE DESERT ANNE STOW FITHIAN N WI]AI u ka•rvu ae thy. Lei{unA� ftextt iu l/ I:alifnlnia is a wide tAlley, lwlnw %.•a lerel, called G-athella, a .Ialuiltion of •'rnnehilla" nlcanmg little shell. !ln aers past. this region which Hill abouude in shells, ws• part of the Gnll of Cali lwrnia.l Off This valley arm] not Ia, frwn Ibe Salton Sea lie a sand} wash and canyon prol, led by a semi . iuvlu %put of the Santa Rosa .'vlountaios This pta..tlul and seemingly remote site. was chosen as the emplaeemral of an hotel and collages namr•1 "la fluinta. Inieaning a,..unIvy genlleluui m eHaie in die- tindion to the property of a peassnll, filling Iroek- gn,und fur the daerlopnlrnl ereattd Ihne froaaun Kxt FHASH uiSi4hl0 not .mll the hotel but also half a d..Wn pen aidy award dwellings, one of whteb. on the yen edge of the Orson. if (ass Mug aoliat by for the most impotlaot unit hxhridual house there, owned by Mrs, Lee hexane I;,ahaui. To the building of a leas" house she has bought rears of er po,ience as an interior dmoralor, Years of Ian's' xnd study. kern observation, originality and IaHl. the result is startlingly beautiful and tieh in the uncs paled, in harmony aid, its dramatic mirrnnndings, and ptaelieal for life in A h"t. dry xnd so ... on n" windy rlivate. The arehited solved the preblcros that onnlltesed him with admirabl, dire.sness, and the HOME b Fitt Rdn•hioR .nr»Mee. •t the ri.0 ref lb. -dee- ot in f lifornia'a Cover hrllw \alley thin rumb6ug home of �In. Lre t7va.mr Gmhwm ,w ivrr iruPdr deli'1W.J. One of H•e Ier- ..v.. lows, bwk. n.. t6r �uuta trove alouo- tain.. The Vbotupuyh lu-L.., ,,ba»a he house . in6 Fta A .drd V..r:, wn,t the sw 6nmiogtuot FEDRUARY .vaa as Aar MPeu«w..rtvnPdnrnt n( awnings Fivra to thv patio wrlanme nIM( frvM the Jv.ert :uP. trt albws th. IerNcw full play. R'Liar. walla, p:nYiah ron/ t:lr., rNJaer fl.rr:nP• Wun JI:r..rr tare w. IJw Mhir INnrnll. Ihr dq.yrr .Iwtlm fur. the hrrnr. Nrw Mlruu. --alit ... 1-9 it- in.n iwluetra.te "1 hr Ilrarrt R,ww.. a Pumt clumlNr of vmylr prnprclwm�.:. ai.l rrn Get to dw rider. Tfw v"v" wwnl :s hn..ry-. &'M IdaN, in d.nt Mvt t. • ILn.r of ludint I i.lvol dvr- a.rttr rt .:tt. aiaavn rathrdml Plnry s .o drnipw.l by tfN arohihvt, 1:«ni.n. Y awfmau.. Thrwd4. alnnr a..a-grmn.lu� .1... ha.r INrn µ.iotdl rn pta>trr by Ila.id i n.l:alrn ... IN:Iluan dr+rrt d.lmn 1 nd. tra..bd. n,..l.r.. furnnu....I Idr4 h.l w4 d „1 oft h, (..a, lv.knr.l tr�tur.v whi.i. «!.. r. h,:t Il.! Ow Aantati,.... ..I $Ir ...11+ Inauh ...u.Ion. riv. ov tha mihp aE _ I40ME b FIELD hallmark of su.elit, is interistenA by smh n.wahir the solidity of adolw walls, at ..... I- .»lo.fully s„h and robust "fut. House i� Will of Isis, dine L[irl. plastered and while. wallind, with pinkish handmade n.ol tiles, and is in two detaehel Hnils thirty live feel apart. Ilse nn.mn in their units• ol buildings. ate of satious heights and sins stud sin different levels. tending natmelly I., inierrstiog and bi-Arm n.of liurx. Th, two party are Iiesl togelbet h, walls, thereby fusnring a large indrwl patio which is Iles: rut of d'yo, li, lug run.... A et tmas 10 Ill,, we -A. Ill,, dimlem from whip h .mr .. n.r•,, I a shinunering <wimming pool taisr:d five fa-i alrovt Ili, lawn. and sardeir.. paintr.l nhran.nine Was, and lighted al night bel..w the %at, is =.urfa„ by n....vAed nron lirbts 'the palls wand:.. pa,l this pool I.. the ,.Iran',. sate. whirh is set in she Iuw fr.w fumI wzll bunting On wNtnn 1:nnnl." nl the fits., 1•, the ,air .md dwr lv oppo,ih- Ihe eahanr, rate i, the Ales p.d.0 wall lallid, an epro hr,pbs,. is Ill, middle 164,4 b, Iw•. inilir,l n,l ,huts•t•vl sdudo,.- rhnnlgh which .•n.: ;a:.^ mt.. inhn:b y,... 111e Jung•= r;m-last 1. is. sin• -serf slid r.1. l u.:aat.. tau NI .... ..I the ,.wn,r slid mJnte•1 wa, 1— . 1• 0., 1 an. fda.. • wbob lie, t(,mnl,.d ., Au .-. Thi• Italian dv.wiaa-.writ, live a d'Is, tinrtioo gives, by freevad [rrfmi pm- pution.,by well eln..rn 6rrevimre.rwl e.h_. propc.ly hkel'" W.H. sir. white. the ,Abng sit pi11.1.wk, the_ Ill. udu,rr,. he.. n. v. v..1... she finely f.vmed A.wl. d.e. M. bell .It is ne..lh•.,.rk in,.Ml Preach hlw,. In. nMM. it v Itl..lwrn. with do. rue .1 her Feet a..l . Wile 10.1 Ln.nircg. The vld Moll.. sellrr_ uub.rgin.; Porn F no, . eenaw 6vecL'round. th. wall. ..a. ...lit. I— (.,I I.. the .1 lro.k FFBRVARY Iplp wl A mwrlrr kadrn..m. ala,re. in Ihr. n»nh . iuF M.A. faun 1 hr rram.l IMau ula.n Jrwrrl wnd lali... 9'hr ..wib am xAltr ylw.ra. Mai." �41r.laid wl m.dnm ml lhr Bw,r. w« w «.uh of lean: w11�anF h. M.a. I:ra- �ham. 6mrrwW Fr«m Jwx.w.l. nmbuu. mwhr • mJ n:U inx (m rhr exlwpr. Iximr.t La14u Ixrl. RiFhl. a n.rr.r. of U,. unuwwl Wlchml. 11. rll«I it �IFrrian. wiU, 7.mi.ia., and Nlrrlr.. �ilr. Ll .br .xnr. >0.4 an.l hn.ilrr. 1 h. rlrotri.. «Iriw.r. x.r i. i.,Fo.i....+ll hilJrn i.rhinA r No-,. i>h ...axl grillo f to Pu•xu1 ,p„ At the Desert's Edge f ,.1,., rd Fa •„ Feel, 46 pv .k, a -.,!. 1, , .pro . m.,J udtrkgLw.l L•ha., ham h.,! wi.Yf• on wv uni Ntu• ae mgrmam it nrm o1 auwnp :!.n ryei ano,; o, .d% hest lug. N. hseAlaee git nth : and e .rings Th. grom,d u, w,,J .i,h MnkW a<ha flag...« ,ha amc Lmu .hr sno,f, ,.i ,L< SdLm Sty Ahh.vgh in dirarim, me mrnmg ..hhf, ed rflr.a• auA ..Ain 1x nl w"t, and i .aon, !hart if rm di asd.g el.mnd. . d aLrya a lining rl rrp.ne. Inf o...nc nvn. to th. Gent« .1 do rotor. i• atnt., And original m muv:ep d smneh dab of c.0 iu pia. rf reinlmeM petty udn"J .o,.frm , Ihr Ipp W,lid .uh Mio,a d.quni,<41.e des of lino". .hap. Ito lop . yap prtrd by twined legs rnh raphdt n Pomslo".< rhaaae,. A wrd.gm i luli.n grill. i, Imill ..,1 from the god � m nd,.t. am1 . r.m i r ding .h.l na< u."pinnM a N'v, (Irinm does m.rka lot., .h. laluw,..k of elm raniw night .1 new ).ding to the dn.ing roum. I n.,u+.: wweah ,., ..'Ill .na.. o, m to.•ImAM Fl A,t rL.11.., rid,, ,Ilcd m asps that p. dtaal• m an emmg wooden pillM kid hen �ko. TL.r pan nl . flight. art ,m,ikarM not Iron Ill, ..It and s,,-p r ed in athihin. 1•y v qa., «lirn..0 ,oh ondr. wbidtb n Isnlm kr flown npt•g.m..... Thi. gbG .r«y u.. manm`LrJa A. —h. imtrc ing kmum of [hit "i.. and one kequrwdr .f•d, is a -pit no fro., of ill,firr1J¢r up'., whkl. a IwnM fit Ivwnss d<fen ,k1G fM h.kr.I. All .b...... c anf.aaldc chair .m1 .•faf ...Ir,.ebinm, lets on avpn fl„i , .f lum.un< To. can.•. . rdu,,.s w. gennai Jet hnn .1 the Bpani,h kunhoute 1yw. Lut ad.t•IGd m eu.I.. lilt .ad it i. worth, „1 n••Ir Ih,, .-I of th. mata.1, uaM 11..f lomant liar.. o. in.. tb< iamrc d;.nr aeigon hba,hd .r Wne m.dr on she -;«n In Mexican and Indian ttaftinne. ,can b.k.d sdd a you Icy. ,f silo ..d slu• rut h.ppn ,obaao mlorM On. ulc Tkr WI.J, if ,I..d on rmildT n. A., g.ml. fwoundcd by 1.....u4 Y—n,c ..,.46f...rh Wide , ewe ,.1 the -Pm dam and 6a..'vrll/b.au.im fat m-.maim.. Th.1., wl«Ir is In. . oa .1, dude blooding with .oAhu, and Ma (:plum tun .4hard " Iht .I...b,m,ghau, fh. h,mtn 'for .tsrw .,mv e c gore dumb. fo. mivhl mfil, h.<. Mining hdl«mm I' i- tw¢ry dCAl la, h. w.ob.tWn ,,dWitten I«I b J,. ftpn.•.f .idgr Idling 4•.••i+ mr .•I 1„mrt:rklM pine Tim W n :. ,.f p.hd.M Ll.rk om.Tr«. into id, of fro .kafa fnG.drr and ..fasw .. _- u.hfdr.l ft.w fen& in Ants . •, mre< Ls \!r'Kn.irate'Ilu, u,ign. yx .. t••:,a TtI.1111 - '1 roe^r .,.. fi•• •s . , !-w. rgn• I u ru»• r•. .,. • .....kur e �.'urva rn vl.,et. agmee eud w«Inbno t,r w oI. IJamt a...Ia.Cd Le • Inrc .lnnt< ckud, ,.d n ,fi umw warm gold mnod.wr.l ... ,Ladra.eJ ..affn the lurrnvn n( pn.ilM ,mL with larvadard m«awl• ix tb.nhl< dmt n t• slightly .•L rrnotk told m d fi.<IY �••,.hfrm. a ml wunlonaLle T1.11 it a drum tram d• .IeeC fu Lelwun pewh f..imM dwr . and a delight i. whij. e, ..akoo With elm dtfan Jawo 61m.mg thrwgh d,c GI7 drew. <.rauu rod ,afla,rd 1„. W..." -.If. 0. a k.ti With ..I teat 1. the Defeo qwm .ed vp<ai..g imv fopar k, rk, is a .,.If b.ch<fo, gosh romp, the wdi. of wLkh ar uwaMl With bulk by Kobi6rb. 1 Tv, Itauep me..+n aww .h.11 .i, I-- ruv Irom Ih< poand, is to This .m nwuh an wing and hay, in it. brautdul pr. p nkne, vue dcgancc a the old lc remui n,ermng of 0., tam It Meva-,Ar« la, hY fwty Ire, a,d t Wem.awo Ia, In Ill, .ijc"k Wililr� wdlr, a lobruobrown file fluor. moo- G<m ri r.gy. mn Fr b Mn. tone. for, dnmin.ung , .redlrWork, . it. , rolnrrd osL mling ...I 4mw. wnod w.rk make la tepee snJ mmmwav .d Ill. m <srwl The mow nr.wd,y. Ia1ur< in ,hie room .1 pea. gelir, if the mamdpi«,e, .bf ramrod —.du, hand d nhirA, togesLu Will, lhr pink ...M.' brwkm...I rsageA wlumnx, at het, 11m11, a<ndm IUGae. T.Wt. chd,f.I luvw and plant) b..lf art ld and fi—. , toll wd.11, pk, ad fo, oxr ..,I rfla, ; 1'a 1M im;de shone., and V«,«w. � Lliudf rnpiaGs nnuirw aml .Ilf.iue mondaY .,. and glare ., Muldr ,Ioora kd m bl,fn f,raha,o's' In. f.i.i.a Lcd ul, .bowl.. hlnnn .ha lemin'rnily ..1 which..seals a,,pof I l wilA .h< dnwiug-.,run and lb, r^n f Ihr Imore Wdfh fs puGfuladl a elm tared and Irr+ Imm mnamrnh °i du,ef ua e,,hrto uun mnuine Ill, dining ninv romm L;GI+M1en wi.h • eer.ict gmnmf, and a m.W cr wdronm• ! .1, on a diflaen, load in Ihr onao, n.afed The di.ing .m.. bog told raw, ha, a rhrd amf .1 p A, of ryas a.incd a .11 1a... dar bloc, a.d tb.1- 1 i Lnr M1-191W.1 pry. k.ding to the kikhm N.;4vh, h, rg.in the nme imaa, heing nN.irA h, gwd li...f ught i.. camp. parts and nilin" ..d by Sprnhb .nd lupown g.61"' The ki.rhea 4 Algerian h, ppc To- 1 .i.nv and Mrrvan tilm I th, sink and owes, .ml ,he rehigmsw lon. 61 by I,.intM Muoruh polra In. »,frd efurron on .h< kghn. �f kml, fomm..4f ruk ve~r Thr .all, of .1.a puma h... iu.r!pkna bad 1: sheha, any to lh< .rigind Swniflr i' Ill d,oe<of —,d iv gene.) n e Th.,. .riling k o1 w.il gpvw, and .ht fl.m, nl ,hn<,mrid, sI.bf aMcarb d Ie rfi o.n. d. off, a p.si.d a ter. i' i„id at naJo , ❑,r Iradyi. r .1 :r. �dd 1,!. Inli.r heel• ell•.,•xul• par,.d rn!'1 d.. ., a.B a .d tryta,, n«r a .•aao c• kho, t.-.., C. 1 • afd� a hu ' n•.:., .. ,Yn.rl It I: APPENDIX B Traffic Ipact Analysis (2006) iFv* Eirdo Engineerirsg Tragic Engineering Air Quality Studies Noise Assessments January 8, 2007 Mr. David Urban Vice President of Planning and Development CNL Hotels & Resorts, LLC CNL Center II at City Commons 420 S. Orange Ave., Suite 700 Orlando, Florida 32801-3313 SUBJECT: La Quinta Resort and Club EA 2006-573 and Site Development Permit 2006-865 Traffic Impact Analysis Dear W. Urban; The La Quinta Resort has been successful, partially because the Specific Plan provides for a flexible development that is capable of responding to changing market conditions_ However, to effectively compete as a destination resort hotel in the region, the La Quinta Resort must continue to revitalize and enhance the ancillary on -site facilities that serve resort guests. The La Quinta Resort must also pursue new recreational amenities that will appeal to a wider demographic in the leisure market and increase guest room bookings on an annualized basis. The intent of the currently proposed project is to do that by capitalizing on the facilities at the resort that make it successful, and introducing new facilities that provide an attractive recreational experience for a more family -oriented market in the summer months, when the resort occupancy is typically lowest. In this manner, the proposed project will permit the resort to more fully utilize a higher percentage of its vested entitlements. The La Quinta Resort Specific Plan provides zoning and development regulations for a range of land uses on the 622t acre La Quinta Resort site. The proposed project is a request for a Site Development Permit to replace a portion of the existing tennis courts and dedicated children's play areas as well as the existing hotel swimming pool with a major water feature. The proposed changes are designed to reduce the seasonal variation in the occupancy rate of the guest rooms by attracting younger families with children to the resort during the summer months and holidays when schools are not in session. An initial application submittal package was forwarded to the City of La Quinta for EA 2006-573 and Site Development Permit 2006-865. To complete the application submittal, the City asked that the potential implications of the proposed project on parking, circulation, and local traffic conditions be addressed. The following pages evaluate and document the potential parking, circulation, and local traffic impacts associated with the proposed modifications to the existing ancillary recreational facilities on 7.4 acres at the La Quinta Resort & Club in the City of La Quinta. 28811 Woodcock Drive, Laguna Niguel, CA 92677-1330 Telephone: (949) 362-0020 FAX: (949) 362-0015 Project Description The proposed project will replace a portion of the existing tennis courts, the dedicated children's play areas, and the main hotel swimming pool (located in the western portion of the La Quinta Resort) with a major water feature. As shown in Figure 1, the proposed improvements will include: an arrival plaza and waterfall fountain at an entry building, a new formal signature swimming pool and whirlpool with ten adjacent cabanas, a water slide (constructed of sculpted gunite with rock veneer), a wave pool with a video projection screen, a splash -down pool, a lazy river (which passes through a canyon, a cave, and under a stone veneer bridge), and a toddler pool with a nearby pop jet fountain and play structure for youngsters. A small enclosed game (arcade) room would be provided as well as a lounge terrace, a loggia, wood decks, paths, extensive landscaping, decorative plantings, and new lighting fixtures. Although the existing resort facilities do not include a maintenance storage area, one will be provided with the proposed project. The entire area will be enclosed within a gated pool enclosure fence that will allow fire lane access. The proposed modifications will affect Parcel 1 of Parcel Map. No. 29724 and Lots 2, 3 and 6 of Tract No. 28545-1 in Riverside County. The project will replace nine of the existing tennis courts (in Lot 6) and the existing tennis stadium and center court as well as a restroom building (in Parcel 1), and the outdoor swimming pool (in Lot 3). The existing bar/restaurant, tennis/fitness clubhouse, and the Morgan House (which is currently closed) will remain on -site. Upon project completion, thirteen of the twenty three existing tennis courts will remain for resort guests and club members. The proposed modifications will not alter any of the hotel rooms or change the existing off- street parking supply. Although the number of parking spaces is expected to remain essentially unchanged, twelve parking spaces may need to be relocated to accommodate the gated entry improvements required along Avenida Obregon. To control the flow of traffic near the proposed water feature, improvements will be constructed along Avenida Obregon, south of Avenida Fernando. These improvements will include a raised median (10 feet wide and 50 feet long) with a turn -around area designed to facilitate the loading and unloading of hotel guests and club members using the water feature. In the event that, after monitoring the water feature in operation, the City of La Quinta requires Avenida Obregon to be gated to control access to the water feature, the raised median on Avenida Obregon can accommodate a parking attendant station. The proposed La Quinta Resort and Club water feature amenity will be open daily between Memorial Day and Labor Day from 10:00 AM to 6:00 PM. It will be open on weekends through the remainder of the year. In addition, the water feature will be open during Thanksgiving week, from Christmas through New Year's Day, on Presidents' Day weekend, and for one to three weeks during Spring Break. The proposed water feature is designed to be a private gated ancillary recreational amenity for use by guests of the La Quinta Resort. The proposed water feature will not be open to the general public and is not intended to function as a theme park or public water slide park. Public water slide parks sell tickets to the public and allow unlimited access to water slides, wading pools, refreshment stands, and picnic areas. The major water feature and other related ancillary recreational facilities to be constructed, are designed to help the resort appeal to and attract a wider and better balanced share of the marketplace. The new amenities are expected to attract younger families to the resort and generate more guest room bookings, particularly in the summer months, when the average monthly occupancy rate of the resort typically drops. f- -1 i � 5P` - 5 VP �\ a i quewe j gnumv -n ,m, cc Vl CD W 1 Use of the water feature will be limited to hotel guests staying at the La Quinta Resort Hotel and a select number of individuals who participate in the exclusive Club Membership Program associated with the La Quinta Resort & Club. Unlike the existing tennis and exercise facilities, the water feature will not be made available in a joint facilities sharing program with other hotels. To do so would eliminate the incentive for guests of other hotels to book rooms at the La Quinta Resort Hotel. The Existing La Quinta Resort The La Quinta Resort & Club is a legendary retreat and meeting destination resort, renowned for 80 years for its charm and serenity. It features internationally recognized golf courses and a world -class spa and fitness center. It offers a variety of indoor and outdoor recreational amenities including: 23 tennis courts, 42 pools, 52 hot tubs, five restaurants and 800 guest rooms tucked away in charming Spanish -style casitas. Approximately 200 nearby tennis villas participate in a rental program administered by the hotel during the peak season. The La Quinta Resort appeals primarily to business travelers, conference attendees, and mature leisure travelers who appreciate the tranquillity. Hotel guests tend to frequent the golf or tennis facilities, take advantage of the Spa La Quinta, and enjoy the upscale dining establishments on -site. The proposed project would promote a more balanced customer mix of business travelers and leisure guests, groups, families, and individuals. Although individual business travelers typically book rooms on weekdays, families tend to book vacations during the months when schools are not in session (the off-peak season at the La Quinta Resort) and on weekends. In the peak season (January through April) the hotel occupancy is relatively high and the resort often achieves full occupancy on the weekends. However, the average monthly occupancy rate in the off-peak season is substantially lower, indicating a need to appeal to a wider demographic in the leisure market. The provision of a new major water feature on - site is viewed as a means of improving the hotel occupancy, particularly in the summer months, without increasing the existing entitlements of the La Quinta Resort Specific Plan. The proposed change in the ancillary recreational amenities will allow the La Quinta Resort to make more consistent year-round use of its existing entitlements. Historical Occupancy Rates Seasonal variations in destination resort hotel occupancy rates are typical. Figure 2 shows the average monthly occupancy rates for the La Quinta Resort since the year 2003. Occupancy rates for the La Quinta Resort and Club, reviewed for the four-year interval from 2003 through 2006, indicate that during the peak season (January through April) the resort is operating with average monthly occupancy rates of 75 percent, with the guest rooms achieving full occupancy on weekends. However, during the off-peak period (between Memorial Day and Labor Day) and during the December holiday season, the resort experiences a substantial drop in the average monthly demand for room bookings. The average monthly occupancy rate for the summer months (June, July, and August) over the last four years was 48 percent. During the summer months, traffic volumes on the streets of La Quinta are also substantially lower than the traffic volumes during the peak season (winter and spring). Any change in the ancillary recreational facilities that would effectively increase the demand for guest rooms on an annualized basis and substantially increase the average occupancy Percent of Guest Rooms Occupied r N W A lfl M lI O ID O O O O O O O O O O d, CD CD ID �62 d� QA^// r m Jdy 'O r rt m ✓G'P (D to M O JGy = N O N rt 9G9 fD G`rF O C P n �C �6 P�. ' I ' I I i 7 I I I i � I i i � I m N o ' , I I I I i rates during the summer months would be beneficial and promote the long-term economic viability.of the resort. La Quinta Resort Club Memberships Although the existing tennis and fitness facilities on -site are utilized by hotel guests, they are also available to individuals who are not hotel guests (non -hotel guest users) through an exclusive Club Membership Program affiliated with the La Quinta Resort & Club. The proposed water feature will be predominantly used by hotel guests, but will also be available to club members. Club memberships permit non -hotel guests to access the resort fitness facilities and participate in an array of programs and activities including: golf practice, use of three clubhouses, tennis privileges, and concierge services. Club members are also entitled to preferred pricing on all resort golf courses, at all resort restaurants, on rooms for guests and family, and at the Spa La Quinta. All of the club members have access to the resort facilities. Memberships are available in different classes, with and without golf privileges. There are currently a total of 476 golf memberships, and 386 non -golf memberships. The average age of the current club members exceeds 55 years. All memberships allow the member, the member's spouse and their children under the age of 23 years to share the membership privileges; which will include access to the proposed water feature. There are no plans to change the structure of the existing club membership program or create a new club membership program in the future solely to permit access to the water feature. Although the water feature would provide an additional incentive to become a club member, the cost of club membership includes a minimum of $15,000.00 (to initiate a non -golf club membership) plus a monthly fee of $210.00. Given the cost of club membership, it is unlikely that many club memberships would be sold solely to permit access to the water feature. The existing tennis and fitness facilities are accessible to club members and their guests who are not club members (upon payment of a nominal forty dollar fee). Club members will not be allowed to bring any guests into the water feature who are not club members (unless they are registered guests of the La Quinta Resort Hotel). Destination Resort Hotels Major resort hotels are self-contained multi -use developments providing a variety of supportive ancillary facilities such as conference facilities and meeting/banquet rooms in addition to guest rooms to accommodate business travelers, conventions, and meetings. Destination resort hotels cater to the tourist and vacation industry, often providing a wide variety of recreational facilities and programs (such as golf courses, tennis courts, beach access, swimming pools, fitness rooms, day spas, and other amenities) to improve occupancy rates. Destination resort hotels have special characteristics that distinguish them from traditional hotels. Rather than functioning simply as a convenient place for guests to stay while visiting an area, destination resorts are primary attractions. The accommodations at a given facility, as well as the complete range of on -site amenities that are available, appeal to various segments of the marketplace and attract guests year after year, thereby increasing hotel occupancy. Typical resort hotels provide luxury accommodations with more than 250 guest rooms and in-house restaurants, cocktail lounges, gift and retail shops, and other on -site amenities and guest services such as a fitness centers, health spas, golf courses, tennis courts, beaches, and/or other recreational attractions and programs. Resort hotels often provide various 4 forms of guest transportation services for trips to and from the nearest airport, golf courses, or other attractions. Because of the trip interactions between the various ancillary facilities, destination resort hotels tend to exhibit lower trip generation rates on weekdays than more traditional hotels, where daily activities require the use of a vehicle for travel to and from the hotel The Economics of Water Features at Resorts Destination resort hotels are sensitive to fluctuations in the leisure market, the economy, and the demographic composition of the market area. The overall competitiveness of a hotel is determined by many economic and demographic factors that affect its market share (such as the number of existing competitors and recent hotel openings, the amenity offerings of competitors, and the number of families with children in the area who might visit). Resorts can reduce the adverse effects of seasonality and weather on room bookings by providing indoor/outdoor water features to capture year-round revenues thereby reducing lost business due to bad weather. Hotels with indoor waterparks have demonstrated that they can extend their peak seasons and fill rooms on weekends and during school breaks by providing a venue that is weather-proof. Families have been willing to drive 200 miles to spend a weekend at a resort with an indoor waterpark 2 Potential Short -Term Impacts on Traffic and Parking The proposed project would generate short-term increases in construction -related traffic on area roadways within and surmundigg the La Quinta Resort & Club. Construction traffic will utilize Avenida Fernando and Avenida Obregon to access the project site. Specific details regarding the number and type of construction vehicles required, and the length of the construction period will not be available until contractors are engaged who can provide detailed estimates. The vehicles of the construction crew, and the heavy construction equipment required during demolition and construction activities, are expected to be parked in a construction staging area on the Palm Grove parcel (on the southwest corner of Avenida Oregon and Avenida Fernando). In the event that additional space is needed as a back-up/overflow site for construction vehicles, it will be provided at a different location, to ensure that construction vehicles do not park along Avenida Fernando. Debris (that is generated by the demolition of the existing facilities required to accommodate the proposed improvements) may be removed from the site by truck and deposited in the closest landfill. To minimize the number of off -site truck trips, an effort will be made to balance earthwork quantities on -site and some of the demolition debris may be deposited (with any excess material generated during the excavation process) within the Slide Mountain structure. The building materials and equipment required as well as the requisite landscaping materials to implement the project will be transported to the site in trucks that will utilize Avenida Fernando and Avenida Obregon for access. Short-term construction -related traffic will be 1. Austin -Foust Associates, Inc., "Resort Hotel Traffic Study", December 29,1986. 2 . Coy, Jeff, "What Are the Risk Factors of a Hotel Waterpark Investment;" Hospitality Net - Industry News, December.15, 2005, (http://wwwhospitalitynet_org/news/4025800htm1), Viewed October 3, 2006. noticeable to resort guests and nearby residents who utilize Avenida Fernando and Avenida Obregon for access to/from their homes. Even though the additional truck traffic may be a nuisance, it will only be generated for a short period of time and the roadways to be used by the trucks have been adequately designed and improved to accommodate trucks. A centerline will be added to the road surface on Avenida Obregon and the street will be improved, as shown in Figure 3 or Figure 4. The roadways surrounding the La Quinta Resort, including both Avenida Fernando and Avenida Obregon, have the available capacity to serve the level of additional traffic anticipated during the construction process. Therefore, construction -related traffic impacts are not expected to be significant. Long -Term Employee Traffic Impacts Employees are currently required to park off -site, at a parking lot along Calle Tampico, and are transported by shuttle to the La Quinta Resort & Club. The shuttles operate on a 24- hour basis. Once the existing recreational facilities are replaced with the proposed water feature, the number of hotel employees will increase slightly. The staffing required for the portion of the resort to be modified with the water features is expected to increase from 16 today to 48 employees in the future. The highest staffing for the water feature is expected to occur during the summer, when the overall staffing of the resort is lower. There is adequate off -site parking available in the remote Calle Tampico employee parking lot to accommodate the increase in employee parking demand that is anticipated with the proposed project. The projected increase in the number of employees is not expected to substantially increase the traffic in or around the hotel grounds or increase the off-street parking demand at the hotel. It may incrementally increase the demand for off street employee parking spaces at the remote lot adjacent to Calle Tampico. It may also incrementally increase the number of shuttle trips to an 0the resort from the remote lot. These increases are not considered significant, since substantially larger seasonal variations in the resort staffing currently go unnoticed by surrounding residents, as the demand for rooms at the resort fluctuates from season to season and from weekdays to weekend days. The water feature may require incrementally more maintenance than the existing recreational facilities on the 7.4-acre site. Maintenance personnel will use golf carts or walk. A maintenance storage area will be constructed to facilitate maintenance of the water feature. A truck will deliver chemicals to condition the water two or three times per week, during off-peak hours in the warmer summer months. The need for chemicals to condition the water should be somewhat lower during the cooler winter months. Traffic Impacts Associated with Increased Guest Room Bookings The proposed water features are unique to the area and have the potential to attract a substantial number of hotel guests from a wider demographic population, particularly in the summer months. This increase in hotel guests will increase traffic volumes and pedestrian volumes in the area during the summer months. The surrounding community experiences lower traffic volumes in the summer months. As a result, the surrounding street system has available unused capacity in the summertime, a portion of which would be utilized by the additional hotel guests. Since access to the water feature will be limited to hotel guests and club members (guests of the hotel guests will not be allowed), the increase in guest room bookings associated with the proposed water feature would not exceed the current capacity of the existing resort hotel N EXISTING -CURB & GUTTER 0 EXISTING IAIDIAN.:.QUf AVENIDA FERNANDO � = -` s^ Ix MEDIAN PROP. STRIP CURB _�i `~ EX. FH TO BE RELOCATED EX. WEDGE CURB & GUTTER TO BE REMOVED 1 EXISTNG PALM GROVE PROPOSED WEDGE CURB & GUTTER EXISTING PARKING STALLS — EXISTMG WEDGE TiURB & GUTTER �., ' Q_= W U� EX. EXISTING DIRECTIONAL .l MONUMENT TO BE RELOCATED O°'PB k='GUTTER jEX.. R/W EXISTING WALL —, S• _ PROPOSED WAIL 5' EXISTING POOL I �I PROTECT IN PLACE �. —EX. WALL TO BE REMOVED PROPOSED WALL 2.5' --- PROPOSED WEDGE CURB & GUTTER EX. WEDGE CURB & GUTTER TO BE -- _ REMOVED PROPOSED R/W EXISTING PARKING STALLS (9) TO BE RELOCATED TO ALTERNATE LOCATION ON RESORT SITE FACE OF BUILDING WALL PARKING ATTENDANT I STATION K PROP. STRIPING EXISTING EXISTING WALL RESORT VILLA SCALE: 1" =20' Figure 3 ENTRY EXHIBIT SIGNATURE POOL LA QUINTA RESORT & SPA CITY OF LA QUINTA I:\41312\EXHIBITS\EXH-ENTRY.dwg 10/02/06 EXISTING MEDIAN CURB = _ AVENIDA FERNANDO CD IX. MEDIAN T - CURB PROP. STRIP` °..l P "' G' RECTIONAL E1(K CURB _tip _ MONUMENT TO BE RELOCATED m � GUTIEit=:° EEXISTING WALL JCURB PROPOSED WALL EXISTING POOL PROTECT M PLACE `fo IX. WALL TO BE REMOVED 'PROPOSED WALL 20' 10' 20' 2.5' REMOVED J121 a ILW1 33, IX. R/W . PRQPOSED WEDGE CURB &GUTTER EX. WEDGE CURB & GUTTER TO BE i --- REMOVED PROPOSED R/W EXISTING PARKING STALLS (12) EXISTING ff TO BE RELOCATED TO ALTERNATE PALM GROVE o =_ .1 - LOCATION ON RESORT SITE 4 � PROPOSED WEDGE �� FACE OF BUILDING WALL CURB & GUTTER PARKING ATTENDANT PROPOskb� "` STATION / CALL BOX MEDIAN CURB EXISTING EXISTING WALL RESORT VILLA PROPOSED GATE T,- PROPOSED GATE PROPOSED ' FENCE PROP. STRIPING OOSRNG WEDGE A ', O eh i Q' PROP. PARKING STALL W/ WHEEL STOP SCALE, 1"=20' CURB & GUTTER _ q EXISTING PARKING STALLS Figure 4 IX. VAULTS ENTRY EXHIBIT 6..'' SIGNATURE POOL LA QUINTA RESORT & SPA (12'� (1T) CITY OF LA QUINTA 1.\41312\EXHIBITS\EXH-ENTRY.dwg 10/02/06 rooms. Therefore, regardless of the extent to which the water feature increases the demand for rooms at the resort, the resulting hotel traffic during the summer months will not exceed the peak season traffic volumes that are currently being generated by the resort in the peak months of January through April. The existing peak season traffic volumes generated by the resort hotel are accommodated by the existing street system within and surrounding the La Quinta Resort. Thus, the proposed project will allow the hotel to make better use of its existing entitlements without generating new traffic impacts. The demand for access to the water feature during the peak winter months is not expected to be substantial. The average ambient winter temperatures in La Quinta during the daytime are mild, but not warm enough to attract a substantial number of families to the hotel on weekdays in the winter months when schools are in session. On winter weekends, the resort is already operating at full occupancy. Consequently, no increase in the demand for guest room bookings could be accommodated on winter weekends. When children are home from school for the holidays in December, the resort hotel typically experiences a significant drop in occupancy. Therefore, any increase in guest bookings associated with the water feature, while not expected to be substantial, could be accommodated by the unused capacity of the surrounding street system that results from the historical drop in room bookings at the resort that is typical of December. The parking demand associated with resort hotels is complex and subject to substantial day- to-day and seasonal variations, as room occupancy levels and activity levels at the resort vary. The use of restaurants and bar facilities at the resort can include a substantial number of people who are not staying at the hotel. The hourly parking accumulation of the restaurants at the La Quinta Resort tends to peak during the dinner hours (between 6:00 p.m. and 9:00 p.m.) with a sustained demand caused by the low turnover of patrons. The water feature will be open in the daytime hours (when the hotel and restaurant parking accumulation is lowest). The water feature will close at 6:00 p.m., to coincide with the time when the parking demand associated with the restaurants and hotel rises. Traffic Impacts Associated with Club Memberships During the peak season, the guest room occupancy and the corresponding number of motor vehicle trips generated by the La Quinta Resort reach the levels associated with the existing entitlements. If the occupancy rate were to remain constant throughout the year, there would be no need for the proposed water feature. Unfortunately, it varies on weekdays compared to weekends and fluctuates from month to month with the seasons. Many resorts with seasonal gaps in their business offer club membership programs to non -hotel guests to generate revenue in the off season to cover the costs associated with keeping the resort open and fully staffed. Those resorts offering the most attractive recreational amenities are often the most successful at selling club memberships. Tennis and exercise facilities, which are readily available in the vicinity of the La Quinta Resort, may not attract as many club members as the major water feature proposed. Fortunately, the most desirable months in which to use the water feature correspond to the season with the lowest traffic volumes and parking demand at the La Quinta Resort & Club. Furthermore, any traffic and parking impacts on Avenida Obregon would primarily affect the La Quinta Resort & Club. That provides an incentive for the resort to manage traffic and parking in a manner that minimizes the potential for impacts associated with the proposed water feature. The proposed water feature may attract more club member traffic on an annual basis than the existing tennis amenities on -site. However, usage of the tennis facilities on -site generally peaks in the cooler winter months, whereas the water feature usage will peak in the warmer summer months. Once the novelty of the water feature fades somewhat, the demand for access to the water feature may be largely self-regulating. Since the demand for access to the water feature will be relatively low during the winter months (when the demand for the tennis amenities is high), the peak traffic season club member usage may not increase appreciably. Potential Parking Impacts Avenida Fernando and Avenida Obregon are private streets that are open to the public. Even when the hotel is operating at moderate occupancy rates, the available parking spaces on Avenida Obregon fill quickly. During periods of peak parking demand, there are few unoccupied on -street parking spaces available along Avenida Obregon. When the resort guest rooms are fully booked during the winter months, the availability of parking on Avenida Obregon for club members visiting the tennis facilities has been a concern. Steps have been taken by the La Quinta Resort to resolve this parking issue and minimize the potential for overflow parking. These steps included: increased patrolling, the use of improved signage, and the creation of no -parking zones. During the most recent peak season, there were only two complaints received by the resort regarding the availability of parking along Avenida Obregon. In both cases, parking was available to the club member on -site, albeit not in close proximity to the tennis facilities. A shuttle service is available for club members when parking is not available in close proximity to the amenity they are visiting. During the peak winter months, the La Quinta Resort Hotel operates near its full occupancy with very few off-street parking spaces unoccupied. As a result, the number of parking spaces available in the peak season which could be used by club members who wish to visit the water feature is limited. Club member traffic to/from the water feature in the winter or early spring, when traffic volumes are typically at their peak in La Quinta, could be limited by the cooler weather and the age of the club members (which averages 55+) and their families. Given the reduced traffic volumes on the streets of La Quinta in the summer months and the reduced traffic demand resulting from lower occupancy rates at the hotel, the potential for significant traffic impacts as a result of the limited number of club members who will utilize the water feature in the summer months should be low. Since the water feature may initially generate more interest than the existing tennis facilities, there is the potential for the proposed project to attract motorists who may pass by or even park along Avenida Obregon briefly to view the new water features. To control parking along Avenida Obregon, a parking management program should be developed which requires parking permits and can be enforced through the ticketing of violators and the towing of vehicles parked without a permit. Permits should be issued to hotel guests and club members at the front desk of the hotel. During the off-season summer months, some of the off-street parking pemtits on -site may be made available to a limited number of club members with water feature access privileges. If the number of club members visiting the water feature exceeds the number of available parking spaces on Avenida Obregon, club members may not be issued Avenida Obregon parking permits. Instead they may be directed to park in the main front lot (approximately 1,000 feet from the water feature) where a shuttle or golf cart will be made available for access to the water feature. Even with parking controlled on Avenida Obregon, allowing access to the water feature through the club membership program may result in increased traffic volumes on Avenida Obregon. Appropriate signage should be provided, clearly indicating that parking along Avenida Obregon is by permit only. Children should be accompanied by adults when accessing the water feature. However (unless they are lodging in close proximity to the water feature) older children may arrange to be dropped off and later picked up by their parents along Avenida Obregon. A designated passenger loading zone should be provided, where children destined to/from the water feature can be safely dropped off and picked up by their families. This zone can also serve as a shuttle drop and loading point. The improvements proposed along Avenida Obregon will include a raised median, south of Avenida Fernando, that can accommodate a parking attendant station/call box and provide a vehicle turn around area. After monitoring the situation, the City of La Quinta may require Avenida Obregon to be gated. If required, gates can be added across Avenida Obregon, south of the turn around area, as shown in Figure 4. While there is no way to accurately predict how much parking will be needed when the water feature is completed, several conclusions can be drawn from the current parking conditions in the vicinity. The restaurants on -site increase the parking accumulation during the evenings. The hotel guests utilize the parking at night. More rooms are booked in the winter and spring than in the summer months. Consequently, the shared parking provided at the resort is more likely to have spaces available during the summer months and during the daytime hours before dinnertime. These are the periods when the water feature is most likely to be utilized. If the parking demand exceeds the available parking supply on -site on peak days in the future, steps should be taken to ensure that club members and hotel guests do not park in the adjacent neighborhood. To reduce the parking accumulation on peak days in the vicinity of the water feature (along Avenida Obregon), club members may not be issued parking permits. Club members destined for the water feature may be instructed to park in the main lot and use the shuttle to access the water feature. Avenida Obregon may be gated to control access to the available parking. If necessary, additional off-street parking spaces should be made available at a remote location served by golf carts or a shuttle. Summary of Findings 1. The average monthly occupancy rate at the La Quinta Resort is substantially lower during the summer months (Memorial Day through Labor Day) and during the December holiday season. During the summer months, traffic volumes on the streets of La Quinta are also substantially lower than the traffic volumes during the peak season (winter and spring). 2. The provision. of a new water feature on -site is being proposed as a means of improving the hotel occupancy, particularly in the summer months, without increasing the existing entitlements of the La Quinta Resort Specific Plan. The proposed changes in the ancillary recreational amenities will allow the La Quinta Resort to make more consistent year-round use of its existing entitlements. 3. The proposed water feature is designed to be a private ancillary recreational amenity for use by guests of the La Quinta Resort that will not be open to the general public. Use of the water feature will be limited primarily to guests staying at the La Quinta Resort Hotel and a select number of individuals who participate in the exclusive Club Membership Program. 4. Club members will not be allowed to bring friends, grandchildren or relatives into the water feature (other than their spouse and children 23 or younger). 5. The La Quinta Resort will not permit widespread use of the proposed water feature by non -hotel guests through a facilities sharing program with other hotels, as this would reduce the incentive to stay at the La Quinta Resort Hotel. 6. For the most part, the number of occupied guest rooms will determine the number of trips that will be generated by the resort and also establish the demand for off-street hotel parking. The proposed modifications will not alter the number of hotel rooms or the existing off-street parking supply. Recommendations To minimize the potential for the parking accumulation to overflow the available parking supply on -site on peak days in the future, steps should be taken to ensure that club members and hotel guests do not park in the adjacent neighborhood. The following recommendations have been identified to reduce the potential for adverse impacts related to an excessive parking accumulation in the vicinity of the water feature. 1. The construction specifications should include a requirement that construction -related parking shall not be permitted along Avenida Fernando and shall occur only in designated construction staging areas.. 2. In the event that additional space is needed as a back-up/overflow construction staging area, it will be provided at a designated location to ensure that construction vehicles do not park along Avenida Fernando. 3. To control parking along Avenida Obregon, a parking management program should be developed which requires parking permits and can be enforced through the ticketing of violators and the towing of vehicles parked without a permit. Permits should be issued to hotel guests and club members at the front desk of the hotel. If the number of club members visiting the water feature exceeds the number of available parking spaces on Avenida Obregon, club members should not be issued Avenida Obregon parking permits. During periods when parking for the water feature is only permitted in the main lot, a shuttle or golf cart transportation shall be made available and hotel guests and club members shall be informed of its availability. 4. Appropriate signage should be provided, clearly indicating that parking along Avenida Obregon is by permit only. 5. A designated passenger loading zone should be provided along Avenida Obregon, near the the water feature entry, where children destined to/from the water feature can be safely dropped off and picked up by their families. This zone can also serve as.a shuttle drop and loading point. 6. Since the main parking lot for, the hotel is located approximately 1,000 feet from the proposed water feature, signage should be provided to clearly identify the path to be used between the main parking lot and the water feature. 7. If the parking demand exceeds the available parking supply on -site on peak days in the future, steps should be taken to ensure that people do not park in the adjacent neighborhood. If required, additional off-street parking should be provided at a remote location which is accessible by shuttle and golf carts_ 10 8. If the City of La Quinta, after monitoring the situation, requires Avenida Obregon to be gated, gates should be installed across Avenida Obregon (south of Avenida Fernando) and the proposed turn around area. Conclusions The proposed water feature is not expected to substantially increase the La Quinta Resort trip generation during the peak winter or early spring months, when traffic volumes on City streets typically are at their peak levels. 2. Once the novelty of the water feature fades, the demand for access to the water feature may be largely self-regulating. Since the demand for access to the water feature will be relatively small during the winter months (when the demand for the tennis and other amenities is high) the water feature may not increase peak season club member usage appreciably, even without restrictions on club member access to the water feature. The La Quinta Resort Hotel has a peak parking demand during dinnertime (6:00 p.m. to 9:00 p.m.) and overnight (from 10:00 p.m. to 6:00 a.m.). Generally, the number of occupied guest rooms determines the number of trips generated by the resort and the magnitude of the demand for off-street hotel parking. The proposed modifications to ancillary recreational amenities will not alter any of the hotel rooms or the existing off- street parking supply. The water feature will have peak activity levels in the middle of the day, when the parking accumulation associated with the La Quinta Hotel and restaurants is low. The water feature will close by 6:00 p.m., when the parking demand and accumulation associated with the restaurants and hotel rooms increases. We trust that this information adequately addresses concerns regarding the potential traffic and parking implications of the proposed modifications at the La Quinta Resort & Club to replace the tennis/pool facilities with a new water feature. Should questions or comments arise regarding the findings and recommendations herein, please do not hesitate to contact our offices. We look forward to discussing our findings and conclusions with you. Cordially, ENDO ENGINEERING Grego E Principal �j>:k . Q'& Vicki Lee Endo, P.E. Registered Professional Traffic Engineer TR 1161 t�a LEE E�� UEE4Ip1 y�F3�i TR 1161 T1�Rf11G 1P 11 Mr. Gregory Endo received his Bachelors and Masters degrees and has completed three years of research in pursuit of a Doctorate degree in Physics at the University of California, Irvine. Mr. Endo has also been involved in computer modeling applications as they relate to environmental engineering for more than 20 years. Mr. Endo has adapted existing programs and developed new ones for use by environmental, planning, and traffic engineering consultants to model transportation, air quality, and acoustic systems. During the past fifteen years, Mr. Endo has expanded the transportation planning capabilities of Endo Engineering by integrating the use of computer modeling in the planning process. He was responsible for the circulation modeling of the Cathedral City General Plan, Desert Hot Springs General Plan, Coachella General Plan, and numerous specific plan,,, in the Coachella Valley using the Coachella Valley Area Transportation System (CVATS) Model His primary responsibilities include maintaining liaison with clients and local agencies, project management for multi -disciplinary projects, and special studies integrating opportunities and constraints with development feasibility and alternative analyses. Education Advancement to Doctoral Candidacy in Physics, University of California, Irvine, 1979 Master of Arts in Physics, University of California, Irvine, 1979 Bachelor of Arts in Physics, University of California, Irvine, 1976 Relevant Work Experience Endo Engineering - Principal, Computer Modeling Applications Linscott, Law and Greenspan, Engineers - Traffic Programming Consultant Phillips, Brandt, Reddick, Inc. - Air Quality and Noise Programming Consultant to Environmental Systems Research Group University of California, Irvine; School of Engineering - Computer Consultant of Air Pollution Exercise (APEX) Special Skills Computer modeling for transportation planning and traffic engineering applications. Computerized modeling of noise impacts and the design of appropriate barriers as mitigation using techniques developed by the FHWA and Caltram. Computer modeling of air quality using the California Line Source Dispersion Model developed by Caltrans. Professional Societies Sigma Pi Sigma - Physics Society Southwestern Region TRANPLAN Model Users Group Publications "Generation of a Closed, Field -Reversed Magnetic Configuration by an Electron Beam Launched from a Magnetized Cathode," Bulletin of the American Physical Society, October 1979, with Scott Robertson. "Cross -Field Injection of an Intense Ion Beam into a Toroidal Magnetic Field," Bulletin of the American Physical Society, October 1979, with Scott Robertson and Frank Wessel. "An Intense Pulsed Magnetically Insulated Deuteron Source," Applied Physics Letters, Vol. 35, No. 11, December 1979, with Scott Robertson. "Spheromak Configuration Generated by Rotating Relativistic Electron Beam," Bulletin of the American Physical Society, October 1980, with Scott Robertson. "Experimental Study of a High Current Betatron," Bulletin of. the American Physical Society, September 1981, with A. Fisher, H. Ishizuka, J. Schneider, G1 Barak, N. Rostoker. "Mechanics," Physics Laboratory Manual, Oct. 1982, with Dr. F. Potter. "Circuits," Physics Laboratory Manual, Jan. 1983, with Dr. F. Potter. "Oscillations," Physics Laboratory Manual, Mar. 1983, with Dr. F. Potter. "Optics," Physics Laboratory Manual, June 1983, with Dr. F. Potter. Mrs. Vicki Lee Endo graduated from the University of California at Irvine School of Engineering in 1975. She has been a registered Professional Traffic Engineer in the State of California for 25 years and is a member of the Institute of Transportation Engineers. Mrs. Endo has served as a project manager and principal investigator on more than 1,000 air quality impact assessments, noise impact studies and traffic studies for projects throughout California. Her analytical specialties include technical research, the analysis of transportation, acoustic, and air resource systems, and the preparation of technical studies, environmental impact reports, environmental assessments, development feasibility studies, opportunities and constraints studies, and other planning documentation. Mrs. Endo founded Endo Engineering in 1982 to satisfy the growing demand for technical analyses in the three inter -related disciplines of traffic, air quality and noise with state-of- the-art computer capabilities. Education Registered Professional Traffic Engineer TR 1161, 1982 Engineer -In -Training Certificate 51225,1981 Certification in Transportation Systems Management, University of California, Irvine, 1977 Bachelor of Science in Civil and Environmental Engineering, University of California, Irvine, 1975 Relevant Work Experience Endo Engineering - Principal, Professional Engineer Linscott, Law and Greenspan, Inc., Engineers - Transportation Engineer II William Kunzman and Associates - Associate Traffic Engineer Phillips, Brandt, Reddick, Inc. - Environmental Engineer, Senior Project Manager in Environmental Systems Research Group University of California, Irvine; School of Engineering - Engineering Aide, Air Pollution Research Special Skills The modeling and assessment of acoustic, air quality, and circulation impacts. The design of appropriate mitigation measures. The management and preparation of proposals, planning documents, technical reports, and environmental impact reports. Professional Societies Institute of Transportation Engineers - Member Publications 'Left Turn Pocket Length Requirements", Institute of Transportation Engineers Technical Notes, 1980 with William Kunzman. APPENDIX C Air Quality Modeling and Analysis (2006) ENVIRONMENTAL ANALYSIS AIR QUALITY Analysis of Proposed Water Feature Project The proposed project would develop a major water feature on the existing ancillary recreational facilities on 7.4 acres at the La Quinta Resort & Club in the City of La Quinta. The water feature will include proposed improvements that consists of an arrival plaza and waterfall fountain at an entry building, a new formal signature swimming pool and whirlpool with ten adjacent cabanas, a 30-foot tall "Slide Mountain" water slide, a wave pool with a video projection screen, a splash -down pool, a lazy river (which passes through a canyon, a cave, and under a stone veneer bridge), and a toddler pool with a nearby pop jet fountain and play structure for youngsters. A small enclosed game (arcade) room would be provided as well as a lounge terrace, a loggia, wood decks, paths, extensive landscaping, decorative plantings, and new lighting fixtures. Although the existing resort facilities do not include a maintenance storage area, one will be provided with the proposed project. The entire area will be enclosed within a gated pool enclosure fence that will allow fine lane access. The proposed project includes demolition of nine of the existing tennis courts and the existing tennis stadium and center court. A restroom building and the outdoor swimming pool will also be demolished. The modifications will not alter any of the hotel rooms or change the existing off-street parking supply. The existing bar/restaurant, tennis/fitness clubhouse, and the Morgan House will remain on -site. Construction and operational area and mobile source emissions for the proposed project were calculated using URBEMIS 2002, version 8.7.0, which is a land use and transportation based air quality model developed in cooperation with the California Air Resources Board (ARB) and air quality management districts and air pollution control districts throughout the state. Construction emissions were estimated using South Coast Air Quality Management District (SCAQMD)-approved emission factors and assumptions that are aheady built into the .model, including fugitive dust control measures required under the district's Rule 403 (Fugitive Dust). This analysis predicts the construction- and operation -related emissions due to the development of the water feature and compares the results to the established SCAQMD significance thresholds. URBEMIS 2002 was used to estimate the construction- and operation -related emissions for criteria pollutants as directed by SCAQMD's CEQA Air Quality Handbook. Information provided by the applicant and conservative assumptions set forth herein were used to set up the model. Where information was not Environmental Analysis available, the model default values were used. A summary of the model inputs are shown below. Details are included in the URBEMIS 2002 output found at the end of this discussion. URBEMIS 2002 Model hputs • Anticipated demolition schedule (start monthlyear and duration): February 2008, 0.5 months; • Anticipated grading and excavation schedule: February 2008, 0.75 months; • Total number of acres of land to be graded: 7.4 acres; • Maximum acres graded per day: 1.85 acres; • Amount of soil to be exported: 4,993 cubic yards; • Number of days to conduct soil hauling and grading: 16.5 days; • Dust control measures: As required by SCAQMD Rule 403; and • Anticipated construction schedule (including demolition and grading, start and end month and year): February 2008 to March 2008. Trip generation rates were obtained from the Traffic Impact Analysis prepared by Endo Engineering and the Resort Hotel Traffic Study prepared by Austin -Foust Associates, Inc.2 The latter document estimated the range of trip generation rates for representative resort hotels located in Southern California and South Carolina between 5.0 and 6.4. The former document concluded that the proposed water feature will not substantially impact trip generation rates during the peak winter period. The document also concluded that "the resulting hotel traffic during the summer months will not exceed the peak season traffic volumes that are currently being generated by the resort in the peak months of Januarythrough April' since access to the water feature will be limited to hotel guests and resort club members. As a result, a conservative trip generation rate of 6.4 was used for the proposed project. Emissions from asphalt paving were not used in the URBEMIS 2002 input since there is no planned asphalt paving within the proposed project and there will be no changes to the existing off-street parking supply. Architectural coatings were also not used in the analysis since there are no proposed buildings or major structures that would require architectural coatings onsite. 1 Endo Engineering fa Quinta Resort and Club EA 2006-573 and Site Development Permit 2006-865 Traffic Impact Analysis, November 15, 2006. 2 Austin -Foust Associates, Inc, Resort Hotel Traffic Study, December 29, 1986. Environmental Analysis Construction Emissions Table 1, Estimated Maximum Construction Equipment In Use Per Day, lists the maximum number and types of equipment that are expected to be used in any single day, per construction phase, during completion of the proposed project. The table is not a complete list of all equipment that is expected to be used during the course of the proposed project — rather it is a list of the maximum number and types of equipment that will be in used in any single day. This was done in order to properly estimate the maximum daily emissions from construction -related activity due to the proposed project. Table 1 Estimated Maximum Construction Equipment In Use Per Day `}sgreflfJimm sbltY3�4'n°'', Phase 1, Demolition Off Highway Truck (Water Truck) 1 Rubber Tired Loader 1 Tractor/Backhoe 1 Haul Trucks 17 (round trips per day) Phase 2, Grading & Excavation Crawler Tractor 1 Grader 1 Off highway Truck (Water Truck) 1 Scraper 1 Large TractorBackhoe 1 Haul Trucks 7 (round trips per day) Phase 3, Fence Construction TractorBackhoe 1 Source Impact Sciences, Inc. All equipment was assumed to operate for eight hours per day with the exception of the water trucks, which were assumed to operate for four hours per day. This is a reasonably conservative estimate since the SCAQMD recommends watering of disturbed unpaved surfaces three times daily. Table 2, Estimated Unmitigated Construction Emissions, compares the maximum daily emissions in this analysis with the SCAQMD significance thresholds. The maximum daily emissions for each pollutant listed below are considered not significant if they are less than the SCAQMD thresholds. Eemironmentai Analysis Table 2 Estimated Unmitigated Construction Emissions Construction Emissions 9.47 66.78 77.85 0.01 15.21 SCAQMD Thresholds 75 100 550 150 150 Exceeds Threshold? NO NO NO NO NO Source: Impact Sciences, Inc. Assumes wnformmnce with Rule 403 (Fugitive Dust). This analysis calculates that the maximum daily unmitigated construction emissions due to the proposed project are not predicted to exceed the SCAQMD thresholds for any pollutant listed in Table 2. Based on the information above, the proposed project is considered not significant for construction -related emissions. Operational Emissions Table 3, Estimated Unmitigated Operational Emissions, compares the maximum daily emissions in this analysis with the SCAQMD significance thresholds. The maximum daily emissions for each pollutant listed below are considered not significant if they are less than the SCAQMD thresholds. Table 3 Estimated Unmitigated Operation Emissions +� S r Operation Emissions 21.35 20.80 137.40 0.07 10.82 SCAQMD Thresholds 55 55 550 150 150 Exceeds Threshold? NO NO NO NO NO Source. Impact Sciences, Inc. Assumes conformance with Rule 40.3 (Fugitive Dust). This analysis calculates that the maximum daily unmitigated operational emissions due to the proposed project are not predicted to exceed the SCAQMD thresholds for any pollutant listed in Table 2. Based on the information above, the proposed project is considered not significant for operation -related emissions. Environmental Arraiysis Based on the predicted results of this analysis, the proposed major water feature would not result in any significant construction- or operation -related emissions; therefore the project is considered not significant Management Plans and Project Features The following management plans and project features are applicable to the proposed project. Use of these plans and features will help to reduce emissions further below the significance thresholds. Construction -related impacts La Quinta Resort shall include the following SCAQMD-recommended measures in its construction contract conditions: Develop and implement a construction management plan, as approved by the City of La Quints prior to issuance of a grading permit, which includes the following measures recommended by the SCAQMD, or equivalently effective measures approved by the SCAQMD: a. Configure construction parking to minimize traffic interference. b. Provide temporary traffic controls, as needed, during all phases of construction activities to maintain traffic flow (e.g., flag person). c. Schedule construction activities that affect traffic flow on the arterial system to off-peak hours to the degree practicable. d. Re-route construction trucks away from congested streets. e. Consolidate truck deliveries when possible. f. Provide dedicated turn lanes for movement of construction trucks and equipment on and off site. g. Maintain equipment and vehicle engines, in good condition and in proper tune as per manufacturers'specifications and per SCAQMD rules, to minimize exhaust emissions. h. Suspend use of all construction equipment operations during second stage smog alerts. Contact the SCAQMD at 800/242-4022 for daily forecasts. f. Use electricity from power poles rather than temporary diesel- or gasoline -powered generators. j. Use methanol- or natural gas -powered mobile equipment and pile drivers instead of diesel if readily available at competitive prices. k. Use propane- or butane -powered on -site mobile equipment instead of gasoline if readily available at competitive prices. Environmental Analysis Develop and implement a dust control plan, as approved by the City of La Quinta prior to issuance of a grading permit, which includes the measures recommended by the SCAQMD, or equivalently effective measures approved by the SCAQMD, as provided in Rule 403 regarding fugitive dust from construction activities. Operation -related impacts To the extent La Quinta Resort has not previously implemented the following operational control features, as soon as reasonably feasible, La Quinta Resort, or its designee, will: a. Use lighting controls and energy efficient lighting; b. Require recycling bins in addition to trash bins and contract for recycling services, c. Use light colored roof materials to reflect heat; d. Use building materials that do not require use of paints and solvents. Use of these management plans and features would help to maintain air quality that is below SCAQMD- established standards for determining adverse air quality due to a proposed project. 1e: 1 (07/2006 8:42 PM URBEMIS 2002 For Windows 0.7.0 Le Name: M:\Camarillo\9. Air Quality\URBEMIS Files\La Quints Resort Addendum\hater Feature Amenity.urb >ject Name: 0223.011 La Quinta Resort Addendum >ject Location: South Coast Air Basin (Los Angeles area) -Road Motor Vehicle Emissions Based on EKFAC2002 version 2.2 SUMMARY REPORT (Pounds/Day - Summer) iSTRUCPION EMISSION ESTIMATES PM10 PMIO -PM10 �• 2007 ••• ROG NOx CO S02 TOTAL EXHAUST DUST 7TALu (lbs/day,unmitigated) 9.47 66.78 77.85 0.01 42.06 2.54 39.52 7IAiS (lbs/day, mitigated) 9.47 66.7E 77.55 0.01 15.21 2.54 12.67 'sA SOURCE EMISSION ESTIMATES ROG NOx CO S02 PM10 )TALS (lba/day,unmitigated) 4.87 3.12 3.40 0.00 0.01 IRATIONAL (VEKICLE) EMISSION ESTIMATES ROG NOr CO S02 PM10 ITALS (lba/day,uumitigated) 16.48 12.39 230.29 0.07 10.81 I OF AREA AND OPERATIONAL EMISSION ESTIMATES ROG BOX CO S02 PM10 ITALS (lbs/day, unmitigated) 21-35 15.51 133.69 0.07 10.62 e: 2 07/2006 8:42 PM URBEMIS 2002 For Windows 8.7.0 e Name: M:\Camarillo\9. Air Quality\URBEMIS Files\La Quinta Resort Addendum\Water Feature Amenity.urb ject Name: 0223.011 La Quinta Resort Addendum ject Location: South Coast Air Basin (Los Angeles area) Road Motor Vehicle Emissions Based on EMPAC2002 version 2.2 SUMMARY REPORT (Pounds/Day - Winter) 'TRUCIION EMISSION ESTIMATES PM10 PM10 PH10 ' 2007 ••• ROG NOx CO S02 TOTAL EXHAUST DUST GALS (lbs/day,unmitigated) 9.47 66.78 77.85 0.01 42.06 2.54 39.52 PALS (lbs/day, mitigated) 9.47 66.78 77.85 0.01 15.21 2.54 12.67 1 SOURCE EMISSION ESTIMATES ROG NOx CO S02 PM10 'ALE (lbs/day,unmitigated) 4.74 3.12 2.62 0.00 0.01 ATIONAL (VEHICLE) EMISSION ESTIMATES ROG NOx CO S02 PM10 'ALS (lbs/day,unmitigated) 13.13 17.69 134.78 0.06 10.81 OF AREA AND OPERATIONAL EMISSION ESTIMATES ROG NOx CO S02 PM10 AL9 (lbs/day,unmitigated) 17.87 20.80 137.40 0.06 10.82 Fe: 3 '07/2006 8:43, PM URBEMIS 2002 For Windows 8.7.0 e Name. M:\Camarillo\9. Air Duality\URBEMIS Files\La Quinta Resort Addendum\Water Feature Amenity_urb ,jest Name: 0223.011 La Quinta Resort Addendum ,jest Location: South Coast Air Basin (Los Angeles area) Road Motor Vehicle Emissions Based on EMFAC2002 version 2.2 SUMMARY REPORT (Tuna/Year) �STRUCTION EMISSION ESTIMATES P1410 PM10 PM10 • 2007 ROO NOx CO S02 TOTAL EXHAUST DUST TALS (tpy, unmitigated) 0.09 0.70 0.85 0.00 0.36 0.02 0.34 TALE (tpy, mitigated) 0.09 0.70 0.85 0.00 0.14 0.02 0.12 A SOURCE EMISSION ESTIMATES ROG NOx CO S02 PM10 TALE (tpy, unmitigated) 0.65 0.57 0.55 0.00 0.00 RATIONAL (VEHICLE) M41SSION ESTIMATES ROG NOx CO S02 PM10 TALE (tpy, unmitigated) 2.80 2.58 24.05 0.01 1.97 OF AREA AND OPERATIONAL EMISSION ESTIMATES ROG NOx CO S02 PM10 TALE (tpy, unmitigated) 3.45 3.15 24.60 0.01 1.97 :: 4 1712006 8.43 PM URBEMIS 2002 For Windows 8.7.0 Name: M:\Camarillo\9. Air Quality\URBEMIS Files\La Quinta Resort Addendum\Water Feature Amenity.urb act Name: 0223.011 La Quinta Resort Addendum act Location: South Coast Air Basin (Los Angeles area) oad Motor Vehicle Emissions Based on EMPAC2002 version 2.2 - DETAIL REPORT (Pounds/Day - Winter) truction Start Month and Year: February, 2007 truction Duration: 1.5 1 Land Use Area to be Developed: 7.4 acres mum Acreage Disturbed Per Day: 1.85 acres Is Family Unite: 0 Multi-Pamily Units: 0 it/Office/Institutional/Industrial Square Footage: 322340 TRUCTION EMISSION ESTIMATES UNMITIGATED (lbs/day) PM10 PH10 PM10 Source ROG NOX CO S02 TOTAL EXHAUST DUST 2007«• e L - Demolition Emissions - tive Dust - - - - 1.54 - 1.54 Road Diesel, 3.80 24.01 31.58 - 0.89 0.89 0.00 oad Diesel _ 0.06 1.34 0.23 0.00 0.04 0.03 0.01 er Trips 0.04 _ 0.11 1.10 0.00 0.00 0.00 0.00 rimum lbs/day 3.90 25.46 32.91 0.00 2.47 0.92 1.55 e 2 - Site Grading Emissions tive Dust - - - - 39.48 - 39.48 Road Diesel 9.05• 58.69 74.86 - 2.39 2.39 0.00 wad Diesel 0.36 7.92 1.34 0.01 0.18 0.15 0.03 er Trips 0.06 0.17 1.65 0.00 0.01 0.00 0.01 rimum lbs/day 9.47 66.78 77.85 0.01 42.06 2.54 39.52 3 - Building Construction Const Off -Road Diesel 0.39 3.00 2.91 - 0.13 0.13 0.00 Coast Worker Trips _ 0.61 0.35 7.41 0.00 0.12 0.01 0.11 Coatings Off -Gas 0.00 - - - - - - Coatings Worker Trips 0.00 0.00 0.00 0.00 0.00 0.00 0.00 tit Off -Gas 0.00 - - - - - - tlt Off -Road Diesel 0.00 0.00 0.00 - 0.00 0.00 0.00 tit On -Road Diesel 0.00 0.00 0.00 0.00 0.00 0.00 0.00 tit Worker Trips 0.00 0.00 0.00 0.00 0.00 0.00 0.00 cimum lbs/day 1.00 3.35 10.32 0.00 0.25 0.14 0.11 c lbs/day all phases 9.47 66.78 77.85 0.01 42.06 2.54 39.52 t 1 - Demolition Assumptions : Mcnth/Year for Phase 1: Feb '07 t 1 Duration: 0.5 months Ling Volume Total (cubic feet): 36771.6976 ling Volume Daily (cubic feet): 3671.2096 and Truck Travel (VMT): 51 toad Equipment Type ' Horsepower Load Factor Houre/Day 1 Off Highway Trucks 417 0.490 4.0 1 Rubber Tired Loaders 165 0.465 8.0 1 TractorlLoaders/Backhoes 79 0.465 8.0 2 - Site Grading Assumptions . Month/Year for Phase 2: Feb '07 : 2 Duration: 0.75 months ad Truck Travel (VMT): 302 :oad Equipment Type Horsepower Load Factor Hours/Day 1 Crawler Tractors 143 0.575 8.0 1 Graders 174 0.575 8.0 1 Off Highway Trucks 417 0.490 4.0 1 Scrapers 313 0.660 8.0 1 Tractor/Loaders/Backhoes 48 0.465 8.0 3 - Building Construction Asaumptions Month/Year for Phase 3: Mar -07 3 Duration: 0.25 months .rt Month/Year for SubPhase Building: War '07 Phase Building Duration: 0.25 months a: 5 )7/2006 8:44 PM Ef-Road Equipment ). Type Horsepower Load Factor Hours/Day I Tractor/Loaders/Rackhoes 48 0.465 8.0 )bPhase Architectural Coatings Turned OFF abPhase Asphalt Turned OFF 51RUCTION EMISSION ESTIMATES MITIGATED (lbs/day) PM10 PM10 PN10 Source ROG NOr CO SO2 _ TOTAL EXHAUST DUST 2007••• to 1 - Demolition Emissions Ltive Dust - - - - 1.54 - 1.54 Road Diesel 3.80 24.01 31.58 - 0.89 0.89 0.00 Load Diesel 0.06 1.34 0.23 0.00 0.04 0.03 0.01 ter Trips 0.04 0.11 1.10 0.00 0.00 0.00 0.00 mimum lbs/day 3.90 25.46 32.91 0.00 2.47 0.92 1.55 :e 2 - Site Grading Emissions :tive Dust - - - - 12.63 - 12.63 Road Diesel 9.05 58.69 74.86 - 2.39 2.39 0.00 Load Diesel 0.36 7.92 1.34 0.01 0.18 0.15 0.03 :er Trips 0.06 0.17 1.65 0.00 0.01 0.00 0.01 udmum lbs/day 9.47 66.78 77.85 a.01 15.21 2.54 12.67 ie 3 - Building Construction ) Coast Off -Road Diesel 0.39 3.00 2.91 - 0.13 0.13 0.00 ) coast Worker Trips 0.61 0.35 7.41 0.00 0.12 0.01 0.11 t Coatings Off -Gas 0.00 - - - - - - i Coatings Worker Trips 0.00 0.00 0.00 0.00 0.00 0.00 0.00 alt Off -Gas 0.00 - - - - - - Bit Off -Road Diesel 0.00 0.00 0.00 - 0.00 0.00 0.00 salt On -Road Diesel 0.00 0.00 0.00 0.00 0.00 0.00 0.00 alt Worker Trips 0.00 0.00 0.00 0.00 0.00 0.00 0.00 ximum lba/day 1.00 3.35 10.32 0.00 0.25 0.14 0.11 x lbs/day all phases 9.47 66.78 77.85 0.01 15.21 2.54 12.67 traction -Related Mitigation Measures Be 2: Soil Disturbance: Watering three times per day ercent Reduction(ROG 0.01 NOx 0.01 00 O.Ot SO2 0.0% PM10 68%) e 1 - Demolition Assumptions t Month/Year for Phase 1: Feb '07 e 1 Duration: 0.5 months ding Volume Total (cubic feet): 36771.0976 ' ding Volume Daily (cubic feet): 3677.2096 oad Truck Travel (VMT): 53 Road Equipment Type - Horsepower Load Factor Hours/Day 1 Off Highway Trucks 417 0.490 4.0 1 Rubber Tired Loaders 165 0.465 8.0 1 Tractor/Loaders/Backhoes 79 0.465 8.0 a 2 - Site Grading As Bumptious t Month/Year for Phase 2: Feb '07 a 2 Duration: 0.75 mantha mad Truck Travel (VMT): 302 Road Equipment Type - Horsepower Load Factor Hours/Day 1 Crawler Tractors 143 0.575 8-0 1 Graders 174 0.575 8.0 1 Off Highway Trucks 417 0.490 4.0 1 Scrapers 313 0.660 8.0 1 Tractor/Loaders/Backhoes 40 0.465 8.0 a 3 - Building Construction Assumptions ! Month/Year for Phase 3: Mar '07 i 3 Duration: 0.25 months art Moath/Year for SubPhaae Building: Mar -07 )Phase Building Duration: 0.25 months E-Road Equipment Type Horsepower Load Factor Hours/Day 1 Tractor/Loaders/Backhoes 48 0.465 8.0 )Phase Architectural Coatings Turned OFF )Phase Asphalt Turned OFF e: 6 17/2006 8:45 PM L SOURCE EMISSION ESTIMATES (linter Source ROG rural Gas 0.23 .rth 0.00 idscaping - No winter emissions isumer Prdcts 0.00 hitectural Coatings 4.52 AIS(lbs/day,unmitigated) 4.74 Pounds per Day, Unmitigated) NOA CO S02 3.12 2.62 0 0.00 0.00 0.00 3.12 2.62 0.00 PN10 0.01 0.00 0.01 e: 7 07/2006 8:45 PM UNMITIGATED OPERATIONAL EMISSIONS ROG NOx CO S02 PM10 er Feature Amenity 13.13 17.69 134.78 0.06 10.81 AL EMISSIONS (lbs/day) 13.13 17.69 134.78 0.06 10.81 Ludes correction for passby trips. a not include double counting adjustment for internal trips. RATIONAL (Vehicle) EMISSION ESTIMATES lysis Year: 2007 Temperature (F): 50 Season: Winter AC Version: EMFAC2002 (9/2002) nary of Land Uses: No. Total C Type Acreage Trip Rate Units Trips 9r Feature Amenity 6.40 trips/1000 sq. ft. 322.34 2,062.98 Sum of Total Trips 2,062.98 Total Vehicle Miles Traveled 7,116.73 Lcle Assumptions: .t Mix: Lois Type Percent Type Non -Catalyst Catalyst Diesel 1t Auto 55.20 1.80 97.80 0.40 it Truck < 3,750 its 15.10 3.30 94.00 2.70 it Truck 3.751- 5,750 16.10 1.90` 96.90 1.20 Truck 5,751- 8,500 7.10 1.40 95,80 2.80 :-Heavy 8,501-10,000 1.10 0.00 81.80 18.20 :-Heavy 10,001-14,000 0.40 0.00 50.00 50.00 Heavy 14.001-33,000 1.00 0.00 20.00 80.00 ry-Heavy 33,001-60,000 0.90 0.00 11.10 88.90 f Haul > 60,000 lbs 0.00 0.00 0.00 100.00 :n Bus 0.10 0.00 0.00 100.00 :rcycle 1.70 82.40 17.60 0.00 :ol Bus 0.10 0.00 0.00 100.00 :r Home 1.20 8.30 83.30 8.40 ,el Condition Residential Home- Home- Home - Work Shop Other m Trip Length (miles) 3.1.5 4.9 6.0 1Trip Length (miles) 11.5 4.9 6.0 r Speeds (mph) 35.0 40.0 40.0 Trips - Residential 20.0 37.0 43.0 Trips - Commercial (by land use) :r Feature Amenity Commercial Commute Non -Work Customer 10.3 5.5 5.5 10.3 5.5 5.5 40.0 40.0 40.'0 5.0 2.5 92.5 u: a 07/2006 8:46 PM Sea made to the default values for Land Use Trip Percentages gas made to the default values for Construction user has overridden the Default Phase Lengths litlon Track Hauling Miles/Round Trip changed from 30 to 7.5• Grading Fugitive Dust option changed from Level 1 to Level 2 e 2 mitigation measure Soil Disturbance: Watering three times per day has been changed from off to on. gas made to the default values for Area hearth option switch changed from on to off. vood stove percentage changed from 35 to 0. wood fireplace percentage changed from 10 to 0. natural gas fireplace percentage changed from 55 to 0 m hearth options percentage changed from o to loo. lea made to the default values for Operations ,ass by trips option switch changed from off to on. operational emission year changed from 2005 to 2007. BEKIS2002 contains 'a calculation error that results in four times the vehicle miles traveled (VMT) than .d be reported for demolition haul trucks. Accordingly, the default trip length was reduced by a factor of (from 30 to 7.5 miles) to correct this VMT error. e: 9 07/2006 8:46 PM URBEMIS 2002 For Windows 8.7.0 e Name: M:\Camarillo\9. Air Quality\URBEMIS Files\La Quint& Resort Addendum\Water ture Amenity.urb ject Name: 0223.011 La Quinta Resort Addendum ject Location: South Coast Air Basin (Los Angeles area) Road Motor Vehicle Emissions Based on EMFAC2002 version 2.2 DETAIL REPORT (Pounds/Day - Summer) struction Start Month and Year: February, 2007 structioa Duration: 1.5 it Land Use Area to be Developed: 7.4 acres Lis= Acreage Disturbed Per Day: 1.85 acres Ile Family Units: 0 Multi -Family Omits: 0 sil/Office/Institutional/Industrial Square Footage: 322340 :iRUCIION EMISSION ESTIMATES UNMITIGATED (lba/day) PM10 PM10 PM10 Source ROG MOx CO SO2 TOTAL EXHAUST DUST 2007... Le 1 - Demolition Emissions '.tive Dust - - - - - 1.54 - 1.54 Road Diesel 3.80 24.01 31.58 - 0.89 0.89 0.00 Load Diesel 0.06 1.34 0.23 0.00 0.04 0.03 0.01 :er Trips 0.04 0.11 1.10 0.00 0.00 0.00 0.00 mimum lbs/day 3.90 25.46 j2.91 0.00 2.47 0.92 1.55 ie 2 - Site Grading Emissions .tive Dust - - - - 39.48 - 39.48 Road Diesel 9.05 58.69 74.86 - 2.39 2.39 0.00 '.oad Diesel 0.36 7.92 1.34 0.01 0.18 0.15 0.03 :er Trips 0.06 0.17 1.65 0.00 0.01 0,00 0.01 ximum lba/day 9.47 66.78 77.85 0.01 42.06 2.54 39.52 e 3 - Building Construction Coast Off -Road Diesel 0.39 3.00 2.91 - 0.13 0.13 0.00 Const Worker Trips 0.61 0.35 7.41 0.00 0.12 0.01 0.11 Coatings Off -Gas 0.00 - - - - - - Coatings Worker Trips 0.00 0.00 0.00 0.00 0.00 0.00 0.00 alt Off -Gas 0.00 - - - - - - alt Off -Road Diesel 0.00 0.00 0.00 - 0.00 0.00 0.00 alt On -Road Diesel 0.00 0.00 0.00 0.00 0.00 0.00 0.00 sit Worker Trips 0.00 0.00 0.00 0.00 0.00 0.00 0.00 ximum lbs/day, 1.00 3.35 10.32 0.00 0.25 0.14 0.11 x lbs/day all phases 9.47 66.78 77.85 0.01 42.06 2.54 39.52 e 1 - Demolition Assumptions t Month/Year for Phase 1: Feb '07 e 1 Duration: 0.5 months ling volume Total (cubic feet): 36771.8976 Sing Volume Daily (cubic feet): 3677.2096 lad Truck Travel (VMr): 51 Road Equipment • Type Horsepower Load Factor Hours/Day 1 Off Highway Trucks 417 0.490 4.0 1 Rubber Tired Loaders 165 0.465 8.0 1 Tractor/Loaders/Backhoes 79 0.465 8.0 a 2 - Site Grading Assumptions : Month/Year for Phase 2: Feb '07 2 Duration: 0.75 months sad Truck Travel (VMT): 302 toad Equipment Type Horsepower Load Factor Hours/Day 1 Crawler Tractors 143 0,575 8.0 1 Graders 174 0.575 8.0 1 Off Highway Trucks 417 0.490 4.0 1 Scrapers 323 0.660 8.0 1 Tractor/Loaders/Backhoes 48 0.465 8.0 3 - Building Construction Assumptions : Moath/Year for Phase 3: Mar '07 : 3 Duration: 0.25 months in Nonth/Year for SubPhase Building: Mar '07 :Phase Building Duration: 0.25 months e: 10 07/2006 8:46 PM tf-Road Equipment D. Type Horsepower Load Factor Hours/Day I Tractor/Loaders/eackhoes 48 0.465 8.0 IDPbase Architectural Coatings Turned OFF tbPhase Asphalt Turned OFF _rRUCTION EMISSION ESTIMATES MITIGATED (lbs/day) Source ROG NOx CO PM10 PMIO PM10 2007•*• S02 TOTAL EXHAUST DUST .e L-- Demolition Emissions tive Dust - Road Diesel 3.80 - 24.01 - 31.58 - 1.54 1.54 .oad Diesel 0.06 1.34 0.23 - 0.00 0.89 0.04 0.89 0.00 er Trips 0.04 0.11 1.10 0.00 0.00 0.03 0.00 0.01 ximntm lbs/day 3.90 25.46 32.91 0.00 2.47 0.00 0.92 1.55 e 2 - Site Grading Emissions tive Dust - Road Diesel 9.05 - 58.69 - 74.86 - 12.63 - 12.63 oad Diesel 0.36 7.92 1.34 - 0.01 2.39 0.18 2.39 0.00 er Trips 0.06 0.17 1.65 0.00 0.01 0.15 0.00 0.03 0.01 rimum lbs/day, 9.47 66.78 77.85 0.01 15.21 2.54 12.67 a 3 - Building Construction Coast Off -Road Diesel 0.39 3.00 2.91 - 0.13 Coast Worker Trips 0.61 0.35 7.41 0.00 0.13 0.00 Coatings Off -Gas 0.00 - - 0.12 0.01 0.11 Coatings Worker Trips 0.00 0.00 0.00 0.00 0.00 0.00 0.00 tlt Off -Gas 0.00 - - _ tlt Off -Road Diesel 0.00 0.00 0.00 - 0.00 0.00 0.00 tlt On -Road Diesel 0.00 0.00 0.00 0.00 0.00 0.00 0.00 tlt Worker Trips 0.00 0.06 0.00 0.00 0.00 0.00 0.00 Amum lbs/day 1.00 3.35 10.32 0.00 0.25 0.14 0.11 : lbs/day all phases 9.47 66.78 77.85 0.01 15.21 2.54 12.67 ruction -Related Mitigation Measures e 2: Soil Disturbance: Watering three times per day rcent Reduction(ROG 0.0% NO, 0.0t CO 0.0% S02 0.0% PM10 68t) 1 - Demolition Assumptions Month/Year for Phase 1: Feb '07 1 Duration: 0.5 months ing Volume Total (cubic feet): 36771.8976 ing Volume Daily (cubic feet): 3677.2096 ad Truck Travel (VMT): 51 oad Equipment Type Horsepower Load Factor Houra/Day L Off Highway Trucks 417 0.490 4.0 1 Rubber Tired Loaders 165 0.465 0.0 L Tractor/Loaders/Backhoes 79 0.465 8.0 2 - Site Grading Assumptions Month/Year for Phase 2: Feb 107 2 Duration: 0.75 months td Truck Travel (VMT): 302 gad Equipment Type Horsepower Load Factor Hours/Day Crawler Tractors 143 0.575 8.0 Graders 174 0.575 8.0 Off Highway Trucks 417 0.490 4.0 Scrapers 313 0.660 8.0 Tractor/Loaders/Backhoes 48 0.465 8.0 3 - Building Construction Assumptions Month/Year for Phase 3: War '07 3 Duration: 0.25 months t Month/Year for SubPhase Building: Mar -07 base Building Duration: 0.25 months Road Equipment Type Horsepower Load Factor Hours/Day Tractor/loaders/Backhoes 48 0.465 8.0 haze Architectural Coatings Turned OFF hase Asphalt Turned OFF )e; 11 f07/2006 Bv47 PM U\ SOURCE EMISSION ESTIMATES (Summer Pounds per Day, unmitigated) Source ROG NOs CO S02 PM10 itural Gas 0.23 3.12 2.62 0 0.01 !arth - No summer emissions Lndacaping 0.12 0.00 0.78 0.00 0.00 �r Prdcts 0.00 - - - - 'chitectural Coatings 4.52 - - - - PIAiS(lhs/day,u itigated) 4.87 3.12 3.40 0.00 0.01 e: 12 07/2006 8:47 PM UNMITIGATED OPERATIONAL EMISSIONS ROG NOx CO S02 er Feature Amenity 16.48 12.39 130.29 0.07 1L EMISSIONs(lbs/day) 16.49 12.39 130,29 0.07 .udes correction for pasaby tripe. i not include double counting adjustment for internal trips. ATIONAL (Vehicle) EMISSION ESTIMATES ysis year: 2007 Temperature (F); 90 Season: Summer - C Version: EWAC2002 (9/2002) ary of Land Uses: PM10 10.81 10.81 NO. Total Type Acreage Trip Rate - Units Trips r Feature Amenity 6.40 trips/1000 sq. ft. 322.34 2,062.98 Sum of Total Tripe 2,062.98 Total Vehicle Miles Traveled 7,116.73 :Is Assumptions : Mix: Percent Type Non -Catalyst Catalyst Diesel -1AeutType 55.20 1.00 97.80 0.40 Truck � 3,750 lbs 15-10 3.30 94.00 2.70 Truck '3,751- 5,750 16.10 1.90- 96.90 1.20 "ruck 5,751- 8,500 7.10 1.40 95.80 2.80 Heavy 8,501-10,000 1.10 0.00 81.80 18.20 Heavy 10,001-14,000 0.40 0.00 50.00 50.00 Ieavy .24,001-33,000 1.00 0.00 20.00 80.00 '-Heavy 33,001-60,000 0.90 0.00 11.10 88.90 Haul > 60,000 lbs 0,00 0.00 0.00 100.00 Bus 0.10 0.00 0.00 100.00 'cycle 1.70 82.40 17.60 0.00 1 BUD 0.10 0.00 0.00 100.00 Nome 1.20 8.30 83.30 8.40 1 Conditions Residential Commercial Home- Home- Home - Work Shop Other Commute Hon -Work Customer Trip Length (miles) 11.5 4.9 6.0 10.3 5.5 5.5 Trip Length (miles) 11.5 4.9 6.0 10.3 5.5 5.5 Speeds (mph) 35.0 40.0 40.0 40.0 40.0 40.0 rrips - Residential 20.0 37.0 43.0 rripa - Commercial (by land use) Feature Amenity 5.0 2.5 92.5 Is: 13 /07/2006 8:48 PM mges made to the default values for Land Use Trip Percentages ages made to the default values for Construction :user has overridden the Default Phase Lengths mlition Truck Hauling Miles/Round Trip changed from 30 to 7.5- e Grading Fugitive Dust Option changed from Level 3 toLevel 2 as 2 mitigation measure Soil Disturbance: Watering three time per day has been changed from off to on. ages made to the default values for Area hearth option switch changed from on to off. wood stove percentage changed from 35 to 0, wood fireplace percentage changed from 10 to 0. natural gas fireplace percentage changed from 55 to 0. no hearth options percentage changed from 0 to 100. ages made to the default values for Operations pass by trips option switch changed from off to on. operational emission year changed from 2005 to 2007, RBEHIS2002 contains a calculation error that results in four times the vehicle miles traveled (VMf) than Ad be reported for demolition haul trucks. Accordingly, the default trip length was reduced by a factor of r (from 30 to 7.5 miles) to correct this VMf error. is: 14 07/2006 8:48 PM URBEMIS 2002 For Windows 8.7.0 e Name: M:\Camarillo\9. Air Quality\URBPMIS Files\La Quints Resort Addendum\Water Feature Amenity.urb ject Name: 0223.011 La Quints. Resort Addendum ject Location: South Coast Air Basin (Los Angeles area) Road Motor Vehicle Emissions Based on ENFAC2002 version 2.2 DETAIL REPORT (Tons/Year) 9trnctiOn Start Month and Year: February, 2007 3truCtiOn Duration: 1.5 31 Land Use Area to be Developed: 7.4 acres Lmum Acreage Disturbed Per Day: 1.85 acres )le Family Units: 0 Multi -Family Units: 0 kil/Office/Institutional/Industrial Square Footage: 322340 ;TROCTION EMISSION ESTIMATES UNMITIGATED (tona/year) PM10 PM10 PM10 Source ROG NOX CO S02 TOTAL EXHAUST DUST 2007.•w ie 1 - Demolition Emissions tive Dust - - - - 0.01 - 0.01 Road Diesel 0.02 0.13 0.17 - 0.00 0.00 0.00 oad Diesel 0.00 0.01 0.00 0.00 0.00 0.00 0.00 er Trips 0.00 0.00 0.01 0.00 0.00 0.00 0.00 tal tons/year 0-02 0.14 0.18 0.00 0.01 0.00 0.01 e 2 - Site Grading Emissions tive Dust - - - - 0.33 - 0.33 Road Diesel 0.07 0.48 0.62 - 0.02 0-02 0.00 oad Diesel 0.00 0.07 0.01 0.00 0.00 0.00 0.00 er Trips 0.00 0.00 0.01 0.00 0.00 0.00 0.00 tal tons/year 0.07 0.55 0.64 0.00 0.35 0.02 0.33 e 3 - Building Construction Coast Off -Road Diesel 0.00 0.01 - 0.01 - 0.00 0.00 0.00 Const Worker Trips 0.00 0.00 0.02 0.00 0.00 0.00 0.00 Coatings Off -Gas 0.00 - - - - _ - Coatings Worker Trips 0.00 0.00 0.00 0.00 0.00 0.00 0.00 31t Off -Gas 0.00 - - - - _ _ 31t Off -Road Diesel 0.00 0.00 0.00 - 0.00 0.00 0.00 31t On -Road Diesel 0.00 0.00 0.00 0.00 0.00 0.00 0.00 31t Worker Trips 0.00 0.00 0.00 0.00 0.00 0.00 0.00 Cal tons/year 0.00 0,01 0.03 0.00 0,00 0.00 0.00 :al all phases tons/yr 0.09 0.70 0.85 0.00 0.36 0.02 0.34 3 1 - Demolition Assumptions : Month/Year for Phase 1: Feb -07 1 Duration: 0.5 months Ling Volume Total (cubic feet): 36771.8976 Ling Volume Daily (cubic feet): 3677.2096 Sad Truck Travel (VMT): 51 Load Equipment Type _ Horsepower Load Factor Hours/Day 1 Off Highway Trucks 417 0.490 4.0 1 Rubber Tired Loaders 165 0.465 8.0 1 Tractor/Loaders/Backhoes 79 0.465 8.0 2 - Site Grading Assumptions Month/Year for Phase 2: Feb '07 2 Duration: 0.75 months ad Truck Travel (VHT): 302 oad Equipment Type Horsepower Load Factor Hours/Day 1 Crawler Tractors 143 0.575 8.0 1 Graders 174 0.575 8.0 1 Off Highway Trucks 417 0.490 4.0 1 Scrapers 313 0.660 8.0 1 Tractor/Loaders/Backhoes 48 0.465 8.0 3 - Building Construction Assumptions Month/Year for Phase 3: Mar '07 3 Duration: 0.25 months rt Month/Year for SubPhase Building: Mar '07 Phase Building Duration: 0.25 months 1e: 15 f07/2006 8:49 PM )£f-Road Equipment 10• Type Horsepower Load Factor Hours/Day 1 Tractor/Loaders/eackhoes 48 0.465 8.0 asbPhase Architectural Coatings Turned OFF IubPhase Asphalt Turned OFF ISTRUCTION EMISSION ESTIMATES MITIGATED (tone/year) PM10 PHIO PM10 Source ROG NOX CO SO2 TOTAL EXHAUST DUST • 2007��+ se 3 - Demolition Emissions itive Dust -Road Diesel - 0.02 - 0.13 - 0.17 - - 0.01 0.00 - 0.00 0.01 Road Diesel 0.00 0.01 0.00 0.00 0.00 0.00 0.00 0.00 ker Trips 0.00 0.00 0.01 0.00 0.00 0.00 0.00 otal Cons/year 0.02 0.14 0.18 0.00 0.01 0.00 0.01 ae 2 - Site Grading Emissions itiVe Dust -Road Diesel - 0.07 - 0.48 - 0.62 - - 0.11 0.02 - 0.02 0.11 Road Diesel 0.00 0.07 0.01 0.00 0.00 0.00 0.00 0.00 ker Trips 0.00 0.00 0.01 0.00 0.00 0.00 0.00 Dtal tams/year 0.07 0.55 0.64 '0.00 0.13 0.02 0.12 Be 3 - Building Construction 3 Conat Off -Road Diesel 0.00 0.01 0.01 - 0.00 0.00 0.00 1 Conat Worker Trips 0.00 0.00 0.02 0.00 0.00 0.00 0.00 s Coatings Off -Gas 0.00 - - - - s Coatings Worker Trips 0.00 0.00 0.00 0.00 0.00 0.00 0.00 salt Off -Gas 0.00 - - - :alt Off -Road Diesel 0.00 0.00 0.00 - 0.00 0.00 0.00 salt On -Road Diesel 0.00 0.00 0.00 0.00 0.00 0.00 0.00 :alt Worker Trips 0.00 0.00 0.00 0.00 0.00 0.00 0.00 )tal tons/year 0.00 0.01 0.03 0.00 0.00 0.00 0.00 :tal all phases tons/yr 0.09 0.70 0.85 0.00 0.14 0.02 0.12 truCtioa-Related Mitigation Measures .as 2: Soil Disturbance: Watering three times per day percent Reduction(ROG O.OF NOD: O.Ot CO O.Ot SO2 O.Ot PM10 68t) e 1 - Demolition Assumptions 't Month/Year for Phase 1: Feb '07 e 1 Duration: 0.5 months ding Volume Total (cubic feet): 36771.8976 ding volume Daily (cubic feet): 3677.2096 oad Truck Travel (VM1'): 51 Road Equipment • Type Horsepower Load Factor 1 Off Highway Trucks 417 0.490 1 Rubber Tired Loaders 165 0.465 1 Tractor/Loaders/Backhoea 79 0.465 a 2 - Site Grading Assumptions t Month/Year for Phase 2: Feb '07 5 2 Duration: 0.75 month, Dad Truck Travel (VMT): 302 toad Equipment Type Horsepower Load Factor 1 Crawler Tractor, 143 6.575 1 Graders 274 0.575 1 Off Highway Trucks 417 0.490 1 Scrapers 313 0.660 1 Tractor/Loaders/Backhoes 48 0.465 3 - Building Construction Assumptions '. Month/Year for Phase 3: Mar '07 3 Duration: 0.25 months rt Month/Year for SubBba,e Building: Mar '07 Phase Building Duration: 0.25 months -Road Equipment Type Horsepower Load Factor 1 Tractor/Loaders/Backhoes 48 - 0.465 Phase Architectural Coatings Turned OFF Phase Asphalt Turned OFF Hours/Day 4.0 8.0 8.0 Hours/Day 8.0 8.0 4.0 8.0 8.0 Hours/Day 8.0 a: 16 )7/2006 5:50 PM SOURCE EMISSION ESTIMATES (Tone per Year, Unmitigated) Source ROG NOx CO SO2 PM10 :oral Gas 0.04 0.57 0.48 0.00 0.00 ,rth 0.00 0.00 0.00 0.00 0.00 dscaping 0.01 0.00 0.07 0.00 0.00 isomer Prdcts 0.00 - - _ _ :hitectural Coatings 0.60 - - _ _ 'ALS (tpy, unmitigated) 0.65 0.57 0.55 0.00 0.00 re: 17 07/2006 8:50 PM DNMITIGATED OPERATIONAL EMISSIONS ROG NOx CO S02 PM10 or Feature Amenity 2.80 2.58 24.05 0.01 1.97 AL EMISSIONS (tons/yr) 2.80 2.58 24.05 0.01 1.97 ludes correction for passby trips. s not include double counting adjustment for internal trips. RATIONAL (Vehicle) EMISSION ESTIMATES lynis Year, 2007 Season: Annual AC Version: EMPAC2002 (9/2002) mary of Land Uses: No. Total t Type Acreage Trip Rate Units Trips er Feature Amenity 6.40 trips/1000 sq. ft. 322.34 2,062.98 " Sum of Total Trips 2,062.98 Total Vehicle Miles Traveled 7,116.73 icle Assumptions: at Mix: icle Type Percent Type Non -Catalyst Catalyst Diesel ht Auto 55.20 1.80 97.80 0.40 ht Truck < 3,750 lbs 15.10 3-30 94.00 2.70 ht Truck 3,751- 5,750 16.10 1.90- 96.90 1.20 Truck 5,751- 8,500 7.10 1.40 95.60 2.80 e-Heavy 8,501-10,000 1.10 0.00 81.80 18.20 s-Heavy 10,001-14,000 0.40 0.00 50.00 50.00 -Heavy 14,001-33,000 1.00 0.00 20.00 80.00 vy-Heavy 33,001-60,000 0.90 0.00 11.10 88.90 e Haul > 60,000 lbs 0.00 0.00 0.00 100.00 = Bus 0.10 0.00 0.00 100.00 Drcycle 1.70 82.40 17.60 0.00 Dol Hue 0.10 0.00 0.00 100.00 Dr Home 1.20 8.30 83.30 8.40 eel Conditions Residential Commercial Home- Hone- Home - Work Shop Other Commute Non -work Customer m Trip Length (miles) 11.5 4.9 6.0 10.3 S.S 5.5 11 Trip Length (miles) 11.5 4.9 6.0 10.3 5.5 5.5 D Speeds (mph) 35.0 40.0 40.0 40.0 40.0 40.0 E Trips - Residential 20.0 37.0 43.0 E Trips - Commercial (by land use) :r Feature Amenity 5.0 2.5 92.5 B. 18 37/2006 8:51 PM ages made to the default values for Land Use Trip Percentages :Sea made to the default values for construction user has overridden the Default Phase Lengths tlition Truck Hauling Miles/Round Trip changed from 30 to 7.5• Grading Fugitive Dust Option changed from Level 1 to Level 2 ie 2 mitigation measure Soil Disturbance: watering three times per day has been changed from off to on. 'gas made to the default values for Area hearth option switch changed from on to off, wood stove percentage changed from 35 to 0, wood fireplace percentage changed from 10 to 0. natural gas fireplace percentage changed from 55 to 0 no hearth options percentage changed from 0 to 100. gas made to the default values for Operations Pass by trips option switch changed from off to on. operational emission year changed from 2005 to 2007. tBEMIS2002 contains a calculation error that results in four times the vehicle miles traveled (VMT) than Id be reported for demolition haul trucks. Accordingly, the default trip length was reduced by a factor of (from 30 to 7.5 miles) to correct this VMT error. APPENDIX D Operational Acoustic Study Veneklasen Associates Consuhmrts in Acoustics & AudiaVisual Design The La Quinta Resort Pool Area Modification Acoustical Impact on Property Line Noise January 8, 2007 Prepared for: CNL Desert Resort, LLP Hotel Development Company 450 South Orange Avenue Orlando, Florida 32801 By: VENEKLASEN ASSOCIATES, INC. 1711 Sixteenth Street Santa Monica, CA 90404 (310)450-1733 Aaron Betit Senior Associate Robert Robey Managing Principal 1711 Sucteenth Street - Santa Monica Califomia 90404 - tel: 310.4S0.1733 - fart 310.3%.3424 - w .veneklasen.com Veneklasen Associates Acoustical Analysis Report —January 8, 2007 Page 2 1.0 Executive Summary This Acoustical Analysis Report is based upon the mechanical equipment in the mechanical schematic drawings dated August 18, 2006, for the proposed La Quinta Resort Pool Modification Project and the expected operational conditions documented by CNL Hotels & Resorts Inc. The Endings of this study show that the Pfgwled project will operate in compliance with the City of La Quinta's Noise Ordinance. In addition this repot shows that the amount ofnoise increase over existing noise levels, near the proposed Signature Pool Project, will not be a significant increase, A Company Profile, outlining Veneklasen Associates expertise in the field of acoustical impact analysis is included in Appendix H. 2.0 A brief Introduction to Environmental Acoustics Sound is the physical phenomenon of complex minute variations of atmospheric pressure. Because of the range of sound pressure level detectable by the human ear, sound pressure level (SPL) is represented on a logarithmic scale known as decibels (dB). A sound level of 0 dB is approximately the threshold of human hearing and is usually not audible, even under extremely quiet (laboratory - type) listening conditions. A SPL of 120 dB begins to be felt inside the ear as discomfort and pain at approximately 140 dB. Sound levels are reported in terms of total sound energy, Sound Power Level, or amount of minute pressure variations, Sound Pressure Level. Sound Power Level is a unit of energy and therefore does not change over distance. Sound Pressure Levels are minute variations in atmospheric pressure that cause the ear drum, or microphone diaphragm to vibrate and be heard, or measured as sound. Noise limits and measurements are provided in terms of Sound Pressure Levels and therefore vary over distance. For a point sourcg in the far field, to convert from sound power level to sound pressure level, the generally accepted formula, documented in metric units in ISO standard 9316 is: SPL = PWL +20*log (r)+3 Where: SPL = Sound Pressure Level PWL = Sound Power Level r = Distance in Feet 3 is a correction factor that assumes hemispherical radiation. Additional losses are provided by barriers and air absorption. Because decibels are logarithmic, they cannot be added or subtracted linearly. Instead, it is necessary to add the values logarithmically. For example, if two sound sources each produce 100 dB, when they are operated together they will produce 103 dB, not 200 dB. Four, 100 dB sources operating together again double the sound energy, resulting in a total SPL of 106 dB, and so on. In addition, if one source is I0dB louder than another, the two sources operating together will produce the same SPL as if the louder source were operating alone. Thus, a 100 dB source plus an 80 dB source produce 100 dB when operating together. Two useful rules to remember when comparing SPLs are: (1) most people perceive a 10 dB increase in SPL between two noise events to be about a doubling of loudness, and (2) changes in SPL of less than approximately 3 dB between two events are hard for humans to detect. www.veneklasen.com Veneklasen Associates Acoustical Analysis Report —January 8, 2007 Page 3 The image below reports some typical noise levels for reference: Common Sound Levels vaaew„ Measured in dB (A) 0 20` /^\ 4/00 60 80 100 120 140 v \, 10 30 50 70 90 I10 130 �f Frequency, or pitch, is a physical -characteristic of sound and is expressed in units of cycles per second or hertz (Hz). The normal frequency range of hearing for most people extends from about 20 to 20k Hz. The human ear is more sensitive to middle and high frequencies, especially when the noise levels are quieter. As the noise levels get louder, the human ear starts to hear the frequency spectrum more evenly. To accommodate for this phenomenon a weighting system has been developed to evaluate how loud a noise level is to a human. The frequency weighting called "A" weighting is typically used for quieter noise levels which de-emphasizes the low frequency components of the sound in a manna similar to the response of a human ear. Sound levels vary with time. For example, the sound increases as an aircraft approaches, then falls and blends into the ambient or background as the aircraft recedes into the distance. Because of this variation, it is often convenient to describe a particular noise "event" by its highest or maximum sound level (Lmax). Note Lmax describes only one dimension of an event; it provides no information on the cumulative noise exposure generated by a sound source. In fact, two events with identical Lmax may produce very different total exposures. One may be of very short duration, while the other may be much larger. For the evaluation of community noise effects of long term noise sources such as traffic, aircraft, or mechanical equipment the Day -Night Average Sound Level (DNL) and Community Noise Equivalent Level (CNEL) are used DNL averages sound levels at a location over a complete 24- hour period, with a 10-decibel adjustment added to those noise events occurring between 10:00 p.m. and 7:00 am. (local time) the following morning. The 10:00 p.m to 7:00 a.m. period is defined as nighttime (or night) and the 7:00 am. to 10:00 p.m. period is defined as daytime (or day). The CNEL metric is similar to the DNL metric in that it produces a penalty for the nighttime hours, but it also includes an evening hour penalty adjustment. Thus ambient noise measured between 7:00 a.m. and 7:00 p.m has no penalty, a +5 dB adjustment must be made to noise measured between 7:00 p.m. and 10:00 p.m. and a 10+ dB penalty is added to noise measured between 10:00 p.m. and 7:00 am. Sound from a point source propagates similar to the waves caused by throwing a stone into a pond At the initial point of the disturbance the energy is strongest and dissipated over a small surface w .venektasen.com Veneklasen Associates Acoustical Analysis Report— January 8, 2007 Page 4 area. As the wave moves outward away from the initial point of disturbance, the circumference of the wave increases. Neglecting friction, the total energy remains the same but it is distributed over a greater surface area Therefore for any specific point at the wave even though the total energy hasn't changed, the energy is less as the distance from the source increases. Under typical conditions the reduction in noise level is 6 dB per doubling of distance. 3.0 Purpose of Report Veneklasen Associates, Inc. (VA) was contracted to assess if the noise associated with the La Quinta Resort Pool Modification Project would be within the limits of the La Quinta Noise Ordinance. In addition VA was asked to determine the incremental amount of noise increase even if the total noise level remains less than the standard established in the City's Noise Ordinance. 4.0 Site Description The project site is located in La Quinta, California. The proposed project will replace existing tennis courts with a new pool, water slide, wave pool, and lazy river. Mechanical equipment to operate the water features will be housed in two `Mountain' mechanical rooms to the southwest and northwest of the project site and a game room at the south of the site. Because of the change in land use, the occupancy noise is expected to change around the new Signature Pool area However, since the functions in the Children's Play area will not change, the noise contributions from this area are not expected to change from the current existing conditions. The site is bounded by the following uses: existing tennis courts, residential units, and spa facilities to the south, existing tennis courts and resort villas to the southwest, existing tennis courts to the west, existing tennis villas and a palm grove to the north, and Avenida Obregon to the east. The closest residences to the project site are indicated in Figure 2. 5.0 Noise Criteria The noise limits for the mechanical equipment are clearly documented in the City of La Quints Municipal Code. Section 9.100.210.0 "Noise Control" states: "It is unlawful for any person at any location within the city to create any noise, or to allow the creation of any noise on property owned, leased, occupied or otherwise controlled by such person, when such noise causes the noise level, when measured on any adjacent property to exceed: I. The noise standard for a cumulative period of more than thirty minutes in any hour, 2. The noise standard plus five dB(A) for a cumulative period of more then fifteen minutes in any hour, 3. The noise standard plus ten dB(A) for a cumulative period of more then five minutes in any hour, 4. The noise standard plus fifteen dB(A) for a cumulative period of more then one minute in any hour, or 5. The noise standard plus twenty dB(A) for any period of time." The Municipal Code states "If the noise consists entirely of impact noise, simple tone noise, speech or music, or any combination thereof, each of the noise levels specified in the table in this section shall be reduced by five dB(A)." Because there are a number of noise sources, the majority not being tonal, and the evaluated noise is a combination of all noise sources, the Municipal Code does not require a qualitative penalty. The Exterior Noise Standard for residential property lines is set at L,, 60 dB(A) during the expected hour of operation for the pool area Thus the combination of mechanical equipment and occupancy noise cannot exceed L , 60 dB(A) at the closest property line. A short term limit daytime (L,.) of 80 dB(A) also applies to the project. www.veneklasen.com Veneklasen Associates 'Acoustical Analysis Report —January 8, 2007 Page 5 The combination of noise produced by the equipment serving the Pool Area and the ambient noise level cannot exceed L50 50 dB(A) at the closest property line during nighttime hours. As indicated in Section 2.0 any noise level below 10 dB will not increase the existing noise level. Since the limiting noise criterion is 50 dBA the mechanical equipment can be 40 dI3 or less, regardless of the nighttime ambient noise level and comply with the City's Noise Ordinance. Thus the nighttime noise limit for the mechanical equipment is 40 dBA- 6.0 Mechanical Equipment This acoustical analysis is based on the Bid Set Drawings dated December 18, 2006 provided to VA. The mechanical equipment that are expected to be noise sources include the pumps, and the air handling unit within the South Mountain Mechanical Room, the condensing unit and draft inducer on the top of the South Mountain, the air handling unit in the Game Room Mechanical Room, the condensing unit on the roof of the Game Room Mechanical Room, the condensing unit and draft inducer on the roof of the North -Mountain Mechanical Room and the air handling unit in the North Mountain Mechanical Room. With the exception of CU-1, CU-2 and HP-1, all equipment will be housed in mechanical rooms. The construction of the mechanical equipment rooms is also documented in the Bid Set Drawings. Both the North and the South Mountains will be constructed of 12" reinforced Masonry or IT'thick poured in place concrete with sculpted gunite rockwork to give the appearance of a mountain. The mechanical equipment for the game room will be below grade housed in a poured in place basement. The floor separating the mechanical equipment from the game room above will be 4" poured concrete on top of a 2" metal deck. All the equipment in the North Mountain will be shut down when the park is closed, at 6:OOPM. The majority of the other mechanical equipment will operate 24 hours a day with the exception of P- 603, P604, and P-605 in the South Mountain and P-303, P-803, P-203, P-204, and BL-201 in ttre Game Room. This equipment will shut down at 6:OOPM. Although much of the mechanical equipment will be shut down during nighttime operating conditions i.e. will shut down at 6:OOPM, VA assumed all mechanical equipment would be operating during nighttime hours as an unlikely worst case scenario. The maximum operational noise levels for the equipment provided by the manufacturer and assumed for this analysis are documented in the attached Appendix L The data provided does not show any excessive low frequency noise generated by the equipment, and Cloward H2O indicated that the equipment would not generate any low frequency noise beyond what was documented by the manufacturer. 6.1 Expected Use CNL Hotels & Resorts Inc. provided the worst case expected occupancy information for the future pool area. Based on this information VA understands there would be a maximum bather load of 1,390 and a total chair count of 793. VA assumed that approximately 50% of the chains and approximately 50% of the bathers are unique occupants, resulting in a maximum occupancy of 1,100 people. The pool area is intended to be open from 10.00AM to 6:OOPM; peak load times are expected to be mid morning to early afternoon (approximately 11:OOAM to 3:OOPM). Occupancy usage is expected to be approximately 20% from November to March, 30% from April to May approximately 80°/a from July to August, approximately 60% for September and approximately 30%- for October. CNL Hotels & Resorts provided VA with the assumption that approximately 20% of the occupants . would be in the Formal Pool area, with the majority of the occupants being adults (90%). It was assumed that approximately 53% of the occupants would be in the Active Pool area, with a 50°/u - 50% mix of adults and children in this area. The remainder of the occupants are expected to be in Children's Play Area with approximately 25% of the occupants being adults and the remainder being children. www.veneklasen.com Veneklasen Associates Acoustical Analysis Report —January 8, 2007 Page 6 Activity levels of the occupants were based upon activity levels used for similar type projects in VA's past experience (e.g., playgrounds, cocktail parties, and pools). For adults, VA assumed that approximately 25% would be producing noise at conversational levels. It was also assumed that approximately half of the children would be actively generating noise at slightly elevated levels. 7.0 Noise Measurements VA performed noise measurements at several locations around the project site on September 28, 2006 to document the existing typical daytime ambient noise levels around the project site. The locations were selected to evaluate the general ambient noise conditions at the quietest locations. These measurements were used to assume the ambient conditions throughout the project site. VA used Bmel and Kjaer model 2260 type I precision sound level meter to conduct the noise measurements. The measurement locations are documented in Figure 1. The overall Leq values and duration of the measurement are indicated in the table below: Table 1 — L_dB(A) at Measurement Locatiam Time Location 1 Location 2 Location 3 11:00 60 64 62 12:00 56 54 54 1:00 57 55 57 2:00 57 54 57 Controlling noise sources were activities on the tennis courts and traffic on Eisenhower Drive. Site observations and measurements showed that the ambient conditions surrounding the area were relatively close. For this reason ambient measurements at location I in Figure I were used to assume ambient conditions at location 3 in Figure 2. This is expected to be a 'most stringent' assumption, as street traffic from Avenida Obregon would if anything increase the ambient noise level at location 3. Figure i —Noise Monitor Locations www.venekiasen.com XAVeneklasen Associates V/_ Acoustical Analysis Report — January 8, 2007 Page 7 8.0 Noise Predictions - Mechanical VA used manufacturer's reported noise levels for the equipment operating under the conditions indicated in the project mechanical drawings dated December 18, 2006 to construct a computer model. The computer model uses ISO standard 9613 to predict the expected noise contribution of the mechanical equipment. The general calculation methods described in ISO standard 9613 are briefly summarized in the Introduction to this report Calculations were performed at the nearest property line of the proposed site change. Therefore, noise reductions from barriers and existing buildings outside of the project's property line would not need to be a factor and thus were not included in the model. The computer model included 3D representations of proposed buildings and terrain changes based on the Bid Set Project Drawings dated December 18, 2006. The predicted noise level caused by the mechanical equipment at the locations indicated in figure 2 is set forth in the tables below: Table 2 - Daytime Analvsis Mechanical Total Noise Level Location Lowest Measured Equipment (Ambient+ Ching in Noise Limiting Pass/Fail Ambient Noise Mechanical Level Criteria Contribution Equipment) 1 56 dBA 25 dBA 56 dBA 0 dBA 60 dBA Pass 2 54 dBA 39 dBA 54 dBA 0 dBA 60 dBA Pass 3 56 dBA >20 dBA 54 dBA 0 dBA 60 dBA Pass Table 3 - Night Time Analysis Location Mechanical Mechanical Equipment Contribution Iihrhiting Pass/Fail 1 25 dBA 40 dBA Pats 2 39 dBA 40 dBA Pass 3 >20 dBA 40 dBA Pass 8.1 Noise Predictions —Operational VA used an average of noise levels of children and adult activities at cocktail parties and playgrounds measured for a number of previous projects to calculate the expected noise levels at the closest property lines. The sound power levels assumed are reported below in tarns of levels generated by a single person. Table 4 —Sound Power Levels used for Occupancy Analysis Occupant Sound Power Level for a Single Person Adult Typical Conversational Level 73 dBA Child Slightly Elevated Voice 81 dBA Using these levels and the percentages documented in section 4.1, VA calculated the average (Lso) and maximum (L. J noise levels at the expected maximum occupancy. Our calculations were based on ISO standard 9613. The general calculation methods described in ISO 9613 are briefly summarized in the Section 2.0 of this report. The expected noise contributions from maximum occupancy are documented in the table on the page following. Figure 2 shows the locations itemized in the table. www.veneklasen.com Veneklasen Associates Acoustical Analysis Report— January 8, 2007 Page 8 Table S _ r1.Yn .A N..ir. f`...d�i6..�:.... •�� n__.. ___ .r__.___._ .. Location 1-50 Long Tenn Criteria (L5o) L. Shori Term Criteria (L,.) 1 58 dBA 60 dBA 63 dBA 80 dBA 2 58 dBA 60 dBA 63 dBA 80 dBA 3 52 dBA 60 dBA 57 dBA 80 dBA Figure 2 — Calculated Noise Level Locations Table 6 below shows the expected change in hourly Leq levels from the existing ambient noise level to the combination of ambient noise level and noise from human sources after the project is implemented. Table 6 - Chanae in Nnlae f oval of IPA.Iinn A.h....r V ..rid.:..., a.r....:........ n,............., W-:e.. Location Existing Ambient Calculated L. from Sum of Existing Change In Ambient L.q Pool Activity Ambient and Noise Level Expected Pool Activity I 56 dBA 58 dBA 60 dBA +4 dBA 2 54 dBA 58 dBA 60 dBA +6 dBA 3 56dBA 52dBA 57dBA +1dBA www.venektasen.com Veneklasen Associates Acoustical Analysis Report —January 8, 2007 Page 9 8.2 Noise Predictions — Combination The combination of ambient noise level, mechanical noise, and maximum expected occupancy noise will not exceed the City's Noise Ordinance. The expected sum of mechanical, occupancy, and ambient noise at the three identified locations is reported in the table below. Table 7 - Expected Noise Level Chan es from Occupancy and Mechanical E ui ment Noise Location Ambient Noise Level Calculated from Pool Activity Mechanical Equipment Nye Contribution Sum of Ambient, Mechanical, and Occupancy Noise Change In Ambient Noise Level 1 56 dBA 58 dBA 25 dBA 60 dBA +4 dBA 2 54 dBA 58 dBA 39 dBA 60 dBA +6 dBA 3 56 dBA- 52 dBA >20 dBA 57 dBA +1 dBA 9.0 General Discussion The noise levels from daytime pool activity and mechanical equipment documented in Section 7.2 will be in compliance with the City's Noise Ordinance. In addition to a Noise Ordinance assessment of a project's noise impact upon surrounding properties, a comparison of the increase in ambient noise levels is sometimes utilized in some acoustical analysis reports. An increase of 5 dB over ambient noise levels would be about the level of perceived change by most people and is typically considered a noticeable increase, but not a significant increase. A 10 dB or more increase above the existing ambient noise level is generally perceived as a doubling in loudness and typically is considered a significant increase. As can be seen from Table 7 in section 7.2, the expected change in operation will not result in a significant increase to any of the adjacent residences. Under the worst case scenario, the increase in ambient noise level at Location 2 only may result in a noticeable increase. For the purposes of this report the noise generated by the Signature Pool project would only be deemed a substantial increase over existing noise levels if it met either of the following significance threshold tests: 1) It increased noise by 10 dB or more over the existing background ambient; or 2) It exceeded the requirements in the City's Noise Ordinance. In this case, this report demonstrates that neither threshold is exceeded. Thus there is no significant increase in noise levels over the existing ambient noise level. 10.0 Conclusion The noise contributions from daytime pool activity are expected to increase the ambient noise level at the nearest property lines under the heaviest expected occupancies. However, the increase in noise above the existing ambient noise levels will not be substantial. Additionally, noise generated by the Signature Pool project is expectd to be within the limits defined by the City of La Qunita Noise Ordinance. Nighttime operations, essentially pool filtering equipment, will also operate well below the noise limits defined in the City's Noise Ordinance. www.veneklasen.com Veneklasen Associates Acoustical Analysis Report —January 8, 2007 Page 10 Appendix I Equipment Noise Limits The noise limits identified in the table below are based on the manufacturer's data and the operating conditions scheduled on the mechanical drawings. Equipment Tag Sound Power Level(PWL) or Distance if SPL Maximum Sound Level perOctave Band Center fir uenc dBA 63 Hz 125 Hz 250 Hz 500 Hz lk Hz 2k Hz 4k Hz 8k Hz CU-1 PWL 80 79 79 76 76 68 67 65 CU-2 PWL 90 84 82 89 87 86 83 77 62 HP-1• PWL 80 79 79 76 76 68 67 65 PUMPS SPL 3' 85 - - - - - - Mtn Draft Inducer SWL - 79 83 78 78 77 65 60 Game Room Draft Inducer PWL - 71 75 70 73 68 57 52 AH-I Inlet PWL - 78 68 58 56 58 54 53 43 AH-i Discharge PWL - 86 75 73 72 72 68 66 59 AH-1 Casio PWL - 77 66 57 56 56 52 41 34 AH-2Inlet PWL 86 79 68 67 67 65 63 53 AH-2 Dischar a PWL 94 86 83 83 81 79 76 69 AH-2 CasingPWL 85 77 67 67 65 63 51 44 AH-3Inlet PWL 78 68 58 56 58 54 53 43 AH-3 Discharge PWL 86 75 73 72 72 68 1 66 59 AH-3 Casing PWL 77 66 57 56 56 52 1 41 34 • Indicates sound data assumed based on operating conditions. Manufacture sound data should be confirmed in compliance with assumptions prior to installation. w .venektasen.com Veneklasen Associates Acoustical Analysis Report —January 8, 2007 Page 1 I Appendix II Company Profile Founded in 1947, Veneklasen Associates is one of the largest acoustical, audio-visual, environmental noise, and vibration consulting firms in the Western United States. Technical and scientific diversity, in combination with a premium placed by each individual within our firm on customer service, is our firm's hallmark. Our staff is carefully balanced, representing professionals with degrees in acoustics, physics, engineering and architecture. With 25 employees, we are large enough to represent a wealth of expertise to be shared, and small enough to assure that each project is supervised by a principal or senior associate. Western Electro-Acoustic Laboratory (WEAL), a division of Veneklasen Associates, was founded by Paul S. Veneklasen in 1947 following his participation in acoustical research at Harvard University's Electro- Acoustical Laboratory and the University of California, Los Angeles. It is one of only two laboratories west of the Mississippi accredited by the National Institute of Standards and Technology for both laboratory and field acoustical testing. WEAL provides laboratory support for Veneklasen Associates as well as a wide range of testing services and research opportunities for industry. Some of the previous environmental impact noise assessment analysis studies that VA has previously worked on include: 20,000seal Concert Venue (EIR) ClearCbannel Entertainment Tampa Florida Aquarium of the Pacific HOK Long Beach Calforma Beverly Hills Hotel Gensler BeverlyKilh, California Chapman College - School of Film & Television ABACUS Orange. Cal fomia Harvard/Westlake School Latham & Watkins North H,14%t od, Califo a Hinson ICTF Expansion Southern California Edison Long Beack Cal fomw HS&P, Lmnpoc Facility County ofSanta Barbarafrorch Operating Company Sanm Barbaro, Cahfomia Hyperion Treatment Plant Montgomery Watson/ Las Angeles Metropolitan Water District SolidsTeduwlogy & Resource Recovery Division _ LosAngde; Col fomia SP Milling Company (FIR) ESA San Luis O&qv, California Molecular Biology Clasnoom Buildm& UCLA Jones & Stokes Las Angeles Calfonua Wausnon Expressway (EIR) Vollmer Associates Louisville, Kentucky Multiple Substations Southern California Edison Souduan Colr�ornm Two MajorThenne Parks (EIR) Confidential Sowhem California www.veneklasen.com Veneklasen Associates Acoustical Analysis Report —January 8,2007 Page 12 Appendix III Acoustical Terminology deciBel A unit for describing the amplitude of sound, equal to 20 times the logarithm to the base 10 of the ratio of the pressure of the sound measured to the reference pressure, which is 20 micxoPascals. deciBels are denoted "dB". A -weighted sound The sound pressure level in deciBels as measured on a sound level meter pressure level using the A -weighting filter network. The A -weighting filter de- emphasizes the very low and very high frequency components of the sound in a manner similar to the response of the human ear and gives good correlation with subjective reactions to noise. A -weighted deciBels are denoted "dBA" or "dB(A)" Equivalent Sound Level The sound level containing the same total energy as a time -varying signal over a given sample period. Equivalent sound level, denoted "L"" is typically computed over 1, 8 and 24-hour sample periods. The Day -Night Level Denoted "Ld„", the Day -Night Level is calculated by averaging equivalent sound levels recorded over a 24-hour period after the addition of a ten deciBel weighting to sound levels measured at night, between 10:00p.m. and 7:00 a.m. Percentile level Denoted Lo, percentile level indicates the time -average sound level that is exceeded for "n" percent of the total measurement period. Unless otherwise stated, A -weighting is understood. Example: Lw indicates the average sound pressure level that was exceeded 90•0 of the measurement period. www.venekiasen.com APPENDIX E Reccomendations for Protective Fence at the Morgan House (2006) Telesis Engineers 460 Arlington Avenue, Berkeley, California 94707 Telephone (510) 528-8262, Facsimile (510) 528-8293 1 SCOPE -OF -WORK Charles C. i htel it., Yn.U. Gary S. ✓arum, S. E. Recommendations Protective Fence at the Morgan House La Quinta Resort, La Quinta, California The Morgan House is a two-story structure relying on adobe load -bearing walls to support the roof and second floor. It is evaluated as posing a significant likelihood of collapse in a significant earthquake. The building is between the nearby San Andreas and San Jacinto faults, respectively to the east and west. These faults are evaluated by the US Geological survey as the highest likelihood faults for magnitude 8 earthquakes in Southern California.' The building is currently unoccupied. This letter report recommends a plan for the placement of fences to restrict entry to the structure and protecting casual visitors from the seismic hazard posed by the building. 2 DESCRIPTION The Morgan House is an adobe two-story adobe residential structure. It was designed and constructed in the 1926-7. Figures 1, 2, 3 and 4 show elevations images of the building from the east, west and north sides. The building has a two-story core and one-story extensions. On the south side there is a shed roof framing a covered porch. There is a partial basement on the south side of the building constructed of reinforced concrete walls. Figure 1 shows a plan of the building. It has perimeter and interior adobe load -bearing walls with a wood framed floor and roof system with clay the roof. The structure has a partial basement of board -formed concrete walls and a crawl space with adobe walls. The adobe walls are reported to be 17 inches thick at the exterior of the first floor, as well as at the interior walls below the second floor gable end wall. The adobe walls are reported2 to be 12 inches thick at the remaining first floor and on the second floor. The interior partitions are wood framed on the second floor, including a portion of the exterior north gable end wall, see Figure 4. The wall shave a continuous reinforced concrete bond beam below the second floor joists and another bond beam below the roof rafters, including along the gable ends of the walls. USGS, 1995. "Seismic Hazards in Southern California: Probable Earthquakes, 1994 — 2024," Working Group on California Earthquake Probabilities, Bulletin of the Seismological Society of America, Vol. 85, No. 2, pp. 379-439 Architectural Resources Group, 2006. Evaluation ojAdobes at La Quinta Resort, La Quinta, California. Architectural Resources Group, San Francisco, California, June, 2006. Field measures recorded by CC Thiel of Telesis Engineers in June, 2006 indicate that the second floor adobe walls are less than 12 inches thick, measured at 10" at a south facing window. 20 A seoatd ■ay pordn ■ ■ D W ■ N Ileteao4 v shed-atyre ■ ■ root ■ E 11� L PASsy i qa rK One d p arre:$ury � F Q TSW Slog M 0 It Adobe vml to second Ilan Sited slyle - ® Adobe vM to rod ruol — Wood-trnuid%ell y Wlndowwa> O"Id(loot Photograph * dl IW H Figure f. Plan of the Morgan house showing the locations of principal structural elements. The boldface letters are the marks for different areas set -back areas for the location of the fence as discussed in the text and Table 1. The roof sections are sheathed by clay tile. The roof over the two story section of the building is a gable roof with low slope. The roof over the one-story sections and the porches are slow slopped shed roofs with clay tile sheathing. The one story former garage section, recently used as offices, has a wood framed wall enclosing the space between the adobe exterior walls. The principal seismic concern for the buildings is the thinness of the adobe walls. Within the two-story section of the building the first floor walls of the two story section of the building have height to thickness ratios of about 5.5 (17 inches divided by eight feet) for the primary walls. The second floor ratio is of the order of 8 for the longitudinal walls and 12 for the gabble end walls. These are well beyond the ratios that are normally considered to be safe, i.e., of the order of 4 or lower. Exacerbating the problem for the second floors the section of wall on the north side that is wood framed (with windows) and for which there is no lateral restraint of the return sections of wall, see Figure 3. Morgan House Fence Assessment Page 2 3 FENCE At one location where the support of the second floor joists was exposed, the joist was pocketed into the adobe wall without any attachment either to the adobe or to the concrete bond beam on which it set. The walls support the second floor roof without any rood beams in the transverse direction. The evaluation of the expected seismic behavior of the building is that it will be severely damaged in strong earthquake ground motions. This report addresses how a fencing system should be placed to mitigate the possibility of the failed building posing a safety risk to people in its vicinity. Restricting access to the Morgan House is required to provide safety. The essential issue is how to accomplish this. Placement of a fence is an efficient way to limit where persons could be in the event that an adobe wall falls during an earthquake. Experience indicates that adobe building walls are likely to fail by falling outward not inward during earthquakes. This is because the interior wall and floor framing limits the displacements inward, but not outward. Often the walls crumble, but on occasion they fall outward rotating about the base of the wall. This latter is unusually, but can happen and therefore is the basis for the evaluation of fence location. The presence of concrete bond beams changes the expected performance of the walls. The bond beams are connected at comers to the out -of -plane walls. They tend to cause the out -of -plane displacements of the wall to be restrained at the ends, and forces a "breathing" action of the wall, with a focus on shear failure, also limiting the ability of the wall to rotate about its base. The principal impact of this observation is particularly important for the two story high wall sections. The upper sections are thinner than the lower sections in the Morgan Building. The presence of the bond beam in this case provides added strength for the lower section of the wall and forces initial failure of the wall to the upper portion of the wall. The maximum distance that a wall can reasonably be expected to fall is limited by the height above the rotation point where it fails. Determining where this is likely to be depends upon the location and structural support of the wall. The distance away from the building that is safe depends on the height of the wall, and its structural integrity of the fence. Let: H height of the wall above the rotation point, Y The height of the protective wall X The distance of the fence from the adobe wall. If we suppose that the wall is structurally sufficiently strong that when the wall fragments hit the wall it will deform in a predictable way to protect persons at the exterior to the fence. The X can be determined easily as: X=(Hz-y2f3 If the fence is not strong enough, then the distance X should be equal to H. For the following discussion we assume that the fence is 8 feet high, whether it is structural or non-structural. This should be tall enough to prevent casual entry to the Morgan House except by those willing to exert significant effort. Morgan House Fence Assessment Page 3 The issue is then to determine what the stand off distances should be for different parts of the building. These will be addressed in the following discussion keyed to the areas of Figure 1. We assume that the first value given is if thee fence has no structural capacity, that is it is outside the fall line. The second number assumes that the fence has structural capacity and that it is 8 feet high. Table 1 reviews the conclusions of the fence set -back distances based on the two different assumptions for the construction of the fence. The structural fence is assumed to be constructed of tube steel columns set in concrete foundations and tube steel horizontal elements that are sized to remain structurally continuous when struck by segments of adobe. When adobe fails, it seldom fails in large sections. Therefore, we expect that constructing the fence columns of 6" diameter''/." wall thickness steel section pipes will be adequate, set into concrete footings about 4 feet deep. They should be about six feet apart, center -to -center.. and coupled with a similar steel stringer at the top and half - height point that is welded to the columns. The inside face of the fence should be constructed of corrugated light gauge steel deck, say 2.5 inches deep. Such deck is typically used for composite steel concrete floor diaphragms. It is chosen to take advantage of impact resilience of the corrugations. The deck comes in 36" wide sheets in 6 to 12 foot lengths. These should be placed at the top of the wall, and the lower 24" infrlled with a portion of a deck sheet, or chain link fence. Any adobe pieces that penetrate the bottom 24 inches of the height pose no falling hazard to persons outside the fence. The set -back distances of Table 1 can be changed for other heights of the structural fence in order to move the fence closer to the building walls, except for the areas where the hazard is posed by the second story wall sections, areas marked B and L in Figure 1. If it is necessary to move the fence line closer to the building, then steel trusses can be fabricated that are placed perpendicular to the walls that extend to the top of the wall, with the steel trusses supported by drilled concrete foundations. At the building face a series of horizontal steel beams can be placed just beyond the adobe face to act as restrainers for the wall's out -of - plane displacement. This truss system is estimated to require 4 feet of space outside the wall, thereby reducing the set -back distance to 4 feet. Charles C. Thiel Jr., Ph.D. Gary S. Varum, S.E. TE 908.2 January 14, 2007 S. Morgan House Fence Assessment Page 4 Table 1. Assessment of the distances the fence should be set back from the building at different sections denoted in Figure 1. The column denoted hon-stfuctural'is fora fence that has no ability to withstand impact by the falling adobe; "Whigh shucturat denotes a fence that has the ability to withstand falling adobe without tar7ing. Distance.to fence Mark Discussion Now 8-high structural structural A This wall is wood framed and posses no falling hazard. 2' from roof Edge of roof B The second floor porch framing limits the point of rotation to be at 3' from Edge of the second floor, while the continuous roof framing elements that edge of Porch form the roof of the porch limit the height of the wall section that porch can rotate to about 6 feet. The porch is about three feet wide. C This section of wall is one-story high with a slopped roof having a 9' from wall 2' from wall maximum height of about 9 feet. D - This section of wall is one-story high with a maximum height of 8' from wall 2' from wall about 8feet E This wall is wood framed and posses no falling hazard. Edge of the Edge of the roof roof F This wall supports a stopped shed roof with its maximum height at 10' from 6' from the the back courtyard of about 10 feet. the wall edge of the wall G This section of wall is one-story high with a maximum height of 8' from wall 2' from wall about 8feet H The wood framed roof extends beyond the wall and limits the Edge of Edge of falling distance. Its depth is about eight feet roof roof J Same as H Edge of Edge of roof roof K This wall supports a slopped shed roof with its maximum height at 10' from 6' from the the back courtyard of about 10 feet. the wall edge of the wall L The wail is about 16 feet high. it is a 17" thick wall at the first floor Whom the Whom the level and 12' at the second. Because of the second floor level wall wan framing, and the thinness of the upper wall, the first section of the wan to fat with be the upper section, whish is about 8 feet high to the roof eve. Therefore, it is unlikely that the whole wall will topple in one piece. Protection is only appropriate for the upper wall section, since after it falls, the lower wall will fall in the same within the same area. M This wall is wood framed and posses no falling hazard. Edge of Edge of roof root N The location along the south side of the main building where there 2' from roof Edge of is a slopped roof porch, see Figure 1 and 2, that is as wade as the roof lust floor is tall. The piers supporting the porch are evaluated as posing a small hazard. Therefore the fence should be placed outside the only two feet outside the limit of the roof, since the tallest section of the wan, the chimney, is approximately this height above the top of the roof connected to the wall. Morgan House Fame Assessment Page 5 Photograph 4. Exledorof the enclosed garage. The we# behind the shallow clay file roof section is wood framed. Morgan House Fence Assessment page 7 EXHIBIT "A" CITY COUNCIL RESOLUTION NO. 2007-023 CONDITIONS OF APPROVAL - FINAL CONDITIONAL USE PERMIT 2007-102 CNL DESERT RESORTS, LLP ADOPTED: MARCH 20, 2007 GENERAL 1. The applicant agrees to defend, indemnify and hold harmless the City of La Quinta ("City"), its agents, officers and employees from any claim, action or proceeding to attack, set aside, void, or annul the approval of this Conditional Use Permit and related approvals, including but not limited to any California Environmental Quality Act (CEQA) compliance document recorded thereunder or any other action against the City. The City shall have sole discretion in selecting its defense counsel. The City shall promptly notify the applicant of any claim, action or proceeding and shall cooperate fully in the defense. 2. The applicant shall comply with all final Conditions of Approval for Site Development 2006-865 prior to opening, during the life of the project or as specifically required. 3. Permits issued under this approval shall be subject to the provisions of the Infrastructure Fee Program and Development Impact Fee program in effect at the time of issuance of building permit(s). 4. This Conditional Use Permit (CUP) shall expire 24 months after its effective date if not used or implemented unless a legal action is filed challenging the CUP approval. In such event, the running of the 24-month period shall be tolled during the pendency of litigation challenging the CUP and any other action challenging the approval of this CUP or related Site Development Permit, and any related CEQA compliance documents. . PROPERTY RIGHTS 5. The applicant shall retain for private use all private street rights -of -way in conformance with the City's General Plan, Municipal Code, applicable Specific Plans, Site Development Permit, and Conditional Use Permit Conditions of Approval, and/or as required by the City Engineer. Resolution No. 2007-023 Exhibit "A" Conditions of Approval - Final Conditional Use Permit 2007-102 CNL Desert Resorts, LLP Adopted: March 20, 2007 Page 2 TRAFFIC/PARKING 6. Parking Study/Studies may be required to evaluate parking conditions and requirements from on -site and off -site traffic to recommend parking management 7. Adjustments as noted below. The requirements for possible parking studies are as follows: A. If required by the Community Development Director, the applicant shall complete up to three parking studies after the Certificate of Occupancy has been issued. B. The applicant is required .(prior to issuance of the grading permit) to deposit with the City of La Quinta cash in the amount of $35,000 to be placed in a drawdown account for parking studies. After up to three studies are completed or within three years from the facility opening date the balance of the unexpended funds shall be refunded to the applicant. C. Prior to issuance of first building permit, the applicant shall enter into a Parking Study Agreement with the City of La Quinta. If parking studies are required by the City after the Certificate of Occupancy has been issued, the applicant shall fund all expenses for up to three Parking Studies/evaluations that assess parking impacts associated with this Site Development Permit, The Parking Study/Studies is/are required to evaluate parking conditions and requirements from on -site and off -site traffic and must recommend parking management adjustments, or construction of additional parking facilities, if needed. The Parking Study/Studies shall be performed by a qualified Traffic Engineering or Parking Consultant, reviewed by the Community Development and Public Works Directors and approved by the Community Development Director. The applicant is required to pay for all expenses to conduct this/these study/studies for up to three years starting within one year from the facility's opening date. The seasonal timing of subsequent parking studies will be as determined by the Community Development Director. In addition to said requirement, the applicant shall be responsible for the design and construction of any measures and/or additional parking requirements resulting from the studies or as determined by the Community Development Director with improvements to commence Resolution No. 2007-023 Conditions of Approval - Final Conditional Use Permit 2007-102 CNL Desert Resorts, LLP Adopted:, March 20, 2007 Page 3 Exhibit "A" construction within one (1) year of notification by the Community Development and Public Works Directors. Failure to implement required parking improvements within one year of written notification is grounds for revocation of the CUP. 8. Proposed Enhanced Parking and Traffic Controls: A. No less than-60 days prior to issuance of an occupancy permit or.final inspection for Certificate of Occupancy for the water feature, a comprehensive Parking Management Program shall be submitted to the Community Development Director for review and approval. B. To control Resort use parking along Avenida Obregon and Avenida Fernando after opening of the water feature, a Parking Management Program shall be developed which requires parking permits and can be enforced through the ticketing of violators and the towing of vehicles parked without a permit in the Signature Pool area. The program shall include issuance of -permits to Resort guests, Spa clients and club members at the front desk of the Resort. The program shall include providing a Traffic Control Manager, and traffic control officers who shall be responsible for monitoring delivery vehicles, patrolling Avenida Obregon and Fernando, and ensuring Avenida Obregon on -street parking restrictions are enforced. Additionally, the program shall include a "parking/traffic" hotline where immediate attention to issues and concerns will be resolved. C. The Resort Operator has committed and is required to implement the following program: 1. Hiring a "Traffic Control Manager" who has prior law enforcement, private security and/or traffic control experience. Management aspects of vehicular access into the Resort include: a. Traffic flow, loading, shipping and other related activities and parking control on Avenida Fernando; b. Access and egress of delivery trucks into loading dock areas; C. Traffic flow and parking enforcement on Avenida Obregon; Resolution No. 2007-023 Conditions of Approval - Final Conditional Use Permit 2007-102 CNL Desert Resorts, LLP Adopted: March 20, 2007 Page 4 Exhibit W d. Oversight of a contracted Security Officer monitoring the Resort service drive; e. Monitor and control the Purchasing deliveries to, ensure vendor and third party delivery compliance with posted delivery hours. There shall be no deliveries between 10pm and 7am. 2. Hiring a "Traffic Control Officer" who will conduct high visibility bike patrols on Calle Fernando and Calle Obregon in support of the Traffic Control Manager: a. Ensure property traffic flow patterns are maintained; b. Eliminate opportunities where vehicles choose to park inappropriately; C. If observed, quick identification of vehicle owner or implementation of appropriate removal procedures; d. Ensure emergency vehicle access and egress is maintained at all times. 3. Initiate a "parking/traffic" hotline and publish and distribute the telephone number to appropriate residents and guard gate facilities. a. The "Traffic Control Officer" will maintain this cell phone and therefore be able to respond and evaluate the reported concerns if not observed during routine traffic control operations. D. During the off-season summer months (May through September), some of the off-street parking permits on -site may be made available, to a limited number of club members with water feature access privileges. E. Shuttle transportation shall be made available to the water feature and spa from the main Resort parking lot, and Resort guests and club members shall be informed of its availability. Resolution No. 2007-023 Conditions of Approval - Final Conditional Use Permit 2007-102 CNL Desert Resorts, LLP Adopted: March 20, 2007 Page 5 Exhibit "A" F. The Resort is required to implement and enforce on a daily basis the approved Parking Management Program. Failure to implement the approved Parking Management Program on a daily basis will result in the City being able to cause the Resort to suspend the operation of all Active Water Features until such time that an updated Parking Management Program is approved by the Community Development Director. 9. If water feature parking demand exceeds available on -site parking supply on peak days in the future, cars shall not be allowed to park in adjacent neighborhoods. Additional off-street parking shall be provided at a remote location which is accessible by Resort operated shuttles and golf carts. Said remote parking locations and transportation provisions shall be approved by the Community Development and Public Works Directors. 10. No modification, sale, or transfer of the existing off -site employee parking areas shall be implemented without prior written approval of the City. Prior to any sale or transfer of the property (APN 773-370-027) the Resort shall submit for approval by the Planning Commission at a public hearing, a revised Parking Management Program. 11. The following applies to the use of the Date Palm grove: A. The existing Date Palm Grove parcel (APN 658-160-053) on Avenida Obregon shall be held in reserve, and not developed with structures, in order to resolve any traffic or parking issues that may arise on Avenida Obregon. The Date Palm Grove parcel shall be used for that purpose, to the extent the City's Community Development Director finds that the use of the Signature Pool Facility has caused any additional traffic or parking problems on Avenida Obregon. This condition of approval shall be reviewed by the Planning Commission after three full years of Signature Pool operation (in conjunction with parking study requirements), to determine whether it may be removed as unnecessary. The applicant shall have the right to present argument and evidence to support the removal of this condition of approval at that time. B. On an annual basis after the first full year of operation, the design and effectiveness of the gated entry on Avenida Obregon at Avenida Fernando shall be evaluated by the City's Community Development and Public Works Directors. In the event that the City determines that its Resolution No. 2007-023 Conditions of Approval - Final Conditional Use Permit 2007-102 CNL Desert Resorts, LLP Adopted: March 20, 2007 Page 6 Exhibit 'A - design and operation causes delays or backup on to Avenida Fernando, the gate area shall be modified to improve its efficiency. Modifications may include adding a drop-off/loading area located on the Date Palm grove, increasing the turning radius and/or other improvements to increase efficiency of operation. C. Failure to implement improvements within 'one year of written notification by the Community Development or Public Works Director shall be grounds for revocation of this CUP. 12. For the first year after opening of the water feature, monthly parking and traffic management reports shall be submitted to the Community Development Department with the following information included: A. Number and type of calls to the Resort hotline. B. Number of citations, vehicle tows and written warnings made pertaining to loading, traffic and parking. After the first year of operation, said reports shall be made available to the City within five working days of request by City. 12. The following requirements apply to drop off and loading of patrons: A. The existing Obregon turnaround at the entry will be maintained and used for loading and unloading of guests using the facility that require shuttle or automobile access. B. The drop-off area at the turnaround shall not be reduced from its existing size. Additionally, the drop-off area design shall incorporate ADA accessible guidelines as approved by the Building & Safety and Public Works Department. C. The drop-off area at the turnaound shall be designated a passenger loading zone/shuttle stop/turn around area at the water feature entry where children destined to/from the water feature can be safely dropped off and picked up by their families. D. This turnaround shall also serve as a shuttle drop and loading point. Resolution No. 2007-023 Conditions of Approval - Final Conditional Use Permit 2007-102 CNL Desert Resorts, LLP Adopted:, March 20, 2007 Page 7 Exhibit W E. During periods of peak use, the private passenger loading zone shall be at the gated entry on Avenida Obregon at Avenida Fernando. 13. A raised median 0 0 feet wide and 50 feet long) with a turn -around area shall be constructed on Avenida Obregon, just south of Avenida Fernando, to control and facilitate vehicle circulation and access in the Signature Pool area of the Resort. 14. Private property owners and their guests adjacent to Avenida Obregon shall have unrestricted access through this entry and turnaround to their properties at no cost to them. 15. If vehicle gates are required to be provided and operated as stipulated in SDP 2006-865, they shall be operated as follows: A. The gate will restrict vehicular access to the Signature Pool. B. The gated entry shall provide for a full turn -around outlet for non - accepted vehicles to the satisfaction of the Public Works Director. C. When and if the gate is operational, access through the entry gate shall be limited to use by: 1. Resort Homes property owners and their guests (at no cost to them); 2. All single-family owners and their guests who have access to Avenida Obregon (at no cost to them); 3. Resort guests; and 4. Club members having authorization to enter; and 5. Service and delivery vehicles that are operating in compliance with all Resort rules and regulations. OPERATION OF FACILITY 16. The Signature Pool facility shall not be open to the general public. 'Resolution No. 2007-023 Conditions of Approval - Final Conditional Use Permit 2007-102 CNL Desert Resorts, LLP Adopted: March 20, 2007 Page 0 Exhibit "A" 17. The La Quinta Resort shall not establish any special class of club membership in the future, that would allow time restricted (i.e. daily, weekly or monthly) access to the Signature Pool Facility. 18. Operating Periods/Times for the Wave Pool's Wave Generator Equipment shall be as follows: A. Between the Monday following Thanksgiving and the 2ed Thursday of March, the wave generator equipment shall be turned off, with three limited exceptions: Christmas, New Years and President's Day weekends. For those three weekends, the wave generator equipment for the wave pool may operate from 10am to 6pm. During the time period defined above, the zero entry pool will be open, but it will not function as a wave pool. 19. Operating Periods/Times for all "Active Water Features" (defined as slides, lazy river and wave pool generator equipment) shall be as follows: A. Other than as specified in Condition of Approval No. 18.A. above for the wave pool generator equipment, the Active Water Features shall be operated as follows: 1. Spring Break (which begins three weeks prior to Easter Sunday and ends one week after Easter Sunday): open 7 days a week, 10am - 6pm. 2. Easter Sunday, until start of Memorial Day weekend (standard weekend is Friday, Saturday, and Sunday; Open weekends 10am - 6pm. 3. Memorial Day weekend (starts Friday) through Labor Day: Open 7 days a week, 10am - 6pm. 4. Labor Day until Wednesday before Thanksgiving: Weekends, 10am - 6pm. 5. Thanksgiving Day (Thursday) through end of Thanksgiving weekend: daily, 10am - 6pm. Resolution No. 2007-023 Conditions of Approval - Final Conditional Use Permit 2007-102 CNL Desert Resorts, LLP Adopted: March 20, 2007 Page 9 Exhibit W 20. Operating hours for all outdoor uses, features, and activities not defined as an Active Water Features, shall be: Sam to 1 Opm, except for the formal pool, which shall operate: 7am to 10pm. The restaurant hours shall be 7am to midnight daily. 21. Outdoor movies shall be shown in the formal pool area only. 22. Rock Formation use restrictions shall include: A. Guest access to the top and outside of the rock formations shall be prohibited year round when the water slides and wave pools are closed. B. The rock formation shall not be used to host any special . events or activities other than to access the water slides. Food and beverage service and consumption shall be prohibited in these rock formation areas. 23. The maximum number of water feature patrons shall not exceed 1,950 at any one time. The Resort shall actively monitor the ingress and egress of the Signature Pool area. 24. Outdoor meetings, dinners, receptions, etc. held within the Active Water Feature area shall not exceed 1,500 persons and shall end no later than 10pm (excluding clean-up and breakdown which shall be done quickly and quietly). No food or beverage may be served after 10pm. No amplified music is permitted within the Active Water Feature area from 6pm to 10pm during the period between the Monday following Thanksgiving and the 2Id Thursday of March. Entertainment such as luaus, etc. may be used during periods the Active Water Feature is open for use by this approval. Live music shall not be performed in the active pool area (slide pool, wave pool, Children's pool and lazy river areas). 25. City Code Enforcement, Sheriff Department and Resort "parking/traffic" hotline phone numbers shall be distributed to all private property owners within 200- feet of the water feature site prior to opening of the facility. 26. No fireworks shall be allowed for any function within the Signature Pool area. Resolution No. 2007-023 Conditions of Approval - Final Conditional Use Permit 2007-102 CNL Desert Resorts, LLP Adopted: March 20, 2007 Page 10 NOISE Exhibit W 27. A. If found to be in violation of City Noise Ordinance, in the reasonable opinion of the Building and Safety Director, an eight hour monitoring program shall be performed near the closest condominiums to the north and south of the Signature Pool site (as determined by the Building and Safety Director). If the monitoring program proves that violations of the City's Noise Ordinance are in fact occurring, the activity(s) causing the Noise Ordinance violation shall be closed, until a noise study and remedial noise control plan, funded by the applicant as noted below, is prepared and approved by the Community Development Director. The applicant has the right of appeal of this decision to the City Council. B. The applicant is required (prior to issuance of the building permit) to deposit with the City of La Quinta cash in the amount of $20,000 to be placed in a drawdown account for noise studies. After up to three studies are completed, or within three years from the facility opening date the balance of -the unexpended funds shall be refunded to the applicant. C. Detailed plans for all amplified devises (music, speaker, p.a., etc.) shall be approved by the Community Development Director prior to issuance of building permit for the water feature. Noise levels shall not exceed those permitted in the La Quinta Municipal Code or at levels which would constitute a public nuisance per Section 11.08.040 (LQMC). No amplified music is permitted within the Active Water Feature area from 6pm to 10pm during the period between the Monday following Thanksgiving and the 2"n Thursday of March, Within the Active Water Feature area live music and entertainment such as acoustic guitar, luaus, etc. may be used during permitted hours of operation. 28. Detailed plans for all amplified devises (music, speaker, p.a., etc.) in the Adult Pool area shall be approved by the Community Development Director prior to issuance of building permit for the water feature. Noise levels shall not exceed those permitted in the La Quinta Municipal Code or at levels which would constitute a public nuisance per Section 1 1.08.040 (LQMC). Live or amplified music or entertainment shall be allowed until 10pm in the Adult pool area. Resolution No. 2007-023 Conditions of Approval - Final Conditional Use Permit 2007-102 CNL Desert Resorts, LLP Adopted: March 20, 2007 Page 11 SIGNS Exhibit "A` 29. The Sign Program approved in conjunction with Site Development Permit 2006- 865 shall be maintained by the Resort for the life of the CUP. Signs shall comply with the following requirements: A. A Sign Program (for on- and off -site identification, directional, convenience, safety, etc.) shall be submitted to the Community Development Director for approval a minimum of 60 days prior to issuance of the Certificate of Occupancy and/or final inspections. Should additional signs be desired by the applicant or required by parking studies, Conditions of Approval, etc., the Sign Program shall be amended and approved by the Community Development Director. B. Appropriate signage shall be provided, clearly indicating that parking adjacent to Avenida Obregon is by permit only. The Resort shall enforce this restriction. Signage shall state ticketing and vehicle towing of violators will occur. - C. Directional signage shall be provided to clearly identify the pedestrian path to be used between the main Resort parking lot, Resort lobby, off - site (i.e. Centex project), and other parts of the Resort and the water feature. Shuttle routes shall be clearly marked. MISCELLANEOUS 30. Signature Pool Safety & Security Staff Coverage shall be at a minimum the following: Coverage Description Appointed Staff Hours of Coverage Traffic Control Management 1 Manager Daily (8 hour shift) Corner of Fernando and Obregon 1 Traffic Officer 7am-7pm Safety & Security Pool Supervisor 1 Supervisor hours of operation Safety & Security Pool Staff 14 Life Guards hours of operation (Life guards will be cross trained in the management of noise and crowd control) Security Officer at Pool Entry 1 Officer hours of operation After Hours Event Security Coverage 1 Officer hours of event Resolution No. 2007-023 Conditions of Approval - Final Conditional Use Permit 2007-102 CNL Desert Resorts, LLP Adopted: March 20. 2007 Page 12 Exhibit -A' 31. An Emergency Procedures Plan shall be prepared and submitted to the Building and Safety Director for review and approval. The plan shall include the following: A. A comprehensive Emergency Procedures Plan (to include traffic control & enforcement policies) will be developed by the Resort Operator for the Signature Pool that closely resembles that of the.Emergency Procedures Plan currently in place for the golf venues hosted at the La Quinta Resort & Club and at PGA West. The above -noted enhancements to the Resort's current Loss Prevention Operations shall be designed to create a safe, and secure environment for the Resort guests and pro -actively manage the traffic flow in and around the La Quinta Resort & Club. LIGHTING 32. Exterior lighting shall comply with Section 9.100.150 (Outdoor Lighting) of the La Quinta Municipal Code. No lighting shall be directed towards privately - owned residential uses and freestanding lighting shall be limited to bollard or shielded and screened light fixtures not exceeding ten feet above the site finish grade. Exterior lighting plan with photometric study and manufacturers cut sheets shall be approved by the Community Development Director prior to issuance of first building permit for project. No change to lighting systems shall be made without prior Written approval of the Community Development Director. SITE DESIGN 33. In order to reduce nuisance impacts to adjacent, residential properties, the lazy river shall have no guest access to the lazy river (emergency access is permitted) in the area between the lazy river and north property line. 34. The Resort shall be required to construct decorative patio walls (standard plan) up to six feet in height (from the Tennis Villas grade) within the landscape area between the units and the Signature Pool feature if requested by a Tennis Villa owner. The Resort shall be financially responsible for all reasonable costs associated with said wall(s). Temporary construction easements shall be provided by the Tennis Villas properties for the construction of said walls. Resolution No. 2007-023 Conditions of Approval - Final Conditional Use Permit 2007-102 CNL Desert Resorts, LLP Adopted: March 20, 2007 Page 13 Exhibit "A" Following approval by the City Council and within three months of notification to the applicable Homeowners Association (HOA), the HOA shall approve a standard plan described above in this condition. The individual homeowners shall have one month after the HOA approval and notification to them by the Resort to decide if they want a patio wall. If a Tennis Villa owner declines a patio wall or the HOA fails to approve the standard wall plan, the Resort shall have the right to construct a six foot wall (measured from the Tennis Villa grade) on the property line. If a Tennis Villa owner objects to a solid wall, the Resort shall construct a wrought iron. fence per the approved fencing detail. The required wall or fence shall be constructed prior to issuance of a Certificate of Occupancy or Final Inspection for the active water features (whichever occurs first). 35. That a comprehensive landscaping, irrigation and fencing plan to resolve problems and improve the appearance shall be prepared for the Eisenhower Drive frontage and southern perimeter adjacent to the Bear, Creek Bike Path and maintenance facility on Avenida Carranza for review by the ALRC and approval by the Planning Commission as a Business item. The plan shall be implemented and completed prior to issuance of the Certificate of Occupancy for the Signature Pool facility. MISCELLANEOUS 36. The applicant shall offer to purchase the seven adjacent (closest) Tennis Villas, which are located to the north (6 units) and south (1 unit) of the Signature Pool site, at fair market value for free and clear title. If the owner of the unit is willing to sell, but the applicant and owner have not agreed upon a purchase price, then the purchase price shall be determined in the following manner, provided that the property owner agrees participate in, and be bound by, the process set forth herein. The applicant shall pick a qualified appraiser who shall prepare an appraisal of the unit. The owner shall pick a qualified appraiser who shall prepare and appraisal of the unit. If the two appraisers cannot agree upon a purchase price, they shall agree upon the appointment of a third appraiser, who shall prepare an appraisal of the unit. If the three appraisers cannot agree upon a fair market value for the unit, the fair market value shall be determined by averaging of three real estate appraisals. The offers to purchase the units shall be made prior to issuance of first building permit. Owner shall not be required to make an offer on any unit where the owner has indicated that he or she is not interested in selling the unit. Resolution No. 2007-023 Conditions of Approval • Final Conditional Use Permit 2007-102 CIVIL Desert Resorts, LLP Adopted: March 20, 2007 Page 14 Exhibit "A" The status of this program shall be reviewed by the City Council 6 months after the offers have been made or when the property owners have responded, whichever occurs first. If the Resort has been successful in acquiring some or all of the 7 units, the City Council may consider whether it is appropriate to modify any of the conditions of approval. Should an owner of one or more of the 7 units decline to sell his or her unit to the Resort, the following provision shall apply to that property owner: A. The applicant shall reimburse the owner(s) of the adjacent Tennis Villa(s) for any rental income lost during construction of the Signature Pool feature. To receive reimbursement the Tennis Villa owner shall submit to the Resort and Community Development Director an audited financial statement that includes actual rental income based upon rental records if rented through the resort, private real estate firm, etc. for the previous year starting with the commencement of construction month through issuance of the Certificate of Occupancy or opening, whichever occurs first. The applicant shall reimburse the owner for the,decline.in rental income during the construction period, as demonstrated by the audited financial statement, provided that the owner has made reasonable attempts to rent the units. Transient Occupancy Tax (TOT) receipts for all rentals under 30 days shall also be submitted. Payments shall be made within 60 days following the later of the two dates: (1) the date of issuance of Final Occupancy certificate; or (2) the date of submission of the audited financial statement. Exhibit "B" CITY COUNCIL RESOLUTION NO. 2007-023 CONDITIONS OF APPROVAL - FINAL SITE DEVELOPMENT PERMIT 2006-865 CNL DESERT RESORTS, LLP ADOPTED: MARCH 20, 2007 GFNFRAI 1. The applicant agrees to defend, indemnify and hold harmless the City of La Quinta ("City"), its agents, officers and employees from any claim, action or proceeding to attack, set ,aside, void, or annul , the approval of this Site Development Permit and related approvals, including but not limited to any CEQA compliance document recorded thereunder or any other action against the City. The City shall have sole discretion in selecting its defense counsel. The City shall promptly notify the applicant of any claim, action or proceeding and shall cooperate fully in the defense. 2. Prior to the issuance of any grading, construction, or building permit by the City, the applicant shall obtain any necessary clearances and/or permits from the following agencies, if required: • Fire Marshal • Public Works Department (Grading Permit, Green Sheet (Public Works Clearance) for Building Permits, Improvement Permit) • Community Development Department • Riverside Co. Environmental Health Department • Desert Sands Unified School District Coachella Valley Water District (CVWD) — Stormwater Division, NPDES Permit Division • Imperial Irrigation District (IID) • California Water Quality Control Board (CWQCB) • SCAQMD Coachella Valley The applicant is responsible for all requirements of the permits and/or clearances from the above listed agencies. When the requirements include approval of improvement plans, the applicant shall_ furnish proof of such approvals when submitting those improvements plans for City approval. A project -specific NPDES construction permit must be obtained by the applicant; and who then shall submit a copy of the Regional Water Quality Control Board's ("RWQCB") acknowledgment of the applicant's Notice of Intent ("NOI"), prior to the issuance of a grading or site construction permit by the City. ResoMon No. 2007-023 Conditions of Approval - Final Site Development Permit 2006-865 CNL Desert Resorts, LLP Adopted: March 20, 2007 Page 2 Exhibit"8" 3. The applicant shall comply with applicable provisions of the City's NPDES stormwater discharge permit, Sections 8.70.010 at seq. (Stormwater Management and Discharge Controls), and 13.24.170 (Clean Air/Clean Water),, LQMC; Riverside County Ordinance No. 457; and the State Water Resources Control Board's Order No. 99-08-DWQ. Additionally, the applicant shall be responsible for all requirements from the Coachella Valley Water District for the discharge of stormwater, nuisance water and other discharges to include pool maintenance drainage water into the Oleander Reservoir/La Quinta Evacuation Channel from the Site Development Permit site. Per the current Whitewater River Basin NPDES Permit, no discharge of chlorinated water is allowed. A. For construction activities including clearing, grading or excavation of land that disturbs one (1) acre or more of land, or that disturbs less than one (1) acre of land, but which is a part of a construction project that encompasses more than one (1) acre of land, the Permittee shall be required to submit a Storm Water Pollution Protection Plan ("SWPPP"). The applicant or design professional can obtain the California Stormwater Quality Association SWPPP template at www.cabmphandbooks.com for use in their SWPPP preparation. B. The applicant's SWPPP shall be approved by the City Engineer prior to any on or off -site grading being done in relation to this project. C. The applicant shall ensure that the required SWPPP is available for inspection at the project site at all times through and including acceptance of all improvements by the City. D. The applicant's SWPPP shall include provisions for all of the following Best Management Practices ("BMPs") (8.70.020 (Definitions), LQMC): 1) Temporary Soil Stabilization (erosion control). 2) Temporary Sediment Control. 3) Wind Erosion Control. 4) Tracking Control. 5) Non -Storm Water Management. 6) Waste Management and Materials Pollution Control. Resolution No. 2007-023 Conditions of Approval - Final Site Development Permit 2006-865 CNL Desert Resorts, LLP Adopted: March 20, 2007 Page 3 Exha* "B" E. All erosion and sediment control BMPs proposed by the applicant shall be approved by the City Engineer prior to any onsite or offsite grading, pursuant to this project. F. The approved SWPPP and BMPs shall remain in effect for the entire duration of project construction until all improvements are completed and accepted by the City. 4. Permits issued under this approval shall be subject to the provisions of the Infrastructure Fee Program and Development Impact Fee program in effect at the time of issuance of building permit(s). 5. Approval of this Site Development Permit shall not be construed as approval for any horizontal dimensions implied by any site plans or exhibits unless specifically identified in the following conditions of approval. 6. This Site Development permit shall expire 24 months after its effective date if not used or implemented unless a legal action is filed challenging the SDP approval. In such event, the running of the 24-month period shall be tolled during the pendency of litigation challenging the SDP and any related CEQA compliance documents. 7. The applicant shall comply with all final Conditions of Approval for Conditional Use Permit 2007-102 prior to Signature Pool opening, during the life of the project or as specifically required. PROPERTY RIGHTS 8. Prior to issuance of any permit(s), the applicant shall acquire or confer easements and other property rights necessary for the construction or proper functioning of the proposed development. Conferred rights shall include irrevocable offers to dedicate or grant access easements to the City for emergencyservicesand for maintenance, construction"and reconstruction of essential improvements. Said conferred rights shall also include grant of access easement to the City of La Quinta for the purpose of graffiti removal by City staff or assigned agent in perpetuity and agreement to the method to remove graffiti and to paint over to best match existing. The applicant shall establish the aforementioned requirements in the CC&R's for the development or other agreements as approved by the City Engineer. Resolution No. 2007-023 Exhibit'W Conditions of Approval - Final Site Development Permit 2006-865 CNL Desert Resorts, LLP Adopted: March 20, 2007 Page 4 9. The applicant shall retain for private use all private street rights -of -way in conformance with the City's General Plan, Municipal Code, applicable specific plans, and/or as required by the City Engineer. 10. The private street rights -of -way to be retained for private use required for this development include: A. PRIVATE STREETS 11 Avenida Obregon — No additional private street easement is required on the existing Private Street measured at 21 feet gutter flow line to gutter flow line except at the proposed entry gate on Avenida Obregon south of Avenida Fernando to accommodate improvements conditioned under STREET AND TRAFFIC IMPROVEMENTS. B. DROP-OFF AREA 1) The drop-off area shall not be reduced from its existing siie. Additionally, the drop-off area design shall incorporate ADA accessible guidelines as approved by the Building & Safety and Public Works Department. 11. When the City Engineer determines that access rights to the proposed street rights -of -way shown on the approved Site Development Permit are necessary, the applicant shall grant the necessary rights -of -way within 60 days of a written request by the City. 12. The applicant shall offer for dedication those easements necessary for the placement of, and access to, utility lines and structures, drainage basins, mailbox clusters, park lands, and common areas if required by the City Engineer or utility purveyor. 13. The applicant shall furnish proof of easements, or written permission, as appropriate, from those, owners of all abutting properties on which grading, retaining wall construction, permanent slopes, or other encroachments will occur. Resolution No. 2007-023 Conditions of Approval - Final She Development Permit 2006-865 CNL Desert Resorts, LLP Adopted: March 20, 2007 Page 5 Fxhibit'B' 14. When an applicant proposes the vacation, or abandonment, of any existing right-of-way, or access easement, the Applicant shall provide an alternate right- of-way or access easement, to those properties, or notarized letters of consent from the affected property owners. 15. The applicant shall cause no easement to be granted, or recorded, over any portion of the subject property between the date of approval of the Site Development Permit and completion of the project, unless such easement is approved by the City Engineer. STREET AND TRAFFIC IMPROVEMENTS 16. The applicant shall comply with the provisions of Sections 13.24.060 (Street Improvements), 13.24.070 (Street Design - Generally) & 13.24.100 (Access For Individual Properties And Development), LQMC for public streets; and Section 13.24.080 (Street Design - Private Streets), where private streets are proposed. A. PRIVATE STREET 1) Avenida Obregon a) No additional private street easement is required except for the entry gate area at the intersection of Avenida Fernando and Avenida Obregon unless additional street widening is required by the City Engineer or Fire Marshal during plan checking and as per these conditions of approval. b) The drop-off area shall not be reduced from its existing size. Additionally, the drop-off area design shall incorporate ADA accessible guidelines as approved by the Building & Safety and Public Works Departments. c) The applicant/developer shall construct the new entry improvements, including curb gutter, raised median, sidewalk, future gate improvements, etc. and may be required to install a vehicle gate for the median entry on Avenida Obregon south of Avenida Fernando as determined by the Community Development Director. Resolution No. 2007-023 Exhibit"Er Conditions of Approval - Final Site Development Permit 2006-865 CNL Desert Resorts, LLP Adopted: March 20, 2007 Page 6 Design and specifications for the vehicle gates shall be submitted and approved with construction plans for the Avenida Obregon entry area. If required by the Community Development Director, the vehicle gates shall be installed within 4 months of the request, with the entry immediately manned by the Resort until the gates are installed.' The gate will restrict vehicular access to the Signature Pool. The gated entry shall provide for a full turn -around outlet for non -accepted vehicles. The gate shall be installed but does not need to be operational unless determined by the Community Development Director and the City Engineer. The applicant shall submit a detailed exhibit at a scale of 1 " = 10', demonstrating that those passenger vehicles that do not gain entry into the development can safely make a full turn -around (minimum radius to be 24 feet) out onto the Avenida Fernando from the gated entry. Pursuant to said condition, there shall be a minimum of twenty feet width provided at the,turn-around opening. When gate is operational, access through the entry gate shall be solely for use of Resort Homes, property owners, all single family owners who have access to Avenida Obregon and guests of those property owners, and hotel guests and club members having authorized entry cards. The entry lane shall be a minimum of 20 feet of total paved roadway surface or as approved by the Riverside County Fire Department. B. REHABILITATION OF PRIVATE STREETS 1. The applicant shall rehabilitate the full street pavement width of Avenida Obregon from Avenida Fernando to the gate located south of Vista Flora as approved by the City Engineer. Resolution No. 2007-023 Conditions of Approval - Final Site Development Permit 2006-865 CNL Desert Resorts, LLP Adopted: March 20, 2007 Page 7 Exhibit-B" Additionally, the applicant shall work with the owners of Avenida Fernando to rehabilitate the full street pavement width of Avenida Fernando from Eisenhower Drive- to the gated entry west of Avenida Obregon as approved by the City Engineer. The rehabilitation shall be completed prior to issuance of Final Occupancy Certificate. Entry drives, main interior circulation routes, corner cutbacks, dedicated turn lanes and other features shown on the approved construction plans, may require additional street widths as may be determined by the City Engineer. 17. The applicant shall design street pavement sections using CalTrans' design procedure for 20-year life pavement, and the site -specific data for soil strength and anticipated traffic loading (including construction traffic). Minimum structural sections shall be as follows: Residential 3.0" a.c./4.5" c.a.b. or the approved equivalents of alternate materials. 18. The applicant shall submit current mix designs (less than two years old at the time of construction) for base, asphalt concrete and Portland cement concrete. The submittal shall include test results for all specimens used in the mix design procedure. For mix designs over six months old, the submittal shall include recent (less than six months old at the time of construction) aggregate gradation test results confirming that design gradations can be achieved in current production. The applicant shall not schedule construction operations until mix designs are approved. 19. Improvements shall include appurtenances such as traffic control signs, markings and other devices, raised medians if required, street name signs and sidewalks. 20. Improvements shall be designed and constructed in accordance with City adopted standards, supplemental drawings and specifications, or as approved by the City Engineer. Improvement plans for streets, access gates and parking areas shall be stamped and signed by qualified engineers. Resolution No. 2007-023 Conditions of Approval - Final Site Development permit 2006-865 CNL Desert Resorts, LLP Adopted: March 20, 2007 Page 8 Exha*'8' 21. The applicant shall clearly identify on plan and construct or reconstruct as required, an accessible route of travel, as defined in Section 1102E and as required in Section 11 14B.1.2 of the 2001 California Building Code, from the proposed Site Development Permit site to existing accessible public building entrances on the site, public transportation stops, accessible parking and passenger loading zones, and public streets or sidewalks, as approved by the City Engineer. 22. An appropriately sized designated passenger loading zone/shuttle stop/turn around area shall be provided along Avenida Obregon, at the water feature entry, where children destined to/from the water feature can be safely dropped off and picked up by their families [same as required in 9(B) and 15(A)(1)(b)]. This zone can also serve as a shuttle drop and loading point. During periods of peak use, the private passenger loading zone shall be at the gated entry on Avenida Obregon at Avenida Fernando. 23. Decorative street paving shall be provided at the drop off entry area to the signature pool area that is compatible with the color and style of nearby landscaping, paving and architecture. 24. The following applies to demolition and construction parking: A. The Resort shall submit to the Director of Building and Safety a comprehensive demolition/construction program consisting, but not limited to, number and duration of construction employees, equipment, and delivery schedules for review and approval prior to issuance of first demolition permit. The purpose of this program is to manage all phases of construction to ensure that roadways and on -site parking areas remain accessible and available for homeowners,and their guests, and Resort guests. B. No construction parking shall be allowed in marked resort parking spaces or on streets open to the public and hotel quests. Location and provisions for construction parking, standby and overflow%back-up in designated construction areas shall be approved by the Building and Safety and Public Works Directors. No construction parking/waiting shall be allowed on Avenida Fernando, Calle Mazatlan and on Avenida Obregon within 100' of any privately owned residential use. However, temporary construction parking shall be allowed on the SDP site provided that when Resolution No. 2007-023 Conditions of Approval - Final Site Development Permit 2006-865 CNL Desert Resorts, LLP Adopted: March 20, 2007 Page 9 Exhmit-B' the site is closed for construction no vehicle/equipment over 8' tall shall be parked within 20' of an adjacent residential yard unless construction use requires it not be moved until its use is completed. These provisions shall be monitored and enforced by the Resort and the City of La Quinta. C. No construction parking shall be allowed in marked resort parking spaces or on streets open to the public and hotel quests. . Location and provisions for construction parking, standby and overflow/back-up in designated construction areas shall be approved by the Community Development and Public Works Directors. No construction parking/waiting shall be allowed on Avenida Fernando, Calle Mazatlan and on Avenida Obregon within 100' of any privately owned residential use. However, temporary construction parking shall be allowed on the SDP site provided that when the site is closed for. construction no vehicle/equipment over 8' tall shall be parked within 20' of an adjacent residential yard unless construction use, requires it not be moved until its use is completed. These provisions shall be monitored and enforced by the Resort and the City of La Quinta. In the event the Resort does not adequately manage construction vehicles, equipment, deliveries or overall access to Avenida Obregon and Avenida Fernando, the Building and Safety Director may suspend (stop) construction of the Signature Pool and related facilities until such time that alternative construction management practices are approved. 25. Applicant shall reconstruct and extend the existing 80 foot long northbound left turn pocket at Eisenhower Drive and Avenida Fernando to 150 feet minimum length, or as approved by the City Engineer within 24 months of issuance of the grading permit for the project. IMPROVEMENT PLANS 26. As used throughout these Conditions of Approval, professional titles such as "engineer," "surveyor," and "architect," refers to persons currently certified or licensed to practice their respective professions in the State of California. 27. Improvement plans shall be prepared by or under the direct supervision of qualified engineers and/or architects, as appropriate, and shall comply with the provisions of Section 13.24.040 (Improvement Plans), LQMC, Resolution No. 2007-023 Conditions of Approval - Final Site Development Permh 2006-865 CNL Desert Resorts, LLP Adopted: March 20, 2007 Page 10 Exhibit'8' 28. The following improvement plans shall be prepared and submitted for review and approval by the Public Works Department. A separate set of plans for each line item specified below shall be prepared. The plans shall utilize the minimum scale specified, unless otherwise authorized by the City Engineer in writing. Plans may be prepared at a larger scale if additional detail or plan clarity is desired. Note, the applicant may be required to prepare other improvement plans for the Site Development Permit area, and project related off -site improvements not listed here pursuant to improvements required by other agencies and utility purveyors. A. On -Site Rough Grading/Demolition Plan 1 " = 40' Horizontal B. PM 10 Plan 1 " = 40' Horizontal C. SWPPP 1 " = 40' Horizontal NOTE: A through C to be submitted concurrently. On -Site Street Improvements/Signing& Striping Plan 1 " = 40' Horizontal, 1 " = 4' Vertical D. On -Site Storm Drain Plan 1 " = 40' Horizontal, 1 " = 4' Vertical NOTE: D through E to be submitted concurrently. E. Site Development Plan/Precise Grading Plan Ito include design of Avenida Obregon entry gates) 1" = 30' Horizontal Other engineered improvement plans prepared for City approval" that are not listed above shall be prepared in formats approved by the City Engineer prior to commencing plan preparation. All On -Site Signing & Striping Plans shall show; at a minimum-, Stop Signs, Limit Lines and Legends, No Parking Signs, Raised Pavement Markers (including_ Blue RPMs at fire hydrants) and Street Name Signs per Public Works Standard Plans and/or as approved by the Engineering Department. "Rough Grading" plans shall normally include perimeter walls with Top Of Wall & Top Of Footing elevations shown. All footings shall have a minimum of 1-foot of cover, or sufficient cover to clear any adjacent obstructions. The applicant shall prepare an accessibility assessment on a marked up print of the building floor plan identifying every building egress and note the 2001 Resolution' No. 2007.023 Conditions of Approval - Final Site Development Permit 2006-865 CNL Desert Resorts, LLP Adopted: March 20, 2007 Page 11 Exhibit -ir California Building Code accessibility requirements associated with each door. The assessment must comply with submittal requirements of the Building & Safety Department. A copy of the reviewed assessment shall be submitted to the Engineering Department in conjunction with the Site Development Plan when it is submitted for plan checking. In addition to the normal set of improvement plans, a "Site Development" plan is required to be submitted for approval by the Building Official and the City Engineer. "Site Development" plans shall normally include all on -site surface improvements including but not necessarily limited to finish grades for curbs & gutters, building floor elevations, parking lot improvements and ADA requirements. 29. The City maintains standard plans, detail sheets and/or construction notes for elements of construction which can be accessed via the Online Engineering Library at the City website (www.la-guinta.org). Navigate to the Public Works Department home page and look for the Standard Drawings hyperlink. 30. The applicant shall furnish a complete set of all approved improvement plans on mylars to the City Engineer. 31. At the completion of construction, and prior to the final acceptance of the improvements by the City, the applicant shall update the mylars in order to reflect the as -built conditions. GRADING 32. The applicant shall comply with the provisions of Section 13.24.050 (Grading Improvements), LQMC. 33. Prior to occupancy of the project site for any construction, or other purposes, the applicant shall obtain a grading permit approved by the City Engineer. 34. To obtain an approved grading permit, the applicant shall submit and obtain approval of all of the following: A. A grading plan prepared by a qualified engineer, Resolution No. 2007-023 Conditions of Approval - Final Site Development Permit 2006-865 CNL Desert Resorts, LLP - Adopted: March 20, 2007 Page 12 ExMbit.B B. A preliminary geotechnical ("soils") report prepared by a qualified engineer, C. A Fugitive Dust Control Plan prepared in accordance with Chapter 6.16, (Fugitive Dust Control), LQMC, and D. A Best Management Practices report prepared in accordance with Sections 8.70.010 and 13.24.170 (NPDES stormwater discharge permit and Storm Management and Discharge Controls), LQMC. All grading shall conform to the recommendations contained in the Preliminary Soils Report, and shall be certified as being adequate by a soils engineer, or by an engineering geologist. The applicant shall furnish security, in a form acceptable to the City, and in an amount sufficient to guarantee compliance with the approved Fugitive Dust Control Plan provisions as submitted with its application for a grading permit. 35. The applicant shall maintain all open graded, undeveloped land rin order to prevent wind and/or water erosion of such land. All open graded, undeveloped land shall either be planted with interim landscaping, or stabilized with such other erosion control measures, as were approved in the Fugitive Dust Control Plan. 36. Building pad elevations on the rough grading plan submitted for City Engineer's approval shall conform with pad elevations shown on the site development permit site plan, unless the pad elevations have other requirements imposed elsewhere in these Conditions of Approval. 37. New building pad elevations are required to have one foot freeboard from the 100-year storm Hydraulic Grade Line (HGQ as determined by the revised Hydrology Report. 38. The applicant shall minimize the differences in elevation between the adjoining properties and the finish grade within this development. Where compliance within the above stated limits is impractical, the City may consider alternatives that are shown to minimize safety concerns, maintenance difficulties and neighboring -owner dissatisfaction with the grade differential. Resolution No. 2007-023 Conditions of Approval - Final Site Development Permit 2006-865 CNL Desert Resorts, LLP Adopted: March 20, 2007 Page 13 Exhibit"8" 39. Prior to any site grading or regrading that will raise or lower any portion of the site by more than plus or minus three tenths of a foot from the elevations shown on the approved Site Development Permit Site Plan, "the applicant shall submit the proposed grading changes to the City Staff for a substantial conformance finding review. 40. Prior to the issuance of a building permit for any building lot, the applicant shall provide a lot pad certification stamped and signed by a qualified engineer or surveyor. Each pad certification shall list the pad elevation as shown on the approved grading plan, the actual pad elevation and the difference between the two, if any. Such pad certification shall also list the relative compaction of the pad soil. The data shall be organized by lot number, and listed cumulatively if submitted at different times. DRAINAGE 41. The design for the discharge of chlorinated pool v%ater shall be in accordance with all applicable laws and standards and as approved by the City Engineer. 42. Stormwater handling shall conform with the approved hydrology and drainage report for the La Quinta Resort and Country Club and as modified for this Site Development Permit. Nuisance water shall be disposed of in an approved manner. 43. Nuisance water shall be retained on site. Nuisance water shall be disposed of per approved methods contained in Engineering Bulletin No. 06-16 — Hydrology Report with Preliminary Hydraulic Report Criteria for Storm Drain Systems and Engineering Bulletin No. 06-015 - Underground Retention Basin Design Requirements. 44. No fence or wall shall be constructed around any retention basin unless approved by the Community Development Director and the City Engineer. 45. Storm drainage historically received from adjoining property shall be.received and retained or passed through into the historic downstream drainage relief route. 46. When an applicant proposes discharge of storm water directly, or.indirectly, into the Coachella Valley Water District Stormwater Channel and if such discharge is Resolution No. 2007-023 Conditions of Approval - Final Site Development Permit 2006-865 CNL Desert Resorts, LLP Adopted: March 20, 2007 Page 14 Exhibit "8" permitted by the Coachella Valley Water District, the applicant shall indemnify the City from the costs of any sampling and testing of the development's drainage discharge which may be required under the City's NPDES Permit or other City- or area -wide pollution prevention program, and for any other obligations and/or expenses which may arise from such discharge. The indemnification shall be executed and furnished to the City prior to the issuance of any grading, construction or building permit, and shall be binding on all heirs, executors, administrators, assigns, and successors in interest in the land within the SDP area excepting therefrom those portions required to be dedicated or deeded for public use. The form of the indemnification shall be acceptable to the City Attorney. If such discharge is approved for this development, the applicant shall make provisions in the final development CC&Rs for meeting these potential obligations. The 100-year storm water HGL shall be 3 feet below the channel lining and 2 feet below the Project Storm HGL. The remaining Conditions of Approval (Numbers 47 through 51) under "Drainage" apply if it is determined that the discharge of stormwater, nuisance water, and/or chlorinated pool water or other discharges are not permitted by the Coachella Valley Water District and/or the City of La Quinta. 47. The applicant shall comply with the provisions of Section 13.24.120 (Drainage), LQMC, Retention Basin Design Criteria, Engineering Bulletin No. 06-16 — Hydrology Report with Preliminary Hydraulic Report Criteria for Storm Drain Systems and Engineering Bulletin No. 06-015 - Underground Retention Basin Design Requirements. More specifically, stormwater falling on site during the 100 year storm shall be retained within the development, unless otherwise approved by the City Engineer. The design storm shall be either the $ hour, 6 hour or 24 hour event producing the greatest total run off. Pool areas may flood during the 100-year storm event as a result of existing hydrology limitations. Building Finish Floor elevations and pump systems shall comply with FEMA standards. 48. For on -site above ground common retention basins, retention depth shall be according to Engineering Bulletin No. 06-16 — Hydrology Report with Preliminary Hydraulic Report Criteria for Storm Drain Systems. Side slopes shall not exceed 3:1 and shall be planted with maintenance free ground cover. Additionally, retention basin widths shall be not less than 20 feet at the bottom of the basin. Resolution No. 2007-023 Conditions of Approval - final Site Development Permit 2006-866 CNL Desert Resorts, LLP Adopted: March 20, 2007 Page 15 Exhibit "B" 49. The design of the development shall not cause any increase in flood boundaries, levels or frequencies in any area outside the development. 50. The development shall be graded to permit storm flow in excess of retention capacity to flow out of the development through a designated overflow and into the historic drainage relief route. 51. Storm drainage historically received from adjoining property shall be received and retained or passed through .into the historic downstream drainage relief route. UTILITIES 52. The applicant shall comply with the provisions of Section 13.24.1 10 (Utilities), LQMC. 53. The applicant shall obtain the approval of the City Engineer for the location of all utility lines within any right-of-way, and all above -ground utility structures including, but not limited to, traffic signal cabinets, electric vaults, water valves, and telephone stands, to ensure optimum placement for practical and aesthetic purposes. 54. Underground utilities shall be installed prior to overlying hardscape. For installation of utilities in existing improved streets, the applicant shall comply with trench restoration requirements maintained, or required by the City Engineer. The applicant shall provide certified reports of all utility trench compaction, for approval by the City Engineer. CONSTRUCTION 55. The City.will conduct final inspections of habitable buildings, if any, only when the buildings have improved street and (if required) sidewalk access to publicly - maintained streets. The improvements shall, include required traffic control devices, pavement markings and street name signs. 56. A temporary construction fence shall be provided along all exterior perimeters of the Signature Pool site. Height, color, exact location, and materials of fence Resolution No. 2007-023 Conditlons of Approval - Final Site Development Permit 2006-865 CNL Desert Resorts, LLP Adopted: March 20, 2007 Page 16 Exhibit "8" . shall be reviewed and approved by the Community Development Director. All fences shall be constructed prior to demolition work beginning. 57. All Construction activities shall be limited to the hours and days prescribed in the City of La Quinta Municipal Code. 58. Divided light windows on new buildings shall have wood frames and exterior colors, materials, and plaster texture for new building construction, shall to match those of existing on nearby buildings. 59. If off -site improvements and/or modifications are required or necessary to implement this project, approval by the affected off -site property owners shall be provided to the Community Development and Public Works Directors prior to City approval of the improvement plan(s) upon which the off -site improvement or modification is (are) -shown on. 60. All wall and fence construction shall comply with La Quinta Municipal Code Section 9.60.030. 61. Two of the three slides shall be fully enclosed. The third slide shall be open with a design that minimizes any potential noise impacts on surrounding residential properties. LANDSCAPE AND IRRIGATION 62. The applicant shall comply with Sections 13.24.130 (Landscaping Setbacks).& 13.24.140 (Landscaping Plans), LQMC. 63. The applicant shall provide landscaping in the required, setbacks, retention basins, common lots.and open areas. 64. Landscape and irrigation plans for landscaped lots and setbacks, medians, retention basins, and open areas, if any, shall be signed and stamped by a licensed landscape architect. NOTE: Plans are not approved for construction until signed by the Community Development Director. Resolution No. 2007-023 conditions of Approval - Final Site Development Permit 2006-665 CNL Desert Resorts, LLP Adopted: March 20, 2007 Page 17 Exhibit "fi" 65. The applicant or its agent has the responsibility- for proper sight distance requirements per guidelines in the AASHTO "A Policy on Geometric Design of Highways and Streets, 5' Edition or latest, in the design and/or installation of all landscaping and appurtenances abutting and within the private and public street right-of-way. 66. Final landscaping and irrigation plans (and precise grading plans relevant to landscape areas) shall be prepared by a licensed landscape professional and shall be reviewed by the ALRC and approved by the Community Development Director prior to issuance of the first building permit. An application for Final Landscape Plan Check shall be submitted to the Community Development Department for final landscape plan review. Said plans shall include all landscaping associated with this project, including perimeter landscaping, and be in compliance with Chapter 8.13 (Water Efficient Landscaping) of the Municipal Code. The landscape and irrigation plans shall be approved by the Coachella Valley Water District and Riverside County Agriculture Commissioner prior to submittal of the final plans to the Community Development Department. The trees shown on the final plans on the rock formations shall be limited to small trees that do not obstruct views and are compatible with the local mountain habitat. 67. That a comprehensive landscaping, irrigation and fencing plan to resolve problems and improve the appearance shall be prepared for the Eisenhower Drive frontage and southern perimeter adjacent to the Bear Creek Bike Path and maintenance facility on Avenida Carranza for review by the ALRC and approval by'the Planning Commission as a Business Item. The plan shall be implemented and completed prior to issuance of the Certificate of Occupancy for the Signature Pool facility. QUALITY ASSURANCE 68. The applicant shall employ construction quality -assurance measures that meet with the approval of the, City Engineer. 69. The applicant,'shall employ, or retain, qualified engineers, surveyors, and such other appropriate professionals as are required to provide the expertise with which to prepare and sign accurate record drawings, and to provide adequate construction supervision. Resolution No. 2007-023 Conditions of Approval -Anal She Development Permit 2006-865 CNL Desert Resorts, LLP Adopted: March 20, 2007 Page 78 Extu%t'8' 70. The applicant shall arrange for; and bear the cost of; all - measurements, sampling and testing procedures not included in the City's inspection program, but which may be 'required by the City, as ;evidence that the construction materials and methods employed comply with the plans, specifications and other applicable regulations. 71. Upon completion of construction, the applicant shall furnish the City with reproducible record drawings of all improvement plans which were approved by the City. Each sheet shall be clearly marked "Record Drawing," "As -Built" or "As -Constructed" and shall be stamped and signed by the engineer or surveyor certifying to the accuracy and completeness of the drawings. The applicant shall have all'AutoCAD or raster -image files previously submitted to the City, revised to reflect the as -built conditions. MAINTENANCE 72. The applicant shall comply with the provisions of Section 1.3.24.160 (Maintenance), LQMC. 73. The applicant shall make provisions for the continuous and perpetual maintenance of all private on -site improvements, perimeter landscaping, access drives, sidewalks along Eisenhower Drive, Bear Creek Trail and Avenida Carranza (to maintenance facility). FEES AND DEPOSITS 74. The applicant shall comply with the provisions of Section 13.24.180 (Fees and Deposits), LQMC. These fees include all deposits and fees required' by the City for plan checking and construction inspection. Deposits and.fee amounts shall be those in effect when the applicant makes application for plan check and permits. MORGAN HOUSE 75. The Morgan House temporary safety/security fence shall be a minimum of 6' high and architecturally compatible to and appropriate for the building to the satisfaction of the Community Development Director. Additionally, final fence design per the Telesis Engineering report included in Appendix E of the Resolution No. 2007-023 Conditions of Approval - Final Site Development Permit 2006-865 CNL Desert Resorts, LLP Adopted: March 20, 2007 Page 19 Exhibit "B" Addendum for the La Quinta Resort Pool (SDP 2006-865) as approved by the Directors of the Department of Building and. Safety and Community Development. The location of the fence shall be approved by the Community Development and Building and Safety Department Directors consistent with the site plan prior to issuance of the first demolition or clearing permit. A temporary 6' high chain or metal fence shall be installed in the approved location prior to the beginning of demolition or clearing to ensure protection of the building and adjacent grounds not scheduled to be demolished. 76. A qualified Historic monitor or structural engineer approved by the City shall be on -site during all project demolition or construction within 100' of the Morgan House that will create vibration or noise that may negatively affect it. The monitor shall be empowered to stop work if he/she feels the building is being detrimentally affected. The Community Development Director shall be consulted if work is stopped. Proof of retention of monitor shall be given to Community Development Director prior to issuance of demolition/grading permit. A written progress monitoring report shall be submitted to the Community Development Director each Monday for the preceding week's work. 77. A final report on the monitoring shall be prepared and submitted to the Community Development Department prior to the issuance of the Certificate of Occupancy for the project. 78. The exterior courtyard wall containing an outdoor fireplace between the detached garage (to be removed) and Morgan House along the northwest side of the house shall be retained (and repaired if damaged) and incorporated into the patio area design. FIRE DEPARTMENT 79. The Fire Department requires the listed fire protection measures be provided in accordance with the La Quinta City Municipal Code andlor the Riverside County Fire Department Fire Protection Standards. Final conditions will be addressed when complete buildings plans are reviewed. 80. Provide or show there exists a water system capable of delivering a fire flow 1500 gallons per minute for a two hours duration at 20 psi residual operating pressure, which must be available before any combustible material is placed on the construction site. Resolution No. 2007-023 conditions of Approval - Final Site Development Permit 2006-865 CNL Desert Resorts, LLP Adopted: March 20, 2007 Page 20 Exhibit'6" 81. Approved accessible on site fire hydrants shall be located not to exceed 330 feet apart in any direction as measured by an, approved route around the complex, exterior of the facility or building, and no portion of a building further than 165 feet from a fire hydrant. Fire hydrants shall provide the required fire flow. 82. Prior to building plan approval and construction, applicant/developer shall furnish two copies of the water system fire hydrant plans to Fire Department for review and approval. Plans shall be signed by a registered civil engineer, and shall confirm hydrant type, location, spacing, and minimum fire flow. Once plans are signed and approved by the local water authority, the originals shall be presented to the Fire Department for review and approval. 83. Prior to issuance of building permits, the water system for fire protection must be provided as approved by the Fire Department and the local water authority. 84. Applicant/Developer shall mount blue dot retro-reflectors pavement markers on private streets, public streets and driveways to indicated location of the fire hydrant. It should be 8 inches from centerline to the side that the fire hydrant is on, to identify fire hydrant locations. 85. Access lanes will not have an up, or downgrade of more than 12%. Access will not be less than 20 feet in width and have an unobstructed vertical clearance not less than 13 feet and 6 inches. Access lanes will be designed to withstand the weight of 80 thousand pounds over 2 axles. Access will have a turning radius capable of accommodating fire apparatus. Access lane shall be constructed with a surface so as to provide all weather driving capabilities. 86. Driveway loops, fire apparatus access lanes and entrance curb radius should be designed to adequately allow access of emergency fire vehicles. The applicant or developer shall prepare and submit to the Fire Department for approval; a site plan designating required fire lanes with appropriate lane printing and/or signs. 87. An approved Fire Department access key lock box (Minimum Knox Box 3200 series model) shall be installed next to the approved Fire Department access door to the building. If the buildings are protected with an alarm system, the lock box shall be required to have tampered monitoring. Required order forms and installation standards may be obtain at the Fire Department. Resolution No. 2007-023 Conditions of Approval - Final Site Development Permit 2006-865 CNL Desert Resorts, LLP Adopted: March 20, 2007 Page YI Exhmit'B' 88. Display street numbers in a prominent location on the address side of building(s) and/or rear access if applicable. Numbers and letters shall be a minimum of 12" in height for building(s) up to 25' in height. In complexes with . alpha designations, letter size must match numbers. All addressing must be legible, of a contrasting color, and adequately illuminated to be visible from street at all hours. 89. Install a complete commercial fire sprinkler system (per NFPA 13 1999 Edition). Fire sprinkler system(s) with pipe sizes in excess of 4" in diameter will require the project Structural Engineer to certify with a "wet signature", that the structural system is designed to support the seismic and gravity loads to support the additional weight of the sprinkler system. All fire sprinkler risers shall be protected from any physical damage. The PIV and FCD shall be located to the front, within 25 to 50 feet of hydrant, and a .minimum of 25 feet from the building(s). Sprinkler riser room must have indicating exterior and/or interior door signs. A C-16 licensed contactor must submit plans, along with current $307.00 deposit based fee, to the Fire Department for review and approval prior to installation. Guideline handouts are available for the Fire Department. 90. Install an alarm monitoring system for fire sprinkler system(s) with 100 or more heads (20 or more in Group I, Division 1.1 and 1.2 occupancies). Valve monitoring, water -flow alarm and trouble signals shall be automatically transmitted to an approved central station, remote station or proprietary monitoring station in accordance with 2001 CBC, Sec. 904.3.1. An approved audible sprinkler flow alarm shall be provided on the exterior in an approved location and also in the interior in a normally occupied location. A C-10 licensed contractor must submit plans designed in accordance with NFPA 72, 1999 Edition, along with the current $192.00 deposit based fee, to the Fire Department for review and approval prior to installation. Guideline handouts are available from the Fire Department. 91. Install a portable fire extinguisher, with a minimum rating of 2A-10BC, for every 3,000 sq. ft. and/or 75 feet of travel distance. Fire extinguishers shall be mounted 3.5 to 5 ft above finished floor, measured to the top of the extinguisher. Where not readily visible, signs shall be posted above all extinguishers to indicate their locations. Extinguishers must have current CSFM service tags affixed. Resolution No. 2007-023 Conditions of Approval - Final Site Development Permit 2006-865 CIVIL Desert Resorts, LLP Adopted: March 20, 2007 Page 22 Exhibit'8' 92. No hazardous materials shall be stored and/or used within the building, which exceeds quantities listed in UBC Table 3-D and 3-E. No class I, II or ILIA of combustible/flammable liquid shall be used in any amount in the building. 93. Exit designs, exit signs, door hardware, exit markers, exit -doors, and exit path marking shall be installed per the 200.1 California Building Code. 94. Electrical room doors if applicable shall .be posted "ELECTRICAL ROOM on outside of door. 95. Access shall be provided to all mechanical equipment located on the roof as required be the Mechanical Code. 96. Air handling systems supplying air in excess of 2000 cubic feet per minute to enclosed spaces within, buildings shall be equipped with an automatic shutoff. Ref CIVIC 609.0 97. Gate(s) shall be automatic or manual operated. Install Knox key operated switches, series KS-2P with dust cover, mounted per recommended standard of the Knox Company. Plans must be submitted to the Fire ,Department for approval of mounting location/position and operating standards. Special forms are available from this office for ordering the Key Switch. Current plan check deposit based fee is $126.00. Contact the Fire Department for a guideline handout. 98. Nothing in. our review shall be construed as encompassing structural integrity. Review of this plan does not authorize or approve any omission or deviation from all applicable regulations. Final approval is subject to field inspection. All questions regarding the meaning of the code requirements should be referred to Fire Department at 760-863-8886. 99. Fire Department access to the artificial "rock formations" is required from the west side of the SDP site. This access is to be provided through four of the remaining tennis courts. If an alternative access is found to be acceptable, it shall bereviewed by the Community Development Director and approved by the Fire Marshal. Resolution No. 2007-023 Exhl* -Er Conditions of Approval - Final Site Development Permit 2006-865 CNL Desert Resorts, LLP Adopted: March 20, 2007 Page 23 CONSTRUCTION NOISE ATTENUATION 100. The construction contractor shall submit a noise control plan to the Building and Safety Director for approval, to be implemented as part of the construction project and process that will minimize the level and time of construction activities. At a minimum, the following construction noise attenuation measures shall be included in the plan: A. Stationary equipment shall be staged away from the surrounding residential units and temporary noise barriers or enclosures shall be utilized around staging areas. B. Quiet equipment such as air compressors, concrete pumps and generators, etc. shall be used by the construction contractor. C. Temporary noise barriers shall be used at specified locations either around specific construction activities and/or at the perimeter of the construction site to reduce localized noise impact to adjacent residential units. D. Construction activity scheduling shall be.utilized to limit higher noise level operations to the middle of the day when ambient noise levels are typically at their highest levels to mask the construction activity noise levels, thereby reducing the perceived impact.