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SP 2003-066 Pavilion at La Quinta (2003)m APPLICANT: THOMAS ENTERPRISES DESIGN TEAM: THE KEITH COMPANIES SMITH CONSULTING ARCHITECTS RON GREGORY AND ASSOCIATES It SPECIFIC PLAN The Pavilion at La Quinta (Adams Street & Highway 111) TABLE OF CONTENTS INTRODUCTION......................................................3 A. AUTHORITY AND SCOPE ................................... 3 B. PURPOSE AND INTENT .................................... 3 C. DOCUMENT ORGANIZATION ................................ 3 D. PROJECT LOCATION ...................................... 3 E. PROJECT OVERVIEW ..................................... 7 F Pp:ni npr=n PimniNrz.q A II. PROJECT SETTING ................................................... 9 A. EXISTING GENERAL PLAN AND ZONING ...................... 9 B. SURROUNDING LAND USE ................................. 9 III. PROJECT MASTER PLANS ............................................ 10 A. LAND USE PLAN.........................................10 B. CONCEPTUAL SITE PLAN ................................. 10 C. PHASING PLAN ...................................... 16 D. LANDSCAPE PLAN ....................................... 16 E. CIRCULATION ...................................... 17 F. GRADING AND DRAINAGE PLAN ....................... 27 G. SEWER PLAN...........................................27 H. WATER PLAN...........................................27 I. OTHER UTILITY PLANS ................................... 28 IV. DEVELOPMENT REGULATIONS .................................... 31 A. PRINCIPAL USES PERMITTED ......................... 31 B. PROPERTY DEVELOPMENT STANDARDS ................ 32 V. DESIGN GUIDELINES ................................................ 33 A. ARCHITECTURAL GUIDELINES ............................. 33 B. LANDSCAPE GUIDELINES ................................. 44 VI. OPERATIONAL GUIDELINES .......................................... 45 A. TRANSPORTATION DEMAND MANAGEMENT ................. 45 B. MAINTENANCE .......................................... 45 VII. APPENDIX A. CONDITIONS OF APPROVAL B. ENVIRONMENTAL ASSESSMENT & MONITORING PROGRAM LIST OF FIGURES Figure 1 - Regional Location Map ............................................... 4 Figure 2 - Vicinity Map.........................................................5 Figure 3 - Aerial Location .................................................. 6 Figure 4 - Existing Land Use Designations ....................................... 12 Figure 5 - Surrounding Land Uses ............................................. 13 Figure 6 - Conceptual Land Use Plan ........................................... 14 Figure 7 - Conceptual Site Plan ............................................. 15 Figure 8 - Conceptual Overall Landscape Plan .................................. 19 Figure 9 - Conceptual Parkway Landscape Plan ................................... 20 Figure 10 - Conceptual Entry Landscape Plan .................................. 21 Figure 11 - Conceptual Parking Lot Landscape Plan ............................ 22 Figure 12 - Circulation Plan ................................................... 25 Figure 13 - Conceptual Grading/Drainage Plan .................................... 26 Figure 14 - Conceptual Sewer Plan ............................................. 29 Figure 15 - Conceptual Water Plan ............................................. 30 Figure 16 - Conceptual Overall Exterior Elevations ................................. 35 Figure 17 - Conceptual Exterior Elevations ..................................... 36 Figure 18 - Conceptual Exterior Elevations ..................................... 37 Figure 19 - Conceptual Exterior Elevations ..................................... 38 Figure 20 - Conceptual Exterior Elevations ..................................... 39 Figure 21 - Conceptual Exterior Elevations ..................................... 40 Figure 22 - Conceptual Color Elevation ........................................ 41 Figure 23 - Conceptual Color and Material Pallet ................................ 42 LIST OF TABLES Table 1 - Site Plan Compliance ................................................ 16 Table 2 - Proposed Plant Palette .............................................. 23 age I. INTRODUCTION A. AUTHORITY AND SCOPE Section 65450 of the California Government Code grants local planning agencies the authority to prepare a specific plan of development over a given piece of property. Consistent with this authority and in accordance with La Quinta General Plan Policy 2- 3.1.9, the City is requiring that a Specific Plan be prepared for The Pavilion at La Quinta. In order to approve the project, the City must make the findings required by La Quinta Zoning Code, Chapter 9.240: Specific Plans. B. PURPOSE AND INTENT The purpose of this Specific Plan document is to address the land use issues associated with development of The Pavilion at La Quinta in sufficient detail to ensure that the subject site develops in a manner which is consistent with the intent of the General Plan; protects the public health, safety and general welfare; is compatible with zoning on adjacent properties and is suitable and appropriate for the subject property (Zoning Code 9.240.010.E). Ultimately the project seeks to provide the residents of La Quinta and the surrounding communities with commercial and eating opportunities along one of the most traveled thoroughfares in the Coachella Valley. In both text and illustration, this document depicts the character and configuration of the various components comprising the Specific Plan and establishes a foundation document that will govern further development of the site. In this way, the Specific Plan will serve to implement the City of La Quinta General Plan by specifying appropriate land uses, intensity of use, and development standards which are consistent with General Plan goals, objectives and policies. C. DOCUMENT ORGANIZATION The Pavilion at La Quinta Specific Plan is organized into six sections. Section I provides a regulatory context for the project and an overview of key project elements. Section 11, provides a context for project planning and design by briefly describing the project's existing setting in terms of regulatory land use designations and surrounding land uses. Against this background, Section III presents the primary master plan components of the Specific Plan. Section IV describes the development standards to which the project must adhere. Section V contains design guidelines with respect to landscaping and architecture to ensure that the project is of a high quality and is well integrated into the Highway 111 Corridor character and Section VI discusses key operational guidelines for the project. D. PROJECT LOCATION From a regional perspective, The Pavilion at La Quinta Specific Plan is located in the Coachella Valley within the incorporated City of La Quinta as shown in Figure 1, Regional Location Map. Locally, the project site is bounded by Highway 111 on the south, Adams Street on the west, a vacant parcel on the east and Corporate Centre Drive on the north. The project site is shown in Figure 2, Vicinity Map, and Figure 3, Aerial Location. The project area consists of Assessors Parcels 649-020-043, -063, 064, and -065 within Parcel Map 29351, located within the northwest 1/4 of Section 29, Township 5 South, Range 7 East. The project area includes Planning Areas 2 and 3 of the La Quinta Corporate Centre Specific Plan (SP 99-036). Page NOT TO SCALE REGIONAL LOCATION MAP SPECIFIC PLAN CITY OF LA 9UINTA The Keith Companies ITWC FIGURE 9 i•','I I* DESERT HOT SPRINGS ULM it .......... .. VkSTA CHNO 'MAONW. THOUSAND PALMS PALM SPRVGS r WY CATHEDRAL CITY W SIWPA DR AVENJE 38 ;'FMW WMA I tiJ RANCHOTAIRAG 10 AVEN)� 44 -------- DESERT '--INDIAN WELLS IN 10' --- COACHELLA LA QUI - AVENUE 62 --------- -- AVENUE 66 VICINIW MAP MILES 17M SPECIFIC PLAN = CITY OF LA QUINTA 0 3 6 9 Figure 2 SPECIFIC PLAN The Pavilion at La Quinta (Adams Street & Highway 111) E. PROJECT OVERVIEW Project Summary The project proposes construction of six commercial office/retail buildings on six pad areas (one super -building included) and associated parking, landscaping and utility improvements on 17.48 gross acres of vacant, previously rough graded land. Requested Entitlements To facilitate this project, the developer is seeking approval of a Specific Plan from the City of La Quinta. The subject Specific Plan overlaps and replaces SP 98-033 and the western portion of SP 99-036. Subsequent entitlements may include a Commercial Parcel Map or Lot Line Adjustment, Site Development Permits, and Conditional Use Permits for drive-through restaurants. Site History March `99 - The Hotel One -Eleven project is approved by the La Quinta City Council under Specific Plan 98-033 for approximately six acres (western portion of the current site) at the northeast corner of Adams Street and Highway 111.The project created a business -oriented hotel with 150 to 160 rooms and two freestanding sit-down restaurants with a maximum of 12,000 square feet total. Sept `99 - The La Quinta Corporate Centre project is approved by the La Quinta City Council under Specific Plan 99-036 for a 36 -acre site located north of Highway 111, 330 feet east of Adams Street, adjacent to the Hotel One -Eleven project site (eastern portion of site). The project creates 91,600 square feet of multi -tenant industrial/office space (J. Paul Building - 39,625 sq. ft. are built), 81,300 square feet of retail floor area, 113,000 square foot mid -rise office building 6,500 square feet of financial space, 30,000 square foot fitness center (World Gym - 15,500 sq. ft constructed), and a 2,000 square foot service station (USA Petroleum - 2,940 sq. ft. constructed). In addition the project includes twelve commercial office/retail park lots (PM 29351), a self and RV storage facility (Storage USA - 99,976 sq. ft. constructed), and a Coachella Valley Water District (CVWD) water well site. June `02- The La Quinta City Council adopted changes to Specific Plan 99-036 development standards and design guidelines to revise land use allocation in support of Site Development Permit 2002-734 for the Sky West Corporation. March `03 Amendment #2 adopted by the La Quinta City Council to revise development standards for the La Quinta Corporate Centre (SP 99-036). SPECIFIC PLAN The Pavilion at La Quinta (Adams Street & Highway 111) F. REQUIRED FINDINGS According to the La Quinta Zoning Code, Chapter 9.240.010.E, the City Council must make four specific findings in order to approve the project. Each finding is listed below followed by a discussion of how each is satisfied by this project. The project's success in meeting the required findings is supported by the facts presented throughout the Specific Plan document. Consistency with the General Plan. The plan or amendment is consistent with the goals, objectives and policies of the General Plan. The project is a mixed use commercial center for general commercial and retail uses and, therefore, a permitted use in the Mixed Use/Regional Commercial (M/RC) category. Architectural and landscape design guidelines feature enhanced design quality pursuant to the Primary and Secondary Image Corridor policies. Parkway landscaping is consistent with the Highway 111 Landscaping Plan. 2. Public Welfare. Approval of the plan or amendment will not create conditions materially detrimental to the public health, safety and general welfare. The site plan for this project is consistent with City development standards which are established to protect the public health and safety, by design and compliance with right-of-way and building setbacks, and other development standards. In accordance with the General Plan, mixed -regional commercial facilities at this location will provide a public benefit by making a wider array of commercial and retail goods and services more accessible to the citizens of La Quinta and surrounding areas. The Pavilion at La Quinta is compatible with other existing commercial/light industrial specific plans along Highway 111. 3. Land Use Compatibility. The specific plan is compatible with zoning on adjacent properties. • The site is separated and buffered from uses on the south, north and west by adjacent roadways and landscaping. General plan land use and zoning adjacent in all directions is identical to the project, except for an area to the north that is designated as Commercial Park, which is still a compatible use. • The site is designated with a non-residential overlay on the Land Use Policy Diagram and was therefore considered by the City to be compatible with adjacent commercial uses. • The proposed commercial and retail uses will not generate excessive noise or other nuisance impacts. • The Pavilion at La Quinta is compatible with other existing specific plans along Highway 111. 4. Property Suitability: The specific plan is suitable and appropriate for the subject property. age • The project is appropriately located at the intersection of two arterial roadways, State Highway 111 (, and Adams Street • The project is at a central location within the City allowing convenient access to commercial and retail establishments by all residents. • The site has been rough graded and all utilities are readily available. • The site plan complies with City development standards. II. PROJECT SETTING A. EXISTING GENERAL PLAN AND ZONING The 17.48 acre project site located at the northeast corner of Adams Street and Highway 111 has a General Plan land use designation of Mixed/Regional Commercial (M/RC). In addition to regional retail and business uses, General Plan Policy 2-3.1.1 states: "Other businesses permitted in the M/RC category include major office uses, such as corporate headquarters orregional service centers, research and development facilities, major community facilities and/or major medical -related facilities". Consistent with this, existing zoning of the project site is Regional Commercial (CR). Zoning Code 9.70.030 states that the purpose and intent of the CR zone is: "To provide for the development and regulation of regionally -oriented commercial areas located along the Highway 911 corridor as shown on the General Plan. The CR district is intended to provide a broad range of goods and services serving the entire region. Representative land uses include corporate headquarters, regional service centers, research development facilities, major communities, major medical facilities, overnight commercial lodging, entertainment and automobile -oriented sales and services". Existing General Plan and Zoning designations for the site and surrounding properties are shown on Figure 4 - Existing Land Use Designations. The existing specific plans on the project site will no longer apply upon the City's adoption of The Pavilion at La Quinta Specific Plan. However, The Pavilion at La Quinta has been planned and designed to maintain consistency with the La Quinta Corporate Specific Plan. B. SURROUNDING LAND USE In order to provide a context for project planning, existing adjacent land use is shown in Figure 5, Surrounding Land Uses. Land north of the project includes the site of the Storage USA facility, on the north side of Corporate Centre Drive, adjacent to Adams Street. This area is within the La Quinta Corporate Centre Specific Plan and will eventually develop with similar commercial, office and light industrial uses. The Whitewater River Stormwater Channel is located farther to the north. The project site is bordered on the east by vacant parcels that are not a part of any specific plan at this time and by parcels farther to the east that are a part of the La Quinta Corporate Centre Specific Plan (SP 99-036). Dunes Palms Drive is located beyond the project area approximately 1,200 feet to the east. SPECIFIC PLAN The Pavilion at La Quinta (Adams Street & Highway 111) The project site is bordered on the south by State Highway 111, a six lane major arterial roadway with special Caltrans right-of-way requirements of 140 foot ultimate width. Beyond Highway 111 lies development. The Auto Centre at La Quinta is situated directly across from the project site. To the west lies the One Eleven La Quinta Shopping Center, including Wal-Mart, Jiffy Lube, a car wash facility along the west side of Adams Street, and many other commercial and retail establishments within the center that extends westward to Washington Street. III. PROJECT MASTER PLANS A. LAND USE PLAN Figure 6 illustrates the Land Use Plan for The Pavilion at La Quinta. Six commercial buildings areas (pads), are illustrated surrounded by parking, circulation, and the perimeter areas containing Landscaped Parkways. The Building Areas One through Five are intended for development of stand alone commercial uses. Building Area Six will provide a super pad for development of a multi -tenant commercial building. The mix and size of individual structures and tenant spaces will vary depending on tenant needs and the development Standards referenced herein. B. CONCEPTUAL SITE PLAN The project conceptual site plan is shown in Figure 7. The conceptual site plan proposes construction of 175,200 s.f. of building area contained within 6 mixed use commercial pad locations. Building configurations and square footages will vary based on development permit applications. The Conceptual Site Plan is provided for illustrative purposes only. Anticipated buildings (building pad sizes range from the largest with gross floor area of 27,000 square feet to the smallest with gross floor area of 3,500 square feet) on 17.48 gross acres (approx. 761,200 s.f.) of land. Six connected in-line major tenant buildings are proposed (Buildings A through F), two commercial/retail shop buildings (Buildings 1 and 2), are located along the northern portion of the center, with Shop 1 as a stand alone location adjacent to Adams Street, and Shop 2 within the in-line super pad location. Shop buildings #1 and #2 can accommodate multiple minor tenants. Four pads sites - one for a bank, two for drive-thru restaurants, and one for a sit-down restaurant) are located along Highway 111 across the southern portion of the project. The Pavilion will feature both local independent and nationally -recognized commercial - retail establishments. The buildings will cover approximately 23% of the project site, with a land building ratio of approximately 3.34 to 1. The building scheme shown in the Conceptual Site Plan for The Pavilion buildings and building areas is for illustrative purposes only. Actual building sizes may vary due to market-driven conditions. As development permits are filed on the project, the actual building size and configuration will be controlled by the Parking and Development Standards contained herein. The Pavilion provides landscaped parking areas parking at a ratio of 5.22 spaces per 1,000 s.f. of building area resulting in 785 standard parking spaces, 100 compact spaces, and 28 handicapped spaces (24 car spaces, and 4 van spaces). Parking is designed for patrons who will typically visit more than one establishment during a trip enabling a shared parking program. Parking lot shading will be provided by maturing shade trees strategically and creatively placed within the landscape planter areas throughout the center. Bicycle parking (42 spaces) will be interspersed throughout the center. Delineated pathways will access the future businesses from both Adams Street and Highway 111 and connect to a pedestrian system along the pedestrian -oriented in- line buildings. I r 'n (P" ) Four existing driveways will access The Pavilion,,(two right -in - right -out accesses on Highway 111, one restricted on Adams Street, and t unrestricted on Corporate Centre Drive, and a shared driveway restricted to right turn in and right turn out on Highway 111 in conjunction with the parcels adjacent to the east). Truck deliveries will be facilitated at the rear of the northern in-line shops, with the major tenants having loading docks for large tractor -trailer vehicles. Access to the loading docks and delivery doors will be via a drive aisle circulating behind all of the in-line buildings. Deliveries to the pads sites along Highway 111 will be made from available parking facilities to rear doors. Outdoor lighting associated with the building and parking areas will be designed to comply with the City's Outdoor Lighting Control Ordinance. There will be monument signs within the landscaped corridors along Highway 111, and two at the Adams Street Drive aisle. A sign program for the complex addressing monument and building (attached) signs will be submitted at a later date for review and approval. Solid masonry security/screening walls will be provided along the northern property boundary between the future post office parcel and the existing World Gym property and the in-line buildings across the northern portion of the centre. Buildings will be oriented such that loading docks, delivery doors and trash enclosures are on the rear sides of the buildings to reduce noise and visually screen these facilities from general view. Trash containers will be screened from view by landscaping and masonry walled enclosures, and placement at the rear of buildings. The project area is irregularly shaped with an elongated extension in a east -west trend paralleling Highway 111. A shop building is located along Adams Street. The largest building with multiple tenants is a row of connected in-line buildings sited along the northern portion of the project site in a east -west trending fashion. Four individual stand- alone pad sites are located along the southern portion of the project adjacent to Highway 111. The center is reminiscent of the Spanish Mediterranean Tuscan villages. The center is visually two-story and one-story height with articulated fagades, recessed architectural elements, arcades to create deep shadows and provide a visual rhythm, and architectural elements to provide a pedestrian friendly atmosphere. Pitch, shed, and parapet roof forms with varying heights are through out the center. Spanish roof tiles are used at store entry, shops, and tower elements. Arched porticos and towers are provided for both shade and visual interest. Fagades are accented with ceramic tile, stone, plaster relief's with wrought iron grilles, and decorative lighting. Vine covered wood trellis with stone columns are located through out the shopping village. A public area with a water feature and shaded seating is also provided. The site plan will add new landscaping along Highway 111, Corporate Centre Drive, and Adams Street as well as within the interior of the project site. See Section III.0 for additional discussion of landscaping. A comparison of the site plan with Development Standards from the La Quinta Zoning Code/The Pavilion at La Quinta Specific Plan is shown in the table which follows. age �11c.. Ir�,.l1� 1 11rtr111 t rt ofts ll L I -�f fff y i d I CONCEPTUAL LAND USE PLAN SQUARE FOOTAGE BUILDING AREA 1 3,900 BUILDING AREA 2 4,000 BUILDINGAREA 3 9,000 BUILDING AREAL3,500 BUILDING AREA 5 14,500 BUILDING AREA 0 140,300 TOTAL 175.200 REQUIRED PARKING RNall: 611000 (170,200 S.F.): 851 Raatasrant. 1011000 (5,000 S.F.): 50 TOTAL 901 Spaces PARKING PROVIDED Sta,Mard P,,*In9 Stalls: 7B5 Compact Parkl t Stalls: 100 Ac Wash Parkleg (2X o1 T61al Parkln9): 24 Van Accassl Wa (1 par B A—): 4 TOTAL- 907 Spaces Parkln9 Ratlon Provldod 52211000 Blc7cla Parkln3 Prwklad: 42 Sp - VICINITY MAP ASmithConsultingArchitects THOMAS ENTERPRISES 7heS Kaith Compania. FEET 0 120 240 360 Figure 6 CONCEPTUAL SITE PLAN �a. Smith Con,UltingArchitects FEET 0 120 240 360 PROJECT DATA I'47 Of le D.klfa Specilla Plan -Amandled Zona: CFI-ReglprW I:pn.lura®1 DF.Irk.1 Mmdmum B.Idn6 Hl: 50 Fa.t A lYOea Area =761,4765f. x761,476af. S174BAD Tocol Buddkrp Ante 176,200 9.1. Mejar k 27,080 a I Major B: 25,000 a I Mayr C: 00 c I 11,'We, Mejor D: 16,000 . f. Malar E 21,000..1 M.W F. 25,000 a I Shop. 1: 14,500 a.f. Shop. 2'. 16,300 of Ped 1 - FFIaMr✓ 3,900 sI. Pad 2 - RMW 4,000 a 1 Pad 3-R"l/Drive Tfru 9.00081. Pad 4 - Drhe Thr. 3,500 a 1 lend BLIIAW Ratio: s 3.34 11 Peroxdapa al &r8dillp Cavarape: .23.0% P.rldng Rag Wad: Recoil: 5 / 1000 (170]00 M.Y. 851 Sp— ReskarmM: 10 / 1000 (6,000..1.): 60 Bp— Tdal: 911 Specs. P.dMO Pradded: Shoda ni PorMr6 SWW: 7115 Sp— Carry.d PaMk19 Slalk 100 Specs Aomealbla Parldn9 (2% ar ratel PWWV: 24 SPaca. Van A[Ca.M4b: F1 pereM.) 4St.— Total: 1707 Spare Paddng Mo PrpNded 5 22 / 1000 Bicycle Pendrg: (3%alTodl Pardnp + 5 5. 42 Space aA tenant o-25,000 c l): rI PROJECT HC4HWAY 1,1 VICINITY MAP n^ etirlee •^! PWM I � I 4eekF..av [TH:OM:A71S ENTERPRISES '. Kelchl Cvnnpanlna Figure 7 TABLE 1 - SITE PLAN COMPLIANCE Development Standard Standard CR Zone Specific Plan Min -Max Bldg Site (acres) n/a n/a Max Structure Height (ft) 50 50 Max Number of Stories 4 4 Max Floor Area Ratio (FAR) 0.35 0.35 Min Building Setback - Primary Arterials (ft) 30 30 Min Building Setback - Other Streets (ft) 20 20 Min Landscape Setback - Primary Arterials 20 20 (ft) Min Landscape Setback - Other Streets (ft) 10 10 Min Setback from interior property lines 0 0 Building Landscape 5% 5% Interior Parking Lot Landscape 5% 5% Parking Spaces 901 907 C. PHASING PLAN The entire site will be graded and improved with parking and circulation and pads in one phase. All structures will be constructed in one phase. D. LANDSCAPE PLAN The landscape concept for the project is shown in Figures 8, 9, 10, and 11 and the proposed plant palette is shown in Table 2. Landscaping associated with the project consists of three basic types, landscaping within the parking lot, project entry landscaping treatments, and typical parkway landscaping along Highway 111 and Adams Street (see Figure 8, Conceptual Overall Landscape, Figure 9, Conceptual Parkway Landscape Concepts, Figure 10, Conceptual Entry Landscape, and Figure 11, Conceptual Parking Lot Landscaping). Landscaping plans for building pads will be submitted for review as development occurs in each parcel/pad area. Conceptual landscape plan approval of streetscapes along Highway 111 and Adams Street is being pursued with this Specific Plan. The design theme of The Pavilion Specific Plan is intended to be consistent with the surrounding development and specific plans. Any replacements or substitutions to be approved by the City's Community Development Director. In general, landscape treatments are designed to reflect and enhance the character of the proposed commercial buildings and the community of La Quinta. The streetscaping along Highway 111 and Adams Street will maintain a plant pallette and design concept which is compatible with surrounding finished street frontages and will conform to City Design Guidelines. Lighting Bollards are to be included along sidewalks in landscape setbacks fronting Adams Street and Highway 111 in a manner similar to existing development along Highway 111. The landscaping design listed below will incorporate the City Design Guidelines to enhance not only the project but the community. The project entry areas are defined by groupings of Fan Palms and Sweet Acacias. The theme carries through the parking lots where Cercidium praecox and Thornless Mesquite are utilized as shade trees and underplanted with Spreading Lantanas. Masses of Fan Palms frame the entries to the buildings with Desert Shrubs such as Texas Ranger, Cassia, and Caesalpinia providing color. Perimeter parkways are defined by massings of desert canopy trees to include Sweet Acacia, Desert Museum Palo Verde and Thornless Mesquites. The trees will be underplanted with Spreading Lantanas, Acacia Redolens, Desert Carpet, Dalea Sierra, Golf Various Pentenron species and accents of Agave Desert Spoon and Muhlenberghia species. Highway 111 parkway shall utilize plants designated in Highway 111 Design Theme Guidelines. The rear of the shops are buffered from adjacent properties by plantings of Acacia salicina which will screen the backs of the buildings and loading areas above the wall height. Additional buffering is provided by 3' high mounds and screening plants adjacent to all drive through areas. Shrubs will include various Texas Ranger, Cassia, Bush Bougainvillea and Caesalpinias. See Section V.B. for a discussion of landscape design guidelines applicable to the project. E. CIRCULATION PLAN The project Circulation Plan, as shown in Figure 12, is typical of a commercial center with an internal system of access aisles to serve the parking spaces and multiple building pads. Vehicular External access is taken from four locations. One of these external accesses is midway between Highway 111 and Corporate Centre Drive, along Adams Street. There are two direct external access points along Highway 111, and one access point that will be shared with the parcel adjacent to the east. A fifth entry is located off of Corporate Centre Drive that will access the center from the north. A sixth entry is located off of Corporate Centre Drive and will provide two-way access to the point where the roadway turns to the east. Delivery and service access to the rear of the in-line shops will be provided from the eastern -most driveway along Highway 111 where it will proceed northward to the rear of the buildings and then westward along the northern portion of SPECIFIC PLAN The Pavilion at La Quinta (Adams Street & Highway 111) the project., where it will ultimately exit on Corporate Centre Drive. Two-way vehicular circulation will also be permitted behind the super pad. To ensure minimal congestion, each entry to the site provides substantial "stacking" for vehicles leaving the site, and extensive distance before vehicles entering the site meet intersecting parking isles or drives. All traffic considerations along Highway 111 are subject to Caltrans approval, however, all curbs and gutters along Highway 111 are already approved and built. The Adams Street entry is also already built. The existing access for World Gym extends onto the project site where it terminates as a dead end. This access will connect to the project but will have controlled use as a gated access with a Knox -box lock for emergency response vehicle access only. Pedestrian As seen in Figure 12, pedestrian sidewalks are provided along both the Adams Street and Highway 111 frontages. There are existing bus stops along Highway 111 to the west and east of the project area, that will connected to the internal pedestrian system within the project. The pedestrian system interconnects all of the in-line buildings. The stand alone buildings adjacent to Highway 111 are more vehicular oriented but will each be designed with pedestrian sidewalks on-site. Bicycle Highway 111 is designated as a Class I Bicycle Trail pursuant to the City of La Quinta General Plan. To accommodate bicyclists and encourage alternative modes of transportation for both patrons and employees, the center will provide 42 bicycle parking spaces calculated at 3% of the total parking, plus 5 spaces for each tenant over 25,000 sq. ft. The bicycle rack facilities will be of design quality to compliment the centre's design identity. Placement of bicycle facilities shall conform to the State Standard to be designed at the Site Development Permit w kfkl WORTH rarsAP"C: SCALE no- we sm � o CONCEPTUAL OVERALL LANDSCAPE PLAN � j Smith ,,-)nsulbry Architects [7THOMAS ENTERPRISES ma h ommpanl s 17r*<.J= SCALE DEPICTED ABOVE ff �, Wdm Figure 8 U CONCEPTUAL PARKWAY LANDSCAPE PLAN KEY MAP T. I- i u=� tom_ . , Is Smith Architects THOMAS EN N T TO SCALE TERPRISES The KoI=h Companion Figure 9 The Paxillon At La Qum"fa H CONCEPTUAL ENTRY LANDSCAPE PLAN y'wLJTS=`c "G� iSmith NOTim SCALE KEY MAP I I rl II, uk% F I ;Arch itects THOMAS ENTERPRISES Compmnlow Figure 10 KEY MAP ZG aI PPI CONCEPTUAL PARKING LOT LANDSCAPE PLAN Smith , oI7sullin Architects THi7MAS ENTERPRISES z'hw Kalth CoMpaniaa NOT TO SCALE W01TO Figure 7 7 TABLE 2 - PLANT PALETTE Quantit Scientific Name Common Name Size Caliper Trees Acacia Smalii Sweet Acacia 24" to 36" box 1.5" Acacia Salicina Willow Acacia 24" box 3.0" Cercidium Hybrid Desert Museum Palo Verde 24" to 36" box Cercidium Praecox Sonoran Palo Verde 24" box Lagerstroemia indica Crape Myrtle 24" box Thornless Prosopsis Chilensis Chilean Mesquite 24" to 36" box Palms Washingtonia Filifera California Fan Palm 10' to 20' heights n/a Washingtonia Robusta Mexican Fan Palm 10' to 20' heights n/a Shrubs Salvia Greggii Sage 5 -Gal n/a Thevetia Peruviana Yellow Oleander 5 -Gal n/a Caesalpinia Gilliesii Red Bird of Paradise 5 -Gal n/a Encelia Farinosa Brittle Bush 5 -Gal n/a Leucophyllum F. Texas Ranger 5 -Gal n/a Leucophyllum C. "Thundercloud" Texas Ranger 5 -Gal n/a Leucophyllum Z. "Cimarron" Texas Ranger 5 -Gal n/a Bouganvillea "La Jolla" Bougainvillea 5 -Gal n/a Bougainvillea "Rosenka" Bougainvillea 5 -Gal n/a Cassia Artemisioides Feathery Cassia 5 -Gal n/a Cassia Nemophila Bushy Senna 5 -Gal n/a Cordia Parvifolia Little Leaf Cordia 5 -Gal n/a Penstemon Superbus Superb Penstemon 1 -Gal n/a Penstemon Parryi Parry's Penstemon 1 -Gal n/a Muhlenbergia L. "Regal Mist" Red Devil's Shoestring 1 -Gal n/a Muhlenbergia L. "Autumn Glow" Yellow Devil's Shoestring 1 -Gal n/a Justica Californica Chuparosa 5 -Gal n/a Dasylirion Wheeled Desert Spoon 5 -Gal n/a Vines Tecomada Capensis Cape Honeysuckle 5 -Gal nla Rosa "Banksiae" Lady Banks Rose 5 -Gal n/a Bougainvillea "Barbara Karst" Bougainvillea 5 -Gal n/a Groundcovers Acacia R. "Desert Carpet" Trailing Acacia 1 -Gal n/a Baccharis P. "Thompson" Baccharis 1 -Gal n/a Carissa G. "Prostrata" Prostate Natal Plum 1 -Gal n/a Page 21 Page 24 Dales Capitata "Sierra Gold" Sierra Gold 1 -Gal n/a Lantana Montevidensis Purple Pros. Lantana 1 -Gal n/a Lantana Montevidensis Lantana 1 -Gal n/a Oenothera Berlandieri Mexican Primrose 1 -Gal n/a Wedelia Trilobata Wedelia 1 -Gal n/a Desert Dust 2" depth cover Page 24 The, P 'A-4&2 ~- r. -� � .►tea CIRCULATION PLAN Smith! /o,,isuitingArchitects- THOMAS ENTERPRISES FEET 0 120 240 360 The K hz h Companies Figure 12 PAD=72.0 I - - - - --- POST I RIi1?�F 80S1M ILl all f _ ' r _ r=crrr�rr �- DRAINAGE PATTERNS TP TOP OF PAVEMENT HP HIGH POINT LP LOW POINT 1 CONCEPTUAL GRADING AND DRAINAGE PLAN Smith: F. GRADING & DRAINAGE PLAN The Conceptual Grading and Drainage Plan is shown in Figure 13. The figure illustrates existing site grades, street grades, proposed pad grades and drainage patterns. The existing site has been previously rough graded. It will be regraded to create five building pads, parking areas and streetscapes. The area is designed from a high point of approximately 76 feet above mean sea level (m.s.l.) at the southwest property corner to a low point of 68 feet above m.s.l. at the northeasterly project access. Preliminary earthwork calculations yielded 12,900 cubic yards of cut and 6,200 cubic yards of fill, with a export pf approximately 6,600 cubic yards. During final design, site grades will be adjusted in an effort to "balance" grading and eliminate any import or export of material. Final grading will match finished elevations on surrounding properties and will not result in significant manufactured cut/fill slopes or reliance on retaining walls or other structural devices for slope retention. Precise Grading and Drainage Plans are subject to review and approval by the City according to standard engineering protocols. Surface runoff will sheet flow across the parking areas and be collected in grated inlets and side opening catch basins. Storm drain pipe will convey the flows to two separate existing storm drain systems which discharge to the Whitewater River Channel. Nuisance flows discharged to the channel will be mitigated by existing in-line drywells. The exact sizing and design of the proposed improvements will be determined during final engineering and will be reviewed by the City via standard plan check protocols to ensure that drainage is adequately addressed. Erosion Control Since the Coachella Valley experiences periods of moderate to high wind conditions, wind blown dust and sand is a concern during local grading operations. The South Coast Air Quality Management District (SCAQMD) in conjunction with the Environmental Protection Agency has instituted a plan in the Coachella Valley to curb excess PM 10 (small particle dust). The provisions of the National Pollutant Discharge Elimination System (NPDES) will apply to construction projects over 1 acres in size. Grading operations will include provisions to reduce water and wind erosion control both during and after grading operations. G. SEWER PLAN Sewer service is provided to the site by the Coachella Valley Water District (CVWD). An 8" sewer main exists along Corporate Centre Drive to the north, with an 8" sewer extended along Commerce Court to the project boundary. Another 8" stub exists near the midpoint of the site, off of Adams Street. The project will gravity flow to the main in Commerce Court. All of the services for the in-line buildings will be at the back of the building. See Figure 14, Sewer Plan. H. WATER PLAN Water service is also provided to the site by CVWD. A 12" main exists on Corporate Centre Drive with a 12" connection near Adams Street intersection and a 12" line along Commerce Court. An 18" main exists along Adams Street with a 12" connection at the project entry. In general, a loop system will be required by CVWD to meet fir flow pressure. A 12" looped waterline is shown in Figure 15 to serve both the in-line buildings and outer pads. SPECIFIC PLAN The Pavilion at La Quinta (Adams Street & Highway 111) 1. OTHER UTILITY PLANS Natural Gas Natural gas service is provided to the site by The Gas Company, which has a 4" pressure line along the south side of Corporate Centre Drive (behind the existing sidewalk) and also on Commerce Court. The Pavilion at La Quinta could be served from either of these streets depending upon what is most convenient and cost effective for the project. The Gas Company anticipates service for this project to be routine. Electric Electric service is provided to the site by the Imperial Irrigation District (IID), and is located behind the sidewalk on the south side of Corporate Centre Drive and also on Commerce Court. An existing substation is located near the southwestern corner of the intersection of Adams Street and Westward Ho Drive, northwest of the project area. IID anticipates service for this project to be routine. No additional under grounding of existing electrical lines is anticipated. Telephone Telephone service is provided to the site by Verizon and is located behind the sidewalk on the south side of Corporate Centre Drive and also on Commerce Court. Fiberoptic cable will be available in the nearby area. Verizon also has facilities available for high speed internet connection (ISDN or high capacity circuits) and anticipates service for this project to be routine. Cable Television Cable Television service is provided to the site by Time Warner Cable and is located behind the sidewalk on the south side of Corporate Centre Drive and also on Commerce Court. Time Warner Cable considers service for this project to be routine. SPECIFIC PLAN The Pavilion at La Quinta (Adams Street & Highway 11 1)_ DEVELOPMENT REGULATIONS The development regulations contained herein provide specific standards relative to permitted land uses in addition to site design and construction regulations to be applied within the Specific Plan area. They are intended to protect the public health, safety and welfare and to create a harmonious relationship with surrounding land. In general, this specific plan is consistent with Table 9-5 Permitted Uses in Nonresidential Districts (CR Zone) of the City of La Quinta Zoning Code unless a different standard is identified below. Should a development standard contained in this Specific Plan conflict with an equivalent standard contained in the City of La Quinta Zoning Code, the provisions of the Specific Plan shall take precedence. In instances where the Specific Plan does not address a particular regulation, the applicable portion of the City of La Quinta Zoning Code shall govern. • PRINCIPAL USES PERMITTED This Specific Plan shall allow all uses identified as Permitted as a principal use, Permitted as an accessory to the principal use, Permitted as a principal or accessory use if a Conditional Use Permit is approved, Permitted if a minor use permit is approved, and Permitted as a temporary use as identified in and subject to the provisions of the Commercial Regional (CR) Zoning District described in Section 9.80.040 of the La Quinta Zoning Code. age SPECIFIC PLAN! The Pavilion at La Quinta (Adams Street & Highway 111) • PROPERTY DEVELOPMENT STANDARDS • Maximum structure height: 50 feet (22' within 150' of Hwy. 111 R.O.W. per General Plan) • Maximum number of stories: 4 • Maximum Floor Area Ratio: .35 • Building Setbacks' — from Highway 111 Single Story: 50 feet. Multi Story: 150 feet — from Adams Street: 10 feet. — from Corporate Centre Drive: 10 feet. Landscape Setbacks2 — from Highway 111: 50 feet. — from Adams Street: 10 feet. — from Corporate Centre Drive: 10 feet. Interior Landscape — parking areas: 5% of project area — non parking areas: 7% of project area • Required Parking5 General Retail uses over 50,000 sq/ft GFA - 1 space per 250 sq./ft. — Restaurant space in excess of 20% of total shopping center: GFA - 1 space per 75 sq/ft GFA (conventional "sit down") - 1 space per 100 sq/ft GFA (drive-thru fast food) — Other Uses: The parking provisions of the La Quinta Zoning Code Section 9.150 shall apply ' Number given is minimum building setback from the street right-of-way. In addition to the required landscape setback, the building setback may contain parking, driveways and similar facilities. 2 Perimeter landscape setback shall consist of landscaped area within the building setback. Number given is minimum landscaped setback from the street right-of-way for Image Corridors. Perimeter landscape setbacks shall not be credited toward the interior landscape requirement. " Total project area contains one phase and approximately 17.48 acres. Interior landscaping maybe constructed proportionately by phase S Required parking may be increased if parking and circulation is found to be inadequate during site development permit review. age DESIGN GUIDELINES The Design Guidelines for the Specific Plan have been developed as a method of achieving a high quality, cohesive design character for the development of The Pavilion at La Quinta. They provide specific design criteria for the development of the project, as well as encouraging creativity, imagination and a high level of harmony and consistency within the surrounding community. Adherence to the Design Guidelines will create a desirable asset to the community and enhance the project's overall value. These guidelines will govern the design quality of the project for application in the following ways: • To provide the City of La Quinta with the necessary assurance that the Specific Plan area will develop in accordance with the quality and character proposed; • To provide guidance to developers, builders, engineers, architects, landscape architects and other professionals in order to maintain the desired design quality; • To provide guidance to City staff, the Architecture Landscape Review Committee, Planning Commission and the City Council in the review of construction plans for the Specific Plan area. • ARCHITECTURAL GUIDELINES The building design utilizes a traditional Mediterranean Tuscany village style and inspired themes found in La Quinta. Formula, strongly themed or "corporate" architecture is prohibited. Hip, gable and shed the roofs, or combinations thereof consistent with the general architectural theme are acceptable and encouraged for main building masses. Deep set windows and covered plaster arcades are encouraged. The exterior wall materials will consist of a smooth exterior plaster in keeping with the traditional Mediterranean style. The architecture proposed for the project is shown on Figures 16 through 22, Conceptual Elevations and Figure 23, Conceptual Color and Material Pallet. Mass & Scale Varied proportions are encouraged. Elements in facades should be spaced at varying intervals to create a visual rhythm. Each building will incorporate a continuity of mass, scale and architectural features. Roof Treatments • Appropriate use of flat, hip, shed, and pitched gable roof forms are encouraged while barns, and false roofs should be avoided. Flat roofs may be used with a parapet alone, or in combination with other roof forms. • The use of variable ridge lines on a single structure is encouraged. • Mechanical equipment may be placed only on flat portions of roofs provided that they are screened from public view and that the screening is incorporated into building design. SPECIFIC PLAN The Pavilion at La Quinta (Adams Street & Highway 111) Architectural Features and Details • All mechanical equipment including fuse boxes, heating and cooling devices and satellite dishes shall be screened from public view. Screening devices shall utilize the same materials and colors as the main structure. • The use of curtain walls is not allowed. • Exterior walls should emphasize shadow relief using walkways. • Building entryways should be visually emphasized. • The use of false facade treatments should be avoided provided in areas with high levels of pedestrian traffic. Walls & Fences recesses, bays, and covered Shaded walkways should be Walls are encouraged to use materials and colors which match or compliment associated buildings. Walls which create long, unbroken straight lines should be avoided. Lighting • Exterior lighting, when used, should enhance the building design and the adjoining landscape. • Lighting standards and building fixtures should be of a design and size compatible with the building and adjacent areas. • Lighting shall be restrained in design and excessive brightness (night glow) avoided. • Standard design techniques should be employed to shield parking light fixtures and control direct glare and spill light emanating from these fixtures. Parking lot light poles should be equipped with a flush lense and should not exceed a maximum height of 24 feet. Page 34 The Pav1LILIlo➢7L At L& UuE.]17Lia 10" ELEVATION - H IQKWAY 111 I, 0 I I () WEST ELEVATION - ADAMS STREET (0) EAST ELEVATION - PARTIAL I UD EAST ELEVATION. via O NORTH ELEVATION - PAD I WEST ELEVATION Aft=;14 ,O� NORTH ELEVATION - PAD 2 EAS� ELEVATION (_) NORTH ELEVATION - PAD 3 Jt 1 p SOUrH ELEVATION EAST ELEVATION MHWAY 111 fUTH ELEVATION WEST ELEVATION EAST ELEVATION SOIJTH ELEVATION WEST ELEVATION HIGHWAY 111 CONCEPTUAL OVERALL EXTERIOR ELEVATIONS DECORA WE "T FIXTURE STORE 'BEER — cmmN Smith"3a isultingArchitects O TYPICAL MATERIALS ELEVATION ql TRASH ENCLOSURE ELEVATION if Amw n ow LYAIAP no, THOMAS ENTERPRISES Tl -a Kaith (--.mp.nlaa l7rFC= SCALES VARY 0 Figure 16 .1 121 DECORA WE "T FIXTURE STORE 'BEER — cmmN Smith"3a isultingArchitects O TYPICAL MATERIALS ELEVATION ql TRASH ENCLOSURE ELEVATION if Amw n ow LYAIAP no, THOMAS ENTERPRISES Tl -a Kaith (--.mp.nlaa l7rFC= SCALES VARY 0 Figure 16 � I I MAJORA SHS�_dIIPS� 1 I 2 I I I I b © cl o orz� 0 0® Q o 0 o n o a p a 19 LIJ PARm Fum PLm n i i1J 11 LJ 19 L114 is a O MAJOR B MAJOR G o a=I= c CM c ca a �7,3117-lqj-1 171, O MAJOR a d 9=I 0 a =:P C3 INLJe PARRALR wn FLAN no. MAJOR E f ID Cl= d O D a14jaVJfdi MAJOR F 0 0 0 0 0 d'_ _1:3 UqITFI��1 I1iI N I O PARTIAL SOUTH ELEVATION KF V jaw CONCEPTUAL EXTERIOR ELEVATIONS Smith Cori SUii 'IgArchit2CtS THOMAS ENTERPRISES The Ke lvh Cornponle a SCALES MARY W&4%kMFigure 17 I O PAfiw n R PLAN n) MAJORA 0 2221 O WESTELEVAnON a 0 I Q fl o � q I `z PARTIAL Fum PLm ilk j t l C I � MAJOR A - ---- _I I r ••`••, "• • PAf nk SOUTH E "AnON CONCEPTUAL EXTERIOR ELEVATIONS SmithConstilt ngArchitects SCALES VARY THOMAS ENTERPRISES Tna KaiG h Compania. Figure 18 IuI I 'I 'Oil l 0, M(a), *I I Ow F;; 4 1 ��, MM � MAJOR C MMOR B SHOP89 I I T i [ r T- T T _T AT L_ T O PARTIAL FLOOR PLAN n- •. � -_ _ i v rae w.>w d li; IM MAP ft O PARTIAL NORTH EXTERIOR ELEVATION SHOo31 I 1 O EXTERIOR EAST ELEVATION CONCEPTUAL EXTERIOR ELEVATIONS I � I�r�iwla.■Illii:if W�■ Smithi^Io. , isulti gArchitects I THOMAS ENTERPRISES — -r ha Kith Compania6 SCALES VARY Figure 19 The Pavilion Af .tel I t l 119 I lil I I f d f Ot PART L FLOOR PEAK rk- I J V TgUGt DOC Sg1EFN WNL. TTP 1 F MANOR C Q PAM& NORTH'E LEVATION A t]2wmw Ing M s >SIp" F o? I 4 A / 0 PARTIAL FLOOR PLAN Ili LJ'ZJ I LJ uvaI C=Vp%1wn WILL CONCEPTUAL EXTERIOR ELEVATIONS SmithCOnsultingArchitectsI THOMAs ENTERPRISES The Keith Companlaa SCALES VARY Figure 20 L-\ L. L Li-` I I , PAD 1 �1 Lyl Atli 1!� Iwwi Mom O NORTH ELEVATION [f7..:.•.:E 0 . M IEt Mum le�i� Oc SOUTH ELEVATION HIOHWAY 111 O EAST ELEVATION CONCEPTUAL EXTERIOR ELEVATIONS DR e I PAD 2 __ _ I IMP A G O RAOR PLAN it �► L.JZJ Ib•.IF L.—�.� O NORTH ELEVATION yyam, 11 Bi■w��',°�,I ( EAST ELEVATION D 0, a O RAOR mm n- -^L O NORTH ELEVATION O - w 04', a wil M, ma M6.. EN (D WEST ELEVATION SmlthCcf-outti gArchiteCtS [THOMAS ENTERPRISES SCALES VARY pw— nw Tha Katt h CompanI.. Figure 21 ne PaTilion At La Quint& =TX W006 RA=tERS WPOU rii AON GFi1L DE, URA di LIG"r FIX STONE KUM CCLQR% (� TYPICAL MATERIALS ELEVAMN iO4G+�ETE FEMME TaE�� A01 Ngo TRELLIS CONCEPTUAL COLOR ELEVATIONS Smith !Architects THOMAS ENTERPRISES -rho FGBitF Companiaa SCALES VARY Figure 22 The Pavilion At�4, Qtiinta MATERIAL AND COLOR LEGEND STUCCO: ST -1 EXPO STUCCO - MEDIUM SAND FINISH STONE VENEER: STV -1 EL DORADO STONE - "MOLANO HILLSTONE" COLUMNS: COL -1 PRECAST CONCRETE COLUMNS "TUSCAN" ROOF TILE: RT -1 US -TILE "PALERMO" BLEND PAINT: PT -1A SHERWIN - WILLIAMS "TRUSTY TAN" #SW 6087 PT -2A SHERWIN -WILLIAMS "DIVERSE BEIGE" #SW 6079 PT -3A SHERWIN - WILLIAMS "POPULAR GRAY" #SW 6071 PT -4A SHERWIN -WILLIAMS "OTTER" #SW 6041 PT -5A SHERWIN -WILLIAMS "LESS BROWN" #SW 6040 PT -1B SHERWIN -WILLIAMS "MOROCCAN BROWN' #SW 6060 PT -2B SHERWIN-WILLIAMS "COBBLE BROWN" #SW 6082 PT -3B SHERWIN -WILLIAMS "INTERFACE TAN' #SW 6059 PT -4B SHERWIN - WILLIAMS "CRAFT PAPER" #SW 6125 PT -56 SHERWIN - WILLIAMS "MALTED MILK" #SW 6057 PT -1 C SHERWIN - WILLIAMS "MINK" #SW 6004 PT -2C SHERWIN -WILLIAMS "FOLKSTONE" #SW 6005 PT -3C SHERWIN -WILLIAMS "SNOWFALL" #SW 6000 PT -4C SHERWIN - WILLIAMS "PROPER GRAY" #SW 6003 PT -5C SHERWIN - WILLIAMS "POISED TAUPE" #SW 6039 CONCRETE MASONRY UNITS: CMU -1 RCP SPLIT FACE "LA PAZ" CMU -2 RCP SPLIT FACE "OTAY RANCH BROWN" CMU -3 RCP SPLIT FACE "MISSION" CONCEPTUAL COLOR AND MATERIAL PALLET FsmithGonsul [If igArchitects THOMAS ENTERPRISES Figure 23 Signs • Signs should be designed with appropriate scale and proportion and should relate visually to buildings and surroundings. • Sign colors, materials, and lighting should be restrained and harmonious with the building and site to which it principally relates. • The number of graphic elements on a sign should be limited to the necessary minimum and should be composed in proportion to the area of the sign face. • Each sign should be compatible with signs on adjoining premises and should not compete for attention. • A central directory will be provided inside the main lobby. • Tenant signs may be used if exterior doorways to individual suites are added in the future. Tenant signs shall be unobtrusive, consistent with the building vernacular and placed beneath the first floor arcade. • This sign program is conceptual only. A detailed sign program must be submitted and approved before issuance of building permits for each site development permit. Materials & Colors • The facade plays an integral role in building appearance and should use a continuous palette of similar materials and colors. • Where roof tile is used, a multi -hued mixture of earth tones shall be used. • Restraint should be exercised in the number of materials and colors selected for a given structure. Accent colors should be limited to one or two per structure. • Acceptable construction materials are steel, wood, brass, stucco, concrete, plaster, ceramic tile, copper and glass, Spanish tile, precast concrete vent pieces, wrought iron, foam cornices, integral color concrete masonry units - smooth face and split face. • Acceptable roofing materials for pitched roofs include clay tile, and weathering metals. • Roof parapets should vary in height to create an interesting roofline. • Rich colors are encouraged for large areas such as walls while brighter colors may be used for accents. • Architectural details should be painted to match the facade. MATERIALS (to be similar or equal) SPANISH ROOF TILE STONE COLUMNS, SURROUNDS, SILL AND WAINSCOTS WOOD TRELLIS & RAFTERS EXTERIOR CEMENT PLASTER WINDOWS: Material: Steel, Aluminum or Wood Frames with true divided lites. Glazing: Clear or Light to Medium Bronze tint with approval. WROUGHT IRON INTEGRAL CONCRETE MASONRY UNITS - SMOOTH FACE AND SPLIT FACE ge • LANDSCAPE GUIDELINES General Guidelines Groundcovers should be used to enhance the appearance of the project and protect soil from erosion. Acceptable groundcover includes gravels, rocks or living plant materials. Tree bark and shredded wood products, which are lightweight and subject to wind and water erosion, are prohibited. Water efficient landscape materials, including native plants, with drip irrigation should be used wherever possible as a means of conserving scarce water resources and minimizing maintenance costs. Landscaping should be designed to screen above ground utility equipment, service areas and trash containers. Homogenous, visually subtle plant materials should be selected for use in these areas in order not to focus attention on the objectionable items. Entryways Areas which serve as a focus of vehicular traffic, such as project entries, should be accented by the use of colorful shrubs and groundcovers for enhanced visual interest. These shrubs and groundcovers are to include Bougainvillea, Lantana, Cassia , and Texas Ranger. Project entries should utilize vertical accents such as palm trees to provide a sense of arrival to the facility with California Fan Palms of varying heights. Plant materials at project entries should be located so as to avoid interfering with motorist sight lines. Plant considerations shall leave an area of 3' height to 6' vertical height open to allow for clear vision of approaching cars and pedestrians. Buildings • Primary building entries should be accented by the use of colorful shrubs and groundcovers for enhanced visual interest. These will include Lantana, Bougainvillea and Penstemon. • Plant materials shall be used to soften long stretches of blank wall surface. Bougainvillea, Lady Banks Rose, and Cape Honeysuckle shall be used here • Landscaping should be used to soften long stretches of blank wall surface. • Landscape materials shall be selected with colors and textures which enhance architectural elements. Streetscapes Streetscapes should incorporate informal masses of trees and shrubs. Streetscapes fronting the project should maintain a plant palette and design concept which is compatible with surrounding finished street frontages. Streetscape along Highway 111 shall conform to specific city guidelines as follows: • For proposed plant palette, see Table 2. • For Conceptual Overall Landscape Plan, see Figure 8. • For details of entrances to the project, see Figure 10. age Parking Lots The design of parking lots should include provisions for canopy trees to provide shade for parked vehicles by use of many planters in interesting, yet functional locations. Palo Verde, Lantana groundcover, and Mesquite trees will allow sight line over shrubs yet provide islands that are green and colorful. Parking areas and drive-through stacking lanes should be screened from adjacent roadways by the use of low walls or berms. VI. OPERATIONAL GUIDELINES A. TRANSPORTATION DEMAND MANAGEMENT According to the guidelines contained in the City's Transportation Demand Ordinance (Section 9.180.030), this project is required to make provisions for transportation demand management. In response to this requirement, the project shall incorporate the following measures: The project shall make provisions for bicycle racks in accordance with City Zoning Code Section 9.150.050.D.3.c. The project shall identify a Transportation Demand Coordinator to promote participation in TDM programs among employees. The TDM Coordinator shall encourage ride sharing, bus ridership, telecommuting, flexible work schedules, and other TDM programs as feasible and appropriate. B. MAINTENANCE Maintenance of buildings and grounds shall be the responsibility of Thomas Enterprises. On site facilities and landscaping shall be maintained in a clean, attractive and safe condition in accordance with City regulations. SPECIFIC PLAN The Pavilion at La Quinta (Adams Street & Highway 111) APPENDIX A: CONDITIONS OF APPROVAL Page 46 RESOLUTION NO. 2003-101 A RESOLUTION OF THE OF THE CITY COUNCIL OF THE CITY OF LA QUINTA, CALIFORNIA, APPROVING THE DEVELOPMENT PRINCIPLES AND GUIDELINES FOR A 175,200 SQUARE FOOT SHOPPING CENTER LOCATED ON THE NORTHEAST CORNER OF HIGHWAY 111 AND ADAMS STREET CASE: SPECIFIC PLAN 2003-066 APPLICANT: THOMAS ENTERPRISES WHEREAS, the City Council of the City of La Quinta, California did, on the 7th day of October, 2003, hold a duly noticed Public Hearing to consider a request by THOMAS ENTERPRISES for approval of a Specific Plan to allow a 175,200 square foot shopping center on 17.4± acres at the northeast corner of Highway 111 and Adams Street in the CR (Regional Commercial) zone district, more particularly described as: APN's: 649-020-043, -063, -064, and -065 WHEREAS, the La Quinta Community Development Department has completed Environmental Assessment 2003-481 and based upon this Assessment, the project will not have a significant adverse effect on the environment; therefore, a Mitigated Negative Declaration of environmental impact is recommended. A Notice of Intent to Adopt a Mitigated Negative Declaration was posted with the Riverside County Recorder's office on August 26, 2003, as required by Section 15072 of the California Environmental Quality Act (CEQA) statutes; and WHEREAS, the Planning Commission on the 9th day of September, 2003, did consider this request, and recommend to the City Council approval of the Specific Plan by adoption of Planning Commission Resolution 2003-067; and, WHEREAS, on July 31, 2003, the Community Development Department mailed case file materials to all affected agencies for their review and comment on the proposed project. All written comments are on file with the Community Development Department; and WHEREAS, the Community Development Department published the Public Hearing notice in the Desert Sun newspaper on September 16, 2003, for the City Council meeting as prescribed by the Municipal Code. Public Hearing notices were also mailed to all property owners within 500 feet of the site; and Resolution No. 2003-101 Specific Plan 2003-066 - Thomas Enterprises Adopted: October 7, 2003 Page 2 WHEREAS, at the Public Hearing upon hearing and considering all testimony and arguments of all interested persons desiring to be heard, said City Council did make the following Mandatory Findings to justify approval of said Specific Plan: Finding A - Consistency with General Plan The property is designated Mixed Regional Commercial (M/RC) for large scale commercial projects consisting of major department and specialty stores, supermarkets, and other retail and restaurant uses. The proposed project will provide these types of uses. Additionally, the project provides adequate perimeter landscaping and acceptable architectural design pursuant to Primary and Secondary Image Corridor Policies. Finding B — Public Welfare Enhancement The project will not be detrimental to the public health, safety and welfare in that the project is designed in compliance with the City's General Plan, Zoning and design standard requirements and other County and State standards, such as CEQA. Findings C and D — Land Use Compatibility and Property Suitability The project is in a commercially designated and zoned area which is proposed for and, therefore, suitable for commercial development. The project provides adequate buffering through landscaping and walls to ensure compatibility with surrounding land uses. 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 said City Council in this case; and 2. That it does hereby acknowledge that Environmental Assessment 2003- 481 has determined that no significant effects on the environment have been identified and mitigation measures are being imposed; and 3. It does hereby approve Specific Plan 2003-066, for the reasons set forth in this Resolution and subject to the attached Conditions of Approval. Resolution No. 2003-101 Specific Plan 2003-066 - Thomas Enterprises Adopted: October 7, 2003 Page 3 4. That upon approval of Specific Plan 2003-066, Specific Plans 99-033 and 99-036 (for the easterly portion of this property) shall be void and of no effect on the subject property. PASSED, APPROVED, and ADOPTED at a regular meeting of the La Quinta City Council, held this 7th day of October, 2003, by the following vote, to wit: AYES: Council Members Henderson, Osborne, Perkins, Sniff, Mayor Adolph NOES: None ABSENT: None ABSTAIN: None DON ADOLPH, Mayor City of La Quinta, California ATTEST: JUNE S. GREEK, CMC, City Clerk City of La Quinta, California (City Seal) APPROVED AS TO FORM: M. KATHERINE JENSON, City Attorney City of La Quinta, California CITY COUNCIL RESOLUTION NO. 2003-101 SPECIFIC PLAN 2003-066 - THOMAS ENTERPRISES CONDITIONS OF APPROVAL — FINAL ADOPTED: OCTOBER 7, 2003 M90111111UM 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 Specific Plan, or any Final Map recorded thereunder. The City shall have sole discretion in selecting its defense counsel. The City shall promptly notify the applicant of any claim, action or proceeding and shall cooperate fully in the defense. 2. This Specific Plan, and any Final Map recorded thereunder, shall comply with the requirements and standards of Government Code §§ 66410 through 66499.58 the "Subdivision Map Act"), and Chapter 13 of the La Quinta Municipal Code ("LQMC"). The City of La Quinta's Municipal Code can be accessed on the City's Web Site at www.la-quinta.org. 3. Prior to the issuance of any grading, construction, or building permit by the City, the applicant shall obtain the necessary clearances and/or permits from the following agencies: Fire Marshal • Public Works Department (Grading Permit, Improvement Permit) • Community Development Department • Riverside Co. Environmental Health Department • Desert Sands Unified School District • Coachella Valley Water District (CVWD) Imperial Irrigation District (IID) • California Water Quality Control Board (CWQCB) SunLine Transit Agency CalTrans 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. Resolution No. 2003-101 Specific Plan 2003-066 - Thomas Enterprises Conditions of Approval — Final Adopted: October 7, 2003 Page 2 4. The applicant shall comply with applicable provisions of the City's NPDES stormwater discharge permit, Sections 8.70.010 et 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. A. For construction activities including clearing, grading or excavation of land that disturbs five (5) acres or more of land, or that disturbs less than five (5) acres of land, but which is a part of a construction project that encompasses more than five (5) acres of land, the Permitee shall be required to submit a Storm Water Pollution Protection Plan ("SWPPP"). 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. 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 BMP's shall remain in effect for the entire duration of project construction until all improvements are completed and accepted by the City. Resolution No. 2003-101 Specific Plan 2003-066 - Thomas Enterprises Conditions of Approval — Final Adopted: October 7, 2003 Page 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). PROPERTY RIGHTS 5. Prior to issuance of any permit(s), the applicant shall acquire or confer easements and other property rights necessary for the construction or proper functioning of the proposed development. Conferred rights shall include irrevocable offers to dedicate or grant access easements to the City for emergency services and for maintenance, construction and reconstruction of essential improvements. 6. The applicant shall offer for dedication on the Final Map or other development application all public street right-of-ways in conformance with the City's General Plan, Municipal Code, applicable specific plans, and/or as required by the City Engineer. 7. The public street right-of-way offers for dedication required for this development include: A. PUBLIC STREETS 1) Highway 1 1 1 (Major Arterial, 140' ROW) - No additional right of way dedication is required except for an additional right of way dedication at the primary entry to accommodate improvements conditioned under STREET AND TRAFFIC IMPROVEMENTS. 2) Adams Street (Secondary Arterial, 88' ROW) - No additional right of way dedication is required. 3) Corporate Centre Drive (Collector, 64' ROW Option) - No additional right of way dedication is required. 8. Dedications shall include additional widths as necessary for dedicated right and left turn lanes, bus turnouts, and other features contained in the approved construction plans. Resolution No. 2003-101 Specific Plan 2003-066 - Thomas Enterprises Conditions of Approval — Final Adopted: October 7, 2003 Page 4 9. When the City Engineer determines that access rights to the proposed street right-of-ways shown on the approved Tentative Map are necessary prior to approval of the Final Map dedicating such right-of-ways, the applicant shall grant the necessary right-of-ways within 60 days of a written request by the City. 10. The applicant shall offer for dedication on the Final Map a ten -foot wide public utility easement contiguous with, and along both sides of all private streets, if applicable. Such easement may be reduced to five feet in width with the express written approval of IID. 11. The applicant shall create perimeter landscaping setbacks along all public right- of-ways as follows: A. Highway 111 (State - Major Arterial) - 50 -foot from the R/W-P/L. B. Adams Street and Corporate Centre Drive (Secondary Arterial/Collector) - 10 -foot from the R/W-P/L. The setback requirements shall apply to all frontages including, but not limited to, remainder parcels and sites dedicated for utility purposes. Where public facilities (e.g., sidewalks) are placed on privately -owned setbacks, the applicant shall offer for dedication blanket easements for those purposes on the Final Map. 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, and common areas on the Final Map. 13. Direct vehicular access to Highway 111 from lots with frontage along Highway 111 is restricted, except for those access points identified on the Specific Plan, or as otherwise conditioned in these conditions of approval. The vehicular access restriction shall be shown on the recorded final map. 14. 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. 2003-101 Specific Plan 2003-066 - Thomas Enterprises Conditions of Approval — Final Adopted: October 7, 2003 Page 5 15. When an applicant proposes the vacation, or abandonment, of any existing right-of-way, or access easement, the recordation of the tract map is subject to the applicant providing an alternate right-of-way or access easement, to those properties, or notarized letters of consent from the affected property owners. 16. 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 Specific Plan and the date of recording of any Final Map, unless such easement is approved by the City Engineer. FINAL MAPS 17. Prior to the City's approval of a Final Map, the applicant shall furnish accurate AutoCAD files of the Final Map that was approved by the City's map checker on a storage media acceptable to the City Engineer. Such files shall be in a standard AutoCAD format so as to be fully retrievable into a basic AutoCAD program. Where a Final Map was not produced in an AutoCAD format, or produced in a file that can be converted to an AutoCAD format, the City Engineer will accept a raster -image file of such Final Map. IMPROVEMENT PLANS As used throughout these Conditions of Approval, professional titles such as "engineer," "surveyor," and "architect," refer to persons currently certified or licensed to practice their respective professions in the State of California. 18. 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. 19. The following improvement plans shall be prepared and submitted for review and approval by the City. A separate set of plans for each line item specified below shall be prepared. The plans shall utilize the minimum scale specified, unless otherwise authorized by the City Engineer in writing. Plans may be prepared at a larger scale if additional detail or plan clarity is desired. Note, the applicant may be required to prepare other improvement plans not listed here pursuant to improvements required by other agencies and utility purveyors. Resolution No. 2003-101 Specific Plan 2003-066 - Thomas Enterprises Conditions of Approval — Final Adopted: October 7, 2003 Page 6 The street improvement plans shall include permanent traffic control and separate plan sheet(s) (drawn at 20 scale) that show the meandering sidewalk, mounding, and berming design in the combined parkway and landscape setback area. A. Site Development Plan 1 " = 30' Horizontal B. Traffic Signal Plan 1 " = 20' 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 Off -Site Plan & Profile Street Plans shall show all existing improvements for a distance of at least 200 -feet beyond the project limits, or a distance sufficient to show any required design transitions. The applicant shall prepare an accessibility assessment on a marked up print of the building floor plan identifying every building egress and notes the 2001 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. "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. 20. The City maintains standard plans, detail sheets and/or construction notes for elements of construction. For a fee, established by City Resolution, the applicant may purchase such standard plans, detail sheets and/or construction notes from the City. 21. The applicant shall furnish a complete set of the AutoCAD files of all approved improvement plans on a storage media acceptable to the City Engineer. The files shall be saved in a standard AutoCAD format so they may be fully retrievable through a basic AutoCAD program. Resolution No. 2003-101 Specific Plan 2003-066 - Thomas Enterprises Conditions of Approval — Final Adopted: October 7, 2003 Page 7 At the completion of construction, and prior to the final acceptance of the improvements by the City, the applicant shall update the AutoCAD files in order to reflect the as -built conditions. Where the improvement plans were not produced in a standard AutoCAD format, or a file format that can be converted to an AutoCAD format, the City Engineer will accept raster -image files of the plans. IMPROVEMENT SECURITY AGREEMENTS 22. Prior to approval of any Final Map, the applicant shall construct all on and off- site improvements and satisfy its obligations for same, or shall furnish a fully secured and executed Subdivision Improvement Agreement ("SIA") guaranteeing the construction of such improvements and the satisfaction of its obligations for same, or shall agree to any combination thereof, as may be required by the City. 23. Any Subdivision Improvement Agreement ("SIA") entered into by and between the applicant and the City of La Quinta, for the purpose of guaranteeing the completion of any improvements related to this Tentative Tract Map, shall comply with the provisions of Chapter 13.28 (Improvement Security), LQMC. 24. Improvements to be made, or agreed to be made, shall include the removal of any existing structures or other obstructions which are not a part of the proposed improvements; and shall provide for the setting of the final survey monumentation. 25. Should the applicant fail to construct the improvements for the development, or fail to satisfy its obligations for the development in a timely manner, the City shall have the right to halt issuance of building permits, and/or final building inspections, withhold other approvals related to the development of the project, or call upon the surety to complete the improvements. GRADING 26. The applicant shall comply with the provisions of Section 13.24.050 (Grading Improvements), LQMC. 27. 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. Resolution No. 2003-101 Specific Plan 2003-066 - Thomas Enterprises Conditions of Approval — Final Adopted: October 7, 2003 Page 8 28. 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 or architect, 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. A statement shall appear on the Final Map that a soils report has been prepared in accordance with the California Health & Safety Code § 17953. 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. 29. The applicant shall maintain all open graded, undeveloped land in order to prevent wind and/or water erosion of such land. All open graded, undeveloped land shall either be planted with interim landscaping, or stabilized with such other erosion control measures, as were approved in the Fugitive Dust Control Plan. 30. Grading within the perimeter setback and parkway areas shall have undulating terrain and shall conform with the requirements of LQMC Section 9.60.240(F) except as otherwise modified by this condition requirement. The maximum slope shall not exceed 3:1 anywhere in the landscape setback area, except for the backslope (i.e. the slope at the back of the landscape lot) which shall not exceed 2:1 if fully planted with ground cover. The maximum slope in the first six (6) feet adjacent to the curb shall not exceed 4:1 when the nearest edge of sidewalk is within six (6) of the curb, otherwise the maximum slope within the right of way shall not exceed 3:1. All unpaved parkway areas adjacent to Resolution No. 2003-101 Specific Plan 2003-066 - Thomas Enterprises Conditions of Approval — Final Adopted: October 7, 2003 Page 9 the curb shall be depressed one and one-half inches (1.5") in the first eighteen inches (18") behind the curb. 31. Building pad elevations on the rough grading plan submitted for City Engineer's approval shall conform with pad elevations shown on the tentative map, unless the pad elevations have other requirements imposed elsewhere in these Conditions of Approval. 32. Building pad elevations of perimeter lots shall not differ by more that one foot from the building pads in adjacent developments. 33. The applicant shall minimize the differences in elevation between the adjoining properties and the lots within this development. Building pad elevations on contiguous interior lots shall not differ by more than three feet except for lots that do not share a common street frontage, where the differential shall not exceed five feet. 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. 34. 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 Tentative Map, the applicant shall submit the proposed grading changes to the City Staff for a substantial conformance finding review. 35. 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. DRAINAGE 36. The tributary drainage area shall extend to the centerline of adjacent public streets. Resolution No. 2003-101 Specific Plan 2003-066 - Thomas Enterprises Conditions of Approval — Final Adopted: October 7, 2003 Page 10 37. Nuisance water shall be retained on site. In residential developments, nuisance water shall be disposed of in a trickling sand filter and leach field or equivalent system approved by the City Engineer. The sand filter and leach field shall be designed to contain surges of up to 3 gph/1,000 sq. ft. of landscape area, and infiltrate 5 gpd/1,000 sq. ft. 38. The project shall be designed to accommodate purging and blowoff water (through underground piping and/or retention facilities) from any on-site or adjacent well sites granted or dedicated to the local water utility authority as a requirement for development of this property. 39. The design of the development shall not cause any increase in flood boundaries, levels or frequencies in any area outside the development. 40. Storm drainage historically received from adjoining property shall be received and retained or passed through into the historic downstream drainage relief route. 41. The applicant shall indemnify the City from the costs of any sampling and testing of the development's drainage discharge into the Coachella Valley Strom Water Channel 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 this specific plan 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. UTILITIES 42. 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. Resolution No. 2003-101 Specific Plan 2003-066 - Thomas Enterprises Conditions of Approval — Final Adopted: October 7, 2003 Page 11 43. Existing overhead utility lines within, or adjacent to the proposed development, and all proposed utilities shall be installed underground. All existing utility lines attached to joint use 92 KV transmission power poles are exempt from the requirement to be placed underground. 44. 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. STREET AND TRAFFIC IMPROVEMENTS 45. 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. 46. The applicant shall construct the following street improvements to conform with the General Plan street type noted in parentheses. A. OFF-SITE STREETS 1) Highway 111 (Major Arterial - State; 140' R/W): No widening of the north side of the street along all frontage adjacent to the Specific Plan is required for its ultimate width as specified in the General Plan and the requirements of these conditions except at locations where additional street width is needed to accommodate: a) Bus turnout and bus shelter, pursuant to City of La Quinta approved design (if required by Sunline Transit) Other required improvements in the right or way and/or adjacent landscape setback area include: Resolution No. 2003-101 Specific Plan 2003-066 - Thomas Enterprises Conditions of Approval — Final Adopted: October 7, 2003 Page 12 a) All appurtenant components such as, but not limited to: curb, gutter, traffic control striping, legends, and signs. b) 8 -foot wide meandering sidewalk. The meandering sidewalk shall have an arrhythmic horizontal layout that utilizes concave and convex curves with respect to the curb line that either touches the back of curb or approaches within five feet of the curb at intervals not to exceed 250 feet. The sidewalk curvature radii should vary between 50 and 300 feet, and at each point of reverse curvature, the radius should change to assist in creating the arrhythmic layout. The sidewalk shall meander into the landscape setback lot and approach within 5 feet of the perimeter wall at intervals not to exceed 250 feet. 2) Adams Street (Secondary Arterial — 88' R/W): No widening of the east side of the street along all frontage adjacent to the Specific Plan is required for its ultimate width as specified in the General Plan and the requirements of these conditions. B. PARKING LOT AND CIRCULATION — The design of parking facilities shall conform to LQMC Chapter 9.150. Contingent on development concepts of the property to the east, the applicant shall provide an additional connection to the parking area from the shared entry drive off of Highway 111 at La Quinta Drive. The connection shall be located approximately 300 feet north of Highway 111 and aligned with the east/west circulation road south of Building Area 5. Drive thru access to the southerly east/west circulation road from Building Area 4 at the southeast corner of the property shall be at least 100 feet from the west curb face of the shared entry drive to the east. C. TRAFFIC SIGNAL - Traffic signal at the intersection of Adams Street and Corporate Centre Drive when warrants are met. Applicant is responsible for the cost to design and install the traffic signal. Applicant shall enter into an improvement agreement and post security for full cost to design and construct the traffic signal prior to issuance of an onsite grading Resolution No. 2003-101 Specific Plan 2003-066 - Thomas Enterprises Conditions of Approval — Final Adopted: October 7, 2003 Page 13 permit; the security shall remain in effect until the signal is constructed by the applicant. 47. General access points and turning movements of traffic are limited to the following: A. Highway 111 1) Primary Entry (Highway 111, 800 feet east of Adams Street): Right turn in, Right turn out. Left turn movements in and out are prohibited. 2) Secondary Entry (Highway 111, 420 feet east of Adams Street): Right turn in, Right turn our. Left turn movements in and out are prohibited. 3) Shared Entry (Highway 111, east of the easterly property line: Full turn movements are allowed at the existing signalized intersection of Highway 111 and La Quinta Drive. B. Adams Street - Limited to single access point as described below: 1) Primary Entry (Adams Street, 400 feet north of Highway 111): Full turn movements are allowed until traffic conditions at the entry warrant traffic installation at which time left turn restrictors shall be installed by the applicant. Prior to issuance of first permit for street improvements, the applicant shall post a bond or money, to pay for the reconfiguration of the intersection on Adams Street between Highway 111 and Adams Street should traffic conditions warrant traffic signal installation within the first five years after a certificate of occupancy has been issued to the first building, as determined by the Engineering Department. The bond shall cover the cost of constructing the traffic restrictors. At the end of the five years, if traffic conditions do not warrant traffic signal installation the bond/money shall be released to the applicant. C. Corporate Centre Drive - Limited to single access point as described below: 1) Primary Entry (Corporate Centre Drive, 300' east of Adams Resolution No. 2003-101 Specific Plan 2003-066 - Thomas Enterprises Conditions of Approval — Final Adopted: October 7, 2003 Page 14 Street): Full turn movements are allowed. The applicant shall extend improvements beyond the subdivision boundaries to ensure they safely integrate with existing improvements (e.g., grading; traffic control devices and transitions in alignment, elevation or dimensions of streets and sidewalks). 48. The applicant shall design street pavement sections using CalTrans' design procedure for 20 -year life pavement, and the site-specific data for soil strength and anticipated traffic loading (including construction traffic). Minimum structural sections shall be as follows: Parking Areas Collector Secondary Arterial Major Arterial 3.0" a.c./4.5" c.a.b. 4.0" a.c /5.0" c.a.b. 4.0" a.c./6.0" c.a.b. 5.5" a.c./6.5" c.a.b. or the approved equivalents of alternate materials. 49. 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. A. Improvements shall include appurtenances such as traffic control signs, markings and other devices, raised medians if required, street name signs and sidewalks. Mid -block street lighting is not required. 50. 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. 2003-101 Specific Plan 2003-066 - Thomas Enterprises Conditions of Approval — Final Adopted: October 7, 2003 Page 15 CONSTRUCTION 51. The City will conduct final inspections of habitable buildings only when the buildings have improved street and (if required) sidewalk access to publicly - maintained streets. The improvements shall include required traffic control devices, pavement markings and street name signs. If on-site streets in residential developments are initially constructed with partial pavement thickness, the applicant shall complete the pavement prior to final inspections of the last building within the development or when directed by the City, whichever comes first. LANDSCAPING 52. The applicant shall comply with Sections 13.24.130 (Landscaping Setbacks) & 13.24.140 (Landscaping Plans), LQMC. 53. The applicant shall provide landscaping in the required setbacks, retention basins, and common lots. 54. Landscape and irrigation plans for landscaped lots and setbacks, medians, retention and basins, shall be signed and stamped by a licensed landscape architect. The applicant shall submit the landscape plans for approval by the Community Development Department (CDD), prior to plan checking by the Public Works Department. When plan checking has been completed by CDD, the applicant shall obtain the signatures of CVWD and the Riverside County Agricultural Commissioner, prior to submittal for signature by the City Engineer. NOTE: Plans are not approved for construction until signed by the City Engineer. 55. Landscape areas shall have permanent irrigation improvements meeting the requirements of the City Engineer with all trees having a minimum 1.5" caliper. Use of lawn areas shall be minimized with no lawn, or spray irrigation, being placed within 18 inches of curbs along public streets. Resolution No. 2003-101 Specific Plan 2003-066 - Thomas Enterprises Conditions of Approval — Final Adopted: October 7, 2003 Page 16 PUBLIC SERVICES 56. The applicant shall provide public transit improvements, including bus shelter per the City design standards, as required by SunLine Transit Agency and approved by Caltrans and the City Engineer. QUALITY ASSURANCE 57. The applicant shall employ construction quality -assurance measures that meet with the approval of the City Engineer. 58. 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. 59. 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. 60. 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 61. The applicant shall comply with the provisions of Section 13.24.160 (Maintenance), LQMC. 62. The applicant shall make provisions for the continuous and perpetual maintenance of all private on-site improvements, perimeter landscaping, access drives, and sidewalks. Resolution No. 2003-101 Specific Plan 2003-066 - Thomas Enterprises Conditions of Approval — Final Adopted: October 7, 2003 Page 17 FEES AND DEPOSITS 63. 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. 64. 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). MISCELLANEOUS 65. A minimum three-foot high screening of the parking lot surfaces shall be provided adjacent to Adams Street and Corporate Center Drive by the use of screen shrubs, short walls and/or berming. 66. All mitigation measures contained in Environmental Assessment 2003-481 are required to be complied with, as noted. 67. All masonry walls where determined by the Community Development Department to be readily visible from public streets shall be decorative in material and color. 68. The exterior elevations of all buildings contained in the specific plan text are conceptual only and subject to approval of a site development permit by the Planning Commission. 69. A sign program for the shopping center shall be approved by the Planning Commission prior to approval of a grading permit. 70. Comments received from the Police Department shall be considered and incorporated into the Site Development Permit project design where feasible. FIRE MARSHAL 71. Approved super fire hydrants shall be spaced every 330 feet and shall be located not less than 25 feet nor more than 165 feet from any portion of the buildings as measured along vehicular travel ways. Resolution No. 2003-101 Specific Plan 2003-066 - Thomas Enterprises Conditions of Approval — Final Adopted: October 7, 2003 Page 18 72. Blue dot reflectors shall be placed in the street 8 inches from centerline to the side that the fire hydrant is on, to identify fire hydrant locations. 73. Fire Department connections shall be not less than 25 feet nor more than 50 feet from a fire hydrant and shall be located on the street side of the buildings. 74. Building plans shall be submitted to the Fire Department for plan review to run concurrent with the City plan check. 75. Water plans for the fire protection system (fire hydrants, fdc, etc.) shall be submitted to the Fire Department for approval prior to issuance of a building permit. 76. City of La Quinta ordinance requires all commercial buildings 5,000 sq. ft. or larger to be fully sprinkled. NFPA 13 Standard. Sprinkler plans will need to be submitted to the Fire Department. 77. The required water system, including fire hydrants, shall be installed and accepted by the appropriate water agency prior to any combustible building material being placed on an individual lot. 78. Fire Department street access shall come to within 150 feet of all portions of the 1". floor of all buildings, by path of exterior travel. 79. Any commercial operation that produces grease -laden vapors will require a Hood/duct system for fire protection. (Restaurants, drive-thru's, etc.) 80. The applicant or developer shall prepare and submit to the Fire Department for approval, a site plan designating required fire lanes with appropriate lane painting and/or signs. Streets shall be a minimum 20 feet wide with a height of 13"6" clear and unobstructed. 81. Install a KNOX key box on the building. (Contact the Fire Department for an application) 82. Install portable fire extinguishers as required by the California Fire Code. Resolution No. 2003-101 Specific Plan 2003-066 - Thomas Enterprises Conditions of Approval — Final Adopted: October 7, 2003 Page 19 83. The water mains shall be capable of providing a potential fire flow of 4000 gpm and the actual fire flow from any two adjacent hydrants shall be 2000 gpm for a 4 -hour duration at 20 -psi residual operating pressure. The fire flow is based on all buildings having a full NFPA 13 sprinkler system. BUILDING DESIGN REVISION 84. The loading dock for Major "A" (Henri's) and delivery trucks when using it shall be screened from view of Corporate Center Drive. This screening shall be accomplished by a decorative masonry screen wall and/or lowering of the loading dock. APPENDIX B: ENVIRONMENTAL ASSESSMENT & MONITORING PROGRAM P.O. Box 1504 78-495 CALLE TAMPICO LA QUINTA, CALIFORNIA 92253 October 17, 2003 Mr. Mike Peroni The Keith Companies 73-733 Fred Waring Drive, Suite 100 Palm Desert, CA 92260 (760) 777-7000 FAX (760) 777-7101 SUBJECT: CITY COUNCIL ACTION FOR SP 2003-066 AND EA 03-481 (THE PAVILION AT LA QUINTA) Dear Mr. Peroni: The City Council at its meeting of October 7, 2003, adopted Resolutions 2003- 101 and 2003-100, approving your Specific Plan and Environmental Assessment request, subject to Conditions of Approval and Mitigation Measures. Copies are enclosed for your use. We are still waiting for the $1314 fee so that we can submit the fee and Notice of Determination to the County of Riverside. Please make all corrections and amendments to the specific plan document as a result of the approval. I have included a copy of the City Council approved Specific Plan document with the corrections we noticed red -lined (Mike Peroni only). Include all conditions of approval and mitigation measures in the document at the back Please submit five copies of the final specific plan for our use prior to issuance of any permits. If you have any questions, please contact me at (760) 777-7064. Very Truly Yours, JERRY HERMAN COMMUNITY DEVELOPMENT DIRECTOR STAN SAWA PRINCIPAL PLANNER Encl. C: Mel Kuhnel, Thomas Enterprises Public Works RESOLUTION 2003-100 A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF LA QUINTA, CALIFORNIA, CERTIFING A MITIGATED NEGATIVE DECLARATION OF ENVIRONMENTAL IMPACT FOR ENVIRONMENTAL ASSESSMENT 2003- 481 PREPARED FOR SPECIFIC PLAN 2003-066 CASE NO.: ENVIRONMENTAL ASSESSMENT 2003-481 APPLICANT: THOMAS ENTERPRISES WHEREAS, the City Council of the City of La Quinta, California, did, on the 7th day of October, 2003, hold a duly noticed Public Hearing to consider this request by THOMAS ENTERPRISES for Environmental Assessment 2003-481 for Specific Plan 2003-066 which allows construction of a 175,200 square foot shopping center at the northeast corner of Highway 111 and Adams Street, more, particularly described as: APN's: 649-020-043, -063, -064, and -065, WHEREAS, said Environmental Assessment 2003-481 has complied with the requirements of "The Rules to Implement the California Environmental Quality Act of 1970" (as amended; Resolution 83-68 adopted by the La Quinta City Council) in that the Community Development Department has prepared an Initial Study (EA 2003-481) and has determined that although the proposed project could have a significant adverse impact on the environment, there will not be a significant effect in this case because appropriate mitigation measures were made a part of this Assessment and therefore, a Mitigated Negative Declaration of Environmental Impact should be certified; and, WHEREAS, the Planning Commission on the 9th day of September, 2003, did consider this request, and recommended to the City Council, certification of the Mitigated Negative Declaration by adoption of Planning Commission Resolution 2003-066; and, WHEREAS, on July 31, 2003, the Community Development Department mailed case file materials to all affected agencies for their review and comment on the proposed project. All written comments are on file with the Community Development Department; and WHEREAS, the Community Development Department published the Public Hearing notice in the Desert Sun newspaper on September 16, 2003, for the City Council meeting as prescribed by the Municipal Code. Public Hearing notices were also mailed to all property owners within 500 feet of the site; -and PAstan\sp03-066 thomas\ea 03-481 cc res.doc City Council Resolution 2003-100 Environmental Assessment2003-481 - Thomas Enterprises Adopted: October 7, 2003 WHEREAS, upon hearing and considering all testimony and arguments, if any, of all interested persons desiring to be heard, said City Council did make the following findings to justify certification of said Environmental Assessment: 1. The proposed project will not be detrimental to the health, safety, or general welfare of the community, either directly, or indirectly, in that no significant unmitigated impacts were identified by Environmental Assessment 2003- 481. 2. The proposed project will not have the potential to degrade the quality of the environment, substantially reduce the habitat of a fish or wildlife population to drop below self sustaining levels, threaten to eliminate a plant or animal community, reduce the number, or restrict the range of rare, or endangered plants, or animals, or eliminate important examples of the major periods of California history or prehistory. 3. There is no evidence before the City that the proposed project will have the potential for an adverse effect on wildlife resources or the habitat on which the wildlife depends in that mitigation measures are imposed on the project that will reduce impacts to less than significant levels. 4. The proposed project does not have the potential to achieve short-term environmental goals, to the disadvantage of long-term environmental goals, as no significant effects on environmental factors have been identified by the Environmental Assessment. 5. The proposed project will not result in impacts which are individually limited or cumulatively considerable when considering planned, or proposed development in the immediate vicinity, as development patterns in the area will not be significantly affected by the proposed project. 6. The proposed project will not have environmental effects that will adversely affect the human population, either directly or indirectly, as no significant impacts have been identified which would affect human health, risk potential or public services. 7. There is no substantial evidence in light of the entire record that the project may have a significant effect on the environment in that mitigation measures are imposed on the project that will reduce impacts to a less than significant level. P:\STAN\sp 03-066 thomas\ea 03-481 cc res.doc City Council Resolution 2003-100 Environmental Assessment2003-481 - Thomas Enterprises Adopted: October 7, 2003 8. The City Council has considered Environmental Assessment 2003-481 and said Assessment reflects the independent judgment of the City. 9. The City has, on the basis of substantial evidence, rebutted the presumption of adverse effect set forth in 14 CAL Code Regulations 753.5(d). 10. The location and custodian of the City's records relating to this project is the Community Development Department located at 78-495 Calle Tampico, La Quinta, California, 92253. 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 this Environmental Assessment. 2. That it does hereby certify Environmental Assessment 2003-481 for the reasons set forth in this Resolution and as stated in the Environmental Assessment Checklist and Mitigation Monitoring Plan on file in the Community Development Department and attached hereto (Exhibit "A"). 3. That Environmental Assessment 2003-481 reflects the independent judgment of the City. PASSED, APPROVED and ADOPTED at a regular meeting of the La Quinta City Council held on this 7th day of October, 2003, by the following vote, to wit: AYES: Council Members Henderson, Osborne, Perkins, Sniff, Mayor Adolph NOES: None ABSENT: None ABSTAIN: None DON ADOLPH, Mayor City of La Quinta, California P:\STAN\sp 03-066 thomas\ea 03-481 cc res.doc .1 City Council Resolution 2003-100 Environmental Assessment2003-481 - Thomas Enterprises Adopted: October 7, 2003 ATTEST: JUNE S. GREEK, CITY CLERK City of La Quinta, California APPROVED AS TO FORM: M. KATHERINE JENSON, City Attorney P:\STAN\sp 03-066 thomas\ea 03-481 cc res.doc RESOLUTION 2003-100 ADOPTED: OCTOBER 7, 2003 Environmental Checklist Form Environmental Assessment 2003-481 1. Project title: Specific Plan 03-066 2. Lead agency name and address: City of La Quinta 78-495 Calle Tampico La Quinta, CA 92253 3. Contact person and phone number: Stan Sawa 760-777-7125 4. Project location: Northeast corner of Adams Street and Highway 111 APN: 649-020-043, 649-020-063, -064, -065 EXHIBIT "A" 5. Project sponsor's name and address: Thomas Enterprises 73-333 Fred Waring Drive, Suite 100 Palm Desert, CA 92260 6. General plan designation: Regional Commercial 7. Zoning: Regional Commercial 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.) Specific Plan to establish the design standards and guidelines for a commercial center to include up to 175,200 square feet of retail and restaurant space, located within one central building and 4 smaller building pads. The smaller building pads are to be adjacent to Highway 111, and range from 3,500 to 9,000 square feet. The primary structure, to be located along the northern boundary of the site, totals 154,800 square feet, and is envisioned to contain both anchor stores and in-line shops. 9. Surrounding land uses and setting: Briefly describe the project's surroundings: North: Vacant, World Gym and Future post office, Coachella Valley Channel South: Highway 111, Auto Center West: Regional Commercial, including gas station and Wal-Mart East: Vacant, Regional Commercial 10. Other public agencies whose approval is required (e.g., permits, financing approval, or participation agreement.) Coachella Valley Water District CalTrans 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. Systems 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 X will not be a significant effect in this case because revisions in the project have been made by or agreed to by the project proponent. A MITIGATED NEGATIVE DECLARATION will be prepared. I find that the proposed project MAY have a significant effect on the environment, and an ENVIRONMENTAL IMPACT REPORT is required. I find that the proposed project MAY have a "potentially significant impact" or "potentially significant unless mitigated" impact on the environment, but at least one effect 1) has been adequately analyzed in an earlier document pursuant to applicable legal standards, and 2) has been addressed by mitigation measures based on the earlier analysis as described on attached sheets. An ENVIRONMENTAL IMPACT REPORT is required, but it must analyze only the effects that remain to be addressed. I find that although the proposed project could have a significant effect on the environment, because all potentially significant effects (a) have been analyzed adequately in an earlier EIR or NEGATIVE DECLARATION pursuant to applicable standards, and (b) have been avoided or mitigated pursuant to that earlier EIR or NEGATIVE DECLARATION, including revisions or mitigation measures that are imposed upon the proposed project, nothing further is required. Signature �® September 2, 2003 Date Aesthetics Biological Resources Hazards & Hazardous Materials Mineral Resources Public Services Utilities / Service Agriculture Resources Cultural Resources Hydrology / Water Quality Noise Recreation Mandatory Findings of Significance Air Quality Geology /Soils Land Use / Planning Population / Housing Transportation/Traffic Systems 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 X will not be a significant effect in this case because revisions in the project have been made by or agreed to by the project proponent. A MITIGATED NEGATIVE DECLARATION will be prepared. I find that the proposed project MAY have a significant effect on the environment, and an ENVIRONMENTAL IMPACT REPORT is required. I find that the proposed project MAY have a "potentially significant impact" or "potentially significant unless mitigated" impact on the environment, but at least one effect 1) has been adequately analyzed in an earlier document pursuant to applicable legal standards, and 2) has been addressed by mitigation measures based on the earlier analysis as described on attached sheets. An ENVIRONMENTAL IMPACT REPORT is required, but it must analyze only the effects that remain to be addressed. I find that although the proposed project could have a significant effect on the environment, because all potentially significant effects (a) have been analyzed adequately in an earlier EIR or NEGATIVE DECLARATION pursuant to applicable standards, and (b) have been avoided or mitigated pursuant to that earlier EIR or NEGATIVE DECLARATION, including revisions or mitigation measures that are imposed upon the proposed project, nothing further is required. Signature �® September 2, 2003 Date EVALUATION OF ENVIRONMENTAL IMPACTS: 1) A brief explanation is required for all answers except "No Impact" answers that are adequately supported by the information sources a lead agency cites in the parentheses following each question. A "No Impact" answer is adequately supported if the referenced information sources show that the impact simply does not apply to projects like the one involved (e.g., the project falls outside a fault rupture zone): A "No Impact" answer should be explained where it is based on project -specific factors as well as general standards (e.g., the project will not expose sensitive receptors to pollutants, based on a project -specific screening analysis). 2) All answers must take account of the whole action involved, including off-site as well as on-site, cumulative as well as project -level, indirect as well as direct, and construction as well as operational impacts. 3) Once the lead agency has determined that a particular physical impact may occur, then the checklist answers must indicate whether the impact is potentially significant, less than significant with mitigation, or less than significant. "Potentially Significant Impact" is appropriate if there is substantial evidence that an effect may be significant. If there are one or more "Potentially Significant Impact" entries when the determination is made, an EIR is required. 4) "Negative Declaration: Less Than Significant With Mitigation Incorporated" applies where the incorporation of mitigation measures has reduced an effect from "Potentially Significant Impact" to a "Less Than Significant Impact." The lead agency must describe the mitigation measures, and briefly explain how they reduce the effect to a less than significant level (mitigation measures from Section XVII, "Earlier Analyses," may be cross-referenced). 5) Earlier analyses may be used where, pursuant to the tiering, program EIR, or other CEQA process, an effect has been adequately analyzed in an earlier EIR or negative declaration. Section 15063(c)(3)(D). In this case, a brief discussion should identify the following: a) Earlier Analysis Used. Identify and state where they are available for review. b) Impacts Adequately Addressed. Identify which effects from the above checklist were within the scope of and adequately analyzed in an earlier document pursuant to applicable legal standards, and state whether such effects were addressed by mitigation measures based on the earlier analysis. c) Mitigation Measures. For effects that are "Less than Significant with Mitigation Measures Incorporated," describe the mitigation measures which were incorporated or refined from the earlier document and the extent to which they address site-specific conditions for the project. 6) Lead agencies are encouraged to incorporate into the checklist references to information sources for potential impacts (e.g., general plans, zoning ordinances). Reference to a previously prepared or outside document should, where appropriate, include a reference to the page or pages where the statement is substantiated. 7) Supporting Information Sources: A source list should be attached, and other sources used or individuals contacted should be cited in the discussion. 8) This is only a suggested form, and lead agencies are free to use different formats; however, lead agencies should normally address the questions from this checklist that are relevant to a project's environmental effects in whatever format is selected. 9) The explanation of each issue should identify: a) the significance criteria or threshold, if any, used to evaluate each question; and b) the mitigation measure identified, if any, to reduce the impact to less than significance I. a) & b) The project site is located within the Highway 111 Image Corridor. The project's landscaping along Highway 111 will be required to include the specific design standards included in the "Highway 111 Design Theme," including its plant palette and design standards, particularly for setbacks. The current plant palette provided in the Specific Plan does not include these standards. This design reduction will not provide the high level of aesthetics mandated in the General Plan for this primary corridor through the City, and will result in a "choppy" or inconsistent approach to landscaping within the Highway 1 l 1 corridor. In order to assure that the project provides the level of aesthetic amenities expected in the General Plan for the Highway 111 corridor, the following mitigation measures shall be implemented: The plant palette (Table 2) in the Specific Plan shall be amended to include only those plant materials prescribed in the "Highway 111 Design Theme." The project proponent may, at his/her discretion, provide a second plant palette for plant materials outside the landscaped setback on Highway 111. 2. The landscaping along the entire frontage of Highway 111 shall be installed with the first phase of project development. Potentially Less Than Less Than No Significant Significant w/ Significant Impact Impact Mitigation Impact I. AESTHETICS -- Would the project: a) Have a substantial adverse effect on a X scenic vista? (General Plan Exhibit 3.6) b) Substantially damage scenic resources, X 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) & b) The project site is located within the Highway 111 Image Corridor. The project's landscaping along Highway 111 will be required to include the specific design standards included in the "Highway 111 Design Theme," including its plant palette and design standards, particularly for setbacks. The current plant palette provided in the Specific Plan does not include these standards. This design reduction will not provide the high level of aesthetics mandated in the General Plan for this primary corridor through the City, and will result in a "choppy" or inconsistent approach to landscaping within the Highway 1 l 1 corridor. In order to assure that the project provides the level of aesthetic amenities expected in the General Plan for the Highway 111 corridor, the following mitigation measures shall be implemented: The plant palette (Table 2) in the Specific Plan shall be amended to include only those plant materials prescribed in the "Highway 111 Design Theme." The project proponent may, at his/her discretion, provide a second plant palette for plant materials outside the landscaped setback on Highway 111. 2. The landscaping along the entire frontage of Highway 111 shall be installed with the first phase of project development. I. c) The proposed project includes a very large main building or buildings (attached) totaling over 154,000 square feet, and potentially as long as 720 feet. The Specific Plan depicts the north elevations for this building with no articulation or architectural detail, and with a number of loading docks (see Figure #7), which will have a potentially significant aesthetic impact on both commercial buildings and residential land uses to the north. Of particular concern is both the lack of aesthetic applied to this side of the project, and the need to assure that in the long term, this side of the project will not become visually blighted. In order to mitigate this potential impact, the following mitigation measure shall be implemented: 1, The Specific Plan shall be amended as follows: a. Architectural elevations shown in Figures 16 to 21 shall be amended to reflect improvements to the north side elevations consistent with the architectural style of the facades of the building(s). b. The text of the Specific Plan, under Section "Architectural Guidelines" shall be amended to include a discussion of the importance of architectural details on all building elevations, and particularly on the "back of house" elevations on the north side of the site. C. The Specific Plan shall be amended to include, under Section "Architectural Guidelines," a requirement for screened and/or sunken loading docks, to assure that the visual impacts of these facilities is minimized. The implementation of these mitigation measures will assure that aesthetic impacts are reduced to a less than significant level. I. d) The project will generate light from parking lot and security lighting. The project will be required, however, through the Site Development Permit process, to demonstrate that the lighting on the site will remain contained to the site, in conformance with the City's lighting ordinance. In addition, this ordinance requires that all lighting be directed downwards, and be shielded, to assure that the security lighting on the north side of the site does not impact the adjacent land uses. The implementation of these standards will assure that the impacts associated with light and glare will be less than significant. II. a) -c) The project site is vacant desert land and is not in agriculture. Lands surrounding the project site are planned, and partially developed in regional commercial land uses. There are no Williamson Act contracts on the properties, nor on properties in the immediate vicinity. No impacts to agriculture will result with development of the proposed project. Potentiaiiy Less Than Leas Than No y Significant Significant Wi Significant Impact ` Impact Mitigation Impact If. AGRICULTURE RESOURCES: Would theproject: a) Convert Prime Farmland, Unique X Farmland, or Farmland of Statewide Importance (Farmland), as shown on the maps prepared pursuant to the Farmland Mapping and Monitoring Program of the California Resources Agency, to non- agricultural use? (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 X environment which, due to their location or nature, could result in conversion of Farmland, to non-agricultural use? (No ag. land in proximity to project site) II. a) -c) The project site is vacant desert land and is not in agriculture. Lands surrounding the project site are planned, and partially developed in regional commercial land uses. There are no Williamson Act contracts on the properties, nor on properties in the immediate vicinity. No impacts to agriculture will result with development of the proposed project. III. a), b) & c) The City's primary source of pollution is the automobile. The proposed project includes the development of up to 175,200 square feet of commercial retail space which will generate approximately 12,895 daily trips at the site'. Based on this traffic generation, and an average trip length of 15 miles, the following emissions can be expected to be generated from the project site. Based on -Table IV -1, of "La Quinta Corporate Centre Traffic Impact Study," prepared by Endo Engineering, May 1999, and assuming 158.4 thousand s.f. commercial retail and 9.0 thousand s.f. restaurant, categories 820 and 832. Potentially Less Than Less Than No Significant Significant w/ Significant Impact Impact Mitigation Impact 111. 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 considerable X 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 PMI 0 Plan for the Coachella Valley) d) Expose sensitive receptors to X substantial pollutant concentrations? (Project Description, Aerial Photo, site inspection) e) Create objectionable odors affecting a X substantial number of people? (Project Description, Aerial Photo, site inspection) III. a), b) & c) The City's primary source of pollution is the automobile. The proposed project includes the development of up to 175,200 square feet of commercial retail space which will generate approximately 12,895 daily trips at the site'. Based on this traffic generation, and an average trip length of 15 miles, the following emissions can be expected to be generated from the project site. Based on -Table IV -1, of "La Quinta Corporate Centre Traffic Impact Study," prepared by Endo Engineering, May 1999, and assuming 158.4 thousand s.f. commercial retail and 9.0 thousand s.f. restaurant, categories 820 and 832. Moving Exhaust Emission Projections at Project Buildout (pounds per day) As demonstrated above, the proposed project will exceed SCAQMD's recommended daily thresholds for both carbon dioxide and nitrogen oxides. The potential impacts of the proposed project were analysed in the General Plan EIR, as the land use proposed is consistent with the Regional Commercial land use designation. The City found at that time that although the potential impacts associated with air quality in the City could be considerable, the potential benefits of buildout of the General Plan outweighed these potential impacts, and a Statement of Overriding Considerations was prepared and adopted in conjunction with the certification of the General Plan EIR. The General Plan EIR included a number of mitigation measures to assist the City and project developers in reducing potential impacts associated with air quality. In order to lower the potential impacts associated with air quality emissions, mitigation measures have been provided below. The City and Coachella Valley are a severe non -attainment area for PM10 (Particulates of 10 microns or less). The Valley's 2002 PM10 Plan adopted much stricter measures for the control of dust both during the construction process and during project operations. These measures will be integrated into conditions of approval for the proposed project. These include the following control measures. CONTROL MEASURE TITLE & CONTROL METHOD BCM -1 Further Control of Emissions from Construction Activities : Watering, chemical stabilization, wind fencing, revegetation, track -out control BCM -2 Disturbed Vacant Lands: Chemical stabilization, wind fencing, access restriction, revegetation BCM -3 Unpaved Roads and Unpaved Parking Lots: Paving, chemical stabilization, access restriction, revegetation BCM -4 Paved Road Dust: Minimal track -out, stabilization of unpaved road shoulders, clean streets maintenance The proposed project will generate dust during construction. Under mass grading conditions, this could result in the generation of 461.5 pounds per day, for a limited period Ave. Trip Total Total No. Vehicle Trips/Day Length (miles) miles/day 12,895 x 15 = 193,425 PM10 PM10 PM10 Pollutant ROC CO NOX Exhaust Tire Wear Brake Wear Grams at 50 mph 17,408.25 452,614.50 92,844.00 - 1,934.25 1,934.25 Pounds at 50 mph 38.43 999.15 204.95 _ - 4.27 4.27 SCAQMD Threshold (lbs./day 75 550 100 150 Assumes 12,895 ADT. Based on California Air Resources Board's EMFAC7G Emissions Model. Assumes Year 2005 summertime running conditions at 75T, light qjLty autos, catalytic. As demonstrated above, the proposed project will exceed SCAQMD's recommended daily thresholds for both carbon dioxide and nitrogen oxides. The potential impacts of the proposed project were analysed in the General Plan EIR, as the land use proposed is consistent with the Regional Commercial land use designation. The City found at that time that although the potential impacts associated with air quality in the City could be considerable, the potential benefits of buildout of the General Plan outweighed these potential impacts, and a Statement of Overriding Considerations was prepared and adopted in conjunction with the certification of the General Plan EIR. The General Plan EIR included a number of mitigation measures to assist the City and project developers in reducing potential impacts associated with air quality. In order to lower the potential impacts associated with air quality emissions, mitigation measures have been provided below. The City and Coachella Valley are a severe non -attainment area for PM10 (Particulates of 10 microns or less). The Valley's 2002 PM10 Plan adopted much stricter measures for the control of dust both during the construction process and during project operations. These measures will be integrated into conditions of approval for the proposed project. These include the following control measures. CONTROL MEASURE TITLE & CONTROL METHOD BCM -1 Further Control of Emissions from Construction Activities : Watering, chemical stabilization, wind fencing, revegetation, track -out control BCM -2 Disturbed Vacant Lands: Chemical stabilization, wind fencing, access restriction, revegetation BCM -3 Unpaved Roads and Unpaved Parking Lots: Paving, chemical stabilization, access restriction, revegetation BCM -4 Paved Road Dust: Minimal track -out, stabilization of unpaved road shoulders, clean streets maintenance The proposed project will generate dust during construction. Under mass grading conditions, this could result in the generation of 461.5 pounds per day, for a limited period while grading operations are active. The -contractor will be required to submit a PM10 Management Plan prior to initiation of any earth moving activity. In addition, the potential impacts associated with PM10 can be mitigated by the measures below. Construction equipment shall be properly maintained and serviced to minimize exhaust emissions. 2. Existing power sources should be utilized where feasible via temporary power poles to avoid on-site power generation. 3. Construction personnel shall be informed of ride sharing and transit opportunities. 4. Cut and fill quantities will be balanced on site. 5. Any portion of the site to be graded shall be pre -watered to a depth of three feet prior to the onset of grading activities. 6. Watering of the site or other soil stabilization method shall be employed on an on- going basis after the initiation of any grading activity on the site. Portions of the site that are actively being graded shall be watered regularly to ensure that a crust is formed on the ground surface, and shall be watered at the end of each work day. 7. Any area which remains undeveloped for a period of more than 30 days shall be stabilized using either chemical stabilizers or a desert wildflower mix hydroseeded on the affected portion of the site. Landscaped areas shall be installed as soon as possible to reduce the potential for wind erosion. Parkway landscaping on both Adams Street and Highway 111 shall be installed immediately following mass grading of the site. 9. SCAQMD Rule 403 shall be adhered to, insuring the clean up of construction - related dirt on approach routes to the site. 10. All grading activities shall be suspended during first and second stage ozone episodes or when winds exceed 25 miles per hour 11. The project proponent shall notify the City and SCAQMD of the start and end of grading activities in conformance and within the time frames established in the 2002 PM10 Management Plan. 12. Any business on the proposed project site which employs 100 or more persons shall be required to implement the standards and conditions of the City's Transportation Demand Management Ordinance. 13. The project proponent shall coordinate the location of a bus stop adjacent to the project site with Sunline Transit, and shall construct the bus stop and amenities (shelter, trash cans, benches, etc.) to Sunline and City standards. 14. All applicable mitigation measures contained in the General Plan EIR shall be applied to the proposed project during both construction and operation. Potentially Less Than Less Than No Significant Significant w/ Significant Impact Impact Mitigation Impact IV. BIOLOGICAL RESOURCES -- Would the roject: 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? (Master Environmental Assessment, p. 73 ff.) b) Have a substantial adverse effect on X 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? (Master Environmental Assessment, p. 73 ff.) c) Have a substantial adverse effect on X 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? (Master Environmental Assessment, p. 73 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? (Master Environmental Assessment, p. 73 ff.) e) Conflict with any local policies or X ordinances protecting biological resources, such as a tree preservation policy or ordinance? (Master Environmental Assessment, p. 73 ff.) X Conflict with the provisions of an adopted Habitat Conservation Plan, Natural Community Conservation Plan, or other approved local, regional, or state habitat conservation plan? (Master __ Environmental Assessment, p. 73 ff.) N. a) -f) The proposed project site is currently vacant desert land. Biological resource analyses have been conducted in the past for portions of the project site. There are no species of concern identified for this property in the City's General Plan. The project site is within the mitigation fee area for the Coachella Valley Fringe -toed Lizard. The site has been impacted by off-site construction and dumping in the past, and is isolated due to surrounding development. The site is likely habitat for common desert flora and fauna, which will be lost at the time the site develops. However, the City's requirements for desert tolerant landscaping will result in the planting of materials which will be habitat for these species upon project buildout. The impacts associated with biological resources are expected to be less than significant. James Cornett, "Giant Sand Treader Cricket Survey and Habitat Analysis," July 15, 1999 V. a), b) & d) Cultural resource surveys have previously been completed for the proposed project site'. The surveys and site investigations identified significant resources on portions of the project site. Site CA RIV-6190 was found not to constitute a significant resource, and no further action is required on this site. A portion of Site CA-RIV-2936, however, was found to be significant. Two potential mitigation measures were offered for the historic. site: to either fully excavate the site, or to cover the site and protect it from further disturbance. The City determined that, in conformance with CEQA, Section 15126.4(b)(3), preservation in place is the preferred mitigation measure (also see Staff Report and Minutes, Historic Preservation Commission, August 19, 1999). However, the Historic Preservation Commission determined that excavation of the site should occur as recommended by the archaeological testing and evaluation report prepared by CRM TECH. An interim Phase III data recovery report was completed in December, 1999, and accepted by the HPC in January, 2000, subject to submission of a final report. The site is also to be monitored during earth moving activities to ensure that any additional resources 3 "Interum Cultural Resources Report, Hotel 111 Project Site," CRM Tech, December, 1998 and "Archaeological Testing and Site Evaluation at L,a Quinta Corporate Centre," CRM Tech, August 2, 1999. Potentially Less Than Less Than No Significant Significant w/ Significant Impact Impact Mitigation Impact V. CULTURAL RESOURCES -- Would theproject: a) Cause a substantial adverse change in X the significance of a historical resource as defined in'15064.5? ("Interim Cultural Resources Report, Hotel 111 Project Site," CRM Tech, December, 1998 and "Archaeological Testing and Site Evaluation at La Quinta Corporate Centre," CRM Tech, August 2, 1999.) b) Cause a substantial adverse change in X the significance of an archaeological resource pursuant to '15 064.5? ("Interim Cultural Resources Report, Hotel 111 Project Site," CRM Tech, December, 1998 and "Archaeological Testing and Site Evaluation at La Quinta Corporate Centre," CRM Tech, August 2, 1999.) c) Directly or indirectly destroy a unique X paleontological resource or site or unique geologic feature? ("General Plan Exhibit 6.8) d) Disturb any human remains, including X those interred outside of formal cemeteries? "Interim Cultural Resources Report, Hotel 111 Project Site," CRM Tech, December, 1998 and "Archaeological Testing and Site Evaluation at La Quinta Corporate Centre," CRM Tech, August 2, 1999.) V. a), b) & d) Cultural resource surveys have previously been completed for the proposed project site'. The surveys and site investigations identified significant resources on portions of the project site. Site CA RIV-6190 was found not to constitute a significant resource, and no further action is required on this site. A portion of Site CA-RIV-2936, however, was found to be significant. Two potential mitigation measures were offered for the historic. site: to either fully excavate the site, or to cover the site and protect it from further disturbance. The City determined that, in conformance with CEQA, Section 15126.4(b)(3), preservation in place is the preferred mitigation measure (also see Staff Report and Minutes, Historic Preservation Commission, August 19, 1999). However, the Historic Preservation Commission determined that excavation of the site should occur as recommended by the archaeological testing and evaluation report prepared by CRM TECH. An interim Phase III data recovery report was completed in December, 1999, and accepted by the HPC in January, 2000, subject to submission of a final report. The site is also to be monitored during earth moving activities to ensure that any additional resources 3 "Interum Cultural Resources Report, Hotel 111 Project Site," CRM Tech, December, 1998 and "Archaeological Testing and Site Evaluation at L,a Quinta Corporate Centre," CRM Tech, August 2, 1999. potentially uncovered are appropriately studied. The following mitigation measures shall therefore be implemented: The final report for the Phase III data Recovery for the Historic Site on CA-RIV- 2936, including artifact laboratory analysis shall be submitted to and be approved by the Historic Preservation Commission (HPC) prior to issuance of first building permit for project (Required by HPC on January 6, 2000). 2. An archaeological monitor shall be present during grubbing, grading, trenching or other earth moving activity on or off the project site. The archaeologist shall be empowered to stop or redirect earth moving activities. The archaeologist shall file a report with the Community Development Department immediately following completion of earth moving activities, on the findings at the site. V. c) The site is outside the historic lakebed for ancient Lake Cahuilla, and is therefore not expected to contain resources. VI, a) i), ill), iv), b) -e) The project site is not located in an Alquist-Priolo Earthquake Fault Zone, nor is it subject to landslides or liquefaction. The soil in the area is not expansive, and would support septic tanks. The proposed project will have no impact on these geologic hazards. VI. a) ii) The City and project site will be subject to significant ground shaking in the event of significant seismic activity. The City Building Department has implemented California Building Codes which is intended to lower the potential impacts associated with Potentially Less Than Less Than No Significant Significant w/ Significant Impact Impact Mitigation 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 fault, X as delineated on the most recent Alquist- Priolo Earthquake Fault Zoning Map issued by the State Geologist for the area or based on other substantial evidence of a known fault? (MEA Exhibit 6.2) X ii) Strong seismic ground shaking? (MEA Exhibit 6.2) iii) Seismic -related ground failure, X including liquefaction? (General Plan Exhibit 8.2) iv) Landslides? (General Plan Exhibit 8.3) X b) Result in substantial soil erosion or the X loss of topsoil? (General Plan Exhibit 8.4) 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? (General Plan Exhibit 8.1) 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 Exhibit 8.1) VI, a) i), ill), iv), b) -e) The project site is not located in an Alquist-Priolo Earthquake Fault Zone, nor is it subject to landslides or liquefaction. The soil in the area is not expansive, and would support septic tanks. The proposed project will have no impact on these geologic hazards. VI. a) ii) The City and project site will be subject to significant ground shaking in the event of significant seismic activity. The City Building Department has implemented California Building Codes which is intended to lower the potential impacts associated with groundshaking to less than significant levels. In addition, no critical facilities will be built at the site. The structures will be required to implement the most recent building codes in place at the time of construction. Site specific studies prepared for the subject property, and reviewed for the proposed project, include construction standards which will be implemented by the City Engineer during review of the project grading and building plans 4 Impacts associated with groundshaking are expected to be less than significant. Letter report, Sladden Engineering, dated August 19, 2003. Potentially Less Than Less Than No Significant Significant w/ Significant Impact Impact Mitigation Impact VII. HAZARDS AND HAZARDOUS MATERIALS --Would theproject: a) Create a significant hazard to the X 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 handle X 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 included X 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 airport X 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) 0 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 physically X interfere with an adopted emergency response plan or emergency evacuation plan? (General Plan MEA p. 95 ff) X h) Expose people or structures to a significant risk of loss, injury or death involving wildland fires, including where wildlands are adjacent to urbanized areas or where residences are intermixed with wildlands7 (General Plan land use map) VII. a) -h) The proposed project will result in the construction of commercial and retail space. Should any of these businesses store or transport hazardous substances, they will be heavily regulated by regional and state agencies. These agencies will impose conditions of approval and monitor the businesses to assure that the applicable standards are implemented. Impacts associated with hazardous materials are therefore expected to be less than significant. The site is not located within the vicinity of an airport or airstrip, nor is it subject to wildland fires. Patent aNy Lcss Than Less Than No Significant Significant wl Significant Impact Impact Mitigation Impact VIII. HYDROLOGY AND WATER UALITY -- Would the ro'ect: a) Violate any water quality standards or X waste discharge requirements? (General Plan EIR p. III -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. III -187 ff. c) Substantially alter the existing drainage X 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? (Project Grading, Site Hydrology) X d) Substantially alter the existing 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? (Project Grading, Site Hydrology) 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? (Project Grading, Site Hydrology) 0 Place housing within a 100 -year flood X hazard area as mapped on a federal Flood Hazard Boundary or Flood Insurance Rate Map or other flood hazard delineation map? (Master Environmental Assessment Exhibit 6.6) g) Place within a 100 -year flood hazard X area structures which would impede or redirect flood flows? (Master Environmental Assessment Exhibit 6.6) VIII. a) & b) The construction of commercial space will not significantly impact water supply, nor will it violate water or wastewater requirements. The project proponent will be required to implement the City's water efficient landscaping and construction provisions, which will ensure that the least amount of water is utilized within the buildings. The Coachella Valley Water District will impose conditions of approval for the treatment of wastewater from the facilities constructed on the project site. The applicant will also be required to comply with the City's NPDES standards, requiring that potential pollutants not be allowed to enter surface waters. These City standards will assure that impacts to water quality and quantity will be less than significant. VIII. c) & d) The proposed project will be responsible for the drainage of on and off site flows, and has been designed to include retention areas within the project. The City Engineer requires that these retention areas retain the 100 year storm on site, which is expected to lower potential impacts to a less than significant level. VIII. e) -g) The construction of the proposed project will not have an impact on the City's storm drainage system. The site is not located within a FEMA designated 100 year storm area. IX. LAND USE AND PLANNING - Would the project: a) Physically divide an established community? (Aerial photo) b) Conflict with any applicable land 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 or mitigating an environmental effect? (General Plan Land Use Element) c) Conflict with any applicable habitat conservation plan or natural community conservation plan? (Master Environmental Assessment p. 74 ff.) Potentially Significant Impact Less Than Significant w/ Mitigation Less Than Significant Impact No Impact X X X IX. a) -c) The proposed project is surrounded by vacant or commercially developed land, and will continue this pattern of development. The land is designated in the General Plan for Regional Commercial, and will not include the development of residential property. The site is within the fee payment area of the Coachella Valley Fringe -toed Lizard Habitat Conservation Plan, and will be required to pay the fee in effect at the time of building permit issuance. X. a) & b) The proposed project site is within the MRZ-1 Zone, and is therefore not considered to have potential for mineral resources. Potentially Less Than Less Than No Significant Significant w/ Significant Impact Impact Mitigation Impact 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.) X b) Result in the loss of availability of a locally -important mineral resource recovery site delineated on a local general plan, specific plan or other land use plan? (Master Environmental Assessment p. 71 ff.) X. a) & b) The proposed project site is within the MRZ-1 Zone, and is therefore not considered to have potential for mineral resources. X1. a) -f) The proposed project will result in the development of commercial and retail land uses, which are not considered sensitive receptors. Although persons visiting the center will be subject to higher noise levels, due to the project's location adjacent to Highway 111, this exposure will be temporary and periodic, and will not result in any significant impacts. The proposed project will generate elevated noise levels during construction, but there are no sensitive receptors located adjacent to the project site (residential and school uses), and therefore, there is expected to be no impact to adjacent land uses as a result of project construction or operation. Commercial and retail land uses are not expected to generate Potentially Less Than Less Than No Significant Significant w/ Significant Impact Impact Mitigation Impact XI. NOISE B Would the project result in: a) Exposure of persons to or generation X of noise levels in excess of standards established in the local general plan or noise ordinance, or applicable standards of other agencies? (MEA p. 111 ff.) b) Exposure of persons to or generation X of excessive groundborne vibration or groundborne noise levels? (Project description) c) A substantial permanent increase in X ambient noise levels in the project vicinity above levels existing without the project? (Project description) d) A substantial temporary or periodic X increase in ambient noise levels in the project vicinity above levels existing without the project? (General Plan land use map) X e) For a project located within an airport land use plan or, where such a plan has not been adopted, within two miles of a public airport or public use airport, would the project expose people residing or working in the project area to excessive noise levels? (General Plan land use map) 0 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) X1. a) -f) The proposed project will result in the development of commercial and retail land uses, which are not considered sensitive receptors. Although persons visiting the center will be subject to higher noise levels, due to the project's location adjacent to Highway 111, this exposure will be temporary and periodic, and will not result in any significant impacts. The proposed project will generate elevated noise levels during construction, but there are no sensitive receptors located adjacent to the project site (residential and school uses), and therefore, there is expected to be no impact to adjacent land uses as a result of project construction or operation. Commercial and retail land uses are not expected to generate ground borne vibrations. The project is not located in the vicinity of either an airport of airstrip. XII. a) -c) The proposed project will result in the construction of commercial land uses which will generate a need for employees. However, the project is well within the development potential assessed in the General Plan EM and is likely to have jobs filled by new City residents and residents new to adjacent communities. No impacts are expected to population and housing. Potentially Less Than Less Than No Significant Significant w/ Significant Impact Impact Mitigation Impact XII. POPULATION AND HOUSING — Would the project: a) Induce substantial population growth X 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. a) -c) The proposed project will result in the construction of commercial land uses which will generate a need for employees. However, the project is well within the development potential assessed in the General Plan EM and is likely to have jobs filled by new City residents and residents new to adjacent communities. No impacts are expected to population and housing. XIII. a) Buildout of the site will have a less than significant impact on public services. The proposed project will be served by the County Sheriff and Fire Department, under City contract. Buildout of the proposed project will generate property and sales tax which will offset the costs of added police and fire services. The project will be required to pay the mandated school fees in place at the time of issuance of building permits. There will be no impact to City parks due to the construction of commercial facilities. Potentially Less Than Less Than No Significant Significant w/ Significant Impact Impact Mitigation Impact 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: X Fire protection? (General Plan MEA, p. 57) Police protection? (General Plan MEA, p. 57) X Schools? (General Plan MEA, p. 52 ff.) X Parks? (General Plan; Recreation and Parks X Master Plan) Other public facilities? (General Plan MEA, p. X 46 ff.) XIII. a) Buildout of the site will have a less than significant impact on public services. The proposed project will be served by the County Sheriff and Fire Department, under City contract. Buildout of the proposed project will generate property and sales tax which will offset the costs of added police and fire services. The project will be required to pay the mandated school fees in place at the time of issuance of building permits. There will be no impact to City parks due to the construction of commercial facilities. XIV. a) & b) The construction of retail commercial development will not impact the City's recreational resources. Potentially Less Than Less Than No Significant Significant w/ Significant Impact Impact Mitigation Impact XIV. RECREATION -- a) Would the project increase the use of X existing neighborhood and regional parks or other recreational facilities such that substantial physical deterioration of the facility would occur or be accelerated? (Application materials) b) Does the project include recreational X facilities or require the construction or expansion of recreational facilities which might have an adverse physical effect on the environment? (Application materials) XIV. a) & b) The construction of retail commercial development will not impact the City's recreational resources. XV. a) -g) Several traffic impact analyses have been conducted for portions of the project sites. These analyses included a number of mitigation measures, which will be applied to the proposed project as applicable. In addition, the project site and the construction of regional "Traffic Impacts Associated with the Adams Street Hotel and Restaurants" and "Adams Street Hotel Access Traffic Signal Warrant Analysis," Endo Engineering, November 30, 1998 and January 8, 1999, respectively. Also "La Quinta Corporate Centre Traffic Impact Study," Endo Engineering, May 10, 1999. Potentially Less Than Less Than No Significant Significant w/ Significant Impact Impact Mitigation Impact XV. TRANSPORTATION/TRAFFIC -- Would the project: a) Cause an increase in traffic which is X 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. III -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. III -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 to a X design feature (e.g., sharp curves or dangerous intersections) or incompatible uses (e.g., farm equipment)? (Project description) e) Result in inadequate emergency X access? (Project description) f) Result in inadequate parking capacity? X (Project description) X g) Conflict with adopted policies, plans, or programs supporting alternative transportation (e.g., bus turnouts, bicycle racks)? (Project description) XV. a) -g) Several traffic impact analyses have been conducted for portions of the project sites. These analyses included a number of mitigation measures, which will be applied to the proposed project as applicable. In addition, the project site and the construction of regional "Traffic Impacts Associated with the Adams Street Hotel and Restaurants" and "Adams Street Hotel Access Traffic Signal Warrant Analysis," Endo Engineering, November 30, 1998 and January 8, 1999, respectively. Also "La Quinta Corporate Centre Traffic Impact Study," Endo Engineering, May 10, 1999. commercial development were included in the City's General Plan EIR. The EIR found that traffic in this area of Highway 111 will operate at acceptable levels of service at General Plan buildout, The driveway proposed on Adams Street, midway between Corporate Drive and Highway 111, may pose a traffic hazard if full turn movements are permitted, primarily due to the short distance between it and the Highway 111 intersection, and the high number of trips from the adjacent commercial development to the west. The City Engineer, however, will condition the permitted turning movements from each driveway, including this one, as part of his review of the proposed project. With imposition of these conditions of approval, impacts to safety hazards are expected to be less than significant. The mitigation measures previously applied to the project site shall apply, as follows: All internal drives and streets shall be reviewed and approved by the City Engineer during the Design Review process to ensure compliance with City standards. 2. Off-street parking shall be provided in conformance with the requirements of the La Quinta Municipal Code. All internal street shall be fully constructed to their ultimate cross-sections as adjacent on-site development occurs. 4. Sidewalks and streetlights shall be installed on-site in conformance with the Municipal Code. All internal street intersections shall provide clear, unobstructed sight distance. 6. All site driveways exiting the project site shall include a STOP sign and clear unobstructed sight distances. 7. The lane geometrics shown in Figures VI -2 and VI -3 of the traffic impact analysis shall be installed adjacent to the project site. Phasing of the intersection improvements shall be in conformance with the conditions of approval provided by the City Engineer. 8. The project proponent shall participate in the City's traffic mitigation fee program. 9. Turning movements permitted on Adams Street and the project driveway, midway between Corporate Way and Highway 111 shall be approved by the City Engineer prior to issuance of grading permits for the site. Should the City Engineer require additional study of the potential turning movement hazards at this location, the project proponent shall provide this analysis for review and approval. With the implementation of these mitigation measures, impacts to the City's circulation system should be less than significant. XVI. a) -g) Utilities are available at the project site. The land use intensity was included in the analysis of the General Plan, and levels of service were found to be acceptable. No impacts to utilities are expected as a result of the proposed project. Potentially Less Than Less Than No Significant Significant w/ Significant Impact Impact Mitigation Impact XVI. UTILITIES AND SERVICE SYSTEMS B 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 of X 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 of X 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, os - 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.) 0 Be served by a landfill with sufficient X permitted capacity to accommodate the project=s solid waste disposal needs? (General Plan MEA, p. 58 ff.) g) Comply with federal, state, and local X statutes and regulations related to solid waste? (General Plan MEA, p. 58 ff.) 1 XVI. a) -g) Utilities are available at the project site. The land use intensity was included in the analysis of the General Plan, and levels of service were found to be acceptable. No impacts to utilities are expected as a result of the proposed project. XVII. a) The project site is disturbed vacant desert, and is not habitat for sensitive species in the area. The proposed project will not, therefore, degrade existing habitat for fish and wildlife. The site has been identified as having potentially significant cultural resources. However, mitigation measures included above will assure that these potential resources are protected, and that potential impacts are reduced to less than significant levels. XVII.b) The proposed project supports the long term goals of the General Plan by adding to the economic base of the City. XVII. c) The project will not have considerable cumulative impacts, and will not exceed those impacts identified in the General Plan EIR for this area of the City, or the City as a whole. Potentially Less Than Less Than No Significant Significant w/ Significant Impact Impact Mitigation Impact XVII. MANDATORY FINDINGS OF SIGNIFICANCE -- a) Does the project have the potential to X 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 to X achieve short-term, to the disadvantage of long-term environmental goals? X b) Does the project have impacts that are individually limited, but cumulatively considerable? ("Cumulatively considerable" means that the incremental effects of a project are considerable when viewed in connection with the effects of past projects, the effects of other current projects, and the effects of probable future projects)? X c) Does the project have environmental effects which will cause substantial adverse effects on human beings, either directly or indirectly? XVII. a) The project site is disturbed vacant desert, and is not habitat for sensitive species in the area. The proposed project will not, therefore, degrade existing habitat for fish and wildlife. The site has been identified as having potentially significant cultural resources. However, mitigation measures included above will assure that these potential resources are protected, and that potential impacts are reduced to less than significant levels. XVII.b) The proposed project supports the long term goals of the General Plan by adding to the economic base of the City. XVII. c) The project will not have considerable cumulative impacts, and will not exceed those impacts identified in the General Plan EIR for this area of the City, or the City as a whole. XVII. d) The proposed project has the potential to adversely affect human beings, due to air quality impacts. Since the Coachella Valley is in a non -attainment area for PM10, and the site will generate a high level of criteria pollutants, which can cause negative health effects, Section III), above, includes a number of mitigation measures to reduce the potential impacts on air quality. The impacts are not expected to be any more than those identified in the General Plan EM which included analysis of regional commercial development at the project site. XVIII. EARLIER ANALYSIS. Earlier analysis may be used where, pursuant to the tiering, program EIR, or other CEQA process, one or more effects have been adequately analyzed in an earlier EIR or negative declaration. Section 15063(c)(3)(D). In this case a discussion should identify the following on attached sheets: a) Earlier analyses used. Identify earlier analyses and state where they are available for review. Environmental Assessments 98-373 and 99-383 were utilized in preparation of this Environmental Assessment. 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. Not applicable. c) Mitigation measures. For effects that are "Less than Significant with Mitigation Incorporated," describe the mitigation measures which were incorporated or refined from the earlier document and the extent to which they address site-specific conditions for the project. Not applicable. RESOLUTION 2003-100 EXHIBIT "A" ENVIRONMENTAL ASSESSMENT 2003-481 ADOPTED: OCTOBER 7, 2003 CITY OF LA QUINTA MONITORING PROGRAM FOR CEQA COMPLIANCE DATE: September 2, 2003 ASSESSORS PARCEL NO.: 1 649-020-043,649-020-063,-064,-065 CASE NO.: Specific Plan 2003-066 PROJECT LOCATION: Northeast corner of Adams Street and Highway 111 EA/EIR NO: 2003-481 APPROVAL DATE: In Process APPLICANT: Thomas Enterprises _ THE FOLLOWING REPRESENTS THE CITY'S MITIGATION MONITORING PROGRAM IN CONNECTION WITH THE MITIGATED NEGATIVE DECLARATION FOR THE ABOVE CASE NUMBER SUMMARY MITIGATION RESPONSIBLE FOR TIMING CRITERIA COMPLIANCE DATE MEASURES MONITORING CHECKED BY I. AESTHETICS Amend plant palette to allow only Community Development Prior to approval of grading Resubmittal of permitted plant materials in Hwy 111 Department permits. Specific Plan landscape setback. Install Hwy 111 landscaping with first Building Department Project Construction Site inspection phase. Amend SP text and elevations to Community Development Prior to issuance of grading Resubmittal of reflect consistent detailed architecture Department permits. Specific Plan on north facing elevations. Sink or screen loading docks. Community Development Prior to issuance of grading Resubmittal of Department permits. Specific Plan SUMMARY MITIGATION RESPONSIBLE FOR TIMING CRITERIA COMPLIANCE DATE MEASURES MONITORING CHECKED BY III. AIR QUALITY Maintain construction equipment. Contractor Project Construction SCAQMD standards Utilize temporary power. City Engineer Prior to issuance of grading IID standards permits. Balance cut and fill on site. City Engineer Project Construction Municipal Code Pre -water and stabilize soils. Building Department Prior to issuance of building Site inspection permits. Inform personnel of ridesharing and Community Development Prior to the issuance of PM10 provide alternative transportation. Department grading permits Management Plan Install landscaping early, Install Building Department During construction. Site inspection. Adams and Hwy 111 parkways immediately following mass grading. Enforce SCAQMD Rule 403 Building Department During grading. Site inspection. Stop grading during winds of more Building Department During grading. Site inspection. than 25 mph., 1 st and 2nd stage ozone episodes. SCAQMD Provide notices to SCAQMD Building Department Prior to grading 2002 Coachella Valley PM 10 SIP. Enforce TDM Ordinance Community Development Prior to issuance of TDM Plan Department occupancy permits Coordinate bus stops with SunLine, Community Development Prior to issuance of grading Clearance letter and build bus stop as required. Department permits. from SunLine. Apply GP EIR mitigation measures Community Development Prior to issuance of grading Site inspection. wherever applicable. Department permits. SUMMARY MITIGATION MEASURES V. CULTURAL RESOURCES RESPONSIBLE FOR MONITORING TIMING CRITERIA COMPLIANCE CRECKED BY DATE Submit final Phase III Data Recovery Community Development Prior to issuance of first Site inspection; CHECKED BY report Department building permit All internal drives to be approved by Community Development During all earth moving Standard Archaeological monitor to on site Department activities professional during on or off site earth moving Community Development Prior to issuance of grading practices. activities. Department. permit. SUMMARY MITIGATION RESPONSIBLE FOR TIMING CRITERIA COMPLIANCE DATE MEASURES MONITORING CHECKED BY XV. TRAFFIC All internal drives to be approved by City Engineer Prior to issuance of grading Plan submittal. City Engineer. permit. Require off-street parking in Community Development Prior to issuance of grading Plan submittal conformance with Municipal Code. Department. permit. Construct internal streets to ultimate City Engineer Prior to issuance of grading Plan submittal. width when adjacent development permit. occurs. Install sidewalks and street lights in Building Department Prior to issuance of building Plan submittal. conformance with Municipal Code. permit. Provide clear sight distance. City Engineer Prior to issuance of building Plan submittal. permit. All exits to include STOP sign. City Engineer Prior to issuance of building Plan submittal. permit. Construct lane geometries in City Engineer Prior to issuance of building Plan submittal. conformance with Figures VI -2 and permit. VI -3 of traffic study. Pay Traffic Impact Fee. Review turning movements allowed on Adams at project driveway. City Engineer City Engineer Prior to issuance of building permit. Prior to issuance of building Payment of fee Plan and/or report submittal MptRl I IRRI ti I tR1 t COACHELLA VALLEY POWER DIVISION 81-600 AVENUE 58 - P. O. BOX 1080 - LA QUINTA, CALIFORNIA 92253-1080 TELEPHONE (760) 398-5854 - FAX (760) 391-5999 City of La Quinta Stan Sawa, Principal Planner PO Box 1504 La Quinta, CA 92253 August 26, 2003 Subject: EA 2003-481 & SP 2003-066, Thomas Enterprise c/o The Keith Companies Dear Mr. Sawa: Review of the plans for the above mentioned project determined it would impact electric service to the area. The cumulative impact of projects of this size increase the electrical demand'on the IID's existing facilities at peak loading periods, and results in the need for additional generation, transmission, substation, and distribution facilities. When additional facilities are needed, projects of this magnitude directly impact power rates in the RD's service area and may results in higher electric rates in future years. Although the Imperial Irrigation District has received these preliminary plans for impact assessment, we will not begin to engineer nor derive cost estimates for this project until the owner/developer/contractor applies for electrical service. This procedure helps eliminate wasted manpower spent on projects that never reach construction stage. If you have any questions regarding this matter, or if I can be of further assistance, please contact me at (760) 398-5825. Sincerely, Enrique De Leon Distribution Supervisor EDL/ms August 18, 2003 41 CITY OF LA QUINTA LA QUINTA POLICE 82-695 DR CARREON BLVD., INDIO CA. (760) 863-8990 / " c►yED Stan Sawa, � City of La Quinta Community Development Department AtIC 19 P.O. Box 1504 La Quinta, California 92253 RE: The Pavilion At La Quinta Dear Mr. Sawa, Thank you for the opportunity to comment on the above described project. The following issues of concern related to public safety and law enforcement are presented. ADDRESSING: Address numbers should be illuminated during the hours of darkness and positioned to be readily readable from the street. Position the address numbers at a strategic and elevated section on the building to facilitate unhampered views from vehicular and pedestrian vantage -points. Numbers that are a minimum height of 12" are recommended. SECURITY SYSTEMS: Silent or audible alarm systems should be installed. Comprehensive security alarm systems should be provided for the following: perimeter building and access route protection, high valued storage areas, and interior building door to shipping and receiving area. Closed Circuit High Definition TV security cameras are recommended to cover lobby entrances, building perimeter, shipping and receiving areas, parking lot, and exterior entrances. DOORS: Adequate security hardware, such as dead bolt locks, should be installed. All glass doors should be secured with a dead bolt. Dead bolt locks shall be the type whose dead bolt and deadlocking latch can be retracted by a single action of the inside door knob/lever/turn piece. 9 0 WINDOWS: Louvered windows should not be used.. Large windows and any window accessible from the side and rear but not visible from the street shall consist of rated burglary -resistant glazing or its equivalent. The type that attaches to the window frame is recommended. ATTICS, ROOF TOPS, AND OPENINGS: Two solid side walls are needed in the attic area for each business. This will make it harder for burglars to access multiple businesses via the attic. If the building has skylights, one of the following shall be utilized for every skylight: -Rated burglary resistant glass or acrylic material, -Iron bars of at least one half-inch diameter, flat steel bars of at least one quarter - inch width, spaced no more than five inches apart under the skylight and securely fastened, or -Grill of at least one eighth -inch steel and two-inch mesh. All hatchway openings on the roof of any building shall be secured as follows. If the hatchway is wooden, it shall be covered on the outside with at least 16 gauge sheet steel or its equivalent, attached in a manner making removal difficult. The hatchway shall be secured from the inside with a slide bar or slide bolts. Only a crossbar or padlock provided by the fire marshal shall be used. Outside pin -type hinges on all hatchway openings shall have non -removable pins. Exterior rooftop ladders should be eliminated or incorporated into the interior design. All air duct or air vent openings exceeding 8" by 12" on the rooftop or exterior walls of any building shall be secured by means of: -Iron bars or at least one half-inch diameter, or flat steel bars of at least one quarter -inch width, spaced no more than five inches and securely fastened, -Grill of at least one eighth -inch steel and two-inch mesh, and/or -If the barrier is on the outside, it shall be secured with galvanized rounded -head, flush bolts of at least 3/8" diameter. LIGHTING: Interior night -lights shall be used during hours of darkness when premises are closed for business. Parking lots and associated car ports, driveways, circulation areas, aisles, passageways, recesses, and grounds contiguous to buildings shall be provided with lighting of sufficient wattage to provide adequate illumination to make clearly 0 0 visible the presence of any person on or about the premises from at least 25 feet away during the hours of darkness. All exterior doors shall have their own light source which will adequately illuminate entry/exit areas at all hours in order to: -Make any person on the premises clearly visible, and -Provide adequate illumination for persons entering and exiting the building. LANDSCAPING: Landscaping shall be of the type and situated in locations to maximize observation while providing the desire degree of aesthetics. Security planting materials are encouraged_ along fence and property lines and under vulnerable windows. Landscaping shall not conceal doors or windows from view, obstruct visibility of the parking lot from the street or business buildings, nor provide access to the roof or windows. LINE OF SIGHT/NATURAL SURVEILLANCE: Wide -angled peep holes should be designed into solid doors which are located in areas where natural surveillance is compromised, and which will be utilized by employees to access parking lots and pedestrian paths during hours of darkness. Single and double binned trash enclosures should be located at the perimeter of the parking lot, not adjacent to buildings or contiguous to exterior building doors. Other line of sight obstructions (including recessed doorways, alcoves, etc.) should be avoided on building exterior walls, and interior hallways. Loading docks are an area where the potential for theft is magnified. In addition to strategically placed CCTV cameras, the docks should be of open design utilizing either low curbs or open railings. SIGNAGE/PARKING LOT: No trespassing signs shall be posted at the entrances of parking lots and other appropriate places. All entrances to parking areas shall be posted with appropriate no signs per 22658(a) C.V.C., to assist in removal of vehicles at the property owners/managers request. Signs must be at least 2'x1' in overall size with white background and black 2" lettering. FENCING/BARRIERS: Whenever possible, open fencing design such as wrought iron or tubular steel should be utilized in order to maximize natural surveillance while establishing A territorality. Other barrier considerations include: block walls, decorative cement planters, access control to high valued storage areas, locked cages, rooms, and safes, shipping and receiving door screens, bullet resistant enclosures with pass through for pick up and delivery, and interior man -trap enclosures to secure and separate shipping and receiving areas. PRE -CONSTRUCTION AND CONSTRUCTION PHASES: Thefts and burglaries of building materials, fixtures, and appliances from construction storage areas and buildings under construction are on the rise. To reduce thefts and burglaries during the construction phase of the project, the developer and builders need to provide site security. The La Quinta Police Department recommends the developer and builders use bonded security guards licensed by the State of California Bureau of Security & Investigative Services Department to handle project security. Prior to project completion, the surface of walls, fences, buildings, logo monuments, etc. should be graffiti resistant either through surface composition, applied paint type and/or planned shielding by landscaping or plants. Prior to construction on any structure, a material storage area should be established and enclosed by a six foot chain link fence to minimize theft of materials and/or equipment. A list of serial and/or license numbers of equipment stored at the location be maintained both, at the site and any off-site main office. The public and non- essential employees should be restricted in access to the construction areas. Current emergency contact information for the project should be kept on file with the La Quinta Police Department located at 82695 Dr. Carreon Blvd., Indio, CA 92201, phone number 760-863-8990. The developer and/or builder's name address, and phone number should be conspicuously posted at the construction site. Visibility into the construction site should not be intentionally hampered. Areas actually under construction should be lit during hours of darkness. All entrances and exits should be clearly marked. The construction site should have a clearly designated point of contact, such as a construction trailer or office. Post the emergency and non -emergency phone numbers for the fire and sheriffs departments and ambulance (AMR) service near any local site phone. The address for the complex should be posted near the local site phone. Any phones at the site that are blocked for outgoing calls should not be blocked from dialing 911. F Should the planning department, developer or construction staff have any questions regarding the listed law enforcement and public safety:concerns, please contact Senior Deputy Andy Gerrard at 760-863-8950. John H6 Capta Chi of Police g4ATER 0 ESTABLISHED IN 1918 AS A PUBLIC AGENCY �fSTFi�� COACHELLA VALLEY WATER DISTRICT POST OFFICE BOX 1058 • COACHELLA, CALIFORNIA 92236 • TELEPHONE (760) 398-2651 • FAX (760) 398-3711 DIRECTORS: OFFICERS: JOHN W. McFADDEN, PRESIDENT STEVEN B. ROBBINS, PETER NELSON, VICE PRESIDENT GENERAL MANAGER -CHIEF ENGINEER TELLIS CODEKAS August 15 2003 JULIA FERNANDEZ, SECRETARY RUSSELL KITAHARA DAN PARKS, ASST. TO GENERAL: MANAGER PATRICIA A. LARSON REDWINE AND SHERRILL, ATTORNEYS File: 0163.1 0421.1 0721.1 050729-2 RECEIVED o All 2 2 is 1 LAJA Planning Commission City of La Quinta Post Office Box 1504 La Quinta, California 92253 Gentlemen: Subject: Environmental Assessment No. 2003-481, SP No. 2003-066 This area is protected from regional stormwater flows by the Coachella Valley Stormwater Channel and may be considered safe from regional stormwater flows except in rare instances. This area is designated Zone X on Federal Flood Insurance rate maps which are in effect at this time by the Federal Emergency Management Agency. The District will furnish domestic water and sanitation service to this area in accordance with the current regulations of this District. These regulations provide for the payment of certain fees and charges by the subdivider and said fees and charges are subject to change. This area shall be annexed to Improvement District Nos. 55 and 82 of the District for sanitation service. The District requires restaurants to install a grease interceptor, including a sample box, sanitary tee and running trap with cleanout, prior to any discharge to its sanitation facilities. The size of the grease interceptor will be determined by the Riverside County Environmental Health Department and approved by the District. Installation of the interceptor will be inspected by the District. TRUE CONSERVATION USE WATER WISELY E 0 Planning Commission City of La Quinta -2- August 15, 2003 The District requires detail, repair and lube auto shops and car washes to install an oil and sand separator, including a sample box, sanitary tee and running trap with cleanout, prior to any discharge to its sanitation facilities. The size of the oil and sand separator will be determined by the Riverside County Environmental Health Department and approved by the District. Installation of the oil and sand separator will be inspected by the District. The District requires laundromats and commercial establishments with laundry facilities to install a lint trap. The size of the lint trap will be determined by the Riverside County Environmental Health Department and approved by the District. Installation of the lint trap will be inspected by the District. Plans for grading, landscaping and irrigation systems shall be submitted to the District for review. This review is for ensuring efficient water management. If you have any questions please contact Dan Charlton, Stormwater Engineer, extension 2316. Yours very truly, Dan Farris Director of Engineering cc: Jeff Johnson Riverside County Department of Public Health 82-675 Highway 111, CAC Building, Second Floor, Room 209 Indio, California 92201 DC: and\eng\sw\aug\ea-2003 -481 COACHELLA VALLEY WATER DISTRICT SPECIFIC PLAN The Pavilion at La Quinta (Adams Street & Highway 111) PROJECT DESIGN TEAM Thomas Enterprises, Inc. 1935 TP Calle Barcelona Carlsbad, CA 92009 (619) 300-0484 Mel Kuhnel, Applicant's Representative The Keith Companies 73-733 Fred Waring Drive, Suite 100 Palm Desert, CA 92260-2590 (760) 346-9844 Michael Peroni, Director of Planning Leslie Mouriquand, Project Manager- Planning Erik Lainas, Planner Ray Swift, Planner Doug Franklin, Project Manager- Engineering RGA 74-020 Alessandro Drive, Suite E Palm Desert, CA 92260 (760) 568-3624 Rob Parker, Principal Craig Skogerson, Project Manager Ki Soon Choi, Designer -Draftsman SMITH CONSULTING ARCHITECTS 12220 EI Camino Real, Suite 200 San Diego, CA 92130 (858) 793-4777 Norman Barrett, Project Architect Bill Sharon, Director of Retail Marketing Page 48