SP 2002-058 Old Town La Quinta & Villas (2002)I I
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OLD TOWN LA QUINTA SPECIFIC PLAN
FINAL- Vee��1c)tlj
Apgroved by: S Reso #
Q Planning Commisslon
'`0 City Council 6 0 4F7- O
O Communit Dev. Dept.
Initials —.—
Case No.'2-E 021-M2.�
Exhibit
"M With Conditions
Prepared for
MARVIN INVESTMENTS, INC.
78-080 Calle Estado, Suite 201
ms
La Quinta, CA 92253
JUNE 4, 2002
Adopted by Resolution 2002-83
Adopted by Resolution 2002-84
Prepared by
MAINIERO, SMITH AND ASSOCIATES, INC.
PLANNING / CIVIL ENGINEERING / LAND SURVEYING
777 Fast Tahquitz Canyon Way, Suite 301, Palm Springs, CA 92262
Telephone (760) 320-9811 / FAX (760) 323-7893 / www.mainierosmith.com
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Old Town La Quinta
Specific Plan
Table of Contents
INTRODUCTION
Purpose..................................................................................... 1
Executive Summary ................................................................... 2
TheProcess.............................................................................. 4
Relationship to Other Agencies ................................................ 4
SPECIFIC PLAN
Project Description.................................................................... 9
Art In Public Places................................................................. 10
PhasingPlan........................................................................... 10
Hydrology and Flood Control ................................................... 11
GradingPlan............................................................................ 11
Erosion Control........................................................................ 11
SWPPP/NPDES/PM 10 ........................................................... 12
Utilities..................................................................................... 15
III. LAND USE PLAN
LandUse................................................................................. 19
Development Standards.......................................................... 19
IV. CIRCULATION
General................................................................................... 19
Off site Circulation................................................................... 19
V. DESIGN GUIDELINES
General Architectural Theme ................................................... 20
The Architectural Vocabulary ................................................... 21
Details and Materials............................................................... 21
LandscapeConcepts............................................................... 23
Landscape Palette................................................................... 23
Landscape Maintenance......................................................... 25
La Quinta Old Town
July 1, 2002
Page 1
1
LIST OF EXHIBITS
' Exhibit 1 Aerial Photograph.......................................................................3
Exhibit 2 General Plan Land Use Plan ....................................................... 5
Exhibit3 Zoning Map..................................................................................6
Exhibit4 Site Plan......................................................................................7
Exhibit 5 Existing and Proposed Parcel Configuration...............................8
Exhibit 6 Sewer Service Plan...................................................................13
Exhibit 7 Water Service Plan....................................................................14
Exhibit 8 Conceptual Phasing Plan..........................................................17
Exhibit 9 Street Cross Sections................................................................18
' Exhibit 10 Landscape Concepts...................................27
Exhibit 11 Pedestrian Crossing Areas....................................................... 28
Exhibit 12 Architectural Vocabulary and Sections....................................29
' Exhibit 13 Architectural Elevations::::::::::::::::::::::::::::::............................. 30
Exhibit 14 Architectural Concepts . .31
' APPENDIX
Appendix One — General Plan Policies.............................................33
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' ADOPTING RESOLUTIONS
City Council Resolution 2002-83..............Adoption of Negative Declaration
' City Council Resolution No. 2002-84 .............. Adoption of the Specific Plan
' SPECIAL REPORTS
(Submitted under separate cover)
'
Cultural Resources Report
'
Biological Assessment
Traffic Analysis
Phase I Environmental Assessment
'
Geotechnical Investigation
' La Quinta Old Town Page 2
July 1, 2002
Old Town La Quinta Specific Plan City of La Quinta
1
SECTION 1 INTRODUCTION
PURPOSE
' The purpose of this Specific Plan is to set forth the detailed development principles,
guidelines, and programs to facilitate the development of a 6 +/- acre site located on
the south side of Calle Tampico between Avenida Bermudas on the west and Desert
' Club Drive on the east. The project is a multi use commercial, restaurant and office
center in the heart of the Village.
'
This Specific Plan is intended to meet the requirements for a Specific Plan as set
forth in State law. The State authorizes cities and counties to adopt Specific Plans
as an appropriate tool in implementing their General Plans. Such a plan is to include
the detailed regulations, conditions, programs, and any proposed legislation that is
necessary for the systematic implementation of the General Plan. The Specific Plan
provides the linkage between the General Plan, the general goals and policies of the
City, and the detailed implementation of that plan with tools such as zoning
'
ordinances, subdivision ordinances, and the like. The Government Code (Section
65451) sets forth the minimum requirements of a Specific Plan and states:
'
"A
Specific Plan shall include a text and diagram or diagrams which specify all
of the following in detail:
'
1). The distribution, location, and extent of the uses of land, including
open space, within the area covered by the plan.
2). The proposed distribution, location and extent and intensity of major
components of public and private transportation, sewage, water,
drainage, solid waste disposal, energy, and other essential facilities
'
proposed to be located within the area covered by the plan and
needed to support the land uses described by the plan.
3). Standards and criteria by which development will proceed, and
'
standards for the conservation, development, and utilization of natural
resources, where applicable.
'
4). A program of implementation measures including regulations,
programs, public works projects, and financing measures necessary to
carry out paragraphs (1), (2), and (3)."
' The Specific Plan shall include a statement of the relationship of the specific plan to
the General Plan. The establishment of specific performance, design, and
' development standards is set forth to guide the development of the subject property
in such a way as to implement the General Plan while maintaining some flexibility to
respond to changing conditions which may be a factor In any long term development
' program. The document also acts to augment the City's Zoning Ordinance by
providing particular design guidelines, a tailored list of allowable, conditionally
allowable, and prohibited uses for the site, and unique development standards
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July 1, 2002
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Old Town La Quinta Specific Plan City of La Quinta
EXECUTIVE SUMMARY
La Quinta Old Town is a proposed multi -use retail and commercial project of
approximately 127,000 gross leaseable square feet on approximately 6 acres of
property located on the south side of Calle Tampico between Avenida Bermudas on
the west and Desert Club Drive on the east within the City of La Quinta. The
property is delineated by the City's General Plan as Village Commercial (VC) and is
zoned Village Commercial (VC). This zoning designation permits the development
of commercial retail, restaurant and office uses subject to the approval of a Village
Use Permit or Specific Plan. The majority of the site is vacant, there is a retail
building located near the southwest corner and there is an apartment building
located on the eastern edge of the site. The site is virtually level.
The site has approximately 800 feet of frontage on Calle Tampico and is
approximately 405 feet in depth. Calle Tampico is designated a Primary Arterial
according to the City's General Plan. Property to the north is currently vacant,
however, Embassy Suites Hotel has approval to develop a 145 room and 72 -unit
casita type development (No. 2000-050). This development also includes 49,000
square feet of retail and office space. Surrounding developments include a public
parking lot and a hardware store to the west; Verizon Telephone Company to the
southeast; vacant land and residential uses to the east and commercial uses to the
south. The project site is shown on the Aerial Photograph in Exhibit 1.
Environmental Studies including a cultural resources report, biological assessment,
traffic analysis, Phase I Environmental Assessment and geotechnical report were
prepared for the site. The findings of the cultural resources report and biological
assessment were negative; indicating no sensitive plant or animal species and no
cultural or archaeological finds.
The project is a mixture of retail, restaurant and office uses to be constructed in
phases. The mixture of one and two story structures is clustered around a central
plaza and main street. The property location is one of prominence for the City of La
Quinta. As one of the first new developments in the Village Core this development
will establish the tone for future development in the Village. Parking and
landscaping will surround the perimeter of the development.
Exhibit 4 depicts the site plan for the proposed development. The main access
points to the interior of the site will be on Avenida Bermudas and Desert Club Drive.
Restricted access (right turn ingress and egress) will be provided on Calle Tampico
and Avenida La Fonda.
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Old Town La Quinta Specific Plan City of La Quinta
' THE PROCESS
' Implementation of this Specific Plan is intended to carry out the goals and policies
contained in the General Plan of the City of La Quinta in a planned and orderly
fashion. The site has a designation of VC, Village Commercial. The Land Use Map
of the 1992 General Plan for the site is shown in Exhibit 2. The new adopted
General Plan Map Indicates the same the land use designation for the site; the map
' was not included as it was not available at the time of preparation. The text,
however, was made available and a comparison of the development plan to the
goals and policies of the newly adopted plan are contained in Appendix One.
' The property is already properly planned and zoned for the uses proposed. Exhibit
3 depicts the zoning on the site and the surrounding parcels. The City of La Quinta
' requires a Village Use permit or Specific Plan to establish an overall master
development plan for property located with the Village Core (VC) zoning
classification.
IRELATIONSHIP TO OTHER AGENCIES
' In addition to City approvals, permits will be required by the Coachella Valley Water
District (CVWD) for moderate extensions to water and sewer lines as well as other
infrastructure extensions by Imperial Irrigation District (electrical power), Verizon for
' telephone service and Time Warner for cable TV service.
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July 1, 2002
1
Old Town La Quinta Specific Plan City of La Quinta
'
THE PROCESS
'
Implementation of this Specific Plan is intended to carry out the goals and policies
contained in the General Plan of the City of La Quinta in a planned and orderly
'
fashion. The site has a designation of VC, Village Commercial. The Land Use Map
of the 1992 General Plan for the site is shown in Exhibit 2. The new adopted
General Plan Map indicates the same the land use designation for the site; the map
was not included as it was not available at the time of preparation. The text,
'
however, was made available and a comparison of the development plan to the
goals and policies of the newly adopted plan are contained in Appendix One.
'
The property is already properly planned and zoned for the uses proposed. Exhibit
3 depicts the zoning on the site and the surrounding parcels. The City of La Quinta
requires a Village Use permit or Specific Plan to establish an overall master
'
development plan for property located with the Village Core (VC) zoning
classification.
tRELATIONSHIP
TO OTHER AGENCIES
In addition to City approvals, permits will be required by the Coachella Valley Water
District (CVWD) for moderate extensions to water and sewer lines as well as other
infrastructure extensions by Imperial Irrigation District (electrical power), Verizon for
' telephone service and Time Warner for cable TV service.
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July 1, 2002
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EXHIBIT 2
Existino General Plan Land Use Plan
Old Town La Ouinta
SECTION 6 T.6 S., F9.7 E.
IDMAINIERO, SMITH AND ASSOCLUES, INC.
PLANNING / CIVIL ENGINEERING / LAND SURVEYING
777 E. MqUM CANYON WAY, SUITE 301
PALM SPRINGS, CALIFORNIA 9320Z-6784
TELEPHONE (760) 320-9811 / PAX 323-7693
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RESIDENTIAL
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Medium Density Residential
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VILLAGE DISTRIM'
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NONRESIDENTIAL DISTRICTS
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Community Commerdal
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Tourlst Commercial
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Major Community Facilities
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SPECIAL PURPCISE: DIS'T'RICTS
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EXHIBIT 3
Existing Zoning
Old Town La Ouinta
SECTION 6 T.6 S., R.7 E.
MAINIERO, SMITH AND ASSOCIATES, INC.
PLANNING / CIVIL ENGINEERING / LAND SURVEYING
777 E. TAHQUITZ CANYON WAY, SUITE 301
PALM SPRINGS, CALIFORNIA 92262-6784
ID TELEPHONE (760) 320-9811 / FAX 323-7893
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Old Town La Quinta Specific Plan City of La Quinta
SECTION II SPECIFIC PLAN
PROJECT DESCRIPTION
The existing site is a total of 5.42 gross acres. The majority of the site is vacant.
Two apartment buildings are located adjacent to Desert Club Drive and there is a
small building in the southwest corner of the property. There are no significant
landforms or scenic features on the site. The site plan will provide a grouping of
shops, offices and restaurant spaces clustered around a "Main Street". The Plan will
integrate architecture and landscape architecture into a pleasant setting.
Like the open-air plazas of Europe and Mexico, Old Town La Quinta is designed to
be a place to meet, stroll, shop and dine. Unlike any other place in the Coachella
Valley Old town will offer a dynamic mix of local retails shops, varied culinary fare,
family attractions and above all people.
176 parking spaces are provided on-site and approximately 220 spaces are
available off-site for a total of nearly 400 parking spaces. These offsite spaces are
located near to the site (within 300 feet) on the east side of Desert Club Drive, on
Avenida La Fonda and in the two public parking lots on the west side of Avenida
Bermudas. The Plan proposes to use the City's allowed method for alternative
parking standards. The site has been designed to promote pedestrian mobility, as
suggested in the City of La Quinta Village Design Guidelines, by grouping of mixed
uses and using design elements such as ample shading, a central plaza, seating
areas and decorative paving. This design will encourage people from nearby
businesses and residences to walk to the site, thereby reducing the need for on-site
parking.
Total for required spaces based on Code Requirements:
Restaurants (with ancillary seating) = 67 spaces
Restaurants (sit-down) = 133 spaces
Office = 200 spaces
Retail = 228 spaces
Total = 628 spaces
%'s of uses:
Restaurants= 16%
Office= 39%
Retail= 45%
The plan anticipates using a shared parking arrangement as permitted in the City
Zoning Ordinance Section 9.150.040 2b. This statement maintains that parking for
non-residential uses shall be within 300 feet of the uses served by the parking and
shall be located in a commercial district. In addition, the sit-down restaurants will be
open during evening hours, when most office and retail uses will be closed.
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July 1, 2002
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Old Town La Quinta Specific Plan City of La Quinta
A significantly larger number of parking spaces will be available during these hours
for restaurant use.
This method of providing spaces through shared parking will reduce the number of
automob.iles on the site. This is important for the design concept of a pedestrian
oriented commercial village. Rather then being designed around the automobile, it
is designed around the pedestrian. A heavy automobile presence would be
detrimental to the desired pedestrian experience.
There are nine buildings proposed in the development. The following is the
' breakdown of gross leaseable area (GLA) per phase
PHASE
GLA
Phase I — Buildings A, B & C
56,538
Phase II — Buildings D, E & F
47,201
Phase III — Buildings G, H, & 1
23778
"Total
127,517
Art in Public Places
The requirement for Art in Public Places will be satisfied in accordance with Chapter
2.65 of the La Quinta Municipal Code.
Phasing Plan
As currently scheduled, the project will be constructed in three phases. See Exhibit
8. Phase I will include the southwest portion of the site (Buildings A, B and C), all
internal roads and the parking area that lies adjacent to Avenida Bermudas. The
site for Building D will be turfed until its construction in Phase II. This will present the
possibility of utilizing this site as an interim event lawn for functions such as festivals,
art fairs and other community events. Phase II will include the northwest and central
portion of the site (Buildings D, E and F) and the parking areas on the east side of
Desert Club Drive. Phase III will include Buildings G, H, and I and the remaining
parking area. All areas left vacant during construction will be stabilized using turf or
chemical soil stabilization.
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July 1, 2002
Old Town La Quinta Specific Plan City of La Quinta
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Hydrology and Flood Control
' The site lies in flood Zone AO (depth 1) according to Flood Insurance Rate Map
060709 0005B, effective date August 19, 1991. Zone AO (depth 1) delineates
special flood hazard areas inundated by 100-year flood with a depth of 1 foot
' (usually sheet flow on sloping terrain.) The stormwater drainage system in the City
of La Quinta is administered by CVWD (Coachella Valley Water District). The
' district is responsible for regional flood control. Generally speaking, the system
consists of improvements to the natural drainage channels that run through the City.
There have been improvements to the system to alleviate flooding including an
' existing 72-inch storm drain located in Desert Club Drive. This storm drain will be
utilized to address the incremental increase due to the site development. The City of
La Quinta is the administrator of the National Flood Insurance Program. Because the
' project is in a Zone AO, depth of 1 foot, CVWD recommends the finished floors are
to be at least 1-foot above the highest adjacent grade in compliance with the City's
floodplain ordinance.
' Gradin
' The site may be graded in a single phase. If grading occurs in phases, the existing
apartments will possibly remain until Phase II. It is anticipated that there will be a
balance of material on the site. The rough grading and drainage concept for the
' property will be submitted at a later date.
Erosion Control
' Thecomjroect will IY with the City's erosion control ordinance. The grading
P P
operations shall include adequate provisions for wind and water erosion control
' during as well as after grading operations have ceased. The details of erosion
control shall be included in the project's Storm Water Pollution Prevention Plan
' (SWPPP) and PM 10 Plan.
• Pre Grading --The portions of the site to be graded shall be prewatered to a
depth designated by the soils engineer prior to the onset of grading operations.
' • During Grading -- Once grading has commenced, and until grading has been
completed, watering of the site and/or other treatment(s) determined to be
appropriate shall be ongoing.
' • Post Grading -- All disturbed areas shall be treated to prevent erosion for the
term that the area will remain undeveloped. Wherever feasible, final landscape
and irrigation shall be installed.
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July 1, 2002
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Old Town La Quinta Specific Plan City of La Quinta
SWPPP/NPDES/PM 90
Since the Coachella Valley experiences periods of moderate to heavy wind
conditions, wind-blown dust and sand is a concern with mass grading operations.
Because. of health concerns, the Environmental Protection Agency has instituted a
plan in the valley to curb excess PM 10 (small particle dust). The City also
participates in the National Pollutant Discharge Elimination System program. The
City of La Quinta requires SWPPP, NPDES and PM 10 plans to control the wind and
water born erosion associated with such grading operations. The project will comply
with the City's requirements relative to these programs.
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July 1, 2002
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Old Town La Quinta Specific Plan City of La Quinta
UTILITIES
Utility extensions will be moderate with most utilities existing at the perimeter of the
site.
Sewer Plan
Sanitary sewer facilities for La Quinta are provided by CVWD. There is an existing
15" VCP sewer main located Avenida Bermudas, a 21" VCP sewer main on Calle
Tampico, a 10" VCP main on Desert Club Drive and an 8" VCP sewer main on
Avenida La Fonda. To the extent feasible, the flows from the site will gravity flow to
existing mains. No upsizing of this facility will be required. Exhibit 6 shows the
schematic design for existing sewer service.
Water Plan
CVWD provides water service in the City. Existing water service could be provided
via the existing 30"main located in Avenida Bermudas, the 12 inch main in Desert
Club Drive or the 12 inch main in Avenida La Fonda. There is also an existing 30"
main in Calle Tampico. Exhibit 7 shows the schematic design for water service.
The Coachella Valley Draft Water Management Plan, November 2000, was
prepared to address a valley -wide overdraft of the groundwater basin. Water
conservation goals within the plan include reducing urban water demand by 10
percent. According to CVWD, this project will contribute incrementally to the valley -
wide overdraft. This project will contribute to offsetting the overdraft by incorporating
the goals of the management plan and implementing water conservation measures.
Measures that promote water conservation include more efficient landscaping,
irrigation and plumbing.
Electrical Plan
The Imperial Irrigation District provides electric facilities in La Quinta. The nearest
service will be in Desert Club Drive and the alley that runs through the southern
portion of the property. The District indicates that the design of the electrical service
will depend on final load calculations for the overall project. Estimated loads have
been calculated and design services have already been requested from IID. The
District will require the installation of underground facilities.
Other Utilities
Gas Company provides natural gas services. The nearest service is a 6" main in
Calle Tampico. This line will be used to provide service to the site.
Time Warner Cable provides television cable service. Service is available in the
surrounding developments and will be extended to the site.
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July 1, 2002
Old Town La Quinta Specific Plan City of La Quinta
Verizon will provide telephone service. The nearest service connection points will be
in Avenida Bermudas, Desert Club Drive and Avenida La Fonda.
Waste Management of the Desert provides
incorporating recycling facilities will be
Community Development Staff shall review
ordinances.
16
July 1, 2002
waste disposal service. Plans for
considered with the development.
facilities for compliance with All City
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Old Town La Quinta Specific Plan City of La Quinta
SECTION III LAND USE
Land Use Plan
The Village Commercial (VC) zoning development standards shall be complied with.
The mixture of one and two story buildings will be located along a center street
"main" street. The plan incorporates a plaza and pedestrian friendly spaces for
gathering, dining and people watching.
Development Standards
The uses and development standards shall be generally in accordance with the
provisions of the La Quinta Zoning and General Plan regulations. Should conflict
occur between -the regulations and the Plan, the provisions of the Plan and
supporting text shall prevail. In addition to the permitted uses of the Village
Commercial zoning temporary outdoor events may be permitted in accordance with
Section 9.100.140 of the Zoning Ordinance.
SECTION IV CIRCULATION
General
The Plan will utilize the adjacent street system in a manner consistent with the City
of La Quinta General Plan Circulation Plan. The property is located on the south
side of Calle Tampico , designated by the City's General Plan as a Primary Arterial
requiring a half -street width of fifty (50) feet. Calle Tampico is also designated a
Primary Image Corridor in the City's General Plan. See Exhibit 9. The landscape
design along the project frontage shall be complimentary to the landscaping in the
area.
There are four entry points to the site. Two entries (Calle Tampico and Avenida
Bermudas) are restricted to right turn movements. Additional information on
circulation and traffic impacts can be found in the traffic analysis prepared by Endo
Engineering.
The plan has been discussed with the City Engineering Department and the access
points do not conflict with city policies or regulations.
Off -Site Circulation System
The road improvement conditions on three of the abutting streets are complete.
Avenida La Fonda is complete except for the installation of a sidewalk. The
sidewalk will be completed by the City of La Quinta as one of the remaining tasks to
the overall street renovation that was undertaken in the summer of 2001. Exhibit 9
shows the proposed cross sections for the streets affecting the project.
19
July 1, 2002
Old Town La Quinta Specific Plan City of La Quinta
V. DESIGN GUIDELINES
General Architectural Theme
Like the open-air plazas of Europe and Mexico, Old Town La Quinta is designed to
be a place to meet, stroll, shop and dine. Unlike any place in the Coachella Valley,
Old Town will offer a dynamic mix of local retail shops, varied culinary fare, family
activities and, above all, people. With its unique appeal, residents and visitors from
all walks of life will be drawn to Old Town. Old Town will feature a central plaza
surrounded by fountains, tile rooftops, paved walkways and palm trees.
The guiding principle of the design effort will be to reward the senses of the
pedestrian. The scale, pace, details and landscaping will create an environment
where one is sheltered from the harsh influences of most shopping centers, yet the
activity on the street will be distinctly different from the antiseptic atmosphere of
enclosed malls. The goal is to create the mix of excitement and comfort that were
once common on Main Street.
THE STREET
The most distinctive features of Main Street are the scale and spatial definition of the
street. These are accomplished through several mutually reinforcing elements: 1)
the width of the street is consistent with traffic calming — 24' (26' in areas that cars
will be backing perpendicularly.) 2) Parallel parking provides an edge to the street
that offers protection to the pedestrian; 3) the regular pattern of street trees creates
a rhythm, and their height creates an implied "vehicle corridor"; 4) the sidewalks are
gracious allowing two couples to pass one another; 5) the buildings come right up to
the sidewalk, and their parapet heights (min of 17') reinforce the vertical definition of
the street space; 6) cornices at the top of parapets help create an edge where the
building meets the sky; 7) arcades and awnings provide shade in the summer, and
create an intimate scale right adjacent to the stores.
The attention to detail, street trees, and the combination of two-story and one-story
buildings create an old downtown mood.
The automobile, delivery trucks and emergency vehicles will all be accommodated
within Old Town, but the scale of the street will be pedestrian.
The most prominent aspect of landscaping is the street tree program. Lining all
internal streets will be Washington Robustas palms whose brown trunk extends up
to 14 — 16 feet. At this height the crowns create a pedestrian scaled canopy.
Within the parking areas mesquite and Palo Verde will be used to provide shade and
break up the scale of the open space.
20
July 1, 2002
Old Town La Quinta Specific Plan City of La Quinta
' THE ARCHITECTURAL VOCABULARY
' The principles that guide the architectural design of this project derive from two
primary sources. One source is California Mission Revival, the second is the
' architecture of the La Quinta Hotel. See Exhibits 12, 13 and 14.
California Mission Revival architecture — also referred to as "Santa Barbara" or
'"Monterey" architecture — is defined by aspects such as relationship of wall to window (windows as openings in walls) and the surface treatments of stone, tile and
plaster that embellish the parapeted walls. Building forms are often articulated
' because of sloped roofs, residential character, and the frequent stand-alone
placement.
' Locally, the original buildings at the La Quinta Hotel offer many examples of
detailing, proportion and scale that will be emulated. The building forms, where
possible, shall exhibit some stepping both in plan and elevation, including the
' extensive use of covered pedestrian areas and patios. The original La Quinta
Village Plan authored by Susan Fox is also rich with images that could be drawn
from.
Two useful reference books are "Architecture: From Spanish to Modern" (Capra
Press1995, Santa Barbara) and "Architecture of California's Golden Age" (Wallace
' Neff.)
DETAILS AND MATERIALS
tPlaster
' At the ground floor, the plaster should be a three -coat Portland cement system on
wood frame or a two -coat system on CMU. The finish generally should be a smooth
— "mission" finish with gentle rounded corners and edges. However, details such as
' cornices, windowsills, belt cornices and opening surrounds shall be crisp.
Wood
'
Exposed wood, which should be rough -sawn, should be used sparingly for maximum
effect. Posts of ground floor arcades should be roughly square in section, with a
' minimum dimension of nominal 8". Chamfers and routed details are encouraged
Posts at the second floor should have a minimum dimension of nominal 6". Beams
should be close to square in section with a width : depth ratio approximately 6 x 8 or
' 8 x 12. This will limit the spans to approximately 12 — 14'. Corbels with a width :
depth ratio of 1 : 1 or less are encouraged. Exposed rafter tails should have a width
: depth ratio of 3 x 4, 4 x 6 or 6 x 8 and in no case more than 1: 2. Decorative metal
' should be no less than 3/16" in thickness and 2 1/2" in width, but proportional to
which the beam/post connects. Decorative ends are encouraged, but not required.
1
21
July 1, 2002
Old Town La Quinta Specific Plan City of La Quinta
Windows
The general principle of fenestration is that windows are holes in walls. Windows
are not part of a storefront or window -wall system that dominates the surface of
walls as is common in "strip -center" buildings. Rather they are openings within the
wall; the amount of wall surface is important to convey a sense of substance and
permanence in the architecture. Store windows will be set in walls in a regular
pattern, with the stores being 20' to 30' in width.
' Windows at the second floor generally should be more vertical than horizontal (e.g.
3' x 5'), which should be operable. The sill should be low enough to allow a person
seated at a desk to view the street below — approximately 24" — 30". The head
' should be generally higher than 80" - approximately 84" — 90." The window should
recessed from the face of the wall, and should have a projecting sill on the exterior.
Doors
Wherever possible, use wood "French" or decorative entry doors. These doors may
be set in aluminum storefront frames.
The doors into mechanical and utility rooms that are visible to the pedestrian traffic
should be wood doors or have the appearance of wood.
Roof
Tile roofs will be used on arcades to provide shade, reinforce the stylistic character
and lend a hand -wrought texture to the streetscape. Only at important corners and
balconies will the be used on the second floor. Instead most of the buildings will be
parapeted. This allows roof -mounted equipment to be hidden, and is a more urban
type building.
Tile should be two-piece clay tiles laid with variation in courses to create hand -
wrought texture.
Fencing and Walls
Generally walls will be plaster over wood frame or concrete block. The wall will
appear substantial in depth, and the windows will interrupt the wall.
During construction, temporary chain link fence with wind -screen will be used.
22
July 1, 2002
Old Town La Quinta Specific Plan City of La Quinta
Site Lighting
All lighting shall be designed and located so as to confine direct light within the
project boundaries (including landscape buffer areas located along the street
frontages). The lighting fixtures shall be in character with the village like atmosphere
of the architecture.
General:
• All lighting will comply with the City's "Dark Sky" ordinance.
• Lighting for parking lot lighting shall be low level but provide enough visibility for
safety.
• Lighting levels shall be an average of one -foot candle with a ratio of average light
to minimum light of three to one (3:1).
LANDSCAPE CONCEPTS
Planting Guidelines
The landscape design will compliment the Spanish -Mediterranean theme of the
Village at La Quinta. Plant material choices will be attractive and suitable to the
desert climate. The landscape design theme includes four design areas; the
perimeter streets, the main internal street, internal parking and pedestrian plaza
area.
The selection of shrubs will be based upon moderate to low water use and ease of
maintenance. Desert shrubs such as Texas Ranger hybrids, Cassias, Yuccas, and
Bougainvillea will interplay with rugged sub -tropical shrubs, including Bird of
Paradise, Aloe, Agave, Gardenia, Carissa, and Boxwood. Maintenance
specifications will direct pruning techniques towards a natural, non -sheared
appearance.
Accent color will be provided, where appropriate, through the use of vines such as
Bougainvillea, Pink Powder Puff, and Trumpet Vines. Perennial ground cover
planting will be utilized where additional color is necessary to enhance project focal
points and entries. The landscape material will be designed such that plants with
similar water requirements are grouped together.
Perimeter Streets
The perimeter street trees will be Washingtonia Robusta planted at 40 feet on center
in the sidewalk areas adjacent to the existing curbs. Tree heights will be
approximately 20 feet and will provide a vertical statement and canopy that will
define the transition area into the project. These trees will be planted in planter
areas that are large enough to allow for low growing shrubs that will soften the
project perimeter. (See Exhibit 10)
23
July 1, 2002
Old Town La Quinta Specific Plan City of La Quinta
Main Internal Street
Washingtonia Robusta planted in a formal pattern that enhances the pedestrian
areas and architectural style of the buildings will line the main internal street. Tree
heights will be the same as the perimeter streets and planter areas will be created to
provide additional planting including the use of accent vines on trellis structures.
(See Exhibit 10)
Internal Parking
Shade will be provided in the parking areas through the use of Chilean Mesquite
trees placed in tree wells or planting areas. (See Exhibit 10)
Pedestrian Plaza
' The pedestrian plaza area will be anchored by a public fountain within a paved area
created at the intersection of the main street and pedestrian corridor. The perimeter
will be lined with the Washingtonia Robustas placed in tree wells.
Irrigation Systems
g Y
' All irrigation systems (with the exception of drip systems) shall be designed with
head-to-head 100% double coverage at a minimum time setting of one minute, and
' be capable of providing multiple repeat and start times. Drip systems will be utilized
as much as possible and water will be applied directly to plant roots. All irrigation
heads adjacent to walks, drives, and curbs will be of the pop-up type.
' All irrigation systems will be automatically timed to reduce day-to-day operational
requirements. The location of controller boxes, valves and other above ground
' equipment will be incorporated into the overall landscape design and screened from
public view.
24
July 1, 2002
Old Town La Quinta Specific Plan City of La Quinta
Landscape Palette
Type
Scientific Name
Common Name
Size
Palms
Washingtonia
robusta
Mexican Fan Palm
15-20" BTH
Chamaerops
humilis
Mediterranean
Fan Palm
24" Box
C cas revoluta
Sago Palm
24" box
Trees
Prosopsis
chilensis
Chilean Mesquite
24" Box
Acacia farnesiana
Sweet Acacia
24" Box
Rhus Lancea
African Sumac
24" Box
Cercidium
praecox
Sonoran Palo
Verde
24" Box
Schinus molle
California Pepper
24" Box
Accents
A ave s ecies
Agave species
5 Gallon
Yuccas ecies
Yuccas ecies
5 Gallon
Aloes ecies
Aloes ecies
5 Gallon
Dasylerion
wheeled
Desert Spoon
5 Gallon
Strelitzia nicolai
Giant Bird of
Paradise
5 gallon
Strelitzia re inae
Bird of Paradise
5 Gallon
Shrubs
Bougainvillea "Oo
La la"
Bougainvillea
5 Gallon
Bougainvillea
"Rosenka"
Bougainvillea
5 Gallon
Carissa g.
rostrata
Natal Plum
5 Gallon
Cassia neuro hila
Bushy senna
5 Gallon
Hibiscus rosa-
sinensis
Hibiscus
5 Gallon
Leucophyilum
s ecies
Texas Ranger
5 Gallon
Nandina
domestica
Heavenly bamboo
5 Gallon
Nerium oleander
`Petite"
Dwarf Oleander
5 Gallon
' Ju
July 1, 2002
I
Old Town La Quinta Specific Plan City of La Quinta
Type
Scientific Name
Common Name
Size
Pittosporum t.
species
Mock orange
species
5 Gallon
Raphiolepis indica
Indian Hawthorne
5 Gallon
Salvia greggii
Red sae
5 Gallon
Thevitia peruviana
Yellow oleander
5 Gallon
Xylosma
con estum
Xylosma
5 Gallon
Vines and
Groundcover
J�
Bougainvillea
"Barbara Karst"
Bougainvillea
15 Gallon
Calliandra
Inae uilatera
Pink Powder Puff
15 Gallon
Tecoma capensis
Cape
Honeysuckle
5 Gallon
v
Lantan
montevidensis
Trailing Lantana
5 Gallon
Trachelospermum
asminoides
Star Jasmine
5 Gallon
Desert Dust
2" Depth
Cobble `Del Rio"
3'-6" dia.
Landscape Maintenance
' The interior landscape shall be under a single maintenance contract managed by the
center.
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' 26
July 1, 2002
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Old Town La Quinta Specific Plan City of La Quinta
APPENDIX ONE
GENERAL PLAN POLICIES
32
July 1, 2002
�I
Old Town La Quinta Specific Plan City of La Quinta
APPLICABLE GENERAL PLAN POLICIES
The General Plan of the City of La Quinta was recently adopted and includes Goals,
Policies and Programs that were deemed by the City necessary to properly
implement the plan. Following .is an evaluation of the key policies and programs (in
Italics) that affect the development of the subject property and project compliance.
Village Commercial, VC
Policy 4; Program 4.3
IPolicy 1; Program 1.2
LAND USE ELEMENT
"The intent of this designation is to provide for hotel and
resort uses, and pedestrian oriented retail stores, which
help create a village atmosphere. Typical specialty land
uses included are galleries, restaurants and cafes,
hotels, apparel and jewelry stores and services, Medium
High Density and High Density residential land uses may
also be appropriate under this designation."
• The proposed Old Town La Quinta is the essence
of this land use designation. Designed around two
"main" streets Old Town will provide a shopping
dining and work venue for the residents of La
Quinta. A combination of one and two story
buildings with street plazas will provide a place to
congregate day or evening.
"In areas where Specific Plans are required, adjacent
property owners shall be encouraged to work together to
create a single Specific Plan which incorporates all
properties within a block or neighborhood."
The Old Town La Quinta is a Master Plan for
approximately six acres comprising a full City block in
the heart of the Village.
"The City will encourage an integration of a wide range of
support services at employment centers, including child
care, occupational health, fitness facilities and
convenience retail shops."
Policy 3 "Strip commercial development will be discouraged. The
Development Code shall establish and maintain minimum
lot depth standards in all commercial zones."
33
July 1, 2002
I
Old Town La Quinta Specific Plan City of La Quinta
'
• Old Town La Quinta will encourage a mixture of uses
food, office and retail allowing downtown employees
to reduce vehicle trips and combine trips.
'
• The unique one and two story design will create a
varied street scene. Covered pedestrian walkways
'
and unique storefronts will combine a retail
experience without a strip center appearance.
'
TRAFFIC AND CIRCULATION ELEMENT
Policy 4, Program 4.2
'
"Encourage expansion of ridership and the service area
of the public transit systems operated by the Sunline
Transit Authority within the City."
'
An existing bus stop on Avenida Bermudas will be
retained and integrated into the project.
'
Program 4.4
"Encourage and proactively support the efforts of the
Sunline Transit Authority in organizing a Transportation
Management Organization (TMO) among employers to
provide an on-going information network, develop a
rideshare plan, and determine opportunities"
• While not large enough to require a TMO, the unique
mix of services and offices in close proximity will
reduce the demands for employees to use their
vehicles during the day, promoting rideshare
concepts.
34
July 1, 2002
1
Old Town La Quinta Specific
Plan City of La Quinta
'
Program 6.3
'
"Sidewalks shall be provided on both sides of all arterial
and collector streets, except where there is a multi -use
trail on one side."
'
Sidewalks exist around the project perimeter except
on Avenida La Fonda. This sidewalk will be
constructed in the near future by the City as part of its
'
downtown improvements program. The existence of
sidewalks promotes walking among the businesses,
'
thereby reducing vehicle trips.
Program 12.1
'
"Primary Image Corridors shall include: Washington
Street, Jefferson street, Highway 111, Fred Waring
Avenue, Calle Tampico and Eisenhower Drive from Calle
'
Tampico to Washington Street."
Program 12.5
'
"Image Corridor standards shall be superseded by the
Village Design Standards in that land use designation."
' Calle Tampico is designated as a Primary Image
Corridor and as such requires a twenty (20) foot
setback. To the extent possible, the Old Town La
Quinta Plan will strive to meet this goal, however,
because of its location within the Village Commercial
area, alternative setbacks can be approved by the
' City.
OPEN SPACE ELEMENT
' Old Town La Quinta is located in a developed urban area of the Cit and does not
p Y
impact existing or proposed open space areas.
' PARKS AND RECREATION ELEMENT
As a village center, Old Town La Quinta does not provide for any recreational
opportunities in the traditional sense. It does, however, provide areas for
' congregation, gathering and interaction through its active street scene and outdoor
plaza areas.
'July 1, 2002
Old Town La Quinta Specific Plan City of La Quinta
NATURAL RESOURCES ELEMENT
1 Air Quality
'
Goal
"A reduction in Pollution emissions generated within the
City. "
'
Goal 3
"Participation in regional efforts to improve air quality."
'
Goal 3, Policy 2
"The City shall strive to maintain a balance between
'
housing and commercial and industrial growth within the
community"to reduce the length of commuter trips."
'
Goal 3, Policy 2, Program 2.2
"The City shall identify areas attractive for infill
'
development to reduce commuter trips."
Goal 3 Policy 3, Program ram 3.1
"Encourage the incorporation of eating facilities, wellness
centers, and child care facilities within large commercial,
office and industrial developments."
'
Goal 3, Policy 4
"The City shall encourage growth around activity centers
and arterial streets to provide more efficient travel
'
patterns and transit service."
' Goal 3, Policy 5
"The City shall promote the development of alternative
modes of transportation to reduce motor vehicle
' emissions. "
Goal 3, Policy 5, Program 5.1
' "The City shall support the development of golf cart and
pedestrian oriented retail centers, community -wide trails,
and dedicated bike lanes."
1
36
July 1, 2002
Old Town La Quinta Specific Plan City of La Quinta
1
Goal 3, Policy 6, Program 6.2
' "The City shall continue to maintain and enforce a
Fugitive Dust Control Ordinance. Projects determined to
have a potentially significant impact on ambient air
' quality shall be required to propose and implement
mitigation measures which reduce impacts to insignificant
levels, in accordance with the Fugitive Dust Control
I
Ordinance. "
Goal 3, Policy 6, Program 6.3
' "The City shall review new development plans to assure
that the location and design of parking lots, loading zones
and pedestrian walkways maximize vehicular and
' pedestrian efficiency to the greatest extent possible."
Goal 3, Policy 8, Program 8.1
' "To the greatest extent practical, new development shall
incorporate energy-efficient design measures to reduce
the need for heating and cooling. Such measures may
' include the use of trees for shade and windbreaks, and
thoughtful site orientation of buildings and other
structures. "
• Old Town La Quinta is a mixed-use development
' designed to reduce vehicle trips, and also vehicle
miles, generated by combining work and services in
close proximity. Its location in the downtown should
' be considered infill development and will make use of
existing street patterns and transit services.
• The development will comply with the City's Fugitive
Dust Control Policies by submitting a PM -10 Plan for
approval prior to the issuance of a grading permit.
• The unique design of parking in close proximity to
uses maximizes pedestrian opportunities.
' • The covered pedestrian arcades provide protection
for customers and workers and will provide solar
' protection for ground floor spaces. Upper floors will
utilize energy efficient building materials and recessed
windows for reducing heat gain.
' Energy and Mineral Resources
Goal 2, Policy 3, Program 3.3:
37
July 1, 2002
1
1
Old Town La Quinta Specific Plan City of La Quinta
Program 3.4:
Biological Resources
Policy 2, Program 2.4:
Paleontologic Resources
Policy 1, Program 1.2:
38
July 1, 2002
"The General Plan Circulation and Land Use Elements
shall provide for an efficient circulation system and land
use pattern which minimize travel and facilitate the use of
alternative means of transportation."
"Mixed use development shall be incorporated into the
General Plan Land Use Element to minimize travel and
provide convenient access to shopping centers,
employment centers, and medical and other professional
services."
• This mixed-use development, located in the City's
Village, -will provide opportunity for use of existing
street patterns and convenient access to services for
shoppers and workers.
`All biological studies shall be performed by a qualified
biologist. The City shall prepare and adopt standards for
the performance of biological resource analyses and
provide these standards to all applicants. Standards shall
include personnel qualifications, field monitoring,
recordation, documentation and sampling requirements."
• A biological assessment was performed on the site
and no sensitive or endangered species were
discovered.
"Application forms for Specific Plans, Development
Review Permits and Tentative Maps shall be amended to
include paleontologic resource analysis, when required,
as part of the minimum application requirements."
• Although the site is located within an area suspected
of having a high potential for paleontological
resources, its' disturbed condition makes it unlikely
any resources will be encountered. Should any
resources be discovered during grading, an
assessment should occur prior to continuation.
Old Town La Quinta Specific Plan City of La Quinta
Water Resources
Policy 1, Program 1.2:
"The Building Department shall ensure that all plumbing
fixtures in new development and remodeling projects
conform to applicable California statutes and codes
especially dealing with water saving features."
• Efficient plumbing fixtures shall be utilized. Landscape
areas shall contain drought tolerant species and will
utilize low water use irrigation techniques.
INFRASTRUCTURE AND PUBLIC SERVICES ELEMENT
Surface Water and Drainage
Policy 3 'All new development shall include on-site
retention/detention basins and other necessary
stormwater management facilities to accommodate runoff
from the 100 -year storm."
• Retention/detention to accommodate runoff from the
100 -year storm will not be provided on-site due to the
site's proximity to an existing storm drain system.
There is capacity within the system to accept
incremental flows from the development.
Public Utilities
Policy 3
`All utility and electric wires up to 34.5 kilovolts serving
new development shall be installed underground."
• Existing overhead utilities will be placed underground
and services to the structures will also be
underground.
Hazardous Materials
Policy 4
"To reduce the potential impacts of subsurface sewage
disposal systems on human health and the environment,
the City shall encourage, to the greatest extent practical,
the connection of the new development to the Coachella
Valley Water District's sewage collection system."
'July 1, 2002
'
Old Town La Quinta Specific Plan City of La Quinta
'
• The development will connect to a sanitary sewer
system and thereby eliminate any impacts associated
'
with sub -surface disposal.
Geologic and Seismic Hazards
'
• The site is not located in any area of high sensitivity to
these hazards. Although the site is located on young
'
sediment, material susceptible to liquefaction, the
water table is more than 30' below surface elevation.
Flooding Hazard
• The site is not subject to any severe flood hazards
'
due to _-the storm drain improvements that have
occurred. Exhibit 8.5 of the General Plan indicates
'
that the site is located in a 500 -year flood zone area.
CULTURAL RESOURCES ELEMENT
'
Policy 3, Program 3.2.1
"Require all proposed project sites to be surveyed by a
qualified archaeologist, historian, and/or architectural
historian, as appropriate, to identify any potential cultural
resources that may be affected, unless the
'
preponderance of the evidence demonstrates that such
survey is necessary."
A cultural and historical resource assessment was
t
performed and no significant resources were
discovered. However, should any resources be
discovered during development an assessment of the
resource shall be made.
'July
1, 2002
I i
RESOLUTION NO. 2002-83
A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF
LA QUINTA CERTIFYING A MITIGATED NEGATIVE
' DECLARATION OF ENVIRONMENTAL IMPACT FOR
SPECIFIC PLAN 2002-058
' ENVIRONMENTAL ASSESSMENT 2002-450
MARVIN INVESTMENTS
'
WHEREAS, e
E AS, an Initial Study and Mitigated Negative Declaration has been
prepared collectively for Environmental Assessment 2002-450 prepared for Specific
' Plan 2002-058 (collectively "the Project"), located on the south side of Calle
Tampico, between Avenida Bermudas and Desert Club Drive, more particularly
described as:
APN's: 770-121-001, 770-121-002, 770-121-003, 770-123-001, and 770-124-005
WHEREAS, the City has prepared the Initial Study and Mitigated Negative
Declaration in compliance with CEQA and the State CEQA Guidelines, California Code
of Regulations, Title 14, section 15000 et. seq., ("CEQA Guidelines"); and
WHEREAS, the City mailed notice of its intention to adopt the Mitigated
' Negative Declaration in compliance with Pubic Resources Code Section 21092 on May
24, 2002, to landowners within 500 feet of the Project Site and to all public entities
entitled to notice under CEQA, which notice also included a notice of the public
hearing before the City Council on June 4, 2002; and
WHEREAS, the City published a notice of its intention to adopt the
' Mitigated Negative Declaration and associated Initial Study in the Desert Sun on May
26, 2002, and further caused the notice to be filed with the Riverside County Clerk
in accordance with the CEQA Guidelines; and
' WHEREAS, during the comment period, the City received no comment
letters on the Mitigated Negative Declaration; and
' WHEREAS, the La Quinta Planning Commission on May 28, 2002, did
consider the Project and recommended to the City Council certification of the Mitigated
tNegative Declaration for the Project; and
WHEREAS, the City Council held a duly noticed public hearing on June
4, 2002, on the Initial Study and Mitigated Negative Declaration, during which public
hearing testimony and other evidence was received.
Resolutlon No, 2002-83
Environmental Assessment 2002-460
' Marvin Investments
Adopted: June 4, 2002
Page 2
' NOW THEREFORE, BE IT RESOLVED by the City Council as follows:
' SECTION 1: The above recitations are true and correct and are adopted
as the Findings of the Council.
' SECTION 2 The City Council finds that the Mitigated Negative Declaration
has been prepared and processed in compliance with CEQA, the State CEQA
Guidelines 'and the City's implementation procedures. The City Council has
' independently reviewed and considered the information contained in the Mitigated
Negative Declaration, and finds that it adequately describes and addresses the
environmental effects of the Project, and that, based upon the Initial Study, the
comments received thereon, and the entire record of proceeding for this Project, there
is no substantial evidence in light of the whole record that there may be significant
' adverse environmental effects as a result of the Project. The mitigation measures
identified in the Mitigated Negative Declaration have been incorporated into the Project
and these measures mitigate any potential significant effect to a point where clearly
' no significant environmental effects will occur as a result of this Project.
SECTION 3: The Project will not be detrimental to the health, safety, or
' general welfare of the community, either indirectly, or directly, in that no significant
unmitigated impacts were identified by Environmental Assessment 2002-450.
' SECTION 4: The 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.
' SECTION 5: There is no evidence before the City that the Project will
have the potential for an adverse effect on wildlife resources or the habitat on which
the wildlife depends.
' SECTION 6: The 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.
' SECTION 7: The 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 Project.
Resolutlon No. 2u02-83
Environmental Assessment 2002-450
Marvin Investments
Adopted: June 4. 2002
Page 3
1
SECTION 8: The Project will not have the 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.
' SECTION 9: The City Council has fully considered the proposed Mitigated
Negative Declaration and the comments received thereon.
' SECTION 10: The Mitigated Negative Declaration reflects the
independent judgment and analysis of the Council.
' SECTION 11: The location of the documents which constitute the record
of proceedings upon which the City Council decision is based is the La Quinta City
Hall, Community Development Department, 78-495 Calle Tampico,_ La Quinta,
California 92253, and the custodian of those records is Jerry Herman, Community
Development Director.
' SECTION 12: A Mitigation Monitoring Program (MMP), a copy of which
is attached hereto, is hereby adopted pursuant to Public Resources Code § 21081.6
' in order to assure compliance with the mitigation measures during Project
implementation.
' SECTION 13: Based upon the Initial Study and the entire record of
proceedings, the Project has no potential for adverse effects on wildlife as that term
is defined in Fish and Game Code § 711.2.
' SECTION 14: The City Council has on the basis of substantial evidence,
' rebutted the presumption of adverse effect set forth in 14 California Code of
Regulations 753.5(d).
SECTION 15: The Mitigated Negative Declaration is hereby certified and
adopted.
' SECTION 16: The Community Development Director shall cause to be
filed with the County Clerk a Notice of Determination pursuant to CEQA Guideline §
15075(a).
' PASSED, APPROVED and ADOPTED at a regular meeting of the La Quinta
City Council held on this 4th day of June, 2002, by the vote to wit:
1
Resolution No. 2002-83
Environmental Assessment 2002-450
Marvin Investments
Adopted: June 4, 2002
Page 4
AYES: Council Members Adolph, Henderson, Perkins, Mayor Pro Tem Sniff
NOES: None
ABSENT: Mayor Pena
ABSTAIN: None
STANLEY SNIFF, Mayor Pro �qrk
City of La Quinta, California
ATTEST:
JU REEK, CMC, Cit Clerk
City of La Quinta, California
(City Seal)
APPROVED AS TO FORM:
M. KA ERINE JE ON, City Attorney
City of La Quinta, California
Environmental Checklist Form
1. Project Title: Specific Plan 2002-058 (EA 2002-450)
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: South side of Tampico, Between Avenida Bermudas and
Desert Club Drive
5. Project Sponsor's Name and Address:
Marvin Investments, Inc.
78-080 Calle Estado, Suite 201
La Quinta, CA 92253
6. General Plan Designation: Village Commercial
7. Zoning: Current: Village 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.)
The Specific Plan establishes development and design standards for the
construction of 127,500 + square feet of retail, office and restaurant space
on 5.42 acres. The project is proposed to combine single and two story
buildings, with a central drive and some on-site parking. Off-site parking is
also proposed. The project would be constructed in phases.
9. Surrounding Land Uses and Setting: Briefly describe the project's surroundings.
North: Vacant lands and commercial uses, Village Commercial
South: Scattered commercial, vacant lands, Village Commercial
West: Commercial uses, vacant lands, Village Commercial
East: Vacant lands and Verizon building, Village Commercial
10. Other agencies whose approval is required (e.g., permits, financing approval, or
participation agreement.)
Not applicable
SACity Clerk\Resolutions\ea 2002-450 chklist.wpd
1
Environmental Factors Potentially Affected:
'
The environmental factors checked below would be potentially affected by this
project, involving at least one impact that is a "Potentially Significant Impact" as
indicated by- the checklist on the following
pages.
Aesthetics Hazards and Hazardous Public Services
Materials
Agriculture Resources Hydrology and Water Quality Recreation
'
Air Quality Land Use Planning Transportation/Traffic
Biological Resources Mineral Resources Utilities and Service Systems
'
Cultural Resources Noise Mandatory Findings
Geology and Soils Population and Housing
'
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,
NEGATIVE
'
and a DECLARATION will be prepared
'
I find that although the proposed project could have a significant effect on the environment,
there will not be a significant effect in this case because revisions in the project have been
made by or agreed to by the applicant. 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" 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
pursuant to applicable standards, and (b) have been avoided or mitigated pursuant to that earlier
EIR, including revisions or mitigation measures that are imposed upon the proposed project,
'
nothing further is required.
Signature Date
PASTAN\WeIIsEACkIst.WPO
1 r7
i.l 1 2
2
1 Evaluation of Environmental Impacts:
1. A brief explanation is required for all answers except "No Impact" answers that are
adequately supported by the information sources a lead agency cites in the parentheses following
' each question. A "No Impact" answer is adequately supported if the reference information sources
show that the impact simply does not apply to projects like the one involved (e.g. the project falls
outside a fault rupture zone). A "No Impact" answer should be explained where it is based on
project -specific factors as well as general standards (e.g. the project will not expose sensitive
' receptors to pollutants, based on a project -specific screening analysis).
2. All answers must take account ofthe whole action involved, including off-site as well
' as on- site, cumulative as well as project -level, indirect as well as direct, and construction as well
as operational impacts.
' 3. "Potentially Significant Impact" is appropriate if there is substantial evidence that an
effect is significant. If there are one or more "Potentially Significant Impact" entries when the
determination is made, an EIR is required.
' 4. "Negative Declaration: Potentially Significant Unless Mitigation Incorporated"
applies where the incorporation of mitigation measures has reduced an effect from "Potentially
Significant Impact" to a "Less 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 XVIII, "Earlier Analysis," may be cross-referenced).
_ 5. Earlier analysis may be used where, pursuant to the tiering, program EIR, or other
CEQA process, an effect has been adequately analyzed in an earlier EIR or negative declaration.
Section 15063(c)(3)(D). Earlier analysis are discussed in Section XVIII at the end of the checklist.
' 6. Lead agencies are encouraged to incorporate into the checklist references to
information sources for potential impacts (e.g., general plans, zoning ordinances). Reference to a
previously prepared or outside document should, where appropriate, include a reference to the page
or pages where the statement is substantiated.
P
��"
7. Supporting Information Sources: A source list should be attached, and other sources
used or individuals contacted should be cited in the discussion.
The analysis of each issue should identify:
a) the significance criteria or threshold used to evaluate each question; and
b) the mitigation measure identified, if any, to reduce the impact to less than
significance
SACity Clerk\Resolutions\ea 2002-450 chklist.wpd
Issues (and Supporting Information Sources):
Would the proposal result. in potential impacts involving:
AESTHETICS: Would the project:
a) Have a substantial adverse effect on a scenic vista? (General Plan
EIR p. III -159 ff.)
b) Damage scenic resources, including, but not limited to, trees, rock
outcroppings, and historic buildings within a state scenic highway?
(General Plan EIR p. III -159 ff.)
c) Substantially degrade the existing visual character or quality of the
site and its surroundings? (Application materials)
d) Create a new source of substantial light or glare which would
adversely affect day ornighttime-views in the area? (Application
materials)
11. AGRICULTURAL RESOURCES:. In determining whether impacts
to agricultural resources are significant environmental effects, lead
agencies may refer to the California Agricultural Land Evaluation and
Site Assessment Model prepared by the California Dept. Of
Conservation as an optional model to use in assessing impacts on
agriculture and farmland. Would the project:
a) Convert Prime Farmland, Unique Farmland, or Farmland of
Statewide Importance (Farmland) to non-agricultural use? (General
Plan EIR p. III -21 ff.)
b) Conflict with existing zoning for agricultural use, or a Williamson
Act contract? (Zoning Map)
c) Involve other changes in the existing environment which, due to
their location or nature, could individually or cumulatively result in
loss of Farmland, to nonagricultural use? (Aerial photographs)
III. AIR QUALITY: Where available, the significance criteria established
by the applicable air quality management or air pollution control
district may be relied upon to make the following determinations.
Would the project:
a) Conflict with or obstruct implementation of the applicable Air
Quality Attainment Plan or Congestion Management Plan? (SCAQMD
CEQA Handbook)
b) Violate any stationary source air quality standard or contribute to an
existing or projected air quality violation? (SCAQMD CEQA
Handbook)
c) Result in a 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)
d) Expose sensitive receptors to substantial pollutant concentrations?
(Project Description)
S:\City ClerMFlesolutions\ea 2002-450 chklist.wpd
� I
4
Potentially
Potentially SigniCcant Less Than
Significant Unless Significant No
Impact Mitigated Impact Impact
X
X
X
X
X
X
X
X
91
FN
�1
IV
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e) Create objectionable odors affecting a substantial number of people?
(Project Description) X
BIOLOGICAL RESOURCES: Would the project:
a) Have a substantial adverse impact, 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? (Biological Assessment and Impact Analysis...,
James Cornett, July 2001)
b) Have a substantial adverse impact on any riparian habitat or other
sensitive natural community identified in local or regional plans,
policies, regulations or by the California Department of Fish and Game
or US Fish and Wildlife Service? (Biological Assessment and Impact
Analysis..., James Comets, July 2001)
c) Adversely impact federally protected wetlands (including, but not
limited to, marsh, vernal pool, coastal, etc.) Either individually or in
combination with the known or probable impacts of other activities
through direct removal, filling, hydrological interruption, or other
means? (Biological Assessment and Impact Analysis..., James Cornett,
July 2001)
d) Interfere substantially with the movement of any resident or
' migratory fish or wildlife species or with established resident or
migratory wildlife corridors, or impede the use of wildlife nursery
sites? (Biological Assessment and Impact Analysis..., James Cornett,
July 200 1)
e) Conflict with any local policies or ordinances protecting biological
resources such as a tree preservation policy or ordinance? (La Quinta
Municipal Code; General Plan)
' f) Conflict with the provisions of an adopted Habitat Conservation
Plan, Natural Conservation Community Plan, or other approved local,
regional, or state habitat conservation plan? (Biological Assessment and
' Impact Analysis..., James Cornett, July 200 1)
V. CULTURAL RESOURCES: Would the project:
' a) Cause a substantial adverse change in the significance of a historical
resource which is either listed or eligible for listing on the National
Register of Historic Places, the California Register of Historic
Resources, or a local register of historic resources? (Historical/
' Archaeo-logical Resource Survey La Quinta Village..." CRM Tech,
July 200 1)
b) Cause a substantial adverse change in the significance of a unique
' archaeological resources (i.e., an artifact, object, or site about which it
can be clearly demonstrated that, without merely adding to the current
body of knowledge, there is a high probability that it contains
information needed to answer important scientific research questions,
has a special and particular quality such as being the oldest or best
available example of its type, or is directly associated with a
scientifically recognized important prehistoric or historic event or
person)? (Historical/Archaeological Resource Survey La Quinta
Village..." CRM Tech, July 200 1)
c) Disturb or destroy a unique paleontological resource or site? (Master
Environmental Assessment, Exhibit 5.9)
5:\City Clerk\Resolutions\ea 2002-450 chkiist.wpd
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X
X
11
d) Disturb any human remains, including those interred outside of X
formal cemeteries? (Historical/Archaeological Resource Survey La
Quinta Village..." CRM Tech, July 2001)
GEOLOGY AND SOILS: Would the project:
' VII. HAZARDS AND HAZARDOUS MATERIALS: Would the project:
a) Create a significant hazard to the public or the environment through
the routine transport, use, or disposal of hazardous materials? ("Report
' on Phase I Environmental Site Assessment..." Earth Systems
Southwest, February 2001.)
b) Create a significant hazard to the public or the environment through
' reasonably foreseeable upset and accident conditions involving the
likely release of hazardous materials into the environment? ("Report on
Phase I Environmental Site Assessment..." Earth Systems Southwest,
February 2001.)
' c) Reasonably be anticipated to emit hazardous materials, substances,
or waste within one-quarter mile of an existing or proposed school?
("Report on Phase I Environmental Site Assessment..." Earth Systems
' Southwest, February 2001.)
d) Is the project located on a site which is included on a list of
hazardous materials sites complied pursuant to Government Code
1 Section 65962.5 and, as a result, would it create a significant hazard to
the public or the environment? ("Report on Phase I Environmental Site
Assessment..." Earth Systems Southwest, February 2001.)
S;\City Clerk%Resolutions\ea 2002-450 chklist.wpd
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F''I.r.,
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, as delineated on the most
X
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? (General Plan EIR p. III -61 ff.)
'
ii) Strong seismic ground shaking? (General Plan EIR p. III -61 ff.)
iii) Seismic -related ground failure, including liquefaction? (General
Plan EIR p. III -61 ff.)
'
iv) Landslides? (General Plan MEA _p. 96 ff)
b) Result in substantial soil erosion or the loss of topsoil? (General Plan
MEA p. 96 ff)
c) Be located on a geological unit or soil that is unstable, or that would
become unstable as a result of the project, and potentially result in on-
'
or off-site landslides, lateral spreading, subsidence, liquefaction or
collapse? (General Plan MEA p. 96 ff)
d) Be located on expansive soil, as defined in Table 18-1-B of the
Uniform Building Code (1994), creating substantial risks to life or
'
property? (General Plan MEA p. 96 ff)
X
e) Have soils incapable of adequately supporting the use of septic tanks
or alternative waste water disposal system where sewers are not
'
available for the disposal of waste water? (General Plan MEA p. 96 ff)
' VII. HAZARDS AND HAZARDOUS MATERIALS: Would the project:
a) Create a significant hazard to the public or the environment through
the routine transport, use, or disposal of hazardous materials? ("Report
' on Phase I Environmental Site Assessment..." Earth Systems
Southwest, February 2001.)
b) Create a significant hazard to the public or the environment through
' reasonably foreseeable upset and accident conditions involving the
likely release of hazardous materials into the environment? ("Report on
Phase I Environmental Site Assessment..." Earth Systems Southwest,
February 2001.)
' c) Reasonably be anticipated to emit hazardous materials, substances,
or waste within one-quarter mile of an existing or proposed school?
("Report on Phase I Environmental Site Assessment..." Earth Systems
' Southwest, February 2001.)
d) Is the project located on a site which is included on a list of
hazardous materials sites complied pursuant to Government Code
1 Section 65962.5 and, as a result, would it create a significant hazard to
the public or the environment? ("Report on Phase I Environmental Site
Assessment..." Earth Systems Southwest, February 2001.)
S;\City Clerk%Resolutions\ea 2002-450 chklist.wpd
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F''I.r.,
►�
X
X
X
X
X
X
X
X
X
X
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 result in a safety hazard for people
residing or working in the project area? (General Plan land use map)
f) For a project within the vicinity of a 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 interfere with an adopted
' emergency response plan or emergency evacuation plan? (General Plan
MEA p. 94 ff)
h) Expose people or structures to the risk of loss, injury or death
' involving wildlands fires, including where wildlands are adjacent to
urbanized areas or where residences are intermixed with wildlands?
(General Plan land use map)
' VIII. HYDROLOGY AND WATER QUALITY: Would the project:
a) Violate Regional Water QualityControl Board water quality
standards or waste discharge requirements? (General Plan EIR p. III -87
ff.)
b) Substantially deplete groundwater 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 (i.e.,
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. I1I-87 ff.)
' c) Substantially alter the existing drainage pattern of the site or area,
including through the alteration of the course of stream or river, in a
manner which would result in substantial erosion or siltation on- or off-
site? (General Plan EIR p. III -87 ff.)
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? (General Plan EIR p. III -
87 ff.)
' e) Create or contribute runoff water which would exceed the capacity
of existing or planned stormwater drainage systems to control?
(General Plan EIR p. III -87 ff.)
' f) Place housing within a 100 -year floodplain, as mapped on a federal
Flood Hazard Boundary or Flood Insurance Rate Map or other flood
hazard delineation map? (Master Environmental Assessment Exhibit
6.5)
g) Place within a 100 -year floodplain structures which would impede or
redirect flood flows? (Master Environmental Assessment Exhibit 6.6)
IX. LAND USE AND PLANNING: Would the project:
1 --
a) Physically divide an established community? (Project Description)
' SACity Clerk\Resolutions%ea 2002-450 chklist.wpd
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' 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 purposes of avoiding or mitigating an
environmental effect? (General Plan p. 18 ff.)
' c) Conflict with any applicable habitat conservation plan or natural
communities cbnservation plan? (Master Environmental Assessment p.
73 ff.)
' X. MINERAL RESOURCES: Would the project:
a) Result in the loss of availability of a known mineral resource
classified MRZ-2 by the State Geologist that would be of value to the
' region and the residents of the state? (Master Environmental
Assessment p. 71 ff.)
b) Result in the loss of availability of a 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.)
X1. NOISE: Would the project result in:
' a) Exposure of persons to, or generation of, noise levels in excess of
standards established in the local general plan or noise ordinance, or
applicable standards of other agencies? (General Plan MEA p. 110 ff.)
' b) Exposure of persons to or generation of excessive groundborne
vibration or groundborne noise levels? (General Plan MEA p. 110 ff.)
' c) A substantial temporary or periodic increase in ambient noise levels
in the project vicinity above levels existing without the project?
(General Plan MEA p. 110 ff., Application materials)
' d) 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? (Application materials)
e) For a project within the vicinity of a private airstrip, would the
project expose people residing or working in the project area to
' excessive levels? (General Plan land use map)
XII. POPULATION AND HOUSING: Would the project:
' a) Induce substantial population growth in an area, either directly (for
example, by proposing new homes and businesses) or indirectly (for
example, through extension of roads or other infrastructure)? (General
' Plan, p. 9 ff.)
b) Displace substantial numbers of existing housing, necessitating the
construction of replacement housing elsewhere? (Application
' Materials)
I
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X
X
X
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' c) Displace substantial numbers of people, necessitating the
construction -of replacement housing elsewhere? (Application
- - Materials)
XIII. PUBLIC SERVICES
' a) Would the project result in substantial adverse physical impacts
associated with the provision of new or physically altered governmental
facilities, need for new or physically altered governmental facilities, the
' construction of which could cause significant environmental impacts, in
order to maintain acceptable service ratios, response times or other
performance objectives for any of the public services:
' Fire protection? (General Plan MEA, p. 46 ff.)
Police protection? (General Plan MEA, p. 46 ff.)
Schools? (General Plan MEA, p. 46 ff.)
Parks? (General Plan; Recreation and Parks Master Plan)
Other public facilities? (General Plan MEA, p. 46 ff.)
XIV. RECREATION:
' a) Would the project increase the use of existing neighborhood and
regional parks or other recreational facilities such that substantial
physical deterioration of the facility would occur or be accelerated?
(Application Materials)
b) Does the project include recreational facilities or require the
construction or expansion of recreational facilities which might have an
' adverse physical effect on the environment? (Application Materials)
XV. TRANSPORTATION/TRAFFIC: Would the project:
' a) Cause an increase in traffic which is substantial in relation to the
existing traffic load and capacity of the street system (i.e., result in a
substantial increase in either the number of vehicle trips, the volume to
' capacity ratio on roads, or congestion at intersections)? ("La Quinta
Old Town Traffic Impact Analysis," Endo Engineering, November
2001)
' b) Exceed, either individually or cumulatively, a level of service
standard established by the county congestion management agency for
designated roads or highways? ("La Quinta Old Town Traffic Impact
Analysis," Endo Engineering, November 200 1)
' c) Result in a change in air traffic patterns, including either an increase
in traffic levels or a change in location that results in substantial safety
risks? (General Plan EIR, p. III -29 ff.)
' d) Substantially increase hazards to a design feature (e.g., sharp curves
or dangerous intersections) or incompatible uses (e.g., farm
' equipment)? ("La Quinta Old Town Traffic Impact Analysis," Endo
Engineering, November 200 1)
e) Result in inadequate emergency access? (Application Materials)
' S;\City Clerk\Resolutions\ea 2002-450 chklist.wpd
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' f) Result in inadequate parking capacity? (Application Materials)
' g) Conflict with adopted policies supporting alternative transportation
(e.g., bus turnouts, bicycle racks)? (Application Materials)
XVI. UTILITIES AND SERVICE SYSTEMS: Would the project:
' a) Exceed wastewater treatment requirements of the applicable
Regional Water Quality Control Board? (General Plan MEA, p. 46 ff.)
' b) Require or result in the construction of new water or wastewater
treatment facilities or expansion of existing facilities, the construction
of which could cause significant environmental effects? (General Plan
MEA, p. 46 ff.)
' c) Require or result in the construction of new storm water drainage
facilities or expansion of existing facilities, the construction of which
could cause significant environmental effects? (General Plan MEA, p.
' 46 ff.)
d) Are sufficient water supplies available to serve the project from
' existing entitlements and resources, or are new or expanded
entitlements needed? (General Plan MEA, p. 46 ff.)
e) Has the wastewater treatment provider which serves or may serve the
' project determined that it has adequate capacity to serve the project's
projected demand in addition to the provider's existing commitments?
(General Plan MEA, p. 46 ff.)
f) Is the project served by a landfill with sufficient permitted capacity to
accommodate the project's solid waste disposal needs? (General Plan
MEA, p. 46 ff.)
' XVII. MANDATORY FINDINGS OF SIGNIFICANCE:
a) Does the project have the potential to degrade the quality of the
environment, substantially reduce the habitat of a fish or wildlife
' species, cause a fish or wildlife population to drop below self-
sustaining levels, threaten to eliminate a plant or animal community,
reduce the number or restrict the range of a rare or endangered plant or
' animal or eliminate important examples of the major periods of
California history or prehistory?
b) Does the project have the potential to achieve short-term, to the
disadvantage of long-term, environmental goals?
c) 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
project, and the effects of probable future projects)?
d) Does the project have environmental effects which will cause
substantial adverse effects on human beings, either directly or
indirectly?
' XVIII EARLIER ANALYSIS.
S:\City ClerkMesolutionalee 2002-4biu cnkhst.wpd
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CEQA
Earlier analysis may be used where, pursuant to the tiering, program EIR, or other process, one or more effects
have been adequately analyzed in an earlier EIR or negative declaration. Section 15063(c)(3XD). In this case a
1
discussion should identify the following on attached sheets.
a) Earlier analysis used. Identify earlier analysis and state where they are available for review.
'
No earlier analysis were used in this 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
by mitigation measures based on the earlier analysis.
addressed
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.
See attached Addendum.
' SOURCES:
Master Environmental Assessment, City of La Quinta General Plan 2002.
' General Plan City La Quinta, uinta, 2002.
tGeneral Plan EIR, City of La Quinta, 2002.
' SCAQMD CEQA Handbook.
City of La Quinta Municipal Code
' "Biological Assessment and Impact Analysis of the proposed Marvin Commercial/Retail Center," prepared by
James W. Cornett, July 2001.
' "Historical/Archaeological Resources Survey Report La Quinta Village Project," prepared by CRM Tech, July
2001.
' "La Quinta Old Town Traffic Impact Analysis," prepared by Endo Engineering, November 2001.
' "Report on Phase I Environmental Site Assessment..." prepared by Earth Systems Southwest, February 2001.
n
1
SACity Clerk\Resolutions\ea 2002-450 chklist.wpd
1
11
Addendum for Environmental Assessment 2002-450
1
I. d) The proposed project will be located on lands which are currently generally
' vacant, and will therefore result in a new source of light. The City requires that
all projects contain exterior lighting on-site, and this project will be subject to
these regulations. In addition, the project has been designed so that much of the
' on -sit parking is located on the interior of the site. New light sources will be
shielded by the buildings planned around the perimeter, further reducing off-site
' impacts from lighting. City standards and the project design will lower potential
impacts to a less than significant level.
a) The proposed project will generate air pollution primarily from the operation of
motor vehicles. A traffic analysis prepared for the proposed project concluded
that the project will generate a total of 5,060 trips per day'. Based on this trip
' generation, the proposed project will generate the following pollutants.
Running Exhaust Emissions
' (pounds/day)
PM10 PM10 PM10
CO ROC NOx Exhaust Brakes Tires
45 mph 149. 6.7 26.8 -- 0.67 0.67
' 45 1
Daily
Threshold 550 75 100 150
Based on 5,060 trips/day and average trip length of 6 miles, using EMFAC7G
' Model provided by California Air Resources Board. Assumes catalytic light
autos at 75*F. • Operational thresholds provided by SCAQMD for assistance
in determining the significance of a project and the need for an EIR.
' TheP roposed project will not exceed any threshold for the generation of moving
emissions, as established by the South Coast Air Quality Management District
' in determining the need for an EIR. The impacts to air quality relating to
chemical pollution are not expected to be significant.
III. c) The Coachella Valley is a non -attainment area for PM10 (particulate matter of
10 microns or smaller). The construction of the proposed project has the
potential to generate dust, which could contribute to PM10 concentrations in
"L;i Quinta Old Town Traffic Impact Analysis," prepared by Endo Engineering, November 2001.
SACity Clerk%Resolutionslea 2002-450 ea addend.wpd
the Valley. In order to control PM10, the City has imposed standards and
requirements on development to control dust. The applicant will be required to
submit a PM10 Management Plan prior to initiation of any earth moving activity
at the site. In addition, the potential impacts associated with PM10 can be
mitigated by the measures below.
1. 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. Landscaped areas shall be installed as soon as possible to reduce the
potential for wind erosion. Parkway landscaping on Calle Tampico,
Avenida Bermudas and Desert Club Drive shall be installed with the first
phase of the proposed project.
8. SCAQMD Rule 403 shall be adhered to, insuring the clean up of
construction -related dirt on approach routes to the site.
9. All grading activities shall be suspended during first and second stage
ozone episodes or when winds exceed 25 miles per hour.
With the implementation of these mitigation measures, the impacts to air quality
from buildout will not be significant.
V. b) A cultural resource survey was completed for the proposed project2. The survey
"Historical/Archaeological Resources Survey Report La Quinta Village Project," prepared by CRM Tech, July
2001.
5:\City Clerk\Resolutions\ea 2002-450 ea addend.wpd 2
IR
1_1
included both a records search and field survey. The site has been previously
graded, and had a low potential for surficial archaeological resources. The field
survey confirmed that no artifacts or historically significant features were
present at the site. The study recommends, however, that the following
' mitigation measure be required:
1. Should any earth moving activity on the site uncover a potential
archaeological resource, all activity on the site shall stop until such time
as a qualified archaeologist has evaluate the resource, and recommended
' mitigation measures. The archaeologist shall also be required to submit
to the Community Development Department, for review and approval, a
written report on all activities on the site prior to occupancy of the first
building on the site.
1
The Historic Preservation Commission during their review of the report
' requested that all trenching below graded levels be monitored by an
archaeological monitor.
' VI. a) i) & ii)
The proposed project lies in a Zone III groundshaking zone. The property, as
with the rest of the City, will be subject to significant ground movement in the
event of a major earthquake. Structures on the site will be required to meet the
' City's and the State's standards for construction, which include Uniform
Building Code requirements for seismic zones. The City Engineer will require the
' preparation of site-specific geotechnical analysis in conjunction with the
submittal of grading plans. This requirement will ensure that impacts from
ground shaking are reduced to a less than significant level.
1 VIII. b)
The Coachella Valley Water District provides domestic water to the subject
' property. All buildings within the Specific Plan area will be required to
implement the City's standards for water conserving plumbing fixtures and on-
site retention, which both aid in reducing the potential impacts associated with
' groundwater. The commercial businesses which will eventually occupy the site
will use less water than residential development. The proposed project will also
meet the requirements of the City's water -conserving landscaping ordinance.
I
These standards will reduce potential impacts to a less than significant level.
' VIII. d)
The proposed project will result in buildings and parking lots on a parcel which
is currently vacant. The land in its current condition allows the free flow of
stormwater, and some ponding in this part of the City. The City Engineer will
allow all phases of the project's 100 year 24 hour storm to connect the the
-existing storm drain system. This will control the amount of runoff which exits
1
SACity CWOResolutions\ea 2002-450 ea addend.wpd 3
1
the site during a storm, and should eliminate the ponding of storm water on
surrounding roadways. The project's drainage plan will be reviewed and
approved by the City Engineer prior to the issuance of grading permits. These
standards will reduce the potential impacts associated with surface water to a
less -than significant level.
' A portion of the site (northeast corner) occurs within the boundaries of the
flooding area for the 100 year storm, as mapped by FEMA. The balance of the
site occurs within the boundaries of the 500 year storm. The City Engineer will
' require that all buildings be designed according to standards for flood zones,
such as raised foundations. The building and grading plans will be reviewed and
approved by the City prior to the issuance of grading permits, ensuring that the
' proposed project will not be impacted by flooding in the future.
XI. c) The construction of the proposed project will generate noise from construction
' equipment and activities. There are no sensitive receptors immediately adjacent
to the proposed project however. The impacts of temporary noise at and around
the project site are not expected to be significant.
' XIII. a)
' The proposed project will be served by the County Sheriff and Fire Department,
under City contract. Buildout of the proposed project will generate sales and
property tax which will offset the costs of added police and fire services.
' To offset the potential impacts on City traffic systems, the project will be
required to participate in the City's Impact Fee Program.
' Site development is not expected to have a significant impact on municipal
services or facilities.
' XV, a) & b)
A Traffic Impact Study was completed for the proposed project3. The study
' analyze not only traffic on immediately adjacent streets, but also intersections
further removed from the project site. The analysis found that the project would
generate 5,060 daily trips at buildout, of which 800 will occur at the AM peak
hour, and 614 at the PM peak hour. The study also found that the project will
reduce levels of service on City roadways, but not to a significant level with the
addition of off-site improvements needed to accommodate this additional traffic.
' These improvements include the signalization of Avenida Bermudas and Avenue
52, and the addition of another left turn lane to Calle Tampico at Washington
Street. The project proponent will be required. to participate in these projects
1
"I,a Quinta Old Town Traffic Impact Analysis," prepared by Endo Engineering, November 2001.
' S:1City Clerk\Resolutionslea 2002-450 ea addend.wpd 4
through the payment of Transportation Impact Fees, which are designed to
offset costs to the City's transportation system. The City Engineer will also
review and approve all circulation plans for the proposed project as part of the
construction review process. These standards, and the recommended
' improvements in the traffic study, will ensure that impacts to the roadway
system as a result of buildout of this project are reduced to a less than
significant level.
I"
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F]
CITY OF LA QUINTA
MONITORING PROGRAM FOR CEQA COMPLIANCE
DATE: May 10, 2002 ASSESSORS PARCEL NO.: 770-121-001, -002, -003
CASE NO.: Specific Plan 2002-058 PROJECT LOCATION: South side of Calle Tampico, between Desert Club and Avenida
Bermudas
EA/EIR NO: 2002-450 APPROVAL DATE: 37,410
APPLICANT: Marvin Investments, Inc.
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
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, if possible.
City Engineer
Project Construction
Municipal Code
Pre -water and stabilize soils.
Building Department
Prior to issuance of building
PM 10 Management
permits.
Plan
Provide alternative transportation.
Community Development
Prior to the issuance of
Department
grading permits
TDM ordinance.
Install landscaping early.
Building Department
Project Construction
Site inspection
Stop grading during winds of more than
Building Department
Project Construction
Site inspection
25 mph.
SACity ClerklResolutionslea 2002-450 ea mitig monit.BKI
SUMMARY MITIGATION
RESPONSIBLE FOR
TIMING
ERIA
COMPLIANCE
DATE
MEASURES
MONITORING
CHECKED BY
N. CULTURAL RESOURCES
If artifacts are found during grading, stop
Community Development
During earth moving
ofessional
FStandard
and hire archaeologist.
Department
Provide archaeological monitor during
Community Development
During trenching
ofessional
trenching operations that exceed grading
Department
depths
S:1City Clerkkr --nslea 2002-450 ea mitig monit.BKl
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I
' RESOLUTION NO. 2002-84
A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF
' LA QUINTA, CALIFORNIA, APPROVING THE PRINCIPLES
AND GUIDELINES OF A SPECIFIC PLAN FOR A
COMMERCIAL COMPLEX
' SPECIFIC PLAN 2002-058
MARVIN INVESTMENTS
1
WHEREAS, the City Council of the City of La Quinta did on the 4th day
' of June, 2002, hold a duly noticed public hearing to consider the request of Marvin
Investments for approval of Specific Plan development principles and guidelines for a
commercial complex, located on the south side of Calle Tampico, between Avenida
' Bermudas and Desert Club Drive, more particularly described as:
' APN's: 770-121-001, 770-121-002, 770-121-003, 770-123-001, and 770-124-005
WHEREAS, said Specific Plan has complied with the requirements of "The
' — Rules to Implement the California Environmental Quality Act of 1970" as amended
(Resolution 83-68), in that the Community Development Department has conducted
an Initial Study (Environmental Assessment 2001-450), and determined that the
proposed Specific Plan will not have a significant impact on the environment and a
Mitigated Negative Declaration of Environmental Impact has been certified; and,
' WHEREAS, the La Quinta Planning Commission on May 28, 2002, did
consider the Specific plan and recommended to the City Council approval of the
Project; and,
' WHEREAS, at said public hearing upon hearing and considering all
testimony and arguments, if any, of all interested persons desiring to be heard, said
City Council did find the following facts and reasons to justify approval of the Specific
Plan:
' 1. The Specific Plan, as proposed, is consistent with the goals and policies of the
La Quinta General Plan including that the property proposed for the commercial
project is designated as Village Commercial which is consistent.
' 2. The Specific Plan, subject to conditions, will not create conditions materially
detrimental to the public health, safety, and general welfare in that the
commercial development allowed under the Specific Plan is compatible with
existing uses and surrounding zoning, and development standards and
infrastructure proposed in the Specific Plan will ensure high quality
-development.
Resolution No. 2002.84
Specific Plan 200-058
Marvin Investments
Adopted: June 4, 2002
Page 2
3. The Specific Plan will provide land use compatibility with zoning on adjacent
properties in that the project principles and guidelines ensure that the proposed
adjacent uses will not be negatively impacted.
4. The Specific Plan project is suitable and appropriate for the property in that the
property has been designated for commercial use and development will comply
with applicable City requirements.
NOW, THEREFORE, BE IT'RESOLVED by the City Council of the City of
La Quinta, California, as follows:
1. That the above recitations are true and correct and constitute the Findings of
the City Council in this case.
2. That it does hereby approve the above-described Specific Plan request for the
reasons set forth in this Resolution, subject to the attached conditions.
PASSED, APPROVED and ADOPTED at a regular meeting of the La Quinta
City Council held on this 4th day of June, 2002, by the following vote to wit:
AYES: Council Members Adolph, Henderson, Perkins, Mayor Pro Tem Sniff
NOES: None
ABSENT: Mayor Pena
ABSTAIN: None
STANLEY SNIFF, ayor Pro
City of La Quinta, alifornia
I I
I I
Resolution No. 2002-84
Specific Plan 200-058
Mervin Investments
Adopted: June 4, 2002
Page 3
ATTEST:
�.::& &.1
JU . GREEK, CMC, My' Clerk
City of La Quinta, California
(City Seal)
APPROVED AS TO FORM:
9,/ 4-4 I-- - -.
M. K T ERINE JEN N, City Attorney
City of La Quinta, California
' 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. 2002-84
CONDITIONS OF APPROVAL - FINAL
SPECIFIC PLAN 2002-058
'
JUNE 4, 2002
GENERAL
'
1. The applicant agrees to defend, indemnify and hold harmless the City of La
Quinta ("City"), its, agents, officers and employees from any claim, action or
'
proceeding to attack, set aside, void, or annul the approval of this Specific Plan,
or any other application pertaining thereto. 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 related Final Map submitted thereunder, shall comply
pY
with the requirements and standards of Government Code § § 66410 through
'
66499.58 (the "Subdivision Map Act"), and Chapter 13 of the La Quints
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
' 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.
' E. All of applicant's erosion and sediment control BMPs shall be approved by
the City Engineer prior to any on or off site grading being done in relation
to this project.
' F. All approved project BMPs shall be maintained in theirro e
p p r working order
throughout the course of construction, and until all improvements have been
' accepted by the City.
5. 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).
Resolution No. ?002-84
Specific Plan 2002-048
'
Marvin Investments
Adopted; June 4, 2002
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-DWO .
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 of applicant's erosion and sediment control BMPs shall be approved by
the City Engineer prior to any on or off site grading being done in relation
to this project.
' F. All approved project BMPs shall be maintained in theirro e
p p r working order
throughout the course of construction, and until all improvements have been
' accepted by the City.
5. 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).
' 1) Avenida Bermudas - The applicant shall dedicate right of way to
accommodate the existing bus stop turn out or modifications to the
bus turn out as a result of the proposed development. The proposed
' right of way shall extend a minimum of 10 feet behind the bus turn
out curb or even with the bus stop pad, whichever is greater.
' 9. The applicant shall retain for private use on the related Finat Parcel Map all private
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.
10. 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.
11. When the City Engineer determines that access rights to the proposed street
right-of-ways shown on the approved related Tentative Parcel Map are necessary
prior to approval of the related Final Parcel 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.
' 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, common areas on the related Final Parcel Map.
1
Resolution No.: 002-84
Specific Pian 2002-048
Marvin Investments
Adopted: June 4, 2002
Paye 3
PROPERTY RIGHTS
'
6. 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_.
'
7. The applicant shall -offer for dedication on the related Final Parcel Map 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.
'
8. The public street right-of-way offers for dedication required for this development
include:
'
A. PUBLIC STREETS
' 1) Avenida Bermudas - The applicant shall dedicate right of way to
accommodate the existing bus stop turn out or modifications to the
bus turn out as a result of the proposed development. The proposed
' right of way shall extend a minimum of 10 feet behind the bus turn
out curb or even with the bus stop pad, whichever is greater.
' 9. The applicant shall retain for private use on the related Finat Parcel Map all private
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.
10. 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.
11. When the City Engineer determines that access rights to the proposed street
right-of-ways shown on the approved related Tentative Parcel Map are necessary
prior to approval of the related Final Parcel 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.
' 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, common areas on the related Final Parcel Map.
1
1.1
' Resolution No, 2002-84
Specific Plan 2002-048
Marvin Investments
Adopted: June 4, 2002
Page 4
13. The applicant shall vacate all abutter's right -of -access to public streets and
' properties from all frontages along such public streets and properties, excepting
those access points shown on the related Final Parcel 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.
1 15. When an applicant proposes the vacation, or abandonment, of any existing right-
of-way, or access easement, which will diminish the access rights to any
properties owned by others, the applicant shall provide an alternate right-of-way
or access easement, to those properties, or notarized letters of consent from the
affected property owners.
' 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 related
Tentative Parcel Map and the date of recording of any related Final Parcel Map,
unless such easement is approved by the City Engineer.
' RELATED FINAL PARCEL MAPS
17. Prior to the City's approval of a related Final Parcel Map, the applicant shall
furnish accurate AutoCAD files of the related Final Parcel 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 related Final Parcel Map was not produced in an AutoCAD format, or
Lproduced in a file that can be converted to an AutoCAD format, the City Engineer
will accept a raster -image file of such related Final Parcel Map.
' IMPROVEMENT PLANS
As used throughout these Conditions of Approval, professional titles such as
"engineer," "surveyor," and "architect," refer to persons currently certified o.r licensed
to practice their respective professions in the State of California.
1
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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. 2002-84
Perimeter Landscape Plan: 1 "
Specific Plan 2002-048
Marvin Investments
Site Development Plans: 1 " =
Adopted: June 4, 2002
'
Page 6
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.
'
A.
Perimeter Landscape Plan: 1 "
= 20' Horizontal
B.
Site Development Plans: 1 " =
30' Horizontal
'—.
C.
D.
On -Site Utility Plan: 1 " = 40'
On -Site Landscape Plan: 1 " =
Horizontal
20' Horizontal
E.
Off Site Street Improvement and
Striping Plans: 1 " = 40' 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
Icommencing plan preparation.
"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; and show the
existing street Improvements out to at least the center lines of adjacent existing
' streets.
"Site Utility" plans shall normally include all sub -surface improvements including
' but not necessarily limited to sewer lines, water lines, fire protection and storm
drainage systems.
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.
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Resolution No. 2002-84
Specific Plan 2002-048
Marvin Investments
Adopted: June 4. 2002
Page 6
1
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 the conditional approval of any related Parcel Map, or the issuance of any
permit(s), 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 Specific Plan, 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. When improvements are phased through a "Phasing Plan," or an administrative
approval (e.g., Site Development Permits), all off-site improvements and common
on-site improvements (e.g.; backbone utilities, storm drain improvements,
perimeter walls, landscaping and gates) shall be constructed, or secured through
a SIA, prior to the issuance of any permits in the first phase of the development,
or as otherwise approved by the City Engineer.
Improvements and obligations required of each subsequent phase shall either be
completed, or secured through a SIA, prior to the occupancy of permanent
buildings within such latter phase, or as otherwise approved by the City Engineer.
Resolution No. 2002-84
Specific Plan 2002-048
Mervin Investments
Adopted: June 4, 2002
' Page 7
In the event the applicant fails to construct the improvements for the
development, or fails to satisfy its obligations for the development in a timely
manner, pursuant to the approved phasing plan, the City shall have the right to
halt issuance of all permits, and/or final inspections, withhold other approvals
' related to the development of the project, or call upon the surety to complete the
improvements.
' 26. When improvements are to be secured through a SIA, and prior to any conditional
approval of the related Parcel Map by the City Council, the applicant shall submit
detailed construction cost estimates for all proposed on-site and off-site
' improvements, including an estimate for the final survey monumentation, for
checking and approval by the City Engineer. Such estimates shall conform to the
' unit cost schedule adopted by City resolution, or ordinance.
For items not listed in the City's unit cost schedule, the proposed unit costs shall
be approved by the City Engineer.
At the time the applicant submits its detailed construction cost estimates for
' conditional approval of the related Parcel Map by the City Council, the applicant
shall also submit one copy each of an 8-1/2" x 11 " reduction of each page of the
related Parcel Map, along with a copy of an 8-1/2" x 11 " Vicinity Map.
Estimates for improvements under the jurisdiction of other agencies shall be
approved by those agencies and submitted to the City along with the applicant's
' detailed cost estimates.
Security will not be required for telephone, natural gas, or Cable T.V.
' improvements.
Development -wide improvements shall not be agendized for final. acceptance by
the City Council until the City receives confirmation from the telephone authority
' that the applicant has met all the requirements for telephone service to all lots
within the development.
27. 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.
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Resolution No. 2002-84
Specific Plan 2002-048
Marvin Investments
Adopted: June 4, 2002
Page 8
GRADING
' 28. The applicant shall comply with the provisions of Section 13.24.050 (Grading
Improvements), LQMC.
29. Prior to occupancy of the project site for any construction, or other purposes, the
applicant shall obtain a grading permit approved by the City Engineer.
' 30. 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,
' and
C. A Fugitive Dust Control Plan prepared in accordance with Chapter 6.16,
(Fugitive Dust Control), 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 related Parcel 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.
' 31. 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.
32. Slopes shall not exceed 5:1 within public rights of way and 3:1 in landscape
areas outside the right of way unless otherwise approved by the City Engineer.
33. Building pad elevations of perimeter lots shall not differ by more that one foot
from the building pads in adjacent developments.
35. 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 related approved Tentative Parcel Map or Village Use Permits, the
' applicant shall submit the proposed grading changes to the City Staff for a
substantial conformance finding review.
— 36. Prior to the issuance of a building permit for any building lot, the applicant shall
provide a lot pad certification stamped and signed by a qualified engineer or
surveyor.
' Each pad certification shall list the pad elevation as shown on the approved
grading plan, the actual pad elevation and the difference between the two, if any.
' Such pad certification shall also list the relative compaction of the pad soil. The
data shall be organized by lot number, and listed cumulatively if submitted at
different times.
' 37. This development shall comply with Chapter 8.11 (Flood Hazard Regulations),
LQMC. If any portion of any proposed building lot in the development is or may
' be located within a flood hazard area as identified on the City's Flood Insurance
Rate Maps, the development shall be graded to ensure that all floors and exterior
fill (at the foundation) are above the level of the project (100 -year) flood and
building pads are compacted to 95% Proctor Density as required in Title 44 of
the Code of Federal Regulations, Section 65.5(a) (6). Prior to issuance of
building permits for lots which are so located, the applicant shall furnish elevation
' certifications, as required by FEMA, that the above conditions have been met.
DRAINAGE
' — 38. The applicant may discharge runoff generated from the development to the existing
storm drain system.
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Resolution No. 2002.84
—
Specific Plan 2002-048
Marvin Investments
Adopted: June 4. 2002
'
Page 9
34. 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.
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.
35. 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 related approved Tentative Parcel Map or Village Use Permits, the
' applicant shall submit the proposed grading changes to the City Staff for a
substantial conformance finding review.
— 36. Prior to the issuance of a building permit for any building lot, the applicant shall
provide a lot pad certification stamped and signed by a qualified engineer or
surveyor.
' Each pad certification shall list the pad elevation as shown on the approved
grading plan, the actual pad elevation and the difference between the two, if any.
' Such pad certification shall also list the relative compaction of the pad soil. The
data shall be organized by lot number, and listed cumulatively if submitted at
different times.
' 37. This development shall comply with Chapter 8.11 (Flood Hazard Regulations),
LQMC. If any portion of any proposed building lot in the development is or may
' be located within a flood hazard area as identified on the City's Flood Insurance
Rate Maps, the development shall be graded to ensure that all floors and exterior
fill (at the foundation) are above the level of the project (100 -year) flood and
building pads are compacted to 95% Proctor Density as required in Title 44 of
the Code of Federal Regulations, Section 65.5(a) (6). Prior to issuance of
building permits for lots which are so located, the applicant shall furnish elevation
' certifications, as required by FEMA, that the above conditions have been met.
DRAINAGE
' — 38. The applicant may discharge runoff generated from the development to the existing
storm drain system.
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42. The applicant shall comply with the provisions of Section 13.24.1 10 (Utilities),
LQMC.
' 43. 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.
44. 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.
45. 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.
PARKING LOT TREFT IMPF30VEMENTS AND ACCESS POINTS
46. General access points and turning movements of traffic are limited to the
following:
A. Primary Entry: Mid Block on Calle Tampico - Right turn in, Right turn out.
Resolution No. 2002-84
Specific Plan 2002-048
Mervin Investments
Adopted: June 4, 2002
Pape 10
39. Nuisance water shall be retained on site in an acceptable manner.
'
40.
The design of the development shall not cause any increase in flood boundaries,
levels or frequencies in any area outside the development.
41.
Storm drainage historically received from adjoining property shall be received and
retained or passed through into the historic downstream drainage relief route.
UTILITIES
I I
42. The applicant shall comply with the provisions of Section 13.24.1 10 (Utilities),
LQMC.
' 43. 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.
44. 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.
45. 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.
PARKING LOT TREFT IMPF30VEMENTS AND ACCESS POINTS
46. General access points and turning movements of traffic are limited to the
following:
A. Primary Entry: Mid Block on Calle Tampico - Right turn in, Right turn out.
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u
Resolution No. 2002-84
Specific Plan 2002-048
Marvin Investments
Adopted: June 4, 2002
Page 11
B. Primary Entry: Mid Block on Avenida La Fonda - Right turn in, Right turn
out.
C. Primary Entry(s): Two entries are allowed on Avenida Bermudas - Full
turning movements.
D. Primary Entry(s): Two entries are allowed on Desert Club Drive - Full turning
movements.
47. 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 on public streets is not required. However, if provided,
it shall match the existing light fixtures found elsewhere in the Village.
48. 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.
49. The applicant shall modify the Avenida Bermudas bus turn out as necessary to
accommodate proposed driveway(s). The bus turn out modification is subject to
approval by the City Engineer and SunLine Transit Agency.
50. The applicant shall construct a six foot wide concrete sidewalk along the
perimeter of the project on Avenida Bermudas and Desert Club Drive. The
perimeter sidewalk improvements shall be completed as part of the Phase I
improvements as shown in the Specific Plan.
51. The applicant shall construct the backbone drive isles and parking areas in Phase
I as shown in the Specific Plan.
CONSTRUCTION
52. The applicant shall submit current mix designs (less than two years old at the
time of construction) for base, asphaltic concrete and Portland cement concrete.
The submittal shall include the test results for all specimens used in the mix
design procedure. For mix designs over six months old, the submittal shall
include the most recent (less than six months old at the time of construction)
aggregate gradation test results confirming that the design_ gradations can be
achieved in current production. The applicant shall not schedule construction
operations until mix designs have been approved.
1
Resolution No. 2,002-84
Specific Plan 2002-048
Mervin Investments
Adopted: June 4. 2002
Page 12
53. The City will conduct final inspections of habitable buildings only when the
' buildings have improved street and parking lot improvements and (if required).
sidewalk access to publicly -maintained -streets. The improvements shall include
required traffic control devices, pavement markings, parking lot striping and
' signs. If drive isles and parking lots are initially constructed with partial
pavement thickness, the applicant shall complete the pavement prior to final
inspections of any building within the development.
LANDSCAPING
154. The applicant shall comply with Sections 13.24.130 (Landscaping Setbacks) &
13.24.140 '(Landscaping Plans), LQMC.
' 55. The applicant shall provide landscaping in the required setbacks, common lots
and park areas.
56. Landscape and irrigation plans for landscaped lots and setbacks, medians, and
parks 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.
' 57. Landscape areas shall have permanent irrigation improvements meeting the
requirements of the City Engineer. Use of lawn areas shall be minimized with no
lawn, or spray irrigation, being placed within 18 inches of curbs along public
streets.
QUALITY ASSURANCE
58. The applicant shall employ construction quality -assurance measures that meet
' with the approval of the City Engineer.
59. The applicant shall employ, or retain, qualified engineers, surveyors, and such
' other appropriate professionals as are required to provide the expertise with
which to prepare and sign accurate record drawings, and to provide adequate
' construction supervision.
— Resolution No. 2^02-84
Specific Plan 2002-048
Mervin Investments
Adopted: June 4, 2002
' Page 13
60. 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.
' 61. 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
62. The applicant shall comply with the provisions of Section 13.24.160
(Maintenance), LQMC.
63. The applicant shall make provisions for the continuous and perpetual maintenance
of all private on-site improvements, private streets, perimeter landscaping, access
' drives, and sidewalks.
FEES AND DEPOSITS
64. 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.
65. Within 10 calendar days of City Council approval of this specific plan, the
applicant shall submit to the Community Development Department, a check made
' out to the "County of Riverside" in the amount of $64.00 to permit the filing and
posting of Environmental Assessment 2002-450 (De Minimus finding).
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Resolution No. 2002-84
Specific Plan 2002-048
Marvin Investments
Adopted: June 4, 2002
Page 14
FIRE DEPARTMENT
66. Approved super hydrants 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.
67. Blue dot reflectors shall be placed in the street 6 inches from centerline to the
side that the fire hydrant is on, to identify the fire hydrant locations.
68. 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 2 -hour duration at 20 psi residual operating pressure.
69. Building plans shall be submitted to the Fire Department for plan review to run
concurrent with the City plan check.
70. Water plans for the fire protection system (fire hydrants, etc.) shall be submitted
to the Fire Department for approval prior to issuance of a building permit.
71. City of La Quinta ordinance requires all commercial buildings 5,000 square feet
or larger to be fully sprinkled (NFPA 13 Standard). Sprinkler plans will need to
be submitted to the Fire Department.
72. Any operation that produces grease -laden vapors will require a hood/duct system
for fire protection (restaurants, drive-thru's, etc.).
73. 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.
74. 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.
75. Install a KNOX key box on each commercial suite (Contact the Fire Department
for an application).
76. Install portable fire extinguishers as required by the California Fire Code.
' Resokition No. 2002-84
Specific Plan 2002-048
Mervin Investments
Adopted: June 4, 2002
Pegs 15
MISCELLANEOUS
' 77. All conditions of approval shall either be included in the specific plan text or
attached, as appropriate. Five copies of the final approved specific plan shall be
' submitted to the Community Development Department within 30 days of final
approval by the City Council.
' 78. As required by the Zoning Code, parking lots shall be screened from street view
adjacent to public streets with a combination of short decorative walls and
landscaping.
' 79. Parkin lot lighting shall us
9 9 9 usefixtures ata 12 feet high maximum.
' 80. Bicycle racks shall be provided per Zoning Code requirements for each phase.
81. Prior to issuance of the first building permit for the first Village Use permit, a sign
— program per Zoning Code requirements shall be submitted to the Planning
Commission for approval. The program shall provide diversity so that adjacent
buildings have signs of different styles, colors, etc.
1 ,
82. Comments of the Riverside County Sheriff's Department in their letter dated May
' 8, 2002, on file in the Community Development Department, shall be considered
during development of the project.
t 83. Building pad "E" or "F" (Phase Il area) shall be planted with turf and irrigated in
conjunction with Phase I and provided with a minimum one driveway for an
overflow parking area. Driveway locations to be approved by the Public Works
' and Community Development Departments.
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