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SP 1989-014 One-Eleven La Quinta Center (1989)
PH -5 STAFF REPORT PLANNING COMMISSION MEETING DATE: FEBRUARY 13, 1990 CASE NO: SPECIFIC PLAN 89-014 PLOT PLAN 90-434 (EA 89-150) APPLICANT: TRANSPACIFIC DEVELOPMENT COMPANY ARCHITECT: MCCLELLAN/CRUZ/GAYLORD & ASSOCIATES (MCG) ENGINEER: SANBORN/WEBB, INC. REQUEST: APPROVAL OF A COMMERCIAL SPECIFIC PLAN TO ALLOW CONSTRUCTION OF A COMMERCIAL SHOPPING CENTER WITH APPROXIMATELY 617,595+ OF FLOOR AREA ON 60+ ACRES AND APPROVAL OF A PLOT PLAN TO ALLOW CONSTRUCTION OF PHASE I OF THE PROJECT (FOUR MAJOR STORES AND RETAIL SHOPS) IN THE C -P -S ZONE. LOCATION: AREA BOUNDED BY WHITEWATER STORM CHANNEL ON THE NORTH, HIGHWAY 111 ON THE SOUTH, ADAMS STREET ON THE EAST, AND WASHINGTON STREET ON THE WEST. _ GENERAL PLAN DESIGNATION: MIXED COMMERCIAL AND COMMERCIAL PARK WITH A NON-RESIDENTIAL OVERLAY. EXISTING ZONING: C -P -S (SCENIC HIGHWAY�COMMERCIAL) ENVIRONMENTAL CONSIDERATIONS: ENVIRONMENTAL ASSESSMENT 89-150 HAS BEEN PREPARED IN CONJUNCTION WITH THESE APPLICATIONS PER THE CALIFORNIA ENVIRONMENTAL QUALITY ACT REQUIREMENTS. THE INITIAL STUDY INDICATED THAT NO SIGNIFICANT ENVIRONMENTAL IMPACTS WILL OCCUR THAT CANNOT BE MITIGATED BY IMPOSITION OF MITIGATION MEASURES. THESE HAVE BEEN RECOMMENDED AS CONDITIONS OF APPROVAL IN THE DRAFT RESOLUTION. THEREFORE, A NEGATIVE DECLARATION HAS BEEN PREPARED FOR THIS PROJECT. BJ/STAFFRPT.041 - 1 - SURROUNDING LAND USES ZONING: NORTH - WHITEWATER STORMWATER CHANNEL RUNS PARALLEL TO THE NORTH PROPERTY LINE. BEYOND THE CHANNEL, LAND IS VACANT: W-1, R-1, AND R-3. SOUTH - AUTOMOBILE DEALERSHIP AND VACANT LAND; C -P -S. EAST - VACANT LAND WITH ADAMS STREET UNIMPROVED; C -P -S. WEST - VACANT LAND; C -P -S. DESCRIPTION OF SITE: THE PROPERTY IS TRAPEZOID -SHAPED, CONTAINING 60+ ACRES. THE PROPERTY HAS FRONTAGE ON THREE STREETS AS FOLLOWS: 1. WASHINGTON STREET - 687 LINEAL FEET 2. HIGHWAY 111 - 3566 LINEAL FEET 3. ADAMS STREET (PRESENTLY UNIMPROVED) - 1311 LINEAL FEET THE SITE IS VACANT EXCEPT FOR AN UNFINISHED BANK BUILDING NEAR THE INTERSECTION OF HIGHWAY 111 AND WASHINGTON STREET. THE TOPOGRAPHY IS RELATIVELY LEVEL WITH SOME SANDY KNOLLS NEAR ADAMS STREET AND HIGHWAY 111. POWER POLES BORDER THE SITE ON ALL THREE STREETS. THE 46TH AVENUE (WESTWARD HO DRIVE) ALIGNMENT TRANSVERSES THE SITE AS AN UNIMPROVED STREET EASEMENT AND NEEDS TO BE VACATED. AN EARTHEN BANK OF THE WHITEWATER STORM CHANNEL ABUTS THE PROJECT SITE ON THE NORTH. ALONG WASHINGTON STREET, A RAISED BRIDGE CROSSES THIS CHANNEL, WHILE ALONG ADAMS STREET A LOW WATER CROSSING WILL BE UTILIZED. BJ/STAFFRPT.041 - 2 - APPLICATIONS BEING CONSIDERED: 1. Specific Plan 89-014: The commercial specific plan is to allow a 617,595 + square foot commercial center with a variety of uses. The known uses would include a supermarket, drugstore, home improvement center, several large retailers, restaurants (drive thru and sit down) financial institutions, two service stations (one with a car wash), a major discounter, retail shops, and as alternatives, a bowling alley, family entertainment center and/or movie complex. The project is described as a three phase endeavor with the west side of the site, up to the home improvement center being Phase 1. Phase II would be the center portion of the site, while Phase III would begin at the east end of the Major "B" and include Major "A", which would be the largest individual user in the project. 2. Plot Plan 90-434: The Plot Plan request submitted includes Phase 1 and 3 described above. The plans for these phases show a detailed site plan layout for the entire two phases. However, the satellite buildings are only indicated as pad locations. Architectural elevations and details have been provided only for the main buildings along the northern boundary. Therefore, further action through approvals of plot plan or conditional use permit_ applications as -required by the C -P -S Zone requirements will be necessary prior to the construction of the satellite pads. The initial construction of these two phases would consist of 284,505 square feet of floor space. SITE DESIGN/LANDSCAPING: Due to linear nature and short depth °of the site, the main buildings are laid out in a linear pattern parallel to Highway 111. The majority of the parking is in the front between the buildings and Highway 111. A number of satellite pads (17+) near Highway 111 and Washington Street are proposed. The uses will consist of retail, financial, tire store, service stations, and/or eating establishments. The service stations are spread out at the extreme west (next to Washington Street) and east (corner of Adams Street and Highway 111) ends of the site. As required by the General Plan and Draft Highway 111 Specific Plan, the plan provides for a 50 -foot landscaped setback along Highway 111 and extensive setbacks along Washington Street and Adams Street. Screening of the parking lot area is proposed by the use of shrubbery and berming on all streets. Depending on this design, some short walls may be needed in some areas to achieve the required screening. BJ/STAFFRPT.041 - 3 - Parking lot trees are provided throughout the paved areas to provide shade and mitigate the stark look of the parking area as required in the Draft Highway 111 Specific Plan. Along the north property line adjacent to the Wash, a ten foot landscape area is shown, planted with an Oleander hedge. Due to residential zoning across the Wash and loading area facing this area, it may be necessary to construct a sound barrier wall along the Wash. The required Acoustical Study will in part determine whether this is needed. The submitted plans indicate a "theme plaza" at Adams Street and Washington Street intersections with Highway 111. At the Washington Street "Plaza" the Applicant has indicated a willingness to install a fountain or art work to provide an "Art in Public Places" element. The areas graded but not initially improved are conditioned to be planted with an appropriate ground cover and irrigated to mitigate blowing sand and dust. TRAFFIC/CIRCULATION/PARKING: Since the majority of the frontage is on Highway 111, most of the access points are located on the Highway. However, access is proposed to all streets as follows: 1. Highway 111 A. Three new signals at 1/4 -mile intervals (at Adams Street, Simon Drive and to align with Washington Square project access on south side). These are to be full turning movements. Existing signal at Washington Street/Highway 111 to be upgraded. B. Five right-in/right-out only driveways to be located between Adams Street and Simon Drive signal. C. One right -in only driveway approximately 250 -feet east of Washington Street. This driveway is not recommended for approval by the Engineering and Planning and Development Department. 2. Washington Street A. One right-in/right-out only driveway. The Applicant has asked for full turning movements at this location. However, due to heavy traffic, proximity to Washington Street bridge and intersection the Engineering Department and Planning and Development Department recommend that this not be permitted. BJ/STAFFRPT.041 - 4 - 3. Adams Street A. Three full turning movement driveways. The northerly most driveway is primarily to provide ingress for delivery trucks utilizing rear loading areas. All access to Highway 111 is subject to Caltrans approval since the road is a State Highway. A minimum 30 -foot wide access aisle runs parallel to the north property line behind the main buildings. Truck and delivery traffic will utilize this access, entering on Adams Street and exiting on Washington Street. The Fire Marshal has indicated that adequate emergency access may necessitate some modification to this aisle and construction of its entire length when Phases 3 is completed. The collector aisle adjacent to the south side of the main building is shown at 30 -feet wide which is needed. The collector aisle adjacent to the pad sites is shown at 24 -feet wide and should be widened. A condition has been recommended to do this. The service station adjacent to Washington Street needs to modify its circulation by moving its access to the Washington Street driveway access further to the east. This will increase stacking area in the driveway and minimize traffic congestion at this location. Stacking problems in the driveway are likely due to large amounts of traffic utilizing this driveway and large capacity of service station (according to the Applicants 48 vehicles can be accommodated at one time at gas pumps and 3-4 vehicles at car wash). Additionally City review is needed at this area of the site to insure that traffic flow will not be impeded due to diagonal entry intersection from the southeast. A number of aisles on either side of the pad aisle (that runs adjacent and parallel to Highway 111) in the Phase 3 area do not align (in a north/south direction) and could cause traffic conflicts. This will need to be revised so that they align. The Applicant indicates that the number of parking spaces has been provided based on the Urban Land Institutes minimum 4/1000 square feet of building area standard. However, a detailed analysis has not been submitted. According to the Applicants 2471 spaces are required and 3159 spaces are provided which is 5.1/1000. Prior to issuance of the first building permit, an analysis will need to be submitted to the Planning and Development Department to verify compliance. Adjustments to building sizes may have to be made. Prior to each subsequent phase beginning construction, a new parking analysis based on existing usage and potential demand will be required to be submitted to the City for approval. Again, adjustments to building sizes may be required. BJ/STAFFRPT.041 - 5 - LAND USE/ZONING: The Specific Plan as submitted indicates a number of different uses such as commercial and retail uses, specialty shops, personal services, entertainment facilities, restaurants, drive-through eating establishments and service station/light auto services. The C -P -S Chapter in the Zoning -Ordinance lists an extensive number of permitted and conditional uses. These uses will dictate what is permitted in the center. ARCHITECTURE: The architectural theme of the main buildings proposed is somewhat Southwest or Santa Fe with exterior materials consisting of exterior plaster, concrete block (precision and diamond projection), tile accents, and multi shade clay tile roofing. Colors are Santa Fe type earth tones, ranging from beige to pale blue. While the front elevations are architecturally treated except for the easterly most major, the rear and side elevations are limited to painted precision block with a stucco band across the top. Maximum building height shown is 32 -feet for the major tenants with the lower retail areas 18 -feet high. Due to southern exposure of the store fronts, a continuous covered walkway is utilized to provide shade. No architectural plans have been submitted for any of the satellite pads or service stations. A design concept for the Draft Highway 111 Specific Plan is that each center contains a unified architectural style. Therefore, future buildings should conform to the Southwest/Santa Fe style presented. Although conceptual signage criteria have been indicated, no complete program has been provided. This will need to be done prior to installation of the first sign. DESIGN REVIEW BOARD: The Design Review Board reviewed the architectural plans at their meeting of January 3, 1990, and found the plans conditionally acceptable. The following items are the recommendation of the Board: 1. Architect to provide a more detailed sketch of the sections. 2. More, and possibly a rounding of the arches. 3. Details to be provided for the fast food stores. 4. Blow up the design details (vignettes). 5. Detailed security lighting on the rear buildings. BJ/STAFFRPT.041 - 6 - 6. Major building on the east end to be designed to be integrated with the other buildings. The Applicant has submitted revised elevations which address numbers 1 and 2. MARKETING STUDY: The Applicant has submitted a marketing study as required by the Municipal Code for a commercial specific plan. The purpose of their study as stated by the Applicant is to provide an assessment of the near term retail commercial development demand for the subject site. The study indicates that a total supportable retail development of over 322,000 square feet is estimated to exist at the project site. This increases to over 442,000 square feet in 1991 and to over 549,000 square feet at buildout. The report is attached for your review. RELATIONSHIP TO GENERAL AND SPECIFIC PLANS: The General Plan indicates the majority of site as mixed commercial with a non-residential overlay. This overlay requires all development to be commercial as is proposed. A small portion of the site near Adams Street and the Wash is shown as commercial park which is heavy commercial and light industrial use designation. The utilization of the site for general commercial uses is deemed compatible. The westerly end of the project site is covered by the Washington Street Specific Plan. With the conditions as recommended by Staff, the project will be in conformance with the Specific Plan. The project has been primarily designed to conform to the Draft Highway 111 Specific Plan. With the conditions recommended, the project would comply with the Specific Plan draft policies except the clustering of service stations. ANALYSIS: The overall project concept is acceptable to Staff. However, as noted above in the report, there are a number of items which need to be addressed or revised. Due to its location bordering two major arterials, circulation and traffic considerations dictate that the project be thoroughly reviewed prior to construction. This includes on-site as well as off-site traffic movements. The landscaping provided complies with applicable requirements and will insure an attractive streetscape. The parking lot trees will provide shading and minimize heat buildup. BJ/STAFFRPT.041 - 7 - Compatibility of the project with the property to the north must be maintained. This will necessitate a substantial landscape screen and possible noise (from trash and truck traffic) attention. The Design Review Board felt the project is architecturally acceptable with some modification. To date, some of those changes have been implemented. The remaining changes will need to be done prior to issuance of any building permits. FINDINGS: The findings necessary to approve this request can be made and are contained in the draft resolution. RECOMMENDATION: Staff recommends: 1. That the Planning Commission adopt Planning Commission Resolution 90- , recommending to the City Council approval of Specific Plan 90-014 subject to conditions, and confirmation of the environmental determination; and, 2. That the Planning Commission, by minute motion approve Plot Plan 90-434, subject to the attached conditions. Attachments: 1. Location Map 2. Environmental Assessment 89-150 3. Traffic Impact Analysis 4. Retail Development Opportunities Market Study 5. Comments from various Departments.and agencies 6. Plan exhibits 7. Draft Planning Commission Resolution recommending SP 89-014 8. Draft Conditions of Approval for PP 90-434 BJ/STAFFRPT.041 - 8 - A CASE MAP CAW No. sP�.89-014 PP 90-434 mftr ► I NORTH SCALE: N.T.S. u (3) MOM CITT OF Ll QUINAr 1 o ENVIRONMENTAL CHECKLIST FORM I. BACKGR04ND 1. Name of Proponent: TrQ G, 2. Address and Phone Number of Proponent: -�23"71 [Je4e6fna00 -ri Y v? C7 C71 — 3,3 ,5 ?TT - T - (p 3. 3. Date of Checklist: 4. Agency Requiring Checklist: oP La ! S. Name of Proposal, if applicable: 0jk !!�eVM, .(a Q�}�, (9�}��� II. ENVIRONMENTAL IMPACTS (Explanation of all "Yes" and "Maybe" answers 4s required on attached sheets.) 1. Earth. Will the proposal result in: Yes Maybe No a. Unstable earth conditions or in changes in geologic substructures? b. Disruptions, displacements, compaction or overcovering of the soil!y c. Change in topography or ground surface relief features? d. The destruction, covering or modification of any unique geologic or physical features? _ e. Any increases in wind or water erosion of soils, \V either on or off the site! _ f. Changes in deposition or erosion of beach, sands, or changes in siltation, deposition or erosion which may modify the channel of a river or stream or the bed of the ocean or any bay, 14 inlet or lake? g. Exposure of people or property to geologic hazards such as earthquakes, landslides, mud- slides, ground failure-, or similar hazards? - ti 2. Air. Will the proposal result in: i �- a. Substantial air emissions or deterioration of ` ambient air quality! V _ . b. the creation of objectionable odors? c. Alteration of air movement, moisture or temperature, or any change in climate, either locally or regionally? 3. Water. Will the proposal result a. Changes in currents, or the course or direction of water movements, in either marine or fresh waters? _ b. Changes in absorption rates, drainage patterns, or the rate and amount of surface water runoff? c. Alterations to the course of flow of flood waters! V d. Change in the amount of surface water in any water body! _ e. Discharge into surface waters, or in any alteration of surface water quality, in- cluding but not limited to temperature, ` dissolved oxygen or turbidity? �r f. Alteration of the direction or rate of flow of ground waters! g. Change in the quantity of ground waters, either through direct additions or with- drawals, or through interception of an 1 aquifer by cuts or excavations! (3) 0 C. Substantial impact upon existing transportation systems? d., Alterations to present patterns of circulation or movement of people and/or goods? e. Alterations to waterborne, rail or air traffic? f. Increase in traffic hazards to motor vehicles, bicyclists or pedestrians? 14. Public Services. Will the proposal have an effect upon, or result in a need for new or altered govern- mental services in any of the following areas: a. Fire protection? b. Police protection? c. Schools? d. Parks or other recreational facilities? e. Maintenance of public facilities, including roads? f. Other governmental services? 15. Energy. Will the proposal result in: a. Use of substantial amounts of fuel or energy? b. Substantial increase in demand upon existing sources of energy, or require the development of new sources of energy? 16. Utilities. Will the proposal result in a need for new systems, or substantial alterations to the following utilities: a. Power or natural gas? b. Coaomications systems? c. Water? d. Serer or septic tanks? e. Storm water drainage? f. Solid waste and disposal? 17. Human Health. Will the proposal result in: a. Creation of any health hazard or potential health hazard (excluding mental health)? b. Exposure of people to potential health hazards? 18. Aesthetics. Will the proposal result in the o sin of any scenic vista or view open to the public, or will the proposal result in the creations of an aesthetically offensive site open to public view? 19. Recreation. Will the proposal result in an impact upon the quality or quantity of existing recrea- tional opportunities? 20. Axcheolo ical/historical. Will the proposal result in an alteration of a significant archeological or historical site, structure, object or building? 21. Mandatory Finding of Significance. a. Does the project have the potential to degrade the quality of the environment, substantially re- duce the habitat of a fish or wildlife species, cause a fish or wildlife population to drop below self sustaining levels, threaten to eliminate a plan 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? (5) ess Maybe No V V \� V V V ENVIRONMENTAL ASSESSMENT 89-150 (SPECIFIC PLAN 89-014 & PLOT PLAN 90-434) ONE ELEVEN LA QUINTA CENTER III. DISCUSSION OF ENVIRONMENTAL EVALUATION REGIONAL LOCATION: The project is located in the City of La Quinta which is located in the western portion of the Coachella Valley in central Riverside County. La Quinta is one of nine incorporated cities that form a strip of urban development beginning with Palm Springs and Desert Hot Springs and continuing southeast approximately 35 miles to the City of Coachella. PROJECT LOCATION: The site is located at the intersection of Highway 111 and Washington Street, covering approximately 62 acres of the north quadrant of the intersection and extends along Highway 111 east to Adams Street (see attached map). The site is bounded on the north by the Whitewater Storm Channel, an earthen channel. To the south is State Highway 111, which is presently two lanes each way, with a center turning lane. To the east is the future Adams Street, proposed to have a total 88 -foot right-of-way. To the west is Washington Street, presently one lane each way with a center left turn lane. The surrounding properties to the north, west, and east are vacant. Most of the property to the south, except for a car dealership, is vacant. The entire development has been planned for build -out in two to three phases. LEGAL DESCRIPTION: Portions of Section 19 and 30, Township 5, South, Range 7 East. EXPLANATION OF ANSWERS FOR ENVIRONMENTAL CHECKLIST FORM EARTH l.b. & c. Since the site is presently native desert, except for a vacant bank structure (no parking lot), it can be expected that overcovering of the soil and change in topography and surface relief features will occur. The overcovering will probably occur in phases while rough grading of the entire site (resulting in a change in topography) will occur with the initial construction. BJ/DOCSS.005 - 1 - Mitigation Measures for #1.b. & c. A. A thorough preliminary engineering, geological, and soils engineering investigation shall be conducted with a report submitted for review along with the grading plan. The report recommendations shall be incorporated into the grading plan design prior to grading plan approval. The soils engineer and/or the engineering geologist must certify to the adequacy of the grading plan. Pursuant to Section 11568 of the Business and Professions Code, the soils report certification shall be indicated on plans as required by City Engineer. B. The Applicant shall have a registered civil engineer prepare the grading plan. The engineer who prepares the grading plan shall: 1) provide written certification prior to issuance of any building permits that the constructed rough grade conforms with the approved grading plans and grading permit; and, 2) provide written certification of the final grade and verification of pad elevations prior to receiving final approval of the grading. C. Any earthwork on contiguous properties shall require a written authorization from the owner (slope easement) in a form acceptable to the City Engineer. l.e. With proposed phasing of the project, there will be some undeveloped land until the project is completed. The area may be subject to erosion of soils due to wind and water. Additionally, during the grading and construction phases there may be soil erosion due to winds. Mitigation Measures for 1.e. A. Prior to issuance of any grading permits, the Applicant shall submit to the Planning and Development Department an interim landscape program for the entire site which shall be for the purpose of wind erosion and dust control. The land owner shall institute blowsand and dust control measures during grading and site development. These shall include but not be limited to: 1. The use of irrigation during any construction activities; 2. Planting of cover crop or vegetation upon previously graded but undeveloped portions of the site; and BJ/DOCSS.005 - 2 - 3. Provision of wind breaks or wind rows, fencing, and/or landscaping to reduce the effects upon adjacent properties and property owners. The land owner shall comply with requirements of the Director of Public Works and Planning and Development. All construction and graded areas shall be watered at least twice daily while being used to prevent the emission of dust and blowsand. B. Graded but undeveloped land shall be maintained in a condition so as to prevent a dust and blowsand nuisance and shall be either planted with interim landscaping or provided with other wind and water erosion control measures as approved by the Planning and Development and Public Works Departments. l.g. La Quinta, like most of Southern California, is located in a seismically active region which includes two major fault zones (the San Andreas and San Jacinto) and a number of minor fault zones. Therefore, the possibility of geological hazards such as surface rupture, 'Liquefaction, lateral spreading and landslides exists. Mitigation Measures for l.g. A. See mitigation measure No. A for 1. b. & c. B. Construction shall comply with all local and State building code requirements as determined by the Building Official. AIR 2.a.b. Due to the size of the project (549,000 square feet of building area and 3135+ parking spaces), it is likely there will be some air pollutant emissions and/or deterioration of ambient air quality. Furthermore, due to the wide variety of uses, there may be objectionable odors created. The attached supplement documents air quality impacts and provides mitigation measures which must be met. Further Mitigation Measures for #2.a.b. A. See measures for Al & A2 for l.e. WATER 3.b. Due to the construction of buildings and paving of parking and pedestrian areas, it can be expected that there will be a change in water absorption rates, drainage patterns, surface runoff on the site. BJ/DOCSS.005 - 3 - 3.c. & i. Although the site borders the Whitewater Storm Channel on the north, the project will not detrimentally impact the Channel. The Coachella Valley Water District will require concreting of the enbankment along the Channel and the site will drain on-site storm water to the Channel through approved drainage devises. No mitigation measures needed. Mitigation Measures for #3.b. A. Drainage disposal facilities shall be provided as required by the City Engineer. The Applicant shall comply with the provisions of the City Master Plan of Drainage, including payment of any drainage fees required therewith. B. Applicant shall provide subterranean storm drain facilities that will remove run-off from the 100 -year storm without causing ponding or flooding of the on-site parking lots and access roads, Highway 111, Washington Street. and Adams Street. 3.h. The Coachella Valley Water District (CVWD) has indicated they can provide water for the project without a substantial problem. New on-site distribution facilities will need to be provided for expansion of the system. Grading, landscaping and irrigation plans will need to be reviewed by CVWD to insure efficient water use. No mitigation measures needed. PLANT LIFE 4. Although construction on the site will eliminate the native desert vegetation, there are no rare or endangered plants that will be affected. Additionally, the plants anticipated to be planted are common to the area and planted extensively in the Valley. No mitigation measures needed. ANIMAL LIFE 5.b. The property is within the habitat area of the Coachella Valley Fringe -Toed Lizard (Uma Inornata), which has been designated as an endangered species by the Federal Government. A Section 10-A permit may be obtained which allows disturbing of the site. Mitiaation Measures for #5.b. A. Prior to issuance of any land disturbance permit, the Applicant shall pay the required mitigation fees for the - Coachella Valley Fringe -Toed Lizard Habitat Conservation Program, as adopted by the City, in the amount of $600 per acre of disturbed land. BJ/DOCSS.005 - 4 - NOISE 6.a. & b. It can be expected that t existing noise levels on and construction and subsequent center. There may be noise both in the center and to (zoned residential). Mitigation Measures for #6.1. & b. here will be an increase in surrounding the site due to operation of the shopping impacts on future persons the north across the Channel A. A noise study shall be prepared by a qualified acoustical engineer to be submitted to the Planning and Development Department for review and approval prior to submission of building plans for plan check or issuance of grading permit, whichever comes first. The study shall concentrate on noise impacts on building interior areas from perimeter streets, and impacts on the proposed residential uses to the north across the Wash and provide mitigation of noise as required in the General Plan. The study shall recommend alternative mitigation measures for incorporation into the project design. Study shall consider use of building setbacks, engineering design, building orientation, noise barriers, (berming, landscaping and walls, etc.) and other techniques. LIGHT AND GLARE 7. There will be parking lot, sign, landscaping, -building and security lighting utilized within the project. Mitigation Measures for #7 A. Exterior lighting for the project shall comply with the "Dark Sky" Lighting Ordinance. Plans shall be approved by the Planning and Development Department prior to issuance of building permits. ° All exterior lighting shall be provided with shielding to screen glare from adjacent streets and residential property to the north, to the satisfaction of the Planning and Development Department. RISK OF UPSET 10. The project includes two gasoline service stations which will store gasoline and oil on-site. These items involve risk of explosion. Mitigation Measure for #10 A. Project will be required to comply with all applicable local, County, and State requirements for service stations. BJ/DOCSS.005 - 5 - [10911RA V rei 12. There may be a small increase in demand for housing due to employment in the center. However, the great majority of employees most likely will come from the existing employment base in the Valley. Mitigation Measures for #12 A. None required. For those employees that may be brought in from outside the area, the existing housing market provides a variety of housing types and price ranges. TRANSPORTATION/CIRCULATION 13.a.b.c.d.f. With approximately 549,000+ square feet of building area and 3,135 parking spaces there can be expected to be an impact on the transportation system on and surrounding the site. A traffic impact analysis has been prepared which provides an analysis of traffic impacts and mitigation measures which could be imposed as conditions of approval. Furthermore, the Engineering Department has recommended the following mitigation measures. Mitigation Measures for #13.a.b.c.d.f. A. The Applicant shall construct street improvements in accordance with the City Engineer's -requirements and the La Quinta Municipal Code, General Plan, and the following general criteria: Washington Street, from Highway 111 to the Whitewater Channel bridge: half -width General Plan street improvements in accordance with the Washington Street Specific Plan, plus two southbound lanes, plus median island. Adams Street, from Highway 111 to the Channel: half -width General Plan street improvements, plus 50% cost responsibility for the median island, transitions as needed beyond the limits of the development site. B. Applicant shall design loading docks that front along the Whitewater Channel in a manner that ingress to the docks occurs only from Adams Street and egress occurs only at Washington Street. BJ/DOCSS.005 - 6 - C. The Applicant shall have street improvement plans prepared by a registered civil engineer. The street improvements, including traffic signs and markings, and raised median islands (if required by the City General Plan) shall conform to City standards as determined by the City Engineer and adopted by the La Quinta Municipal Code (3" AC over 4" Class 2 Base minimum for residential streets). Street design shall take into account the soil strength, the anticipated traffic loading, and street design life. D. A Caltrans encroachment permit must be secured prior to construction of any improvements along State Highway 111, and all Caltrans requirements shall be implemented. E. The right-of-way dedications for public streets shall be as follows: Washington Street: 60 -feet half -street plus additional right-of-way for extra lanes at Washington/Highway 111 intersection, all as needed on eastside of the centerline of the adopted Washington Street Specific alignment. Highway 111: 60 -feet half -street minimum, or as required by Caltrans, plus additional right-of-way for extra lanes at Washington/Highway 111 intersection as needed. Adams Street: 44 -foot half -street plus additional right-of-way for extra lanes at Adams/Highway 111 intersection as needed. F. Access to the site from public streets shall be as follows: Full access to Highway 111 shall occur only at two signalized intersections that match up with Simon Drive and the future access drive to Washington Square on the southside of Highway 111. Full access to Adams Street shall occur at three locations only,none of which may be closer than 250 -feet from the Highway 111 intersection centerline. Right turn in/out access only to Washington Street shall occur at one location only no closer than 450 -feet from the Highway 111 intersection centerline. BJ/DOCSS.005 - 7 - Right turn in/out access only to Highway 111 may occur at six locations (if approved by Caltrans), none of which shall be closer that 600 -feet from the Washington Street intersection centerline or closer than 250 -feet from the Adams Street intersection centerline. G. Applicant shall construct a low water crossing through the Whitewater Channel on Adams Street (25% responsibility). H. Traffic signals are required at the following intersections; the Applicant shall pay for a proportional share of these signals as follows: Highway 111/Washington Street, 100% front-end funding, 75% reimbursement Highway 111/Simon Drive, 100% front-end funding, 50% reimbursement Highway 111/Washington Square, 100% front-end funding, 50% reimbursement Highway 111/Adams Street, 100% front-end funding, 50% reimbursement Applicant may seek reimbursement from the City in a manner approved by the City Council. I. Prior to issuance of a building permit, a site plan showing on-site parking area striping, directional arrows; and stop signs shall be submitted for approval by the City Engineer. PUBLIC SERVICES 14.a.b.e.f. There will be an incremental increase in demand for police and fire protection. The Fire Marshal has indicated this project will contribute to the need for additional equipment, personnel, and/or facilities. Additionally, with the construction and widening of new roads, it can be expected that there will be additional maintenance of roads required. Mitiqation Measures for #14.a.b.e.f. A. Development shall comply with all requirements of the Fire Marshal. B. If required by the Fire Marshal, Applicant shall contribute to fire mitigation fund, or participate in assessment district to provide needed equipment, personnel and/or land. BJ/DOCSS.005 - 8 - C. City should budget adequate funds to provide maintenance of public facilities. ARCHAEOLOGICAL/HISTORICAL 20. There is a possibility that the site contains significant archaeological finds, due to the historical use of the City by ancient Cahuilla Indians. An archaeological assessment has been prepared for the site and indicates several archaeological sensitive areas. Mitiaation Measures for #20 A. Mitigation measures as recommended by archaeological survey of the site shall be implemented prior to any disturbing of site. Applicant shall pay costs of carrying out mitigation measures. MANDATORY FINDINGS OF SIGNIFICANCE 21.a. As discussed in #5.b., construction of the project will disturb a portion of habitat area of the Coachella Valley Fringe -Toed Lizard, which has been designated as an endangered species by the Federal Government. However, through the establishment of the Coachella Valley Fringe -Toed Lizard Preserve near Thousand Palms, mitigation of the impact is achieved. - Mitigation Measures for #21.a. A. See mitigation measure for #5.b. BJ/DOCSS.005 - 9 - ENVIRONMENTAL ASSESSMENT 89-150 (SPECIFIC PLAN 89-014 & PLOT PLAN 90-434) ONE ELEVEN LA QUINTA CENTER III. DISCUSSION OF ENVIRONMENTAL EVALUATION REGIONAL LOCATION: The project is located in the City of La Quinta which is located in the western portion of the Coachella Valley in central Riverside County. La Quinta is one of nine incorporated cities that form a strip of urban development beginning with Palm Springs and Desert Hot Springs and continuing southeast approximately 35 miles to the City of Coachella. PROJECT LOCATION: The site is located at the intersection of Highway 111 and Washington Street, covering approximately 62 acres of the north quadrant of the intersection and extends along Highway 111 east to Adams Street (see attached map). The site is bounded on the north by the Whitewater Storm Channel, an earthen channel. To the south is State Highway 111, which is presently two lanes each way, with a center turning lane. To the east is the future Adams Street, proposed to have a total 88 -foot right-of-way. To the west is Washington Street, presently one lane each way with a center left turn lane. The surrounding properties to the north, west, and east are vacant. Most of the property to the south, except for a car dealership, is vacant. The entire development has been planned for build -out in two to three phases. PROJECT DESCRIPTION: The project consists of a Specific Plan to construct a commercial shopping center of approximately 618,000 square feet of floor area. Major uses consist of a major discounter, supermarket, drugstore, home improvement center, restaurants, retail, financial, and service stations. The Center will consist of a main structure which will house the larger uses as well as some of the retail areas and a number of satellite buildings. The project will be constructed in three phases of approximately equal size. BJ/DOCSS.005 - 1 - A Plot Plan application has been filed to allow construction of Phases I and II of the project. This pertains to the west and east ends of project and consists of approximately 403,200 square feet of floor area. The Plot Plan application is specifically for the main building. The satellite pads will need approval through future plot plan applications. Attached are copies of the plans showing the proposed project. LEGAL DESCRIPTION: PORTION OF NORTHEAST QUARTER OF SECTION 30, TSS, R7E, S.B.B.M., AND PORTION OF THE SOUTHWEST QUARTER OF THE SOUTHEAST QUARTER OF SECTION 19, TSS, R7E, S.B.B.M. EXPLANATION OF ANSWERS FOR ENVIRONMENTAL CHECKLIST FORM EARTH 1.b. & c. Since the site is presently native desert, except for a vacant bank structure (no parking lot), it can be expected that overcovering of the soil and change in topography and surface relief features will occur. The overcovering will probably occur in phases while rough grading of the entire site (resulting in a change in topography) will occur with the initial construction. Mitigation Measures for #1.b. & c. A. A thorough preliminary engineering, geological, and soils engineering investigation shall be conducted with a report submitted for review along with the grading plan. The report recommendations shall be incorporated into the grading plan design prior to grading plan approval. The soils engineer and/or the engineering geologist must certify to the adequacy of the grading plan. Pursuant to Section 11568 of the Business and Professions Code, the soils report certification shall be indicated on plans as required by City Engineer. B. The Applicant shall have a registered civil engineer prepare the grading plan. The engineer who prepares the grading plan shall: 1) provide written certification prior to issuance of any building permits that the constructed rough grade conforms with the approved grading plans and grading permit; and, 2) provide written certification of the final grade and verification of pad elevations prior to receiving final approval of the grading. C. Any earthwork on contiguous properties shall require a written authorization from the owner (slope easement) in a form acceptable to the City Engineer. BJ/DOCSS.005 - 2 - 1.e. With proposed phasing of the project, there will be some undeveloped land until the project is completed. The area may be subject to erosion of soils due to wind and water. Additionally, during the grading and construction phases there may be soil erosion due to winds. Mitiaation Measures for 1.e. A. Prior to issuance of any grading permits, the Applicant shall submit to the Planning and Development Department an interim landscape program for the entire site which shall be for the purpose of wind erosion and dust control. The land owner shall institute blowsand and dust control measures during grading and site development. These shall include but not be limited to: 1. The use of irrigation during any construction activities; 2. Planting of cover crop or vegetation upon previously graded but undeveloped portions of the site; and 3. Provision of wind breaks or wind rows, fencing, and/or landscaping to reduce the effects upon adjacent properties and property owners. The land owner shall comply with requirements of the Director of Public Works and Planning and Development. All construction and graded areas shall be watered at least twice daily while being used to prevent the emission of dust and blowsand. B. Graded but undeveloped land shall be maintained in a condition so as to prevent a dust and blowsand nuisance and shall be either planted with interim landscaping or provided with other wind and water erosion control measures as approved by the Planning and Development and Public Works Departments. 1.g. La Quinta, like most of Southern California, is located in a seismically active region which includes two major fault zones (the San Andreas and San Jacinto) and a number of minor fault zones. Therefore, the possibility of geological hazards such as surface rupture, liquefaction, lateral spreading and landslides exists. Mitigation Measures for 1.g. A. See mitigation measure No. A for 1. b. & c. B. Construction shall comply with all local and State building code requirements as determined by the Building official. BJ/DOCSS.005 - 3 - AIR 2.a.b. Due to the size of the project (618,000 square feet of building area and 3159+ parking spaces), it is likely there will be some air pollutant emissions and/or deterioration of ambient air quality. Furthermore, due to the wide variety of uses, there may be objectionable odors created. The attached supplement documents air quality impacts and provides mitigation measures which must be met. Further Mitigation Measures for #2.a.b. A. See measures for Al & A2 for 1.e. WATER 3.b. Due to the construction of buildings and paving of parking and pedestrian areas, it can be expected that there will be a change in water absorption rates, drainage patterns, surface runoff on the site. 3.c. & i. Although the site borders the Whitewater Storm Channel on the north, the project will not detrimentally impact the Channel. The Coachella Valley Water District will require concreting of the enbankment along the Channel and the site will drain on-site storm water to the Channel through approved drainage devises. No mitigation measures needed. Mitiaation Measures for #3.b. A. Drainage disposal facilities shall be provided as required by the City Engineer. The Applicant shall comply with the provisions of the City Master Plan of Drainage, including payment of any drainage fees required therewith. B. Applicant shall provide subterranean storm drain facilities that will remove run-off from the 100 -year storm without causing ponding or flooding of the on-site parking lots and access roads, Highway 111, Washington Street, and Adams Street. 3.h. The Coachella Valley Water District (CVWD) has indicated they can provide water for the project without a substantial problem. New on-site distribution facilities will need to be provided for expansion of the system. Grading, landscaping and irrigation plans will need to be reviewed by CVWD to insure efficient water use. No mitigation measures needed. BJ/DOCSS.005 - 4 - PLANT LIFE 4. Although construction on the site will eliminate the native desert vegetation, there are no rare or endangered plants that will be affected. Additionally, the plants anticipated to be planted are common to the area and planted extensively in the Valley. No mitigation measures needed. ANIMAL LIFE 5.b. The property is within the habitat area of the Coachella Valley Fringe -Toed Lizard (Uma Inornata), which has been designated as an endangered species by the Federal Government. A Section 10-A permit may be obtained which allows disturbing of the site. Mitigation Measures for 45.b. A. Prior to issuance of any land disturbance permit, the Applicant shall pay the required mitigation fees for the Coachella Valley Fringe -Toed Lizard Habitat Conservation Program, as adopted by the City, in the amount of $600 per acre of disturbed land. NOISE 6.a. & b. It can be expected that there will be an increase in existing noise levels on and surrounding the site due to construction and subsequent operation of the shopping center. There may be noise impacts on future persons both in the center and to the north across the Channel (zoned residential). Mitiqation Measures for #6.1. & b. A. A noise study shall be prepared by a qualified acoustical engineer to be submitted to the Planning and Development Department for review and approval prior to submission of building plans for plan check or issuance of grading permit, whichever comes first. The study shall concentrate on noise impacts on building interior areas from perimeter streets, and impacts on the proposed residential uses to the north across the Wash and provide mitigation of noise as required in the General Plan. The study shall recommend alternative mitigation measures for incorporation into the project design. Study shall consider use of building setbacks, engineering design, building orientation, noise barriers, (berming, landscaping and walls, etc.) and other techniques. BJ/DOCSS.005 - 5 - LIGHT AND GLARE 7. There will be parking lot, sign, landscaping, building and security lighting utilized within the project. Mitigation Measures for #7 A. Exterior lighting for "Dark Sky" Lighting by the Planning and issuance of building shall be provided with adjacent streets and to the satisfaction Department. the project shall comply with the Ordinance. Plans shall be approved Development Department prior to permits. All exterior lighting shielding to screen glare from residential property to the north, of the Planning and Development RISK OF UPSET 10. The project includes will store gasoline and risk of explosion. Mitigation Measure for #10 two gasoline service stations which oil on-site. These items involve A. Project will be required to comply with all applicable local, County, and State requirements for service stations. HOUSING 12. There may be a small increase in demand for housing due to employment in the center. However, the great majority of employees most likely will come from the existing employment base in the Valley. Mitigation Measures for #12 A. None required. For those employees that may be brought in from outside the area, the existing housing market provides a variety of housing types and price ranges. TRANSPORTATION/CIRCULATION 13.a.b.c.d.f. With approximately 618,000+ square feet of building area and 3,159 parking spaces there can be expected to be an impact on the transportation system on and surrounding the site. A traffic impact analysis has been prepared which provides an analysis of traffic impacts and mitigation measures which could be imposed as conditions of approval. Furthermore, the Engineering Department has recommended the following mitigation measures. BJ/DOCSS.005 - 6 - Mitiaation Measures for #13.a.b.c.d.f. A. Applicant shall pay 1000 of the cost for design and construction of the following street improvements: 1. In general, the Applicant is responsible for all street improvements on the "development side" of the street centerline for all streets adjacent to the development site, unless specifically conditioned otherwise. All street improvements, including street lighting, shall be designed in accordance with the requirements of the City Engineer and Caltrans where appropriate. 2. Washington Street: From Highway 111 to the Whitewater Channel bridge: half -width General Plan street improvements and appurtenant conforms and amenities plus additional turning lanes at the Highway 111 intersection in accordance with the Washington Street Specific Plan. 3. Highway 111: From Washington to Adams Streets: as a minimum, Caltrans may require more, half -width General Plan street improvements and appurtenant conforms and amenities, plus turning lanes at the intersections, plus transitions as needed beyond the limits of the development site. 4. Adams Street: From Highway 111 to the Whitewater Channel: half -width street improvements and appurtenant conforms and amenities, plus turning lanes and appropriate transitions as needed at Highway 111 intersection. The 14 -foot wide travel lane is eligible for reimbursement. B. Applicant shall design loading docks that front along the Whitewater Channel in a manner that ingress to the docks occurs only from Adams Street and egress occurs only at Washington Street. C. A Caltrans encroachment permit must be secured prior to construction of any improvements along State Highway 111, and all Caltrans requirements shall be implemented. D. The right-of-way dedications for public streets shall be as follows: Washington Street: 50 -feet half -street plus additional right-of-way for extra lanes at Washington/Highway 111 intersection, all as needed on eastside of the centerline of the adopted Washington Street Specific alignment. BJ/DOCSS.005 - 7 - F. G. Highway 111: 60 -feet half -street minimum, or as required by Caltrans, plus additional right-of-way for extra lanes at Washington/Highway 111 intersection as needed. Adams Street: 44 -feet half -street plus additional right-of-way for appropriate transition and turning lanes at the intersection of Highway 111 as required by the City Engineer to compliment the future Primary Arterial street improvements south of Highway 111. Access to the site from public streets shall be as follows: Highway 111, if approved by Caltrans; Full access to Highway 111 shall occur only at two signalized intersections that match up with Simon Drive and the future access drive to Washington Square on the Southside of Highway 111. Full access to Adams Street shall occur at three locations only,none of which may be closer than 250 -feet from the Highway 111 intersection centerline. The northerly access shall be constructed at a location that provides adequate sight distance in both directions. Right turn in/out access only to Washington Street shall occur at one location only no closer than 450 -feet from the Highway 111 intersection centerline. Bus turnouts and bus waiting shelters shall be provided on Washington Street and Highway 111 as requested by Sunline transit when street improvements are installed. H. Street dedications, bikeways, easements, improvements, landscaping with permanent irrigation system and screening, etc., to satisfaction of City, shall be provided by Applicant/Developer for any site(s) where dedication of land for public utilities and/or facilities is required. T. The 24 -foot wide aisle next to satellite pads, that runs parallel to Highway 111 shall be widened to 30 -feet. J. Southerly access of Washington Street service station to main driveway shall be relocated further to the east to minimize traffic movement, turning, and stacking conflicts to satisfaction of the City. BJ/DOC,SS.005 - 8 K. On-site intersection located between pad "N" and "A" in Phase I area shall be redesigned to eliminate intersection which crosses in front of pad "N" (creates traffic confusion and hazards) to satisfaction of Engineering and Planning and Development Department. L. In Phase 3 area, short parking aisles near Highway 111 (perpendicular) shall be revised to align with long aisles to north (to eliminate traffic movement conflicts). M. Temporary access from signalized Highway 111 access to Phase 1 shall be paved as required by Engineering Department and Fire Marshal. N. Circulation of aisle next to pads in Phase 1 parallel to Washington Street and Highway 111 shall be revised to eliminate all 90 -degree and abrupt turns to satisfaction of Planning and Development Department. O. Washington Street. Right turn-in/out access only to Washington Street shall occur at one location only no closer than 450 -feet from the Highway 111 intersection centerline. P. An encroachment permit for work in any abutting local jurisdiction shall be secured prior to constructing or joining improvements. Q. Applicant shall accept responsibility for preparation of street plans at locations determined by City Engineer. R. The Applicant shall pay 7.250 of the cost to design and construct the Washington Street bridge expansion across the Whitewater Channel. S. Right turn in/out access only to Highway 111 may occur at six locations (if approved by Caltrans), none of which shall be closer that 600 -feet from the Washington Street intersection centerline or closer than 250 -feet from the Adams Street intersection centerline. T. Applicant shall participate in 504 of the cost to design and construct a low water crossing through the Whitewater Channel on Adams Street; half of the Applicant's cost responsibility is eligible for reimbursement. U. Traffic signals, including interconnect, are required at the following intersections; the Applicant shall pay a proportional share for the design and construction of these signals as follows: BJ/DOCSS.005 - 9 Highway 111/Washington Street, 100% front-end funding, 75% reimbursement Highway 111/Simon Drive, 100% front-end funding, 50% reimbursement Highway 111/Washington Square, 100% front-end funding, 50% reimbursement Highway 111/Adams Street, 100% front-end funding, 50% reimbursement Applicant may seek reimbursement from the City in a manner approved by the City Council. V.. Prior to issuance of a building permit, a site plan showing on-site parking area striping, directional arrows and stop signs shall be submitted for approval by the City Engineer and the Planning and Development Department. PUBLIC SERVICES 14.a.b.e.f. There will be an incremental increase in demand for police and fire protection. The Fire Marshal has indicated this project will contribute to the need for additional equipment, personnel, and/or facilities. Additionally, with the construction and widening of new roads, it can be expected that there will be additional maintenance of roads required. Mitigation Measures for #14.a.b.e.f. A. Development shall comply with all requirements of the Fire Marshal. B. If required by the Fire Marshal, Applicant shall contribute to fire mitigation fund, or participate in assessment district to provide , needed equipment, personnel and/or land. C. City should budget adequate funds to provide maintenance of public facilities. ARCHAEOLOGICAL/HISTORICAL 20. There is a possibility that the site contains significant archaeological finds, due to the historical use of the City by ancient Cahuilla Indians. An archaeological assessment has been prepared for the site and indicates several archaeological sensitive areas. BJ/DOCSS.005 - 10 - Mitigation Measures for #20 A. Mitigation measures as recommended by archaeological survey of the site shall be implemented prior to any disturbing of site. Applicant shall pay costs of carrying out mitigation measures. Monitoring Requirement Further more, monitoring is requires as follows: Prior to the issuance of a grading permit, the Applicant shall prepare and submit a written report to the Planning and Development Director demonstrating compliance with those conditions of approval and mitigation measures of SP 89-014, PP 90-434, and EA 89-150 which must be satisfied prior to the issuance of a grading permit. Prior to the issuance of a building permit, the Applicant shall prepare and submit a written report to the Planning and Development Director demonstrating compliance with those Conditions of Approval and mitigation measures of EA 89-150, PP 90-434, and SP 89-014 which must be satisfied prior to the issuance of a building permit. Prior to final building inspection approval, the Applicant shall prepare and submit a written report to the Planning and Development Director demonstrating compliance with all remaining Conditions of Approval and mitigation measures of EA 89-150, SP 89-014 and PP 90-434. The Planning and Development Director may require inspection or other monitoring to assure such compliance. DJ/DOCSS.005 - 11 - 11 CASE MAP � NORTH °A,%"°. SPT -89-014 SCALE: pp 90-434 N.T.S. WESTWAR J . t R -3-2D . • C ., pike SITS •10� I j i ,1h 0 -p -s • C! P! • Rte` ( • MK " !! 4 �1•�12,Q00 _ ham._ _ ' +.oma } r1l H -C! northwoo -2 G--� 11 CASE MAP � NORTH °A,%"°. SPT -89-014 SCALE: pp 90-434 N.T.S. PHASE I Summary (NET) 769,132 of land area 17.7 cc — so 182,8199f gross bldg area 3.2 /1 land -to -bldg ratio • 731atolls req'd 799 stalls pprov'd 4.V1oao p,* 'd 685 MeI.I I 111, s e.x 123 5 51118 e..p«I • �1w �rw •.w1 1 .[prr.lw PHASE II Summary (NET) 864,686of land area We « •• 214,399 T' gross bldg ores 3.0/1 long -to -bldg ratio • 858 stalls req'd 1140 atolls pDrov'd a.3 /1060 p,.r'd 1007 9x16 1 T 43 8 5x19 . + .N • .x • .9c Is e . va I m.w.na I.AXW 8 CRITERIA rA1 . (..mn.u^ �0 f ..,15. 1 +.1 RECD. 2/8/90 -----'--g_.__.___�._��� PHASE III Summary (NET) 943,737 sf land area 21.7 -- o o •• 220 376sf gross bldg area 3,S/1 land -to -bldg ratio • 882stolls req'd 1220 stalls prov'd 5.5/1 or. 'd 1132•XIe la 1 six. a 939 ee e.SxI6.:.a 0 % RR 1- mow[ I&I" A CRITERIA Mo rKi w.i.� r.A�w S r<= d� �a 100 �= Summary (NET) 2,577,555 of land area S9.2 -- so 617,594 sf gross bldg areo 3.2 /1 land -to -bldg ratio • 2471 stalls req'd 3159 stalls OOprov'd e.1/Io rrw•e ' Li M1'. •1fL1M •• ,16YE. .k .r�i�.RM . .YOCII Irirt. fT: Transpaciic Development Company 2377 CRENSW BdAEVA"'. SUITE Sao TORRANCE, CA /0501-3325 (213) 618-3400 COMMERCIAL PROJECT HIGHWAY 111h WASHINGTON STREET LA W INTA, CALIFORNIA Y W 14 Summary (NET) 769,132 sf landarea 17.7 .,n 6s 182,819 sf gross bldg area 3.2/1 land—to—bldg ratio 6 731 atolls req'd 799 slollsloLro 'd 674 6X1..1 all .IY& • 6:16{ 120 6 6X16 epYyaC1 . 1sR • 4/1000 W MHO ON U L I R[COh"NDATION OCR CITY*$ OIHCTION •• INCLUK$ ALL EXPANSION MEAS RECD 2/8/90 A m '. Yaa<cl ,a: Transpacific Develog! nl Comggj r "'� x177 CREN114M EVARD. SUI E v TORRANCE. G 60501 -JHS (213) 616-7600 U COMMERCIAL PROJECT I� HIGHWAY 117k WASHINGTON fTREET LA GUI NTA, CALI ORNIA to. •s' MAJOR A CR)TEgIA MAJOR A (117,•10r) S 0 1/1000 . 029 STALLS R1O'O MAJOR A (119,119 1 ♦ (33,971 Sr) - 150,777 Sr PARK ILIO • 5.S 101X7.77 STALLS REO'O 777 STALLS PROVIDED WITHIN MAJOR A PARCEL EXCLUO 140 REAR PARKING STALLS LAPD. RECD.FEB. 1, 1990 p pniAr ACANS STREET \■ ,� PLAZA q4 • �i oe Summary (NET) 929,965 s( land area 110.4 "'S. •• 21 802 sf gross bldg area 73.A /1 land—to—bldg rot !a • 871 stolls req'd 11982101 Is Drov'd 0.6/1060 PrR�•/ 1lot 9X19 •tell etre • 931E M •.SKt9 I, o-"4 • 7R • e/1000 SF BASED ON U.L.I. REOOM4NDATION PER CITY'S DIRECTION •• INCLUDES ALL EXPANSION AREAS A IIINOHAt FEWcf no: Transpacific Develo ent Com?on1 7377 CRENSEMW CVARO. Skit [ ] TORRANCE. CA 90501_3325 (713) 919-3700 COMMERCIAL PROJECT HIGHWAY 111& WASHINGTON STREET LA QUINTA, CALIFORNIA It" R ww.M i ft �E 9s �E.SOUTH ELEVATION WEST ELEVATION .r u,.. v•r SOUTH. ELEVATION SOUTH ELEVATION SOUTH ELEVATION 111 LA QUINTA TRANSPACIFIC DEVELOPMENT COMPANY 2377 C 9rbhaw Bmkvard, Sub 300 Torrance, CA. 905013325 (213) 816-3800 HVmay 111 & WashNgton Street La Wnta, Caftrria it (i l9al IViE. A �l in! �aeow 091ry 1 AMR l!i 7erA +rMG r rM.np r�Ei.i. �Y fY�>��11 +.* i 1910LAM f.�.-�•�r ■rL�'� 2@ !�� _ _, ■.■ �., :.u.. u ■ _lr=tea SOUTH ELEVATION ■ 8O0H ELEVATION "i m SOUTH ELEVATION J Y� off 1.1 Oaf Y 111 LA QUINTA TRANSPACIFIC DEVELOPMENT COMPANY V 2377 Qw W BwWvwd, SuYe 300 Two", M 80501.9325 (213) 818-M HBhway 111 a Waet*gton Street �y `' g I= OuYda Cailarr�a i EAST ELEVATION mOPB OSA , HOMAE WROVEUEM CENTER 1 &Hope ewer. NORTH ELEVATION NORTH ELEVATION im. mom an, n, NORTH ELEVATION 111 LA QUINTA TRANSPACWIC DEVELOPMENT COMPANY 23" CrKshaw Boulevard, Suite NO Tor WM, CA. 90501-3325 (213) 8183600 HVwAy 111 a Waahkplon Street La Ou1roa CaNl "" 2 EAST ELEVATION NORTH ELEVATON .. NORTH ELEVATION e +tea wsoa sus - --- VAX," aHaPe NORTH ELEVATION 111 LA QUINTA TRANSPACIFIC DEVELOPMENT COMPANY 2377 C 9mhaw Boulevard, Suite 300 Tomm, CA. 905013325 (213) 8183800 HIgIrmy 111 8 WaahWVM Str" La Oulnta, CoNomla 4 eECTgN SECToN 2 6ECTioH N B noN 6 u� 3 111 LA QUINTA TRAMIPACIFlC DBVRLOPMBNT COMPANY 2377 Cwlshm Bouk , SuIN 300 Tornrm, CA 806014325 (213) 6183800 HW" 111 8 Waehkp0on Street L.OuIMa, Homte 55.D. Adams Street - from Highway 111 to Westward Ho Drive: half -width General Plan street -improvements including all appurtenant conforms and amenities, plus a 14 -foot wide northbound travel lane, plus turning lanes and appropriate transitions as needed at the Highway 111 intersection to match the Primary Arterial street improvements on Adams Street south of Highway 111. QQIJ qc r GI r� Q-0 RIF''.' i - 1 1M 0 6 1990 11APINING ?: O."ITU)PPOENT DEPT. CITY OF Lt QUINTA PLANNING CCMMISSION NOTICE OF PUBLIC HEARING NOTICE IS HEREBY GIVEN that the City of La Quinta Planning Commission will hold a PUBLIC HEARING on February 13, 1990, at 7:00 P.M. in the La Quinta City Hall Council Chambers, 78-105 Calle Estado, on the following item: ITEM: SPECIFIC PLAN 89-014 AND PLOT PLAN 89-434 (ENVIRONMENTAL ASSESSMENT 89-150) APPLICANT: TRANSPACIFIC DEVELOPMENT COMPANY LOCATION: AREA BOUNDED BY WHITEWATER STORM CHANNEL ON THE NORTH, HIGHWAY 111 ON THE SOUTH, ADAMS STREET ON THE EAST, AND WASHINGTON STREET ON THE WEST. REQUEST: APPROVAL OF A COMMERCIAL SPECIFIC PLAN TO ALLOW CONSTRUCTION OF A COMMERCIAL SHOPPING CENTER WITH APPROXIMATELY 550,000+ OF FLOOR AREA ON 60+ ACRES AND APPROVAL OF A PLOT PLAN TO ALLOW CONSTRUCTION OF PHASE I OF THE PROJECT (THREE MAJOR STORES AND SOME RETAIL SHOPS) IN THE C -P -S ZONE. LEGAL: PORTION OF NORTHEAST QUARTER OF SECTION 30, T5S, R7E, S.B.B.M., AND PORTION OF THE SOUTHWEST QUARTER OF THE SOUTHEAST QUARTER OF SECTION 19, T5S, R7E, S.B.B.M. The La Quinta Planning and Development Department has completed an Environmental Assessment on the project. Based upon this Assessment, the project will not have a significant adverse effect on the environment; therefore, a Negative Declaration has been prepared. The La Quinta Planning Commission will consider a recommendation for the adoption of the Negative Declaration along with the Specific Plan and Plot Plan at the Hearing. Any person may submit written comments on the project to the Planning and Development Department prior to the Hearing and/or may appear and be heard in support of or opposition to the recommendtion for the Negative Declaration and/or the Specific Plan and Plot Plan at the time of the Hearing. If you challenge the decision of this project in court, you may be limited to raising only those issues that you or someone else raised either at the Public Hearing or in written correspondence delivered to the Planning and Development Department at, or prior to, the Public Hearing. The proposed project file may be viewed by the public Monday through Friday from 8:00 A.M. until 5:00 P.M. at the Planning and Development Department, La Quinta City Hall, 78-099 Calle Estado, La Quinta, California. ------------------------------------- DO NOT PRINT BELOW THIS LINE PUBLISH ONCE ON JANUARY 23, 1990 ` ART IN PUBLIC PLACES COMMITTEE MEETING MINUTES LA QUINTA CITY HALL - COUNCIL CHAMBER CONFERENCE ROOM March 2, 1992 The regular meeting of the La Quinta Art in Public Places Committee (APP) was called to order at the hour of 3:00 P.M. Present: Ron Kiedrowski Nancy Nard Meg Robertson John Walling Kay Wolff In addition to the APP Members, also present were Jerry Herman, Planning Director, and Stan Sawa, Principal Planner, City of La Quinta. MOTION: It was moved by Kay Wolff to approve the meeting minutes of February 3, 1992, seconded by Meg Robertson. Motion carried. INTRODUCTIONS: An introduction was made, of new committee member Nancy Nard. Introductions of John Eloe, representing Gruen Associates, and Tom Childers, representing Transpacific Development Company (TDC). PRESENTATIONS: Tom Childers, 'SDC. Tom Childers, on behalf of TDC, submitted for recommendation by the Committee to City Council, their Art in Public Places Application for the Highway 111 & Washington Project Theme Plaza. The description and title of the artwork, is a bronze sculpture, 59" x 17" x 15" titled "He Will Be Home Soon". Discussion of the proposed artwork included: The criteria TDC used for selecting this particular artist was, the type of material for the artwork, an artist they had previously commissioned and knew his work, and knowledge of the availability of this existing piece. Noting this particular bronze is an edition of 6, the committee wanted to know where the rest of the edition is located, their concern being they would prefer the other pieces not be in the Coachella Valley. Mr. Childers will apprise the committee of the location of the other pieces. PRESENTATIONS continued Page 2 Further discussion included lighting plans (La Quinta Planning Department will review lighting plans prior to installation of the bronze), size of the bronze (whether it will adequately fill the space for placement), protection from vandalism (a treatment is applied to the bronze), and an identifying plaque will be included. Kay Wolff asked if Tom found the APP Application Form cumbersome or lacking in any way. His only suggestion was that some artists prefer not to give out their home address (which is requested on the application form). Planning Department to incorporate this suggestion into a revised Application form. With regard to the Art in Public Places Development Fee, in discussing the individual fees for each building permit issued, Mr. Childers suggested the following: If the fees determined for all the building permits pulled by TDC for this Shopping Center development, exceed the value of the proposed Bronze Sculpture, and the committee later determines that the scale of the sculpture is too small, TDC will replace the sculpture with one of greater value and larger scale, up to the amount of the new determined fees. It was moved by John Walling, seconded by Meg Robertson, to recommend to City Council, approval of the submitted Art in Public Places Application by Transpacific Development Company. Motion carried. John Eloe, Gruen Associates John Eloe, the Architect for the La Quinta Civic Center, reviewed in-depth, plans and blueprints of some of the areas the committee has determined they would like to consider priority areas for artwork. (Not in order of priority) 1. Trellis, focal point of drive-in.entrance 12 ft. total height, 9 ft. center to center 2. Private Council Lounge and Public Waiting Room to Administration or Council, walls: 9 ft. high, 25 ft. wide - usable heights 3. End of Corridor from Reception Desk wall, 6 ft. high, 4 ft. wide - usable 4. End of Corridor Planning/Engineering side, wall, 6 ft. high, 9 ft. wide - usable 5. Three Department Conference Rooms, one full length wall in each, Approximately 8 ft. high, 19' wide - actual 6. Northern side of building, western end of public corridor, carved niche - 3'-4" off floor, 6' wide, 6" to 1' deep 7. Private Courtyard - Trellis 6' high, with 3' high wall PRESENTATIONS continued Page 3 Jerry Herman, Planning Director Presentation of Art in Public Places Account balance, including deposits thru development. Jerry Herman advised the committee, that August of 1992 is two years from the initial deposit thru development fees, in reference to Section 2.65.110 Art in Public Places Fund, Subsection F: Reimbursement. In the event fees have not been committed for a use as specified in subsection B within two years of their collection, the fees in the Art in Public Places Fund shall be distributed by the director of planning and development to the person or entity who has paid the fees or in any other manner permitted by law. Discussion included possibility of changing the ordinance to allow more time to commit the money. Committee decided against changing the ordinance. Staff to provide copy of adopted procedures for approving and purchasing artwork. Presentation of Artist Slides Rescheduled to March 12, 1992 at 11:30 - lunch meeting. Review of slides and photographs submitted by artists, to prioritize for future use. ANNOUNCEMENTS: The next regular meeting of the Art in Public Places Committee will be held on Monday, April 6, 1992 at 3:00 p.m. ADJOURNMENT: There being no further business to discuss, the meeting was adjourned by Ron Kiedrowski at 5:30 p.m. ARTIST PHOTOGRAPHS TOTAL POINTS ARTIST RANK 12 David Phelps/Cast Bronze 1T 12 Betty Gold/Sculpture 1T 12 Gwynn Murrill/Wood,Bronze,Stone,Aluminum 1T 12 Harold Pastorius/Sculpture 1T 12 Ed Massey/Mixed Medium 1T 11 David Falossi/Stone,Glass,Stainless Steel 6T 11 Michael Blaine Hill/Steel & Stone Sculpture 6T 10 Peggy Mach/All Mediums 8T 10 Alonzo Davis/Painting Neon 8T 10 Nancy Gong/Glass 8T 9 Karl Ciesluk/Sculpture 11 8 Fletcher Benton/Sculpture 12 7 Bruce Beasley/Sculpture 13T 7 Stan Beckman/Acrylic Paintings 13T 7 Peter Ladochy/Mosaics 13T 6 Nobuyo Okuda/Mixed Mediums 16T 6 Alan Hannush/Steel Plate 16T 6 Maryrose Carroll/Welded Bronze, Aluminum & Steel 16T 5 Joanna Giangardella/Mixed Mediums 19 3 Alice Asmar/Mixed Mediums 20 2 Mike Brennan/Baku Ceramics 21 ARTIST SLIDES TOTAL POINTS ARTIST RANK 15 John Gilbert/Mixed Types Abstract 1T 15 DeWain Valentine/Sculpture & Painting 1T 15 Robert Feldman/Concrete Steel & Landscaping 1T 14 Norman Looney/Mixed Medium 4T 14 Lowell Jones/Sculpture 4T 13 Roberto Delgado/Mural Painting, Oil on Canvas 6T 13 Roger Berry/Sculpture 6T 12 Roberto Salas/Mixed 8 11 Rebecca Conviser/Tapestries, Metals, etc. 9T 11 William Disbro/Stainless Steel 9T 7 Kenneth Capps/Furniture & Sited Sculpture 11 6 Kenny Schneider/Sculpture 12 5 Ruth Waters/Sculpture 13T 5 Robert Perless/Sculpture 13T 4 George Duggar/Sculpture 15T 4 Victor Arbogast/Metal Sculpture 15T 4 Sydney Hamburger/Sculpture 15T 4 Martin Sturman/Steel 15T 4 Ellen Phillips/Sculpture 15T 4 Cindi Harper/Sculpture 15T 3 Laura La Foret/Sculpture, Painting 21T 3 Lucy Blake Elahi/Wood Wall Reliefs & Drawings 21T 2 Claudia Chapline/Painting & Design 23T 2 David VanderVeer/Oil on Canvas 23T 1 Cho Li-Ching/Oil on Canvas 25 A-rT-.4 City of La Quinta Highway 111 & Washington Street RETAIL DEVELOPMENT OPPORTUNITIES Market Study Review and Assessment Prepared for TRANSPACIFIC DEVELOPMENT COMPANY DRAUGHON ASSOCIATES Realty Development Services 14241 E. Firestone Blvd., Fourth Floor La Mirada, CA 90638 November 8, 1989 DRAUGHON ASSOCIATES Introduction The purpose of this study is to provide an assessment of the near-term retail commercial development opportunity for a 61.7 -acre site located in the City of La Quinta. The findings of this study are subject to further modification should market conditions change. Nevertheless, the estimates provided herein are considered reasonable in that they are derived from data obtained from previous studies prepared for the City. An objective of this study is to provide the City a more definitive projection of the supportable demand for retailing activity within the Highway 111 corridor and at the subject site. At the same time, this report seeks to provide some sense of consistency and/or continuity between the previous projections and the updated estimates. As discussed in subsequent sections of this report, a measure of consistency is difficult to achieve. This is due to the changing characteristics of the retail market coupled with the differing objectives and parameters of the various studies. This study examined the broad demographic and economic growth experience in the upper Coachella Valley as provided by Agajanian & Associates in 1987 and 1989. An investigation of other relevant reports including a Laventhol & Horwath analysis prepared for a site in the immediate vicinity of the subject property was made. Finally, a detailed demographic analysis prepared in August 1989 by Derrigo Demographic Studies was evaluated. The Derrigo report is considered to be the most appropriate barometer for projecting the near-term retail commercial opportunity. The report focuses on current residential developments, building permits and planning activities within a defined geographic area. Due to its near-term focus it is considered to be more reliable in estimating growth than the prior studies which attempt to identify long-term trends. As a result there is a substantial reduction in the generalisations which are necessary to long-term projections. Summary of Findings The overall pace of retail commercial growth in the Valley has perhaps lagged the pace of population growth when the `tourist' market segment is deducted from the evaluation. When evaluated in terms of supportable square feet on an expenditure potential basis, the retail growth has in fact lagged behind population growth which is atypical pattern of development. 2. The projected near-term population growth is substantially higher than that estimated within the parameters of the long-term studies. 3. The propensity for 'regional' retailing within the La Quinta Highway 111 corridor is much higher in the near-term due to both the higher estimates of population growth and to the changing characteristics of retail market segmentation with its Inherent expansion of trade areas. 4. The La Quinta Highway 111 corridor is well positioned to capture a significant portion of the regional serving community retailing activities. This opportunity can be greatly enhanced by developing critical mass and market synergy early as to avoid being 'pre-empted' by other retal nodes. 5. The supportable retail square footage per the retail expenditure potential for the subject site is commensurate with or in excess of the proposed development program indicating a strong level of potential support for both the Initial phase and subsequent phases of development. W DRAUGHON ASSOCIATES Area Development Characteristics The Coachella Valley constitutes an important subregional economy within the greater San Bernardino and Riverside counties region. The area extends from Palm Springs to Indio and Coachella to the southeast. This subregion has historically been predominated by tourist oriented retail commercial activities. The area's economy in recent years however has been rapidly expanding. This expansion has included a significant increase in community and regional retailing activity to serve the area's growing seasonal and nonseasonal (permanent) population. While the City of Palm Springs was the principal resort community within the Valley, the cities of Cathedral City, Rancho Mirage, Palm Desert, Indian Wells, La Quinta and Indio have consequently benefited as they gained recognition as being part of the Palm Springs resort market area. Current development trends In fact continue southeastward beyond the communities neighboring Palm Springs. The cities of Palm Desert, Indian Wells and La Quinta are experiencing among the highest population growth rates in the Valley. This trend is projected to continue through to the mid- 19W's. It is anticipated that the City of La Quinta will be a major beneficiary of this growth. At the same time, the expanding retail commercial activity is expected to continue to locate primarily along Highway 111. This will continue to occur in subregional nodes at the intersections of major north -south arterial roadways located along the corridor. Additional nodes in the Valley are emerging in close proximity to Interstate Highway 10. Site Locational Attributes The subject site is located at the northeast corner of the Highway 111 and Washington Street intersection. Comprised of approximately 61.7 acres, the site represents over 20.5% of the City of La Quinta's Highway 111 Corridor market area. The predominate market segment to be served by the corridor Is anticipated to be community/regional along with a large measure of tourist commercial. The site is extremely well positioned at the intersection of the two major arterials in the City which provide excellent local and regional access. The site possesses clear unobstructed visual access along both arterials and has over 3,450 feet of frontage directly onto Highway 111. Additionally, the site's configur- ation is particularly well-suited for community/regional retailing due to its long rectilinear shape and its well proportioned depth which is in the general range of from 600 to 800 feet. The overall scale and diversity of the planned center should enable the development to achieve a high level of market synergy. This will likely extend its trade area well beyond that of its smaller scale competitors. Also, it should result in the center 'capturing' a substantial share of the local market and a significant portion of the regional market. Market Segmentation and Emerging Trends A primary criterion for delineating the retail trade area is to specifically define the type of retail activity to be evaluated. The process of delineating a trade area has become increasingly complex in recent years. This is due in part to the rapidly changing retailing environment coupled with economic and social pressures. 2 DRAUGHON ASSOCIATE, Previous distinctions between neighborhood, community, regional, and super regional retail markets are becoming less discernible as new retailing trends emerge. The Urban Land Institute (UU) in its "Developmental Trends 1988" identifies the following retail development trend characteristics. First, the historically defined neighborhood center in expanding terms of size, goods and services provided, as well as the market area served. Second, the traditional community/strip centers and regional centers appear to be merging in terms of their respective sizes, goods and services and trade areas. These trends are particularly applicable to the City of La Quinta's Highway 111 corridor and to the subject site. The emerging heterogeneous community center appears to be in for even further segmentation In terms of the variety of 'types' of centers to be developed. The new centers currently consist of off-price malls, fashion centers, home improvement center, auto malls, entertainment -oriented malls, etc. The centers are anchored by a variety of kinds of stores such as lwarehouse/wholesale' retailers, superstores, discount stores, sport and health facilities, and entertainment complexes. Personal service and other service oriented businesses like banks, insurance and real estate agencies, medical and other professional practices make up over 27 percent of the tenancy while accounting for just 8 percent of the leasable area. This redefined community center has demonstrated its competitiveness with the historical regional centers. Like the regional centers, the community centers are characterized by destination retail stores which carry a wide variety of general merchandise, as well as apparel and specialty goods. As a result of these changing characteristics, this study has combined the community and regional market segments as addressed in Agajanian & Associates studies for the purpose of our evaluation. Additionally, the 'tourist" market segment has been substantially eliminated from our review given the lack of specific data which might identify the likely measure of overlapping utilization by the permanent population. Trade Area Definition Predicated on the market segmentation characteristics identified above, the trade/market area for the subject site is more appropriately delineated as a 5 to 10 mile distance. The specific demarcation may be either greater than or less than the area identified depending on the relative location of duplicative and/or competitive centers. The above trade area delineation reflects an expansion of the 3 mile primary market area (PMA) utilized in previous studies and reports provided to the City. The delineation is however consistent with the demographic analysis prepared for the site by Derrigo Demographic Studies, dated August, 1989. The demographic analysis focuses on the near-term population growth in the PMA for a two year period from August 1989 to August 1991 and extends beyond as necessary to accommodate the absorption of the housing units currently planned. The trade area is identified to consist of an approximate 64,093 nonseasonal population with a 100,411 seasonal population within a 5 -mile area, and a 116,697 nonseasonal with a 179,896 seasonal population within a 10 -mile area. The previous studies by comparison utilized a projected population of 47,486 for the year 1990 (assumed to be nonseasonal). This figure was projected to increase to 61,206 by 1995. Projected population growth in the trade area by August 1991 will place the nonseasonal and seasonal population at 101,256 (+58%) and 137,574 (+37%) respectively within a 5 -mile area. The 10- mile area will total 176,264 (+51%) nonseasonal and 239,463 (+33%) seasonal in the same period. However, the total 3 DRAUGHONI' ASSOCIATES projected population at the buildout of all the currently proposed units will increase these numbers by 42.1% and 55% for nonseasonal within 5 and 10 mile areas respectively. The projected seasonal populations will increase by an additional 31 % and 40% within the 5 and 10 mile areas respectively. Population Growth As addressed in the previous studies, population growth Is used as a major indicator of economic growth and market support. The studies Identified varying ranges of projected growth depending on various reporting sources, geographic delineation, economic outlooks, time frames and historical trends. Generally the projected growth rates emphasized the historical trends and more particularly those of the period from 1980. While there is some measure of acknowledgment to the atypical economic conditions which were prevalent during the 1980 to 1984 period, the projections nevertheless negate this factor in their computation of future growth rates. There is a measure of consistency between the previous studies and the Derrigo analysis. The near-term population growth is indicated at rates much higher than either the historical rates or the mid -and long-term rates. The 1987 Agajanian report indicated that the population projections for La Quinta anticipated a rapid (21 %) annual growth rate to 1990. Thereafter the rate is anticipated to level off at approximately 5%. The report indicated that the projected short-term growth rate of 10% appeared optimistic in light of historical trends. Nevertheless, short-term growth has in most cases exceeded the projections and appear likely to continue to do so. More significant however is the recent growth and projected short-term growth in the delineated market area. These factors will most directly affect development opportunities in the La Quinta Highway 111 corridor and the subject site in the immediate period. Retail -Goods Supportable Demand An analysis prepared in April 1985, by Laventhol & Horwath evaluated the supportable demand for retail goods in the Highway 111 corridor. The analysis assumed the PMA was limited to 3 miles. The analysis Indicated that the supportable retail development in the 3 -mile PMA increased from 1.1 million square feet in 1985 to 2.0 million in 1990 and to 3.5 million in 1995. The basis for this assumption was the conversion of the retail expenditure potential of the trade area population Into supportable square footage of retail space per data provided in the Urban Land Institute, Dollars and Cents of Shopping Centers 1984. The same methodology was updated for this assessment and applied to the expanded trade area to include the redefined community center market segment. The revisions indicate the total supportable demand in the redefined market area to be from between 3.8 million to 6.7 million square feet in 1991. It should be noted that these estimates reflect the total square footage which can be supported by PMA residents' expenditures. While a portion of these expenditures may be actually expended outside the PMA (leakage), another portion may be expended in the PMA by outside residents (capture). Conclusions The estimated population growth in the delineated market area is projected to increase far more in the near term than the previous estimates of 10.5%. The two year growth projected by Derrigo Demographic Studies Indicated an increase in the permanent population of 58% in a 5 -mile area and of 51% in a 10 -mile area. This coupled with a corresponding increase in the seasonal population will likely result in a commensurate increasing measure of retail market demand and support. 4 DRAUGHON ASSOCIATE Additionally, the previous low estimates of the regional retailing activity near-term growth were predicated on somewhat narrowly defined assumptions as to market characteristics and competitive boundaries. We believe the major share of all retail commercial activity will be in the broadly expanded neighborhood, community and regional market segments with a major portion serving the community -regional market. The propensity for this growth is clearly reflected in attached Retail Expenditure Potential and Supportable Retail Square Footage exhibits. A total supportable retail development of over 322,000 square feet is estimated to exist at the subject site. This amount increases to over 442,000 square feet In 1991 and expands to over 579,000 at buildout. These estimates are rounded to the nearest 1,000 square feet. As proposed, the center will provide approximately 453,090 square feet of retail space which reflects 17.2% of the 5 -mile La Quinta Highway 111 market share and 12.1 % of the respective 10 -mile market share. The proposed development is approximately 68% to 78% of the total estimated supportable demand for the site. The retail development opportunity for the Highway 111 corridor and the subject site can be easily supported by the current PMA expenditure potentials. Assuming the project commences construction in 1990, a strong rate of preleasing can be expected for the initial phase of development (approximately 179,195 square feet). Subsequent phases should proceed immediately so that the entire center might be fully operational by 1995. RETAIL EXPENDITURE POTENTIAL FOR PMA RESIDENTS Washington Street/Highway 111 City of La Quinta, California Transpacific Development Company Aggregate Income (1989 - $000) Retail Expenditure Potential Apparel General Merchandise Food Drugs Liquor Eating 8 Drinking Home Furnishings/Appliances Building Materials Specialty/Other Retail Stores TOTALS: Derigo Projected Population 1.67% 4.48% 11.25% 1.58% 0.59% 4.35% 1.64% 2.75% 3.84% 32.15% 1989 5 mile 10 mile 1991 5 mile 10 mile Buildout 5 mile 10 mile $1,258,264 $2,254,302 $1,723,959 $3,000,745 $2,258,099 $4,214,424 21,013 37,647 56,370 100,993 141,555 253,609 19,681 35,618 7,424 13,300 54,735 98,062 20,636 36,971 34,602 61,993 48,317 86,565 $404,532 $724,758 Nonseasonal (Permanent) 64,093 116,697 Seasonal 100,411 179,896 Persons / Household 5 mile PMA 2.89 Mean Household Income $36,215 Persons / Household 10 mile PMA 2.94 Mean Household Income $35,720 Source: Derrigo Demographic Studies; Draughon Associates; Urban Land Institute, Dollars and Cents of Shopping Centers, 1987. 28,790 50,112 77,233 1341433 193,945 337,584 27,239 47,412 10,171 179704 74,992 130,532 28,273 49,212 47,409 82,520 66,200 115,229 $554,253 $964,739 101,256 176,264 ,137,574 239,463 37,710 70,381 101,163 188,806 254,036 474,123 35,678 66,588 13,323 24,865 98,227 183,327 37,033 69,117 62,098 115,897 86,711 161,834 $725,979 $1,354,937 143,881 273,117 180,199 336,316 Projected Net Change 5 mile 10 Mile $999,835 $1,960,121 16,697 32,734 44,793 87,813 112,481 220,514 15,797 30,970 5,899 11,565 43,493 85,265 16,397 32,146 27,495 53,903 38,394 75,269 $321,447 $630,179 79,788 156,420 79,788 156,420 SUPPORTABLE RETAfL SQUARE FOOTAGE BASED ON PMA EXPENDITURE POTENTIAL Washington Street/Highway 111 City of La Quinta, California Transpacific Development Company Retailing Categories Apparel $143 General Merchandise $113 Food $251 Drugs $140 Liquor $225 Eating 3 Drinking $176 Horne Furnishings $80 Building Materials $90 Specialty/Other Retail Stores $100 TOTAL SUPPORTABLE RETAIL GROWTH: LA QUINTA HIGHWAY 111 CORRIDOR ESTIMATED RETAIL MARKET SHARE/CAPTURE: (Percentage Share 5 mile PMA 52.00%) (Percentage Share 10 mile PMA 25.00%) WASHINGTON -ADAMS SITE MARKET SHARE/CAPTURE: (Percentage HWY1119 5 mile PMA 22.00x) (Percentage HWY111, 10 mile PMA 8.25%) 1989 5 mile 10 mile 146,944 263,265 498,852 893,741 563,963 1,010,394 142,004 254,414 32,994 59,113 310,992 557,171 257,944 462,132 384,470 688,815 483,174 865,652 2,821,337 5,054,697 a=asxa== - ====a===== 1,467,095 2,025,435 322,761 368,824 Source: Urban Land Institute, Dollars and Cents of Shopping Centers, 1987; Draughon Associates. 1991 5 mile 10 mile 201,330 350,437 683,481 1,189,676 772,691 1, 344, 95 194,561 338,655 45,206 78,686 426,092 741,661 353,412 615,153 526,765 916,894 662,000 1,152,286 3,665,538 6,728,404 2,010,080 2,725,796 442,218 501,264 Buildout 5 mile 10 mile 263,708 492,174 895,246 1,670,851 1,012,096 1,888,935 254,643 475,628 59,212 110,512 558,110 1,041,633 462,910 863,957 689,975 1,287,741 867,110 1,618,339 5,063,211 9,449,768 ==s==aaeaa asssaaa�aa 2,632,870 3,729,509 579,231 669,704 Projected Net Change (1989 to Buildout) 5 mile 10 mile 116,764 228,909 396,395 777,110 448,133 878,540 112,838 221,214 26,218 51,399 247,118 484,462 204,966 401,825 305,505 598,926 383,937 752,687 2,241,874 4,395,071 asxxsasaa= xazxaasmss 1,165,775 1,704,074 li DRAUGHON ASSOCIATE, MARKET AREA DELINEATION MAP 5 mi 0 1 2 3 4 5n DRAUGHON ASSOCIATE COMPETITOR RETAIL OUTLET LOCATIONS _ ThousaM Pa'lre►s Proposed Price Club a Home Club hrw Marshall Palm Desert Q 1 2 3, 4 5m PHASE I Summary (NETT 767.195 sf land area ,7.s acre. 179, 582sf gross bldg area 3.3 /1 land -to -bldg ratio a 718stalls req'd 840 stalls /,Op,roo. d axis stall •axis compact • */WW A 11040 do e.l.l. le7tewO -1- 1 PHASE III Summary 623,094 sf land area 14.70 scree PHASE II ' Summary i 269 05i f land area s Zs. if acre• . �,t•. sl.T acre■ }/ 0 273.50891' gross bldg area �% 3.6/1 land -to -bldg ratio �s 1095 stalls req'd u• 1700 stalls �rov'd ....e. wast w. Transpacific Development Company ,c¢ a7T CISN"N sOULOVQ WIT 700 TOWAK& CA SMI-33Mez Ola sls-170 s.tL prov'0 alis ete,l clic •'�,� ,o� LA GUINTA, CALIFORNIA •.axis compactA1/1_ • Uw0 r W.L.J. 16010.Orr,a nr r plo— w w a" w rJ ,fes * Fn .0 ✓ s' ''fS.CD �` k .rl r ,jr ��" � w•rrwr .A t'4 Amt , .=� ,y] }-�'1t�',•t"� y •� ��rw =� �� ' � �1 `�1 1•,1l �+, �'S`,�,'� � 9r�Y;'j==Gµ,�R^[ .���`• �� re+eA � S too Mt ";a 5 Summary -'' 2,687.800 sf land area . �,t•. sl.T acre■ •� r ;to �s u• N 7 ....e. wast w. Transpacific Development Company a7T CISN"N sOULOVQ WIT 700 TOWAK& CA SMI-33Mez Ola sls-170 COMMERCIAL PROJECT HIGHWAY 111 C WASHINGTON STREET LA GUINTA, CALIFORNIA nr r plo— w w a" w SunLine Transit acr, s MEMBER AGENCIES Cathedral City Coachella Desert Hot Springs Indio La Quinta Palm Desert Palm Springs Rancho Mirage Riverside County Mr. Stan Sawa Principal Planner City of La Quinta 78105 Calle Estado P. O. Box 1504 La Quinta, CA 92253 RE: Specific Plan 89-014 Dear Mr. Sawa: JAN 12 1090 CITY OF LA QUINTA PLANNING & DEVELOPMENT DEPT. January 9, 1990 Thank you for allowing SunLine Transit Agency to review the 111 La Quinta Commercial Center Plans. SunLine Transit Agency currently operates service on both State -Highway 111 and on Washington Street. Bus service is currently provided at fifteen to thirty minute frequencies on Highway 111 and sixty minute headways on Washington Street. We therefore ask that bus turnouts be built upon both of these streets as close to the intersection of Washington and Highway 111 as possible. These improvements should also include a passenger waiting shelter on both Highway 111 and Washington Street. The stop on Washington Street should be located as close to the intersection as is feasible. The stop on Highway 111 should be located on the west side of the approved proposed signal, as close as is feasible. SunLine Transit Agency has suggested standards for bus turnouts and passenger waiting shelters. We will be happy to work with the City and with the developer to create an acceptable design. We wish to bring to the City of La Quinta's attention that all four corners of the intersection of Washington and Highway 111 now have some development proposed for them. This is a major concern to SunLine Transit Agency in that Washington and Highway 111 is a major transfer point for our system. As I have described earlier, we currently operate bus service on Washington Street and on Highway 111. However, given the design of the 32-505 Harry Oliver Trail • Thousand Palms, California 92276 • (619) 343-3456 Mr. Stan Sawa January 9, 1990 Page 2 intersection, passengers wishing to transfer from one route to another at this location must walk great distances. In addition, the intersection is not conducive to pedestrian crossings. We understand that there is a project funded by Measure A which will study the redesign of this intersection. We strongly encourage the City of La Quinta to meet with SunLine Transit Agency as they redesign this intersection and as they review the three proposed projects on the three undeveloped corners of this intersection so that some design can be built to facilitate transfer activity between bus routes in addition to other pedestrian traffic. We feel that this is a very necessary step to preserve the safety of not only bus users but other users of the developments. If at all possible, an off-site transfer location should be designed into one of the four corners and/or a pedestrian flyover should be considered for this intersection. We realize that this is a major project. We also realize that the responsibility for such an improvement should be borne by all four developers in the area. Therefore, we ask the City to take the lead in pulling together developers, SunLine and city engineers to design a safe and effective transit stop location. Yours Very Truly, SUNLINE TRANSIT AGENCY r r � r. Debra Astin Senior Planner DA/ cmb 6 ii SOUTHERN CALIFORNIA gaS COMPANY 1981 LUGONIA AVENUE - REDLANDS, CALIFORNIA MAILING ADDRESS: BOX 3003, REDLANDS, CALIFORNIA 92373-9982 January 2, 1990 City of La Quinta- 78-105 Calle Estade RECLALO La Quinta, Ca 92253 ATTENTION: Stan Sawa I ^. i I - 8 1990 RE: Specific Plan No. 89-014 CITY OF LA QUINTA PLANNING & DEVELOPMENT DEPT. Thank you for inquiring about the availability of natural gas service for your project. We are pleased to inform you that Southern California Gas Company has facilities in the area where the above named project is proposed. Gas service to the project could be provided from a 6" gas main in Highway III and Washington Street without any significant impact on the environment. The service would be in accordance with the Company's policies and extension rules on file with the California Public Utilities Commission at the time contractural arrangements are made. You should be aware that this letter is not to be interpreted as a contractural commitment to serve the proposed project, but only as an informational service. The availability of natural gas service, as set forth in this letter, is based upon present conditions of gas supply and regulatory policies. As- a public utility, the Southern California Gas Company is under the jurisdiction of the California Public Utilities Commission. We can also be affected by actions of federal regulatory agencies. Should these agencies take any action which affects gas supply or the conditions under which service is available, gas service will be provided in accordance with revised conditions. Typical demand use for: a. Residential (System Area Average/Use Per Meter) Yearly Single Family 799 therms/year dwelling unit Multi -Family 4 or less units 482 therms/year dwelling unit Multi -Family 5 or more units 483 therms/year dwelling unit These averages are based on total gas consumption in residential units served by Southern California Gas Company, and it should not be implied that any particular home, apartment or tract of homes will use these amounts of energy. b. Commercial Due to the fact that construction varies so widely (a glass building vs. a heavily insulated building) and there is such a wide variation in types of materials and equipment used, a typical demand figure is not available for this type of construction. Calculations would need to be made after the building has been designed. To insure the existing facilities are adequate to accommodate the new development, an engineering study will be required. Detailed information including tract maps and plot plans must be submitted to the Gas Company Market Services Representa- tive, 1-800-624-2497, six months prior to the actual construction of the natural gas pipeline. We have developed several programs which are available, upon request, to provide assistance in selecting the most effective applications of energy conservation techniques for a particular project. If you desire further information on any of our energy conservation programs, please contact our Area Market Services Manager, P.O. Box 3003, Redlands, CA 92373-0306, phone 1-800-624-2497. Sincerely, Roger Baughm Technical Supervisor RIB: mc cc: Environ Affairs - ML209B ,$ A T rEJ? ESTABLISHED IN 1918 AS A PUBLIC AGENCY ©rsrRi COACHELLA VALLEY WATER DISTRICT POST OFFICE BOX 1058 - COACHELLA, CALIFORNIA 92236 - TELEPHONE (619) 39&2651 DIRECTORS OFFICERS TELLIS CODEKAS, PRESIDENT THOMAS E. LEVY, GENERAL MANAGER -CHIEF ENGINEER RAYMOND R. RUMMONDS, VICE PRESIDENT BERNARDINE SUTTON, SECRETARY JOHN P. POWELL KEITH H. AINSWORTH, ASSISTANT GENERAL MANAGER DOROTHY M. NICHOLS REDWINE AND SHERRILL. ATTORNEYS THEODORE J. FISH January 5, 1990 File: 0163.1 RECEi D Planning Commission I ^.PJ i 0 1990 City of La Quinta `' Post Office Box 1504 CITY Or LA QUINTA La Quinta, California 92253 PLANNING & DEVELOPMENT DEPT. Gentlemen: Subject: Specific Plan 89-0141, Portions of Section 19 and 30, Township 5 South, Range 7 East, San Bernardino Meridian This area is protected from stormwater flows by the Coachella Valley Stormwater Channel and may be considered safe from stormwater flows except in rare instances. There may be erosion of the banks of -the Coachella Valley Stormwater Channel during periods of unusual rainfall and discharge. The developer shall construct concrete slope protection on the banks of the Stormwater Channel to prevent erosion. Plans for concrete slope protection shall be submitted to the Coachella Valley Water District for review. A portion of this area is adjacent to the right-of-way of the Coachella Valley Stormwater Channel. We request that the developer be required to install suitable facilities to prohibit access to this right-of-way. The developer shall obtain an encroachment permit from the Coachella Valley Water District prior to any construction within the right-of-way of the Coachella Valley Stormwater Channel. This includes, but is not limited to, surface improvements, drainage inlets, landscaping, and roadways. The district will furnish domestic water and sanitation service to this area in accordance with the current regulations of this district. These regulations provide for the payment of certain fees and charges by the subdivider and said fees and charges are subject to change. TRUE CONSERVATION USE WATER WISELY Planning Commission -2- January 5, 1990 The district will need additional facilities to provide for the orderly expansion of its domestic water system. These facilities may include wells, reservoirs and booster pumping stations. The developer will be required to provide land on which some of these facilities will be located. These sites shall be shown on the tract map as lots to be deeded to the district for such purpose. This area shall be annexed to Improvement District No. 55 of Coachella Valley Water District for sanitation service. There are existing district facilities not shown on the development plans. There may be conflicts with these facilities. We request the appropriate public agency to withhold the issuance of a building permit until arrangements have been made with the district for the relocation of these facilities. Plans for grading, landscaping, and irrigation systems shall be submitted to Coachella Valley Water District for review. This review is for ensuring efficient water management. If you have any questions please call Bob Meleg, stormwater engineer, extension 264. Yours very truly, om OLevy General Manager -Chief Engineer RF:lmf cc: Don Park Riverside County Department of Public Health 79-733 Country Club Drive, Suite D Bermuda Dunes, California 92201 Planning & Engineering Office 79.733 Country Club Drive, Suite F Indio, CA 92201 (619) 342.8886 To: City of La Quinta Planning Division RE: Specific Plan 89-014 Commercial Center RIVERSIDE COUNTY FIRE DEPARTMENT IN COOPERATION WITH THE CALIFORNIA DEPARTMENT OF FORESTRY AND FIRE PROTECTION GLEN J. NEWMAN FIRE CHIEF January 16, 1990 RECEIVED JAN 17 1990 CITY OF LA QUINTA PLANNING & DEVELOPMENT DEPT. /" 0111FORN4 A 1N QEREPECoq RUrtir C af"iTsi'�r D F Planning & Engineering Office 3 760 12th Street Riverside, CA 92501 (714) 787.6606 With respect to the review/approval of the above referenced document, the Fire Department has the following comments; The "First -In" (initial attack) fire stations are located within 2-1/2 to 3 miles, and have a response time of five to six minutes. The response times of emergency vehicles could be delayed during peak travel hours at intersections receiving a Level of Service of "E" or "F". This project will contribute to the need for additional equipment, personnel, and/or facilities. Impacts associated with capitol improvements such as land, buildings, and equipment can be mitigated with appropriate budget action, and/or developer participation in a fire protection mitigation program or assessment district. The proposed project will have a cumulative adverse impact on the Department's ability to provide an acceptable level of service. These impacts are due to the increased number of emergency or public service calls generated by additional buildings and human population. The continuing costs necessary for an increased service level could be mitigated by an increase in the Fire Department's operating budget. All questions regarding the meaning of these comments should be referred to the Fire Department Planning & Engineering Staff. Sincere "Dente n i s Dawson Deputy Fire Marshal Planning & Engineering Office 79.733 Country Club Drive, Suite F Indio, CA 92201 (619) 342.8886 TO: Jerry Herman Planning Director City of La Quinta RE: Specific Plan 89-014 RIVERSIDE COUNTY FIRE DEPARTMENT IN COOPERATION WITH THE CALIFORNIA DEPARTMENT OF FORESTRY AND FIRE PROTECTION GLEN J. NEWMAN FIRE CHIEF February 2, 1990 F E B -2 1990 CITY OF LA QUiNTA PLANNING & DEVELOPMENT DEPT. ool— ra1F0R*1,4 —1 pi' I*%Ikt*PROTfo%ET 01 CT? y 00 C F Ai /�1�: pF Planning & Engineering Office 3760 12th Street Riverside, CA 92501 (714) 787.6606 As per your request, the payment of fire protection impact mitigation fees by the project proponents have been included with the Fire Department conditions for the above referenced project. Since the City does not have an adopted mitigation fee program for fire protection impacts, the formula used to calculate fees for this project was based upon the current standards used in determining resource requirements. A fire station is required for each 2,000 dwelling units or 3.5 million square feet of commercial/industrial occupancy. This project is proposing to construct 548,716 square feet of commercial area which is 15.7% of 3.5 million square feet. The costs today to provide a fire station is estimated at $195009000 which includes land, - building,and engine. The percentage of impact of this project to the cost of a fire station is $235,500 , (15.7% x $1,500,000.). The Riverside County Fire Department has a fire protection impact mitigation fee program that is uniformly applied to all projects in the unincorporated areas and within the Cities that have adopted those fees by ordinance. These fees are utilized to mitigate the impacts associated with capitol improvements or one-time costs such as land, buildings, and -equipment. If desired, we can propose such a program for adoption by the City. Please let me know if you need any additional information regarding this specific project or our fee program. Sincerely, Sm'n'� Lo'u� Dennis Dawson Deputy Fire Marshal cc: City Manager Chief Regis Planning & Engineering Office 79.733 Country Club Drive, Suite F Indio, CA 92201 (619) 342.8886 TO: City of La Quinta Planning Division QLcr ,OLAN q0-434- RE: 'o-434- RE: Specific Plan 89-014 Commercial Center RIVERSIDE COUNTY FIRE DEPARTMENT IN COOPERATION WITH THE CALIFORNIA DEPARTMENT OF FORESTRY AND FIRE PROTECTION GLEN J. NEWMAN FIRE CHIEF February 2, 1990 R EC E U F I1 - 1 1990 C:I i 7 mss` LH QUINTA PLRNNIr & DEYEEOP"';Effr SEPT. Planning & Engineering Office 3760 12th Street Riverside, CA 92501 (714) 787.6606 With respect to the conditions of approval for the above referenced project, the Fire Department recommends the following conditions and/or mitigations; 1. All water mains and fire hydrants providing the required fire flows shall be constructed in accordance with the City Fire Code in effect -at the time of development. 2. Buildings shall be constructed so that the required fire flow does not exceed 3500 gallons per minute, or additional mitigation measures approved by the Riverside County Fire Department and the City of La Quinta will be required. 3. Prior to the issuance of building permits, the project proponents shall pay a fire protection impact mitigation fee of $235,500. All questions regarding the meaning of the conditions shall be referred to the Fire Department Planning 8 Engineering staff. Ray Regis Chief Fire Department Planner By cJ11�+' (J1 Dennis Dawson Deputy Fire Marshal r CHAMBER OF COMMERCE GEQOFTHE DESERT February 5, 1990 Mr. Stan Sawa, Principal Planner City of La Quinta La Quinta, CA 92253 RE: Case No. - Specific Plan 89-014 Dear Stan, Our Board of Directors reviewed the above referred to case with the following conclusions: 1. The Chamber does not see where the three areas of concern set forth in your Development Review will adversely affect the immediate area surrounding the development or the City_of La Quinta in general. 2. The Chamber sees the proposed new commercial development a plus for La Quinta in the form of additional tax revenues. 3. The Chamber believes business entities such as the bowling alley and movie theater would draw outsiders to the La Quinta area. The Executive Board and Board of Directors agree to support this project. SiTr Jimrotherton, Jr., President La Quinta Chamber of Commerce RECEIVED FEB - 6 19W CITY OF LA QUINTA PLANNING & DEVELOPMENT DEPT. POST OFFICE BOX 255.51-351 AVENIDA BERMUDAS• LA QUINTA, CALIFORNIA 92253• (619) 5643199 PHASE I Summary (NET) 7W 02 of land area 17.1 •.,H •• 182.019@1 gross bldg area 3.2 /1 lanes-to-bl69 ratio • 73121allx rsq'd 799, xtallf DfaY"d A.. 1 1,rw'• •Y �'A10 r11. 10� 71 ;. It,; #A Awywi • raft M. / .Frf�lbrrrra.r. �.Yli r, iFr'rM IYMIF 1�1. RECD. 2/8/90 N Is PHASE II PHASE III 10 Summary Summary (NET) 864,6016of landarea (NET) 943,737 of land area 11.0Mr.. •o 214,399x1 gr000 bldg area 21.7 wr.. •• 220 376 of groes bldg area !, 3.0/1 Iand-to-bldp ratio 3,3 /1 land -to --bldg ratio • 656 slollx req'd . 662slolls req'd Ilf 1140 stalls rov'd 1220 stalls orev'd 1�1 ;.,x,00 Irw 10.7 •111 .1 .11 I..014 .11 Y1• ...1..1 • A 1..,1.00 •.w'. 110i•11; 1.11 .IN a 0]I M / MI•..1..1 • 7w Summary (NET) 2,577, SSS of land oleo iY I...I M r\ , Ir/I� ' .11r'..IA1r1,� yNr I .W r..\ I �.II.rMNI ' I.I .IA•. .1ii11� M.i Mr.. r S� ��+•��••�•��+ -�•��+r •• 617,594sf roes bldg area 3.2/1 lend-to-bldq • YM0111 all p1A 1 .\.•u.•wil,w��,��. 1. ,i Rni\I i 1r'1'1.i i IA.Ow A a1Ta,A �V Y A 11 II "Mu ,.�I� �anWl. i ratio • 2471 •lel I• req'd 3159 •tae Is�rov'd • s r .1. Itsi w •i a ril Ill 'm �/ ��w �~iw�i I] .. •rrw W wry r0• o ` i, r • Tiwl• 1�1 Iw; ranspacific Devxlopnent Cosipany LT owarl. N r 2 C V Y 9"cWre, wl no ANN. a W N -Un T;NW-Un � If17) •1•-0000 COMMERCIAL PROJECT �k "10~Y 111 ! NMa/IINOTON ss R[[T LA OUINTA, CAI IF IA RECD. 2/8/90 N 77 9.r .. a LWOW Ki,ara v14RfETDRUG STORES"DPS E din IT F7. 17 T ` 4T lT, rIT J r NilIV 1T� s 1T 1T r = • J �1. 1T' "f G�a•i 11 1T 1T 1T R1� All ♦ \ • 1 i — " simian am • i �"'°��'.,`•� mn nor »I `C r oil 71<01 c • t Summary (NET) 769,13291 land area��,� p� Itsq—YelOnCn r , ►• �, so 182,619 9r rass bldgTransatl » o Oreo v�+ 3.2/1 Ion to—bldg ratio talrw"Ol.tCA a1�saM ; • 731 stalls read 799 stallsprov'd kI is "''�` COMMERCIAL PROJECT 1}a / 91119 "../NI • IM ♦/19M M YN9 r V.1 MCaY/IMIIOr T� ." q„1;K;IM .1 Iar AMM RECD 2/8/90 ►Ala�9wAv 11LAMOli�CAL1Iaiz ADAM! SIMON ,'F .� •..;ago ,�� Yr 8 • 1 i,�` ST ipryt.. aifri. ori } �• .� y# , cw-vA;II p" solo in PM if -44 10, Q {�)/.�{ � it 14 y � �••r � 1 r r 'fir gA til 'A ♦~ "`11111 MAJM A CRITERIA ruaa • f��• •+ 7tr • �� IKrr w�•I w Illi.• >jl •' •i Mi � i� sM r rrIMI1• a �. I.� . a N•►ll rcr. rt s1r�N t�ip►116II+ I MI rPOMOi PAM :L0PD. RECD.FE'B. 1, 1090 �.FLku � rr Summary (NET) 929.965 of land armn m.• •rrs. •■ 217 !faze' grog bldg arae 1 land-to-bl,09 ,olio + 871 stalls rsq'd 119811all*p rov'd c.s/I.B...r.•s IMO"If •oo,$ rlr••iI� h o."I$..r.••1 • rx e eirr a alar rl .. IHo�mm •ll t#r•+fw WAS j . aA+rr fdkw .l, \ / Trsnr'•cIIICC >'} Eq n``'' �` IwrKlrr yr /• !T 'A COMMERCIALPROJECT yILAQUINTACIstA ,r vn• ON sa+l WEST ELEVATION >lOUM ELEVATION WON ELEVATION DOWN ELEVATION 111 LA QUINTA TIIMIMNC/IC oEV.I,o�M1.IT 0017►ANY � Ciw+afrr aw.we, li/b 700 T"W", CA 70701.nn m3Q o1aa00 Mjl�r 1111 NWWr1n N��t 1 I �-rOl +�+ v' f��Wlm� date IMaN, 1110, 1 .. . - 1 IAF ���� �� WEST ELEVATION >lOUM ELEVATION WON ELEVATION DOWN ELEVATION 111 LA QUINTA TIIMIMNC/IC oEV.I,o�M1.IT 0017►ANY � Ciw+afrr aw.we, li/b 700 T"W", CA 70701.nn m3Q o1aa00 Mjl�r 1111 NWWr1n N��t 1 I r+M�"rY��"'r r-I�smopeWEST I 2VATION SOUTH ELEVATION ._j MGM* 4monow SOUTH ELEVATION SOUTH ELEVATION 7 i-1 LA QUINTA Tim~ACM9CORVIIIII.0powcomo Y "77 Orwdrw Bowwua. & M 900 Twwm, GK WWI -un �1>) Y1III-9Y00 IIIjrMp 111 L WYlrlrrwn MNN V OukMR Crllonrir i EAST ELEVATION W11 —r 1 N4K/7 Q.A L i4%ft GM MftWT MkTIAI lHo"— NORTH ELEVATION r in n1null FZFIR I y 111 LA QUINTA TRANSrACM CKMOPMW COWANY z177 QWWhm SaMmit &0 3W To"W", CA =01-M m3► SISMW lop wo 111 11 W.MiY�pon Sw.1 L. Q4.S C�Mbni 2 EAST ELEVATION NOMH ELEVATION NONN ELEVATION NOWN WAVAVM 1 LA QUINTA ODWY n I rr off OHM TPANBPOAWC DEVELOPUMIT OCIMPANY • 2377 Cow=!tArdlor 32060 ,.33 0 013) 4so-3wo 064,1kC4Q",AmLa 9o Kt7 M 7 IBCTON It I , " 4 wricM 4 i r mcTww 7 r1 111 LA QUINTA l T11~OZM OWLLONMoR OOWAW 23" Cnautwv Babvw. &ft no • To"Um CA mo13324 (213) 414,MW HVVwW 1114 W�Nigbn SYM l / V QiMM� C�Morti �/ i PLANNING COMMISSION RESOLUTION 90- A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF LA QUINTA, CALIFORNIA, RECOMMENDING TO THE CITY COUNCIL CONCURRENCE WITH ENVIRONMENTAL ASSESSMENT 89-150 AND APPROVAL OF SPECIFIC PLAN 89-014. CASE NO. SP 89-014 - TRANSPACIFIC DEVELOPMENT COMPANY WHEREAS, the Planning Commission of the City of La Quinta, California, did, on the 13th day of February, 1990, hold a duly -noticed Public Hearing to consider the request of Transpacific Development Company for a commercial shopping center on a 60+ acres located on a site bounded by the Whitewater Storm Channel on the north, Highway 111 on the south, Adams Street on the east, and Washington Street on the west, more particularly described as: A PORTION OF THE NORTHEAST QUARTER OF SECTION 30, T5S, R7E, S.B.B.M. AND PORTION OF THE SOUTHWEST QUARTER OF THE SOUTHEAST QUARTER OF SECTION 19, T5S, R7E, S.B.B.M. WHEREAS, said Specific Plan request has complied with the requirements of "The Rules__to Implement the California Environmental Quality Act of 1970" (County of Riverside, Resolution No. 82-213, adopted by reference in City of La Quinta Ordinance No. 5), in that the Planning Director has conducted an initial study and has determined that, although the project could have a significant adverse impact on the environment, the mitigation measures incorporated into the Conditions of Approval will mitigate those project impacts to levels of insignificance; and, WHEREAS, mitigation of various physical impacts have been identified and incorporated into the approval conditions for Specific Plan 89-014, thereby requiring that monitoring of those mitigation measures be undertaken to assure compliance with them; and, WHEREAS, at said Public Hearing, upon hearing and considering all testimony and arguments, if any, of all interested persons desiring to be heard, said Planning Commission did find the following facts and reasons to justify the recommendation for approval of said Specific Plan: 1. The proposed Specific Plan is consistent with the goals and policies of the La Quinta General Plan and adopted Specific Plan. 2. The Specific Plan is compatible with the existing and anticipated area development. BJ/RESOPC.043 - 1 - 3. The project will be provided with adequate utilities and public services to ensure public health and safety. NOW, THEREFORE, BE IT RESOLVED by the Planning Commission of the City of La Quinta, California, as follows: 1. That the above recitations are true and correct and constitute the findings of the Commission in this case; 2. That it does hereby confirm the conclusion of Environmental Assessment No. 89-150, indicating that the proposed Specific Plan will not result in any significant environmental impacts as mitigated by the recommended Conditions of Approval; 2. That it does hereby recommend to the City Council approval of the above-described Specific Plan request for the reasons set forth in this Resolution, and subject to the attached Conditions of Approval. PASSED, APPROVED, and ADOPTED at a regular meeting of the La Quinta Planning Commission, held on this 13th day of February, 1990, by the following vote, to wit: AYES: NOES: ABSENT: ABSTAIN: JOHN WALLING, Chairman City of La Quinta, California ATTEST: JERRY HERMAN, Planning Director City of La Quinta, California BJ/RESOPC.043 - 2 - PLANNING COMMISSION RESOLUTION 90 - CONDITIONS OF APPROVAL - PROPOSED SPECIFIC PLAN 89-014 FEBRUARY 13, 1990 PLANNING & DEVELOPMENT DEPARTMENT 1. The development shall comply with Exhibit 1, the Specific Plan for Specific Plan 89-014,the approved exhibits and the following conditions, which shall take precedence in the event of any conflicts with the provisions of the Specific Plan. 2. The approved Specific Plan shall be used within one (1) year of the approval date; otherwise, it shall become null and void and of no effect whatsoever. "Be used" means the beginning of substantial construction which is contemplated by this approval, not including grading, which is begun within the one-year period and is thereafter diligently pursued to completion. 3. Exterior lighting for the project shall comply with the "Dark Sky" Lighting Ordinance. Plans shall be approved by the Planning and Development Department prior to issuance of building permits. All exterior lighting shall be provided with shielding to screen glare from adjacent streets and residential property to the north, to the satisfaction of the Planning and Development Department. Parking lot light standards shall be a maximum 30 -feet in height. 4. Plan for adequate trash provisions for each phase as constructed shall be approved by the Planning and Development Department prior to issuance of building permits. Plan to be reviewed for acceptability by applicable trash company prior to.City review. 5. Comprehensive sign program for center (business identification directional, and monument signs, etc.) shall be approved by the Planning and Development Department prior to issuance of building permit. Included in approvals should be applications for any adjustments to sign provisions required. 6. Prior to issuance of any grading or building permits, mitigation measures as recommended by Archaeological Assessment UCRARU #1023 shall be completed at the Applicant/Developers expense. 7. Prior to the issuance of a building permit for construction of any building or use contemplated by this approval, the Applicant shall obtain permits and/or clearances from the following public agencies: BJ/CONAPRVL.038 - 1 - o City Fire Marshal o Cal Trans o City of La Quinta Public Works Department o Planning and Development Department, Planning and Building Divisions o Coachella Valley Water District o Desert Sands Unified School District o Imperial Irrigation District Evidence of said permits or clearances from the above-mentioned agencies shall be presented to the Building Division at the time of the application for a building permit for the use contemplated herewith. 8. Provisions shall be made to comply with the terms and requirements of the City's adopted Infrastructure Fee program in effect at the time of issuance of building permits. 9. Prior to issuance of any building permits, the Applicant shall submit to the Planning Division for review and approval a plan (or plans) showing the following: a. Landscaping, including plan types, sizes, spacing, locations, and irrigation system for all landscape areas. Desert or native plant species and drought resistant planting materials shall be incorporated into the landscape plan. _ b. Location and design detail of any proposed and/or required walls. c. Exterior lighting plan, emphasizing minimization of light and glare impacts to surrounding properties. Preparation of the detailed landscape and irrigation plans shall be in substantial. conformance with the approved preliminary landscape plan on file with the Planning and Development Department. The plans submitted shall include the acceptance stamps/signatures from the Riverside County Agricultural Commissioner's Office and Coachella Valley Water District (CVWD). 10. Screening of parking lot surface shall be provided from all adjacent streets through use of berming, landscaping and/or short decorative walls. 11. Handicap access facilities and parking shall be provided per State and local requirements. BJ/CONAPRVL.038 - 2 - 12. Prior to issuance of first building permit, parking analysis shall be submitted to Planning and Development Department to verify. Compliance of parking spaces provided based on Urban Land Institute Guidelines. Prior to each subsequent phase beginning construction a new parking study based on existing usage and potential demand. In each study, building size adjustments shall be made if it is determined that a parking deficiency exists. 13. Project may be constructed in phases. Plans showing exact phasing shall be approved by the Planning and Development Department prior to issuance of building permits. All perimeter street sidewalks, landscaping, and screening along Highway 111 shall be put in with the applicable phase, except at the time the first two phases are complete, the last phase improvements shall be completed. This will also apply to landscape buffer along north property line. 14. Bus turnouts and bus waiting shelters shall be provided on Washington Street and Highway 111 as requested by Sunline transit when street improvements are installed. 15. Minimum landscaped setback along Washington Street shall be 34 -feet. 16. Prior to issuance of any grading permits, the -Applicant shall submit to the Planning and Development Department an interim landscape program for the entire site which shall be for the purpose of wind erosion and dust control. The land owner shall institute blowsand and dust control measures during grading and site development. These shall include but not be limited to: A. The use of irrigation during any construction activities; B. Planting of cover crop or vegetation upon graded but undeveloped portions of the site; and C. Provision of wind breaks or wind rows, fencing, and/or landscaping to reduce the effects upon adjacent properties and property owners. The land owner shall comply with requirements of the Director of Public Works and Planning and Development. All construction and graded areas shall be watered at least twice daily while being used to prevent the emission of dust and blowsand. BJ/CONAPRVL.038 - 3 - 17. Graded but undeveloped land shall be maintained in a condition so as to prevent a dust and blowsand nuisance and shall be either planted with interim landscaping or provided with other wind and water erosion control measures as approved by the Planning and Development and Public Works Departments. 18. Construction shall comply with all local and State building code requirements as determined by the Building Official. 19. Prior to issuance of any land disturbance permit, the Applicant shall pay the required mitigation fees for the Coachella Valley Fringe -Toed Lizard Habitat Conservation Program, as adopted by the City, in the amount of $600 per acre of disturbed land. 20. A noise study shall be prepared by a qualified acoustical engineer to be submitted to the Planning and Development Department for review and approval prior to submission of building plans for plan check or issuance of grading permit, whichever comes first. The study shall concentrate on noise impacts on building interior areas from perimeter streets, and impacts on the proposed residential uses to the north across the Wash and provide mitigation of noise as required in the General Plan. The study shall recommend alternative mitigation measures for incorporation into the project -design. Study shall consider use of building setbacks, engineering design, building orientation, noise barriers, (berming, landscaping and walls, etc.) and other techniques. 21. Street dedications, bikeways, easements, improvements, landscaping with permanent irrigation system and screening, etc., to satisfaction of City, shall be provided by Applicant/Developer for any site(s) where dedication of land for public utilities and/or facilities is required. 22. All air quality mitigation measures as recommended in the Negative Declaration shall be complied with. 23. Prior to the issuance of a grading permit, the Applicant shall prepare and submit a written report to the Planning and Development Director demonstrating compliance with those conditions of approval and mitigation measures of SP 89-014 and EA 89-150 which must be satisfied prior to the issuance of a grading permit. Prior to the issuance of a building permit, the Applicant shall prepare and submit a written report to the Planning and Development Director demonstrating compliance with those Conditions of Approval and mitigation measures of EA 89-150 and SP 89-014 which must be satisfied prior to the issuance of a building permit. Prior to final building inspection BJ/CONAPRVL.038 - 4 - approval, the Applicant shall prepare and submit a written report to the Planning and Development Director demonstrating compliance with all remaining Conditions of Approval and mitigation measures of EA 89-150 and SP 89-014. The Planning and Development Director may require inspection or other monitoring to assure such compliance. 24. The 24 -foot wide aisle next to satellite pads, that runs parallel to Highway 111 shall be widened to 30 -feet. 25. Southerly access of Washington Street service station to main driveway shall be relocated further to the east to minimize traffic movement, turning, and stacking conflicts to satisfaction of the City. 26. On-site intersection located between pad "N" and "A" in Phase I area shall be redesigned to eliminate intersection which crosses in front of pad "N" (creates traffic confusion and hazards) to satisfaction of Engineering and Planning and Development Department. 27. In Phase 3 area, short parking aisles near Highway 111 (perpendicular) shall be revised to align with long aisles to north (to eliminate traffic movement conflicts). 28. All buildings in center shall be designed with unified architectural theme utilizing matching exterior materials, colors, roofs, etc. 29. All conditions of the Design Review Board shall be met as follows: 1. Architect to provide a more detailed sketch of the sections. 2. More, and possibly a rounding of the arches. 3. Details to be provided for the fast food stores. 4. Blow up the design details (vignettes). 5. Detailed security lighting on the rear buildings. 6. Major building on the east end to be designed to be integrated with the other buildings. 30. Other than pedestrian doors, no overhead or similar door shall open to the north or towards any residentially zoned property. BJ/CONAPRVL.038 - 5 - 31. Applicant/Developer shall work with City and provide and install work of art (sculpture, fountain, etc.) at theme plaza at corner of Highway 111 and Washington Street. 32. Decorative screen wall shall be provided around recycling center. 33. Variety in setbacks and siting shall occur in development of pads. 34. Walkway for pedestrian access from public sidewalk to parking lot shall be provided at intersection of Washington Street and Highway 111 and Adams Street and Highway 111. 35. No outside cart or other storage shall be permitted unless completely screened in a City approved area. 36. Parking lot stripping plan including directional arrows, stop signs, no parking areas, parking spaces shall be approved by Planning and Development and Engineering Departments prior to issuance of building permits. 37. Plot Plan or Conditional Use Permit applications, as deemed necessary by C -P -S Zone requirements, shall be processed for each pad site. 38. The Planning Commission shall conduct annual reviews of this Specific Plan. During each annual review by the Commission, the Developer/Applicant shall be required to demonstrate good faith compliance with the terms of the Specific Plan. The Applicant/Developer of this project hereby agrees to furnish such evidence of compliance as the City, in the exercise of its reasonable discretion, may require. Evidence of good faith compliance may include, but shall not necessarily be limited to, good faith compliance with the requirements of the Specific Plan. Upon conclusion of the annual review, the Commission may extend the approval period for 12 months at a time. 39. Temporary access from signalized Highway 111 access to Phase 1 shall be paved as required by Engineering Department and Fire Marshal. 40. All outside storage areas shall be completely screened with architecturally compatible materials, so as not to be visible from adjacent streets, properties parking lots. 41. "Plaza" area shall be provided in front of shops between Major "A" and "B". Plaza to include landscaping, hardscape, street furniture, and accent feature(s). 42. All compact spaces shall be clearly marked "compact cars only". BJ/CONAPRVL.038 - 6 - 43. Circulation of aisle next to pads in Phase 1 parallel to Washington Street and Highway 111 shall be revised to eliminate all 90 -degree and aburpt turns to satisfaction of Planning and Development Department. FIRE MARSHAL: 44. Fire protection impact mitigation fee of $235,500 shall be paid to the City as required by City Fire Marshal. 45. All conditions and requirements of the Fire Marshal shall be met as determined during Plot Plan or Conditional Use Permit application review. ENGINEERING DEPARTMENT: 46. The Applicant shall have a registered civil engineer prepare the grading plan. The engineer who prepares the grading plan shall: A. Provide written certification prior to issuance of any building permits that the constructed rough grade conforms with the approved grading plans and grading permit. B. Provide written certification of the final grade and verification of pad elevations prior to receiving final__approval of the grading. 47. The Applicant shall submit a copy of the proposed grading, landscaping and irrigation plans to the Coachella Valley Water District for review and comment with respect to the District's Water Management Program. 48. A thorough preliminary engineering, geological, and soils engineering investigation shall be conducted with a report submitted for review along with the grading plan. The report recommendations shall be incorporated into the grading plan design prior to grading plan approval. The soils engineer and/or the engineering geologist must certify to the adequacy of the grading plan. Pursuant to Section 11568 of the Business and Professions Code, the soils report certification shall be indicated on the final subdivision map. 49. All underground utilities shall be installed, with trenches compacted to City standards, prior to construction of any street improvements. A soils engineer retained by the Applicant shall provide certified reports of soil compaction tests for review by the City Engineer. BJ/CONAPRVL.038 - 7 - 50. The Applicant shall pay all fees charged by the City as required for processing, plan checking and construction inspection. The fee amount(s) shall be those which are in effect at the time the work is undertaken and accomplished by the City. 51. A Caltrans encroachment permit must be secured prior to construction of any improvements along State Highway 111, and all Caltrans requirements shall be implemented. 52. An encroachment permit for work in any abutting local jurisdiction shall be secured prior to constructing or joining improvements. 53. Prior to issuance of any building permit, any existing structures which are to be removed from the property shall have been removed or there shall be an agreement for the removal which shall be secured by a faithful performance bond in a form satisfactory to the City and granting the City the right to cause any such structures to be removed. 54. The right-of-way dedications for public streets shall be as follows: A. Washington street: 60 -feet half -street plus additional right-of-way for extra lanes at Washington/Highway 111 intersection, all as needed on eastside of the centerline of the adopted Washington Street Specific alignment. B. Highway 111: 60 -feet half -street minimum, or as required by Caltrans, plus additional right-of-way for extra lanes at Washington/Highway 111 intersection as needed. C. Adams Street: 44 -feet half -street plus additional right-of-way for extra lanes at Adams/Highway 111 intersection as needed. 55. Access to the site from public streets shall be as follows: A. Highway 111 1.) Full access to Highway 111 shall occur at two signalized intersections only, one that matches up with Simon Drive and the other shall match the future access drive to Washington Square on the southside of Highway 111. BJ/CONAPRVL.038 - 8 - 2.) Right turn-in/out access to Highway 111 may occur at six locations (if approved by Caltrans), none of which shall be closer than 600 -feet from the Washington Street intersection centerline or closer than 250 -feet from the Adams Street intersection centerline. B. Adams Street 1.) Full access to Adams Street shall occur at three locations only, none of which may be closer than 250 -feet from the Highway 111 intersection centerline. The northerly access shall be constructed at a location that provides adequate sight distance in both directions. C. Washington Street 1.) Right turn-in/out access only to Washington Street shall occur at one location only no closer than 450 -feet from the Highway 111 intersection centerline. 56. Applicant shall pay 100% of the cost for design and construction of the following street improvements: A. In general, the Applicant is responsible for all street improvements on the "development side" of the street centerline for all streets adjacent to the development site. All street improvements, including street lighting, shall be designated in accordance with the requirements of the City Engineer and Caltrans where appropriate. B. Washington Street: From, Highway 111 to the Whitewater Channel bridge: half -width General Plan street improvements and appurtenant conforms and amenities plus additional turning lanes at the Highway 111 intersection in accordance with the Washington Street Specific Plan. C. Highway 111: From Washington to Adams Streets: as a minimum, Caltrans may require more, half -width General Plan street improvements and appurtenant conforms and amenities, plus turning lanes at the intersections, plus transitions as needed beyond the limits of the development site. D. Adams Street: From Highway 111 to the Whitewater Channel: half -width street improvements and appurtenant conforms and amenities, plus turning lanes and appropriate transitions as needed at Highway 111 intersection. BJ/CONAPRVL.038 - 9 - 57. Applicant shall accept responsibility for preparation of street plans at locations determined by City Engineer. 58. Applicant shall participate in 25% of the cost to design and construct a low water crossing through the Whitewater Channel on Adams Street. 59. The City reserves the right to add additional public facilities as needed to the Mello -Roos District being formed to fund the public facilities in the project area. The Applicant has no fiscal responsibility for improvements added to the District by the City that are not a Condition of Development for this Specific Plan. 60. Traffic signals are required at the following intersections; the Applicant shall pay a proportional share for the design and construction of these signals as follows: A. Highway 111/Washington Street - 25% B. Highway 111/Simon Drive - 50% C. Highway 111/Washington Square - 50% D. Highway 111/Adams Street - 50% If the signal work is needed prior to availability of Mello -Roos bond proceeds, the Applicant shall provide 100% of the front-end funding for the work and seek the appropriate reimbursement share -from the Mello—Roos District in a manner approved by the City Council. 61. The Applicant shall pay 7.25% of the cost to design and construct the Washington Street bridge expansion across the Whitewater Channel. 62. The Applicant shall provide subterrain storm drain facilities that will remove runoff from the 100 -year storm without causing ponding or flooding of the on-site parking lots and access roads, Highway 11, Washington Street, and Adams Street. 63. Applicant shall provide a 20 -foot wide drainage easement as required by the City Engineer that crosses the site from Highway 111 to the Whitewater Channel to permit installation of a subterrain storm drain pipe that drains the property south of Highway 111. 64. The Applicant shall relocate all existing overhead utility lines that are adjacent to the development site or cross the site to underground facilities. All future utilities that will serve the site shall also be located underground. Power lines rated above 12,000 volts are excluded from the undergrounding requirement. BJ/CONAPRVL.038 - 10 - 65. Applicant shall design loading docks that front along the Whitewater Channel in a manner that ingress to the docks occurs only from Adams Street and egress occurs only at Washington Street. 66. Trash dumpsters located in within public view shall be partially recessed below grade and aesthetically landscaped on three sides and aesthetically gated on the fourth, all as approved by the City Engineer. The top of the dumpster and landscaping shall not exceed 42 -inches. 67. The Applicant shall dedicate full-length linear lots for landscaping purposes along the site boundary streets. The landscape improvements shall be designed and installed by the Applicant in accordance with the City Engineer's requirements. The width of the linear lots shall be as follows: A. Washington Street - 34 -feet B. Highway 111 - 50 -feet C. Adams Street - 10 -feet. The lots will be maintained by the City via the City-wide Landscaping and Lighting District. BJ/CONAPRVL.038 - 11 - CONDITIONS OF APPROVAL - PROPOSED PLOT PLAN 90-434 FEBRUARY 13, 1990 PLANNING AND DEVELOPMENT DEPARTMENT: 1. The development of the site shall generally be in conformance with the Exhibit contained in the file for Plot Plan 90-434, unless otherwise amended by the following conditions. 2. The approved Plot Plan shall be used within one (1) year of the approval date; otherwise, it shall become null and void and of no effect whatsoever. "Be used" means the beginning of substantial construction which is contemplated b this approval, not including grading, which is begun within the one-year period and is thereafter diligently pursued to completion. 3. All applicable conditions of Specific Plan 89-014 which pertain to this Plot Plan shall be met prior to issuance of any permits. 4. This approval is for Phases 1 and/or 3 as noted on approved plans for Specific Plan 89-014. All pad structures including service stations shall be subject to approval of separate plot plan or conditional use permit applications as required by Municipal Code. 5. 46th Avenue right-of-way shall be vacated prior to issuance of any building permits. CITY FIRE MARSHAL: 6. All water mains and fire hydrants providing the required fire flows shall be constructed in accordance with the City Fire Code in effect at the time of development. 7. Buildings shall be constructed so that the required fire flow does not exceed 3,500 gallon per minutes, or additional mitigation measures approved by the Riverside County Fire Department and the City of La Quinta will be required. 8. Prior to the issuance of building permits, the project proponents shall pay a fire protection impact mitigation fee of $235,000. BJ/CCONAPRVL.039 - 1 FEF: -'2 r.—D 0 r•1 C," 1 1 - 4!5 P.C1NF:4L- D GRE:GCiRIf' ASS0C- I r:47E P . ID's I RONALD GREGORY ASSOCIATES 73.960 Hlghwcy 111, Suite 2, Palm Desert, CA 92260 619.56$-3624 FAX 619-773-5615 %7^10075 Barnes Canyon Road. Suite C, San Dlego, CA 92121 619-455-7637 FAX 619-546-1495 February 26, 1990 Transpacific Development 2377 Crenshaw Blvd, Suite 300 Torrance, CA 90501-3325 �i4 ATTN: Keith Holmes RE: Commercial Development, Phase 2, City of La Quinta► Project *8994 Dear Keith: Per our conversation regarding temporary sail stabllizatlon for Phase 2 of the La Quinta Commercial Development, the following items are options for providing a temporary control for sail erosion and blowing sand until construction occurs in Phase 2, 1. The site can be hydroseeded with a wildflower mix, rye mix or barley with a temporary Arrigation system, such as "Rain for Rent". The planted areas would be irrigated until enough growth occurred to cover the area and bind the soil. 2. A $oil stabilizer can, be used to control erosion and blowing sand. The soil stabilizer would cover the entire site, is non-toxic to plants and humans and would bind the soil until construction begins. We are continuing to research both option8 and will provide an approximate cost estimate for Phase 2 upon receipt of additional information. , If you have any questions or it I can be of any further assistance, please don't hesitate to call. Sincerely, RONALD GREGORY ASSOCIATES, INC. Christoph S. Jac s Chief Designer CSJ;sm FEF: 1-'D C, h10H 1 1 - 4S R_0HALD C;RE17YDRY A SS. 0C I iNYTE F• - Wit. , N THE SOIL & GRANITE MINDER WHAM' IS STABILIZER? Stabilizer is an organic powder that binds soil and granite together to provide a stable surface and help prevent erosion, It is non-toxic and harmless to plants, animals and humans. Use Stabilizer on granite slopes, freeway imbankments, street medians and home sites to "stabilize" unsightly erosion, Stabilizer is the answer to costly golf course and field maintenance repairs and replacement. It retains moisture to control dust and drains easily to reduce rutting in cart paths. It is also excellent for granite driveways. Now you can use natural materials, such as granite, in place of asphalt or concrete for jogging, biking, and walking paths. Stabilizer and granite work together to create an ideal patio. Have nature lend a hand in your landscape design! FOA MORE iNFOAMArrON PLEASE CALL (602) 273-6244 Outside Arizona 1-800-336-2468 1522 North 35th Street r STABILIZI:"49% I Phoenix, Arizona 85008 � A14 &Z" -I;... *1 t?A. 4uhvryvlLbpi lb 61 PT. [M� • .. _ 4 F meg' SCALE: r� 7 T liolos Four 1 fr �elght 120" -- i4 Ll ,si1�vvw a , PC - Ci D L Ci° b � cc rC.h,i�cc•�-. W�1D=CIKINT IA r,, _. D��TE3 W &Mw b e- " Gep"avec+.(