Agenda packet — La Quinta City Council, December 19, 2023 (part 3 of 3)

Development of the project site would result in the direct removal of non-native trees, herbaceous forbs, and common ruderal plant species. Based on the high levels of disturbance, low habitat quality □ igJ □ □
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468 CLICK HERE to Return to Agenda
LA VILLETTA AT AVENUE 58
Initial Study/Mitigated Negative Declaration
Public Review Draft | June 2023 4.21-2 Mandatory Findings of Significance and the lack of detection of any special status plants during the biological and focus plant surveys, the project is not expected to impact any special status plant species.

Development of the project site would result in the disruption and removal of non-native habitat. Due to the disturbed nature of the site, surrounding development, and through compliance with the Coachella Valley Multiple Species Habitat Conservation Plan (CVMSHCP), impacts resulting from the project are anticipated to have a less than significant effect on wildlife species. Although no sensitive wildlife species were observed within the project site during the field survey, five wildlife species have at least moderate (or low to moderate) potential to occur including the Coachella Valley fringe-toed lizard, prairie falcon, burrowing owl, pocketed free-tailed bat and Western yellow bat. To avoid potential impacts to special status species, Mitigation Measures BIO-1 through BIO-4 are recommended to reduce impacts to less than significant. The project would not reduce the general wildlife populations below self-sustaining levels.

The property has been identified as not eligible for designation to or listing on the California Register of Historical Resources (CRHR) and Local Register under all criteria and would not cause an adverse significant effect to a historic resource. A cultural resources record search and pedestrian survey conducted on the project site did not identify any known archaeological resources. Three prehistoric isolates have been recorded within one-half mile. Although the project site is not located within a general area of sensitivity for prehistorical archaeology, the grading activities associated with construction of the proposed project could encounter native soils and could have the potential to encounter unknown archaeological resources. To avoid adverse impacts to archaeological resources that could be encountered during construction, Mitigation Measure CR-1 is recommended, which requires archaeological monitoring and Native American monitoring to occur during project excavations into alluvial soils, estimated to occur within near surface soils to a depth of 5 to 10 feet.

With implementation of Mitigation Measure CR-1, potential impacts to unknown archaeological resources would be less than significant and the project would not eliminate important examples of the major periods of California history or prehistory.
b) Have impacts that are individually limited, but cumulatively considerable? (“Cumulatively considerable” means that the incremental effects of a project are considerable when viewed in connection with the effects of past projects, the effects of other current projects, and the effects of probable future projects)? Less Than Significant Impact With Mitigation Incorporated: Implementation of the General Plan Amendment, Zone Change and the proposed residential project would not have impacts that are individually limited, but cumulatively considerable. Section 15355 of the Guidelines defines cumulative impacts as “... two or more individual effects which, when considered together, are considerable or which compound or increase other environmental impacts.” Cumulative impacts represent the change caused by the incremental impact of a project when added to other proposed or committed projects in the vicinity.

Section 15130 of the Guidelines states that an EIR may determine that a project’s contribution to a significant cumulative impact will be rendered less than cumulatively considerable and thus is not significant. A project’s contribution is less than cumulatively considerable if the project is required to implement or fund its fair share of a mitigation measure or measures designed to alleviate the cumulative impact. The discussion of any cumulative impacts shall reflect the level and severity of the 469 CLICK HERE to Return to Agenda
LA VILLETTA AT AVENUE 58
Initial Study/Mitigated Negative Declaration
Public Review Draft | June 2023 4.21-3 Mandatory Findings of Significance impact and the likelihood of occurrence, but not in as great a level of detail as that necessary for the project alone.

CEQA Guidelines Section 15130(b)(1) states that the information utilized in an analysis of cumulative impacts should come from one of two sources:
• A list of past, present, and probable future projects, producing related cumulative impacts, including, if necessary, those projects outside the control of the agency. • A summary of projections contained in an adopted General Plan or related planning document designed to evaluate regional or area-wide conditions.

The cumulative analysis for the proposed project is based on a list of past, present, and probable future projects, producing related cumulative impacts. In coordination with the City of La Quinta, ten cumulative projects have been identified in the City of La Quinta and four cumulative projects in Riverside County that have either been built, but not yet fully occupied, or are being processed for approval. These 14 cumulative projects have been included as part of the cumulative background setting. A summary of related projects in the vicinity of the project site used in the cumulative analysis is presented in Table 4.21-1, Related Cumulative Projects, and Figure 4.21-1, Cumulative Project Location Map.

Table 4.21-1
Related Cumulative Projects
No. Cumulative Project Location/Address Description
City of La Quinta

1. Capistrano Monroe Street at Camino San Juan 139 DU Single-Family Detached

2. Piazza Serena Pasatiempo Court at Avenue 58 51 DU Single-Family Detached

3. Stone Creek Stone Creek way at Avenue 58 66 DU Single-Family Detached

4. Signature at PGA West PGA Boulevard at Signature Way 100 DU Multi-Family Housing

5. Cantera Sidonia Way at Avenue 58 85 DU Single-Family Detached

6. Andalusia Country Club Marbella at Andalusia 63 DU Single-Family Detached

7. Andalusia TTM North of Seville 54 DU Single-Family Detached

8. Malaga TTM 33597 SEC of Monroe Street at Avenue 60 57 DU Single-Family Detached

9. Monroe Dates Monroe Street at 61st Avenue 94 DU Single-Family Detached

10. TTM No. 34642 SWC of Monroe Street at Avenue 54 90 DU Single-Family Detached County of Riverside

11. TR37192 SWC of Orchid Court at Avenue 60 198 DU Single-Family Detached

12. TTM38136 NWC of Orchid Court at 61st Avenue 231 DU Single-Family Detached

13. Vista Santa Rosa
Gateway Village
SWC of Monroe Street at Airport
Boulevard
7,550 SF Retail, 16 VFP Gas Station
with 5,800 SF Convenience Store,
15,800 SF Pharmacy, 2,400 SF Fast
Food Restaurant with Drive Through,
128 DU Assisted Living

14. TR36902 East of Monroe Street, south of 55th
Avenue
80 DU Single-Family Detached
Abbreviations: DU = Dwelling Units; SF = Square-Feet; VFP = Vehicle Fueling Positions Source: LLG, Traffic Impact Analysis Report; August 17, 2022. 470 CLICK HERE to Return to Agenda
LA VILLETTA AT AVENUE 58 PROJECT
Initial Study/Mitigated Negative Declaration
Figure 4.21-1
Cumulative Project Location Map
Source: Linscott, Law and Greenspan, Engineers; August 17, 2022.

KEY

1. CAPISTRANO

2. PIAZZA SERENA

3. STONE CREEK

4. SIGNATURE AT PGA WEST

5. CANTERA

6. ANDALUSIA COUNTRY CLUB

7. ANDALUSIA TTM

8. MALAGA TTM 33597

9. MONROE DA TES

10. TTM NO. 34642

11. TR37192

12. TTM38136

13. VISTA SANTA ROSA GATEWAY VILLAGE

14. TR36902
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LA VILLETTA AT AVENUE 58
Initial Study/Mitigated Negative Declaration
Public Review Draft | June 2023 4.21-5 Mandatory Findings of Significance

AESTHETICS
Land uses developed under the proposed General Plan Amendment and Zone Change, including the proposed residential project, have been evaluated for potential aesthetic impacts. The proposed project would involve the construction of 80 single-family homes as part of a cluster Planned Unit Development. Potential aesthetics impacts for the project site have been minimized or avoided through compliance with the City of La Quinta General Plan polices and Zoning Code Planned Unit site development requirements which would be confirmed through the City’s development review process. Therefore, the proposed project would not be contributing to cumulative aesthetic impacts.

Related development projects shown previously in Table 4.21-1, Related Cumulative Projects, would be evaluated on a project-by-project basis for potential aesthetic impacts and would be required to comply with applicable site development and design standards to minimize potential aesthetic impacts. Compliance with applicable site development and design standards would reduce the potential for significant aesthetic impacts. Therefore, the proposed General Plan Amendment, Zone Change and the proposed residential project would not contribute considerably to significant cumulative impacts.

AIR QUALITY
Operational Impacts
The proposed General Plan Amendment, Zone Change and proposed residential project would increase the population on the project site above what is currently projected for the project site, which would increase long-term operational air emissions above what was evaluated in the in the City’s General Plan EIR. For operational air quality emissions, any project that does not exceed or can be mitigated to less than the daily regional threshold values would not be considered by SCAQMD to be a substantial source of air pollution and would not add significantly to a cumulative impact. Operation of the project would not result in emissions in excess of the SCAQMD regional emissions thresholds.

Therefore, the proposed General Plan Amendment, the Zone Change and operation of the proposed residential project would not result in a cumulatively considerable net increase of any criteria pollutant. The project’s operational emissions would not exceed SCAQMD regional thresholds and would be consistent with the 2016 AQMP. Therefore, the project would not be significantly cumulatively considerable, and a less than significant impact would occur.

Construction Impacts
The proposed General Plan Amendment, Zone Change and proposed residential project would allow an increased number of residential structures to be constructed on the project site, which would increase the level of construction emissions that could be generated based on the existing General Plan. The context for assessing cumulative air impacts from short-term construction activities includes quantifying emissions and comparing the emissions to the applicable SCAQMD screening thresholds.

As discussed in Section 4.3, Air Quality, the proposed project’s construction emissions would be below SCAQMD thresholds. Further, the proposed project would be required to comply with SCAQMD Fugitive Dust Rule 403, which would require dust suppression techniques to prevent fugitive dust from creating a nuisance offsite. With compliance with Fugitive Dust Rule 403, short-term construction air emissions would be less than significant. Therefore, the proposed project would not result in a cumulatively considerable net increase of any criteria pollutant. Cumulative development projects would be required to reduce their emissions per SCAQMD rules and mandates, cumulative construction emissions would not contribute to an exceedance of air quality standards, and therefore 472 CLICK HERE to Return to Agenda
LA VILLETTA AT AVENUE 58
Initial Study/Mitigated Negative Declaration
Public Review Draft | June 2023 4.21-6 Mandatory Findings of Significance would comply with the goals of the 2016 AQMP. Thus, it can be reasonably inferred that the General Plan Amendment, Zone Change and proposed residential project-related construction activities, in combination with the cumulative development projects shown previously in Table 4.21-1, Related Cumulative Projects, would not deteriorate the local air quality and would not result in cumulatively considerable construction-related impacts. Construction source emissions for the project would not exceed the applicable LSTs with implementation. Thus, the project’s construction localized emissions impacts would not be cumulatively considerable toward exposing sensitive receptors to substantial pollutant concentrations.

Air Quality Management Plan
The proposed General Plan Amendment, Zone Change and proposed residential project would be subject to the 2016 Air Quality Management Plan (AQMP). The proposed residential project’s construction and operational air emissions would not exceed the SCAQMD regional thresholds, and localized NOX emissions during construction would be below SCAQMD LST thresholds. The proposed residential project would also be required to comply with the applicable SCAQMD emission reduction measures to further reduce fugitive dust emissions. As such, the General Plan Amendment, Zone Change and the proposed residential project would not have a cumulatively considerable contribution to impacts in this regard, and a less than significant impact would occur.

BIOLOGICAL RESOURCES
The proposed General Plan Amendment and Zone Change would not increase impacts to biological resources above the level of impacts identified in the existing General Plan and would not contribute considerably to potential cumulative significant impacts to biological resources.

Development of the project site would result in the direct removal of non-native trees, herbaceous forbs, and common ruderal plant species. Common plant species present within the project site occur in large numbers throughout the region and their removal does not meet the significance threshold.

Based on the high levels of disturbance, low habitat quality and the lack of detection of any special status plants during the biological and focus plant surveys, the project is not expected to impact any special status plant species. Development of the project site would result in the disruption and removal of non-native habitat. Due to the lack of native habitat and the level of existing disturbance from agricultural activity onsite and within the vicinity (e.g., nearby date palm tree orchard), these impacts would not be expected to reduce the general wildlife populations below self-sustaining levels.

Although no sensitive wildlife species were observed within the project site during the field survey, five wildlife species have at least moderate (or low to moderate) potential to occur including the Coachella Valley fringe-toed lizard, prairie falcon, burrowing owl, pocketed free-tailed bat and Western yellow bat. To avoid potential impacts to Special Status species, Mitigation Measures BIO-1 through BIO-4 are recommended to reduce impacts to less than significant. With implementation of Mitigation Measures BIO-1 through BIO-4, the proposed project would not contribute considerably to significant cumulative impacts to sensitive plant or wildlife species.

The proposed project will not impact any native habitats or sensitive vegetation of any special status habitats. No riparian habitats, sensitive vegetation communities or jurisdictional waters occur on the project site. Therefore, the proposed project would not contribute to the cumulative loss of native habitats, sensitive vegetation communities or jurisdictional waters.

The project site may serve as a function in the local wildlife dispersal and foraging. However, due to the disturbed nature of the site and the degraded habitats, the loss of foraging habitat and/or effect 473 CLICK HERE to Return to Agenda
LA VILLETTA AT AVENUE 58
Initial Study/Mitigated Negative Declaration
Public Review Draft | June 2023 4.21-7 Mandatory Findings of Significance on local wildlife movement would be less than significant. Due to the potential for onsite bird nesting, project construction could result in impacts to nesting birds that would be in violation of the Federal Migratory Bird Treaty Act (MBTA) and the California Fish and Game Code. Therefore, recommended avoidance measures, including a pre-construction nesting bird survey to avoid impacts prior to the start of work, would be implemented. With the implementation of Mitigation Measure BIO-3, potential impacts to migratory birds would be less than significant and the proposed project would not contribute considerably to significant cumulative impacts to migratory birds.

Cumulative development projects identified previously in Table 4.21-1, Related Cumulative Projects, would be required to comply with state and federal laws that provide for the protection of biological resources and where needed, would implement measures to minimize impacts to biological resources.

Compliance with local, state, and federal laws would reduce potential impacts to less than significant.

Therefore, the proposed General Plan Amendment, the Zone Change and proposed residential project, considered with cumulative development projects in the vicinity of the project site, would not result in significant cumulative impacts to biological resources.

CULTURAL/PALEONTOLOGICAL RESOURCES
The proposed General Plan Amendment and Zone Change would not increase impacts to cultural or paleontological resources above the level of impacts identified in the existing General Plan and would not contribute considerably to potential cumulative significant impacts to cultural or paleontological resources. The context for assessing cumulative impacts to local archaeological and paleontological resources is to determine whether the project would result in a loss of these resources that could diminish or eliminate important information relevant to the history of the project area. The proposed project would be required to comply with Mitigation Measures CR-1, CR-2, , PALEO-1, PALEO-2 and PALEO-3, which would require an archaeologist/paleontologist to evaluate any discovered potential archaeological/paleontological resources, and appropriate steps to preserve or curate the artifact and halt or redirect work. This would eliminate any potential loss of important archaeological or paleontological information that may be buried under the project site. With regard to potential discovery of human remains during construction, the project would be required to comply with State Health and Safety Code Section 7050.5 until the County Coroner has made the necessary findings as to the origin and disposition pursuant to Section 5097.98 of the California Public Resources Code.

Therefore, the General Plan Amendment, the Zone Change and the proposed residential project would not result in a cumulatively considerable contribution to impacts related to a cumulative loss of important archaeological or paleontological resources, and/or disturbed human remains. Related cumulative projects in the project area would be evaluated for potential impacts to cultural resources and would be required to implement measures to reduce impacts to cultural resources. Therefore, the General Plan Amendment, the Zone Change and the proposed residential project, considered with the related cumulative projects, would not result in significant cumulative impacts to cultural resources.

ENERGY
The proposed General Plan Amendment and Zone Change would increase the population on the project site above the level identified in the existing General Plan which would increase long-term energy consumption above that currently estimated in the existing General Plan for electricity and natural gas. The areas considered for cumulative impacts to electricity and natural gas supplies are the service areas of the Imperial Irrigation District and Southern California Gas Company. Implementation of the proposed project would increase the demand for electricity and natural gas. All projects within the Imperial Irrigation District and Southern California Gas Company service areas would be required 474 CLICK HERE to Return to Agenda
LA VILLETTA AT AVENUE 58
Initial Study/Mitigated Negative Declaration
Public Review Draft | June 2023 4.21-8 Mandatory Findings of Significance to comply with the Building Energy Efficiency Standards and CALGreen, which would contribute to minimizing wasteful energy consumption. With compliance of Building Energy Efficiency Standards and CALGreen, cumulative impacts associated with the General Plan Amendment, Zone Change and proposed residential project would be less than significant and would not contribute considerably to cumulative significant impacts to energy resources.

GEOLOGY AND SOILS
Implementation of the General Plan Amendment and the Zone Change would not increase geologic risks above the level identified in the existing General Plan and would not contribute considerably to potential cumulative significant impacts. Like other areas in southern California, land uses developed under the General Plan, including the proposed project, could be subject to seismic shaking impacts and would be required to meet the City’s construction development standards and the seismic design parameters of the California Uniform Building Code. The proposed project would be required to implement geotechnical design measures recommended in the project geotechnical report to ensure the stability of the project and implement erosion control measures to reduce erosion impacts. With compliance of the California Uniform Building Code, geotechnical design measures and erosion control measures, potential geologic impacts would be less than significant. Therefore, implementation of the General Plan Amendment, the Zone Change and the proposed residential project would not contribute to a cumulatively considerable impact with regard to geologic impacts.

The land clearing and grading activities that could occur from construction activities resulting from implementation the General Plan Amendment, the Zone Change and the proposed residential project would uncover soil, which could be subject to erosion impacts caused by water and wind. Additionally, construction equipment and vehicles could indirectly transport sediment to offsite locations.

Compliance with applicable NPDES erosion control requirements would reduce impacts related to substantial soil erosion or the loss of topsoil to a less than significant level. With the implementation of Mitigation Measures GEO-1, GEO-2 and HYDRO-1, potential erosion impacts associated with the General Plan Amendment, the Zone Change and the proposed residential project would be less than significant and would not contribute to a cumulatively considerable impact in regard to erosion impacts.

Related cumulative projects identified previously in Table 4.21-1, Related Cumulative Projects, would be required to comply with California Building Code requirements to minimize potential geologic and seismic impacts and would be required to implement erosion control plans to minimize potential erosion and sedimentation impacts. Therefore, the General Plan Amendment, Zone Change and proposed residential project, considered with the cumulative development projects shown previously in Table 4.21-1, Related Cumulative Projects, would not contribute considerably to significant cumulative geologic impacts.

GREENHOUSE GAS EMISSIONS
The proposed General Plan Amendment and Zone Change would increase the population on the project site above the level identified in the existing General Plan which would increase long-term Greenhouse Gas emissions above the level currently estimated in the General Plan. GHG emissions are not confined to a particular air basin but are dispersed worldwide. Therefore, the proposed project greenhouse emission impacts are not project-specific impacts, but the proposed project’s contribution to cumulative GHG impacts. Implementation of the General Plan Amendment, Zone Change and the proposed residential project would not exceed the GHG emissions significance threshold of 3,000 475 CLICK HERE to Return to Agenda
LA VILLETTA AT AVENUE 58
Initial Study/Mitigated Negative Declaration
Public Review Draft | June 2023 4.21-9 Mandatory Findings of Significance MTCO2e/yr. Therefore, the General Plan Amendment, the Zone Change and the proposed residential project GHG emissions and their contribution to global climate change would not be cumulatively considerable, and GHG emissions impacts would be less than significant.

Related cumulative projects identified previously in Table 4.21-1, Related Cumulative Projects, would be evaluated for greenhouse gas emission impacts. As stated above, GHG impacts are recognized as exclusively cumulative impacts, and there are no non-cumulative GHG emission impacts from a climate change perspective. The analysis above concludes that the project would not exceed the GHG emissions significance threshold of 3,000 MTCO2e/yr and would not interfere with the goals of SB 32.

When considered together, potential GHG impacts associated with the General Plan Amendment, Zone Change, proposed residential project and cumulative development projects in the vicinity of the project site would be less than significant.

HAZARDS AND HAZARDOUS MATERIALS
The Phase 1 Environmental Site Assessment did not identify hazardous waste on the project site or any listed hazardous waste sites near the project site. Implementation of the proposed General Plan Amendment, Zone Change and proposed residential project would not increase the risk for hazardous material impacts. The proposed residential project would involve the use of incidental amounts of hazardous substances, such as fuel, oil, and solvents. To ensure hazardous substances are not inadvertently released into the environment, the proposed residential project would be required to comply with local, state, and federal laws regarding the handling, storage and transporting of hazardous substances and would be required to comply with spill prevention and clean-up BMPs during construction. With compliance with local, state, and federal laws and implementation of BMPs, the potential handling of hazardous materials would be less than significant. Therefore, the General Plan Amendment, Zone Change and proposed residential project would not contribute to a cumulatively considerable impact with regard to the release of hazardous materials into the environment. Because of the historic agricultural use that occurred on the project site, it is recommended that a Phase II investigation be conducted to assess the presence or absence of environmentally persistent agricultural chemicals within near surface soils. With implementation of Mitigation Measure HAZ-1, the potential for the project to create a significant hazard to the public or the environment would be less than significant.

Related cumulative projects identified previously in Table 4.21-1, Related Cumulative Projects, would be evaluated for potential hazards and potential release of hazardous substances into the environment. The related cumulative projects would be required to comply with local, state and federal laws and regulations regarding the handling, storage and transporting of hazardous materials.

Compliance with local, state and federal laws would reduce the potential impacts to less than significant. Therefore, the General Plan Amendment, Zone Change and the proposed residential project, considered with related cumulative projects, would not result in significant cumulative hazards or hazardous material impacts.

The proposed residential project was determined to have a less than significant impact to interfering with an emergency evacuation plan. Cumulative projects in the area would be analyzed for impairment of emergency access on a project-by-project basis and would be required to comply with all roadway design standards to ensure adequate emergency access is not impacted. Therefore, the General Plan Amendment, the Zone Change, the proposed residential project, and related cumulative projects within the vicinity of the project site would have a less than significant cumulative impact to interfering with emergency plans.
476 CLICK HERE to Return to Agenda
LA VILLETTA AT AVENUE 58
Initial Study/Mitigated Negative Declaration
Public Review Draft | June 2023 4.21-10 Mandatory Findings of Significance

HYDROLOGY AND WATER QUALITY
Construction activities associated with the proposed residential project implemented under the proposed General Plan Amendment and Zone Change could have the potential to generate degraded surface water impacts which could adversely affect downstream receiving water bodies. The proposed residential project would be required to adhere to the City of La Quinta NPDES MS4 Storm Water Permit requirement, which would be to obtain a State General Construction Permit, filing a Notice of Intent (NOI) to the Storm Water Report Tracking System and obtain a waste discharger identification number from the State Water Resources Control Board. Additionally, the General Construction Permit would require the development and implementation of a Storm Water Pollution Prevention Plan (SWPPP). The SWPPP would identify Best Management Practices (BMPs) to minimize degraded surface water runoff impacts. With compliance of the General Construction Permit requirements and preparation and implementation of the SWPPP, potential erosion impacts would be less than significant. Therefore, the General Plan Amendment, the Zone Change and the proposed residential project would not contribute to a cumulatively considerable impact to hydrology and water quality.

Cumulative development projects identified previously in Table 4.21-1, Related Cumulative Projects, would have the potential to affect water quality during the construction phase. Related cumulative development that disturbs one or more acres of soil would be required to obtain coverage under the NPDES General Construction Permit and would avoid and/or reduce construction-related impacts to water quality through preparation of a site-specific SWPPP, which identifies applicable BMPs. Each project would be required to comply with existing water quality standards at the time of development review and implement BMPs, as necessary. Thus, related cumulative development projects would not contribute considerably to cumulatively significant hydrology and water quality impacts.

LAND USE
Implementation of the General Plan Amendment, the Zone Change and the proposed residential project would not construct any structures or barriers that would divide existing communities.

The General Plan Amendment would redesignate the project site from Low Density Residential up to

4.0 dwelling units per acre to Medium-High Density up to 16 dwelling units per acre.

The proposed residential project would increase the density on the site to 9.0 dwelling units per acre and would allow an additional 41 dwelling units to be developed on the project site, which would be well below the maximum residential units that could be developed. The increased density would not result in significant impacts to the environment and would not contribute considerably to cumulative significant impacts to the environment. The proposed residential project is consistent with relevant goals and policies of the City of La Quinta General Plan and would not contribute cumulative land use policy conflicts.

The proposed General Plan Amendment would not result in the development of incompatible land uses that would not contribute considerably to cumulative significant land use impacts to the environment. Related development projects would be subject to site-specific planning reviews that would address consistency with adopted General Plan goals, policies, and objectives, as well as with the local development code standards. Each cumulative development project would be analyzed independent of other projects, within the context of their respective land use and regulatory setting.

As part of the review process, each project would be required to demonstrate compliance with the provisions of the applicable land use designation(s). Additionally, as part of the planning reviews, related projects would be subject to CEQA environmental review, where needed projects would be 477 CLICK HERE to Return to Agenda
LA VILLETTA AT AVENUE 58
Initial Study/Mitigated Negative Declaration
Public Review Draft | June 2023 4.21-11 Mandatory Findings of Significance required to provide mitigation to reduce potential adverse impacts to the environment. Thus, implementation of the General Plan Amendment, Zone Change, development of the proposed residential project, and cumulative development projects would not contribute considerably to significant cumulative land use impacts.

NOISE
The proposed General Plan Amendment and Zone Change would increase population and associated traffic generated from the project site above the level identified in the existing General Plan which would increase long-term traffic noise levels above levels currently estimated in the existing General Plan for the project site. The proposed project’s long-term operational mobile and stationary noise impacts were determined to be less than significant. Therefore, the General Plan Amendment, the Zone Change and the proposed residential project would not contribute considerably to significant cumulative noise impacts. Related cumulative projects would be required to comply with applicable noise and vibration standards, and regulations to minimize noise and vibration impacts. Therefore, the General Plan Amendment, Zone Change and the proposed residential project, considered with the related cumulative projects, would not result in significant cumulative noise impacts.

Cumulatively significant construction vibration would occur when construction activities at a site occur in close vicinity of one another in a way that concentrates the vibration. The further construction activities occur from one another on each respective project site, the quicker the vibration dissipates by the time it reaches a sensitive receptor. Because heavy construction equipment moves around a project site and would only occur for limited durations, the average vibration levels at nearby structures would diminish rapidly with increasing distance between structures. There are no ongoing or planned construction activities near the project site that would contribute to cumulative vibration impacts. In addition, groundborne vibration generated at the site during construction would not be in exceedance of the Caltrans threshold of 0.25 inch per second peak particle velocity (PPV) and longterm vibration impacts from operations at the site would be less than significant. Therefore, the project’s contribution to cumulative vibration impacts would not be cumulatively considerable.

POPULATION AND HOUSING
The Southern California Association of Governments Connect SoCal, 2020 – 2045 RTP/SCS, forecasts that the population of La Quinta will grow to 47,700 in 2045, an increase of approximately 0.15% over the 2018 population. The additional population increase generated from the proposed project would account for 0.017% of the estimated population growth. The estimated population increase would be in the range of estimated future growth projections and would not be considered substantial unplanned housing growth. As such, the General Plan Amendment, the Zone Change and the proposed residential project would not contribute to cumulatively adverse growth impacts. Related projects identified previously in Table 4.21-1, Related Cumulative Projects, would be reviewed by the City, and development would be required to be consistent with adopted state and City development standards, regulations, plans, and policies to minimize the effect of the increase in population on physical impacts to the environment. Therefore, the General Plan Amendment, the Zone Change and the proposed residential project, combined with related projects, would not result in cumulatively considerable impacts to population and housing as no substantial new unplanned growth would occur. 478 CLICK HERE to Return to Agenda
LA VILLETTA AT AVENUE 58
Initial Study/Mitigated Negative Declaration
Public Review Draft | June 2023 4.21-12 Mandatory Findings of Significance

PUBLIC SERVICES
Fire Protection
The proposed General Plan Amendment and Zone Change would increase demands for fire protection services above the level identified in the existing General Plan. The proposed residential project and related cumulative development projects would receive fire protection services from the Riverside County Fire Department. According to the Riverside County Fire Department, the proposed residential project would not require the expansion of fire protection facilities or services. Additionally, the project would be required to comply with the California Building Code, California Fire Code and related codes and would be reviewed by the Riverside County Fire Department to ensure it has been designed in compliance with fire protection safety requirements. The Riverside County Fire Department would review all cumulative development projects identified previously in Table 4.21-1, Related Cumulative Projects, and, if needed, would identify if additional fire protection facilities would be necessary.

Additionally, cumulative development projects would be subject to all applicable laws, ordinances, and regulations in place for fire protection and emergency services, which would help to reduce potential cumulative impacts for fire protection services. The overall cumulative impacts to fire protection services would be less than significant.

Police Protection
The proposed General Plan Amendment and Zone Change would increase demands for police protection services above the level identified in the existing General Plan. The proposed residential project and related cumulative development projects would receive police protection services from the Riverside County Sheriff’s Department. The project would be required to comply with all applicable laws, ordinances, and regulations in place for police protection services. The General Plan Amendment, Zone Change and proposed project’s cumulative impacts to police protection services would be less than significant and would not contribute to cumulatively significant impacts. Cumulative development projects identified previously in Table 4.21-1, Related Cumulative Projects, would also be evaluated for potential impacts to police services and would be required to comply with all applicable laws, ordinances, and regulations in place for police protection services. Compliance with protection ordinances and regulations would reduce cumulative development project impacts to police services to less than significant. Overall, cumulative impacts to police protection services would be less than significant.

School Services
The proposed General Plan Amendment would increase the population on the project site above the level identified in the existing General Plan and would incrementally increase the enrollment of students and the use of CVUSD facilities. As identified in Section 4.15, Public Services, the proposed project would have a less than significant impact on school services. The proposed residential project would be required to pay development fees prior to issuance of a building permit to offset the cost of providing school services and facilities. Related development projects identified previously in Table

4.21-1, Related Cumulative Projects, would be evaluated for potential impacts to schools and would be required to pay development fees to fund existing and future school facilities. With coordination with CVUSD and the payment of development fees, potential cumulative impacts to school services would be less than significant.
479 CLICK HERE to Return to Agenda
LA VILLETTA AT AVENUE 58
Initial Study/Mitigated Negative Declaration
Public Review Draft | June 2023 4.21-13 Mandatory Findings of Significance

TRANSPORTATION
In order to make a realistic estimate of future on-street conditions prior to implementation of the project, the status of other known development projects (cumulative projects) has been researched at La Quinta and Riverside County. With this information, the potential impact of the proposed project can be evaluated within the context of the cumulative impact of all ongoing development. As shown previously in Table 4.21-1, Related Cumulative Projects, there are ten cumulative projects in La Quinta and four cumulative projects in Riverside County that have either been built, but not yet fully occupied, or are being processed for approval. These 14 cumulative projects have been included as part of the cumulative background setting.

Table 4.21-2, Cumulative Project Traffic Generation, presents the development totals and resultant trip generation for the 14 cumulative projects. As shown in Table 4.21-2, the 14 cumulative projects are forecast to generate a combined total of 19,039 weekday daily trips, with 1,136 trips forecast during the AM peak hour and 1,457 trips forecast during the PM peak hour. It should be noted that the trip generation in Table 4.21-2 reflects the remaining dwelling units to be constructed and/or occupied in the tracts under construction based on LLG research/reconnaissance. The anticipated AM peak hour and PM peak hour cumulative projects traffic volumes at the key study intersections are presented in Figure 4.21-2, AM Peak Hour Cumulative Projects Traffic Volumes, and Figure 4.21-3, PM Peak Hour Cumulative Projects Traffic Volumes.

Table 4.21-2
Cumulative Project Traffic Generation
Cumulative Project Daily 2-
Way
AM Peak Hour PM Peak Hour
In Out Total In Out Total
City of La Quinta
Capistrano (139 DU) 1,311 25 72 97 83 48 131
Piazza Serena (51 DU) 481 9 27 36 30 18 48
Stone Creek (66 DU) 622 12 34 46 39 23 62
Signature at PGQ West (100 DU) 674 10 30 40 32 19 51
Cantera 802 16 44 60 50 30 80
Andalusia Country Club 594 11 33 44 37 22 59
Andalusia TTM 509 10 28 38 32 19 51
Malaga TTM 33597 538 10 30 40 34 20 54
Monroe Dates 886 17 49 66 55 33 88
TTM No.34642 849 16 47 63 54 31 85
County of Riverside
TR 37192 1,867 36 103 139 117 69 186
TTM 38136 2,178 42 120 162 137 80 217
Vista Santa Rosa Gateway Village 6,974 137 112 249 132 138 270 TR 36902 754 15 41 56 47 28 75
Total 19,039 366 770 1,136 879 578 1,457
Source: LLG, Traffic Impact Analysis Report; August 17, 2022. 480 CLICK HERE to Return to Agenda
LA VILLETTA AT AVENUE 58
Initial Study/Mitigated Negative Declaration
Public Review Draft | June 2023 4.21-14 Mandatory Findings of Significance Table 4.21-3, Existing with Ambient Growth With Project With Cumulative Projects, summarizes the peak hour level of service results at the three (3) key study intersections for “Existing With Ambient Growth With Project With Cumulative Projects” traffic conditions. Table 4.21-3 shows that for existing with ambient growth with project with cumulative projects traffic conditions, all three key intersections are forecast to operate at acceptable levels of service during the AM and PM peak hours.

All critical movements for the all-way stop-controlled intersections are also expected to operate at acceptable levels of service per City requirements.

Table 4.21-3
Existing with Ambient Growth With Project With Cumulative Projects Key Intersection Time
Period
Minimum
Acceptable
LOS
Existing Traffic
Conditions
Existing with Ambient
Growth with Project with
Cumulative Traffic
Conditions
Deficiency
Delay
(s/v) LOS Delay (s/v) LOS Increase Yes/No
Madison Street at
Avenue 58
AM
PM LOS D 8.4 9.4
A
A

9.8 10.8
A
B

1.4 1.4
No
No
Via Pasatiempo at
Avenue 58
AM
PM LOS D 8.7 9.5
A
A

9.3 9.4
A
A

0.6 0.09
No
No
Monroe Street at
Avenue 58
AM
PM LOS D 8.1 10.8
A
B

11.9 19.3
B
C

3.8 8.5
No
No
Source: LLG, Traffic Impact Analysis Report; August 17, 2022.

Year 2045 With Project Traffic Conditions
The project has been evaluated for future impacts in 2045 with cumulative development occurring.

Table 4.21-4, Year 2045 with Project Peak Hour Intersection Capacity, shows the peak hour level of service results at the three key study intersections for “Year 2045 With Project” traffic conditions. With project traffic conditions, all three key study intersections are forecast to operate at acceptable levels of service during the AM and PM peak hours. It should be noted that all critical movements for the allway stop-controlled intersections are forecast to also operate at acceptable levels of service per City requirements.

Table 4.21-4
Year 2045 with Project Peak Hour Intersection Capacity
Key Intersection Time
Period
Minimum
Acceptable
LOS
Existing Traffic
Conditions
Year 2045
Without
Project
Year 2045
With Project Deficiency
Delay
(s/v) LOS Delay (s/v) LOS Delay (s/v) LOS Increase Yes/No Madison Street at
Avenue 58
AM
PM LOS D 8.4 9.4
A
A

9.6 10.6
A
B

9.7 10.7
A
B

0.1 0.1
No
No
Via Pasatiempo at
Avenue 58
AM
PM LOS D 8.7 9.5
A
A

9.2 9.3
A
A

9.3 9.4
A
A

0.1 0.1
No
No
Monroe Street at
Avenue 58
AM
PM LOS D 8.1 10.8
A
B

12.0 20.0
B
C

0.3 0.7
No
No
Source: LLG, Traffic Impact Analysis Report; August 17, 2022. 481 CLICK HERE to Return to Agenda
LA VILLETTA AT AVENUE 58 PROJECT
Initial Study/Mitigated Negative Declaration
Figure 4.21-2
AM Peak Hour Cumulative Projects Traffic Volumes
Source: Linscott, Law and Greenspan, Engineers; August 17, 2022. 0 0
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482
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LA VILLETTA AT AVENUE 58 PROJECT
Initial Study/Mitigated Negative Declaration
Figure 4.21-3
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Source: Linscott, Law and Greenspan, Engineers; August 17, 2022. 0 0
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483
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LA VILLETTA AT AVENUE 58
Initial Study/Mitigated Negative Declaration
Public Review Draft | June 2023 4.21-17 Mandatory Findings of Significance Therefore, the proposed project would not contribute considerably to significant cumulative traffic impacts. Striping improvements are recommended along the project frontage on Avenue 58 in conjunction with the widening of the project frontage to the ultimate width.

TRIBAL CULTURAL RESOURCES
The proposed General Plan Amendment, Zone Change and proposed residential project would not increase impacts to tribal resources above the level of impacts identified in the existing General Plan and would not contribute considerably to potential cumulative significant impacts of tribal resources.

Cumulative development projects would be evaluated for impacts to tribal resources. To avoid significant impacts to unknown tribal cultural resources that could be present on the project site, the proposed project would be required to comply with Mitigation Measure CR-1, which requires project monitoring by a Native American and proper consultation with Native American Tribes and the Native American Heritage Commission if subsurface tribal cultural resources are found during construction, excavation, and/or other construction activities in the area. This would eliminate any potential loss of important tribal cultural resources that may be discovered at the project site. Compliance with Mitigation Measure CR-1 would ensure that a cumulative loss of tribal cultural resources from the project construction activities would not occur. Additionally, the project would comply with Mitigation Measure CR-2, which requires if human remains are encountered during excavation activities, all work shall halt, and the County Coroner shall be notified. Therefore, the General Plan Amendment, the Zone Change and the proposed residential project would not result in a cumulatively considerable contribution to impacts related to tribal cultural resources, and impacts would be less than significant.

Related cumulative development projects identified previously in Table 4.21-1, Related Cumulative Projects, would be required to comply with the provisions of AB 52, which would reduce cumulative impacts to tribal cultural resources. Therefore, the General Plan Amendment, the Zone Change and the proposed residential project, considered with the related cumulative projects, would not result in significant cumulative impacts to cultural tribal resources.

UTILITIES
Water
The proposed General Plan Amendment, Zone Change and proposed residential project would increase water demands above the level identified in the existing General Plan and in the Coachella Valley Water District (CVWD) Urban Water Management Plan. However, the overall water demand for the project would be less. The reduction in water demand would be a result of the cluster residential development common area landscaping, use of energy efficient water fixtures, minimal turf grass for park/playground area, and use of decomposed granite for landscaping. The proposed project would have approximately 46% less demand for water compared to water demands under the existing General Plan Low Density land use designation. Therefore, the project would not contribute considerably to significant cumulative water supply impacts.

Related development projects identified previously in Table 4.21-1, Related Cumulative Projects, would also be evaluated for water demands and consistency with the CVWD Urban Water Management Plan to determine if adequate water supplies would be available. Related development projects would be required to incorporate water conserving features and would be required to coordinate with CVWD to ensure compliance with relevant laws and regulations to reduce cumulative water demand impacts. 484 CLICK HERE to Return to Agenda
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Initial Study/Mitigated Negative Declaration
Public Review Draft | June 2023 4.21-18 Mandatory Findings of Significance Wastewater
The proposed General Plan Amendment, Zone Change and proposed residential project would increase population and would increase wastewater treatment demands above the level identified for in the existing General Plan. Wastewater treatment service for the project area would be provided from the Mid-Valley Water Reclamation Plant (WRP-4) which has available treatment capacity for the proposed residential project, including the incremental increase demand from the General Plan Amendment. Therefore, the General Plan Amendment, the Zone Change and the proposed residential project would not considerably contribute to significant cumulative wastewater treatment capacity impacts. Additionally, as part of the final design, the proposed project would be required to coordinate with CVWD and secure a Will Serve Letter which would ensure that the CVWD would have the ability to provide adequate wastewater service to the proposed project. The design of the wastewater distribution system would be required to coordinate with CVWD to ensure that they are adequately sized to meet the long-term operational needs for the project.

Related development projects identified previously in Table 4.21-1, Related Cumulative Projects, would also be required to coordinate with CVWD to determine if adequate wastewater treatment capacity would be available and would be required to comply with the relevant regulations. Coordination with CVWD and compliance with relevant laws and regulations would ensure the General Plan Amendment, the Zone Change and the proposed residential project impacts related to the construction of wastewater facilities are not significantly cumulatively considerable.

Solid Waste Disposal
The proposed General Plan Amendment, Zone Change and proposed residential project would increase population and would increase solid waste disposal demands above the level identified for in the existing General Plan. The proposed project and related development projects would increase demand for solid waste disposal services within the project area. Solid waste disposal for the proposed project would be from Burrtec Waste and Recycling Services, LLC (Burrtec) under a franchise agreement with the City. Burrtec collects solid waste and transports it to the Edom Hill Transfer Station, located west of the City in the City of Cathedral City. From the Transfer Station, waste is taken to one of three regional landfills: Lamb Canyon, Badlands or El Sobrante. All three landfills have capacity remaining for the long-term. Therefore, the General Plan Amendment, the Zone Change and the proposed residential project would not considerably contribute to significant cumulative solid waste disposal impacts. Cumulative related development projects identified previously in Table 4.21- 1, Related Cumulative Projects, would be required to coordinate if adequate solid waste disposal service is available and would be subject to conformance with all relevant laws, ordinances, and regulations in place for solid waste disposal. This includes compliance with AB 939, which requires a 50% diversion of all solid waste from disposal in local landfills, and the 2016 (or most recent) California Green Building Code Standards, which includes design and construction measures that act to reduce construction-related waste though material conservation measures and other construction-related efficiency measures. With compliance with relevant laws, ordinances, and regulations in place for solid waste disposal, cumulative impacts to solid waste would be less than significant. 485 CLICK HERE to Return to Agenda
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Initial Study/Mitigated Negative Declaration
Public Review Draft | June 2023 4.21-19 Mandatory Findings of Significance c) Have environmental effects which will cause substantial adverse effects on human beings, either directly or indirectly?
Less Than Significant Impact With Mitigation Incorporated: Implementation of the General Plan Amendment, the Zone Change and the proposed project would not have environmental effects which would cause substantial adverse effects on human beings, either directly or indirectly. Potential impacts that could cause substantial adverse effects on human beings were analyzed in this Initial Study include, but are not limited to air quality, greenhouse gas emissions, geology hazards, hazardous materials, seismic hazards, hydrology/water quality, noise and wildfire. Each issue area found that there would be either no impacts, impacts would be less than significant, or impacts would be less than significant with mitigation incorporated. The proposed residential project and cumulative development projects would comply with local and regional planning programs, applicable codes, and ordinances, state and federal laws and regulations, and mitigation measures to ensure that long-term operation activities and short-term construction activities associated with the proposed project would not result in direct, or indirect adverse impacts to human beings. d) Have the potential to achieve short-term environmental goals to the disadvantage of long-term environmental goals?
Less Than Significant Impact: The General Plan Amendment, the Zone Change and the proposed residential project would not have the potential to achieve short-term environmental goals to the disadvantage of long-term environmental goals. If the proposed project is approved and constructed, a variety of short- and long-term impacts would occur. During construction, surrounding land uses could be temporarily impacted by dust and noise. There could also be an increase in vehicle pollutant emissions caused by grading and construction activities and potential generation of degraded surface water. However, these short-term effects would be temporary and would be avoided or lessened to a large degree through implementation of mitigation measures and compliance with regulatory requirements. Implementation of the General Plan Amendment, the Zone Change and the proposed project would result in long-term environmental consequences associated with increasing population above the existing General Plan and the transition of land use from vacant land to residential land uses.

Long-term operation of the General Plan Amendment, the Zone Change and the proposed residential project would change the physical appearance of the project site and would contribute increased traffic volumes, increased noise from the operation of the project, increased amounts of impervious surfaces and increased energy and natural resource consumption. However, these long-term operational effects would be reduced to a less than significant level through implementation of mitigation measures and compliance with regulatory requirements. Construction and operation of the project would not result in significant adverse effects to the environment. Therefore, the General Plan Amendment, Zone Change and proposed residential project would not achieve short-term environmental goals that would result in the disadvantage of long-term environmental goals. 486 CLICK HERE to Return to Agenda
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Public Review Draft | June 2023 4.22-1 References

4.22 References
The following references were utilized during preparation of this Initial Study/Mitigated Negative Declaration. These documents are available for review at the City of La Quinta Planning Department, 78495 Calle Tampico, La Quinta, California 92253.

Bruin Geotechnical Services, Inc., Geotechnical Engineering Report. September 9, 2021.

Coachella Valley Water District, Urban Water Management Plan; Adopted 2020.

D&D Engineering, Inc., Preliminary Hydrology Study. February 28, 2023.

D&D Engineering, Inc., TTM 37950 Water Quality Management Plan. February 28, 2023.

Kevin L. Crook Architect Inc., Avenue 58 Architectural Package. July 18, 2022.

Linscott, Law and Greenspan, Engineers, Traffic Impact Analysis Report. August 17, 2022.

Linscott, Law and Greenspan, Engineers, Vehicle Miles Traveled (VMT) Assessment for the Proposed Tentative Tract Map No. 37950 Project. October 12, 2021.

Partner Engineering and Science, Inc., Phase I Environmental Site Assessment Report. July 23, 2019.

Todd Groundwater and Woodard & Curran, 2022 Indio Subbasin Water Management Plan Update; December 2021.

Urbana Preservation & Planning, LLC, Historical Resource Analysis Report 81891 Avenue 58, La Quinta, CA. May 2022.

VCS Environmental, Biological Technical Report for Tentative Tract Map 37950 Project. October 2021.

VCS Environmental, Phase I Cultural Resources Assessment for the La Quinta Cluster Development Project – Tentative Tract Map 37950. August 2021.

Vista Environmental, Air Quality, Energy, and Greenhouse Gas Emissions Impact Analysis Tentative Tract Map No. 37950 Residential Project. October 28, 2021.

Vista Environmental, Noise Impact Analysis Tentative Tract Map No. 37950 Residential Project.

October 19, 2021.

VLA Group, Preliminary Landscape Plan. November 18, 2022. 488 CLICK HERE to Return to Agenda
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Public Review Draft | June 2023 5-1 Inventory of Mitigation Measures

5.0 INVENTORY OF MITIGATION MEASURES

BIOLOGICAL RESOURCES
BIO-1: CVMSCHP Mitigation Fee. The project proponent shall be required to pay the City of La Quinta a local development mitigation fee prior to obtaining a building permit. The most current rates are as follows (future developments may be subject to updated fees).

BIO-2: A pre-construction/clearance burrowing owl survey shall be performed not more than 30 days prior to initial ground disturbance activity to map the location of suitable burrows, if any, and to formally determine presence/absence of the species. A qualified biologist will survey the project site and a buffer zone, 500-feet outside the project limits for burrows that could be used by burrowing owls. If the burrow is determined to be occupied, the burrow will be flagged, and a 160-foot diameter buffer will be established during nonbreeding season or a 250-foot diameter buffer during the breeding season. If burrows onsite are unoccupied, construction may proceed.

If the site survey determines the presence of burrowing owl, mitigation in accordance with the CDFW shall be implemented as follows:
• If burrowing owls are identified as being resident onsite outside the breeding season (September 1 to February 14) they may be relocated to other sites by a permitted biologist (permitted by CDFW), as allowed in the CDFW Staff Report on Burrowing Owl Mitigation (March 2012).
• If an active burrow is found during the breeding season, the burrow shall be treated as a nest site and temporary fencing shall be installed at a distance from the active burrow, to be determined by the biologist, to prevent disturbance during grading or construction. Installation and removal of the fencing shall be done with a biological monitor present.
• Active relocation and eviction/passive relocation require the preservation and maintenance of suitable burrowing owl habitat determined through coordination with the Wildlife Agencies.

BIO-3: Vegetation removal activities shall be conducted outside the nesting season (September 1 to February 14 for songbirds; September 1 to January 14 for raptors) to avoid potential impacts to nesting birds.

Any construction activities that occur during the nesting season (February 15 to August 31 for songbirds; January 15 to August 31 for raptors) will require that all suitable habitats be thoroughly surveyed for the presence of nesting birds by a qualified biologist within three days before commencement of vegetation clearing/ground disturbance activities. If any active nests are detected, a buffer of 500 feet of an active listed species or raptor nest, 300 feet of other sensitive bird nests (non-listed), and 100 feet of most common songbird nests will be delineated, flagged, and avoided until the nesting cycle is complete. The buffer may be modified and/or other recommendations proposed as determined appropriate by the biological monitor to minimize impacts.
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Initial Study/Mitigated Negative Declaration
Public Review Draft | June 2023 5-2 Inventory of Mitigation Measures BIO-4a: Prior to construction, all suitable areas within the project site shall be surveyed for the presence of bat roosts by a qualified bat biologist. Initial surveys are recommended to be conducted between one year to six months prior to the initiation of vegetation removal and ground disturbing activities, ideally during the maternity season (typically March 1 to August 31), to allow time to prepare mitigation and/or exclusion plans if needed. Surveys may entail direct inspection of the trees or nighttime surveys. If active bat roosts are present, a qualified bat biologist shall determine the species of bats present and the type of roost (i.e., day roost, night roost, maternity roost). If the biologist determines that the roosting bats are not a special-status species and the roost is not being used as a maternity roost, then the bats may be evicted from the roost by a qualified bat biologist experienced in developing and implementing bat mitigation and exclusion plans. • If special-status bat species or a maternity roost of any bat species is present, but no direct removal of active roosts will occur, a qualified bat biologist shall determine appropriate avoidance measures, which may include implementation of a construction-free buffer around the active roost.
• If special-status bat species or a maternity roost of any bat species is present and direct removal of habitat (roost location) will occur, then a qualified bat biologist experienced in developing bat mitigation and exclusion plans shall develop a mitigation plan to compensate for the lost roost site. Removal of the roost shall only occur when the mitigation plan has been approved by the City and only when bats are not present in the roost. The mitigation plan shall detail the methods of excluding bats from the roost and the plans for a replacement roost in the vicinity of the project site. The mitigation plan shall be submitted to the City for approval prior to implementation. The plan shall include: (1) a description of the species targeted for mitigation; (2) a description of the existing roost or roost sites; (3) methods to be used to exclude the bats if necessary; (4) methods to be used to secure the existing roost site to prevent its reuse prior to removal; (5) the location for a replacement roost structure; (6) design details for the construction of the replacement roost; (7) monitoring protocols for assessing replacement roost use; (8) a schedule for excluding bats, demolishing of the existing roost, and construction of the replacement roost; and (9) contingency measures to be implemented if the replacement roosts do not function as designed.

BIO-4b: Pre-construction surveys shall be conducted by a qualified bat biologist no more than two weeks prior to the initiation of vegetation removal and ground disturbing activities. If no active roosts are present, then trees shall be removed within two weeks following the survey.

BIO-4c: All potential roost trees (including palm trees) shall be removed in a manner approved by a qualified bat biologist outside the maternity season (March 15 – August 31 in the Coachella Valley which coincides with the bird nesting season) to avoid the potential for “take” of nonvolant (flightless) young.

Trees and snags that have been identified as confirmed or potential roost sites require a two-step removal process and the involvement of a bat biologist to ensure that no roosting bats are killed during this activity. Consistent with CDFW protocols this two-step removal 491 CLICK HERE to Return to Agenda
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Initial Study/Mitigated Negative Declaration
Public Review Draft | June 2023 5-3 Inventory of Mitigation Measures shall occur over two consecutive days as follows: on Day 1, branches and limbs not containing cavities, as identified by a qualified bat biologist, will be removed. On Day 2, the remainder of the tree may be removed without supervision by a bat biologist. The disturbance caused by limb removal, followed by an interval of one evening, will allow bats to safely abandon the roost.

BIO-4d: All construction activity in the vicinity of an active roost shall be limited to daylight hours.

CULTURAL RESOURCES
CR-1: Based on the data presented, it is recommended that archaeological monitoring and Native American monitoring (if applicable) occur during project excavations into alluvial soils, estimated to occur within near surface soils to a depth of 5 to 10 feet. These Mitigation Measures for the project outline the monitoring protocols.

A MMRP to mitigate potential impacts to undiscovered buried cultural resources within the project shall be implemented to the satisfaction of the Lead Agency. This program shall include, but not be limited to, the following actions:
1) Prior to issuance of a grading permit, the applicant shall provide written verification that a certified archaeologist has been retained to implement the monitoring program. This verification shall be presented in a letter from the project archaeologist to the Lead Agency.
2) The project applicant shall provide Native American monitoring during grading if the Lead Agency determines it is necessary pending results of the AB 52 Consultation process. If applicable, the Native American monitor shall work in concert with the archaeological monitor to observe ground disturbances and search for cultural materials. The Lead Agency shall coordinate with the consulting Tribe(s) to facilitate communications with the project developer/applicant so that all parties can develop a mutually acceptable Tribal Monitoring and Treatment Agreement which includes the scope of monitoring, scheduling of monitors from individual consulting Tribe(s), and the course of action for inadvertent discoveries. 3) The project archaeologist, in consultation with the consulting Tribe(s), the contractor, and the City, shall implement a Cultural Resources Management Plan (CRMP) to address the details, timing and responsibility of all archaeological and cultural activities that will occur on the project site. Details in the plan shall include:
a. Project grading and development scheduling.
b. The project archaeologist and the Consulting Tribes(s) shall attend the pregrading meeting with the City, the construction manager and all contractors and will conduct a mandatory Cultural Resources Worker Sensitivity Training to those in attendance. The training will include a brief review of the cultural sensitivity of the project and the surrounding area; what resources could potentially be identified during earthmoving activities; the requirements of the monitoring program; the protocols that apply in the event inadvertent discoveries of cultural resources are identified, including who to contact and appropriate avoidance measures 492 CLICK HERE to Return to Agenda
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Initial Study/Mitigated Negative Declaration
Public Review Draft | June 2023 5-4 Inventory of Mitigation Measures until the find(s) can be properly evaluated; and any other appropriate protocols.
c. The protocols and stipulations that the contractor, City, Consulting Tribe(s) and project archaeologist will follow in the event of inadvertent cultural resources discoveries, including any newly discovered cultural resource deposits that shall be subject to a cultural resource evaluation. 4) During the original cutting of previously undisturbed deposits, the archaeological and Tribal monitors (if applicable) shall be onsite, as determined by the consulting archaeologist, to perform periodic inspections of the excavations. Monitoring is recommended in younger Holocene alluvial soils, estimated to occur within near surface soils to a depth of 5 to 10 feet. The frequency of inspections will depend upon the rate of excavation, the materials excavated, and the presence and abundance of artifacts and features. The consulting archaeologist shall have the authority to modify the monitoring program if the potential for cultural resources appears to be less than anticipated.
5) Isolates and clearly non-significant deposits will be minimally documented in the field so the monitored grading can proceed.
6) In the event that previously unidentified cultural resources are discovered, the archaeologist shall have the authority to divert or temporarily halt ground disturbance operations in the area of the discovery to allow for the evaluation of potentially significant cultural resources. The archaeologist shall contact the Lead Agency at the time of the discovery. The archaeologist, in consultation with the lead agency, shall determine the significance of the discovered resources. The Lead Agency must concur with the evaluation before construction activities will be allowed to resume in the affected area. For significant cultural resources, a Research Design and Data Recovery Program to mitigate impacts shall be implemented by the consulting archaeologist and approved by the Lead Agency before being carried out, using professional archaeological methods. If any human bones are discovered, the county coroner and lead agency shall be contacted. In the event that the remains are determined to be of Native American origin, the Most Likely Descendant (as identified by the NAHC) shall be contacted in order to determine proper treatment and disposition of the remains. a. Before construction activities are allowed to resume in the affected area, the artifacts shall be recovered, and features recorded using professional archaeological methods. The project archaeologist, in consultation with the consulting Tribe(s), shall determine the amount of material to be recovered for an adequate artifact sample for analysis. b. One or more of the following treatments, in order of preference, shall be used in the event of a discovery:
i. Preservation-in-Place. Avoidance, or preservation-in-place, involves leaving a resource where it was found with no
development affecting its integrity. Pursuant to Public Resources 493 CLICK HERE to Return to Agenda
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Initial Study/Mitigated Negative Declaration
Public Review Draft | June 2023 5-5 Inventory of Mitigation Measures Code Section 21083.2(b) avoidance is the preferred method of preservation for archaeological and cultural resources. ii. Reburial on the project site in an area not subject to future disturbance. Reburial of a resource shall include provisions to protect the selected reburial area from any future impacts in perpetuity. Reburial shall not occur until all required cataloging and basic recording have been completed, with the exception of sacred items, burial goods and Native American human remains. Any reburial process shall be culturally appropriate. The listing of contents and the location of the reburial shall be included in a confidential Phase IV Monitoring Report.
c. If Preservation-in-Place or reburial is not feasible, all cultural material collected during the grading monitoring program shall be processed and curated according to the current professional repository standards in a Riverside County curation facility that meets State Resources Department Office of Historic Preservation Guidelines for the Curation of Archaeological Resources (OHP 1993). The collections and associated records shall be transferred, including title and accompanied by payment of the fees necessary for permanent curation.
7) A Phase IV Monitoring Report, documenting the field and analysis results and interpreting the artifact and research data within the research context, shall be completed and submitted to the satisfaction of the Lead Agency prior to the issuance of any building permits. The report will include DPR Primary and Archaeological Site Forms. The Phase IV report shall be filed with the City under a confidential cover and not subject to a Public Records Request and a copy of the report shall be submitted to the consulting Tribe(s).

CR-2: Project related earth disturbance has the potential to unearth previously undiscovered human remains, resulting in a potentially significant impact. Pursuant to Section 7050.5 of the California Health and Safety Code, if human remains are encountered during excavation activities, all work shall halt, and the County Coroner shall be notified. The Coroner would determine within two working days whether a cause of death investigation is necessary. If the Coroner determines that the remains are Native American, he/she would contact the Native American Heritage Commission (NAHC) within 24 hours. The NAHC would then, pursuant to Section 5097.98 of the California Public Resources Code, immediately identify the most likely descendant (MLD), who may inspect the remains and site of discovery and make recommendations for the treatment and/or disposition of the remains. The MLD shall make his/her recommendation within 48 hours of being granted access to the site. The MLD’s recommendation shall be followed, if feasible, and may include scientific removal and non-destructive analysis of the human remains, preservation in place, and deeding the remains to the MLD for treatment. If no MLD is identified, the MLD fails to make a recommendation, or the landowner rejects the recommendation, the landowner shall rebury the remains with appropriate dignity on the property in a location that would not be subject to further subsurface disturbance. 494 CLICK HERE to Return to Agenda
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GEOLOGY AND SOILS
HYDRO-1: Prior to issuance of a grading permit, the applicant will obtain coverage under a General Construction Permit issued from the State Water Resources Control Board. The General Construction Permit would require the filing of a Notice of Intent with the State Water Resources Control Board and the preparation of a Storm Water Pollution Prevention Plan (SWPPP).

GEO-1: During construction, Grading Plans for the project shall implement fugitive dust control measures and windborne erosion control measures from the Coachella Valley PM10 State Implementation Plan.

GEO-2: Prior to issuance of grading permits, the City of La Quinta shall confirm that grading and construction plans for the project incorporate design recommendations provided in the Geotechnical Engineering Report prepared by Bruin Geotechnical Services, Inc., September 2021. The design recommendations shall address site earthwork; remedial grading for building pads; asphalt, pavement, and concrete; fill placement and compaction; soil shrinkage; fill slope stability; imported soils; post grading pad drainage foundation design recommendations; retaining walls and structures; corrosion and chemical attack; excavations; utility trenches and backfill; interior concrete; exterior concrete rigid pavement; pavement design; and construction considerations.

PALEO-1: Once earthmoving reaches 3-5 feet below the original ground surface, excavation shall be monitored under the direct guidance of a qualified paleontologist.

PALEO-2: The project paleontologist retained shall review the approved development plan and shall conduct any pre-construction work necessary to render appropriate monitoring and mitigation requirements as appropriate. These requirements shall be documented by the project paleontologist in a Paleontological Resource Impact Mitigation Program (PRIMP).

This PRIMP shall be submitted to the City’s Design and Development Department for review and approval prior to issuance of a Grading Permit. Information to be contained in the PRIMP shall meet the Society of Vertebrate Paleontology standards.

PALEO-3: If paleontological resources are detected and recovered during monitoring, a report must be prepared. The following items must be presented in the report: recovered specimens must be prepared to a point of identification and permanent preservation, including washing of sediments to recover small invertebrates and vertebrates. The recovered fossils must be identified and curated into a professional, fully accredited museum repository with permanent retrievable storage (e.g., WSC). The paleontologist must have a written repository agreement in hand prior to the initiation of mitigation activities. The report and inventory, when submitted to the Lead Agency, will signify completion of the program to mitigate impacts to paleontological resources.

HAZARDS AND HAZARDOUS MATERIALS
HAZ-1: Prior to grading, a Phase II investigation will be conducted to assess the presence or absence of environmentally persistent agricultural chemicals within near surface soils. 495 CLICK HERE to Return to Agenda
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HYDROLOGY AND WATER QUALITY
HYDRO-1: Prior to issuance of a grading permit, the applicant will obtain coverage under a General Construction Permit issued from the State Water Resources Control Board. The General Construction Permit would require the filing of a Notice of Intent with the State Water Resources Control Board and the preparation of a Storm Water Pollution Prevention Plan (SWPPP).

TRANSPORTATION
T-1: The existing striping along Avenue 58, which includes a center striped median, is recommended to be modified to create a 60-foot westbound left turn pocket at the main project driveway while providing a ±90-foot eastbound left turn pocket at Pasatiempo Court.
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6.0 REPORT PREPARATION PERSONNEL

CITY OF LA QUINTA (LEAD AGENCY)
Planning Department
78495 Calle Tampico
La Quinta, California 92253
Cheri Flores, Planning Manager
Siji Fernandez, Associate Planner

VCS ENVIRONMENTAL (ENVIRONMENTAL ANALYSIS)
30900 Rancho Viejo Road, Suite 100
San Juan Capistrano, California 92675
Julie Beeman, President
Dan Bott, Project Manager
Valerie Flores, Environmental Planner
Patrick Maxon, RPA, Archaeologist
Wade Caffrey, Biologist
Carla Marriner, Senior Biologist
Chris Eljenholm, Biologist
CJ Fotheringham, Ph.D., Botanist
Max Ketabi, GIS Specialist
Linda Bo, Production Coordinator
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RESPONSE TO COMMENTS/

MITIGATION MONITORING REPORTING PROGRAM
SCH Number 2023060069
La Villetta at Avenue 58
Environmental Assessment
LEAD AGENCY:

City of La Quinta
Planning Department
78495 Calle Tampico
La Quinta, California 92253
Contact: Siji Fernandez
760.777.7086
PREPARED BY:

VCS Environmental
30900 Rancho Viejo Road, Suite 100
San Juan Capistrano, California 92675
Contact: Dan Bott
949.489.2700
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This document has been setup for double-sided printing in order to conserve natural resources.

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TABLE OF CONTENTS

1.0 Purpose...................................................................................................................................... 1

2.0 Responsible/Reviewing Agencies............................................................................................... 3

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1.0 PURPOSE
In compliance with requirements of the California Environmental Quality Act (CEQA) Public Resources Code Section 21000 et seq. and the CEQA Guidelines, the City of La Quinta has prepared a Draft Initial Study/Mitigated Negative Declaration (Draft IS/MND) for the La Villetta at Avenue 58 Residential Project (State Clearinghouse No. SCH Number 2023060069).

In accordance with Section 15088 of the CEQA Guidelines, the City of La Quinta as the Lead Agency has evaluated the comments received on the La Villetta at Avenue 58 Residential Project Draft IS/MND.

The Lead Agency is required to respond to comments that raise significant environmental issues. In accordance with CEQA Guidelines, the City of La Quinta has prepared responses for each comment received.

Section 2.0 contains comments from responsible agencies, reviewing agencies and responses from the Lead Agency. Section 3.0 provides Mitigation Monitoring Reporting Program for the Final Initial Study/ Mitigated Negative Declaration.
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2.0 RESPONSIBLE AND REVIEWING AGENCIES
The following is a list of Responsible and Reviewing Agencies that submitted comments on the IS/MND during the public review period. The number designations in the responses are correlated to the bracketed and identified portions of each comment letter.

Comment
Letter No. Responsible and Reviewing Agency Letter Dated A California Department Fish and Wildlife June 20, 2023 B Imperial Irrigation District June 28, 2023
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Draft Final | August 2023 25 Responsible and Reviewing Agencies Response No. A
Kim Freeburn, Environmental Program Manager | Inland Desert Region State of California – Natural Resources Agency | Department of Fish and Wildlife June 20, 2023
Comment A-1: The comment identifies that the biological surveys for the project were completed in September of 2021 and that the CDFW generally considers biological assessments valid for a one-year period and has recommended that that the IS/MND be revised to include the findings of a recent inventory of rare, threatened, endangered and other sensitive species conducted on the project site and on offsite areas that have the potential to be affected by the project.

Response: The Lead Agency disagrees with the comment and believes that the biological resources on the project site and on offsite areas were adequately evaluated in the IS/MND, and that the existing biological surveys are still adequate to describe and evaluate impacts on the project site and on offsite areas and the recommended mitigation measure to conduct additional biological surveys is not needed.

Comment A-2: The comment identifies that the IS/MND indicates that burrowing owl as low to moderate potential to occur on the project site and that the existing mitigation measure is adequate to reduce impacts to less than significant and that existing Mitigation BIO-2 in the IS/MND be replaced with CDFW recommended mitigation measure.

Response: The following is a revised mitigation measure to replace Mitigation Measure BIO-2 in the Final IS/MND:

Mitigation Measure BIO-2: Suitable burrowing owl habitat has been confirmed on the Project site and surrounding area; therefore, focused burrowing owl surveys shall be conducted in accordance with the Staff Report on Burrowing Owl Mitigation (2012 or most recent version) prior to vegetation removal or ground-disturbing activities. If burrowing owls are detected during the focused surveys, the qualified biologist and Project Applicant shall prepare a Burrowing Owl Plan. The Burrowing Owl Plan shall describe proposed avoidance, minimization, mitigation, and monitoring actions. The Burrowing Owl Plan shall include the number and location of occupied burrow sites, acres of burrowing owl habitat that will be impacted, details of site monitoring, and details on proposed buffers and other avoidance measures if avoidance is proposed. If impacts to occupied burrowing owl habitat or burrow cannot be avoided, the Burrowing Owl Plan shall also describe minimization and relocation actions that will be implemented. Proposed implementation of burrow exclusion and closure should only be considered as a last resort, after all other options have been evaluated as exclusion is not in itself an avoidance, minimization, or mitigation method and has the possibility to result in take. If impacts to occupied burrows cannot be avoided, information shall be provided regarding adjacent or nearby suitable habitat available to owls along with proposed relocation actions.

Preconstruction burrowing owl surveys shall be conducted no less than 14 days prior to the start of Project-related activities and within 24 hours prior to ground disturbance, in accordance with the Staff Report on Burrowing Owl Mitigation (2012 or most recent version). Preconstruction surveys should be 528 CLICK HERE to Return to Agenda
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Draft Final | August 2023 26 Responsible and Reviewing Agencies performed by a qualified biologist following the recommendations and guidelines provided in the Staff Report on Burrowing Owl Mitigation.

Comment A-3: The comment identifies that Mitigation Measure BIO-3 in the IS/MND requires that suitable habitats be thoroughly surveyed for the presence of nesting birds if construction activities occur during the nesting, from February 15 to August 31 for songbirds and from January 15 to August 31 for raptors. The comment recommends that disturbances of occupied nests of migratory birds and raptors within the project site and surrounding area be avoided at all times and that Mitigation Measure BIO-3 in the IS/MND be replaced with CDFW recommended mitigation measure.

Response: The following is a revised mitigation measure to replace Mitigation Measure BIO-3 in the Final IS/MND.

Mitigation Measure BIO-3: Regardless of the time of year, nesting bird surveys shall be performed by a qualified avian biologist no more than 3 days prior to vegetation removal or ground-disturbing activities. Pre-construction surveys shall focus on both direct and indirect evidence of nesting, including nest locations and nesting behavior. The qualified avian biologist will make every effort to avoid potential nest predation as a result of survey and monitoring efforts. If active nests are found during the pre-construction nesting bird surveys, a qualified biologist shall establish an appropriate nest buffer to be marked on the ground. Nest buffers are species specific and shall be at least 300 feet for passerines and 500 feet for raptors. A smaller or larger buffer may be determined by a qualified biologist familiar with the nesting phenology of the nesting species and based on nest and buffer monitoring results. Established buffers shall remain on site until a qualified biologist determines the young have fledged or the nest is no longer active. Active nests and adequacy of the established buffer distance shall be monitored daily by the qualified biologist until the qualified biologist has determined the young have fledged or the Project has been completed. A qualified biologist has the authority to stop work if nesting pairs exhibit signs of disturbance.

Comment A-4: The comment identifies that the IS/MND indicates that “due to the potential for bat species, including the pocketed free-tailed and Western yellow bat [(Lasiurus xanthinus; Species of Special Concern, Coachella Valley Multiple Species Habitat Conservation Plan (CVMSHCP) Covered Species)] to occur within the Project site and with the potential for these species to roost in untrimmed date palms, project construction could result in impacts to roosting bats and that CDFW considers Mitigation Measure BIO-4a in the IS/MND to be insufficient to reduce impacts to bats to less than significant and that the existing Mitigation Measure BIO-4a be replaced with CDFW recommended mitigation measure.

Response: The following is a revised mitigation measure to replace Mitigation Measure BIO-4 in the Final IS/MND.

Mitigation Measure BIO-4a: Prior to the initiation of Project activities within suitable bat roosting habitat, the Applicant shall retain a qualified biologist to conduct focused surveys to determine presence of daytime, nighttime, wintering (hibernacula), and maternity roost sites. Two spring surveys (April through June) and two winter surveys (November through January) shall be performed by qualified biologists. Surveys shall be conducted during favorable weather conditions only. Each survey shall consist of one dusk emergence survey (start one hour before sunset and last for three hours), followed by one pre-dawn re-entry survey (start one hour before sunrise and last for two hours), and 529 CLICK HERE to Return to Agenda
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Draft Final | August 2023 27 Responsible and Reviewing Agencies one daytime visual inspection of all potential roosting habitat on the Project site. Surveys shall be conducted within one 24-hour period. Visual inspections shall focus on the identification of bat sign (i.e., individuals, guano, urine staining, corpses, feeding remains, scratch marks and bats squeaking and chattering). Bat detectors, bat call analysis, and visual observation shall be used during all dusk emergence and pre-dawn re-entry surveys.

If active hibernacula or maternity roosts are identified in the work area or 500 feet extending from the work area during preconstruction surveys, for maternity roosts, Project activities will be initiated between October 1 and February 28, outside of the maternity roosting season when young bats are present but are not yet ready to fly out of the roost. Maternity roosts shall not be evicted, excluded, removed, or disturbed.

A minimum 500-foot no-work buffer shall be provided around hibernacula. The buffer shall not be reduced. Project-related construction and activities shall not occur within 500 feet of or directly under or adjacent to hibernacula. Buffers shall be left in place until a qualified bat biologist determines that the hibernacula are no longer active. Within this buffer, Project-related activities shall not occur between 30 minutes before sunset and 30 minutes after sunrise. Hibernacula roosts shall not be evicted, excluded, removed, or disturbed. If avoidance of hibernacula is not feasible, the Project Biologist will prepare a relocation plan to remove the hibernacula and provide for construction of an alternative bat roost outside of the work area. The qualified biologist will implement the relocation plan and new roost sites shall be in place before the commencement of any ground-disturbing activities that will occur within 500 feet of the hibernacula. New roost sites shall be in place prior to the initiation of Project-related activities to allow enough time for bats to relocate. Removal of roosts will be guided by accepted exclusion and deterrent techniques. The Applicant shall compensate no less than 2:1 for permanent impacts to roosting habitat.

Comment A-5: The comment identifies that the IS/MND contains Mitigation Measure BIO-4b and BIO4c regarding the removal of trees that may provide roosting habitat for bats and that CDFW considers these measures to be insufficient to reduce impacts to bats to less than significant and recommends the existing Mitigation Measures BIO-4b and BIO-4c be replaced with CDFW recommended mitigation measure.

Response: The Lead Agency disagrees with the comment and believes that existing Mitigation Measures BIO-4b and BIO-4c adequately address CDFW concerns regarding potential impacts to bats and that no revisions to the existing Mitigation Measures BIO-4b and BIO-4c are needed.

Comment A-6: CDFW requests that the IS/MND be revised to include a discussion of the Project’s lightning plans and lightning specifications to be used over long-term operations of the Project and that the revised analysis in the IS/MND evaluate direct, indirect, and cumulative impacts on biological resources from artificial nighttime lighting and that the existing Mitigation Measure BIO-4d be replaced with CDFW recommended Mitigation Measure.

Response: The Lead Agency disagrees with the comment and believes that existing analysis adequately evaluates direct, indirect, and cumulative impact on biological resources from artificial nighttime lighting. To ensure that lighting impacts are minimized during the operation of the project, the existing Mitigation BIO-4 has been replaced with the following Mitigation Measure and is incorporated into the Final IS/MND.
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Draft Final | August 2023 28 Responsible and Reviewing Agencies Mitigation Measure BIO-4d: Throughout the lifetime operations of the Project, the Applicant shall eliminate all nonessential lighting throughout the Project area and avoid or limit the use of artificial light at night during the hours of dawn and dusk when many wildlife species are most active. The City of La Quinta shall ensure that all lighting for the Project is fully shielded, cast downward, reduced in intensity to the greatest extent, and does not result in lighting trespass including glare into surrounding areas or upward into the night sky (see the International Dark-Sky Association standards at http://darksky.org/). The City of La Quinta shall ensure use of LED lighting with a correlated color temperature of 3,000 Kelvins or less, proper disposal of hazardous waste, and recycling of lighting that contains toxic compounds with a qualified recycler.

Comment A-7: The comment suggests that the IS/MND lacks additional details on the plant species proposed for landscaping and that the IS/MND include recommendations regarding landscaping from Section 4.0 of the CVMSHCP.

Response: The project description in the IS/MND in Conceptual Landscape Plan includes landscape intended to complement the Coachella Valley desert environment. Additionally, the proposed project would be required to comply with Section 8.13 of the City of La Quinta Municipal Code Water Efficient Landscape requirements which is intended to promote water conservation through climate appropriate plant material and efficient irrigation as well as to create a city landscape theme through enhancing and improving the physical and natural environment. 531 CLICK HERE to Return to Agenda
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Draft Final | August 2023 29 Responsible and Reviewing Agencies COMMENT LETTER NO. B
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Donald Vargas, Compliance Administrator II
Imperial Irrigation District
June 28, 2023
Comment B-1: The comment identifies electrical service infrastructure improvements required for the proposed project.

Response: The comment does not provide any comments on the IS/MND prepared for the project or identifies new significant impact or introduces new information that would change a less than significant impact determination to a significant impact. No response is required. 536 CLICK HERE to Return to Agenda
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3.0 MITIGATION MONITORING AND REPORTING PROGRAM
The California Environmental Quality Act (CEQA) requires that when a public agency completes an environmental document which includes measures to mitigate or avoid significant environmental effects, the public agency must adopt a reporting or monitoring plan. This requirement ensures that environmental impacts found to be significant will be mitigated. The reporting or monitoring plan must be designed to ensure compliance during project implementation (Public Resources Code Section 21081.6).In compliance with Public Resources Code Section 21081.6, Table 7-1, Mitigation Monitoring and Reporting Checklist, has been prepared for the La Villetta at Avenue 58 (the “project”). This Mitigation Monitoring and Reporting Checklist is intended to provide verification that all applicable Conditions of Approval relative to significant environmental impacts are monitored and reported.

Monitoring will include: 1) verification that each mitigation measure has been implemented; 2) recordation of the actions taken to implement each mitigation; and 3) retention of records in the City of La Quinta Project file.

This Mitigation Monitoring and Reporting Program (MMRP) delineates responsibilities for monitoring the project, but also allows the City flexibility and discretion in determining how best to monitor implementation. Monitoring procedures will vary according to the type of mitigation measure.

Adequate monitoring consists of demonstrating that monitoring procedures took place and that mitigation measures were implemented. This includes the review of all monitoring reports, enforcement actions, and document disposition, unless otherwise noted in the Mitigation Monitoring and Reporting Checklist (Table 1). If an adopted mitigation measure is not being properly implemented, the designated monitoring personnel shall require corrective actions to ensure adequate implementation.

Reporting consists of establishing a record that a mitigation measure is being implemented, and generally involves the following steps:
• The City distributes reporting forms to the appropriate entities for verification of compliance. • Departments/agencies with reporting responsibilities will review the Initial Study/Mitigated Negative Declaration, which provides general background information on the reasons for including specified mitigation measures.
• Problems or exceptions to compliance will be addressed to the City as appropriate. • Periodic meetings may be held during project implementation to report on compliance of mitigation measures.
• Responsible parties provide the City with verification that monitoring has been conducted and ensure, as applicable, that mitigation measures have been implemented. Monitoring compliance may be documented through existing review and approval programs such as field inspection reports and plan review.
• The City prepares a reporting form periodically during the construction phase and an annual report summarizing all project mitigation monitoring efforts. • Appropriate mitigation measures will be included in construction documents and/or conditions of permits/approvals.
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Draft Final | August 2023 36 Mitigation Monitoring and Reporting Program Minor changes to the MMRP, if required, would be made in accordance with CEQA and would be permitted after further review and approval by the City. Such changes could include reassignment of monitoring and reporting responsibilities, plan redesign to make any appropriate improvements, and/or modification, substitution or deletion of mitigation measures subject to conditions described in CEQA Guidelines Section 15162. No change will be permitted unless the MMRP continues to satisfy the requirements of Public Resources Code Section 21081.6. 539 CLICK HERE to Return to Agenda
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Number Mitigation Measure Method of Verification Timing Monitoring Responsibility Verification of Compliance
Initials Date Remarks

BIOLOGICAL RESOURCES
BIO-1 CVMSCHP Mitigation Fee. The project
proponent shall be required to pay the City of La
Quinta a local development mitigation fee prior
to obtaining a building permit.

Impact Fees
Receipt
Prior to
ground
disturbance
(demolition,
grading
and/or
construction)
City of La
Quinta Planning
Department
BIO-2 Suitable burrowing owl habitat has been
confirmed on the Project site and surrounding
area; therefore, focused burrowing owl surveys
shall be conducted in accordance with the Staff
Report on Burrowing Owl Mitigation (2012 or
most recent version) prior to vegetation
removal or ground-disturbing activities. If
burrowing owls are detected during the focused
surveys, the qualified biologist and Project
Applicant shall prepare a Burrowing Owl Plan.

The Burrowing Owl Plan shall describe proposed
avoidance, minimization, mitigation, and
monitoring actions. The Burrowing Owl Plan
shall include the number and location of
occupied burrow sites, acres of burrowing owl
habitat that will be impacted, details of site
monitoring, and details on proposed buffers and
other avoidance measures if avoidance is
proposed. If impacts to occupied burrowing owl
habitat or burrow cannot be avoided, the
Burrowing Owl Plan shall also describe
minimization and relocation actions that will be
implemented. Proposed implementation of
burrow exclusion and closure should only be
considered as a last resort, after all other
Submittal of PreConstruction
Survey to Planning
Staff
Prior to
ground
disturbance
(demolition,
grading
and/or
construction)
City of La
Quinta Planning
Department
540
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Number Mitigation Measure Method of Verification Timing Monitoring Responsibility Verification of Compliance
Initials Date Remarks
options have been evaluated as exclusion is not
in itself an avoidance, minimization, or
mitigation method and has the possibility to
result in take. If impacts to occupied burrows
cannot be avoided, information shall be
provided regarding adjacent or nearby suitable
habitat available to owls along with proposed
relocation actions.

Preconstruction burrowing owl surveys shall be
conducted no less than 14 days prior to the start
of Project-related activities and within 24 hours
prior to ground disturbance, in accordance with
the Staff Report on Burrowing Owl Mitigation
(2012 or most recent version). Preconstruction
surveys should be performed by a qualified
biologist following the recommendations and
guidelines provided in the Staff Report on
Burrowing Owl Mitigation.

BIO-3 Regardless of the time of year, nesting bird
surveys shall be performed by a qualified avian
biologist no more than 3 days prior to
vegetation removal or ground-disturbing
activities. Pre-construction surveys shall focus
on both direct and indirect evidence of nesting,
including nest locations and nesting behavior.

The qualified avian biologist will make every
effort to avoid potential nest predation as a
result of survey and monitoring efforts. If active
nests are found during the pre-construction
nesting bird surveys, a qualified biologist shall
establish an appropriate nest buffer to be
marked on the ground. Nest buffers are species
specific and shall be at least 300 feet for
Submittal of
monitoring
contracts, fully
executed
Prior to
ground
disturbance
(demolition,
grading
and/or
construction)
City of La
Quinta Planning
Department
541
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Initial Study/Mitigated Negative Declaration
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Number Mitigation Measure Method of Verification Timing Monitoring Responsibility Verification of Compliance
Initials Date Remarks
passerines and 500 feet for raptors. A smaller or
larger buffer may be determined by a qualified
biologist familiar with the nesting phenology of
the nesting species and based on nest and
buffer monitoring results. Established buffers
shall remain on site until a qualified biologist
determines the young have fledged or the nest
is no longer active. Active nests and adequacy of
the established buffer distance shall be
monitored daily by the qualified biologist until
the qualified biologist has determined the
young have fledged or the Project has been
completed. A qualified biologist has the
authority to stop work if nesting pairs exhibit
signs of disturbance.

BIO-4a Prior to the initiation of Project activities within suitable bat roosting habitat, the Applicant shall
retain a qualified biologist to conduct focused
surveys to determine presence of daytime,
nighttime, wintering (hibernacula), and
maternity roost sites. Two spring surveys (April
through June) and two winter surveys
(November through January) shall be
performed by qualified biologists. Surveys shall
be conducted during favorable weather
conditions only. Each survey shall consist of one
dusk emergence survey (start one hour before
sunset and last for three hours), followed by one
pre-dawn re-entry survey (start one hour before
sunrise and last for two hours), and one daytime
visual inspection of all potential roosting habitat
on the Project site. Surveys shall be conducted
within one 24-hour period. Visual inspections
shall focus on the identification of bat sign (i.e.,
Submittal of
monitoring
contracts, fully
executed
Prior to
ground
disturbance
(demolition,
grading
and/or
construction)
City of La
Quinta Planning
Department
542
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Initial Study/Mitigated Negative Declaration
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Number Mitigation Measure Method of Verification Timing Monitoring Responsibility Verification of Compliance
Initials Date Remarks
individuals, guano, urine staining, corpses,
feeding remains, scratch marks and bats
squeaking and chattering). Bat detectors, bat
call analysis, and visual observation shall be
used during all dusk emergence and pre-dawn
re-entry surveys.

If active hibernacula or maternity roosts are
identified in the work area or 500 feet extending
from the work area during preconstruction
surveys, for maternity roosts, Project activities
will be initiated between October 1 and
February 28, outside of the maternity roosting
season when young bats are present but are not
yet ready to fly out of the roost. Maternity
roosts shall not be evicted, excluded, removed,
or disturbed.

Buffers shall be left in place until a qualified bat
biologist determines that the hibernacula are no
longer active. Within this buffer, Project-related
activities shall not occur between 30 minutes
before sunset and 30 minutes after sunrise.

Hibernacula roosts shall not be evicted,
excluded, removed, or disturbed. If avoidance of
hibernacula is not feasible, the Project Biologist
will prepare a relocation plan to remove the
hibernacula and provide for construction of an
alternative bat roost outside of the work area.
543
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Initial Study/Mitigated Negative Declaration
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Number Mitigation Measure Method of Verification Timing Monitoring Responsibility Verification of Compliance
Initials Date Remarks
The qualified biologist will implement the
relocation plan and new roost sites shall be in
place before the commencement of any
ground-disturbing activities that will occur
within 500 feet of the hibernacula. New roost
sites shall be in place prior to the initiation of
Project-related activities to allow enough time
for bats to relocate. Removal of roosts will be
guided by accepted exclusion and deterrent
techniques. The Applicant shall compensate no
less than 2:1 for permanent impacts to roosting
habitat.

BIO-4b Pre-construction surveys shall be conducted by
a qualified bat biologist no more than two weeks
prior to the initiation of vegetation removal and
ground disturbing activities. If no active roosts
are present, then trees shall be removed within
two weeks following the survey.

Submittal of
monitoring
contracts, fully
executed
Prior to
ground
disturbance
(demolition,
grading
and/or
construction)
City of La
Quinta Planning
Department
BIO‐4c All potential roost trees (including palm trees) shall be removed in a manner approved by a
qualified bat biologist outside the maternity
season (March 15 – August 31 in the Coachella
Valley which coincides with the bird nesting
season) to avoid the potential for “take” of
nonvolant (flightless) young.

Trees and snags that have been identified as
confirmed or potential roost sites require a
two-step removal process and the involvement
of a bat biologist to ensure that no roosting
bats are killed during this activity. Consistent
with CDFW protocols this two-step removal
shall occur over two consecutive days as
Acknowledgement
by the Applicant
Prior to
ground
disturbance
(demolition,
grading
and/or
construction)
City of La
Quinta Planning
Department
544
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Initial Study/Mitigated Negative Declaration
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Number Mitigation Measure Method of Verification Timing Monitoring Responsibility Verification of Compliance
Initials Date Remarks
follows: on Day 1, branches and limbs not
containing cavities, as identified by a qualified
bat biologist, will be removed. On Day 2, the
remainder of the tree may be removed without
supervision by a bat biologist. The disturbance
caused by limb removal, followed by an interval
of one evening, will allow bats to safely
abandon the roost.

BIO-4d Throughout the lifetime operations of the
Project, the Applicant shall eliminate all
nonessential lighting throughout the Project
area and avoid or limit the use of artificial light
at night during the hours of dawn and dusk
when many wildlife species are most active. The
City of La Quinta shall ensure that all lighting for
the Project is fully shielded, cast downward,
reduced in intensity to the greatest extent, and
does not result in lighting trespass including
glare into surrounding areas or upward into the
night sky (see the International Dark-Sky
Association standards at http://darksky.org/).

The City of La Quinta shall ensure use of LED
lighting with a correlated color temperature of
3,000 Kelvins or less, proper disposal of
hazardous waste, and recycling of lighting that
contains toxic compounds with a qualified
recycler.

Submittal of
Building Permit
Plans/Code
Enforcement
Operation of
Project
City of La
Quinta Planning
Department

CULTURAL/TRIBAL RESOURCES
CUL-1 Based on the data presented, it is
recommended that archaeological monitoring
and Native American monitoring (if applicable)
occur during project excavations into alluvial
soils, estimated to occur within near surface
soils to a depth of 5 to 10 feet. These Mitigation
Submittal of
monitoring
contracts, fully
executed
Prior to
issuance of a
grading
permit
City of La
Quinta Planning
Department
545
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Initial Study/Mitigated Negative Declaration
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Number Mitigation Measure Method of Verification Timing Monitoring Responsibility Verification of Compliance
Initials Date Remarks
Measures for the project outline the monitoring
protocols.

The archaeologist shall contact the Lead
Agency at the time of the discovery. The
archaeologist, in consultation with the lead
agency, shall determine the significance of
the discovered resources. The Lead Agency
must concur with the evaluation before
construction activities will be allowed to
resume in the affected area. For significant
cultural resources, a Research Design and
Data Recovery Program to mitigate impacts
shall be implemented by the consulting
archaeologist and approved by the Lead
Agency before being carried out, using
professional archaeological methods. If any
human bones are discovered, the county
coroner and lead agency shall be contacted.

In the event that the remains are
determined to be of Native American origin,
the Most Likely Descendant (as identified by
the NAHC) shall be contacted in order to
determine proper treatment and
disposition of the remains.
a. Before construction activities are
allowed to resume in the affected area,
the artifacts shall be recovered, and
features recorded using professional
549
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Initial Study/Mitigated Negative Declaration
Draft Final | August 2023 47 Mitigation Monitoring and Reporting Program Mitigation
Number Mitigation Measure Method of Verification Timing Monitoring Responsibility Verification of Compliance
Initials Date Remarks
archaeological methods. The project
archaeologist, in consultation with the
consulting Tribe(s), shall determine the
amount of material to be recovered for
an adequate artifact sample for analysis.
b. One or more of the following
treatments, in order of preference, shall
be used in the event of a discovery:
i. Preservation-in-Place. Avoidance, or
preservation-in-place, involves
leaving a resource where it was
found with no development affecting
its integrity. Pursuant to Public
Resources Code Section 21083.2(b)
avoidance is the preferred method of
preservation for archaeological and
cultural resources.
ii. Reburial on the project site in an area
not subject to future disturbance.

Reburial of a resource shall include
provisions to protect the selected
reburial area from any future
impacts in perpetuity. Reburial shall
not occur until all required cataloging
and basic recording have been
completed, with the exception of
sacred items, burial goods and Native
American human remains. Any
reburial process shall be culturally
appropriate. The listing of contents
and the location of the reburial shall
550
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Initial Study/Mitigated Negative Declaration
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Number Mitigation Measure Method of Verification Timing Monitoring Responsibility Verification of Compliance
Initials Date Remarks
be included in a confidential Phase IV
Monitoring Report.
c. If Preservation-in-Place or reburial is not
feasible, all cultural material collected
during the grading monitoring program
shall be processed and curated according
to the current professional repository
standards in a Riverside County curation
facility that meets State Resources
Department Office of Historic Preservation
Guidelines for the Curation of
Archaeological Resources (OHP 1993). The
collections and associated records shall be
transferred, including title and
accompanied by payment of the fees
necessary for permanent curation.
7) A Phase IV Monitoring Report, documenting
the field and analysis results and
interpreting the artifact and research data
within the research context, shall be
completed and submitted to the
satisfaction of the Lead Agency prior to the
issuance of any building permits. The report
will include DPR Primary and Archaeological
Site Forms. The Phase IV report shall be filed
with the City under a confidential cover and
not subject to a Public Records Request and
a copy of the report shall be submitted to
the consulting Tribe(s).
551
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LA VILLETTA AT AVENUE 58
Initial Study/Mitigated Negative Declaration
Draft Final | August 2023 49 Mitigation Monitoring and Reporting Program Mitigation
Number Mitigation Measure Method of Verification Timing Monitoring Responsibility Verification of Compliance
Initials Date Remarks
CUL-2 Project related earth disturbance has the
potential to unearth previously undiscovered
human remains, resulting in a potentially
significant impact. Pursuant to Section 7050.5 of
the California Health and Safety Code, if human
remains are encountered during excavation
activities, all work shall halt, and the County
Coroner shall be notified. The Coroner would
determine within two working days whether a
cause of death investigation is necessary. If the
Coroner determines that the remains are Native
American, he/she would contact the Native
American Heritage Commission (NAHC) within
24 hours. The NAHC would then, pursuant to
Section 5097.98 of the California Public
Resources Code, immediately identify the most
likely descendant (MLD), who may inspect the
remains and site of discovery and make
recommendations for the treatment and/or
disposition of the remains. The MLD shall make
his/her recommendation within 48 hours of
being granted access to the site. The MLD’s
recommendation shall be followed, if feasible,
and may include scientific removal and
non-destructive analysis of the human remains,
preservation in place, and deeding the remains
to the MLD for treatment. If no MLD is
identified, the MLD fails to make a
recommendation, or the landowner rejects the
recommendation, the landowner shall rebury
the remains with appropriate dignity on the
property in a location that would not be subject
to further subsurface disturbance.

Submittal of
monitoring
contracts, fully
executed
During ground
disturbance
(demolition,
grading
and/or
construction)
City of La
Quinta Planning
Department
552
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LA VILLETTA AT AVENUE 58
Initial Study/Mitigated Negative Declaration
Draft Final | August 2023 50 Mitigation Monitoring and Reporting Program Mitigation
Number Mitigation Measure Method of Verification Timing Monitoring Responsibility Verification of Compliance
Initials Date Remarks

GEOLOGY AND SOILS
GEO-1 During construction, Grading Plans for the
project shall implement fugitive dust control
measures and windborne erosion control
measures from the Coachella Valley PM10 State
Implementation Plan.

Submittal of the
Dust Control Plan
to Public Works
Staff
During ground
disturbance
(demolition,
grading
and/or
construction)
City of La
Quinta Public
Works
Department
GEO-2 Prior to issuance of grading permits, the City of La Quinta shall confirm that grading and
construction plans for the project incorporate
design recommendations provided in the
Geotechnical Engineering Report prepared by
Bruin Geotechnical Services, Inc., September
2021. The design recommendations shall
address site earthwork; remedial grading for
building pads; asphalt, pavement, and concrete;
fill placement and compaction; soil shrinkage;
fill slope stability; imported soils; post grading
pad drainage foundation design
recommendations; retaining walls and
structures; corrosion and chemical attack;
excavations; utility trenches and backfill;
interior concrete; exterior concrete rigid
pavement; pavement design; and construction
considerations.

Acknowledgment
by the Applicant
Prior to
Grading
Permits
City of La
Quinta Planning
Department
PALEO-1 Once earthmoving reaches 3-5 feet below the
original ground surface, excavation shall be
monitored under the direct guidance of a
qualified paleontologist.

Acknowledgment
by the Applicant
During ground
disturbance
(demolition,
grading
and/or
construction)
City of La
Quinta Planning
Department
553
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Initial Study/Mitigated Negative Declaration
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Number Mitigation Measure Method of Verification Timing Monitoring Responsibility Verification of Compliance
Initials Date Remarks
PALEO-2 The project paleontologist retained shall review the approved development plan and shall
conduct any pre-construction work necessary to
render appropriate monitoring and mitigation
requirements as appropriate. These
requirements shall be documented by the
project paleontologist in a Paleontological
Resource Impact Mitigation Program (PRIMP).

This PRIMP shall be submitted to the City’s
Design and Development Department for
review and approval prior to issuance of a
Grading Permit. Information to be contained in
the PRIMP shall meet the Society of Vertebrate
Paleontology standards.

Submittal of
monitoring
contracts, fully
executed
During ground
disturbance
(demolition,
grading
and/or
construction)
City of La
Quinta Planning
Department
PALEO-3 If paleontological resources are detected and
recovered during monitoring, a report must be
prepared. The following items must be
presented in the report: recovered specimens
must be prepared to a point of identification
and permanent preservation, including washing
of sediments to recover small invertebrates and
vertebrates. The recovered fossils must be
identified and curated into a professional, fully
accredited museum repository with permanent
retrievable storage (e.g., WSC). The
paleontologist must have a written repository
agreement in hand prior to the initiation of
mitigation activities. The report and inventory,
when submitted to the Lead Agency, will signify
completion of the program to mitigate impacts
to paleontological resources.

Provide Planning
Staff a copy of the
report and finding
During ground
disturbance
(demolition,
grading
and/or
construction)
City of La
Quinta Planning
Department
554
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Initial Study/Mitigated Negative Declaration
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Number Mitigation Measure Method of Verification Timing Monitoring Responsibility Verification of Compliance
Initials Date Remarks

HAZARDS
HAZ-1 Prior to issuance of grading permit, a Phase II
investigation will be conducted to assess the
presence or absence of environmentally
persistent agricultural chemicals within near
surface soils.

Provide Planning
Staff a copy of the
Phase II Report
Prior to
issuance of
grading
permit
City of La
Quinta Planning
Department

HYDROLOGY/WATER QUALITY
HYDRO-1 Prior to issuance of a grading permit, the
applicant will obtain coverage under a General
Construction Permit issued from the State
Water Resources Control Board. The General
Construction Permit would require the filing of
a Notice of Intent with the State Water
Resources Control Board and the preparation of
a Storm Water Pollution Prevention Plan
(SWPPP).

Submittal of the
approval letter to
Planning Staff
Prior to
issuance of
grading
permit
City of La
Quinta Public
Works
Department

TRANSPORTATION
T-1 The existing striping along Avenue 58, which
includes a center striped median, is
recommended to be modified to create a 60-
foot westbound left turn pocket at the main
project driveway while providing a ±90-foot
eastbound left turn pocket at Pasatiempo Court.

Submittal of the
Public
Improvement Plans
Prior Issuance
Building
Permit
City of La
Quinta Public
Works
Department
555
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COUNCIL RESOLUTION 2023 – XXX

A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF LA

QUINTA, CALIFORNIA, APPROVING A GENERAL PLAN

AMENDMENT, ZONE CHANGE, CONDITIONAL USE PERMIT, AND

TENTATIVE TRACT MAP TO ALLOW A PLANNED UNIT
DEVELOPMENT CONSISTING OF 80 DWELLING UNITS LOCATED
SOUTH OF AVENUE 58 BETWEEN MADISON STREET AND

MONROE STREET
CASE NUMBERS:

GENERAL PLAN AMENDMENT 2021-0001, ZONE CHANGE 2021-0001, CONDITIONAL USE PERMIT 2021-0002, AND
TENTATIVE TRACT MAP 2021-0004
APPLICANT: ROYAL INVESTORS GROUP
WHEREAS, the City Council of the City of La Quinta, California did, on December 19, 2023, hold a duly noticed Public Hearing to consider a request by Royal Investors Group for approval of a General Plan Amendment, Zone Change, Conditional Use Permit, and Tentative Tract Map for an 80-unit Planned Unit Development located south of Avenue 58 between Madison Street and Monroe Street, more particularly described as:

APN 764-180-002 and 764-0180-003
WHEREAS, the City Council of the City of La Quinta, California, did, on September 19, 2023, previously hold a duly noticed Public Hearing to consider adoption of a Mitigated Negative Declaration and approval of General Plan Amendment, Zone change, Conditional Use Permit and Tentative Tract Map; and
WHEREAS, upon hearing and considering all testimony and arguments, the City Council did continue the public hearing until a date uncertain to give the applicant additional time to address the concerns regarding the proposed density increase and electrical supply constraints; and
WHEREAS, the Design and Development Department published a public hearing notice in The Desert Sun newspaper on August 28, 2023, as prescribed by the Municipal Code. Public hearing notices were also mailed to all property owners within 500 feet of the site; and
General Plan Amendment 2021-0001
WHEREAS, at said Public Hearing, upon hearing and considering all testimony and arguments, if any, of all interested persons desiring to be heard, Council did make 556 CLICK HERE to Return to Agenda
Council Resolution 2023 – XXX
General Plan Amendment 2021-0001, Zone Change 2021-0001, Conditional Use Permit 2021-0002, Tentative Tract Map 2021-0004 Project: La Villeta at Avenue 58
Adopted: December 19, 2023

Page 2 of 7 ends

the following mandatory findings to justify approval of said General Plan Amendment, as conditioned [Exhibits A and B]:

1. Internal General Plan Consistency. The amendment is internally consistent with those goals, objectives and policies of the general plan which are not being amended. The General Plan Amendment would lead to a Medium High Density land use designation which supports up to 16 units to the acre.

2. Public Welfare. Approval of the amendment will not create conditions materially detrimental to the public health, safety, and general welfare. As part of the project, a Mitigated Negative Declaration would be adopted to mitigate any potential impacts.

3. General Plan Compatibility. In the case of amendments to the general plan policy diagram, the new designation is compatible with the designations on adjacent properties. The increase in density is being used to create a residential project that will connect with surrounding residential properties to provide housing opportunities that meet the diverse needs of the City’s existing and projected population.

4. Property Suitability. In the case of amendments to the general plan policy diagram, the new designation is suitable and appropriate for the subject property, insofar as it will allow the development of single-family homes on a site that is generally flat and rectangular.

5. Change in Circumstances. In the case of amendments to the general plan policy diagram, approval of the amendment is warranted because the situation and the general conditions of the property have substantially changed since the existing designation was imposed. Higher density is required to achieve a single-family home project that meets the market demand. Market conditions have led to needing more units to match increases in costs in building units meanwhile meeting increase in demand for single family residential units for the public.

Zone Change 2021-0001
WHEREAS, at said Public Hearing, upon hearing and considering all testimony and arguments, if any, of all interested persons desiring to be heard, Council did make the following mandatory findings to justify approval of said Zone Change, as conditioned [Exhibits C and D]:

1. The zone map change is consistent with the goals, objectives, and policies of the General Plan, as described above and contained in Exhibit C. The Zone Change would lead to a High-Density Residential zoning designation, consistent with the Medium and High Density Residential General Plan land use designation, which 557 CLICK HERE to Return to Agenda
Council Resolution 2023 – XXX
General Plan Amendment 2021-0001, Zone Change 2021-0001, Conditional Use Permit 2021-0002, Tentative Tract Map 2021-0004 Project: La Villeta at Avenue 58
Adopted: December 19, 2023

Page 3 of 7 ends

supports 8-12 units per acre residential density and is designed to accommodate a broad range of residential land uses, including single family development.

2. Approval of the zone map change will not create conditions materially detrimental to the public health, safety, and general welfare. As part of the project, a Mitigated Negative Declaration would be adopted to mitigate any potential impacts.

3. The new zoning is compatible with the zoning on adjacent properties as it continues residentially zoned properties adjacent to the property and surrounding it.

4. The new zoning is suitable and appropriate for the subject property because it is currently zoned for residential and the change is to increase density, consistent with the General Plan Amendment designation.

5. Change in Circumstances. Approval of the zone change is warranted because the situation and the general conditions of the property have substantially changed since the existing zoning was imposed. Higher density is required to achieve a single-family home project that meets the market demand. Market conditions have led to needing more units to match increases in costs in building units meanwhile meeting increase in demand for single family residential units for the public. The zone change is warranted to meet the density allowed under the General Plan land use map.

Conditional Use Permit 2021-0002
WHEREAS, at said Public Hearing, upon hearing and considering all testimony and arguments, if any, of all interested persons desiring to be heard, Council did make the following mandatory findings to justify approval of said Conditional Use Permit, as conditioned [Exhibits E and F]:

1. The proposed development is consistent with the General Plan land use designation of Medium/High Density Residential. The City’s General Plan Medium/High Density Residential designation is designed to accommodate a broad range of residential land uses, including single family residential projects.

Page 4 of 7 ends

 Goal LU-5 as the project provides a broad range of housing types and choices for all residents of the City. The project provides for a small lot single family home residential project, which creates a different housing type and choice for residents within the City.
 Policy LU-5.2 in considering changes in market demand in residential product type to meet the needs of current and future residents. The project is changing from a low-density residential project to a planned unit development project to respond to market demand in residential product type to provide residents with smaller lot single family subdivisions.  Goal SC-1 in that it provides a community that provides the best possible quality of life for all its residents by providing alternative housing types within La Quinta meanwhile providing a project that incorporates open space and common area with a pool for its residents, bocce ball court, tot lot, and passive open space.
 Goal H-1 in providing housing opportunities that meet the diverse needs of the City’s existing and projected population. The single-family home project of this type provides a diverse type of residential product.  Policy H-1.3 to direct new housing development to viable areas where essential public facilities can be provided and employment opportunities, educational facilities, and commercial support are available. The housing development is located in viable area where essential public facilities can be provided and employment opportunities, educational facilities, and commercial support are all available.

2. The proposed development, as conditioned, is consistent with the purpose and intent of the Medium High Density Residential zone as well as the development standards of the City’s Zoning Code and in terms of architectural style and landscaping. The project satisfies the zone’s intent to provide for the development of high-density neighborhoods with one and two-story single-family dwellings. The project is generally consistent with the residential development standards and permitted use table, except deviations as established within the Planned Unit Development.

3. The Design and Development Department has prepared Environmental Assessment 2021-0006 for this project, in compliance with the requirements of the California Environmental Quality Act (CEQA). The Department has determined that although the proposed project could have a significant effect on the environment, there will not be a significant effect because mitigation measures have been incorporated.
559 CLICK HERE to Return to Agenda
Council Resolution 2023 – XXX
General Plan Amendment 2021-0001, Zone Change 2021-0001, Conditional Use Permit 2021-0002, Tentative Tract Map 2021-0004 Project: La Villeta at Avenue 58
Adopted: December 19, 2023

Page 5 of 7 ends

4. The architectural design of the project, including, but not limited to, the architectural style, scale, building mass, materials, colors, architectural details, roof style and other architectural elements are compatible with surrounding development and with the quality of design prevalent in the city. The Spanish, Mediterranean, and Santa Barbara styles utilizes a high-quality design that is compatible with other approved and constructed residential projects within the City.

5. The site design of the project including, but not limited to, project entries, interior circulation, pedestrian and bicycle access, pedestrian amenities, screening of equipment and trash enclosures, exterior lighting, and other site design elements are compatible with surrounding development and with the quality of design prevalent in the city.

6. Project landscaping, including, but not limited to, the location, type, size, color, texture, and coverage of plant materials, has been designed so as to provide visual relief, complement buildings, visually emphasize prominent design elements and vistas, screen undesirable views, provide a harmonious transition between adjacent land uses and between development and open space, and provide an overall unifying influence to enhance the visual continuity of the project. The proposed project is consistent with the landscaping standards and plant palette and implements the standards for landscaping and aesthetics established in the General Plan and Zoning Code. The permanent overall site landscaping utilizes various tree and shrub species to enhance the building architecture and provide adequate relief and screening from Avenue 58.

Tentative Tract Map 2021-0004
WHEREAS, at said Public Hearing, upon hearing and considering all testimony and arguments, if any, of all interested persons desiring to be heard, the Council did make the following mandatory findings to justify approval of said Tentative Tract Map, as conditioned [Exhibit G]:

1. The proposed Tentative Tract Map is consistent with the land use policies and programs of the General Plan, as it allows for development of a Medium High Density Residential project in the Medium/High Density land use designation, which supports up to 16 units per acre residential density and is designed to accommodate a broad range of residential land uses, including single family projects.

2. The design or improvement of the proposed subdivision is consistent with the La Quinta General Plan, and Planned Unit Development standards with the implementation of recommended conditions of approval to ensure consistency for the homes proposed on the lots created herein.
560 CLICK HERE to Return to Agenda
Council Resolution 2023 – XXX
General Plan Amendment 2021-0001, Zone Change 2021-0001, Conditional Use Permit 2021-0002, Tentative Tract Map 2021-0004 Project: La Villeta at Avenue 58
Adopted: December 19, 2023

Page 6 of 7 ends

3. The design of the subdivision or the proposed improvements are not likely to cause substantial environmental damage nor substantially injure fish or wildlife or their habitat. The Design and Development Department prepared Environmental Assessment (EA) 2021-0006, in compliance with the requirements of the California Environmental Quality Act (CEQA). This approval includes adopting a Mitigated Negative Declaration.

4. The design of the subdivision or type of improvements are not likely to cause serious public health problems, insofar as the project will be required to comply with all laws, standards and requirements associated with sanitary sewer collection, water quality and other public health issues.

5. The site of the proposed subdivision is physically suitable for the type of development and proposed density of development. The Planned Unit Development allows for creative development with smaller lot subdivision while still providing a quality residential development.

6. The proposed subdivision is consistent with all applicable provisions of Title 13 of the City’s Subdivision Regulations Code and the Planned Unit Development, including, but not limited to, minimum lot area requirements, any other applicable provisions of Title 9 of the City’s Zoning Code, and the Subdivision Map Act.

7. The design of the subdivision or type of improvements will not conflict with easements, acquired by the public at large, for access through or use of property within the proposed subdivision.

NOW, THEREFORE, BE IT RESOLVED by the City Council of the City of La Quinta, California, as follows:

SECTION 1. That the above recitations are true and constitute the Findings of the City Council in this case.

SECTION 2. That the above project is determined to be consistent with the Mitigated Negative Declaration prepared for the project (EA 2021-0006).

SECTION 3. That City Council hereby approves General Plan Amendment 2021- 0001 [Exhibit A], Zone Change 2021-0001 [Exhibit C], Conditional Use Permit 2021-0002, and, Tentative Tract Map 2021-0004, for the reasons set forth in this Resolution and subject to the attached Conditions of Approval [Exhibits B, D, F, and G].

PASSED, APPROVED, and ADOPTED at a regular meeting of the La Quinta City Council held on December 19, 2023, by the following vote:
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Council Resolution 2023 – XXX
General Plan Amendment 2021-0001, Zone Change 2021-0001, Conditional Use Permit 2021-0002, Tentative Tract Map 2021-0004 Project: La Villeta at Avenue 58
Adopted: December 19, 2023

Page 7 of 7 ends

AYES:

NOES:

ABSENT:

ABSTAIN:

LINDA EVANS, Mayor
City of La Quinta, California
ATTEST:

MONIKA RADEVA, City Clerk
City of La Quinta, California
APPROVED AS TO FORM:

WILLIAM H. IHRKE, City Clerk
City of La Quinta, California
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LA VILLETTA AT AVENUE 58 PROJECT
Initial Study/Mitigated Negative Declaration
Figure 3-4
Existing and Proposed General Plan Land Use Designations Source: City of La Quinta General Plan Preferred Land Use Map; May 7, 2012. 0 Existing General Plan Land Use
..J - ----- -
Project
Site
I ·---------------

GENERAL PLAN DESIGNATIONS
Low Density Residential
:lfl: VCS Environmental
Proposed General Plan Land Use
Project
Site
L--------------~--~--~~--

GENERAL PLAN DESIGNATIONS
- Medium/High Density Residential

EXHIBIT A
COUNCIL RESOLUTION 2023-XXX
563
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Council Resolution 2023 - XXX EXHIBIT B
Conditions Of Approval – Recommended
General Plan Amendment 2021-0001
Project: La Villetta At Avenue 58
Adopted: December 19, 2023

Page 1 of 1 ends

GENERAL

1. The applicant agrees to defend, indemnify, and hold harmless the City of La Quinta (“City”), its agents, officers and employees from any claim, action or proceeding to attack, set aside, void, or annul the approval of this General Plan Amendment. The City shall have sole discretion in selecting its defense counsel.

The City shall promptly notify the applicant of any claim, action or proceeding and shall cooperate fully in the defense.

2. GPA2021-0001 shall comply with all applicable conditions and mitigation measures for the following related approvals:

ENVIRONMENTAL ASSESSMENT 2021-0001
ZONE CHANGE 2021-0001
CONDITIONAL USE PERMIT 2021-0002
TENTATIVE TRACT MAP 2021-0004
In the event of any conflict(s) between approval conditions and/or provisions of these approvals, the Design and Development Director shall adjudicate the conflict by determining the precedence.
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LA VILLETTA AT AVENUE 58 PROJECT
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Figure 3-5

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EXHIBIT C COUNCIL RESOLUTION 2023-XXX
565
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Council Resolution 2023 - XXX EXHIBIT D
Conditions of Approval – Recommended
Zone Change 2021-0001
Project: La Villetta At Avenue 58
Adopted: December 19, 2023

Page 1 of 1 ends

GENERAL

1. The applicant agrees to defend, indemnify, and hold harmless the City of La Quinta (“City”), its agents, officers and employees from any claim, action or proceeding to attack, set aside, void, or annul the approval of this Zone Change. The City shall have sole discretion in selecting its defense counsel.

The City shall promptly notify the applicant of any claim, action or proceeding and shall cooperate fully in the defense.

2. ZC2021-0001 shall comply with all applicable conditions and mitigation measures for the following related approvals:

ENVIRONMENTAL ASSESSMENT 2021-0006
GENERAL PLAN AMENDMENT 2021-0001
CONDITIONAL USE PERMIT 2021-0002
TENTATIVE TRACT MAP 2021-0004
In the event of any conflict(s) between approval conditions and/or provisions of these approvals, the Design and Development Director shall adjudicate the conflict by determining the precedence.
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PLANNED UNIT DEVELOPMENT
La Villetta at Avenue 58
Tentative Tract Map 37950
May 31, 2023
PREPARED BY:

RODEO CREDIT ENTERPRISES, LLC – Applicant
Contact: Kris Pinero, Project Manager
9595 Wilshire Blvd., Suite 708
Beverly Hills, CA 90212
818-981-3000
Council Resolution No. 2023-XXX

EXHIBIT E
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PROJECT DESCRIPTION:

The Applicant, Rodeo Credit Enterprises, LLC (previously Royal Investors Group, LLC) proposes a Planned Unit Development (“PUD”) with a Conditional Use Permit to allow for a new Tentative Tract Map Number 37950 consisting of 80 single-family lots, one community recreation center, one open space lot and a retention basin/open space area. The Assessor Parcel Numbers are: 764-180- 002 and 003. The subject location is designated Low Density Residential (4 units/ac) by the General Plan and is zoned (RL) – Low Density Residential; the proposed land use is Medium/High Density Residential (up to 16 per units/ac) and the proposed zoning is (RMH) – Medium High Density Residential. This modification includes a change to the site layout allowing for smaller, cluster or courtyard lots on a conventional site plan with 9.0 dwelling units per acre. The site is relatively flat and square in shape. There will be a total of two entrances into the community from Avenue 58 and the interior streets are depicted as private wherein the project may become gated as determined by the future homebuilder.

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The community is designed to promote residential amenities and promote flexibility in design as further described below. A higher level of architectural standards will be proposed than what is currently required. The project requires a PUD because it does not meet all of the required regulations of the zoning ordinance as outlined below:

Regulation RL RMH PUD Proposal Compliance
–Minimum lot
area (sf)
Minimum 7,200 sf Minimum
3,600
Minimum 2,310 sf No
Lot Frontage (ft) Minimum 80 Minimum 40 33 No
Maximum
dwelling
units per acre
Maximum 2-4
du/ac
Maximum 8-12
du/ac

9.0 du/ac Yes, with
proposed
Zone Change
Front yard setback
to house (ft)
Minimum 20 Minimum 20 3 No
Front yard setback
to garage (ft)
Minimum 20 Minimum 20 3 No
Rear Yard (ft) Minimum 20 Minimum 15 7.5 No
Interior Side Yard
(Min ft.)
5 5 3 No
Exterior Side
Yard
10 10 5 No
Lot Coverage Maximum 50% Minimum 60% 66% No
Private streets
Width (No onstreet parking)
Minimum 28 Minimum 28 24 No
The minimum lot size proposed is 2,310 square feet. The lots would average approximately 2,623 square feet in size. The courtyard layout of the homes will be designed to achieve visual diversity and interest in the street scene through varying setbacks, articulated building massing or enhanced elevations on residences plotted on corner lots. With the importance in promoting sustainable communities, the interior street widths were reduced from 28’ in size to 24’ to effectively manage speeds without decreasing safety and thereby reducing the amount of pavement required, which in turn lessens environmental impacts. The plan includes 44 parking spaces within the community.

The street widths were approved by the Riverside County Fire Department during the entitlement process.
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LAND USE COMPATABILITY: As you enter the proposed community through its main entrance along Avenue 58, you will see a one-story recreation building to the west, along with a large landscaped open space area along the northern edge of the property that backs up to three one-story homes, which has been carefully designed to comply and promote the City’s View Corridor Program.

Special consideration was taken during the site planning process to ensure that the important, as well as cherished views would be maintained along Avenue 58 for all residents of La Quinta. Consistent with the City’s General Plan, the community proposes Image Corridor enhancements along Avenue 58 such as a 15-foot landscaped setback consisting of a meandering multi-modal trail, trees, shrubs and groundcover to enhance the treasured mountain views. In addition, there is a 10-foot setback along Avenue 58 which restricts construction of any structures or walls as required by the City’s Municipal Code Section 13.24.130.

The lower architectural elements and open space along the property’s northern edge creates a viewshed that is seamless with the northern existing neighborhoods, thereby illustrating a land use compatibility with well-established homes. As shown on the attached Preliminary Site and Landscape Plan, the Corridor View Exhibit (see above) and Recreation Building Architectural Plans, this proposed community has been integrated with open space and well thought out amenities to soften and enhance the views resulting in a beautifully designed new La Quinta neighborhood. The structures have been tapered from one story homes (approximately 18’ in height) along the northern edge, to two story homes (approximately 25’ in height) as the community transitions to the south. Adjacent land uses to the south, east and west are planned for single family residential homes that are compatible with the proposed community.
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COURTYARD HOMES
Architectural elements such as windows, gables, arcades, swing awnings and other similar features will be recommended to be used to break up the massing of the homes. The community proposes a minimum of four floor plans, with three elevations and three-color schemes per elevation. No identical single-family detached elevation is permitted side by side and the two houses on either side of a specific lot must use different color schemes than that specific lot. The homes shall be designed so that living activities are oriented towards the street with emphasis on porches, entries and windows.
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Building Design:

As designed by award winning firm Kevin L. Crook Architect, Inc, the overall community’s architecture reflects a Mediterranean/Spanish/Santa Barbara abode design with one and two-story elevations; characteristic elements include windows with pot shelves, shutters, and trim above doors and windows and wrought iron or gable end accents. Combined one- and two-story massing with single story elements and gabled roofs with window accents are classic variations of this style. A total of nine different color schemes are proposed in which the proposed stucco colors are predominately brown, beige, and terracotta. The trim colors could be various shades of taupe, brown, and beige and the proposed shutter colors are brown, blue, green and beige. The fascia, trim and garage doors range could range in colors from beige, to browns and tans. The roof materials will be in shades of brown and shall be varied to create visual interest. Lastly, the proposed homes were designed to be visually compatible with similar architectural elements of Spanish, Mediterranean and Santa Barbara influences that are commonly found in existing La Quinta neighborhoods.
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Typical Characteristics:
• Rectangular or asymmetrical
massing with some recessed
second floor elements
• Breaks in massing
• Concrete tile roof materials
• Distinctive trim over entry
• Wrought iron window
treatment
• Shutters
• Pot shelves
• Decorative gable end tiles
Thirty percent of the acreage will be set aside as open space which is proposed to consist of a 24,200 square foot amenity center and tot lot located at the entrance to the community and a 6,600 square foot open space area for passive park enjoyment, which may contain sitting areas, picnic benches with trellis and grass play area that will be maintained by a homeowners association.

Conceptual
Recreation
Center Site
Plan:

Features may
include:
recreation
building, pool
and spa area, tot
lot and bocce ball
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Recreation Building:

The following table summarizes how the project would comply with the proposed Planned Unit Development requirements:

DEVELOPMENT

CRITERIA

RL RMH PROPOSED PUD

STANDARDS
A. LOT SIZE

1. Minimum lot size (sq ft) 7,200 3,600 2,310

2. Minimum width (ft) 60 40 33
B. BUILDING PLACEMENT

1. Front Yard Setback(ft) 20 20 3

2. Rear Yard (ft) 20 15 7.5

3. Interior Side Yard (ft) 5 5 3

4. Exterior Side Yard (ft) 10 10 5
C. BUILDING SIZE &

MASSING

1. Maximum Lot Coverage (%) 50 60 66

2. Maximum Building Height (ft) 28 28 28
D. INTERIOR PRIVATE STREET
WIDTH
City of La Quinta standard (ft) 28 28 24
E. LANDSCAPING

1. Required landscaping (%) 0 30 30
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DEVELOPMENT

CRITERIA

RL RMH PROPOSED PUD

STANDARDS
F. MECHANICAL EQUIPMENT

1. Minimum setback (ft) from
property line
5 5 3
G. BUILDING ARCHITECTURE AND FORM

1. Articulate building facades by including
variation in massing, roof form, and wall
planes.
1) Provide one story elements (porch, living area,
garages where applicable) on some of the floor plans
to allow more variations.
2) Homes with same facades shall be separated by a
minimum of one lot when occurring along the same
side of the street, and offset homes of same facades
when occurring on the opposite side of the street by
at least one lot.
3) Articulate all elevations within public view
especially on corner homes and the rear elevations of
street adjacent homes.
4) Vary roof lines through the use of gables and other
roof elements consistent with the architectural style.

Change the height and direction of roof ridges to
provide variations.
5) Corner lot houses shall address the corner. These
shall be designed to be more open and landscaped.
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2. Use multiple colors, materials, textures,
and applied finishes to help break up
wall massing.

The community includes 4 floor plans and 3
elevation styles overall. Each plan includes
a minimum of 2 elevation styles, and 3 color
schemes for each of the 3 styles. Between
the variety of floor plans in conjunction
with elevation styles each and varying color
choices, the community will include a total
of 27 unique homes.

3. Provide distinctive entries, porches,
balconies and window treatment,
oriented toward the street.
1) All houses shall have an entry feature
which can be achieved through an
architectural element, stepping up the entry
way, wrought iron or stucco columns, or a
distinctive porch over entry.
2) Provide window treatment on all side
windows for corner homes and at the rear
windows of street adjacent homes consistent
with the architectural style. Examples
include:
• Window trim and shutters
• Shaped frames and sills to enhance
openings and add additional relief

4. Residential buildings shall use highquality, tile roofing (concrete, ceramic, etc.), appropriate for withstanding the
City’s varied climate conditions.

Meet or exceed City Standard

5. Garage doors shall provide aesthetic
value to the home.

Meet or exceed the City Standard
576 CLICK HERE to Return to Agenda
Council Resolution 2023 – XXX EXHIBIT F
Conditions of Approval – Recommended
Conditional Use Permit 2021-0002
Project: La Villetta At Avenue 58
Adopted: December 19, 2023

Page 1 of 17 ends

GENERAL

The City shall have sole discretion in selecting its defense counsel.

The City shall promptly notify the applicant of any claim, action or proceeding and shall cooperate fully in the defense.

2. The Conditional Use Permit shall expire twenty-four (24) months after City Council approval and shall become null and void in accordance with La Quinta Municipal Code Section 9.200.080 unless a building permit has been issued. A time extension may be requested per LQMC Section 9.200.080.

3. Prior to the issuance of any grading, construction, or building permit by the City, the applicant shall obtain any necessary clearances and/or permits from the following agencies, if required:
 Riverside County Fire Marshal
 La Quinta Development Division (Grading Permit, Green Sheet (Public Works Clearance) for Building Permits, Water Quality Management Plan (WQMP) Exemption Form – Whitewater River Region, Improvement Permit)  La Quinta Design and Development Department
 Riverside Co. Environmental Health Department
 Coachella Valley Unified School District
 Coachella Valley Water District (CVWD)
 Imperial Irrigation District (IID)
 California Regional Water Quality Control Board (CRWQCB)  State Water Resources Control Board
 SunLine Transit Agency (SunLine)
 South Coast Air Quality Management District Coachella Valley (SCAQMD) The applicant is responsible for all requirements of the permits and/or clearances from the above listed agencies. When these requirements include approval of improvement plans, the applicant shall furnish proof of such approvals when submitting those improvements plans for City approval.

4. Coverage under the State of California General Construction Permit must be obtained by the applicant, who then shall submit a copy of the Regional Water Quality Control Board’s (“RWQCB”) acknowledgment of the applicant’s Notice of Intent (“NOI”) and Waste Discharger Identification (WDID) number to the City prior to the issuance of a grading or building permit.

5. The applicant shall comply with applicable provisions of the City’s NPDES stormwater discharge permit, LQMC Sections 8.70.010 et seq. (Stormwater Management and Discharge Controls), and 13.24.170 (Clean Air/Clean Water); Riverside County Ordinance No. 457; the California Regional Water Quality Control Board – Colorado River Basin 577 CLICK HERE to Return to Agenda
Council Resolution 2023 – XXX
Conditions of Approval – Recommended
Conditional Use Permit 2021-0002
Project: La Villetta At Avenue 58
Adopted: December 19, 2023

Page 2 of 17 ends

Region Board Order No. R7-2013-0011 and the State Water Resources Control Board’s Order No. 2012-0006-DWQ.

A. For construction activities including clearing, grading or excavation of land that disturbs one (1) acre or more of land, or that disturbs less than one (1) acre of land, but which is a part of a construction project that encompasses more than one (1) acre of land, the Permittee shall be required to submit a Storm Water Pollution Protection Plan (“SWPPP”) to the State Water Resources Control Board.

The applicant or design professional can obtain the California Stormwater Quality Association SWPPP template at www.cabmphandbooks.com for use in their SWPPP preparation.

B. The applicant shall ensure that the required SWPPP is available for inspection at the project site at all times through and including acceptance of all improvements by the City.

C. The applicant’s SWPPP shall include provisions for all of the following Best Management Practices (“BMPs”) (LQMC Section 8.70.020 (Definitions)):
1) Temporary Soil Stabilization (erosion control).
2) Temporary Sediment Control.
3) Wind Erosion Control.
4) Tracking Control.
5) Non-Storm Water Management.
6) Waste Management and Materials Pollution Control.

D. The SWPPP and BMPs shall remain in effect for the entire duration of project construction until all improvements are completed and accepted by the City Council.

E. The inclusion in the Conditions, Covenants, and Restrictions (CC&Rs), a requirement for the perpetual maintenance and operation of all post-construction BMPs as required.

6. Permits issued under this approval shall be subject to the provisions of the Development Impact Fee and Transportation Uniform Mitigation Fee programs in effect at the time of issuance of building permit(s).

7. CUP2021-0002 shall comply with all applicable conditions and mitigation measures for the following related approvals:
 Tentative Tract Map 2021-0004
 Environmental Assessment 2021-0006
 General Plan Amendment 2021-0001
 Zone Change 2021-0001
578 CLICK HERE to Return to Agenda
Council Resolution 2023 – XXX
Conditions of Approval – Recommended
Conditional Use Permit 2021-0002
Project: La Villetta At Avenue 58
Adopted: December 19, 2023

Page 3 of 17 ends

In the event of any conflict(s) between approval conditions and/or provisions of these approvals, the Design and Development Director shall adjudicate the conflict by determining the precedence.

8. Developer shall reimburse the City, within thirty (30) days of presentment of the invoice, all costs and actual attorney’s fees incurred by the City Attorney to review, negotiate and/or modify any documents or instruments required by these conditions, if Developer requests that the City modify or revise any documents or instruments prepared initially by the City to affect these conditions. This obligation shall be paid in the time noted above without deduction or offset and Developer’s failure to make such payment shall be a material breach of the Conditions of Approval.

9. Developer shall reimburse the City, within thirty (30) days of presentment of the invoice, all costs and actual consultant’s fees incurred by the City for engineering and/or surveying consultants to review and/or modify any documents or instruments required by this project.

This obligation shall be paid in the time noted above without deduction or offset and Developer’s failure to make such payment shall be a material breach of the Conditions of Approval.

PROPERTY RIGHTS

10. Prior to issuance of any permit(s), the applicant shall acquire or confer easements and other property rights necessary for the construction or proper functioning of the proposed development. Conferred rights shall include irrevocable offers to dedicate or grant access easements to the City for emergency services and for maintenance, construction and reconstruction of essential improvements.

11. Pursuant to the aforementioned condition, conferred rights shall include approvals from the master developer over easements and other property rights necessary for construction and proper functioning of the proposed development not limited to access rights over proposed and/or existing private streets that access public streets and open space/drainage facilities of the master development.

12. The applicant shall offer for dedication all public street rights-of-way in conformance with the City's General Plan, Municipal Code, applicable specific plans, and/or as required by the City Engineer.

13. The public street right-of-way offers for dedication required for this development include:

A. PUBLIC STREETS
1) Avenue 58 (Secondary Arterial) – The standard 51 feet from the centerline of Avenue 58 to the ultimate developed right of way.

14. The applicant shall retain for private use on the Final Map all private street rights-of-way in conformance with the City's General Plan, Municipal Code, applicable specific plans, and/or as required by the City Engineer.
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Council Resolution 2023 – XXX
Conditions of Approval – Recommended
Conditional Use Permit 2021-0002
Project: La Villetta At Avenue 58
Adopted: December 19, 2023

Page 4 of 17 ends

15. The private street rights-of-way to be retained for private use required for this development include:

A. PRIVATE STREETS
1) Private Residential Streets measured at lot line to lot line shall have a 40- foot travel width. The travel width may be reduced to 24 with prohibited on-street parking with approved Planned Unit Development (PUD) provided there is adequate off-street parking for residents and visitors, and the applicant establishes provisions for ongoing enforcement of the parking restriction in the CC&R’s.

16. Dedications shall include additional widths as necessary for dedicated right and left turn lanes, bus turnouts, and other features contained in the approved construction plans.

Pursuant to this requirement, the Applicant shall include in the submittal packet containing the draft final map submitted for map checking, an offsite street geometric layout, drawn at 1” equals 40 feet, detailing the following design aspects: median curb line, outside curb line, lane line alignment including lane widths, left turn lanes, deceleration lane(s) and bus stop turnout(s). The geometric layout shall be accompanied with sufficient professional engineering studies to confirm the appropriate length of all proposed turn pockets and auxiliary lanes that may impact the right of way dedication required of the project and the associated landscape setback requirement.

17. When the City Engineer determines that access rights to the proposed street rights-of-way shown on the approved Tentative Tract Map are necessary prior to approval of the Final Map dedicating such rights-of-way, the applicant shall grant the necessary rights-of-way within 60 days of a written request by the City.

18. The applicant shall offer for dedication on the Final Map a ten-foot-wide public utility easement contiguous with, and along both sides of all private streets. Such easement may be reduced to five feet in width with the express written approval of IID.

19. The applicant shall create perimeter landscaping setbacks along all public rights-of-way as follows:

A. Avenue 58 (Secondary Arterial) - 10-foot from the R/W-P/L.

Where public facilities (e.g., sidewalks) are placed on privately-owned setbacks, the applicant shall offer for dedication blanket easements for those purposes on the Final Map.

20. The applicant shall offer for dedication those easements necessary for the placement of, and access to, utility lines and structures, drainage basins, mailbox clusters, park lands, and common areas on the Final Map.
580 CLICK HERE to Return to Agenda
Council Resolution 2023 – XXX
Conditions of Approval – Recommended
Conditional Use Permit 2021-0002
Project: La Villetta At Avenue 58
Adopted: December 19, 2023

Page 5 of 17 ends

21. Direct vehicular access to Avenue 58 is restricted, except for those access points identified on the tentative tract map, or as otherwise conditioned in these conditions of approval.

The vehicular access restriction shall be shown on the recorded final tract map.

22. The applicant shall furnish proof of easements, or written permission, as appropriate, from those owners of all abutting properties on which grading, retaining wall construction, permanent slopes, or other encroachments will occur.

23. The applicant shall cause no easement to be granted, or recorded, over any portion of the subject property between the date of approval of the Tentative Tract Map and the date of recording of any Final Map, unless such easement is approved by the City Engineer.

STREET AND TRAFFIC IMPROVEMENTS

24. The applicant shall comply with the provisions of LQMC Sections 13.24.060 (Street Improvements), 13.24.070 (Street Design - Generally) & 13.24.100 (Access for Individual Properties and Development) for public streets; and Section 13.24.080 (Street Design - Private Streets), where private streets are proposed.

25. Streets shall have vertical curbs or other approved curb configurations that will convey water without ponding and provide lateral containment of dust and residue during street sweeping operations. If a wedge or rolled curb design is approved, the lip at the flowline shall be near vertical with a 1/8" batter and a minimum height of 0.1'. Unused curb cuts on any lot shall be restored to standard curb height prior to final inspection of permanent building(s) on the lot.

26. The applicant shall construct the following street improvements to conform with the General Plan (street type noted in parentheses.)
A. OFF-SITE STREETS
1) Avenue 58 (Secondary Arterial)
a. Widen the south side of the street along all frontage adjacent to the Tentative Map boundary to its ultimate width on the south side as specified in the General Plan and the requirements of these conditions.

Rehabilitate and/or reconstruct existing roadway pavement as necessary to augment and convert it from a rural county-road design standard to La Quinta’s urban arterial design standard. The south curb face shall be located thirty-six feet (36’) south of the centerline or as approved by the City Engineer.
b. Restripe to provide an eastbound right-turn lane and a westbound leftturn lane at the main project driveway and an eastbound right-turn lane at the emergency access driveway as shown in the Traffic Impact Analysis Report and/or as approved by the City Engineer.

Other required improvements in the right-of-way and/or adjacent landscape 581 CLICK HERE to Return to Agenda
Council Resolution 2023 – XXX
Conditions of Approval – Recommended
Conditional Use Permit 2021-0002
Project: La Villetta At Avenue 58
Adopted: December 19, 2023

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setback area include:
c. All appurtenant components such as, but not limited to curb, gutter, traffic control striping, legends, and signs.
d. Multi-Use Path - The applicant shall construct a multi-use path per La Quinta Standard 260 feet along the south side of Avenue 58 frontage within the landscaped setback. The location and design of the path shall be approved by the City. A split rail fence shall be constructed along the roadway side of the multi-use path in accordance with Section 9.140.060 (Item E, 3a) of the Zoning Ordinance. Bonding for the fence to be installed shall be posted prior to final map approval. The multi-use path and fence shall be maintained by the Developer or project’s Homeowner’s Association as applicable.

The applicant shall extend improvements beyond the project boundaries to ensure they safely integrate with existing improvements (e.g., grading; traffic control devices and transitions in alignment, elevation or dimensions of streets and sidewalks). To connect to the west improvements and minimum 20’ to the east.

B. PRIVATE STREETS
1) Construct internal streets per the approved lay-out shown on the Tentative Tract map and/or as approved by the City Engineer. Minimum street width measured at lot line to lot line shall have a 40-foot travel width. The travel width may be reduced to 24 feet with prohibited on-street parking with approved Planned Unit Development (PUD). The applicant shall make provisions for perpetual enforcement of the “No Parking” restrictions in the CC&Rs.
2) The location of driveways shall not be located within the curb return and away from intersections, when possible.

27. The applicant shall design street pavement sections using CalTrans' design procedure for 20-year life pavement, and the site-specific data for soil strength and anticipated traffic loading (including construction traffic). Minimum structural sections shall be as follows:

Parking Lot & Aisles (Low Traffic) 3.0" a.c./4.5" c.a.b.

Parking Lot & Aisles (High Traffic) 4.5" a.c /5.5" c.a.b.

Residential 3.0" a.c./4.5" c.a.b.

Secondary Arterial 4.0" a.c./6.0" c.a.b.
or the approved equivalents of alternate materials per the City Engineer.

28. The applicant shall submit current mix designs (less than two years old at the time of 582 CLICK HERE to Return to Agenda
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construction) for base, asphalt concrete and Portland cement concrete. The submittal shall include test results for all specimens used in the mix design procedure. For mix designs over six months old, the submittal shall include recent (less than six months old at the time of construction) aggregate gradation test results confirming that design gradations can be achieved in current production. The applicant shall not schedule construction operations until mix designs are approved.

29. All gated entries shall provide for a three-car minimum stacking capacity for inbound traffic to be a minimum length of 62 feet from call box to the street; and shall provide for a full turn-around outlet for non-accepted vehicles or as approved by the City Engineer.

Where a gated entry is proposed, the applicant shall submit a detailed exhibit at a scale of 1" = 10', demonstrating that those passenger vehicles that do not gain entry into the development can safely make a full turn-around (minimum radius to be 24 feet) out onto the main street from the gated entry. Pursuant to said condition, there shall be a minimum of twenty five feet width provided at the turn-around opening provided.

Two lanes of traffic shall be provided on the entry side of each gated entry, one lane shall be dedicated for residents and one lane for visitors. The two travel lanes shall be a minimum of 20 feet of total paved roadway surface or as approved by the Fire Department.

Entry drives, main interior circulation routes, standard knuckles, corner cutbacks, bus turnouts, dedicated turn lanes and other features shown on the approved construction plans, may require additional street widths as may be determined by the City Engineer.

30. General access points and turning movements of traffic are limited to the following:

Avenue 58 (Primary Entry): Full turn movements in and out are allowed.

Avenue 58 (Emergency Access): Emergency access only. No public access allowed. Left turns are restricted.

31. Improvements shall include appurtenances such as traffic control signs, markings and other devices, raised medians if required, street name signs and sidewalks. Mid-block street lighting is not required.

32. Improvements shall be designed and constructed in accordance with City adopted standards, supplemental drawings and specifications, or as approved by the City Engineer. Improvement plans for streets, access gates and parking areas shall be stamped and signed by qualified engineers.

FINAL MAPS

33. Prior to the City’s approval of a Final Map, the applicant shall furnish accurate mylars of the Final Map that were approved by the City’s map checker on a storage media acceptable to the City Engineer. The Final Map shall be 1” = 40’ scale.

PARKING
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34. The design of parking facilities shall conform to LQMC Chapter 9.150 and in particular the following:

A. The parking stall and aisle widths and the double hairpin stripe parking stall design shall conform to LQMC Chapter 9.150.

B. Cross slopes should be a maximum of 2% where ADA accessibility is required including accessibility routes between buildings.

C. Building access points shall be shown on the Precise Grading Plans to evaluate ADA accessibility issues.

D. Accessibility routes to public streets and adjacent development shall be shown on the Precise Grading Plan.

E. Parking stall lengths shall be according to LQMC Chapter 9.150 and be a minimum of 17 feet in length with a 2-foot overhang for standard parking stalls and 18 feet with a 2-foot overhang for handicapped parking stall or as approved by the City Engineer. One van accessible handicapped parking stall is required per 8 handicapped parking stalls.

Entry drives, main interior circulation routes, corner cutbacks, bus turnouts, dedicated turn lanes, ADA accessibility route to public streets and other features shown on the approved construction plans, may require additional street widths and other improvements as may be determined by the City Engineer.

IMPROVEMENT PLANS
As used throughout these Conditions of Approval, professional titles such as “engineer,” “surveyor,” and “architect,” refer to persons currently certified or licensed to practice their respective professions in the State of California.

35. Improvement plans shall be prepared by or under the direct supervision of qualified engineers and/or architects, as appropriate, and shall comply with the provisions of LQMC Section 13.24.040 (Improvement Plans).

36. The following improvement plans shall be prepared and submitted for review and approval by the Development Services Division. A separate set of plans for each line item specified below shall be prepared. The plans shall utilize the minimum scale specified, unless otherwise authorized by the City Engineer in writing. Plans may be prepared at a larger scale if additional detail or plan clarity is desired. Note, the applicant may be required to prepare other improvement plans not listed here pursuant to improvements required by other agencies and utility purveyors.

A. On-Site Rough Grading Plan 1" = 40' Horizontal
B. PM10 Plan 1” = 40’ Horizontal
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C. Erosion Control Plan 1” = 40’ Horizontal
D. Final WQMP (Plan submitted in Report Form)
NOTE: A through D to be submitted concurrently.

E. Off-Site Street Improvement/Storm Drain Plan
1" = 40' Horizontal, 1" = 4' Vertical
F. Off-Site Signing & Striping Plan 1” = 40’ Horizontal The Off-Site street improvement plans shall have separate plan sheet(s) (drawn at 20 scale) that show the meandering sidewalk, mounding, and berming design in the combined parkway and landscape setback area.

G. On-Site Precise Grading Plan 1” = 30’ Horizontal
H. On-Site Street Improvements/Signing & Striping/Storm Drain Plan 1" = 40' Horizontal, 1"= 4' Vertical
NOTE: E through H to be submitted concurrently.
(Separate Storm Drain Plans if applicable)
Other engineered improvement plans prepared for City approval that are not listed above shall be prepared in formats approved by the City Engineer prior to commencing plan preparation.

All Off-Site Plan & Profile Street Plans and Signing & Striping Plans shall show all existing improvements for a distance of at least 200-feet beyond the project limits, or a distance sufficient to show any required design transitions.

All On-Site Signing & Striping Plans shall show, at a minimum; Stop Signs, Limit Lines and Legends, No Parking Signs, Raised Pavement Markers (including Blue RPMs at fire hydrants) and Street Name Signs per Public Works Standard Plans and/or as approved by the Engineering Department.
“Rough Grading” plans shall normally include perimeter walls with Top Of Wall & Top Of Footing elevations shown. All footings shall have a minimum of 1-foot of cover, or sufficient cover to clear any adjacent obstructions.
“On-Site Precise Grading” plans shall normally include all on-site surface improvements including but not limited to finish grades for curbs & gutters, building floor elevations, wall elevations, parking lot improvements and accessibility requirements.

37. The City maintains standard plans, detail sheets and/or construction notes for elements of construction which can be accessed via the “Plans, Notes and Design Guidance” 585 CLICK HERE to Return to Agenda
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section of the Public Works Department at the City website (laquintaca.gov). Please navigate to the Public Works Department home page and look for the Standard Drawings hyperlink.

38. The applicant shall furnish a complete set of all approved improvement plans on a storage media acceptable to the City Engineer.

39. Upon completion of construction, and prior to final acceptance of the improvements by the City, the applicant shall furnish the City with reproducible record drawings of all improvement plans which were approved by the City. Each sheet shall be clearly marked "Record Drawing" and shall be stamped and signed by the engineer or surveyor certifying to the accuracy and completeness of the drawings. The applicant shall have all approved mylars previously submitted to the City, revised to reflect the as-built conditions. The applicant shall employ or retain the Engineer Of Record during the construction phase of the project so that the EOR can make site visits in support of preparing "Record Drawing".

However, if subsequent approved revisions have been approved by the City Engineer and reflect said "Record Drawing" conditions, the Engineer Of Record may submit a letter attesting to said fact to the City Engineer in lieu of mylar submittal.

IMPROVEMENT SECURITY AGREEMENTS

40. Prior to approval of any Final Map, the applicant shall construct all on and off-site improvements and satisfy its obligations for same or shall furnish a fully secured and executed Subdivision Improvement Agreement (“SIA”) guaranteeing the construction of such improvements and the satisfaction of its obligations for same, or shall agree to any combination thereof, as may be required by the City.

41. Any Subdivision Improvement Agreement (“SIA”) entered into by and between the applicant and the City of La Quinta, for the purpose of guaranteeing the completion of any improvements related to this Tentative Tract Map, shall comply with the provisions of LQMC Chapter 13.28 (Improvement Security).

42. Prior to constructing any off-site improvements, the applicant shall deposit securities equivalent to both a Performance and Labor & Material Bonds each valued at 100% of the cost of the off-site improvements, or as approved by the City Engineer.

43. Improvements to be made, or agreed to be made, shall include the removal of any existing structures or other obstructions which are not a part of the proposed improvements; and shall provide for the setting of the final survey monumentation.

44. When improvements are phased through a “Phasing Plan,” or an administrative approval (e.g., Site Development Permits), all off-site improvements and common on-site improvements (e.g., backbone utilities, retention basins, perimeter walls, landscaping and gates) shall be constructed, or secured, prior to the issuance of any permits in the first phase of the development, or as otherwise approved by the City Engineer. 586 CLICK HERE to Return to Agenda
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Improvements and obligations required of each subsequent phase shall either be completed, or secured, prior to the completion of homes or the occupancy of permanent buildings within such latter phase, or as otherwise approved by the City Engineer.

In the event the applicant fails to construct the improvements for the development, or fails to satisfy its obligations for the development in a timely manner, pursuant to the approved phasing plan, the City shall have the right to halt issuance of all permits, and/or final inspections, withhold other approvals related to the development of the project, or call upon the surety to complete the improvements.

45. Depending on the timing of the development of this Tentative Tract Map, and the status of the off-site improvements at the time, the applicant may be required to:

A. Construct certain off-site improvements.

B. Construct additional off-site improvements, subject to the reimbursement of its costs by others.

C. Reimburse others for those improvements previously constructed that are considered to be an obligation of this Tentative Tract Map.

D. Secure the costs for future improvements that are to be made by others.

E. To agree to any combination of these actions, as the City may require.

Off-Site Improvements should be completed on a first priority basis. The applicant shall complete Off-Site Improvements in the first phase of construction or by the issuance of the 20 % Building Permit.

In the event that any of the improvements required for this development are constructed by the City, the applicant shall, prior to the approval of the Final Map, or the issuance of any permit related thereto, reimburse the City for the costs of such improvements.

46. If the applicant elects to utilize the secured agreement alternative, the applicant shall submit detailed construction cost estimates for all proposed on-site and off-site improvements, including an estimate for the final survey monumentation, for checking and approval by the City Engineer. Such estimates shall conform to the unit cost schedule as approved by the City Engineer.

Estimates for improvements under the jurisdiction of other agencies shall be approved by those agencies and submitted to the City along with the applicant’s detailed cost estimates. Security will not be required for telephone, natural gas, or Cable T.V. improvements.

47. Should the applicant fail to construct the improvements for the development, or fail to satisfy its obligations for the development in a timely manner, the City shall have the right to halt issuance of building permits, and/or final building inspections, withhold other approvals related to the development of the project, or call upon the surety to complete the improvements.
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GRADING

48. The applicant shall comply with the provisions of LQMC Section 13.24.050 (Grading Improvements).

49. Prior to occupancy of the project site for any construction, or other purposes, the applicant shall obtain a grading permit approved by the City Engineer.

50. To obtain an approved grading permit, the applicant shall submit and obtain approval of all of the following:

A. A grading plan prepared by a civil engineer registered in the State of California, B. A preliminary geotechnical (“soils”) report prepared by an engineer registered in the State of California,
C. A Fugitive Dust Control Plan prepared in accordance with LQMC Chapter 6.16, (Fugitive Dust Control), and
D. A Best Management Practices report prepared in accordance with LQMC Sections

8.70.010 and 13.24.170 (NPDES Stormwater Discharge Permit and Storm Management and Discharge Controls).

E. Final WQMP prepared by an appropriate professional registered in the State of California.

All grading shall conform with the recommendations contained in the Preliminary Soils Report and shall be certified as being adequate by soils engineer, or engineering geologist registered in the State of California.

The applicant shall furnish security, in a form acceptable to the City, and in an amount sufficient to guarantee compliance with the approved Fugitive Dust Control Plan provisions as submitted with its application for a grading permit. Additionally, the applicant shall replenish said security if expended by the City of La Quinta to comply with the Plan as required by the City Engineer.

51. The applicant shall maintain all open graded, undeveloped land in order to prevent wind and/or water erosion of such land. All open graded, undeveloped land shall either be planted with interim landscaping, or stabilized with such other erosion control measures, as were approved in the Fugitive Dust Control Plan.

52. Grading within the perimeter setback and parkway areas shall have undulating terrain and shall conform with the requirements of LQMC Section 9.60.240(F) except as otherwise modified by this condition. The maximum slope shall not exceed 3:1 anywhere in the landscape setback area, except for the backslope (i.e., the slope at the back of the landscape lot) which shall not exceed 2:1 if fully planted with ground cover. The maximum slope in the first six (6) feet adjacent to the curb shall not exceed 4:1 when the nearest edge of sidewalk is within six feet (6’) of the curb, otherwise the maximum slope within the 588 CLICK HERE to Return to Agenda
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right of way shall not exceed 3:1. All unpaved parkway areas adjacent to the curb shall be depressed one and one-half inches (1.5") in the first eighteen inches (18") behind the curb.

53. Building pad elevations on the rough grading plan submitted for City Engineer’s approval shall conform with pad elevations shown on the tentative map, unless the pad elevations have other requirements imposed elsewhere in these Conditions of Approval, or as approved by the City Engineer.

54. The applicant shall minimize the differences in elevation between the adjoining properties and the lots within this development.

55. Prior to any site grading or regrading that will raise or lower any portion of the site by more than plus or minus half of a foot (0.5’) from the elevations shown on the approved Tentative Tract Map, the applicant shall submit the proposed grading changes to the City Engineer for a substantial conformance review.

56. Prior to the issuance of a building permit for any building lot, the applicant shall provide a lot pad certification stamped and signed by a qualified engineer or surveyor with applicable compaction tests and over excavation documentation.

Each pad certification shall list the pad elevation as shown on the approved grading plan, the actual pad elevation, and the difference between the two, if any. Such pad certification shall also list the relative compaction of the pad soil. The data shall be organized by lot number, and listed cumulatively if submitted at different times.

DRAINAGE

57. Stormwater handling shall conform with the approved hydrology and drainage report for the La Villetta at Avenue project (TTM 37950), or as approved by the City Engineer.

Nuisance water shall be disposed of in an approved manner.

Nuisance water shall be retained onsite and disposed of via an underground percolation improvement approved by the City Engineer.

58. The applicant shall comply with the provisions of LQMC Section 13.24.120 (Drainage), Retention Basin Design Criteria, Engineering Bulletin No. 06-16 – Hydrology Report with Preliminary Hydraulic Report Criteria for Storm Drain Systems and Engineering Bulletin No. 06-015 - Underground Retention Basin Design Requirements. More specifically, stormwater falling on site during the 100-year storm shall be retained within the development, unless otherwise approved by the City Engineer. The design storm shall be the 1 hour, 3 hour, 6 hour or 24 hour event producing the greatest total run off.

59. Nuisance water shall be retained on site. Nuisance water shall be disposed of per approved methods contained in Engineering Bulletin No. 06-16 – Hydrology Report with Preliminary Hydraulic Report Criteria for Storm Drain Systems and Engineering Bulletin No. 06-015 - Underground Retention Basin Design Requirements.

60. In design of retention facilities, the maximum percolation rate shall be two inches per hour. 589 CLICK HERE to Return to Agenda
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The percolation rate will be considered to be zero unless the applicant provides site specific data indicating otherwise and as approved by the City Engineer.

61. The project shall be designed to accommodate purging and blowoff water (through underground piping and/or retention facilities) from any on-site or adjacent well sites granted or dedicated to the local water utility authority as a requirement for development of this property.

62. No fence or wall shall be constructed around any retention basin unless approved by the Planning Manager and the City Engineer.

63. For on-site above ground common retention basins, retention depth shall be according to Engineering Bulletin No. 06-16 – Hydrology Report with Preliminary Hydraulic Report Criteria for Storm Drain Systems. Side slopes shall not exceed 3:1 and shall be planted with maintenance free ground cover. Additionally, retention basin widths shall be not less than 20 feet at the bottom of the basin.

64. Stormwater may not be retained in landscaped parkways or landscaped setback lots. Only incidental storm water (precipitation which directly falls onto the setback) will be permitted to be retained in the landscape setback areas. The perimeter setback and parkway areas in the street right-of-way shall be shaped with berms and mounds, pursuant to LQMC Section 9.100.040(B)(7).

65. The design of the development shall not cause any increase in flood boundaries and levels in any area outside the development.

66. The development shall be graded to permit storm flow in excess of retention capacity to flow out of the development through a designated overflow and into the historic drainage relief route.

67. Storm drainage historically received from adjoining property shall be received and retained or passed through into the historic downstream drainage relief route.

68. The applicant shall comply with applicable provisions for post construction runoff per the City’s NPDES stormwater discharge permit, LQMC Sections 8.70.010 et seq. (Stormwater Management and Discharge Controls), and 13.24.170 (Clean Air/Clean Water); Riverside County Ordinance No. 457; and the California Regional Water Quality Control Board – Colorado River Basin (CRWQCB-CRB) Region Board Order No. R7-2013-0011.

A. For post-construction urban runoff from New Development and Redevelopments Projects, the applicant shall implement requirements of the NPDES permit for the design, construction and perpetual operation and maintenance of BMPs per the approved Water Quality Management Plan (WQMP) for the project as required by the California Regional Water Quality Control Board – Colorado River Basin (CRWQCB-CRB) Region Board Order No. R7-2013-0011.

B. The applicant shall implement the WQMP Design Standards per (CRWQCB-CRB) Region Board Order No. R7-2013-0011 utilizing BMPs approved by the City 590 CLICK HERE to Return to Agenda
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Engineer. A project specific WQMP shall be provided which incorporates Site Design and Treatment BMPs utilizing first flush infiltration as a preferred method of NPDES Permit Compliance for Whitewater River receiving water, as applicable.

C. The developer shall execute and record a Stormwater Management/BMP Facilities Agreement that provides for the perpetual maintenance and operation of stormwater BMPs.

UTILITIES

69. The applicant shall comply with the provisions of LQMC Section 13.24.110 (Utilities).

70. The applicant shall obtain the approval of the City Engineer for the location of all utility lines within any right-of-way, and all above-ground utility structures including, but not limited to, traffic signal cabinets, electric vaults, water valves, and telephone stands, to ensure optimum placement for practical and aesthetic purposes.

71. Existing overhead utility lines within, or adjacent to the proposed development, and all proposed utilities shall be installed underground.

72. The 92 KV transmission power poles and all existing utility lines attached to joint use 92 KV transmission power poles are exempt from the requirement to be placed underground.

73. Underground utilities shall be installed prior to overlying hardscape. For installation of utilities in existing improved streets, the applicant shall comply with trench restoration requirements maintained, or required by the City Engineer.

74. The applicant shall provide certified reports of all utility trench compaction for approval by the City Engineer. Additionally, grease traps and the maintenance thereof shall be located as to not conflict with access aisles/entrances.

CONSTRUCTION

75. The City will conduct final inspections of habitable buildings only when the buildings have improved street and (if required) sidewalk access to publicly maintained streets. The improvements shall include required traffic control devices, pavement markings and street name signs. If on-site streets in residential developments are initially constructed with partial pavement thickness, the applicant shall complete the pavement prior to final inspections of the last ten percent of homes within the development or when directed by the City, whichever comes first.

LANDSCAPE AND IRRIGATION

76. The applicant shall comply with LQMC Sections 13.24.130 (Landscaping Setbacks) &

13.24.140 (Landscaping Plans).

77. Landscape and irrigation plans for landscaped lots and setbacks, medians, retention basins, and parks shall be signed and stamped by a licensed landscape architect. 591 CLICK HERE to Return to Agenda
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78. All new and modified landscape areas shall have landscaping and permanent irrigation improvements in compliance with the City’s Water Efficient Landscape regulations contained in LQMC Section 8.13 (Water Efficient Landscape).

79. Lighting plans shall be submitted with the final landscaping plans for a recommendation to the Planning Manager for his approval. Exterior lighting shall be consistent with LQMC Section 9.100.150 (Outdoor Lighting). All freestanding lighting shall not exceed 18 feet in height and shall be fitted with a visor if deemed necessary by staff to minimize trespass of light off the property. The illuminated carports shall be included in the photometric study as part of the final lighting plan submittal.

80. All water features shall be designed to minimize “splash” and use high efficiency pumps and lighting to the satisfaction of the Community Development Director. They shall be included in the landscape plan water efficiency calculations per Municipal Code Chapter 8.13.

81. All rooftop mechanical equipment shall be completely screened from view. Utility transformers or other ground mounted mechanical equipment shall be fully screened with a screening wall or landscaping and painted to match the adjacent buildings.

82. The applicant shall submit the final landscape plans for review, processing, and approval to the Community Development Department, in accordance with the Final Landscape Plan application process. Planning Manager approval of the final landscape plans is required prior to issuance of the first building permit unless the Planning Manager determines extenuating circumstances exist which justifies an alternative processing schedule.

NOTE: Plans are not approved for construction until signed by the appropriate City official, including the Planning Manager and/or City Engineer.

83. The applicant or his agent has the responsibility for proper sight distance requirements per guidelines in the AASHTO “A Policy on Geometric Design of Highways and Streets, 5th Edition” or latest, in the design and/or installation of all landscaping and appurtenances abutting and within the private and public street right-of-way.

84. The final design of the perimeter landscaping, particularly the perimeter wall, shall be included with the Final Landscape Plan submittal.

PLANNING

85. Architectural styles shall vary throughout the site. Similar architectural styles shall not be plotted on adjacent lots or across the street from one another to the extent possible.

86. Enhanced elevations shall be used for all outside perimeter lots.

PUBLIC SERVICES

87. The applicant shall provide public transit improvements if required by SunLine Transit Agency and approved by the City Engineer.
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MAINTENANCE

88. The applicant shall comply with the provisions of LQMC Section 13.24.160 (Maintenance).

89. The applicant shall make provisions for the continuous and perpetual maintenance of perimeter landscaping up to the curb, common areas, access drives, sidewalks, multi-use trail, and stormwater BMPs.

FEES AND DEPOSITS

90. The applicant shall comply with the provisions of LQMC Section 13.24.180 (Fees and Deposits). These fees include all deposits and fees required by the City for plan checking and construction inspection. Deposits and fee amounts shall be those in effect when the applicant makes application for plan check and permits. 593 CLICK HERE to Return to Agenda
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Conditions of Approval – Recommended
Tentative Tract Map 2021-0004
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GENERAL

1. The applicant agrees to defend, indemnify, and hold harmless the City of La Quinta (“City”), its agents, officers and employees from any claim, action or proceeding to attack, set aside, void, or annul the approval of this Tentative Tract Map, or any Final Map recorded thereunder. The City shall have sole discretion in selecting its defense counsel.

The City shall promptly notify the applicant of any claim, action or proceeding and shall cooperate fully in the defense.

2. This Tentative Tract Map, and any Final Map recorded thereunder, shall comply with the requirements and standards of Government Code §§ 66410 through 66499.58 (the “Subdivision Map Act”), and Chapter 13 of the La Quinta Municipal Code (“LQMC”).

3. This Tentative Tract Map shall expire 36 months from the approval date and shall become null and void in accordance with La Quinta Municipal Code Section 13.12.150. A time extension may be requested per LQMC Section 13.12.160

4. Prior to the issuance of any grading, construction, or building permit by the City, the applicant shall obtain any necessary clearances and/or permits from the following agencies, if required:
 Riverside County Fire Marshal
 La Quinta Development Division (Grading Permit, Green Sheet (Public Works Clearance) for Building Permits, Water Quality Management Plan (WQMP) Exemption Form – Whitewater River Region, Improvement Permit)  La Quinta Design and Development Department
 Riverside Co. Environmental Health Department
 Coachella Valley Unified School District
 Coachella Valley Water District (CVWD)
 Imperial Irrigation District (IID)California Regional Water Quality Control Board (CRWQCB)
 State Water Resources Control Board
 SunLine Transit Agency (SunLine)
 South Coast Air Quality Management District Coachella Valley (SCAQMD) The applicant is responsible for all requirements of the permits and/or clearances from the above listed agencies. When these requirements include approval of improvement plans, the applicant shall furnish proof of such approvals when submitting those improvements plans for City approval.

5. Coverage under the State of California General Construction Permit must be obtained by the applicant, who then shall submit a copy of the Regional Water Quality Control Board’s (“RWQCB”) acknowledgment of the applicant’s Notice of Intent (“NOI”) and Waste Discharger Identification (WDID) number to the City prior to the issuance of a grading or building permit.
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6. The applicant shall comply with applicable provisions of the City’s NPDES stormwater discharge permit, LQMC Sections 8.70.010 et seq. (Stormwater Management and Discharge Controls), and 13.24.170 (Clean Air/Clean Water); Riverside County Ordinance No. 457; the California Regional Water Quality Control Board – Colorado River Basin Region Board Order No. R7-2013-0011 and the State Water Resources Control Board’s Order No. 2012-0006-DWQ.

The applicant or design professional can obtain the California Stormwater Quality Association SWPPP template at www.cabmphandbooks.com for use in their SWPPP preparation.

B. The applicant shall ensure that the required SWPPP is available for inspection at the project site at all times through and including acceptance of all improvements by the City.

D. The SWPPP and BMPs shall remain in effect for the entire duration of project construction until all improvements are completed and accepted by the City Council.

E. The inclusion in the Conditions, Covenants, and Restrictions (CC&Rs), a requirement for the perpetual maintenance and operation of all post-construction BMPs as required.

7. Permits issued under this approval shall be subject to the provisions of the Development Impact Fee and Transportation Uniform Mitigation Fee programs in effect at the time of issuance of building permit(s).

8. CUP2021-0002 shall comply with all applicable conditions and mitigation measures for the following related approvals:
 Tentative Tract Map 2021-0004
 Environmental Assessment 2021-0006
 General Plan Amendment 2021-0001
 Zone Change 2021-0001
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In the event of any conflict(s) between approval conditions and/or provisions of these approvals, the Design and Development Director shall adjudicate the conflict by determining the precedence.

9. Developer shall reimburse the City, within thirty (30) days of presentment of the invoice, all costs and actual attorney’s fees incurred by the City Attorney to review, negotiate and/or modify any documents or instruments required by these conditions, if Developer requests that the City modify or revise any documents or instruments prepared initially by the City to affect these conditions. This obligation shall be paid in the time noted above without deduction or offset and Developer’s failure to make such payment shall be a material breach of the Conditions of Approval.

10. Developer shall reimburse the City, within thirty (30) days of presentment of the invoice, all costs and actual consultant’s fees incurred by the City for engineering and/or surveying consultants to review and/or modify any documents or instruments required by this project.

This obligation shall be paid in the time noted above without deduction or offset and Developer’s failure to make such payment shall be a material breach of the Conditions of Approval.

PROPERTY RIGHTS

11. Prior to issuance of any permit(s), the applicant shall acquire or confer easements and other property rights necessary for the construction or proper functioning of the proposed development. Conferred rights shall include irrevocable offers to dedicate or grant access easements to the City for emergency services and for maintenance, construction and reconstruction of essential improvements.

12. Pursuant to the aforementioned condition, conferred rights shall include approvals from the master developer over easements and other property rights necessary for construction and proper functioning of the proposed development not limited to access rights over proposed and/or existing private streets that access public streets and open space/drainage facilities of the master development.

13. The applicant shall offer for dedication all public street rights-of-way in conformance with the City's General Plan, Municipal Code, applicable specific plans, and/or as required by the City Engineer.

14. The public street right-of-way offers for dedication required for this development include:

A. PUBLIC STREETS
1) Avenue 58 (Secondary Arterial) – The standard 51 feet from the centerline of Avenue 58 to the ultimate developed right of way.

15. The applicant shall retain for private use on the Final Map all private street rights-of-way in conformance with the City's General Plan, Municipal Code, applicable specific plans, and/or as required by the City Engineer.
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Tentative Tract Map 2021-0004
Project: La Villetta At Avenue 58
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16. The private street rights-of-way to be retained for private use required for this development include:

A. PRIVATE STREETS
1) Private Residential Streets measured at lot line to lot line shall have a 40- foot travel width. The travel width may be reduced to 24 with prohibited onstreet parking with approved Planned Unit Development (PUD) provided there is adequate off-street parking for residents and visitors, and the applicant establishes provisions for ongoing enforcement of the parking restriction in the CC&R’s.

17. Dedications shall include additional widths as necessary for dedicated right and left turn lanes, bus turnouts, and other features contained in the approved construction plans.

18. When the City Engineer determines that access rights to the proposed street rights-of-way shown on the approved Tentative Tract Map are necessary prior to approval of the Final Map dedicating such rights-of-way, the applicant shall grant the necessary rights-of-way within 60 days of a written request by the City.

19. The applicant shall offer for dedication on the Final Map a ten-foot-wide public utility easement contiguous with, and along both sides of all private streets. Such easement may be reduced to five feet in width with the express written approval of IID.

20. The applicant shall create perimeter landscaping setbacks along all public rights-of-way as follows:

A. Avenue 58 (Secondary Arterial) - 10-foot from the R/W-P/L.

Where public facilities (e.g., sidewalks) are placed on privately-owned setbacks, the applicant shall offer for dedication blanket easements for those purposes on the Final Map.

21. The applicant shall offer for dedication those easements necessary for the placement of, and access to, utility lines and structures, drainage basins, mailbox clusters, park lands, and common areas on the Final Map.
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Project: La Villetta At Avenue 58
Adopted: December 19, 2023

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22. Direct vehicular access to Avenue 58 is restricted, except for those access points identified on the tentative tract map, or as otherwise conditioned in these conditions of approval.

The vehicular access restriction shall be shown on the recorded final tract map.

23. The applicant shall furnish proof of easements, or written permission, as appropriate, from those owners of all abutting properties on which grading, retaining wall construction, permanent slopes, or other encroachments will occur.

24. The applicant shall cause no easement to be granted, or recorded, over any portion of the subject property between the date of approval of the Tentative Tract Map and the date of recording of any Final Map, unless such easement is approved by the City Engineer.

STREET AND TRAFFIC IMPROVEMENTS

25. The applicant shall comply with the provisions of LQMC Sections 13.24.060 (Street Improvements), 13.24.070 (Street Design - Generally) & 13.24.100 (Access for Individual Properties and Development) for public streets; and Section 13.24.080 (Street Design - Private Streets), where private streets are proposed.

26. Streets shall have vertical curbs or other approved curb configurations that will convey water without ponding and provide lateral containment of dust and residue during street sweeping operations. If a wedge or rolled curb design is approved, the lip at the flowline shall be near vertical with a 1/8" batter and a minimum height of 0.1'. Unused curb cuts on any lot shall be restored to standard curb height prior to final inspection of permanent building(s) on the lot.

27. The applicant shall construct the following street improvements to conform with the General Plan (street type noted in parentheses.)
A. OFF-SITE STREETS
1) Avenue 58 (Secondary Arterial)
a. Widen the south side of the street along all frontage adjacent to the Tentative Map boundary to its ultimate width on the south side as specified in the General Plan and the requirements of these conditions.

Other required improvements in the right-of-way and/or adjacent landscape 598 CLICK HERE to Return to Agenda
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Tentative Tract Map 2021-0004
Project: La Villetta At Avenue 58
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28. The applicant shall design street pavement sections using CalTrans' design procedure for 20-year life pavement, and the site-specific data for soil strength and anticipated traffic loading (including construction traffic). Minimum structural sections shall be as follows:

Parking Lot & Aisles (Low Traffic) 3.0" a.c./4.5" c.a.b.

Parking Lot & Aisles (High Traffic) 4.5" a.c /5.5" c.a.b.

Residential 3.0" a.c./4.5" c.a.b.

Secondary Arterial 4.0" a.c./6.0" c.a.b.
or the approved equivalents of alternate materials per the City Engineer.

29. The applicant shall submit current mix designs (less than two years old at the time of 599 CLICK HERE to Return to Agenda
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Tentative Tract Map 2021-0004
Project: La Villetta At Avenue 58
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30. All gated entries shall provide for a three-car minimum stacking capacity for inbound traffic to be a minimum length of 62 feet from call box to the street; and shall provide for a full turn-around outlet for non-accepted vehicles or as approved by the City Engineer.

31. General access points and turning movements of traffic are limited to the following:

Avenue 58 (Primary Entry): Full turn movements in and out are allowed.

Avenue 58 (Emergency Access): Emergency access only. No public access allowed. Left turns are restricted.

32. Improvements shall include appurtenances such as traffic control signs, markings and other devices, raised medians if required, street name signs and sidewalks. Mid-block street lighting is not required.

33. Improvements shall be designed and constructed in accordance with City adopted standards, supplemental drawings and specifications, or as approved by the City Engineer. Improvement plans for streets, access gates and parking areas shall be stamped and signed by qualified engineers.

FINAL MAPS

34. Prior to the City’s approval of a Final Map, the applicant shall furnish accurate mylars of the Final Map that were approved by the City’s map checker on a storage media acceptable to the City Engineer. The Final Map shall be 1” = 40’ scale.

PARKING
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Tentative Tract Map 2021-0004
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35. The design of parking facilities shall conform to LQMC Chapter 9.150 and in particular the following:

A. The parking stall and aisle widths and the double hairpin stripe parking stall design shall conform to LQMC Chapter 9.150.

B. Cross slopes should be a maximum of 2% where ADA accessibility is required including accessibility routes between buildings.

C. Building access points shall be shown on the Precise Grading Plans to evaluate ADA accessibility issues.

D. Accessibility routes to public streets and adjacent development shall be shown on the Precise Grading Plan.

36. Improvement plans shall be prepared by or under the direct supervision of qualified engineers and/or architects, as appropriate, and shall comply with the provisions of LQMC Section 13.24.040 (Improvement Plans).

37. The following improvement plans shall be prepared and submitted for review and approval by the Development Services Division. A separate set of plans for each line item specified below shall be prepared. The plans shall utilize the minimum scale specified, unless otherwise authorized by the City Engineer in writing. Plans may be prepared at a larger scale if additional detail or plan clarity is desired. Note, the applicant may be required to prepare other improvement plans not listed here pursuant to improvements required by other agencies and utility purveyors.

A. On-Site Rough Grading Plan 1" = 40' Horizontal
B. PM10 Plan 1” = 40’ Horizontal
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Project: La Villetta At Avenue 58
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C. Erosion Control Plan 1” = 40’ Horizontal
D. Final WQMP (Plan submitted in Report Form)
NOTE: A through D to be submitted concurrently.

38. The City maintains standard plans, detail sheets and/or construction notes for elements of construction which can be accessed via the “Plans, Notes and Design Guidance” 602 CLICK HERE to Return to Agenda
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section of the Public Works Department at the City website (laquintaca.gov). Please navigate to the Public Works Department home page and look for the Standard Drawings hyperlink.

39. The applicant shall furnish a complete set of all approved improvement plans on a storage media acceptable to the City Engineer.

40. Upon completion of construction, and prior to final acceptance of the improvements by the City, the applicant shall furnish the City with reproducible record drawings of all improvement plans which were approved by the City. Each sheet shall be clearly marked "Record Drawing" and shall be stamped and signed by the engineer or surveyor certifying to the accuracy and completeness of the drawings. The applicant shall have all approved mylars previously submitted to the City, revised to reflect the as-built conditions. The applicant shall employ or retain the Engineer Of Record during the construction phase of the project so that the EOR can make site visits in support of preparing "Record Drawing".

IMPROVEMENT SECURITY AGREEMENTS

41. Prior to approval of any Final Map, the applicant shall construct all on and off-site improvements and satisfy its obligations for same or shall furnish a fully secured and executed Subdivision Improvement Agreement (“SIA”) guaranteeing the construction of such improvements and the satisfaction of its obligations for same, or shall agree to any combination thereof, as may be required by the City.

42. Any Subdivision Improvement Agreement (“SIA”) entered into by and between the applicant and the City of La Quinta, for the purpose of guaranteeing the completion of any improvements related to this Tentative Tract Map, shall comply with the provisions of LQMC Chapter 13.28 (Improvement Security).

43. Prior to constructing any off-site improvements, the applicant shall deposit securities equivalent to both a Performance and Labor & Material Bonds each valued at 100% of the cost of the off-site improvements, or as approved by the City Engineer.

44. Improvements to be made, or agreed to be made, shall include the removal of any existing structures or other obstructions which are not a part of the proposed improvements; and shall provide for the setting of the final survey monumentation.

45. When improvements are phased through a “Phasing Plan,” or an administrative approval (e.g., Site Development Permits), all off-site improvements and common on-site improvements (e.g., backbone utilities, retention basins, perimeter walls, landscaping and gates) shall be constructed, or secured, prior to the issuance of any permits in the first phase of the development, or as otherwise approved by the City Engineer. 603 CLICK HERE to Return to Agenda
Council Resolution 2023 – XXX
Conditions of Approval – Recommended
Tentative Tract Map 2021-0004
Project: La Villetta At Avenue 58
Adopted: December 19, 2023

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46. Depending on the timing of the development of this Tentative Tract Map, and the status of the off-site improvements at the time, the applicant may be required to:

A. Construct certain off-site improvements.

B. Construct additional off-site improvements, subject to the reimbursement of its costs by others.

C. Reimburse others for those improvements previously constructed that are considered to be an obligation of this Tentative Tract Map.

D. Secure the costs for future improvements that are to be made by others.

E. To agree to any combination of these actions, as the City may require.

47. If the applicant elects to utilize the secured agreement alternative, the applicant shall submit detailed construction cost estimates for all proposed on-site and off-site improvements, including an estimate for the final survey monumentation, for checking and approval by the City Engineer. Such estimates shall conform to the unit cost schedule as approved by the City Engineer.

48. Should the applicant fail to construct the improvements for the development, or fail to satisfy its obligations for the development in a timely manner, the City shall have the right to halt issuance of building permits, and/or final building inspections, withhold other approvals related to the development of the project, or call upon the surety to complete the improvements.
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Council Resolution 2023 – XXX
Conditions of Approval – Recommended
Tentative Tract Map 2021-0004
Project: La Villetta At Avenue 58
Adopted: December 19, 2023

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GRADING

49. The applicant shall comply with the provisions of LQMC Section 13.24.050 (Grading Improvements).

50. Prior to occupancy of the project site for any construction, or other purposes, the applicant shall obtain a grading permit approved by the City Engineer.

51. To obtain an approved grading permit, the applicant shall submit and obtain approval of all of the following:

8.70.010 and 13.24.170 (NPDES Stormwater Discharge Permit and Storm Management and Discharge Controls).

E. Final WQMP prepared by an appropriate professional registered in the State of California.

52. The applicant shall maintain all open graded, undeveloped land in order to prevent wind and/or water erosion of such land. All open graded, undeveloped land shall either be planted with interim landscaping, or stabilized with such other erosion control measures, as were approved in the Fugitive Dust Control Plan.

53. Grading within the perimeter setback and parkway areas shall have undulating terrain and shall conform with the requirements of LQMC Section 9.60.240(F) except as otherwise modified by this condition. The maximum slope shall not exceed 3:1 anywhere in the landscape setback area, except for the backslope (i.e., the slope at the back of the landscape lot) which shall not exceed 2:1 if fully planted with ground cover. The maximum slope in the first six (6) feet adjacent to the curb shall not exceed 4:1 when the nearest edge of sidewalk is within six feet (6’) of the curb, otherwise the maximum slope within the 605 CLICK HERE to Return to Agenda
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Conditions of Approval – Recommended
Tentative Tract Map 2021-0004
Project: La Villetta At Avenue 58
Adopted: December 19, 2023

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right of way shall not exceed 3:1. All unpaved parkway areas adjacent to the curb shall be depressed one and one-half inches (1.5") in the first eighteen inches (18") behind the curb.

54. Building pad elevations on the rough grading plan submitted for City Engineer’s approval shall conform with pad elevations shown on the tentative map, unless the pad elevations have other requirements imposed elsewhere in these Conditions of Approval, or as approved by the City Engineer.

55. The applicant shall minimize the differences in elevation between the adjoining properties and the lots within this development.

56. Prior to any site grading or regrading that will raise or lower any portion of the site by more than plus or minus half of a foot (0.5’) from the elevations shown on the approved Tentative Tract Map, the applicant shall submit the proposed grading changes to the City Engineer for a substantial conformance review.

57. Prior to the issuance of a building permit for any building lot, the applicant shall provide a lot pad certification stamped and signed by a qualified engineer or surveyor with applicable compaction tests and over excavation documentation.

DRAINAGE

58. Stormwater handling shall conform with the approved hydrology and drainage report for the La Villetta at Avenue project (TTM 37950), or as approved by the City Engineer.

Nuisance water shall be disposed of in an approved manner.

Nuisance water shall be retained onsite and disposed of via an underground percolation improvement approved by the City Engineer.

59. The applicant shall comply with the provisions of LQMC Section 13.24.120 (Drainage), Retention Basin Design Criteria, Engineering Bulletin No. 06-16 – Hydrology Report with Preliminary Hydraulic Report Criteria for Storm Drain Systems and Engineering Bulletin No. 06-015 - Underground Retention Basin Design Requirements. More specifically, stormwater falling on site during the 100-year storm shall be retained within the development, unless otherwise approved by the City Engineer. The design storm shall be the 1 hour, 3 hour, 6 hour or 24 hour event producing the greatest total run off.

60. Nuisance water shall be retained on site. Nuisance water shall be disposed of per approved methods contained in Engineering Bulletin No. 06-16 – Hydrology Report with Preliminary Hydraulic Report Criteria for Storm Drain Systems and Engineering Bulletin No. 06-015 - Underground Retention Basin Design Requirements.

61. In design of retention facilities, the maximum percolation rate shall be two inches per hour. 606 CLICK HERE to Return to Agenda
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Conditions of Approval – Recommended
Tentative Tract Map 2021-0004
Project: La Villetta At Avenue 58
Adopted: December 19, 2023

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The percolation rate will be considered to be zero unless the applicant provides site specific data indicating otherwise and as approved by the City Engineer.

62. The project shall be designed to accommodate purging and blowoff water (through underground piping and/or retention facilities) from any on-site or adjacent well sites granted or dedicated to the local water utility authority as a requirement for development of this property.

63. No fence or wall shall be constructed around any retention basin unless approved by the Planning Manager and the City Engineer.

64. For on-site above ground common retention basins, retention depth shall be according to Engineering Bulletin No. 06-16 – Hydrology Report with Preliminary Hydraulic Report Criteria for Storm Drain Systems. Side slopes shall not exceed 3:1 and shall be planted with maintenance free ground cover. Additionally, retention basin widths shall be not less than 20 feet at the bottom of the basin.

65. Stormwater may not be retained in landscaped parkways or landscaped setback lots. Only incidental storm water (precipitation which directly falls onto the setback) will be permitted to be retained in the landscape setback areas. The perimeter setback and parkway areas in the street right-of-way shall be shaped with berms and mounds, pursuant to LQMC Section 9.100.040(B)(7).

66. The design of the development shall not cause any increase in flood boundaries and levels in any area outside the development.

67. The development shall be graded to permit storm flow in excess of retention capacity to flow out of the development through a designated overflow and into the historic drainage relief route.

68. Storm drainage historically received from adjoining property shall be received and retained or passed through into the historic downstream drainage relief route.

69. The applicant shall comply with applicable provisions for post construction runoff per the City’s NPDES stormwater discharge permit, LQMC Sections 8.70.010 et seq. (Stormwater Management and Discharge Controls), and 13.24.170 (Clean Air/Clean Water); Riverside County Ordinance No. 457; and the California Regional Water Quality Control Board – Colorado River Basin (CRWQCB-CRB) Region Board Order No. R7-2013-0011.

B. The applicant shall implement the WQMP Design Standards per (CRWQCB-CRB) Region Board Order No. R7-2013-0011 utilizing BMPs approved by the City 607 CLICK HERE to Return to Agenda
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Conditions of Approval – Recommended
Tentative Tract Map 2021-0004
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C. The developer shall execute and record a Stormwater Management/BMP Facilities Agreement that provides for the perpetual maintenance and operation of stormwater BMPs.

UTILITIES

70. The applicant shall comply with the provisions of LQMC Section 13.24.110 (Utilities).

71. The applicant shall obtain the approval of the City Engineer for the location of all utility lines within any right-of-way, and all above-ground utility structures including, but not limited to, traffic signal cabinets, electric vaults, water valves, and telephone stands, to ensure optimum placement for practical and aesthetic purposes.

72. Existing overhead utility lines within, or adjacent to the proposed development, and all proposed utilities shall be installed underground.

73. The 92 KV transmission power poles and all existing utility lines attached to joint use 92 KV transmission power poles are exempt from the requirement to be placed underground.

74. Underground utilities shall be installed prior to overlying hardscape. For installation of utilities in existing improved streets, the applicant shall comply with trench restoration requirements maintained, or required by the City Engineer.

75. The applicant shall provide certified reports of all utility trench compaction for approval by the City Engineer. Additionally, grease traps and the maintenance thereof shall be located as to not conflict with access aisles/entrances.

CONSTRUCTION

76. The City will conduct final inspections of habitable buildings only when the buildings have improved street and (if required) sidewalk access to publicly maintained streets. The improvements shall include required traffic control devices, pavement markings and street name signs. If on-site streets in residential developments are initially constructed with partial pavement thickness, the applicant shall complete the pavement prior to final inspections of the last ten percent of homes within the development or when directed by the City, whichever comes first.

LANDSCAPE AND IRRIGATION

77. The applicant shall comply with LQMC Sections 13.24.130 (Landscaping Setbacks) &

13.24.140 (Landscaping Plans).

78. Landscape and irrigation plans for landscaped lots and setbacks, medians, retention basins, and parks shall be signed and stamped by a licensed landscape architect. 608 CLICK HERE to Return to Agenda
Council Resolution 2023 – XXX
Conditions of Approval – Recommended
Tentative Tract Map 2021-0004
Project: La Villetta At Avenue 58
Adopted: December 19, 2023

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79. All new and modified landscape areas shall have landscaping and permanent irrigation improvements in compliance with the City’s Water Efficient Landscape regulations contained in LQMC Section 8.13 (Water Efficient Landscape).

80. Lighting plans shall be submitted with the final landscaping plans for a recommendation to the Planning Manager for his approval. Exterior lighting shall be consistent with LQMC Section 9.100.150 (Outdoor Lighting). All freestanding lighting shall not exceed 18 feet in height and shall be fitted with a visor if deemed necessary by staff to minimize trespass of light off the property. The illuminated carports shall be included in the photometric study as part of the final lighting plan submittal.

81. All water features shall be designed to minimize “splash” and use high efficiency pumps and lighting to the satisfaction of the Community Development Director. They shall be included in the landscape plan water efficiency calculations per Municipal Code Chapter 8.13.

82. All rooftop mechanical equipment shall be completely screened from view. Utility transformers or other ground mounted mechanical equipment shall be fully screened with a screening wall or landscaping and painted to match the adjacent buildings.

83. The applicant shall submit the final landscape plans for review, processing, and approval to the Community Development Department, in accordance with the Final Landscape Plan application process. Planning Manager approval of the final landscape plans is required prior to issuance of the first building permit unless the Planning Manager determines extenuating circumstances exist which justifies an alternative processing schedule.

NOTE: Plans are not approved for construction until signed by the appropriate City official, including the Planning Manager and/or City Engineer.

84. The applicant or his agent has the responsibility for proper sight distance requirements per guidelines in the AASHTO “A Policy on Geometric Design of Highways and Streets, 5th Edition” or latest, in the design and/or installation of all landscaping and appurtenances abutting and within the private and public street right-of-way.

85. The final design of the perimeter landscaping, particularly the perimeter wall, shall be included with the Final Landscape Plan submittal.

PLANNING

86. Architectural styles shall vary throughout the site. Similar architectural styles shall not be plotted on adjacent lots or across the street from one another to the extent possible.

87. Enhanced elevations shall be used for all outside perimeter lots.

PUBLIC SERVICES

88. The applicant shall provide public transit improvements if required by SunLine Transit Agency and approved by the City Engineer.
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Council Resolution 2023 – XXX
Conditions of Approval – Recommended
Tentative Tract Map 2021-0004
Project: La Villetta At Avenue 58
Adopted: December 19, 2023

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MAINTENANCE

89. The applicant shall comply with the provisions of LQMC Section 13.24.160 (Maintenance).

90. The applicant shall make provisions for the continuous and perpetual maintenance of perimeter landscaping up to the curb, common areas, access drives, sidewalks, multi-use trail, and stormwater BMPs.

FEES AND DEPOSITS

91. The applicant shall comply with the provisions of LQMC Section 13.24.180 (Fees and Deposits). These fees include all deposits and fees required by the City for plan checking and construction inspection. Deposits and fee amounts shall be those in effect when the applicant makes application for plan check and permits. 610 CLICK HERE to Return to Agenda
Vicinity Map
ATTACHMENT 1
611 CLICK HERE to Return to Agenda
ATTACHMENT 2

FINDINGS
Environmental Assessment 2021-0006

1. The proposed project will not have the potential to degrade the quality of the environment, substantially reduce the habitat of a fish or wildlife population to drop below self-sustaining levels, threaten to eliminate a plant or animal community, reduce the number, or restrict the range of rare or endangered plants or animals or eliminate important examples of the major periods of California history or prehistory. Potential impacts can be mitigated to be less than significant levels.

2. The proposed project will not result in impacts which are individually limited or cumulatively considerable when considering planned or proposed development in the immediate vicinity. Potential impacts can be mitigated to be less than significant.

3. The proposed project will not have environmental effects that will adversely affect the human population, either directly or indirectly. Potential impacts can be mitigated to be less than significant.

General Plan Amendment 2021-0001

3. General Plan Compatibility. In the case of amendments to the general plan policy diagram, the new designation is compatible with the designations on adjacent properties. The increase in density is being used to create a residential project that is creative and will connect with surrounding residential properties to provide housing opportunities that meet the diverse needs of the City’s existing and projected population.

4. Property Suitability. In the case of amendments to the general plan policy diagram, the new designation is suitable and appropriate for the subject property, insofar as it will allow the development of single family homes on a site that is generally flat and rectangular.
612 CLICK HERE to Return to Agenda

Zone Change 2021-0001

1. The zone map change is consistent with the goals, objectives, and policies of the General Plan, as described above and contained in Exhibit C. The Zone Change would lead to a High Density Residential zoning designation, consistent with the Medium and High Density Residential General Plan land use designation, which supports 8-12 units per acre residential density and is designed to accommodate a broad range of residential land uses, including single family development.

3. The new zoning is compatible with the zoning on adjacent properties as it continues residentially zoned properties adjacent to the property and surrounding it.

The City’s General Plan policies relating to Medium/High Density Residential encourage a broad range of residential uses within the City, and the proposed use maintains those policies. The proposed project is consistent with the following Goals, Programs, and Policies:
 Goal LU-2 as the project consists of high-quality design that complements and enhances the City. The project design uses highquality Spanish, Mediterranean, and Santa Barbra styles, and utilizes varying roof lines and architectural accent, along with a complementary color palette.
 Goal LU-5 as the project provides a broad range of housing types and choices for all residents of the City. The project provides for a single family home residential project, which creates a different housing type and choice for residents within the City.
 Policy LU-5.2 in considering changes in market demand in residential product type to meet the needs of current and future residents. The project is changing from a low density residential project to a planned unit development project to respond to market demand in residential product type to provide residents with smaller lot single family subdivisions.  Goal SC-1 in that it provides a community that provides the best possible quality of life for all its residents by providing alternative housing types within La Quinta meanwhile providing a project that incorporates open space and common area with a pool for its residents, bocce ball court, tot lot, and passive open space.
 Goal H-1 in providing housing opportunities that meet the diverse needs of the City’s existing and projected population. The single-family home project of this type provides a diverse type of residential product.  Policy H-1.3 to direct new housing development to viable areas where essential public facilities can be provided and employment opportunities, educational facilities, and commercial support are available. The housing development is located in viable area where essential public facilities can be provided and employment opportunities, educational facilities, and commercial support are all available.

2. The proposed development, as conditioned, is consistent with the purpose and intent of the Medium High Density Residential zone as well as the development standards of the City’s Zoning Code and in terms of architectural style and 614 CLICK HERE to Return to Agenda
landscaping. The project satisfies the zone’s intent to provide for the development of high density neighborhoods with one and two-story single family dwellings. The project is generally consistent with the residential development standards and permitted use table, except deviations as established within the Planned Unit Development.

Tentative Tract Map 2021-0004

1. The proposed Tentative Tract Map is consistent with the land use, policies and programs of the General Plan, as it allows for development of a Medium High Density Residential project in the Medium/High Density land use designation, which supports up to 16 units per acre residential density and is designed to accommodate a broad range of residential land uses, including single family projects.
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7. The design of the subdivision or type of improvements will not conflict with easements, acquired by the public at large, for access through or use of property within the proposed subdivision.
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ATTACHMENT 3

PROJECT INFORMATION
CASE NUMBERS: GENERAL PLAN AMENDMENT 2021-0001, ZONE CHANGE 2021-0001, CONDITIONAL USE PERMIT 2021-0002
(PLANNED UNIT DEVELOPMENT), AND TENTATIVE
TRACT MAP 2021-0004
APPLICANT: ROYAL INVESTORS GROUP
REQUEST: CONSIDER A REQUEST FOR A GENERAL PLAN

AMENDMENT, ZONE CHANGE, CONDITIONAL USE
PERMIT FOR AN 80 UNIT SINGLE FAMILY RESIDENTIAL
PROJECT, AND TENTATIVE TRACT MAP 37950
LOCATION: SOUTH OF AVENUE 58 BETWEEN MADISON STREET

AND MONROE STREET
CEQA: THE LA QUINTA DESIGN AND DEVELOPMENT

DEPARTMENT HAS REVIEWED THE PROPOSED

PROJECT, HAS DETERMINED THAT ANY POTENTIALLY

SIGNIFICANT IMPACTS CAN BE MITIGATED TO A LESS

THAN SIGNIFICANT LEVEL, AND HAS PREPARED A

MITIGATED NEGATIVE DECLARATION IN ACCORDANCE
WITH THE CALIFORNIA ENVIRONMENTAL QUALITY ACT.

GENERAL PLAN
DESIGNATION: LOW DENSITY RESIDENTIAL (EXISTING)
ZONING
DESIGNATION: LOW DENSITY RESIDENTIAL (EXISTING)

SURROUNDING
ZONING/LAND USES: NORTH: LOW DENSITY RESIDENTIAL, EXISTING

RESIDENTIAL
SOUTH: LOW DENSITY RESIDENTIAL, VACANT SITE
EAST: LOW DENSITY RESIDENTIAL, VACANT SITE
WEST: LOW DENSITY RESIDENTIAL, EXISTING

RESIDENTIAL
617 CLICK HERE to Return to Agenda
CITY OF LA QUINTA TTM 37950 01 01 PARCEL 1: ALL THAT PORTION OF THE NORTHEAST QUARTER OF THE NORTHEAST QUARTER, OF SECTION 27, TOWNSHIP 6 SOUTH, RANGE 7 EAST, SAN BERNARDINO BASE AND MERIDIAN, AS SHOWN BY UNITED STATES GOVERNMENT SURVEY, DESCRIBED AS FOLLOWS: BEGINNING ON THE NORTH LINE OF SAID NORTHEAST QUARTER, AT A POINT 841.8 FEET WEST OF THE NORTHEAST CORNER THEREOF. THENCE AT A RIGHT ANGLE SOUTHERLY 651 FEET; THENCE AT A RIGHT ANGLE WESTERLY, 324 FEET; THENCE AT A RIGHT ANGLE NORTHERLY, 651 FEET TO A POINT ON THE NORTH LINE OF SAID NORTHEAST QUARTER; THENCE EASTERLY ALONG THE NORTH LINE OF SAID NORTHEAST QUARTER, 324 FEET TO THE POINT OF BEGINNING. APN: 764-180-002-2 PARCEL 2: ALL THAT PORTION OF THE NORTHEAST QUARTER OF THE NORTHEAST QUARTER OF SECTION 27, TOWNSHIP 6 SOUTH, RANGE 7 EAST, SAN BERNARDINO BASE AND MERIDIAN, IN THE CITY OF LA QUINTA, COUNTY OF RIVERSIDE, STATE OF CALIFORNIA, AS SHOWN BY UNITED STATES GOVERNMENT SURVEY, DESCRIBED AS FOLLOWS: BEGINNING ON A POINT ON THE NORTH LINE OF THE NORTHEAST QUARTER OF SAID SECTION 517.60 FEET WEST OF THE NORTHEAST CORNER OF SAID NORTHEAST QUARTER OF SECTION 27; THENCE AT A RIGHT ANGLE SOUTHERLY 651.00 FEET; THENCE AT A RIGHT ANGLE WESTERLY 324.00 FEET; THENCE AT A RIGHT ANGLE NORTHERLY 651.00 FEET TO A NORTHERLY LINE OF SAID NORTHEAST QUARTER OF SAID SECTION; THENCE EASTERLY ALONG SAID NORTHERLY LINE 324.00 FEET TO THE POINT OF BEGINNING. APN: 764-180-003-3 58TH AVENUE

MONROE ST
VAN BUREN ST TENTATIVE TRACT MAP NO. 37950 D & D ENGINEERING, INC 119 W HYDE PARK BLVD INGLEWOOD, CA 90302 ATTN: HENRIK NAZARIAN (424) 351-6800 N.T.S 764-180-002 764-180-003 EXISTING: LOW DENSITY RESIDENTIAL PROPOSED: MEDIUM/HIGH DENSITY RESIDENTIAL (4-16 UNITS/AC) EXISTING: RL PROPOSED: RMH EXISTING: VACANT LAND PROPOSED: 80 RESIDENTIAL LOTS AVERAGE LOT SIZE: 2,623 SF MINIMUM LOT SIZE: 2,310 SF RECREATION AREA: 1 LOT OPEN SPACE: 1 LOT RETENTION BASIN/OPEN SPACE: 1 LOT GROSS AREA: 8.94 AC. / 389,500 SF NET AREA: 4.79 AC. / 208,850 SF REQUIRED OPEN SPACE (30%): 1.44 AC. / 62,655 SF ON-SITE STREETS: 2.70 AC. PUBLIC STREETS: 0.76 AC. RECREATION AREA: 0.67 AC. / 29,210 SF OPEN SPACE LOT: 0.15 AC. / 6,600 SF RETENTION BASIN / OPEN SPACE: 0.63 AC. / 27,370 SF TOTAL OPEN SPACE AREA = 1.45 AC. / 63,180 SF (30.2%) >1.44 AC.

RODEO CREDIT ENTERPRISES, LLC
9595 WILSHIRE BLVD, SUITE 708
BEVERLY HILLS, CA 90212 ATTN: KRIS PINERO (818)981-3000 ELECTRIC: IMPERIAL IRRIGATION DISTRICT GAS: SOCAL GAS TELEPHONE: FRONTIER COMMUNICATIONS CABLE TV: FRONTIER COMMUNICATIONS WATER: COACHELLA VALLEY WATER DISTRICT SEWER: COACHELLA VALLEY WATER DISTRICT SCHOOL DISTRICT: COACHELLA VALLEY UNIFIED SCHOOL DISTRICT WASTE DISPOSAL: WASTE MANAGEMENT OF THE DESERT 2,215 C.Y. CUT 24,906 C.Y. FILL 23,000 C.Y. IMPORT PROPOSED SEWER MANHOLE PROPERTY LINE CENTER LINE PROPOSED V.C.P SEWER MAIN EXISTING WATER MAIN EASEMENT LINE RIGHT OF WAY BUILDING SETBACK PROPOSED A.C. PAVEMENT EXISTING MAJOR CONTOUR EXISTING MINOR CONTOUR PROPOSED WATER MAIN BACK OF WALK CROSS GUTTER PROPOSED FINISH SURFACE ELEVATION PROPOSED SURFACE SLOPE PROPOSED CONCRETE PROPOSED STORM DRAIN EXISTING SEWER MAIN PROPOSED 6' PERIMETER WALL PROPOSED FIRE HYDRANT LOCATION AN EASEMENT FOR ROADS, PIPELINES AND INCIDENTAL PURPOSES, RECORDED JUNE 6, 1957 AS BOOK 2099, PAGE 304 OF OFFICIAL RECORDS. IN FAVOR OF: RUELLA S. SCHAFER AN EASEMENT FOR PUBLIC ROAD AND INCIDENTAL PURPOSES, RECORDED IN BOOK 2454, PAGE 85 OF OFFICIAL RECORDS. IN FAVOR OF: THE COUNTY OF RIVERSIDE (THE LOCATION OF THE EASEMENT CANNOT BE DETERMINED FROM THE RECORD INFORMATION.) AN EASEMENT FOR POWER LINES AND INCIDENTAL PURPOSES, RECORDED MARCH 28, 1989 AS INSTRUMENT NO. 89-094143 OF OFFICIAL RECORDS. IN FAVOR OF:

IMPERIAL IRRIGATION DISTRICT (AFFECTS THE SOUTH 60.0 FEET OF THE NORTH

90.0 FEET AS SHOWN) PROPOSED LANDSCAPE COUNTY OF RIVERSIDE ALL THAT PORTION OF THE NORTHEAST QUARTER, OF SECTION 27, TOWNSHIP6 SOUTH, RANGE 7 EAST, SAN BERNARDINO BASE AND MERIDIAN PROPOSED MAJOR CONTOUR PROPOSED MINOR CONTOUR 119 W HYDE PARK BLVD INGLEWOOD, CA 90302 Phone: 424-351-6800 D & D ENGINEERING, INC. *FIRE HYDRANT NOTE KEEP 2' CLEARANCE FROM OBSTRUCTIONS AROUND HYDRANTS NOTE: PERIMETER WALLS TO BE EITHER DECORATIVE COLORED BLOCK OR STUCCO FINISHED, PER CITY CODE. PAINTED WROUGHT IRON FENCES AROUND THE BASIN ALONG THE STREET FACING SIDE AND INTERIOR SIDE OF THE PROJECT. MATERIAL, TYPE, AND FINISH OF ALL FUTURE INTERNAL WALLS AND FENCES MUST BE PER CITY CODE AND OBTAIN CITY APPROVAL. PROPOSED WROUGHT IRON FENCE PLAN 2 PLAN 2R
PLAN 3R
PLAN 1
PLAN 1R PLAN 1R
PLAN 3
PLAN 1
PLAN 2 PLAN 2R
PLAN 3R
PLAN 1
PLAN 1R PLAN 1R
PLAN 3
PLAN 1
PLAN 2 PLAN 2R
PLAN 3R PLAN 3
PLAN 1
PLAN 2 PLAN 2R
PLAN 3R PLAN 3
PLAN 1 PLAN 1 PLAN 1
PLAN 1
PLAN 1R
PLAN 1
PLAN 1R
PLAN 1
PLAN 1R
PLAN 1R
PLAN 1
PLAN 1R
PLAN 1
PLAN 1R
PLAN 1
PLAN 1R
PLAN 1
PLAN 1R
PLAN 1
PLAN 1R
PLAN 1
PLAN 1 PLAN 1 PLAN 1
PLAN 3R PLAN 3R
PLAN 2 PLAN 2R PLAN 2 PLAN 2R
PLAN 3 PLAN 3 PLAN 3
PLAN 2R
PLAN 2R PLAN 1
PLAN 2 PLAN 2R
PLAN 3R
PLAN 1
PLAN 1R PLAN 1R
PLAN 3
PLAN 1
PLAN 2 PLAN 2R
PLAN 3R
PLAN 1
PLAN 1R PLAN 1R
PLAN 3 PLAN 3 RECREATION BUILDING EXISTING LOT LINE EX. 33" SS EX. 18" SSEX. 18" WA EX. 33" SS EX. 18" SS EX. 18" WA ' ' ' ' ' '' ' ' ' ' ' ' ' ' ' ' ' ' ' ' ' ' ' ' ' ' ' ' ' ' ' ' ' ' ' ' ' ' ' ' ' ' ' ' ' ' ' ' ' ' ' ' ' ' ' ' ' ' ' ' ' ' ' ' ' ' ' ' ' ' ' ' ' ' ' ' ' ' ' ' ' ' ' ' ' ' ' ' ' ' ' ' ' ' ' ' ' ' ' ' ' ' ' ' ' ' ' ' ' ' ' '' ' ' ' ' ' ' ' ' ' ' ' ' ' '' ' '' ' ' ' ' ' '' ' ' '' ' '' ' ' ' ' '' ' ' ' ' ' ' ' ' ' ' ' ' ' ' ' ' ' ' ' ' ' ' ' ' ' ' ' ' ' ' ' ' ' ' ' ' ' ' ' ' ' ' ' ' ' ' ' ' ' '' ' ' ' ' ' '' ' ' ' ' ' ' ' ' ' ' ' ' ' ' ' ' ' ' ' ' ' ' ' ' ' ' ' '' ' ' ' ' ' '' ' '' ' ' ' ' ' ' ' ' ' '' ' ' ' ' EXISTING LOT LINE ' ' ' ' ' ' STREET SECTION A-A PROPOSED PRIVATE DRIVE AND FIRE LANE NO SCALE STREET SECTION B-B AVENUE 58 NO SCALE SECTION C-C WEST BOUNDARY NO SCALE SECTION D-D SOUTH BOUNDARY NO SCALE SECTION E-E EAST BOUNDARY NO SCALE Parcel Table Parcel # 12345678910111213141516171819202122232425262728293031323334353637383940414243 Area 2480 SF 2772 SF 2604 SF 2478 SF 2478 SF 2772 SF 2604 SF 2604 SF 2772 SF 2478 SF 2478 SF 2772 SF 2677 SF 4623 SF 2400 SF 2400 SF 2400 SF 2400 SF 2400 SF 2400 SF 2400 SF 2400 SF 2400 SF 2400 SF 2400 SF 2400 SF 3200 SF 3300 SF 2640 SF 2480 SF 2310 SF 2310 SF 2640 SF 2480 SF 2480 SF 2480 SF 2480 SF 2640 SF 2310 SF 2310 SF 2640 SF 2480 SF 2460 SF Parcel Table Parcel # 44454647484950515253545556575859606162636465666768697071727374757677787980 Area 2320 SF 2320 SF 2436 SF 2320 SF 2320 SF 2320 SF 2480 SF 2480 SF 2640 SF 2640 SF 2604 SF 2310 SF 2310 SF 2310 SF 2310 SF 2604 SF 2640 SF 2640 SF 2480 SF 2480 SF 2480 SF 2480 SF 2640 SF 2640 SF 2604 SF 2310 SF 2310 SF 2310 SF 2310 SF 2583 SF 2640 SF 2640 SF 2480 SF 2459 SF 4883 SF 4204 SF 4883 SF ATTACHMENT 4 618
CLICK HERE to Return to Agenda
06/20/2023
RODEO CREDIT ENTERPRISES, LLC.

ATTACHMENT 5
619 CLICK HERE to Return to Agenda
ARCHITECT:

KEVIN L. CROOK ARCHITECT, INC.
1360 REYNOLDS AVE. SUITE 110
IRVINE, CA 92614
CONTACT: JEFF ADDISON
BUSINESS: (949) 660-1587
WWW.KLCARCH.COM
DEVELOPER:

RCE, LLC (RODEO CREDIT ENTERPRISES, LLC)
9595 WILSHIRE BLVD, SUITE 708
BEVERLY HILLS, CA 90212
CONTACT: KRIS PINERO
BUSINESS: (661) 621-8912
A-1
A-2
A-3
A-4
A-5
A-6
A-7
A-8
A-9
A-10
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A-12
A-13
A-14
A-15
A-16
A-17
A-18
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A-20
A-21
A-22
A-23
A-24
A-25
A-26
A-27

TYPICAL CLUSTER
PLAN 1 - FLOOR PLAN
PLAN 1A - SPANISH ELEVATIONS
PLAN 1A - SPANISH ENHANCED ELEVATIONS
PLAN 1B - SANTA BARBARA ELEVATIONS
PLAN 1B - SANTA BARBARA ENHANCED ELEVATIONS
PLAN 1 - ROOF PLANS
PLAN 2 - FLOOR PLAN
PLAN 2A - SPANISH ELEVATIONS
PLAN 2A - SPANISH ENHANCED ELEVATIONS
PLAN 2B - SANTA BARBARA ELEVATIONS
PLAN 2B - SANTA BARBARA ENHANCED ELEVATIONS
PLAN 2C - MEDITERRANEAN ELEVATIONS
PLAN 2C - MEDITERRANEAN ENHANCED ELEVATIONS
PLAN 2 - ROOF PLANS
PLAN 3 - FLOOR PLAN
PLAN 3A - SPANISH ELEVATIONS
PLAN 3A - SPANISH ENHANCED ELEVATIONS
PLAN 3C - MEDITERRANEAN ELEVATIONS
PLAN 3C - MEDITERRANEAN ENHANCED ELEVATIONS
PLAN 3 - ROOF PLANS
PLAN 3X - FLOOR PLAN
PLAN 3XA - SPANISH ELEVATIONS
PLAN 3XA - SPANISH ENHANCED ELEVATIONS
PLAN 3XC - MEDITERRANEAN ELEVATIONS
PLAN 3XC - MEDITERRANEAN ENHANCED ELEVATIONS
PLAN 3X - ROOF PLANS
#22014
06/20/2023
PLAN 4 - FLOOR PLAN
PLAN 4B - SANTA BARBARA ELEVATIONS
PLAN 4C - MEDITERRANEAN ELEVATIONS
PLAN 4 - ROOF PLANS

WRITTEN COLOR SCHEMES
CO LO R B OA R DS - “A” S PA N I S H
COLOR BOARDS - “B” SANTA BARBARA
COLOR BOARDS - “C” MEDITERRANEAN

RECREATION CENTER - FLOOR PLAN

RECREATION CENTER - ELEVATIONS

RECREATION CENTER - ROOF PLAN

RECREATION CENTER - EXTERIOR COLOR SCHEME

RECREATION CENTER - EXTERIOR COLOR BOARD
A-28
A-29
A-30
A-31
A-32
A-33
A-34
A-35
A-36
A-37
A-38
A-39
A-40
LA VILLETTA AT AVENUE 58

LA QUINTA, CA
620 CLICK HERE to Return to Agenda
#22014
06/20/2023
A-1
LA VILLETTA AT AVENUE 58

LA QUINTA, CA
RODEO CREDIT ENTERPRISES, LLC.
621 CLICK HERE to Return to Agenda

AREA TABULATION

UNCONDITIONED SPACE

CONDITIONED SPACE
TOTAL CONDITIONED + UNCONDITIONED SPACE = 2,129 SQ FT

ABBREVIATIONS
U.N.O - UNLESS NOTED OTHERWISE
M. BEDRM.
16'-4"x14'-6"
LINEN
BEDRM. 2
10'-0"x10'-3"
BEDRM. 3
10'-0"x11'-1"
W.I.C.
17'-3" L.F.

TECH
BATH 2
HALL
LAU.

M. BATH
W.I.C.
25'-0"
46'-0"
9'-2"x13'-1"
14'-4"x13'-6"
GARAGE
20'-1"x20'-9"
ENTRY
PWDR.

DINING
11'-8"x11'-3"
LIVING RM.

KITCHEN
COATS

INVESTOR GROUP
JOB #: 22014
Kevin L. Crook
Inc
klcarch.com
Architect
PLANNING + ARCHITECTURE
ROYAL

SECOND FLOOR PLAN FIRST FLOOR PLAN
0 2 4 8
#22014
06/20/2023
A-2
LA VILLETTA AT AVENUE 58

LA QUINTA, CA
RODEO CREDIT ENTERPRISES, LLC.
622 CLICK HERE to Return to Agenda
#22014
06/20/2023
A-3
LA VILLETTA AT AVENUE 58

LA QUINTA, CA
RODEO CREDIT ENTERPRISES, LLC.
623 CLICK HERE to Return to Agenda
#22014
06/20/2023
A-4
LA VILLETTA AT AVENUE 58

LA QUINTA, CA
RODEO CREDIT ENTERPRISES, LLC.
624 CLICK HERE to Return to Agenda
#22014
06/20/2023
A-5
LA VILLETTA AT AVENUE 58

LA QUINTA, CA
RODEO CREDIT ENTERPRISES, LLC.
625 CLICK HERE to Return to Agenda
#22014
06/20/2023
A-6
LA VILLETTA AT AVENUE 58

LA QUINTA, CA
RODEO CREDIT ENTERPRISES, LLC.
626 CLICK HERE to Return to Agenda
1'-0"
EAVE
TIGHT
RAKE
1'-0"
EAVE1'-0" RAKE

INVESTOR GROUP
JOB #: 22014
Kevin L. Crook
Inc
klcarch.com
Architect
PLANNING + ARCHITECTURE
ROYAL
0 2 4 8
#22014
06/20/2023
A-7
LA VILLETTA AT AVENUE 58

LA QUINTA, CA
RODEO CREDIT ENTERPRISES, LLC.
627 CLICK HERE to Return to Agenda

AREA TABULATION

UNCONDITIONED SPACE

CONDITIONED SPACE
M. BEDRM.

LINEN
BEDRM. 2
BEDRM. 3
W.I.C.
15'-9" L.F.

TECH
BATH 2
HALL
LAU.

M. BATH
14'-2"x16'-7"
10'-3"x12'-11"
14'-5"x10'-0"
W.I.C.
7'-9" L.F.

W.I.C.
7'-7" L.F.

OPEN TO
BELOW
42'-6"
29'-6"
ENTRY
PWDR.

LIVING RM.

KITCHEN
20'-1"x20'-1"
14'-2"x9'-6"
15'-2"x15'-1"
GARAGE
14'-2" x11'-11"
DINING
COAT

INVESTOR GROUP
JOB #: 22014
Kevin L. Crook
Inc
klcarch.com
Architect
PLANNING + ARCHITECTURE
ROYAL

SECOND FLOOR PLAN FIRST FLOOR PLAN
0 2 4 8
#22014
06/20/2023
A-8
LA VILLETTA AT AVENUE 58

LA QUINTA, CA
RODEO CREDIT ENTERPRISES, LLC.
628 CLICK HERE to Return to Agenda
#22014
06/20/2023
A-9
LA VILLETTA AT AVENUE 58

LA QUINTA, CA
RODEO CREDIT ENTERPRISES, LLC.
629 CLICK HERE to Return to Agenda
#22014
06/20/2023
A-10
LA VILLETTA AT AVENUE 58

LA QUINTA, CA
RODEO CREDIT ENTERPRISES, LLC.
630 CLICK HERE to Return to Agenda
#22014
06/20/2023
A-11
LA VILLETTA AT AVENUE 58

LA QUINTA, CA
RODEO CREDIT ENTERPRISES, LLC.
631 CLICK HERE to Return to Agenda
#22014
06/20/2023
A-12
LA VILLETTA AT AVENUE 58

LA QUINTA, CA
RODEO CREDIT ENTERPRISES, LLC.
632 CLICK HERE to Return to Agenda
#22014
06/20/2023
A-13
LA VILLETTA AT AVENUE 58

LA QUINTA, CA
RODEO CREDIT ENTERPRISES, LLC.
633 CLICK HERE to Return to Agenda
#22014
06/20/2023
A-14
LA VILLETTA AT AVENUE 58

LA QUINTA, CA
RODEO CREDIT ENTERPRISES, LLC.
634 CLICK HERE to Return to Agenda
1'-0"

EAVE TIGHT
RAKE
1'-0"
EAVE1'-0" RAKE
1'-0"
EAVE

INVESTOR GROUP
JOB #: 22014
Kevin L. Crook
Inc
klcarch.com
Architect
PLANNING + ARCHITECTURE
ROYAL
0 2 4 8
#22014
06/20/2023
A-15
LA VILLETTA AT AVENUE 58

LA QUINTA, CA
RODEO CREDIT ENTERPRISES, LLC.
635 CLICK HERE to Return to Agenda

AREA TABULATION

UNCONDITIONED SPACE

CONDITIONED SPACE
TOTAL CONDITIONED + UNCONDITIONED SPACE = 2,610 SQ FT

ABBREVIATIONS
U.N.O - UNLESS NOTED OTHERWISE
M. BEDRM.

LINEN
BEDRM. 2 BEDRM. 3
W.I.C.
27'-2" L.F.

BATH 2
HALL
LAU.

M. BATH
15'-1"x14'-1"
11'-7"x10'-1"
11'-2"x10'-1"
10'-4"x10'-0"
LINEN
BEDRM. 4
24'-0"
61'-0"

ENTRY PORCH
BATH 3
DINING
LIVING RM.

KITCHEN
GARAGE
20'-5"x20'-1"
17'-0"x9'-6"
12'-8"x14'-2"
10'-9"x12'-2"
DEN/ OPT.

OFFICE
9'-8"x12'-5"

STORAGE
COAT

INVESTOR GROUP
JOB #: 22014
Kevin L. Crook
Inc
klcarch.com
Architect
PLANNING + ARCHITECTURE
ROYAL

SECOND FLOOR PLAN FIRST FLOOR PLAN
0 2 4 8
#22014
06/20/2023
A-16
LA VILLETTA AT AVENUE 58

LA QUINTA, CA
RODEO CREDIT ENTERPRISES, LLC.
636 CLICK HERE to Return to Agenda
#22014
06/20/2023
A-17
LA VILLETTA AT AVENUE 58

LA QUINTA, CA
RODEO CREDIT ENTERPRISES, LLC.
637 CLICK HERE to Return to Agenda
#22014
06/20/2023
A-18
LA VILLETTA AT AVENUE 58

LA QUINTA, CA
RODEO CREDIT ENTERPRISES, LLC.
638 CLICK HERE to Return to Agenda
#22014
06/20/2023
A-19
LA VILLETTA AT AVENUE 58

LA QUINTA, CA
RODEO CREDIT ENTERPRISES, LLC.
639 CLICK HERE to Return to Agenda
#22014
06/20/2023
A-20
LA VILLETTA AT AVENUE 58

LA QUINTA, CA
RODEO CREDIT ENTERPRISES, LLC.
640 CLICK HERE to Return to Agenda
1'-0"
RAKE1'-0" EAVE
1'-0"
EAVE

INVESTOR GROUP
JOB #: 22014
Kevin L. Crook
Inc
klcarch.com
Architect
PLANNING + ARCHITECTURE
ROYAL
0 2 4 8
#22014
06/20/2023
A-21
LA VILLETTA AT AVENUE 58

LA QUINTA, CA
RODEO CREDIT ENTERPRISES, LLC.
641 CLICK HERE to Return to Agenda
M. BEDRM.

LINEN
BEDRM. 2 BEDRM. 3
W.I.C.
27'-2" L.F.

BATH 2
LAU.

M. BATH
15'-1"x14'-1"
11'-7"x10'-1"
11'-2"x10'-1"
10'-4"x10'-0"
LINEN
BEDRM. 4
HALL
24'-0"
61'-0"

ENTRY PORCH
BATH 3
DINING
LIVING RM.

KITCHEN
GARAGE
20'-5"x20'-1"
17'-0"x9'-6"
12'-8"x14'-2"
10'-9"x12'-2"
DEN/ OPT.

OFFICE
9'-8"x12'-5"

STORAGE
COAT

INVESTOR GROUP
JOB #: 22014
Kevin L. Crook
Inc
klcarch.com
Architect
PLANNING + ARCHITECTURE
ROYAL

SECOND FLOOR PLAN FIRST FLOOR PLAN
0 2 4 8
#22014
06/20/2023
A-22
LA VILLETTA AT AVENUE 58

LA QUINTA, CA
RODEO CREDIT ENTERPRISES, LLC.
642 CLICK HERE to Return to Agenda
#22014
06/20/2023
A-23
LA VILLETTA AT AVENUE 58

LA QUINTA, CA
RODEO CREDIT ENTERPRISES, LLC.
643 CLICK HERE to Return to Agenda
#22014
06/20/2023
A-24
LA VILLETTA AT AVENUE 58

LA QUINTA, CA
RODEO CREDIT ENTERPRISES, LLC.
644 CLICK HERE to Return to Agenda
#22014
06/20/2023
A-25
LA VILLETTA AT AVENUE 58

LA QUINTA, CA
RODEO CREDIT ENTERPRISES, LLC.
645 CLICK HERE to Return to Agenda
#22014
06/20/2023
A-26
LA VILLETTA AT AVENUE 58

LA QUINTA, CA
RODEO CREDIT ENTERPRISES, LLC.
646 CLICK HERE to Return to Agenda
1'-0"
RAKE1'-0" EAVE
1'-0"
EAVE

INVESTOR GROUP
JOB #: 22014
Kevin L. Crook
Inc
klcarch.com
Architect
PLANNING + ARCHITECTURE
ROYAL
0 2 4 8
#22014
06/20/2023
A-27
LA VILLETTA AT AVENUE 58

LA QUINTA, CA
RODEO CREDIT ENTERPRISES, LLC.
647 CLICK HERE to Return to Agenda
PORCH
ENTRY
HALL
BATH 2
LAU.

LINEN
M. BATH
COATS
W.I.C.

KITCHEN
PANTRY
15'-2" x 13'-8"
M. BEDRM.
10'-1" x 10'-1"
BEDRM. 2
10'-2" x 10'-6"
BEDRM. 3
20'-2" x 20'-2"
GARAGE
13'-1" x 11'-0"
DINING
13'-6" x 14'-3"
LIVING RM.
10'-1" x 12'-8"
DEN
49'-0"
50'-0"

AREA TABULATION

UNCONDITIONED SPACE

CONDITIONED SPACE

INVESTOR GROUP
JOB #: 22014
Kevin L. Crook
Inc
klcarch.com
Architect
PLANNING + ARCHITECTURE
ROYAL

FLOOR PLAN
0 2 4 8
#22014
06/20/2023
A-28
LA VILLETTA AT AVENUE 58

LA QUINTA, CA
RODEO CREDIT ENTERPRISES, LLC.
648 CLICK HERE to Return to Agenda
#22014
06/20/2023
A-29
LA VILLETTA AT AVENUE 58

LA QUINTA, CA
RODEO CREDIT ENTERPRISES, LLC.
649 CLICK HERE to Return to Agenda
#22014
06/20/2023
A-30
LA VILLETTA AT AVENUE 58

LA QUINTA, CA
RODEO CREDIT ENTERPRISES, LLC.
650 CLICK HERE to Return to Agenda
1'-0"

EAVE TIGHT
RAKE
1'-0"
EAVE

INVESTOR GROUP
JOB #: 22014
Kevin L. Crook
Inc
klcarch.com
Architect
PLANNING + ARCHITECTURE
ROYAL
0 2 4 8
#22014
06/20/2023
A-31
LA VILLETTA AT AVENUE 58

LA QUINTA, CA
RODEO CREDIT ENTERPRISES, LLC.
651 CLICK HERE to Return to Agenda

WRITTEN COLOR SCHEMES
JOB # 22014
CREATED 5/5/2022
"A" ELEVATIONS
SCHEME 1 SCHEME 2 SCHEME 3
STUCCO 1503 1585 1502
STUCCO PAINT MATCH*** SW7028 INCREDIBLE WHITE SW6386 NAPERY SW7571 CASA BLANCA

FASCIA /

GARAGE DOOR
SW6047

HOT COCOA
SW6102

PORTABELLO
SW6089

GROUNDED
TRIM
SW9173

SHIITAKE
SW9102
QUINOA
SW9101
TRES NATURALE STUCCO: OMEGA

FRONT DOOR /

SHUTTERS
SW6034

ARRESTING AUBURN
SW7604

SMOKY BLUE
SW7745
MUDDLED BASIL PAINT:

SHERWIN

WILLIAMS

GABLE DETAIL
SW6061

TANBARK
SW6061

TANBARK
SW6061
TANBARK ROOF: EAGLE

WROUGHT IRON
SW6990
CAVIAR
SW6990
CAVIAR
SW6990
CAVIAR
ROOF: "S" TILE

CAPISTRANO
SMC 8403

SANTA BARBARA BLD
SMC 8403

SANTA BARBARA BLD
"B" ELEVATIONS
SCHEME 4 SCHEME 5 SCHEME 6
STUCCO 1572 1626 1627
STUCCO PAINT MATCH*** RGB 255/255/255 SW7001 MARSHMALLOW SW7038 TONY TAUPE FASCIA
SW6074

SPALDING GRAY
SW2806

RKWD BROWN
SW7040

SMOKEHOUSE
TRIM
SW7634

PEDIMENT
SW6665

GARDENIA
SW7512

PAVILION BEIGE

GARAGE DOOR /

FRONT DOOR
SW6075

GARRET GRAY
SW2808

RKWD DARK BROWN
SW7041

VAN DYKE BROWN

SHUTTERS
SW9125

OLIVIA OSCURO
SW6214

UNDERSEAS
SW2846

RYCRT BRNZ GREEN
ROOF: "S" TILE

CAPISTRANO
3773

WALNUT CREEK
3773

WALNUT CREEK
"C" ELEVATIONS
SCHEME 7 SCHEME 8 SCHEME 9
STUCCO 27 1553 1551
STUCCO PAINT MATCH*** SW6120 BELIEVABLE BUFF SW7506 LOGGIA SW7521 DORMER BROWN

FASCIA / TRIM
SW7033

BRAINSTORM BRONZE
SW7514

FOOTHILLS
SW9090

CARAIBE

GARAGE DOOR /

FRONT DOOR /

SHUTTERS
SW7032

WARM STONE
SW6075

GARRET GRAY
SW9091

HALF CAFF
ROOF: "S" TILE

CAPISTRANO
SCC8806

TUCSON BLEND
SCC8806

TUCSON BLEND
ALL FLASHING, GUTTERS, DOWNSPOUTS ETC. TO BE PAINTED TO MATCH ADJACENT SURFACE. ALL PAINT BREAKS TO BE CUT AT INSIDE CORNERS. ** FOR PHOTOSHOP & RENDERING PURPOSES ONLY, DO NOT USE IN THE FIELD TODAS LAS TAPAJUNTAS, CAñALERAS, CAñALONES, ETC.SERAN PINTADOS PARA IGUALAR A LA SUPERFICIE DE JUNTO

TODAS LAS RESTAURAS DE PINTURA SE CORTARAN EN LAS ESQUINAS INTERIORES **SOLO PARA FINES DE PHOTOSHOP Y REPRESENTACIONES, NO USAR EN EL CAMPO AVENUE 58

LA QUINTA, CA

SPANISH

SANTA BARBARA

MEDITERRANEAN

ROYAL INVESTORS GROUP
#22014
06/20/2023
A-32
LA VILLETTA AT AVENUE 58

LA QUINTA, CA
RODEO CREDIT ENTERPRISES, LLC.
652 CLICK HERE to Return to Agenda

COLOR BOARDS - SPANISH
AVENUE 58
LA QUINTA, CA MAY 5, 2022
#22014

SPANISH

ROYAL INVESTORS GROUP
SCHEME #1

STUCCO BODY
ROOF
TRIM

FASCIA /

GARAGE DOOR

FRONT DOOR /

SHUTTERS

GABLE END DETAIL

WROUGHT IRON
AVENUE 58
LA QUINTA, CA MAY 5, 2022
#22014

SPANISH

ROYAL INVESTORS GROUP
SCHEME #2

STUCCO BODY
ROOF
TRIM

FRONT DOOR /

SHUTTERS

GABLE END DETAIL

WROUGHT IRON

FASCIA /

GARAGE DOOR
AVENUE 58
LA QUINTA, CA MAY 5, 2022
#22014

SPANISH

ROYAL INVESTORS GROUP
SCHEME #3

STUCCO BODY
ROOF
TRIM

FRONT DOOR /

SHUTTERS

GABLE END DETAIL

WROUGHT IRON

FASCIA /

GARAGE DOOR
#22014
06/20/2023
A-33
LA VILLETTA AT AVENUE 58

LA QUINTA, CA
RODEO CREDIT ENTERPRISES, LLC.
653 CLICK HERE to Return to Agenda

C O L O R B O A R D S - S A N T A B A R B A R A
AVENUE 58
LA QUINTA, CA MAY 5, 2022
#22014

SANTA BARBARA

ROYAL INVESTORS GROUP
SCHEME #4

STUCCO BODY
ROOF
TRIM
FASCIA

GARAGE DOOR /

FRONT DOOR

SHUTTERS
AVENUE 58
LA QUINTA, CA MAY 5, 2022
#22014

SANTA BARBARA

ROYAL INVESTORS GROUP
SCHEME #5

STUCCO BODY
ROOF
TRIM
FASCIA

GARAGE DOOR /

FRONT DOOR

SHUTTERS
AVENUE 58
LA QUINTA, CA MAY 5, 2022
#22014

SANTA BARBARA

ROYAL INVESTORS GROUP
SCHEME #6

STUCCO BODY
ROOF
TRIM
FASCIA

GARAGE DOOR /

FRONT DOOR

SHUTTERS
#22014
06/20/2023
A-34
LA VILLETTA AT AVENUE 58

LA QUINTA, CA
RODEO CREDIT ENTERPRISES, LLC.
654 CLICK HERE to Return to Agenda
AVENUE 58
LA QUINTA, CA MAY 5, 2022
#22014

MEDITERRANEAN

ROYAL INVESTORS GROUP
SCHEME #7

STUCCO BODY
ROOF

FASCIA / TRIM

GARAGE DOOR /

FRONT DOOR /

SHUTTERS
AVENUE 58
LA QUINTA, CA MAY 5, 2022
#22014

MEDITERRANEAN

ROYAL INVESTORS GROUP
SCHEME #8

STUCCO BODY
ROOF

FASCIA / TRIM

GARAGE DOOR /

FRONT DOOR /

SHUTTERS
AVENUE 58
LA QUINTA, CA MAY 5, 2022
#22014

MEDITERRANEAN

ROYAL INVESTORS GROUP
SCHEME #9

STUCCO BODY
ROOF

FASCIA / TRIM

GARAGE DOOR /

FRONT DOOR /

SHUTTERS

COLOR BOARDS - MEDITERRANEAN
#22014
06/20/2023
A-35
LA VILLETTA AT AVENUE 58

LA QUINTA, CA
RODEO CREDIT ENTERPRISES, LLC.
655 CLICK HERE to Return to Agenda
12'-2" x 14'-8"
MEN'S

RESTROOM
13'-2" x 14'-8"

WOMEN'S

RESTROOM
18'-1" x 11'-2"

STORAGE
13'-2" x 23'-3"
POOL EQUIPMENT 33'-10"x 21'-1"
GREAT RM.
10'-0" x 21'-1"

CATERNG

KITCHEN
35'-4" x 6'-6"
PATIO
8'-0" x 6'-10"

JANITOR
85'-0"
6'-6" 22'-0"
28'-6"

URINALS

TOTAL REQUIRED

PLUMBING FIXTURES PROVIDED

WATER CLOSETS LAVATORIES

MEN'S RESTROOM

WOMEN'S RESTROOM

SWIMING POOL -PLUMBING FIXTURES REQUIRED
WATER

SURFACE AREA
TOTAL
SQ. FT. 1 PER 15 SQ. FT. OF WATER SURFACE

TOTAL MALE FEMALE

BATHERS WATER CLOSETS MALE FEMALE
1/75 1/60

URINALS MALE
1/75
LAVATORIES 1/80

TOTAL MALE FEMALE

SHOWERS
1/50

WATER CLOSETS

MALE FEMALE

LAVATORIES

MALE FEMALE

TOTAL REQUIRED
MALE

URINALS

ROOM AREA OCCUPANTS

TOTAL MALE FEMALE
RATIO

OCCUPANT
SQ. FT.

WATER CLOSETS

MALE FEMALE

LAVATORIES

MALE FEMALE

PLUMBING FIXTURES REQUIRED
TOTAL

OCCUPANCY

GROUP MALE

URINALS

AREA TABULATION

UNCONDITIONED SPACE

CONDITIONED SPACE
ROOM

AREA OCCUPANTS
TOTAL
RATIO

OCCUPANT
SQ. FT.

ALLOWANCES PER OCCUPANT

OCCUPANCY

GROUP TOTAL
EXITS

REQUIRED
EXITS

PROVIDED
PANIC

HARDWARE

MAXIMUM FLOOR AREA

INVESTORS GROUP
JOB #: 22014
Kevin L. Crook
Inc
klcarch.com
Architect
PLANNING + ARCHITECTURE
ROYAL

FLOOR PLAN
0 2 4 8
#22014
06/20/2023
A-36
LA VILLETTA AT AVENUE 58

LA QUINTA, CA
RODEO CREDIT ENTERPRISES, LLC.
656 CLICK HERE to Return to Agenda
#22014
06/20/2023
A-37
LA VILLETTA AT AVENUE 58

LA QUINTA, CA
RODEO CREDIT ENTERPRISES, LLC.
657 CLICK HERE to Return to Agenda

INVESTORS GROUP
JOB #: 22014
Kevin L. Crook
Inc
klcarch.com
Architect
PLANNING + ARCHITECTURE
ROYAL

ROOF PLAN
0 2 4 8
#22014
06/20/2023
A-38
LA VILLETTA AT AVENUE 58

LA QUINTA, CA
RODEO CREDIT ENTERPRISES, LLC.
658 CLICK HERE to Return to Agenda

EXTERIOR COLOR SCHEME
PROJECT #22014
CREATED 5/16/2022
STUCO 1502
STUCCO PAINT MATCH*** SW7571 CASA BLANCA STUCCO: OMEGA
FASCIA
SW6089
GROUNDED PAINT: SHERWIN WILLIAMS
TRIM
SW9101
TRES NATURALE ROOF: EAGLE

ALL DOORS
SW7745

MUDDLED BASIL

TILE AT
SHOWERS:

DALTILE
ROOF: "S" TILE

CAPISTRANO
SMC 8403

SANTA BARBARA BLEND ROYAL INVESTORS GROUP

TILE AT SHOWERS

KEYSTONES ARCTIC WHITE
D617
2" x 1" BRICK JOINT
ALL FLASHING, GUTTERS, DOWNSPOUTS ETC. TO BE PAINTED TO MATCH ADJACENT SURFACE.

ALL PAINT BREAKS TO BE CUT AT INSIDE CORNERS.
** FOR PHOTOSHOP & RENDERING PURPOSES ONLY, DO NOT USE IN THE FIELD TODAS LAS TAPAJUNTAS, CAñALERAS, CAñALONES, ETC.SERAN PINTADOS PARA IGUALAR A LA SUPERFICIE DE JUNTO

TODAS LAS RESTAURAS DE PINTURA SE CORTARAN EN LAS ESQUINAS INTERIORES **SOLO PARA FINES DE PHOTOSHOP Y REPRESENTACIONES, NO USAR EN EL CAMPO AVENUE 58

RECREATION CENTER

LA QUINTA, CA

EXTERIOR COLOR SCHEME
#22014
06/20/2023
A-39
LA VILLETTA AT AVENUE 58

LA QUINTA, CA
RODEO CREDIT ENTERPRISES, LLC.
659 CLICK HERE to Return to Agenda
AVENUE 58 RECREATION CENTER
MAY 16, 2022 LA QUINTA, CA
JOB # 22014

EXTERIOR COLOR BOARD ALL DOORS TRIM

STUCCO BODY
ROOF
FASCIA

TILE AT SHOWERS

E X T E R I O R C O L O R B O A R D
#22014
06/20/2023
A-40
LA VILLETTA AT AVENUE 58

LA QUINTA, CA
RODEO CREDIT ENTERPRISES, LLC.
660 CLICK HERE to Return to Agenda

La Quinta City CouncilDecember 19, 2023

La Quinta City Council
December 19, 2023