Building, Relocatable. "Relocatable building" means a building which is not placed on a permanent foundation and is designed to be movable from one (1) location to another without the need for a special permit such as that required to move a conventional house. Relocatable buildings include, but are not limited to, mobilehomes, construction trailers, and modular buildings. "Building site" means a parcel or contiguous parcels of land established in compliance with the development standards for the applicable zoning district and the city's subdivision code.
"Building site area" means the horizontal area within a building site expressed in square feet, acres or other area measurement.
Building Site Coverage. See "Lot coverage."
Building Site, Panhandle or Flag. See "Lot" definitions.
Building Site, Through. "Through building site" means a building site having frontage on two (2) parallel or approximately parallel streets. See "Through lot." Business Park. See "Industrial park."
"CEQA" means the California Environmental Quality Act.
"Caretaker" means a person who lives on the premises for the purposes of managing, operating, maintaining or guarding the principal use or uses permitted on the premises.
"Caretaker residence" means a residential unit not exceeding one thousand (1,000) square feet, which is not the principal use on the property, to be occupied by a caretaker or watchman who is responsible for the security of the principal use of the property.
"Carport" means a roofed structure or a portion of a building which is open on two (2) or more sides for the parking of automobiles belonging to the occupants of the property.
"Cattery" means any building, structure, enclosure or premises within which five (5) or more cats are kept or maintained primarily for financial profit for the purpose of boarding, breeding, training, marketing, hire or any other similar purpose.
"Cellar" means a nonhabitable building level which: (1) has more than one-half (½) of its height below the adjoining finish grade at all points; and (2) has a floor area no more than one-half (½) that of the floor immediately above. A cellar is not counted as a building story.
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"Certificate of occupancy" or "certificate of use and occupancy" means a permit issued by the city prior to occupancy of a structure or the establishment of a land use to assure that the structure or parcel is ready for occupancy or use and that all ordinance requirements and project conditions of approval are fulfilled.
"Child day care center" or "preschool" means a child day care facility operated by a person, corporation or association used primarily for the provision of daytime care, training or education of children at any location other than their normal place of residence. The maximum number of children accommodated is determined by state licensing provisions and city use permit conditions. "Child day care facility" means, consistent with Section 1596.750 of the State Health and Safety Code, a facility which provides nonmedical care to children under eighteen (18) years of age in need of personal services, supervision, or assistance essential for sustaining the activities of daily living or for the protection of the individual on less than a twenty-four (24)-hour basis. Child day care facility includes both child day care centers and child day care homes. "Child day care home" or "family day care home" means, consistent with Section 1596.78 of the State Health and Safety Code:
1."Family day care home" means a home that regularly provides care, protection, and supervision for fourteen (14) or fewer children, in the provider's own home, for periods of less than twenty-four (24) hours per day, while the parents or guardians are away, and is either a large family day care home or a small family day care home.
2."Large family day care home" means a home that provides family day care for seven (7) to fourteen (14) children, inclusive, including children under the age of ten (10) years who reside at the home.
3."Small family day care home" means a home that provides family day care for eight (8) or fewer children, including children under the age of ten (10) years who reside at the home.
"City" means the city of La Quinta.
"City council" means the city council of the city of La Quinta. "Cleaning plant" or "laundry plant" means a central processing facility for dry cleaning or laundering of clothing and fabrics collected from and returned to patrons and dry cleaning and laundry agencies.
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Clinic, Medical. "Medical clinic" means an organization of medical doctors providing physical or mental health service and medical or surgical care of the sick or injured, but not including inpatient or overnight care. "Club" means an association of persons for some common purpose, but not including organizations which provide goods or services and which are customarily carried on as businesses.
"Code" means this zoning code unless another code, ordinance or law is specified.
"Commercial" means operated or conducted on a frequent basis for the purpose of financial gain.
"Commercial filming" means the production of still or moving pictures on public property.
Commercial Center. See "Shopping center."
"Commercial recreation" means any use or activity where the primary intent is to provide amusement, pleasure or sport but which is operated for financial gain. It includes establishments where food and beverages are sold as a secondary or ancillary use, but does not include restaurants, nightclubs and cocktail lounges.
"Commercial stable" means any facility specifically designed or used for the stabling of equine animals not owned by the residents of the subject property, for purposes such as on-site breeding, boarding, training, riding or other recreational use as a commercial service to the owners of said animals. "Commercial vehicle" means a vehicle customarily used as part of a business for the transportation of goods or people.
"Commission" means the planning commission of the city unless another commission is indicated.
"Common interest development" bears the same meaning as defined in Section 1351 4100 of the California Civil Code (or successor provision). "Community apartment project" means a project in which an undivided interest in the land is coupled with the right of exclusive occupancy of any apartment located thereon.
"Community auction and sales yard" means a facility which periodically holds auctions of farm equipment, fixtures and other related materials in an enclosed building.
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Community Care Facility. See "Residential care facility." "Community center" means a non-commercial use established for the benefit and service of the population of the community in which it is located, including senior centers.
Conditional Use Permit. See "Use permit."
"Condominium" means, consistent with Section 1351 4125 of the State California Civil Code (or successor provision), an undivided interest in common in a portion of real property coupled with a separate interest in space in a residential, industrial or commercial building on such real property, such as an office or store or multifamily dwelling. A condominium may include, in addition, a separate interest in other portions of such real property. "Condominium hotel" means a "hotel" or "group hotel" all or part of which constitutes a condominium project in which one (1) or more of the units are individually owned, but are intended to be available for "transient" use (as those terms are defined in Section 3.24.020 of the La Quinta Municipal Code), when not being used by the unit owner. See also "First class condominium hotel." "Congregate care facility" means a facility providing care on a monthly basis or longer and which is the primary residence of the people it serves. It provides services to the residents such as the following: dining, housekeeping, security, medical, transportation and recreation. Any commercial services provided are for the exclusive use of the occupants of the facility. Such a facility may be located in more than one (1) building and on contiguous parcels within the building site.
"Congregate living facility" means a single family residential facility which is licensed by the state to provide living and treatment facilities on a monthly or longer basis for six (6) or fewer developmentally disabled persons or six (6) or fewer persons undergoing treatment for alcohol or drug abuse and which is permitted in single-family residences by operation of state law. (See also "Residential care facility.")
"Convalescent home" or "convalescent hospital" means a facility licensed by the State Department of Health Services which provides bed and ambulatory care for more than six (6) patients with postoperative convalescent, chronic illness or dietary problems and persons unable to care for themselves, including persons undergoing psychiatric care and treatment both as inpatients and outpatients, but not including persons with contagious diseases or afflictions. A convalescent home may also be known as a nursing home, convalescent hospital, rest home or home for the aged.
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"Conversion project" means an apartment house or multiple or group dwelling which is existing, under construction or for which building permits have been issued, and which is proposed for conversion to a residential condominium, community apartment, residential stock cooperative or planned development.
Corner Lot. See definitions under "Lot."
"Corral" means an enclosure designed for use as an open holding area for horses for the purpose of confinement within that area for an indeterminate period of time.
"Cottage food operation" means an enterprise wherein an individual prepares and packages non-potentially hazardous foods in a primary residential dwelling unit, which serves as his or her private residence, said foods being for the direct and/or indirect sale to consumers, and that does not have more than one (1) full-time equivalent employee, and generates not more than: (1) thirty-five thousand ($35,000.00) dollars in gross annual sales in 2013; (2) forty-five thousand ($45,000.00) dollars in gross annual sales in 2014; (3) fifty thousand dollars ($50,000.00) in gross annual sales in 2015 and beyond as identified in California Health and Safety Code Section 113758.
"County" means the county of Riverside unless another county is indicated.
Day Care Center. See "Child day care center."
“Declaration of covenants, conditions, and restrictions (CC&Rs)” has the same meaning as “declaration” set forth in Section 4135 of the California Civil Code (or successor provision) as applicable to a common interest development. "Decision-making authority" or "decision-making body" means a person or group of persons charged with making decisions on proposals, applications, or other items brought before the city.
"Density" means the number of dwelling units per gross acre, unless another area measurement is specified.
"Density bonus" means a density increase over the otherwise maximum allowable residential density under the applicable zoning ordinance and land use element of the general plan as of the date of application by the applicant to the city.
"Detached building or structure" means a building or other structure that does not have a wall or roof in common with any other building or structure. "Development" means, on land or in or under water: the placement or erection of any solid material or structure; discharge or disposal of any dredged material 397 CLICK HERE to Return to Agenda
or of any gaseous, liquid, solid or thermal waste; grading, removing, dredging, mining or extraction of any materials; change in the density or intensity of use of land, including, but not limited to, subdivision pursuant to the Subdivision Map Act, and any other division of land, including lot splits, except where the land division is brought about in connection with the purchase of such land by a public agency for public recreational use; change in the intensity of use of water, or of access thereto; construction, reconstruction, demolition or alteration of the size of any structure, including any facility of any private, public or municipal utility; and the removal or harvesting of major vegetation other than for agricultural purposes.
"Development standard" means site or construction conditions that apply to a housing development pursuant to any ordinance, general plan element, specific plan, charter amendment, or other local condition, law, policy, resolution, or regulation.
"Director" or "planning director" means the city manager or designee.
District. See "Zoning district."
District, Nonresidential. See "Nonresidential district." District, Residential. See "Residential district."
District, Special Purpose. See "Special purpose district." "Downtown village directional sign panel" means an interchangeable sign panel which does not require a sign permit, mounted on a monument base structure.
The sign panels list businesses in the village commercial zoning district. "Drive-in" or "drive-through" means designed or operated so as to enable persons to receive a service or purchase or consume goods while remaining within a motor vehicle.
"Driveway" means a vehicular passageway providing access from a public or private street to a structure or parking area or, in the case of residences, to a garage, carport, or legal parking space. A driveway is not a street. "Driveway approach" means a designated area between the curb or traveled way of a street and the street right-of-way line that provides vehicular access to abutting properties. When vehicular access to a building site is provided by way of a common driveway, the driveway approach is the line of intersection where the individual driveway abuts the common driveway.
"Duplex" means a permanent building containing two (2) dwelling units on a single lot.
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"Dwelling" means a building or portion thereof designed and used for residential occupancy, but not including hotels or motels.
Dwelling, Attached. "Attached dwelling" means a main dwelling unit attached to one (1) or more other main dwelling units by means of a roof or interior wall.
Dwelling, Main or Primary Residence. "Main dwelling or primary residence" means the dwelling unit permitted as the principal use of a parcel or building site, either by itself or with other dwelling units (as in multifamily buildings).
Dwelling, Multifamily. "Multifamily dwelling" means a building containing more than one (1) separate residential dwelling unit, which is used or occupied, or is intended to be used or occupied, in whole or in part, as the home or residence of one (1) or more persons on a single parcel or building site.
Dwelling, Patio Home. "Patio home dwelling" means a single-family detached dwelling shifted to one (1) side of the lot, i.e., placed on the lot so that one (1) side setback is zero (0) or nearly zero (0) and the other side setback is larger than if both side setbacks were approximately equal.
Dwelling, Single-Family. "Single-family dwelling" means one (1) main dwelling unit on a single parcel or building site.
Dwelling, Single-Family Attached. "Single-family attached dwelling" means a main dwelling unit attached to one (1) other main dwelling unit by means of a roof and/or interior wall, with each dwelling unit occupying its own lot.
Dwelling, Single-Family Detached. "Single-family detached dwelling" means a main dwelling unit not attached to any other main dwelling unit.
Dwelling, Townhome. "Townhome dwelling" means a main dwelling unit attached typically to two (2) or more other main dwelling units by means of a roof and/or interior wall, with each dwelling unit occupying its own lot. "Dwelling unit" means one (1) or more rooms, including a bathroom and kitchen, designed and used for occupancy by one (1) family for living and sleeping purposes.
Dwelling Unit, Second. See "Second unit."
"Easement" means a recorded right or interest in the land of another which entitles the holder thereof to some use, privilege or benefit in, on, over or under such land.
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"Educational institution" means a private or public elementary or secondary school, college or university qualified to give general academic instruction equivalent to the standards prescribed by the state board of education. "Elevation" means the vertical distance above sea level. "Emergency shelter" means housing with services for homeless persons that is limited to occupancy of six (6) months or less by a homeless person. Low Barrier Navigation Centers are also included in this definition. No individual or household may be denied emergency shelter because of an inability to pay. "Employee's quarters" means quarters, which may include full bathroom and/or kitchen or cooking facilities, for the housing of domestic employees and located upon the same building site occupied by their employer. "Enclosed" means roofed and contained on all sides by walls which are pierced only by windows, vents or customary entrances and exits. "Environmental review" means all actions and procedures required of the city and of applicants by the California Environmental Quality Act ("CEQA," State Public Resources Code Section 21000 et seq.), the CEQA Guidelines (Public Resources Code Section 15000 et seq.) and local environmental procedures. "Exception" means a city-approved deviation from a development standard based on the following types of findings by the decision-making authority:
1.General finding such as that notwithstanding the exception, the resulting project will still be consistent with the goals and/or policies underlying the development standard; and
2.One (1) or more specific findings justifying the particular exception requested. "Family" means one (1) or more persons occupying one (1) dwelling unit. The word "family" includes the occupants of congregate living and residential care facilities, as defined herein, serving six (6) or fewer persons which are permitted or licensed by the state. The word "family" does not include occupants of a fraternity, sorority, boardinghouse, lodginghouse, club or motel.
Family Day Care Home. See "Child day care home."
"Farm" means a parcel of land devoted to agricultural uses where the principal use is the propagation, care and maintenance of viable plant and animal products for commercial purposes.
"Farmworker housing" means any building or group of buildings where six (6) or more farm employees are housed.
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"First class condominium hotel" means a condominium hotel where both of the following apply:
1.The condominium hotel has a brand operator or an independent operator that is experienced in the upscale segment or luxury segment of the hospitality industry as defined by J.D. Power and Associates; and
2.The condominium hotel satisfies the published requirements that will be sufficient for a ranking of no fewer than three (3) stars in the most recent annual awards list published from time to time by AAA Travel Guides or by the Mobil Travel Guide.
Flag. See sign definitions, Section 9.160.130.
Flag Lot or Panhandle Lot. See definitions under "Lot." "Flood" means a general and temporary condition of partial or complete inundation of land areas from the overflow of inland and tidal waters, the rapid accumulation of runoff of surface waters from any source, or mudslides (i.e., mudflows) which are proximately caused or precipitated by accumulations of water on or under the ground.
"Flood insurance rate map (FIRM)" or "flood boundary and floodway map" mean the official maps provided by the Federal Emergency Management Agency (FEMA) which delineate the areas of special flood hazard, the risk premium zones and the floodways applicable to the city. "Floodplain" means the land area adjacent to a watercourse and other land areas susceptible to being inundated by water.
"Floodproofing" means any combination of structural and nonstructural additions, changes or adjustments to structures which reduce or eliminate flood damage to real estate or improved real property, water and sanitary facilities, structures and their contents.
"Floodway" means the channel of a river or other watercourse and that part of the floodplain reasonably required to discharge the base flood without cumulatively increasing the water surface elevation more than one (1) foot.
Floor Area, Gross. See "Gross floor area."
Floor Area, Livable. See "Livable floor area."
"Floor area ratio" means the numerical value obtained by dividing the gross floor area of all buildings, except parking structures, located on a building site by the building site area.
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"Fraternity house" or "sorority house" means a building or portion of a building occupied by a chapter of a regularly organized college fraternity or sorority officially recognized by an educational institution.
Freestanding Sign. See sign definitions, Section 9.160.130.
Front Lot Line. See definitions under "Lot line."
"Garage" means a building or portion of a building used primarily for the parking of motor vehicles.
Gas Station or Service Station. See "Automobile service station." "General plan" means the general plan of the city of La Quinta. "Government code" means the California Government Code.
Grade, Average. "Average grade" means the elevation determined by averaging the highest and lowest elevations of a parcel, building site or other defined area of land.
Grade, Average Finish. "Average finish grade" means the elevation determined by averaging the highest and lowest elevations of a parcel, building site or other defined area of land after final grading.
Grade, Finish. "Finish grade" means the ground elevation at any point after final grading.
"Grading" means the filling, excavation or other movement of earth for any purpose.
"Granny flat" or "granny housing" means a secondary dwelling unit which is: (1) intended for the sole occupancy of one (1) or two (2) adult persons sixty-two (62) years of age or over; and (2) located on a building site containing an existing single family detached dwelling. The floor area of an attached granny flat does not exceed thirty percent (30%) of the existing floor area of the primary single family residence and the floor area of a detached granny flat does not exceed one thousand two hundred (1,200) square feet. (See also "Second unit.")
"Grazing" means the act of pasturing livestock on growing grass or other growing herbage or on dead grass or other dead herbage existing in the place where grown as the principal sustenance of the livestock so grazed. 402 CLICK HERE to Return to Agenda
"Gross acreage" means the land area, expressed in acres, within a parcel or group of contiguous parcels minus any right-of-way for arterial highways not including collector streets. Each acre so determined is a gross acre.
Gross Density. See "Density."
"Gross floor area" means the total square footage of all floors of a building, including the exterior unfinished wall structure but excluding courtyards and other outdoor areas.
Gross Lot or Parcel Area. See "Lot area, gross."
"Ground floor area" means all enclosed area within the ground floor of a structure, including exterior walls and mechanical spaces. Carports, garages, accessory buildings and parking structures are included in ground floor area but swimming pools and unenclosed post-supported roofs over patios and walkways are not included.
Ground Sign. See "Freestanding sign" in sign definitions, Section 9.160.130. "Guest house" means a detached or attached unit which has sleeping and sanitary facilities, which may include full bathroom and/or kitchen or cooking facilities, and which is used primarily for sleeping purposes by members of the family occupying the main building, their nonpaying guests, and domestic employees.
"Guest ranch" means any property of five (5) acres or more operated as a ranch which offers guest rooms for rent and which has outdoor recreational facilities such as horseback riding, swimming or hiking.
Habitable area. See "Livable floor area."
"Habitable room" means any room usable for living purposes, which includes working, sleeping, eating, cooking or recreation, or a combination thereof. A room designed and used only for storage purposes is not a habitable room. "Hazardous waste" means a waste or combination of wastes which, because of its quantity, concentration, toxicity, corrosiveness, mutagenicity or flammability, or its physical, chemical or infectious characteristics, may: (1) cause or significantly contribute to an increase in mortality or an increase in serious irreversible or incapacitating reversible illness; or (2) pose a substantial present or potential hazard to human health or the environment when improperly treated, stored, transported, disposed of, or otherwise managed.
Home for the aged. See "Convalescent home."
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Homeless Shelter. See "Emergency shelter."
"Home occupation" means an occupation or activity conducted as an accessory use within a dwelling unit incidental to the residential use of the property.
See Section 9.60.110.
“Homeowner association” or “HOA” means the “association,” as defined in Section 4080 of the California Civil Code (or successor provision) that serves as the nonprofit corporation or unincorporated association created for the purpose of managing a common interest development.
"Hospital" means a facility licensed by the State Department of Health Services providing clinical, temporary or emergency service of a medical, obstetrical, surgical or mental health nature to human patients.
"Hotel" means any building or portion thereof with access provided through a common entrance, lobby or hallway to guest rooms which are rented on a daily or weekly basis.
Identification Sign. See sign definitions, Section 9.160.130. "Industrial park," "business park" or "office park" means a nonresidential development wherein the permitted uses are planned, developed, managed and maintained as a unit, with landscaping, amenities, and common off-street parking provided to serve all uses on the property.
"Intensity" means the level of development or activity associated with a land use, as measured by one (1) or more of the following:
1.The amount of parking required for the use per Chapter 9.150.
2.The operational characteristics of the use such as hours of operation, the inclusion of dancing or live entertainment as part of the use, or similar characteristics.
3.The floor area occupied by the use.
4.The percentage of the building site occupied by the use or by the structure containing the use.
Interior Lot Line. See definitions under "Lot line."
"Kennel" means any building, structure, enclosure or premises within which five (5) or more dogs are kept or maintained primarily for financial profit for the purpose of boarding, breeding, training, marketing, hire or any other similar purpose.
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"Kitchen" means any room all or part of which is designed and/or used for the cooking or other preparation of food.
Land Use. See "Use."
Land Use Intensity. See "Intensity."
Landfill, Sanitary. "Sanitary landfill" means an area designed and used for the disposal of solid waste on land by spreading it in layers, compacting it and covering it daily with soil or other approved cover material.
Laundry Plant. See "Cleaning plant or laundry plant."
"Livable floor area" means the interior area of a dwelling unit which may be occupied for living purposes by humans, including basements and attics (if permitted). Livable floor area does not include a garage or any accessory structure.
"Live entertainment" means any act, play, revue, pantomime, scene, dance or song, or any combination of the foregoing performed in person by one (1) or more persons whether or not they are compensated for their performance.
Living Area. See "Livable floor area."
Lodginghouse. See "Boardinghouse."
"Lot" means an area of land under one (1) ownership which is identified as a lot or parcel on a recorded final map, parcel map, record of survey recorded pursuant to an approved division of land, certificate of compliance, or lot line adjustment. The terms "lot" and "parcel" are interchangeable for purposes of this code. Types of lots and their definitions are as follows:
1."Corner lot" means a lot abutting two (2) streets intersecting at an angle of not more than one hundred thirty-five (135) degrees. If the angle of intersection is more than one hundred thirty-five (135) degrees, the lot is an "interior lot."
2."Flag or panhandle lot" means a lot connected to the street with a narrow access portion less than forty (40) feet wide and more than twenty (20) feet long and situated so that another lot is located between the main portion of the flag lot and the street.
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3."Interior lot" means a lot abutting only one (1) street or abutting two (2) streets which intersect at an angle greater than one hundred thirty-five (135) degrees.
4."Key lot" means a lot with a side lot line that abuts the rear lot line of one (1) or more adjoining lots.
5."Reverse corner lot" means a corner lot, the rear of which abuts the side of another lot.
6."Through lot" means a lot with frontage on two (2) parallel or approximately parallel streets.
"Lot area" means the horizontal land area within a lot expressed in square feet, acres, or other area measurement.
"Lot coverage" or "building site coverage" means the cumulative ground floor area of the structures on a lot expressed as a percentage of the net lot area.
For purposes of this definition, "ground floor area" means all enclosed area within the ground floor of a structure, including exterior walls and mechanical spaces. Carports, garages, accessory buildings and parking structures are included in ground floor area but swimming pools and unenclosed postsupported roofs over patios and walkways are not included. 406 CLICK HERE to Return to Agenda
"Lot frontage" means the length of the front lot line. For corner lots the lot frontage shall be measured from the interior lot corner to the outside of the corner cut-back.
"Lot line or property line" means any boundary of a lot. The classifications of lot lines and their definitions are as follows:
1."Front lot line" means the following:
a. On an interior lot, the line separating the lot from the street; b. On a corner lot, the shorter line abutting a street. (If the lot lines are equal or approximately equal, the director shall determine the front lot line); c. On a through lot, the lot line abutting the street providing primary access to the lot.
2."Interior lot line" means any lot line not abutting a street.
3."Rear lot line" means a lot line which does not intersect the front lot line and which is most distant from and most parallel to the front lot line. In the case of an irregularly-shaped lot or a lot bounded by only three (3) lot lines, the rear lot line is a ten (10)-foot long line parallel to and most distant from the front lot line for the purposes of determining setbacks and other provisions of this code.
4."Side lot line" means any lot line which is not a front or rear lot line. "Low Barrier Navigation Center" as defined in Government Code Section 65660 means a Housing First, low-barrier, service-enriched shelter focused on moving people into permanent housing that provides temporary living facilities while case managers connect individuals experiencing homelessness to income, public benefits, health services, shelter, and housing. "Lower income households" bears the same meaning as defined in Section 50079.5 of the California Health and Safety Code.
"Lowest floor" means, with regard to flood protection, the lowest floor of the lowest enclosed area, including a basement or cellar. An unfinished or floodresistant enclosure, usable solely for parking of vehicles, building access or storage in an area other than a basement area, is not considered a building's lowest floor provided that such enclosure is not built so as to render the structure in violation of the applicable design requirements of the FP floodplain district, Section 9.140.030.
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"Manufactured home" means a residential building transportable in one (1) or more sections which has been certified under the National Manufactured Housing Construction and Safety Standards Act of 1974.
"Master commercial development" means a commercial center for which an overall site development permit was approved and implemented, which may have remaining unconstructed pads or buildings.
"Master plan of arterial highways" means a component of the circulation element of the city's general plan designating adopted and proposed routes for all commuter, secondary, primary and major highways within the city. "Master plan of drainage" means an engineering report outlining the drainage facilities needed for the proper development of the city. "Maximum allowable residential density" means the density allowed under applicable zoning ordinances, or if a range of density is permitted, means the maximum allowable density for the specific zoning range applicable to the subject project.
"Median" means a paved or planted area separating a street or highway into opposite-direction travel lanes.
Medical Clinic. See "Clinic, medical."
"Medical marijuana dispensary" means a facility or location which provides, makes available or distributes medical marijuana to a primary caregiver, a qualified patient, or a person with an identification card, in accordance with California Health and Safety Code Section 11362.5 et seq. "Menagerie" means a lot on which more than one (1) wild, non-domestic reptile (not including turtles or tortoises), bird (not including poultry) or mammal is kept. A tamed or trained wild animal shall not be considered a domestic animal. "Ministorage facility" means a building containing various size storage compartments not exceeding five hundred (500) square feet each, wherein each compartment is offered for rent or lease to the general public for the private storage of materials excluding materials sold at the facility or delivered directly to customers.
"Minor adjustments" are deviations in standards which have little or no potential for adverse impacts on the surrounding community and which are reviewed administratively.
Minor Use Permit. See "Use permit."
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Mobilehome. See "Manufactured home."
"Mobilehome park" or "mobilehome development" means any area or tract of land used to accommodate mobilehomes for human habitation, including pads for mobilehomes, clubhouses, recreation facilities, and other ancillary structures and facilities. The term includes mobilehome parks and mobilehome subdivisions. See Section 9.60.180.
"Moderate income" or "persons and families of moderate income" means those middle-income families as defined in Section 50093 of the California Health and Safety Code.
Modular Home. See "Manufactured home."
Monument Sign. See sign definitions, Section 9.160.130. "Motel" means a building or group of buildings containing guest rooms rented on a weekly basis or less and with most or all guest rooms gaining access from an exterior walkway.
Multifamily Dwelling or Residence. See "Dwelling, multifamily." "Net project area" means all of the land area included within a development project excepting those areas with before-development slopes of thirty percent (30%) or steeper and those areas designated for public and private road rightsof-way, schools, public parks, and other uses or easements which preclude the use of the land therein as part of the development project. "Net site area" or "net lot area" means the total land area within the boundaries of a parcel or building site after ultimate street rights-of-way and easements that prohibit the surface use of the site are deducted.
"Noncommercial coach" means a vehicle, with or without motive power, designed and equipped for human occupancy for classrooms and other nonresidential and noncommercial uses.
"Nonconforming lot" means a lot or parcel which was lawful and in conformance with the applicable zoning ordinances when established but which, due to subsequent ordinance changes, does not conform to the current development standards applicable to the zoning district in which it is located. See Chapter
9.270.
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development standards applicable to the zoning district in which it is located.
See Chapter 9.270.
"Nonconforming use" means a land use which was lawful and in conformance with the applicable zoning ordinances when established but which, due to subsequent ordinance changes, is not currently permitted in the zoning district in which it is located or is permitted only upon the approval of a use permit and no use permit has been approved. See Chapter 9.270.
"Nonconformity" means a land use, lot or structure which was lawful when established or constructed but, due to subsequent ordinance changes, is not in conformance with this zoning code. The term nonconformity does not include illegal uses, lots, or structures, i.e., which were not lawful when established or constructed. See Chapter 9.270.
Nursery, Day Care. See "Child day care facility."
Nursing Home. See "Convalescent home."
Office Park. See "Industrial park."
Official Zoning Map. See "Zoning map."
"Off-site hazardous waste facility" means any structures, other appurtenances or improvements on land and all contiguous land serving more than one (1) producer of hazardous waste, used for the treatment, transfer, storage, resource recovery, disposal or recycling of hazardous waste, including, but not limited to:
1.Incineration facilities (i.e., rotary kiln, fluid bed, etc.);
2.Residual repository (i.e., receiving only residuals from hazardous waste treatment facilities);
3.Stabilization/solidification facilities;
4.Chemical oxidation facilities;
5.Neutralization/precipitation facilities; or
6.Transfer/storage facilities.
"Open space" means any parcel or area of land or water, public or private, which is reserved for the purpose of preserving natural resources, for the protection of valuable environmental features, or for providing outdoor recreation or education. Open space does not include roads, driveways or 410 CLICK HERE to Return to Agenda
parking areas not related to recreational uses, any buildings, building setback areas or the required space between buildings, or surface utility facilities.
Open Space, Usable. "Usable open space" means open space which is predominately level (i.e., slopes less than five percent (5%)) but which may contain some steeper land (i.e., with slopes up to twenty percent (20%)) which has utility for picnicking or passive recreation activities and which complements surrounding usable open space. Usable open space is a minimum of fifteen (15) feet in width and three hundred (300) square feet in area and may include structures and impervious surfaces such as tot lots, swimming pools, basketball courts, tennis courts, picnic facilities, walkways or bicycle trails.
Outdoor Advertising Sign. See "Billboard" in sign definitions, Section 9.160.130. "Outdoor light fixtures" means outdoor artificial illuminating devices, outdoor fixtures, lamps and other devices, permanent or portable, used for illumination or advertisement. Such devices shall include, but are not limited to, search, spot, or flood lights for:
1.Buildings and structures;
2.Recreational areas;
3.Parking lot lighting;
4.Landscape lighting;
5.Billboards and other signs (advertising or other);
6.Street lighting;
7.General area and yard lighting.
"Outdoor vendors" include hotdog stands, ice cream carts, and other retail uses which utilize a movable or relocatable stand or cart for walk-up sales. The stand or cart must be of a size and design suitable for placement on a private sidewalk, plaza, or pedestrianway.
Panhandle Lot or Flag Lot. See definitions under "Lot." "Parcel" means an area of land under one (1) ownership which is identified as a lot or parcel on a recorded final map, parcel map, record of survey recorded pursuant to an approved division of land, certificate of compliance or lot line adjustment. The terms "lot" and "parcel" are interchangeable for purposes of this code.
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"Parking accessway" means a vehicular passageway that provides access and circulation from a street access point into and through a parking lot to parking aisles and between parking areas.
"Parking structure" means a structure which is open or enclosed and is used for the parking of motor vehicles.
"Parkway" means the area of a public street that lies between the curb and the adjacent property line or physical boundary, such as a fence or wall, which is used for landscaping and/or passive open space.
"Pasture" means an enclosed holding area consisting of grass or similar vegetation, specifically used for purposes of grazing or feeding of animals.
Patio Home. See "Dwelling, patio home."
"Permitted use" means a land use allowed within a zoning district under this zoning code and subject to the applicable provisions of this code. "Person" means any individual, firm, copartnership, joint venture, association, social club, fraternal organization, company, joint stock association, corporation, estate, trust, organization, business, receiver, syndicate, public agency, the state of California or its political subdivisions or instrumentalities, or any other group or combination acting as a unit.
"Person with a disability" is a person with a physical or mental impairment that limits or substantially limits one (1) or more major life activities, anyone who is regarded as having such an impairment, or anyone who has a record of such an impairment.
"Personal services" are establishments providing nonmedical services as a primary use, including, but not limited to, barber and beauty shops, spas and tanning salons, clothing rental, dry cleaning stores, home electronics and small appliance repair, laundromats (self-service laundries), shoe repair shops, and tailors.
"Planned unit development" means a residential development characterized by comprehensive planning for the entire project, the clustering of buildings to preserve open space and natural features, and provision for the maintenance and use of open space and other facilities held in common by the property owners within the project.
Pole Sign. See sign definitions, Section 9.160.130.
Portable Sign. See sign definitions, Section 9.160.130. 412 CLICK HERE to Return to Agenda
"Precise plan" or "precise plan of development" means the plan or plans for a project, development or other entitlement approved by the decision-making authority. A precise plan may include site, grading, architecture, landscaping plans and may also include a plan text describing the project design, development phasing, and other characteristics.
"Precise plan of highway alignment" means a plan, supplementary to the master plan of arterial highways, which establishes the highway centerline and the ultimate right-of-way lines and may establish building setback lines.
Primary Residence. See "Main dwelling."
"Primary unit" means a single-family or multifamily residential unit constructed and intended as the principal unit and building on a lot. The primary unit shall be the largest unit on the lot.
"Principal use" means the primary or predominant use of any parcel, building site or structure.
"Project area" means all of the land area included within a development project excepting those areas designated for public and private road rights-of-way, schools, public parks, and other uses or easements which preclude the use of the land therein as part of the development project.
Projecting Sign. See sign definitions, Section 9.160.130. "Property line" means a lot line or parcel boundary.
"Public agency" means the United States, the state, the county or any city within the county, or any political subdivision or agency thereof.
Rear Lot Line. See definitions under "Lot line."
"Reasonable accommodation" means the process of providing flexibility in the application of land use, zoning, and building regulations, practices, and procedures to eliminate barriers to housing opportunities for persons with disabilities.
"Recreational vehicle" or "RV" means all trailers or any vehicle placed on a trailer such as a boat, watercraft, or other vehicle, plus any vehicle designed and used for temporary habitation, including motorhomes, travel trailers, "5th wheels" and camper shells.
"Recycling" means the process by which waste products are reduced to raw materials and transformed into new products.
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Relocatable Building. See "Building, relocatable."
"Residential care facility" or "community care facility" means a residential facility which is licensed by the state to provide living and treatment facilities on a monthly or longer basis for six (6) or fewer of the following: wards of the juvenile court, elderly persons, mentally disordered persons, handicapped persons or dependent and neglected children. Such a facility is permitted in all types of residences by operation of state law.
Residential, Multifamily. See "Dwelling, multifamily."
Residential, Single-Family. See "Dwelling, single-family." "Restaurant" means any use providing for the preparation, retail sale and consumption on site of food and beverages. Restaurants include, but are not limited to, cafés, coffee shops, pubs, sandwich shops, ice cream parlors, fast food take-out and drive-through stores, whose primary activity is food service and places of business with similar uses. If any seating is provided in conjunction with a store where there is the preparation and retail sale of food and beverages, that use shall be classified as a restaurant. The term "restaurant" may include the licensed sale of alcoholic beverages for consumption on the premises.
Restaurant, Drive-Through. "Drive-through restaurant" means a restaurant with one (1) or more automobile lanes which allow for the ordering and dispensing of food and beverages to patrons who remain in their vehicles.
Rest Home. See "Convalescent home."
"Retail" means the selling of goods or merchandise directly to the ultimate consumer.
"Reverse vending machine" means a machine which accepts recyclable materials, such as aluminum cans, newspapers, or other materials, from the public and dispenses money in return.
"Riding academy" means a facility designed and used primarily for recreational riding, training and instruction purposes, and allowing both on-site boarding or trailering of horses to the facility.
"Riding and hiking trail" means a trail or way designed for and used by equestrians, pedestrians and cyclists using nonmotorized bicycles. "Right-of-way" means the entire width of property used for streets, highways, flood or drainage works, overhead or underground utilities, or any related improvements.
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Roof Sign. See sign definitions, Section 9.160.130.
Roominghouse. See "Boardinghouse."
"Satellite dish antenna" means an apparatus capable of receiving communications from a man-made satellite.
"Scenic highway" means any highway designated a scenic and/or historic highway by an agency of the city, state or federal government.
Second Unit. In accordance with Government Code Section 65852.2(i)(4), "second unit" means an attached or a detached residential dwelling unit which provides complete independent living facilities for one (1) or more persons. It shall include permanent provisions for living, sleeping, eating, cooking, and sanitation and shall be located on the same parcel as the single-family dwelling is situated. A second unit also includes the following:
1.An efficiency unit, as defined in Section 17958.1 of the Health and Safety Code;
2.A manufactured home, as defined in Section 18007 of the Health and Safety Code.
"Section" means a portion of this zoning code beginning immediately after a six (6)- or seven (7)-digit number beginning with 9., e.g., 9.10.010 or 9.280.030, and extending to the next such six (6)- or seven (7)-digit number. (See also "Subsection.")
"Semi-permanent sign" means a non-illuminated sign which requires a sign permit, such as advertising the future construction or opening of a facility, model home complex, commercial, or residential subdivision identification which is intended to be erected or posted for a minimum of sixty-one (61) days and a maximum of one (1) year. A permit for semi-permanent signs advertising future facility construction shall not be approved until a development review application has been submitted.
"Senior citizen" means a person fifty-five (55) years of age or older. "Senior citizen residence" means a residential care facility which is licensed by the state to provide living and treatment facilities on a monthly or longer basis for six (6) or fewer senior citizens.
"Senior group housing" means a residential development which is developed or substantially renovated for and occupied by seven (7) or more senior citizens. 415 CLICK HERE to Return to Agenda
"Service" means an act or any result of useful labor which does not in itself produce a tangible commodity.
Service Station. See "Gas station."
"Setback" means the distance that a building or other structure or a parking lot or other facility must be located from a lot line, property line or other specified boundary.
Sexually Oriented Business. See Chapter 5.80 of the municipal code. "Shopping center" or "commercial center" means a commercial area or group of commercial establishments, planned, developed, managed and maintained as a unit, with common landscaping, amenities, and off-street parking provided to serve all uses on the property.
Side Lot Line. See definitions under "Lot line."
"Sidewalk sale" or "parking lot sale" means the temporary outdoor display and sale of merchandise which is normally displayed indoors at the location of an individual retail business not located within a shopping center. (See also "Special commercial event.")
"Sign" means any medium for visual communication, including, but not limited to, words, symbols and illustrations together with all parts, materials, frame and background, which medium is used or intended to be used to attract attention to, identify, or advertise an establishment, product, service, activity or location, or to provide information. Also, see sign definitions, Section 9.160.130.
Single-Family Dwelling or Residence. See "Dwelling, single-family." "Single room occupancy (SRO) facility" or "SRO hotel" means a residential facility which is rented on a weekly or longer basis and which provides living and sleeping facilities for one (1) or two (2) persons per unit. Each unit contains a toilet and sink. Shower, kitchen, and laundry facilities may be shared.
Site. See "Building site."
Site Area, Net. See "Net project or site area."
Site Coverage. See "Building site coverage."
Site Development Permit or Development Permit. See Section 9.210.010. "Slope" or "slope gradient" means the vertical distance between two (2) points on a slope divided by the horizontal distance between the same two (2) points, 416 CLICK HERE to Return to Agenda
with the result expressed as a percentage; e.g., "the slope has a twenty percent (20%) gradient" (usually used to describe natural as opposed to manufactured, slopes).
"Slope ratio" means the steepness of a slope expressed as a ratio of horizontal distance to the vertical rise over that horizontal distance; e.g., 2:1 (usually used to describe manufactured as opposed to natural, slopes). "Special commercial event" means the temporary outdoor display and sale of merchandise by two (2) or more tenants within a commercial center, or arts and crafts shows, fairs, or entertainment events within a commercial center. "Specific plan" means a plan consisting of text, maps and other documents and exhibits regulating development within a defined area of the city, consistent with the general plan and State Government Code Section 65450 et seq. "Stable" means a building or structure containing multiple stalls for the purposes of sheltering, feeding, boarding, accommodating or otherwise caring for several horses at one (1) time.
"Stall" means a division of a stable accommodating one (1) horse into an adequately sized enclosure for the purpose of confining individual horses within a sheltered environment as may be necessary for security, safety or other reasons pertinent to the health, welfare and daily care of each animal. "Stock cooperative" means a corporation which is formed primarily for the purpose of holding title to, either in fee simple or for a term of years, improved real property, if all or substantially all of the shareholders of such corporation receive a right of exclusive occupancy in a portion of the real property, title to which is held by the corporation, which right of occupancy is transferable only concurrently with the transfer of the shares of stock or membership certificate in the corporation held by the person having such right of occupancy. "Storage" means a place where goods, materials, and/or personal property is placed for more than twenty-four (24) hours.
"Story" means that portion of a building included between the surface of any floor and the surface of the floor immediately above it or if there is no floor above, then the space between the floor and the ceiling above it. "Street" means a public or private vehicular right-of-way other than an alley or driveway, including both local streets and arterial highways. "Structure" means anything that is erected or constructed having a fixed location on the ground or attachment to something on the ground and which extends more than thirty (30) inches above the finish grade. A mobilehome or 417 CLICK HERE to Return to Agenda
relocatable building, except when used as a temporary use with its weight resting at least partially upon its tires, is a structure for the purposes of this definition.
"Subsection" means a portion of a section of this zoning code designated by a section number followed immediately by an upper case letter; for example, subsection 9.10.010(A). (See also "Section.")
"Supportive housing" means housing with no limit on length of stay, that is occupied by the target population as defined in subdivision (d) of Section 53260 of the Health and Safety Code 50675.14(b) and that is linked to on-site or offsite services that assist the supportive housing resident in retaining the housing, improving his or her health status, and maximizing his or her ability to live and, when possible, work in the community. ("Target population" includes adults with low income having one (1) or more disabilities, including mental illness, HIV or AIDS, substance abuse, or other chronic health conditions, or individuals eligible for services provided under the Lanterman Developmental Disabilities Services Act and may, among other populations, include families with children, elderly persons, young adults aging out of the foster care system, individuals exiting from institutional settings, veterans, or homeless people.) "Swimming pool" means an artificial body of water having a depth in excess of eighteen (18) inches, designed, constructed and used for swimming, dipping or immersion purposes by humans.
"Tandem parking" means any off-street parking space(s), or arrangement of such spaces, configured in such a manner such that one (1) or more spaces is not directly accessible to a street or other approved access without traversing any portion of another space.
"Temporary sign" means any non-illuminated sign which may require a sign permit and which is intended to be posted for a maximum of forty-five (45) days.
Temporary signs include without limitation: political campaign signs, garage sale signs and seasonal sales signs.
"Temporary use" means a land use established for a specified period of time, which use is discontinued at the end of such specified time. "Timeshare facility" means a facility in which a person receives the right in perpetuity, for life or for a specific period of time, to the recurrent, exclusive use or occupancy of a lot, parcel, unit, or portion of real property for a period of time which has been or will be allocated from twelve (12) or more occupancy periods into which the facility has been divided. A timeshare use may be coupled with an estate in the real property or it may entail a license, contract, membership, or other right of occupancy not coupled with an estate in the real property. 418 CLICK HERE to Return to Agenda
Townhome. See "Dwelling, townhome."
"Transient basis" means for a continuous period of two (2) weeks or less. "Transitional housing" is buildings configured as rental housing developments, but operated under program requirements that call for the termination of assistance and recirculation of the assisted unit to another eligible program recipient at some predetermined future point in time, which shall be no less than six (6) months.
"Transitional shelter" means a shelter for homeless persons or victims of domestic abuse which provides accommodations for persons on a transient basis, i.e., for a continuous period of two (2) weeks or less.
Two (2)-Unit Attached Dwelling. See "Dwelling, two (2)-unit attached." "Ultimate right-of-way" means the right-of-way shown as ultimate on an adopted precise plan of highway alignment or the street right-of-way shown within the boundary of a recorded tract map, a recorded parcel map or a recorded planned community development plan. The latest adopted or recorded document in such cases shall take precedence. If none of these exist, the ultimate right-of-way is the right-of-way required by the highway classification as shown in the general plan.
"Use" or "land use" means the purpose for which a structure or land is occupied, arranged, designed or intended, or for which either a structure or land is or may be occupied or maintained.
"Use permit" means a discretionary entitlement under the provisions of this zoning code which authorizes a specific use or development on a specific property subject to compliance with all terms and conditions imposed on the entitlement. Uses requiring a conditional use permit have moderate to significant potential for adverse impacts on surrounding properties, or residents while uses requiring a minor use permit have low to moderate potential for adverse impacts on surrounding properties, residents, or businesses.
See Section 9.210.020.
Variance. See Section 9.210.030.
"Vehicular accessway" means a private, nonexclusive vehicular easement affording access to abutting properties.
"Very low income households" bears the same meaning as defined in Section 50105 of the Health and Safety Code.
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"Veterinary clinic" means a place where animals no larger than the largest breed of dogs are given medical and surgical treatment, primarily on an outpatient basis, and where the boarding of animals under treatment is incidental to the principal clinic use.
"Village hospitality home" means a unit located on a parcel size between four thousand five hundred (4,500) square feet and ten thousand (10,000) square feet that is not occupied by an owner or manager and that is rented in its entirety to transient guests for a period of thirty (30) consecutive calendar days or less, subject to Chapter 3.24 Transient Occupancy Tax.
Wall Sign. See "Building-mounted sign" in sign definitions, Section 9.160.130. "Wing wall" means an architectural feature in excess of six (6) feet in height which is a continuation of a building wall projecting beyond the exterior walls of a building.
"Yard" means an open space on a parcel of land or building site unobstructed and unoccupied from the ground upward except for wall projections permitted by this code. Yards are classified as follows:
1."Front yard" means a yard extending across the full width of the lot between the front lot line or the ultimate street right-of-way line and a setback line within the lot. The depth of the front yard is equal to the setback established in the development standards for the applicable zoning district and is measured along a line drawn at a ninety (90)-degree angle to whichever of the following results in the greatest setback: the front lot line or its tangent or the ultimate street right-of-way or its tangent.
2."Rear yard" means a yard extending across the full width of the lot between the rear lot line and a setback line within the lot. The depth of the rear yard is equal to the setback established in the development standards for the applicable zoning district and is measured along a line drawn at a ninety (90)- degree angle to whichever of the following results in the greatest setback: the rear lot line or its tangent or the ultimate street right-of-way or its tangent.
3."Side yard" means a yard extending from the front setback line to the rear setback line. The depth of the side yard is equal to the setback established in the development standards for the applicable zoning district and is measured along a line drawn at a ninety (90)-degree angle to whichever of the following results in the greatest setback: the side lot line or its tangent or the ultimate street right-of-way or its tangent.
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"Zoning code" or "code" means the zoning code of the city, i.e., Title 9 of the city of La Quinta Municipal Code, including the official zoning map and other maps and graphics incorporated in the zoning code text or included therein by reference.
"Zoning district" or "district" means an area of the city designated on the official zoning map and subject to a uniform set of permitted land uses and development standards.
"Zoning map" or "official zoning map" means a map incorporated into this code by reference which covers the entire land area of the city and is divided into zoning districts for the purpose of specifying for each such land area the uses permitted, development standards required, and other applicable provisions of this code.
( Ord. 603 § 1(Exh. A), 2022; Ord. 602 Exh. A, 2022; Ord. 577 § 1, 2019; Ord. 562 § 1, 2017; Ord. 550 § 1, 2016; Ord. 538 § 1, 2016; Ord. 512 § 1, 2013; Ord. 505 § 1, 2012; Ord. 489 § 1, 2011; Ord. 325 § 1, 1998; Ord. 284 § 1, 1996)
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City of La Quinta
CITY COUNCIL MEETING: January 16, 2024
STAFF REPORT
AGENDA TITLE: ADOPT RESOLUTION TO UPDATE THE CITY’S USER AND
REGULATORY MASTER FEE SCHEDULE BY ADDING A PERMIT FEE FOR LARGE LOT – QUALIFIED AND CERTIFIED
RECOMMENDATION
Adopt a resolution to update the City’s user and regulatory Master Fee Schedule by adding a permit fee for Large Lot – Qualified and Certified.
EXECUTIVE SUMMARY
The City periodically updates user and regulatory fees. Fee adjustments are made to improve the correlation between the cost of providing services and the fees imposed to recover those costs.
On December 5, 2023, Council adopted Ordinance No. 607 which added Section
3.25.057 to the La Quinta Municipal Code (LQMC) and established an exemption for “Large Lot – Qualified and Certified,” as defined, from the ban on the issuance of new short-term vacation rental (STVR) permits, currently in effect pursuant to Section
3.25.055 of the LQMC, along with related regulations, requirements, and qualifying criteria; Ordinance No. 607 went into effect on January 4, 2024; The proposed Resolution, if adopted, will establish a fee of $1,500 for the review and processing of Large Lot – Qualified and Certified permit applications, which will go into effect upon adoption, on January 16, 2024, and will be added to the City’s current Master Fee Schedule (MFS).
FISCAL IMPACT
The Large Lot – Qualified and Certified permit is a newly established permit type; the City anticipates very low volume of applications being filed, approximately 1-2 per year, if any; thus, the proposed fee addition will have a minimal affect to annual revenues, of $1,500 per fiscal year.
BACKGROUND/ANALYSIS
The City periodically updates user and regulatory fees. Fee adjustments are made to improve the correlation between the cost of providing services and the fees imposed to recover those costs.
PUBLIC HEARING ITEM NO. 2
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Effective May 20, 2021, Section 3.25.055 of the LQMC established a ban on the issuance of new STVR permits for properties located within non-exempt areas in the city.
On December 5, 2023, Council adopted Ordinance No. 607 which added Section 3.25.057 to the LQMC and established an exemption for “Large Lot – Qualified and Certified,” as defined, from the ban on the issuance of new STVR permits, currently in effect pursuant to Section
3.25.055 of the LQMC, along with related regulations, requirements, and qualifying criteria; Ordinance No. 607 went into effect on January 4, 2024.
The City commissioned ClearSource Financial Consulting to conduct an analysis to determine the cost to review and process Large Lot – Qualified and Certified permit applications, included as Attachment 1. The proposed fee of $1,500 per application estimates 8.5 hours of service time based on labor effort typically anticipated for such application review, multiplied by the current hourly rate of $183, determined as part of the 2023 MFS analysis, and periodically adjusted to account for regional cost inflation. The recommended fee for this service targets less than full cost recovery (96%), which is consistent with the City’s historical cost recovery policy.
If adopted, this fee will go into effect upon adoption, on January 16, 2024, and will be incorporated into the City’s current MFS, which was adopted on July 18, 2023, via Resolution No. 2023-029. Incorporating this fee into the MFS will allow for this fee to be considered with future comprehensive user and regulatory fee updates. Other than the addition stated above, there are no changes proposed to the City’s user and regulatory fees.
AGENCY AND PUBLIC REVIEW
Notice regarding the proposed fee changes was provided in accordance with Government Code Sections 66016 and 6062(a). Interested stakeholders, the Building Industry Association of Southern California – Riverside County Chapter (BIA), Desert Valley Builders Association (DVBA), and the Southern California Gas Company (SC Gas) received notice of this recommendation on December 28, 2023.
Public Hearing Notices were also published in The Desert Sun newspaper on January 5 and 12, 2024.
As of this writing, the City received one comment letter from the DVBA, noting no concerns with this action, dated January 2, 2024, included as Attachment 2.
ALTERNATIVES
Council may elect not to adopt a fee in a different amount than recommended by staff, as long as the fee is equal or less than full cost recovery per the enclosed cost of service analysis.
Prepared by: Monika Radeva, City Clerk
Approved by: Jon McMillen, City Manager
Attachments: 1. Cost of Service Analysis
2. DVBA Comment Letter, dated January 2, 2024
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RESOLUTION NO. 2024 – XXX
A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF
LA QUINTA, CALIFORNIA, ADOPTING A PERMIT FEE
FOR “LARGE LOT – QUALIFIED AND CERTIFIED” AND
INCORPORATING IT INTO THE CITY’S MASTER FEE
SCHEDULE
WHEREAS, this action is exempt under the California Environmental Quality Act (CEQA), Article 18, Statutory Exemptions, Section 15273(a) Rates Tolls Fares and Charges; and
WHEREAS, this public hearing to set fees was duly noticed pursuant to Government Code Section 6062(a) – Manner of Publication for new fees and increases in The Desert Sun newspaper on January 5 and 12, 2024; and WHEREAS, on December 5, 2023, the City Council adopted Ordinance No. 607 which added Section 3.25.057 to the La Quinta Municipal Code (LQMC) and established an exemption for “Large Lot – Qualified and Certified,” as defined, from the ban on the issuance of new short-term vacation rental permits, currently in effect pursuant to Section
3.25.055 of the LQMC, along with related regulations, requirements, and qualifying criteria; Ordinance No. 607 went into effect on January 4, 2024; and WHEREAS, user and regulatory fees are established by the City Council; and WHEREAS, the City commissioned ClearSource Financial Consulting to conduct an analysis to determine the cost to review and process Large Lot – Qualified and Certified permits; and
WHEREAS, the study examined fee-related services provided by the City, the costs reasonably borne by the City in providing those services, the beneficiaries of those services, and the revenues produced by those paying fees and charges for special services; and
WHEREAS, the City Council finds that providing these services is of special benefit to applicants both separate and apart from the general benefit to the public; and therefore, in the interests of fairness to the general public, the City desires to better recover the costs of providing these services from applicants who have sought or require the City's services by revising its schedule of fees; and
WHEREAS, the City Council hereby establishes a fee for Large Lot – Qualified and Certified permit applications, as set forth in enclosed Exhibit A, based on the cost of service analysis which estimates 8.5-hours of service time based on labor effort typically anticipated for such application review, multiplied by the current hourly rate of $183, determined as part of the 2023 Master Fee Schedule analysis, and periodically adjusted 425 CLICK HERE to Return to Agenda
Resolution No. 2024 – XXX
Master Fee Schedule – Add Large Lot – Qualified and Certified Permit Fee Adopted: January 16, 2024
to account for regional cost inflation. The recommended fee for this service targets less than full cost recovery (96%); and
WHEREAS, the City Council hereby finds that the study provides adequate evidence to conclude that the fee for Large Lot – Qualified and Certified does not exceed an amount necessary to recover the reasonable cost to provide the services for which the fee is charged; and
WHEREAS, the adopted fee shall be incorporated into the City’s current Master Fee Schedule, which was adopted on July 18, 2023, via Resolution No. 2023-029.
Incorporating this fee into the Master Fee Schedule will allow for this fee to be considered with future comprehensive user and regulatory fee updates. Resolution No. 2023-029 is hereby amended as expressly provided by this resolution but shall otherwise remain in effect.
NOW, THEREFORE, BE IT RESOLVED by the City Council of the City of La Quinta, California, as follows:
SECTION 1. The City Council hereby adopts each recital set forth above as a specific finding.
SECTION 2. The City Council hereby adopts the Large Lot – Qualified and Certified permit fee, as set forth in attached “Exhibit A," incorporated herewith by this reference, which will be added to the Master Fee Schedule.
SECTION 3. This Resolution and the fee it adopts shall go into effect upon adoption.
PASSED, APPROVED, and ADOPTED at a regular meeting of the La Quinta City Council held on this 16th day of January 2024, by the following vote:
AYES:
NOES:
ABSENT:
ABSTAIN:
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Resolution No. 2024 – XXX
Master Fee Schedule – Add Large Lot – Qualified and Certified Permit Fee Adopted: January 16, 2024
________________________
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 Attorney
City of La Quinta, California
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Fee Description Fee Unit Notes
Short-Term Vacation Rental Permit Fee
1 Homeshare Short-Term Vacation Rental Permit
Homeshare STVR Permit - Less than 5 Bedrooms $261 per year [a] Homeshare STVR Permit - 5 Bedrooms or More $523 per year 2 Primary Residence Short-Term Vacation Permit
Primary Residence STVR Permit - Less than 5 Bedrooms $784 per year [a] Primary Residence STVR Permit - 5 Bedrooms or More $1,307 per year 3 General Short-Term Vacation Rental Permit
General STVR Permit - Less than 5 Bedrooms $1,046 per year [a] General STVR Permit - 5 Bedrooms or More $1,307 per year 4 General Short-Term Vacation Rental Permit (subject to annual mitigation fees) [b] General STVR Permit - Less than 5 Bedrooms (subject to mitigation fees) $261 per year [a];[b] General STVR Permit - 5 Bedrooms or More (subject to mitigation fees) $523 per year [b] 5 Large Lot - Qualified and Certified $1,500 each
6 Technology Enhancement Fee $8 per year
City of La Quinta
Master Fee Schedule
Schedule of Short-Term Vacation Rental Permit Fees
[a] If special inspection is required, amount will be billed hourly in half-hour increments using the billing rate of the department providing the services.
[b] A residential dwelling within a residential project subject to a “mitigation fee,” paid to the city to offset revenue losses caused by the development of the residential project, pursuant to a development agreement with the city, or pursuant to a condition of approval(s) attached to any entitlement approved by the city (including but not limited to a specific plan, subdivision map, or site development permit), pursuant to which short-term vacation rentals are a permitted use. [As of the adoption of this resolution, the following residential projects qualify under these requirements: Codorniz, La Quinta Desert Villas (Homewood Suites), Legacy Villas, Puerta Azul, and Signature at PGA West] RESOLUTION NO. 2024-XXX - EXHIBIT A
Adopted: January 16, 2024
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City of La Quinta
Short-Term Vacation Rental - Large Lot STVR Exemption Application Fee Cost of Service Calculation
Fee Description
Service
Time Hourly Rate
Cost of
Service Current Fee
Current
Cost
Recovery
Proposed
Fee
Proposed
Cost
Recovery
1 Large Lot - Qualified and Certified 8.50 x $183 = $1,556 n/a - new n/a - new $1,500 96% * For purposes of this analysis, service time based on labor effort typically anticipated for these application reviews. Hourly rate is based on rate determined as part of prior fee study, periodically adjusted to account for regional cost inflation. 1 ATTACHMENT 1
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Fee Description Fee Unit Notes
1 Large Lot - Qualified and Certified $1,500 per application City of La Quinta
Master Fee Schedule
Short-Term Vacation Rental - Large Lot STVR Exemption Application Fee 430 430 CLICK HERE to Return to Agenda
City of La Quinta
CITY COUNCIL MEETING: January 16, 2024
STAFF REPORT
AGENDA TITLE: ADOPT RESOLUTIONS TO: 1) APPROVE SPECIFIC PLAN AMENDMENT 2022-0003 (SP 1997-029, AMENDMENT 6) AND SITE DEVELOPMENT PERMIT 2022-0007 FOR A 125-ROOM HAMPTON INN HOTEL, AND 2) ADOPT AN
ADDENDUM TO THE PREVIOUSLY ADOPTED MITIGATED NEGATIVE DECLARATION (EA2017-0009) PURSUANT TO SECTION 15164 OF THE CALIFORNIA
ENVIRONMENTAL QUALITY ACT IN THAT NO SUBSTANTIAL CHANGES TO THE
PROJECT ARE PROPOSED THAT RESULT IN NEW SIGNIFICANT ENVIRONMENTAL EFFECTS; LOCATION: SOUTHWEST CORNER OF LA QUINTA DRIVE AND AUTO
CENTRE DRIVE
RECOMMENDATION
Adopt a resolution to adopt an Addendum to the Mitigated Negative Declaration (MND) for Environmental Assessment 2022-0011.
Adopt a resolution to approve Specific Plan Amendment 2022-0003 and Site Development Permit 2022-0007 for a 125-room Hampton Inn hotel.
EXECUTIVE SUMMARY
The project site (Site) is located on a vacant parcel at the southwest corner of Auto Centre Drive and La Quinta Drive (Attachment 1).
The Centre at La Quinta Specific Plan identifies a hotel development planned for this Site. The applicant is proposing a hotel development including an amendment to the Specific Plan to increase the allowable floor area ratio and decrease the minimum parking standard for a proposed 125-room Hampton Inn hotel. The project was heard by the Planning Commission on December 12, 2023. The Commission recommended adoption of an Addendum to the Mitigated Negative Declaration (MND) and approval of the Specific Plan Amendment (SPA) and Site Development Permit (SDP).
FISCAL IMPACT
A 125-room hotel will generate transient occupancy tax (TOT) revenue.
PUBLIC HEARING ITEM NO. 3
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BACKGROUND/ANALYSIS
The 2.8-acre Site (APN 600-340-060) consists of a single vacant parcel, bordered by a vacant commercial lot to the west, a Walmart Supercenter to the east, the new SolTerra residential community to the south, and the Torre Nissan and La Quinta Chevrolet dealerships to the north (Attachment 2). The Site is currently vacant land being used as a construction staging area for the SolTerra residential project.
Specific Plan Amendment
The Centre of La Quinta Specific Plan calls for a hotel development at this Site. The applicant proposes an SPA to modify two of the current development standards: 1) to increase the maximum floor area ratio from 0.35 to 0.61 to accommodate a three-story, 125-room hotel, and 2) to reduce the parking ratio requirement from 1.1 space per room to 1 space per room. The current minimum parking ratio standard would require 138 spaces, and the proposed minimum 1 space per room parking ratio would require 125 spaces. (Exhibit A to the SPA and SDP Resolution)
Site Development Permit (SDP)
The Project will consist of a new 125-room Hampton Inn hotel, three stories, 43 feet in height, with a porte-cochere reception area, outdoor pool and patio, and a dog lot. The building design reflects contemporary architectural design with architectural breaks that will vary wall planes, varying roof lines along frontages, and a simple color and material design incorporating earth tones and contemporary colors to match the surrounding commercial and residential developments (Attachment 3).
The Planning Commission imposed conditions of approval regarding reducing the height of the proposed parking lot lighting along the south side of the project, extending architectural parapet features at the rooftop, and removing the south elevation wall sign that would face the SolTerra residential community, in exchange for a lower level sign such as a ground mounted sign.
Landscaping
Landscaping is proposed throughout the project Site and described within the Preliminary Landscape Plan. The proposed preliminary landscaping plant palette incorporates typical desert compatible species such as Acacia Smallii, Desert Museum Palo Verde, Crape Myrtle, Mexican Fan Palms and Date Palms, and various types of shrubs.
Traffic / Parking Analysis
The project takes access from both Auto Center Way and Auto Centre Drive. The Traffic Impact Analysis was previously analyzed during SPA No. 5. No changes were made to the traffic analysis since the project scope is consistent with the previously analyzed traffic analysis.
The applicant provided a parking analysis to provide justification for the reduction in the minimum number of parking spaces required (Attachment 4). The Project is providing 126 parking spaces, which exceeds the proposed parking standard. The parking analysis 432 CLICK HERE to Return to Agenda
includes a study comparison of two Coachella Valley cities - both Palm Desert and Palm Springs require less parking based on their existing standards. For a 125-room hotel, Palm Springs’s ratio is 1 parking space for the first 50 hotel rooms and 0.75 spaces for every additional room (50+57 = total of 107 spaces). Palm Desert’s ratio is 1 space per unit plus additional spaces for other on-site uses (total of 125). Based on the Institute of Transportation Engineers (ITE) Parking General Manual, 126 parking spaces should be sufficient to meet the demands of the hotel and is comparable to similar projects in other desert cities. Further, the hotel will not have other supporting facilities, such as a banquet room(s), large conference rooms, or restaurant open to the public, that would require more parking spaces.
AGENCY AND PUBLIC REVIEW
Public Agency Review
All written comments received are on file and available for review with the Design and Development Department. All applicable comments have been adequately addressed and/or incorporated in the recommended conditions of approval (COAs).
Public Hearing Notice
This public hearing for this project was advertised in The Desert Sun newspaper on January 5, 2024, and distributed to properties within 500 feet of the Site. At the time of publication, Staff received no written comments.
Tribal Consultation
In accordance with SB18 and AB52, Tribal Consultation was conducted with the Agua Caliente Band of Cahuilla Indians (ACBCI), who were the only tribe to request consultation.
Mitigation was incorporated into the MND as requested by the ACBCI.
ENVIRONMENTAL REVIEW
The Design and Development Department has prepared an addendum to the MND for Centre at La Quinta SPA No. 5, EA2017-0009, adopted by Council on July 3, 2018, via Resolution No. 2018-038, pursuant to Section 15164 of the California Environmental Quality Act (CEQA), in that no substantial changes to the project are proposed that result in new significant environmental effects.
Prepared by: Sijifredo Fernandez, Associate Planner
Approved by: Danny Castro, Design and Development Director Attachments: 1. Vicinity Map
2. Project Information
3. Development Plan Set
4. Traffic Analysis and Parking Memo
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RESOLUTION NO. 2024 – XXX
A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF
LA QUINTA, CALIFORNIA, ADOPTING AN ADDENDUM TO
THE PREVIOUSLY ADOPTED MITIGATED NEGATIVE
DECLARATION UNDER ENVIRONMENTAL ASSESSMENT
2017-0009 PURSUANT TO SECTION 15164 OF THE
CALIFORNIA ENVIRONMENTAL QUALITY ACT IN THAT NO
SUBSTANTIAL CHANGES TO THE PROJECT ARE
PROPOSED THAT RESULT IN NEW SIGNIFICANT
ENVIRONMENTAL EFFECTS
CASE NUMBER:
ENVIRONMENTAL ASSESSMENT 2022-0011
APPLICANT: VERDANT LAQUINTA LLC
WHEREAS, the City Council of the City of La Quinta, California did, on January 16, 2024, hold a duly noticed Public Hearing to consider a request by Verdant LaQuinta LLC, for a 125-room hotel project at the southwest corner of Auto Centre Drive and La Quinta Drive, more commonly described as:
Assessor Parcel Number 600-340-060
WHEREAS, the Design and Development Department published a public hearing notice in The Desert Sun newspaper on January 5, 2024, as prescribed by the Municipal Code. Public hearing notices were also mailed to all property owners within 500 feet of the site; and
WHEREAS, the Planning Commission of the City of La Quinta, California did, on December 12, 2023, hold a duly noticed Public Hearing to consider this request and recommended adoption of the Addendum to the Mitigated Negative Declaration for Environmental Assessment 2022-0011; and
WHEREAS, at said Public Hearing, upon hearing and considering all testimony and arguments, if any, of all interested persons desiring to be heard, said Planning Commission did make the following mandatory findings pursuant to California Environmental Quality Act to justify approval of said Environmental Assessment, incorporated herewith as Exhibit A:
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 434 CLICK HERE to Return to Agenda
Resolution No. 2024-XXX
Environmental Assessment 2022-0011
Project: Hampton Inn Hotel
Adopted: January 16, 2024
history or prehistory. Potential impacts can be mitigated to be less than significant.
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 associated with biological resources, cultural and tribal resources, and noise can be mitigated to be less than significant.
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 correct, and constitute the Findings of the City Council in this case.
SECTION 2. That the City Council hereby does adopt Environmental Assessment 2022- 0011 adopting an Addendum to the Mitigated Negative Declaration with mitigation measures incorporated herewith as Exhibit A.
PASSED, APPROVED, and ADOPTED at a regular meeting of the La Quinta City Council held on this 16th day of January 2024, by the following vote:
AYES:
NOES:
ABSENT:
ABSTAIN:
________________________
LINDA EVANS, Mayor
City of La Quinta, California
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Resolution No. 2024-XXX
Environmental Assessment 2022-0011
Project: Hampton Inn Hotel
Adopted: January 16, 2024
ATTEST:
_________________________
MONIKA RADEVA, City Clerk
City of La Quinta, California
APPROVED AS TO FORM:
___________________________
WILLIAM H. IHRKE, City Attorney
City of La Quinta, California
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The Centre at La Quinta Specific Plan 97-029 Amendment No. 6 THE CENTRE AT LA QUINTA SPECIFIC PLAN INITIAL STUDY ADDENDUM NO. 1 Specific Plan Amendment No. SP2022-0003
Site Development Permit No. SDP2022-0007
City of La Quinta
Design and Development
City of La Quinta
78-495 Calle Tampico, La Quinta, CA 92253
Contact: Sijifredo Fernandez, Associate Planner
Applicant:
Greens Group
8815 Research Drive
Irvine, CA 92618
Prepared by:
[email protected]
714-488-1529
June 2023
RESOLUTION NO. 2024-XXX - EXHIBIT A
Environmental Assessment 2022-0011
Project: Hampton Inn Hotel
Adopted: January 16, 2024
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This Page Intentionally Left Blank
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Site Development Permit No. SDP2022-0007 June 2023
The Centre at La Quinta Specific Plan 97-029 Amendment No. 6 - SP2022-0003 The Centre at La Quinta Specific Plan Initial Study Addendum No. 1 Page i
TABLE OF CONTENTS
1 INTRODUCTION, BACKGROUND, AND REGULATORY FRAMEWORK................................................ 1
1.1 PROJECT LOCATION...................................................................................................................... 1
1.2 PRIOR ENVIRONMENTAL DOCUMENTS ANALYZED...................................................................... 1
1.2.1 Mitigation Measures........................................................................................................ 2
1.3 DESCRIPTION OF PROPOSED SPECIFIC PLAN AMENDMENT NO. 6 .............................................. 6
1.4 RATIONALE FOR PREPARATION OF AN INITIAL STUDY ADDENDUM............................................ 6
1.5 DOCUMENT CONTENT AND FORMAT .......................................................................................... 8
1.6 SUMMARY OF FINDINGS - INITIAL STUDY ADDENDUM NO. 1 ..................................................... 8
1.7 DOCUMENTS INCORPORATED BY REFERENCE ............................................................................. 9
1.8 CONTACT PERSON ...................................................................................................................... 10 2 PROJECT DESCRIPTION...............................................................................................................11
2.1 INTRODUCTION........................................................................................................................... 11
2.2 PROJECT SITE SETTING................................................................................................................ 11
2.3 PROJECT CHARACTERISTICS........................................................................................................ 12
2.3.1 Regulatory Components and Entitlements.................................................................... 12
2.3.2 Physical Components..................................................................................................... 14
2.3.3 Operations ..................................................................................................................... 15
2.3.4 Construction Phases and Schedule................................................................................ 16 3 PROJECT SUMMARY AND ENVIRONMENTAL DETERMINATION....................................................23
3.1 ENVIRONMENTAL FACTORS POTENTIALLY AFFECTED ............................................................... 25
3.2 DETERMINATION........................................................................................................................ 25 4 ENVIRONMENTAL ANALYSIS.......................................................................................................26
4.1 AESTHETICS................................................................................................................................. 29
4.1.1 Discussion ....................................................................................................................... 29
4.1.2 Mitigation Measures...................................................................................................... 30
4.1.3 Conclusion...................................................................................................................... 30
4.2 AGRICULTURE & FORESTRY RESOURCES .................................................................................... 31
4.2.1 Discussion ....................................................................................................................... 31
4.2.2 Mitigation Measures...................................................................................................... 32
4.2.3 Conclusion...................................................................................................................... 32
4.3 AIR QUALITY................................................................................................................................ 33
4.3.1 Discussion ....................................................................................................................... 33
4.3.2 Mitigation Measures...................................................................................................... 37
4.3.3 Conclusion...................................................................................................................... 37
4.4 BIOLOGICAL RESOURCES ............................................................................................................ 38
4.4.1 Discussion ....................................................................................................................... 39 439 CLICK HERE to Return to Agenda
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The Centre at La Quinta Specific Plan 97-029 Amendment No. 6 - SP2022-0003 The Centre at La Quinta Specific Plan Initial Study Addendum No. 1 Page ii
4.4.2 Mitigation Measures...................................................................................................... 39
4.4.3 Conclusion...................................................................................................................... 41
4.5 CULTURAL RESOURCES ............................................................................................................... 42
4.5.1 Discussion ....................................................................................................................... 42
4.5.2 Mitigation Measures...................................................................................................... 43
4.5.3 Conclusion...................................................................................................................... 44
4.6 ENERGY ....................................................................................................................................... 45
4.6.1 Discussion ....................................................................................................................... 45
4.6.2 Mitigation Measures...................................................................................................... 46
4.6.3 Conclusion...................................................................................................................... 46
4.7 GEOLOGY AND SOILS .................................................................................................................. 47
4.7.1 Discussion ....................................................................................................................... 48
4.7.2 Mitigation Measures...................................................................................................... 49
4.7.3 Conclusion...................................................................................................................... 50
4.8 GREENHOUSE GAS EMISSIONS ................................................................................................... 51
4.8.1 Discussion ....................................................................................................................... 51
4.8.2 Mitigation Measures...................................................................................................... 52
4.8.3 Conclusion...................................................................................................................... 52
4.9 HAZARDS AND HAZARDOUS MATERIALS.................................................................................... 53
4.9.1 Discussion ....................................................................................................................... 54
4.9.2 Mitigation Measures...................................................................................................... 55
4.9.3 Conclusion...................................................................................................................... 55
4.10 HYDROLOGY AND WATER QUALITY............................................................................................ 56
4.10.1 Discussion ....................................................................................................................... 57
4.10.2 Mitigation Measures...................................................................................................... 59
4.10.3 Conclusion...................................................................................................................... 59
4.11 LAND USE AND PLANNING ......................................................................................................... 60
4.11.1 Discussion ....................................................................................................................... 60
4.11.2 Mitigation Measures...................................................................................................... 61
4.11.3 Conclusion...................................................................................................................... 61
4.12 MINERAL RESOURCES................................................................................................................. 62
4.12.1 Discussion ....................................................................................................................... 62
4.12.2 Mitigation Measures...................................................................................................... 62
4.12.3 Conclusion...................................................................................................................... 62
4.13 NOISE .......................................................................................................................................... 63
4.13.1 Discussion ....................................................................................................................... 64
4.13.2 Mitigation Measures...................................................................................................... 65
4.13.3 Conclusion...................................................................................................................... 65
4.14 POPULATION AND HOUSING...................................................................................................... 66
4.14.1 Discussion ....................................................................................................................... 66 440 CLICK HERE to Return to Agenda
Site Development Permit No. SDP2022-0007 June 2023
The Centre at La Quinta Specific Plan 97-029 Amendment No. 6 - SP2022-0003 The Centre at La Quinta Specific Plan Initial Study Addendum No. 1 Page iii
4.14.2 Mitigation Measures...................................................................................................... 67
4.14.3 Conclusion...................................................................................................................... 67
4.15 PUBLIC SERVICES......................................................................................................................... 68
4.15.1 Discussion ....................................................................................................................... 68
4.15.2 Mitigation Measures...................................................................................................... 69
4.15.3 Conclusion...................................................................................................................... 69
4.16 RECREATION ............................................................................................................................... 70
4.16.1 Discussion ....................................................................................................................... 70
4.16.2 Mitigation Measures...................................................................................................... 70
4.16.3 Conclusion...................................................................................................................... 71
4.17 TRANSPORTATION...................................................................................................................... 72
4.17.1 Discussion ....................................................................................................................... 73
4.17.2 Mitigation Measures...................................................................................................... 75
4.17.3 Conclusion...................................................................................................................... 76
4.18 TRIBAL CULTURAL RESOURCES................................................................................................... 77
4.18.1 Discussion ....................................................................................................................... 77
4.18.2 Mitigation Measures...................................................................................................... 78
4.18.3 Conclusion...................................................................................................................... 80
4.19 UTILITIES AND SERVICE SYSTEMS ............................................................................................... 81
4.19.1 Discussion ....................................................................................................................... 82
4.19.2 Mitigation Measures...................................................................................................... 83
4.19.3 Conclusion...................................................................................................................... 83
4.20 WILDFIRE..................................................................................................................................... 84
4.20.1 Discussion ....................................................................................................................... 84
4.20.2 Mitigation Measures...................................................................................................... 85
4.20.3 Conclusion...................................................................................................................... 85
4.21 MANDATORY FINDINGS OF SIGNIFICANCE................................................................................. 86
4.21.1 Discussion ....................................................................................................................... 86
4.21.2 Conclusions.................................................................................................................... 87
LIST OF TABLES
Table 1 – Specific Plan Mitigation Measures................................................................................................ 2 Table 2 – Existing and Proposed Development Standards - The Centre at La Quinta Specific Plan (SP)....13 Table 3 - Proposed Project Compliance with Revised Design Standards....................................................14 Table 4 – Surrounding Land Use .................................................................................................................24 Table 5 - Summary of 2018 Project Emissions............................................................................................34 Table 6 – Summary of Construction and Operational Related Regional Pollutant Emissions....................36 Table 7 - Local Construction Emissions at the Nearest Receptors..............................................................36 Table 8 – Proposed Project and Land Use Element General Plan Consistency ..........................................61 441 CLICK HERE to Return to Agenda
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The Centre at La Quinta Specific Plan 97-029 Amendment No. 6 - SP2022-0003 The Centre at La Quinta Specific Plan Initial Study Addendum No. 1 Page iv
LIST OF FIGURES
Figure 1 - Regional Vicinity..........................................................................................................................17 Figure 2 - Local Vicinity Map: Aerial Base ...................................................................................................18 Figure 3 - Specific Plan Amendment 5 Boundaries.....................................................................................19 Figure 4 - Conceptual Commercial Parcel Site Plan per Specific Plan Section 2.........................................20 Figure 5 - Proposed Commercial Parcel Site Plan.......................................................................................21 Figure 6 - Landscape Plan............................................................................................................................22
LIST OF APPENDICES
Appendix A La Quinta Hampton Inn Air Quality, Global Climate Change, and Energy Impact Analysis, Ganddini Group, Inc June 13, 2023
Appendix B-1 Hydrology Study for La Qunita Hampton Inn, Woodard Group, April 2022 Appendix B-2 Project Specific Water Quality Management Plan for Greens Group, APN 600-340-060, Woodard Group, April 2022
Appendix C La Quinta Parking and Traffic Consistency Study (JN 0232-0023), Trames Solutions, Inc., October 26, 2022
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Site Development Permit No. SDP2022-0007 June 2023
The Centre at La Quinta Specific Plan 97-029 Amendment No. 6 - SP2022-0003 The Centre at La Quinta Specific Plan Initial Study Addendum No. 1
1 INTRODUCTION, BACKGROUND, AND REGULATORY FRAMEWORK
The Greens Group (Applicant) proposes to construct the 125‐room hotel with a pool (Proposed Project) that the City of La Quinta (City) approved in 2018 on Assessor Parcel No. (APN) 600-340-060 (Project Site).
While the number of rooms and number of stories would be same as approved in 2018, the Proposed Project includes the following revisions: the building size would increase from 40,500 square feet (SF) to 73,645 SF; parking would be reduced from the 150 spaces approved to 125 spaces; and a Centre at La Quinta Specific Plan Specific Plan Amendment to increase the floor area ratio (FAR) from 0.35 to 0.61 for only APN 600-340-060 in the Regional Commercial Zone (Proposed Project).
The Project Site is south of Auto Centre Drive, west of La Quinta Drive, and east of Auto Center Way South in the zone of Planning Area II of The Centre at La Quinta Specific Plan 97-029 (Specific Plan). The City of La Quinta (City) originally adopted the Specific Plan in July 1997, and it has been amended five times.
Implementation of the Proposed Project would require approval of the following entitlements:
• Specific Plan Amendment No. 6 – SP2022-0003: To amend Table 3.1 “Development Standards” to increase the maximum development density from 42,700 to 74,645 SF, increase Floor Area Ratio (FAR) from 0.35 to 0.61 for the Regional Commercial Zone, which would be applicable only to APN 600-340- 060, and add a category for “Hotel Parking” to identify hotel parking standards to reflect the current hotel design.
• Site Development Permit No. SDP2022-0007: to develop APN 600-340-060 with a three-story 125‐ room, 73,645 SF hotel with a pool, and 125 parking spaces for the use of hotel guests and employees.
The purpose of this environmental analysis is to:
• Analyze the proposed amendment of the development standards in the Specific Plan to increase the FAR from 0.35 to 0.61 and corresponding 31,700 SF increase of the proposed hotel.
1.1 PROJECT LOCATION
The Specific Plan area is bounded by Adams Street to the west, Auto Centre Drive to the north and La Quinta Drive and the existing Walmart to the east (Figure 1 – Regional Vicinity). An apartment development lies on the southerly boundary. The Project Site is south of Auto Centre Drive, west of La Quinta Drive, and east of Auto Center Way South. The Proposed Project is located to the south along Auto Centre Drive, west of La Quinta Drive, and east of Auto Center Way South (Figure 2 – Local Vicinity Map:
Aerial Base).
1.2 PRIOR ENVIRONMENTAL DOCUMENTS ANALYZED
The City adopted the Centre at La Quinta Specific Plan 97-029 and Environmental Impact Report (EIR, State Clearinghouse No. 1997011055) in July 1997, to allow for the development of 275,000 square feet for nine new car dealership pads and/or auto related commercial pads on two of the nine pads. It also allowed for development of a 400, 000- square- foot mixed regional commercial center in three planning areas. Planning Areas I and II encompassed the auto center component and Planning Area III was designated for the mixed regional commercial center.
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Site Development Permit No. SDP2022-0007 June 2023
The Centre at La Quinta Specific Plan 97-029 Amendment No. 6 - SP2022-0003 The Centre at La Quinta Specific Plan Initial Study Addendum No. 1
Several amendments have been approved since the original approval. Amendment No. 5, approved in July 2018, subdivided Planning Area II (PA II) into two separate land use areas: the northerly 2.8 acres of the site would remain General Commercial and the remaining 19.2 acres, located south of the General Commercial, was amended to a Medium High Density Residential General Plan land use designation and a Medium Density zoning designation (Figure 3 – Specific Plan Amendment 5 Boundaries).
The Initial Study approved for Amendment No. 5 in July 2018 (First Carbon Solutions, 2018, herein referred to as the “2018 TCLQ Initial Study”) assessed the environmental impacts of a 131-unit residential community and the development of a 125‐room hotel with a pool in the General Commercial area. The hotel was described as three stories in height, with 13,500 square feet per floor, for a hotel building total of 40,500 square feet, and would include 150 parking spaces for the use of hotel guests and employees (Figure 4 – Conceptual Commercial Parcel Site Plan per Specific Plan Section 2). The City approved the 2018 TCLQ Initial Study along with mitigation measures that were incorporated and would be implemented to reduce impacts to less than significant.
1.2.1 Mitigation Measures
The 2018 TCLQ Initial Study identified mitigation measures that would reduce impacts to less than significant. The Mitigation Measures are summarized in Table 1 - Specific Plan Mitigation Measures.
Table 1 – Specific Plan Mitigation Measures
Topic Area MM Number Mitigation Measure
Air Resources MM AIR-1 During site preparation and grading activities, all off‐road construction equipment greater than 150 horsepower (>150 HP) shall be ARB certified Tier 3 or better.
Biological
Resources
MM BIO-1 Construction during Breeding Season and Pre-construction Breeding Bird Surveys
To be in compliance with the MBTA and the California Fish and Game Code, and to avoid and reduce direct and indirect impacts on migratory non-game breeding birds, and their nests, young, and eggs to less than significant levels, the following measures shall be implemented. • All ground-disturbing activities, including removal of vegetation, which would remove or disturb potential nest sites shall be scheduled outside the breeding bird season, if feasible. The breeding bird nesting season is typically from January 15 through September 15, but can vary slightly from year to year, usually depending on weather conditions. Removing all physical features that could potentially serve as nest sites outside of the breeding bird season also would help to prevent birds from nesting within the project site during the breeding season and during construction activities.
• If project activities that would remove or disturb potential nest sites cannot be avoided during January 15 through September 15, a qualified biologist shall conduct a pre-construction clearance and nesting bird survey to search for all potential nesting areas, breeding birds, and active nests or nest sites within the limits of project disturbance up to seven days prior to mobilization, staging and other 444 CLICK HERE to Return to Agenda
Site Development Permit No. SDP2022-0007 June 2023
The Centre at La Quinta Specific Plan 97-029 Amendment No. 6 - SP2022-0003 The Centre at La Quinta Specific Plan Initial Study Addendum No. 1
Topic Area MM Number Mitigation Measure
disturbances. The survey shall end no more than three days prior to vegetation, substrate, and structure removal and/or disturbance. • If no breeding birds or active nests are observed during the preconstruction survey, or if they are observed and would not be disturbed, then project activities may begin, and no further mitigation would be required.
• If an active bird nest is located during the pre-construction survey and potentially would be disturbed, a no-activity buffer zone shall be delineated on maps and marked (flagging or other means) up to 500 feet for special-status avian species and raptors, or 75 feet for non-special status avian species, at the discretion of the qualified biologist. The limits of the buffer shall be demarcated so as to not provide a specific indicator of the location of the nest to predators or people. Materials used to demarcate the nests would be removed as soon as work is complete, or the fledglings have left the nest.
Buffer zones shall not be disturbed until a qualified biologist determines that the nest is inactive.
• Birds or their active nests shall not be disturbed, captured, handled or moved. Inactive nests may be moved by a qualified biologist, if necessary, to avoid disturbance by project activities.
Cultural Resources MM CUL-1 Prior to any ground-disturbing activities, the applicant shall retain the services of a qualified archaeologist and Tribal Monitor. Copies of contracts with monitoring archaeologists and Tribal Monitors shall be provided to the City prior to the issuance of any ground-disturbing permit. Full‐time archaeological monitoring shall be conducted by a qualified archaeologist for excavations that will exceed 3 feet in depth.
In the event that buried cultural resources are discovered during construction, the archaeologist shall be permitted to stop construction operations within 50 feet of the find and the Applicant and/or the Applicant’s representative shall immediately notify the City. The archaeologist shall determine whether the finding requires further study. The Applicant shall include a standard inadvertent discovery clause in every construction contract to inform contractors of this requirement. The archaeologist shall make recommendations concerning appropriate measures that will be implemented to protect the resource(s), including but not limited to excavation and evaluation of the finds in accordance with Section 15064.5 of the CEQA Guidelines.
Any previously undiscovered resources found during construction within the project area should be recorded on appropriate Department of Parks and Recreation (DPR) 523 forms and evaluated for significance in terms of CEQA criteria. The archaeologist shall provide the City with a report of all monitoring activities within 30 days of completion of these activities.
Cultural Resources MM CUL-2 Prior to any ground-disturbing activities, the applicant shall retain the services of a qualified geologist or paleontologist. Full-time monitoring shall be conducted for all excavations that exceed 3 feet in depth. In the event that paleontological resources are discovered during construction, the paleontologist shall be permitted to stop construction operations within 50 feet of the find and the Applicant and/or the Applicant’s representative shall immediately notify the City. The paleontologist shall 445 CLICK HERE to Return to Agenda
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Topic Area MM Number Mitigation Measure
determine whether the finding requires further study. The Applicant shall include a standard inadvertent discovery clause in every construction contract to inform contractors of this requirement. The paleontologist shall make recommendations concerning appropriate measures that will be implemented to protect the resource(s), including but not limited to excavation and evaluation of the finds in accordance with the Society of Vertebrate Paleontology Guidelines. Any fossils recovered during mitigation shall be deposited in an accredited and permanent scientific institution. The paleontologist shall provide the City with a report of all monitoring activities within 30 days of completion of these activities.
Cultural Resources MM CUL-3 In the event of the accidental discovery of any human remains on the project, CEQA Guidelines Section 15064.5; Health and Safety Code Section 7050.5; and Public Resources Code (PRC) Sections 5097.94 and 5097.98 must be followed. If during the course of project development there is accidental discovery of any human remains, the following steps shall be taken:
1. There shall be no further excavation or disturbance of the site, or any nearby area reasonably suspected to overlie adjacent human remains until the County Coroner is contacted to
determine if the remains are Native American and if an
investigation of the cause of death is required. If the coroner determines the remains to be Native American, the coroner shall contact the Native American Heritage Commission
(NAHC) within 24 hours, and the NAHC shall identify the person or persons it believes to be the “most likely descendant” (MLD) of the deceased Native American. The MLD may make
recommendations to the landowner or the person responsible for the excavation work, for means of treating or disposing of, with appropriate dignity, the human remains, and any
associated grave goods as provided in Public Resource Code Section 5097.98, Environmental Issues.
Noise MM NOI-1 The project shall supply an alternate mechanical ventilation system for all proposed residential units that will permit windows to remain closed for prolonged periods of time.
Transportation MM TRANS-1 Curb‐and‐gutter and sidewalk improvements are in place but shall be modified accordingly, based on proposed driveway locations.
The project shall construct curb‐and‐gutter and sidewalk improvements along the project’s western boundary along the southern extension of Auto Center Way.
Adams Street & Driveway 1—Modify the raised median to provide the following storage lengths:
• Southbound Left‐Turn Lane: Improve the raised median to provide a pocket length of 100 feet to meet City standards for deceleration lanes and to allow right-in/right-out and left-in access only.
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Auto Center Way & Driveway 2—Construct the intersection with the following:
• Construct east leg to facilitate ingress and egress access to the proposed hotel.
Driveway 3 & Auto Centre Drive—Construct the intersection with the following:
• Construct south leg to facilitate ingress and egress access to the proposed hotel.
• Westbound left‐turn lane: provide a minimum of 50 feet of storage within the existing two‐way‐left turn lane (painted median).
La Quinta Drive & Driveway 4—Construct the intersection with the following:
• Construct west leg to facilitate ingress and egress access to the proposed residential use.
• Northbound left‐turn lane: provide a minimum of 50 feet of storage within the existing two‐way‐left turn lane (painted median).
Tribal/Cultural
Resources
MM TRI-1 Prior to any ground-disturbing activities, the applicant shall retain the services of a qualified archaeologist and Tribal Monitor. Copies of contracts with monitoring archaeologists and Tribal Monitors shall be provided to the City prior to the issuance of any ground-disturbing permit. Full-time archaeological monitoring shall be conducted by a qualified archaeologist for excavations that will exceed 3 feet in depth.
In the event that buried cultural resources are discovered during construction, the archaeologist shall be permitted to stop construction operations within 50 feet of the find and the Applicant and/or the Applicant’s representative shall immediately notify the City. The archaeologist shall determine whether the finding requires further study. The Applicant shall include a standard inadvertent discovery clause in every construction contract to inform contractors of this requirement. The archaeologist shall make recommendations concerning appropriate measures that will be implemented to protect the resource(s), including but not limited to excavation and evaluation of the finds in accordance with Section 15064.5 of the CEQA Guidelines.
Any previously undiscovered resources found during construction within the project area should be recorded on appropriate Department of Parks and Recreation (DPR) 523 forms and evaluated for significance in terms of CEQA criteria. The archaeologist shall provide the City with a report of all monitoring activities within 30 days of completion of these activities.
Tribal/Cultural
Resources
MM TRI-2 Prior to any ground-disturbing activities, the applicant shall retain the services of a qualified geologist or paleontologist. Full-time monitoring shall be conducted for all excavations that exceed 3 feet in depth. In the event that paleontological resources are discovered during construction, the paleontologist shall be permitted to stop construction operations within 50 feet of the find and the Applicant and/or the Applicant’s representative shall immediately notify the City. The paleontologist shall determine whether the finding requires further study. The Applicant shall include a standard inadvertent discovery clause in every 447 CLICK HERE to Return to Agenda
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construction contract to inform contractors of this requirement. The paleontologist shall make recommendations concerning appropriate measures that will be implemented to protect the resource(s), including but not limited to excavation and evaluation of the finds in accordance with the Society of Vertebrate Paleontology Guidelines. Any fossils recovered during mitigation shall be deposited in an accredited and permanent scientific institution. The paleontologist shall provide the City with a report of all monitoring activities within 30 days of completion of these activities.
Tribal/Cultural
Resources
MM TRI-3 In the event of the accidental discovery of any human remains on the project, CEQA Guidelines Section 15064.5; Health and Safety Code Section 7050.5; and Public Resources Code (PRC) Sections 5097.94 and 5097.98 must be followed. If during the course of project development there is accidental discovery of any human remains, the following steps shall be taken:
1. There shall be no further excavation or disturbance of the site, or any nearby area reasonably suspected to overlie adjacent human remains, until the County Coroner is contacted to determine if the remains are Native American and if an investigation of the cause of death is required. If the coroner determines the remains to be Native American, the coroner shall contact the Native American Heritage Commission (NAHC) within 24 hours, and the NAHC shall identify the person or persons it believes to be the “most likely descendant” (MLD) of the deceased Native American. The MLD may make recommendations to the landowner or the person responsible for the excavation work, for means of treating or disposing of, with appropriate dignity, the human remains, and any associated grave goods as provided in Public Resource Code Section 5097.98, Environmental Issues.
1.3 DESCRIPTION OF PROPOSED SPECIFIC PLAN AMENDMENT NO. 6 Specific Plan Amendment (SPA) No. SP2022-0003 would amend Table 3.1 “Development Standards” to increase the maximum development density from 42,700 to 74,400 SF, increase Floor Area Ratio (FAR) from 0.35 to 0.61 which would be applicable only to APN 600-340-060, and add a category for “Hotel Parking” to identify hotel parking standards.
1.4 RATIONALE FOR PREPARATION OF AN INITIAL STUDY ADDENDUM The Proposed Project is a project under the California Environmental Quality Act (Public Resource Code § 21000 et seq.: “CEQA”). The primary purpose of CEQA is to inform the public and decision makers as to the potential impacts of a project and to allow an opportunity for public input to ensure informed decision-making. CEQA requires all state and local government agencies to consider the environmental effects of projects over which they have discretionary authority. CEQA also requires each public agency to mitigate or avoid any significant environmental impacts resulting from the implementation of projects subject to CEQA.
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Pursuant to Section 15367 of the State CEQA Guidelines, the City of La Quinta (the City) is the lead agency for the Proposed Project. The lead agency is the public agency that has the principal responsibility for conducting or approving a project. The City, as the lead agency for the Proposed Project, is responsible for preparing environmental documentation in accordance with CEQA to determine if approval of the discretionary actions requested and subsequent development of the Proposed Project would have a significant impact on the environment.
The Proposed Specific Plan Amendment No. 6 includes changes to development standards that were analyzed in a previously adopted environmental document, namely the 2018 TCLQ Initial Study.
CEQA Guidelines Section 15164, subd. (a) provides that the lead agency or a responsible agency shall prepare an addendum to a previously certified Environmental Impact Report or Negative Declaration (ND) if some changes or additions are necessary but none of the conditions described in CEQA Guidelines Section 15162 calling for preparation of a subsequent Environmental Impact Report (EIR) or ND have occurred (CEQA Guidelines, Section 15164, subd. (a)).
An addendum need not be circulated for public review but can be included in or attached to the Final EIR or ND (CEQA Guidelines Section 15164, subd. (c)). The decision-making body shall consider the addendum with the Final EIR prior to making a decision on the project (CEQA Guidelines Section 15164, subd. (d)).
An agency must also include a brief explanation of the decision not to prepare a subsequent EIR or ND pursuant to Section 15162 (CEQA Guidelines Section 15164, subd. (e)).
Consequently, once an Environmental Impact Report (EIR) or Negative Declaration (ND) has been certified for a project, no subsequent EIR or ND is required under CEQA unless, based on substantial evidence the conditions described in CEQA Guidelines Section 15162 are met:
(1) Substantial changes are proposed in the project which will require major revisions of the previous EIR or negative declaration due to the involvement of new significant environmental effects or a substantial increase in the severity of previously identified significant effects;
(2) Substantial changes occur with respect to the circumstances under which the project is undertaken which will require major revisions of the previous EIR or Negative Declaration due to the involvement of new significant environmental effects or a substantial increase in the severity of previously identified significant effects; or
(3) New information of substantial importance, which was not known and could not have been known with the exercise of reasonable diligence at the time the previous EIR was certified as complete or the Negative Declaration was adopted, shows any of the following:
(A) The project will have one or more significant effects not discussed in the previous EIR or negative declaration;
(B) Significant effects previously examined will be substantially more severe than shown in the previous EIR;
(C) Mitigation measures or alternatives previously found not to be feasible would in fact be feasible, and would substantially reduce one or more significant effects of the project, but the project proponents decline to adopt the mitigation measure or alternative; or 449 CLICK HERE to Return to Agenda
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(D) Mitigation measures or alternatives which are considerably different from those analyzed in the previous EIR would substantially reduce one or more significant effects on the environment, but the project proponents decline to adopt the mitigation measure or alternative.
This 2018 TCLQ Initial Study Amendment No. 1 and attached documents constitute substantial evidence supporting the conclusion that preparation of a supplemental or subsequent EIR is not required prior to approval because the conditions described in CEQA Guidelines Section 15162 are not met. Therefore, an Addendum to 2018 TCLQ Initial Study can be prepared pursuant to CEQA Guidelines Section 15164.
1.5 DOCUMENT CONTENT AND FORMAT
This 2018 TCLQ Initial Study Addendum No. 1 is based on the Environmental Checklist Form (Form), as suggested in Section 15063(d)(3) of the State CEQA Guidelines, as amended, and includes a series of questions about the Project for each of the listed environmental topics. The format of the Form has been revised to evaluate the categories in terms of any changed condition (e.g., changed circumstances, project changes, or new information of substantial importance) that may result in a changed environmental result (e.g., a new significant impact or substantial increase in the severity of a previously identified significant effect) (CEQA Guidelines § 15162[a]).
The Specific Plan Initial Study Addendum No. 1 is organized as follows:
• Section 1 – Introduction, Background, Regulatory Framework. This section introduces the scope of the Project, the City’s role in the Project, the regulatory requirements for Project approval, as well as a summary of findings.
• Section 2 – Project Description. This section details the Proposed Project components and general environmental setting.
• Section 3 – Project Summary and Environmental Determination. This section summarizes the Project and actions to be undertaken by the City. This section also provides the determination of the environmental document to be approved by the City.
• Section 4 – Environmental Analysis. This section contains the Environmental Checklist Form (Form), as suggested in Section 15063(d)(3) of the State CEQA Guidelines, as amended, and includes a series of questions about the Project for each of the listed environmental topics. Refer to Section 4 of this document for details as to how the Form has been modified to determine if the environmental impacts associated with the Project trigger conditions pursuant to CEQA Guidelines Section 15162 which would identify if an Amendment or an Addendum should be prepared.
1.6 SUMMARY OF FINDINGS - INITIAL STUDY ADDENDUM NO. 1
Based on the analysis in Section 4, the Addendum concludes the following:
• The Proposed Project will not cause significant effects on the environment that were not examined in 2018 TCLQ Initial Study.
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• All potentially significant impacts of the Proposed Project are mitigated and avoided pursuant to paragraph (1) of subdivision (a) of Section 21081 of the Public Resources Code, as a result of the 2018 TCLQ Initial Study.
• The 2018 TCLQ Initial Study examined at a sufficient level of detail the Proposed Project’s effects on the environment to enable those effects to be mitigated or avoided by site-specific revisions, the imposition of conditions, or by other means in connection with the approval of the Proposed Project.
• The Proposed Project is consistent with the Centre at La Quinta Specific Plan 97-029, the applicable local land use plans, and zoning of the City of La Quinta. • No substantial changes are proposed to the implementation of the Centre at La Quinta Specific Plan 97-029 through the Proposed Project which will require major revisions of 2018 TCLQ Initial Study.
• No substantial changes have occurred with respect to the circumstances under which the Proposed Project is being undertaken, which will require major revisions in 2018 TCLQ Initial Study.
• Lastly, no new information has become available, which was not known and could not have been known, at the time that 2018 TCLQ Initial Study was approved, with mitigation measures incorporated, as complete that is relevant to the conclusions and findings of 2018 TCLQ Initial Study.
1.7 DOCUMENTS INCORPORATED BY REFERENCE
The following reports and/or studies are applicable to development of the Project Site and are hereby incorporated by reference:
• La Quinta 2035 General Plan, City of La Quinta, (GP), adopted February 19, 2013 (Available at:
https://www.laquintaca.gov/business/design-and-development/planning-division/2035-la-quintageneral-plan) • The Centre at La Quinta Specific Plan 97-029, Amendment No. 5, Specific Plan Amendment 2017-0003, (CLQSP), adopted July 3, 2018.
• Initial Study/Mitigated Negative Declaration, La Quinta—The Centre at La Quinta (APN 600‐340‐048) Project, City of La Quinta, Riverside County, California, prepared by FirstCarbon Solutions, March 2018 (herein referred to as 2018 TCLQ Initial Study).
• Resolution No. 2018- 038, EA 2017- 0009; GPA 2017- 0001; TTM 2017- 0007 JPM 37359); SP 2017- 0003; SDP 2017- 0012, The Centre at La Quinta, Adopted: July 3, 2018, City of La Quinta. 451 CLICK HERE to Return to Agenda
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1.8 CONTACT PERSON
Any questions about the preparation of the Initial Study, its assumptions, or its conclusions should be referred to the following:
Attn: Sijifredo Fernandez, Associate Planner
Community Development Department – Planning Division
Design and Development
City of La Quinta
78-495 Calle Tampico, La Quinta, CA 92253
Phone: (760) 777-7023
Email: [email protected]
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2 PROJECT DESCRIPTION
2.1 INTRODUCTION
The Greens Group (Applicant) proposes to construct the 125‐room hotel with a pool that was approved by the City of La Quinta (City) in 2018 for APN 600-340-060 (Project Site). While the number of rooms and number of stories would be same as approved in 2018, the Proposed Project includes increasing the building size from 40,500 square feet (SF) to 73,645 SF, and parking would be reduced from the 150 spaces approved to 125 spaces.(Figure 5 – Proposed Commercial Parcel Site Plan). The building size increase is due to changes as a result of the hotel’s final design which was modified from the conceptual design evaluated in the 2018 Initial Study prepared for Specific Plan Amendment 5.
The Proposed Project Site lies within the Regional Commercial area of The Centre at La Quinta Specific Plan 97-029 (Specific Plan), which was originally adopted by the City of La Quinta (City) in July 1997.
Implementation of the Proposed Project would require a sixth amendment to The Centre at La Quinta Specific Plan to increase the FAR from 0.35 to 0.61 for Assessor Parcel No. (APN) 600-340-060 and add a category for “Hotel Parking” to identify hotel parking standards to reflect the current hotel design.
2.2 PROJECT SITE SETTING
The Project Site is part of The Centre at La Quinta Specific Plan No. 97-029. The City of La Quinta in July 1997 approved The Centre at La Quinta Specific Plan No. 97- 029 ("Specific Plan") with amendments for a
99.3-acre Project located east of Adams Street, south of Highway 111 and west of Dune Palms Road. The entire Specific Plan area is designated General Commercial on the Land Use Element of the General Plan and is zoned CR - Regional Commercial on the City of La Quinta Zoning Map. The entire Specific Plan is built out except for Planning Area II which is regulated by Specific Plan Amendment No. 4. This area has remained undeveloped for over 20 years. Specific Plan Amendment No.5 allowed the construction of medium density detached housing and a hotel near services and employment in Planning Area II.
Specifically, the Project Site consists of an irregularly shaped undeveloped lot and is bounded on the north by Auto Centre Drive, on the south by undeveloped residential land which was approved as part of Specific Plan Amendment 5, on the east by La Quinta Drive, with commercial development beyond, and on the west by Auto Centre Way South, with vacant Regional Commercial land beyond.
The Project Site lies within the United States Geological Survey (USGS) La Quinta, California 7.5 Minute Quadrangle map (USGS 2012). The property elevation is approximately 69 feet above mean seal level (amsl). Surface drainage flows to the east‐southeast toward the lower elevations.
The property has never been developed, except for agricultural fields during the early 1960s until early 1970s.
Site Land Use and Zoning
Land Use: The City’ s General Plan was adopted in February 2013 and governs the land uses planned for the Specific Plan area. The existing General Plan Land Use designation for the Project Site is General Commercial (GC). The full range of commercial uses can occur within this designation, ranging from 453 CLICK HERE to Return to Agenda
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supermarkets and drugstores in a neighborhood shopping center, to major national retailers in large buildings. General Commercial uses also include professional offices, service businesses, restaurants, hotels or motels, research and development and warehousing or similar low impact quasi-‐industrial projects. As established in the City’s Land Use Policy 7.1, mixed use development is also appropriate in this designation. Mixed use projects can include vertical mixed use – where retail/office occurs on the ground floor, with residential units above; horizontal mixed use – where retail/ office uses and higher density residential occur next to each other and are integrated through pedestrian connections and common areas; or mixed use added to existing commercial development – where the residential project abuts or wraps around an existing commercial development.
Zoning: According to the City of La Quinta Zoning Map, the Project Site is zoned as CR (Regional Commercial), which is a commercial category within the General Commercial Land Use. This zoning designation applies to most commercial land on Highway 111 in the City. The full range of commercial uses can occur within this designation, ranging from supermarkets and drugstores in a neighborhood shopping center, to major national retailers in large buildings. The CR district is intended to provide a broad range of goods and services serving the entire region. Representative land uses include corporate headquarters, regional service centers, research and development facilities, major community facilities, major medical facilities, overnight commercial lodging, entertainment, and automobile‐oriented sales and services.
2.3 PROJECT CHARACTERISTICS
2.3.1 Regulatory Components and Entitlements
Specific Plan Amendment: The Regional Commercial land use development standards for the Specific Plan are identified in Specific Plan Section 3.1.2 – Standards, specifically, Table 3.1: Development Standards - Regional Commercial. The Specific Plan Standards allow for a maximum development intensity of 42,700 SF with a FAR of 0.35 and does not provide parking calculation guidance for a hotel.
The Proposed Project would amend Table 3.1 “Development Standards- Regional Commercial” to increase the maximum development density from 42,700 to 74,400 SF, increase FAR from 0.35 to 0.61, and add a category for “Hotel Parking” to identify hotel parking standards to reflect the proposed hotel design. Table 2 – Existing and Proposed Development Standards identifies the existing development standards from Table 3.1 in the Specific Plan. Proposed additions to Table 3.1, are reflected in underlined text (underlined text) and deletions are reflected in strikeout text (strikeout). 454 CLICK HERE to Return to Agenda
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Table 2 – Existing and Proposed Development Standards - The Centre at La Quinta Specific Plan (SP) Development Element SP Regional Commercial
Maximum development intensity
42,700 SF
FAR 0.35
74,400 SF1
FAR .611
FAR .35
FAR .611
Minimum lot size 2.8 Acres -
Maximum structure height* 50' 50'
Maximum number of stories 4 4
Minimum public street setbacks
Auto Centre Drive 20' building/
10' landscape
20' building/
10' landscape
Auto Center Way South 20' building/ 20' building/
10' landscape
La Quinta 20' building/ 20' building/
10' landscape
Minimum setback adjacent to residential parcels 50'* 50' building/ 10' landscape
Landscape 5% of total site 5% of total site
Hotel Parking 1 space per room 1 space per room (min)
1.3 space for room (max)
1: Applicable only to APN 600-340-060
*Setbacks shall be increased 0.5' for every foot above 35 feet in height Hotel Parking – New Development Standard Category
A new category for Hotel Parking would be added to The Centre at La Quinta Specific Plan, Table 3.1, Development Standards-Regional Commercial to require one parking space per room, with a minimum of
1.1 space per room and a maximum of 1.3 spaces per room.
The proposed parking rate is not based on City standards identified in the City of La Qunita Zoning Code, Section 9.150, Table 9-12. The proposed parking is derived from a Project-specific study (Appendix C - La Quinta Parking and Traffic Consistency Study (JN 0232-0023), prepared by Trames Solutions, Inc, October 26, 2022) which used the Institute of Transportation Engineers (ITE) manual that summarizes parking demand findings for a variety of land uses. The manual titled Parking Generation (5th Edition, 2019) provides recommended parking rates for uses based on independent variables. For land use code 310 (Hotel), the manual indicates that the average parking rate is 0.74 and the 85th percentile parking rate is 0.99 parking spaces per room for suburban areas. This rate accounts for hotels that include supporting facilities such as restaurants, lounges, meeting rooms, recreational facilities, and retail/service shops. The study in Appendix C also reviewed hotel parking standards in cities near La Quinta. 455 CLICK HERE to Return to Agenda
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2.3.2 Physical Components
The Proposed Project would be designed to comply with the Revised Development Standards for the Regional Commercial land use development as identified in Table 3 – Proposed Project Compliance with Revised Design Standards.
Table 3 - Proposed Project Compliance with Revised Design Standards Development Element SP
as Revised
Regional Commercial
as Revised
Proposed Project
Compliance
Maximum development
intensity
42,700 SF
FAR 0.35
74,400 SF1
FAR .611
FAR .35
FAR .611
Total Building area: 73,645
FAR 0.6
Minimum lot size 2.8 Acres -- 2.8 Acres
Maximum structure height* 50' 50' 46’
Maximum number of stories 4 4 3
Minimum public street setbacks
Auto Centre Drive 20' building/
10' landscape
20' building/
10' landscape
20' + 4' = 24' building /
10' landscape
36'-6" provided
Auto Center Way South 20' building/
10' landscape
20' building/
10' landscape
20' + 4' = 24' building /
10' landscape
24'-5" provided
La Quinta 20' building/
10' landscape
20' building/
10' landscape
20' building / 10' landscape
315' provided
Minimum setback adjacent
to residential parcels 50'* 50' building/10' landscape 83’ building Landscape 5% of total site 5% of total site 29%
Hotel Parking
(New Development
Element)
1 space per room 1 space per room (min)
1.3 space for room (max)
parking provided:
1/room, 125 spaces (includes 5
ADA) 1: Applicable only to APN 600-340-060
*Setbacks shall be increased 0.5' for every foot above 35 feet in height Site Plan: The Proposed Project would include the construction of a total of a 125-room hotel with a pool.
The 73,645 SF hotel is an “L” shape, with portions of the building fronting Auto Center Way and the southern boundary. The pool, patio area and dog park would face Auto Center Drive and screened by a 5- foot-high cement block wall. An earthen retention basin is proposed for the east side, along La Quinta Drive.
The hotel entrance is along the southern boundary. While medium density residentially zoned property exists along the southern property boundary (which was approved in Specific Plan Amendment 5), the building is set back approximately 83 feet from the southern property boundary, with parking and landscaping planned within the setback area. Additionally, the residential development includes a concrete wall at the property line, which would be installed by the residential development. 456 CLICK HERE to Return to Agenda
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Site Access and Circulation. Primary vehicular access to the Project Site is by one 30-foot-wide driveway along Auto Center Drive, and one 30-foot-wide driveway along Auto Center Way, both with reciprocal access and unrestricted turning movements onto both roadways. Parking is situated along the southern boundary, along the east side of the Site, and along the northeast portion of the Site, along Auto Center Drive.
Architectural Style. The Proposed Project is designed with neutral earthtones, with rust and blue accents, along with varying elevations at the entrance to reduce the effect of massing.
Landscape. The landscape concept provides a comprehensive, layered drought tolerant plant palette with species commonly found throughout La Quinta, such as hybrid palo verde, crepe myrtle, sweet acacia, and shoestring acacia, as shown in Figure 6 – Landscape Plan. Crepe myrtle and shrubs would line the southern boundary. The parcel abutting the Project Site is vacant and planned for residential. The residential development would construct a block wall on the residential parcel. Until then a chain link fence may be installed at the property line to delineate the property boundary.
Parking. The Project Site contains a total of 125 parking spaces which includes five Americans with Disabilities Act (ADA)-compliant stalls. Fourteen of the 125 stalls would be “oversized parking” to accommodate larger vehicles such as RVs or truck and tractor trailers. Pursuant to Section 5.106.5.2 of the 2023 California Green Building Standards Code (CCR, Title 24, Part 11 – CalGreen), EV charging would be provided.
Stormwater Management. The Project proposes an 8,865 SF earthen retention basin on the eastern end of the Project Site. Construction of the Proposed Project would also require the construction contractor to prepare a Stormwater Pollution Prevention Plan (SWPPP) as the Project Site is more than 1 acre.
Utilities and Services. Public water and sewer are served by the Coachella Valley Water District (CVWD).
Electrical service is readily available through Imperial Irrigation District (IID), and natural gas is available through the Southern California Gas Company. Solid waste services would be provided by Burrtec Waste Industries, the contract waste hauler for the City.
Off-Site Improvements. The off-site civil work would consist of the driveway approaches along Auto Center Drive and Auto Center Way South. There is existing sidewalk and curb and gutter along Auto Center Drive, which would remain. New sidewalk and curb and gutter are planned for Auto Center Way South.
Additionally, the Project will be conditioned to dedicate right-of-way (ROW) per the City’s direction.
2.3.3 Operations
The hotel is planned to be managed as a Hampton Inn. The hotel would be staffed 24/7, year-round and is anticipated to be operated by approximately 11 staff members. During the day, the typical shift will consist of seven housekeepers, two front desk clerks, one part time maintenance person, and one hotel manager from 9am to 4pm. During the swing shift and overnight shift, there would be one employee in the hotel.
The hotel services do not require a designated loading and delivery area. The deliveries anticipated would typically consist of small sundry items for the hotel market. These deliveries are typically made daily by a 457 CLICK HERE to Return to Agenda
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small van, no larger than 24-foot-long. Because the quantities are small, the time required to load and unload the delivery typically requires less than 10 to 15 minutes and are made during off-peak times. All laundry facilities are on site; therefore, no laundry deliveries are necessary.
Each guestroom would have a vanity area, work desk, a built-in refrigerator, microwave, and bathroom with a shower. Each room will also have a flat screen television, clothes closet, and a variety of bed sizes (e.g., king, or double queen beds). Amenities for hotel guests include an exercise room, ski lockers, bicycle accommodations, guest laundry, a business center, an indoor pool, outdoor patio, and a fire pit. Exterior cameras would be mounted at building entrances, the patio area, and the parking lot.
The anticipated occupancy has seasonal variability but is estimated at 78 percent.
2.3.4 Construction Phases and Schedule
Construction is anticipated to occur in one phase, beginning in Spring 2024, and last approximately 14 months, with an opening date in 2025. Initial site improvements include demolition, grading and underground infrastructure followed by building construction, paving and landscape, and painting activities. The grading quantities are anticipated to balance on site and little to no import or export of fill material is anticipated. Project construction would require the use of heavy equipment such as dozers, scrapers, paving machines, concrete trucks, and water trucks.
Construction activities include the following:
Site preparation. The site preparation phase would consist of removing any vegetation, prior to grading and last for approximately one week. The onsite equipment would consist of one grader, one scraper, and one of either a tractor, loader, or backhoe.
Grading. The grading phase would occur after completion of the site preparation phase and is anticipated to occur over four weeks. The grading activities are anticipated to be balanced, which would not require any dirt to be imported or exported from the Project Site. The onsite equipment would consist of one grader, one rubber‐tired dozer, and two tractors, loaders, or backhoes.
Building Construction – Construction of the hotel would occur after the completion of the grading phase and is anticipated to occur over 10 months. The onsite equipment would consist of the simultaneous operation of one crane, two forklifts, one generator, three welders, and one of either a tractor, loader, or backhoe.
Final Site Paving and Landscaping – The paving phase would consist of paving the onsite road and surface parking spaces and site landscaping. The paving phase would occur after completion of the building construction phase and was modeled as occurring over four weeks. The onsite equipment is anticipated to consist of the simultaneous operation of one cement and mortar mixer, one paver, one paving equipment, two rollers, and one of either a tractor, loader, or backhoe.
Architectural Coating. The application of architectural coatings would occur after completion of the paving phase. The onsite equipment would consist of various stucco application equipment and paint compressors. The coatings could occur over approximately two months.
Best Management Practices During Construction. The Applicant and construction contractor would be required to conform to conform to Federal, State, and Local regulations which are identified throughout this document.
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The Centre at La Quinta Specific Plan 97-029 Amendment No. 6 and The Centre at La Quinta Initial Study Addendum No. 1
Figure 1: Regional Vicinity Map
Source: First Carbon Solutions, 2018 Not to Scale
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Figure 2: Local Vicinity Map: Aerial Base
Source: Riverside County, Map My County Not to Scale
Project Site:
APN: 600-340-060
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Figure 3: Specific Plan Amendment 5 Boundaries
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Figure 4: Conceptual Commercial Parcel Site Plan per Specific Plan Section 2 Source: The Centre at La Quinta Initial Study, First Carbon Solutions, March 2018 Not to Scale 462
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Figure 5: Proposed Commercial Parcel Site Plan
Source: Robert F. Tuttle Architect, Inc. Not to Scale
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Figure 6: Landscape Plan
Source: Sitescapes. Not to Scale
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3 PROJECT SUMMARY AND ENVIRONMENTAL DETERMINATION
1. Project Title: The Centre at La Quinta Specific Plan 97-029 Amendment No. 6 La Quinta Hotel
2. Lead Agency Name: City of La Quinta
Address Design and Development
78-495 Calle Tampico, La Quinta, CA 92253
3. Contact Person: Sijifredo Fernandez, Associate Planner Phone: (760) 777-7023
Email: [email protected]
5. Project Location: Auto Centre Drive, between Auto Center Way and La Quinta Drive Assessor Parcel No 600-340-060
La Quinta USGS Quad; T5S, R7E, Sect. 29
Latitude 33.70701 N, Longitude 116.28319 W
4. Applicant: Greens Group
Address 8815 Research Drive
Irvine, CA 92618
6. General Plan Designation: Specific Plan – The Centre at La Quinta Specific Plan
7. Zoning Designation: Regional Commercial (CR)
8. Description of Project: The Greens Group (Applicant) proposes to construct the 125‐ room hotel with a pool (Proposed Project) that was approved by the City of La Quinta (City) in 2018 for Assessor’s Parcel No. (APN) 600-340-060 (Project Site). While the number of rooms and number of stories would be same as approved in 2018, the following revisions are proposed: the building size would increase from 40,500 square feet (SF) to 73,645 SF; parking would be reduced from the 150 spaces approved to 125
spaces; and a Centre at La Quinta Specific Plan Specific Plan Amendment to increase the floor area ratio (FAR) from 0.35 to 0.61 for the Regional Commercial Zone on APN 600-340- 060 (Proposed Project).
9. Surrounding Land Uses:
Surrounding land uses are identified in Table 4 – Surrounding Land Use. 465 CLICK HERE to Return to Agenda
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Table 4 – Surrounding Land Use
Direction Existing Land Use Description
North Auto Centre Drive, auto dealerships north of Auto Centre Drive East La Quinta Drive, Commercial and parking beyond
South Vacant, zoned for medium density residential
West Adams Street, medium density residential beyond
10. Other Public Agencies Whose Approval is Required:
The following ministerial approvals are required for the Project:
• South Coast Air Quality Management District (SCAQMD): Permits as needed for construction; and • State Water Resources Control Board – approval of a General Industrial Activities Storm Water Permit and the General Construction Activity Storm Water Permit for construction activity over 1 acre.
11. California Native American Consultation:
HAVE CALIFORNIA NATIVE AMERICAN TRIBES TRADITIONALLY AND CULTURALLY AFFILIATED WITH THE
PROJECT AREA REQUESTED CONSULTATION PURSUANT TO PUBLIC RESOURCES CODE SECTION 21080.3.1? IF SO, IS THERE A PLAN FOR CONSULTATION THAT INCLUDES, FOR EXAMPLE, THE
DETERMINATION OF SIGNIFICANCE OF IMPACTS TO TRIBAL CULTURAL RESOURCES, PROCEDURES REGARDING CONFIDENTIALITY, ETC.?
Public Resources Code (PRC) Section 21080.3.1(b) states that “Prior to the release of a negative declaration, mitigated negative declaration, or environmental impact report for a project, the lead agency shall begin consultation with a California Native American tribe that is traditionally and culturally affiliated with the geographic area of the proposed project if…” and identifies various conditions relative to tribal consultation.
The environmental review for this Project is an Addendum to The Centre at La Quinta Specific Plan Specific Plan Initial Study, therefore, Native American consultation in accordance with Public Resources Code Section 21080.3.1 does not apply.
However, Government Code Section 65453 requires local governments to use the same processes for adoption and amendment of specific plans as for general plans. The adoption of general plans and specific plans require tribal consultation prior to the amendment or adoption of general or specific plans.
This Project includes an amendment to The Centre at La Qunita Specific Plan, therefore, the City conducted tribal consultation in accordance with SB18.
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3.1 ENVIRONMENTAL FACTORS POTENTIALLY AFFECTED
Based on the analysis in Section 4, the environmental factors checked below would be potentially affected by the Proposed Project, involving at least one impact that is a "Potentially Significant Impact" as indicated by the checklist on the following pages. None of the environmental factors were checked because the Proposed Project would not result in any potential significant impacts after the implementation of the recommended mitigation measures.
Aesthetics Agriculture and Forestry Resources Air Quality Biological Resources Cultural Resources Energy
Geology / Soils Greenhouse Gas Emissions Hazards & Hazardous Materials Hydrology / Water Quality Land Use / Planning Mineral Resources Noise Population / Housing Public Services
Recreation Transportation Tribal Cultural Resources
Utilities / Service Systems Wildfire Mandatory Findings of Significance
3.2 DETERMINATION
Based on this initial evaluation, the following finding is made:
The proposed project COULD NOT have a significant effect on the environment, and a NEGATIVE DECLARATION will be prepared.
Although the proposed project could have a significant effect on the environment, there will not be a significant effect in this case because revisions in the project have been made by or agreed to by the project proponent. A MITIGATED NEGATIVE DECLARATION will be prepared.
The proposed project MAY have a significant effect on the environment, and an ENVIRONMENTAL IMPACT REPORT is required.
The proposed project MAY have a "potentially significant impact" or "potentially significant unless mitigated" impact on the environment, but at least one effect 1) has been adequately analyzed in an earlier document pursuant to applicable legal standards, and 2) has been addressed by mitigation measures based on the earlier analysis as described on attached sheets. An ENVIRONMENTAL IMPACT REPORT is required, but it must analyze only the effects that remain to be addressed.
X
Although the proposed project could have a significant effect on the environment, because all potentially significant effects (a) have been analyzed adequately in an earlier EIR or NEGATIVE DECLARATION pursuant to applicable standards, and (b) have been avoided or mitigated pursuant to that earlier EIR or NEGATIVE DECLARATION, including revisions or mitigation measures that are imposed upon the proposed project, nothing further is required.
Signature Date
Name Title
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4 ENVIRONMENTAL ANALYSIS
The questions posed in the checklist are derived from 2018 TCLQ Initial Study and the most current CEQA Guidelines Checklist Form. The purpose of the checklist is to evaluate the categories in terms of any changed condition (e.g., changed circumstances, project changes, or new information of substantial importance) that may result in a changed environmental result (e.g., a new significant impact or substantial increase in the severity of a previously identified significant effect) (CEQA Guidelines § 15162).
USE OF THE INITIAL STUDY CHECKLIST
For the 2018 TCLQ Initial Study, the Checklist Form located in Appendix G of the 2018 CEQA Guidelines was used to analyze Project impacts. Since that time, the California Natural Resources Agency (the “Natural Resources Agency”) has made significant changes to the CEQA Guidelines effective in 2018 and 2019, and subsequently, the Checklist Form in Appendix G, which are not reflected in the 2018 TCLQ Initial Study.
The amendments addressed legislative changes to the California Environmental Quality Act (CEQA), clarified certain portions of the existing CEQA Guidelines, and updated the CEQA Guidelines to be consistent with recent court decisions. The following major changes to the 2019 CEQA Guidelines include:
• Added sections: 15064.3 (transportation) and 15234 (remand procedures). • Amended sections: 15004, 15051, 15061, 15062, 15063, 15064, 15064.4, 15064.7, 15072, 15075, 15082, 15086, 15087, 15088, 15094, 15107, 15124, 15125, 15126.2, 15126.4, 15152, 15155, 15168, 15182, 15222, 15269, 15301, 15357, 15370, and Appendix G, Appendix M and Appendix N.
As a result of the amendments, the Appendix G Checklist Form was also significantly revised. Many checklist sections underwent minor modifications and clarifications to incorporate the revised CEQA statute revisions. However, two new checklist sections were added – “Energy” and “Wildfire” – in 2019.
Another legislative change that occurred was with respect to Traffic/Transportation. Section 15064.3 of the CEQA Guidelines was added to remove Level of Service (LOS) as an environmental effect and instead relying on Vehicle Miles Traveled (VMT) as the metric for transportation impact analysis.
Checklist Form Comparison Organization
Pursuant to Public Resources Code Section 21166, and CEQA Guidelines Sections 15162 and 15164, subd. (a), the 2023 Appendix G Checklist Form has been prepared to evaluate the Applicant’s Proposed Project.
Additionally, the Checklist Form provides response columns for evaluation consistent with the considerations listed under CEQA Guidelines Section 15162, subd. (a) as to whether an Addendum or an Amendment would be appropriate for the analysis of the Proposed Project.
A “no” answer does not necessarily mean that there are no potential impacts relative to the environmental category, but that there is no change in the condition or status of the impact as analyzed in the 2018 TCLQ Initial Study and addressed with mitigation measures. 468 CLICK HERE to Return to Agenda
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EXPLANATION OF CHECKLIST EVALUATION CATEGORIES
Environmental Subject Area
The checklist utilized is from Appendix G of the 2023 CEQA Guidelines. As discussed, most of the evaluation criteria only underwent minor changes, clarifications, or were moved to various other sections, and two criteria sections – Energy and Wildfire - have been added. For this analysis, revisions to the evaluation criteria between the 2018 TCLQ Initial Study evaluation and the 2023 Guidelines will be noted in underlined type (underlined) for added text and strikeout text (strikeout) for deleted text in the criteria in this section.
Conclusion in 2018 TCLQ Initial Study and Related Documents This column identifies the conclusion of the 2018 TCLQ Initial Study relative to the Environmental Subject Area listed under each topic as identified in the 2018 TCLQ Initial Study.
Do the Proposed Changes Involve New Impacts?
Pursuant to CEQA Guidelines Section 15162, subd. (a)(1), this column indicates whether the Proposed Project would result in new significant environmental impacts not previously identified or mitigated by the 2018 TCLQ Initial Study or whether the Proposed Project would result in a substantial increase in the severity of a previously identified significant impact.
New Circumstances Involving New Impacts?
Pursuant to CEQA Guidelines Section 15162, subd. (a)(2), this column indicates whether the Proposed Project results in substantial changes with respect to the circumstances under which the Project is undertaken that will require major revisions to the 2018 TCLQ Initial Study due to the involvement of new significant environmental effects or a substantial increase in the severity of previously identified significant effects.
New Information Requiring New Analysis or Verification? Pursuant to CEQA Guidelines Section 15162, subd. (a)(3)(A‐D), this column indicates whether new information of substantial importance, which was not known and could not have been known with the exercise of reasonable diligence at the time the 2018 TCLQ Initial Study was adopted, shows any of the following:
(A) The project will have one or more significant effects not discussed in the previous EIR or negative declaration;
(B) Significant effects previously examined will be substantially more severe than shown in the previous EIR;
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(C) Mitigation measures or alternatives previously found not to be feasible would in fact be feasible, and would substantially reduce one or more significant effects of the project, but the project proponents decline to adopt the mitigation measure or alternative; or (D) Mitigation measures or alternatives which are considerably different from those analyzed in the previous EIR would substantially reduce one or more significant effects on the environment, but the project proponents decline to adopt the mitigation measure or alternative.
If the additional analysis completed as part of this environmental review were to find that the conclusions of the 2018 TCLQ Initial Study remain the same and no new significant impacts are identified, or identified impacts are not found to be substantially more severe, or additional mitigation is not necessary, then the question would be answered “no” and no additional environmental document would be required.
Discussion
The Discussion section provides a narrative of the assumptions and conclusions identified in the 2018 TCLQ Initial Study and analyzes how those conclusions compare to the 2023 Proposed Project. 2018 TCLQ Initial Study Mitigation Measures / Applicable/Not Applicable Pursuant to CEQA Guidelines Section 15162, subd. (a)(3), this table indicates any previously adopted mitigation measures identified in the 2018 TCLQ Initial Study to address effects in the related impact category. The response will also addressif the existing mitigation measures apply to the Proposed Project, or if revisions are required to reduce impacts. The identified mitigation measures will be implemented with the construction of the Proposed Project, as applicable.
Conclusion
A discussion of the conclusion relating to the analysis is contained in each section. This section identifies the appropriateness of the use of an Amendment under CEQA Guidelines Section 15162 or an Addendum under CEQA Guidelines Section 15164 to approve the Proposed Project. 470 CLICK HERE to Return to Agenda
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4.1 AESTHETICS
CEQA THRESHOLDS
Impact
Conclusion in
2018 TCLQ
Initial Study
Do the
Proposed
Changes
Involve New
or More
Severe
Impacts?
New
Circumstances
Involving New
or
More Severe
Impacts?
New
Information
Requiring
New Analysis
or
Verification?
I. AESTHETICS: Except as provided in Public Resources Code Section 21099, would the project:
a) Have a substantial adverse effect on a scenic vista? Less Than Significant
Impact
No No No
b) Substantially damage scenic resources, including, but not limited to, trees, rock outcroppings, and historic
buildings within a state scenic highway?
No Impact No No No
c) In nonurbanized areas, substantially degrade the
existing visual character or quality of public views of the site and its surroundings? (Public views are those
that are experienced from a publicly accessible vantage point). If the project is in an urbanized area, would the project conflict with applicable zoning and other
regulations governing scenic quality?
No Impact No No No
d) Create a new source of substantial light or glare
which would adversely affect day or nighttime views in
the area?
Less Than
Significant
Impact
No No No
4.1.1 Discussion
Summary of the 2018 TCLQ Initial Study:
According to the La Quinta General Plan, the Project Site is not located in an area that has scenic resources such as trees, rock outcroppings or historic buildings. The Project vicinity is urbanized and is either commercial or residential development.
Views of the Santa Rosa Mountains can be seen from neighboring residential developments toward the west and southwest, but the proposed three-story hotel would not impact these views.
The City of La Quinta is located within the boundaries of the Mount Palomar Nighttime Lighting Policy Area and the City has an Outdoor Light Control Ordinance (Municipal Code Chapter 9.100.150, Outdoor Lighting) to protect the night sky and prevent light impacts. The Project would be required to comply with this ordinance. While the Project would increase the lighting in the immediate area, it will not produce significant light or glare that would adversely affect day or nighttime views in the area. Although the Proposed Project would add additional lighting sources on-site, these new sources of lighting would be like existing lighting patterns in the area. Potential impacts would be less than significant, and no mitigation is required.
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2023 Proposed Project Analysis
The Proposed Project would be located on a parcel within the TCLQSP boundary and is the same hotel Project that was analyzed in the 2018 TCLQ Initial Study. Although the Proposed Project would increase the footprint of the building, the number of stories would be consistent with what was previously analyzed, therefore, views from the surrounding properties would not be obstructed. The Proposed Project is surrounded on the east and west by existing commercial, and additional residential development is proposed to the south of the Project Site. The Proposed Project would be consistent with the urbanized nature of the Project area and would be required to comply with the City’s lighting ordinance. Therefore, the Proposed Project would be consistent with the previous Aesthetics analysis in the 2018 TCLQ Initial Study.
4.1.2 Mitigation Measures
2018 TCLQ Initial Study Mitigation Measures Applicable/Not Applicable No mitigation measures were required to reduce impacts. Applicable. The 2023 Proposed Project is the same as 2018 Proposed Project with respect to
Aesthetics.
4.1.3 Conclusion
The Proposed Project would not result in any impacts beyond those identified in the previously approved 2018 TCLQ Initial Study. The Proposed Project contains no substantial changes to the implementation of the TCLQ Specific Plan, there have been no substantial changes in circumstances, and no new information has become available, not known and could not have been known, at the time that 2018 TCLQ Initial Study was approved, that would require major revisions to the 2018 TCLQ Initial Study. 472 CLICK HERE to Return to Agenda
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4.2 AGRICULTURE & FORESTRY RESOURCES
CEQA THRESHOLDS
Impact
Conclusion in
2018 TCLQ Initial
Study
Do the
Proposed
Changes Involve
New or More
Severe Impacts?
New
Circumstances
Involving New
or
More Severe
Impacts?
New Information
Requiring New
Analysis or
Verification?
II. AGRICULTURE AND FORESTRY RESOURCES:
In determining whether impacts to agricultural resources are significant environmental effects, lead agencies may refer to the California Agricultural Land Evaluation and Site Assessment Model (1997) prepared by the California Dept. of Conservation as an optional model to use in assessing impacts on agriculture and farmland. In determining whether impacts to forest resources, including timberland, are significant environmental effects, lead agencies may refer to information compiled by the California Department of Forestry and Fire Protection regarding the state’s inventory of forest land, including the Forest and Range Assessment Project and the Forest Legacy Assessment project; and forest carbon measurement methodology provided in Forest Protocols adopted by the California Air Resources Board.
Would the project:
a) Convert Prime Farmland, Unique Farmland
or Farmland of Statewide Importance
(Farmland), as shown on the maps prepared
pursuant to the Farmland Mapping and
Monitoring Program of the California
Resources Agency, to non-agricultural use?
No Impact No No No
b) Conflict with existing zoning for agricultural
use or a Williamson Act contract?
No Impact No No No
c) Conflict with existing zoning for, or cause
rezoning of, forest land (as defined in Public
Resources Code section 12220(g)), timberland
(as defined by Public Resources Code section
4526), or timberland zoned Timberland
Production (as defined by Government Code
section 51104(g))?
No Impact No No No
d) Result in the loss of forest land or
conversion of forest land to non-forest use?
No Impact No No No
e) Involve other changes in the existing
environment which, due to their location or
nature, could result in conversion of Farmland,
to non-agricultural use or conversion of forest
land to non-forest use?
No Impact No No No
4.2.1 Discussion
Summary of 2018 TCLQ Initial Study
The Project site is in an area that is designated Urban and Built-up Land by the Farmland Mapping and Monitoring Program. The Project Site is located within The Centre at La Quinta Specific Plan area and 473 CLICK HERE to Return to Agenda
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according to La Quinta’s Zoning Map, the Site is currently designated CR (Regional Commercial). There is no land identified in the City’s 2035 General Plan as designated for agriculture or farming. Development of the currently vacant Project Site would have no impact on agricultural resource criteria in this subject area.
2023 Proposed Project Analysis
The Proposed Project would occur within the same parcel as the Project analyzed in the 2018 TCLQ Initial Study. There would be no change in the analysis.
4.2.2 Mitigation Measures
2018 TCLQ Initial Study Mitigation Measures Applicable/Not Applicable No mitigation measures were required to reduce impacts. Applicable. The 2023 Proposed Project is the same as 2018 Proposed Project with respect to
Agriculture and Forestry Resources.
4.2.3 Conclusion
The Proposed Project would not result in any impacts beyond those identified in the previously approved 2018 TCLQ Initial Study. The Proposed Project contains no substantial changes to the implementation of the TCLQ Specific Plan, there have been no substantial changes in circumstances, and no new information has become available, not known and could not have been known, at the time that 2018 TCLQ Initial Study was approved, that would require major revisions to the 2018 TCLQ Initial Study. 474 CLICK HERE to Return to Agenda
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4.3 AIR QUALITY
CEQA THRESHOLDS
Impact
Conclusion in
2018 TCLQ
Initial Study
Do the
Proposed
Changes
Involve New
or More
Severe
Impacts?
New
Circumstances
Involving New or
More Severe
Impacts?
New
Information
Requiring New
Analysis or
Verification?
III. AIR QUALITY:
Where available, the significance criteria established by the applicable air quality management or air pollution control district may be relied upon to make the following determinations.
Would the project:
a) Conflict with or obstruct implementation of the
applicable air quality plan?
Less Than
Significant No No No
b) Violate any air quality standard or contribute
substantially to an existing or projected air quality
violation
Less Than
Significant
NA –
Removed
from
Guidelines
NA –
Removed
from
Guidelines
NA –
Removed
from
Guidelines
b) Result in a cumulatively considerable net
increase of any criteria pollutant for which the
project region is non-attainment under an
applicable federal or state ambient air quality
standard?
Less Than
Significant No No No
c) Expose sensitive receptors to substantial
pollutant concentrations?
Less Than
Significant
With
Mitigation
Incorporated
No No No
d) Create objectionable Result in other emissions
(such as those leading to odors adversely affecting
a substantial number of people?
Less Than
Significant No No No
4.3.1 Discussion
Summary of 2018 TCLQ Initial Study
The analysis in the 2018 TCLQ Initial Study was based on the Air Quality Impact Analysis report prepared by Urban Crossroads dated November 13, 2017.
The Proposed Project identified in the 2018 TCLQ Initial Study was to subdivide The Centre at La Quinta Specific Plan Planning Area II (PA II) into two separate land use areas: the northerly 2.8 acres of the site will remain General Commercial to be developed with a 40,500 SF hotel, with the remaining 19.2 acres proposed to be a Medium High Density Residential development (2018 Proposed Project) 475 CLICK HERE to Return to Agenda
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Threshold III (a) – Air Quality Conformity
The 2018 Proposed Project was found to be consistent with the 2016 Air Quality Management Plan (AQMP) which was released in March 2017, as defined in Chapter 12, Section 12.2, and Section 12.3 of the SCAQMD’s CEQA Air Quality Handbook (1993). The consistency indicators assessed were as follows:
• Consistency Criterion No. 1 refers to violations of the California Ambient Air Quality Standards (CAAQS) and NAAQS. CAAQS and NAAQS violations would occur if regional emission thresholds were exceeded. The 2018 Proposed Project’s construction-source emissions would not exceed applicable SCAQMD’s regional thresholds of significance. • Consistency Criterion No. 2: The 2018 Proposed Project would not exceed the assumptions in the AQMP based on the years of Project build-out phase.
Threshold III (b) – Construction and Operational Emissions Tables 2 and 3 in the 2018 TCLQ Initial Study identified that construction and operation of the 2018 Project would not exceed the 2018 SCAQMD thresholds of significance. Table 5 - Summary of 2018 Project Emissions summarizes the data identified in Tables 2 and 3 in the 2018 TCLQ Initial Study.
Table 5 - Summary of 2018 Project Emissions
Year
Emissions(pounds per day)
VOC NOx CO Sox PM10 PM2.5
Maximum Daily Emissions -
Construction
55.72 71.75 36.69 0.07 23.46 13.07
Total Maximum Daily
Emissions - Operations
23.73 37.15 82.89 0.24 14.24 6.59
SCAQMD Regional Threshold 75 100 550 150 150 55
Threshold Exceeded? NO NO NO NO NO NO
Notes:
NOx = nitrogen oxides; VOC = volatile organic compounds; CO = carbon monoxide; PM10 = particulate matter with an aerodynamic resistance diameter of 10 micrometers or less; PM2.5 = particulate matter with an aerodynamic resistance diameter of 2.5 micrometers
The maximum daily emissions are the maximum emissions compared from summer and winterseasons. Source of emissions:
Urban Crossroads.
Projects that exceed the project-specific significance thresholds are considered by the SCAQMD to be cumulatively considerable. This is the reason project-specific and cumulative significance thresholds are the same. Conversely, projects that do not exceed the project-specific thresholds are not considered to be cumulatively significant. The 2018 Proposed Project’s construction and operational related emissions would not exceed the applicable SCAQMD regional thresholds. Therefore, the 2018 Proposed Project would have a less than significant impact related to criteria pollutant emissions on both a project-level and cumulative basis.
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With respect to impacts to sensitive receptors, the 2018 TCLQ Initial Study assumed active disturbance on approximately 3.5 acres per day during the site preparation phase and 4 acres per day during the grading phase of construction for both the hotel and residential component.
As shown on Table 5 of the 2018 TCLQ Initial Study, emissions during construction activity would have the potential to exceed SCAQMD’s Localized Significant Thresholds (LSTs) for emissions of PM10 and PM2.5.
As such Mitigation Measure (MM) AIR-1 requiring all off-road construction equipment greater than 150 horsepower used during site preparation and grading activities to be California Air Resources Board (CARB) certified Tier 3 or better, was included to reduce the potential localized impact.
With respect to odors, potential sources of construction odors include equipment, but construction odor is temporary. Potential operational odors generated by the 2018 Proposed Project would include disposal of miscellaneous refuse. SCAQMD Rule 402 acts to prevent occurrences of odor nuisances. Consistent with City requirements, all project-generated refuse would be stored in covered containers and removed at regular intervals in compliance with solid waste regulations. Potential operational-source odor impacts would therefore be considered less than significant.
2023 Proposed Project Analysis
Threshold III (a) – Air Quality Conformity
The 2018 Proposed Project was found to be consistent with the 2016 AQMP which was released in March 2017, as defined in Chapter 12, Section 12.2, and Section 12.3 of the SCAQMD’s CEQA Air Quality Handbook (1993).
The current Proposed Project proposes to construct the 125‐room hotel with a pool that was evaluated in the 2018 TCLQ Initial Study and approved by the City as part for Assessor Parcel No. (APN) 600-340-060 (Project Site). While the number of rooms and number of stories would be same as approved in 2018, the building size would increase from 40,500 SF to 73,645 SF, and parking would be reduced from the 150 spaces approved to 125 spaces.
Because the Proposed Project includes only minor revisions to square footage and parking that were assessed in the 2018 TCLQ Initial Study, the 2023 Proposed Project would still be consistent with the 2016 AQMP, and no further analysis is required.
Threshold III (b) – Construction and Operational Emissions A Project-level air quality analysis was prepared for the 2023 Proposed Project to update the regulatory and emission standards from the 2018 TCLQ Initial Study and compare the Project potential emissions to current air quality standards (Appendix A – La Quinta Hampton Inn Air Quality, Global Climate Change, and Energy Impact Analysis). The latest version of CalEEMod was used to estimate the onsite and offsite construction emissions. The emissions incorporate SCAQMD Rule 402 and 403. Rule 402 and 403 (fugitive dust) are not considered mitigation measures as the Project by default is required to incorporate these rules during construction. The results of the analysis are identified in Table 6 - Summary of Construction 477 CLICK HERE to Return to Agenda
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and Operational Related Regional Pollutant Emissions and Table 7 - Local Construction Emissions at the Nearest Receptors.
Table 6 – Summary of Construction and Operational Related Regional Pollutant Emissions Activity
Pollutant Emissions
(pounds/day)
ROG NOx CO SO2 PM10 PM2.5
Maximum Daily Construction
Emissions1,2 50.90 30.60 20.90 0.11 6.38 2.73
Maximum Daily Operational
Emissions3 6.79 6.20 55.50 0.13 3.98 0.82
SCAQMD Thresholds 75 100 550 150 150 55
Exceeds Thresholds? No No No No No No
Notes:
Source: CalEEMod Version 2022.1.1.13.
(1) On-site grading PM-10 and PM-2.5 emissionsshow compliance with SCAQMDRule 403 forfugitive dust. (2) Construction, painting, and paving phases may overlap. (3) Source: CalEEMod Version 2022.1.1.13; the higher of either summer or winter emissions Table 7 - Local Construction Emissions at the Nearest Receptors Activity
On-Site Pollutant Emissions (pounds/day)
NOx CO PM10 PM2.5
Grading 15.90 15.40 2.61 1.57
Building Construction 9.44 10.10 0.37 0.34
Paving 4.63 6.50 0.20 0.19
Architectural Coating 0.88 1.14 0.03 0.03
SCAQMD Thresholds1 296 3,409 44 12
Exceeds Threshold? No No No No
Source: Calculated fromCalEEMod and SCAQMD’s Mass Rate Look-up Tablesfor 2 acres at a distance of 100m,to be conservative, in SRA 30 Coachella Valley.
(1) The nearestsensitive receptorsto the project are the existing multi-family residential uses with property lineslocated approximately 605 feet (~185 meters) to the west and 895 feet (~270 meters) to the south, the single-family residential uses with property lines located approximately 640 feet (~195 meters) to the southwest and 947 feet (~288 meters) to the southeast of the projectsite; therefore, to be conservative, the 100 meter threshold was used.
Note: The proposed project will disturb up to a maximum of 2 acres per day (see Table 7 of Appendix A).
The construction and operational emissions for the 2023 Proposed Project would not exceed the SCAQMD’s daily emission thresholds at the regional level as demonstrated in Table 6, and therefore would be considered less than significant. The data provided in Table 7 shows that none of the analyzed criteria pollutants would exceed the local emissions thresholds at the nearest sensitive receptors. Therefore, a less than significant local air quality impact would occur from construction of the 2023 Proposed Project. 478 CLICK HERE to Return to Agenda
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4.3.2 Mitigation Measures
2018 TCLQ Initial Study Mitigation Measures Applicable/Not Applicable MM AIR-1 During site preparation and grading
activities, all off‐road construction
equipment greater than 150 horsepower
(>150 HP) shall be ARB certified Tier 3 or
better.
Applicable. The 2023 Proposed Project is
substantially similar to that which was analyzed
in the 2018 TCLQ Initial Study.
4.3.3 Conclusion
The Proposed Project would not result in impacts beyond those identified in the previously approved 2018 TCLQ Initial Study. The 2023 Proposed Project contains no substantial changes to the implementation of the TCLQ Specific Plan, there have been no substantial changes in circumstances, and no new information has become available, not known and could not have been known, at the time that 2018 TCLQ Initial Study was approved, that would require major revisions to the 2018 TCLQ Initial Study. 479 CLICK HERE to Return to Agenda
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4.4 BIOLOGICAL RESOURCES
CEQA THRESHOLDS
Impact
Conclusion in
2018 TCLQ Initial
Study
Do the
Proposed
Changes
Involve New or
More
Severe
Impacts?
New
Circumstances
Involving New
or
More Severe
Impacts?
New
Information
Requiring New
Analysis or
Verification?
IV. BIOLOGICAL RESOURCES:
Would the project:
a) Have a substantial adverse effect, either
directly or through habitat modifications, on any
species identified as a candidate, sensitive, or
special status species in local or regional plans,
policies, or regulations, or by the California
Department of Fish and Wildlife or U.S. Fish and
Wildlife Service?
Less Than
Significant
With
Mitigation
Incorporated
No No No
b) Have a substantial adverse effect on any
riparian habitat or other sensitive natural
community identified in local or regional plans,
policies, regulations or by the California
Department of Fish and Wildlife or U.S. Fish and
Wildlife Service?
No Impact No No No
c) Have a substantial adverse effect on state or
federally protected wetlands as defined by
Section 404 of the Clean Water Act (including, but
not limited to, marsh, vernal pool, coastal, etc.)
through direct removal, filling, hydrological
interruption, or other means
No Impact No No No
d) Interfere substantially with the movement of
any native resident or migratory fish or wildlife
species or with established native resident or
migratory wildlife corridors, or impede the use of
native wildlife nursery sites?
No Impact No No No
e) Conflict with any local policies or ordinances
protecting biological resources, such as a tree
preservation policy or ordinance?
Less Than
Significant
Impact
No No No
f) Conflict with the provisions of an adopted
Habitat Conservation Plan, Natural Community
Conservation Plan, or other approved local,
regional, or state habitat conservation plan?
No Impact No No No
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4.4.1 Discussion
Summary of 2018 TCLQ Initial Study
Biological resources were analyzed for the 2018 TCLQ Initial Study in a Biological Resource Assessment Technical Memorandum for Assessor’s Parcel Number 600-340-048 at 79315 Highway 111, La Quinta, California, prepared by FirstCarbon Solutions (FCS) and included in Appendix B in the 2018 TCLQ Initial Study.
The Project parcel consisted of an undeveloped property with uncultivated areas having a sparse cover of desert shrubs and weeds. The site is bordered by commercial (auto mall) and industrial uses to the north and east, and single-family and multi-family residential uses to the south and west.
In 2018, the Project Site consisted primarily of land that has been disturbed from human activity.
Disturbed lands were no longer recognizable as a native or naturalized vegetation association, but they continued to retain a soil substrate. The Project Site was moderately disturbed by construction activities, including light rough grading, excavation of three retention basins, existence of a large stormwater outfall basin, the installation of basic utility infrastructure, and creation of 1:1 berm slopes (for wind erosion control) along the western, southern, and eastern boundaries.
While the Project Site is disturbed, it was found to support open space, shrubs, and trees that could potentially provide cover, foraging, and nesting habitat for resident and migratory birds. These birds are protected by the Migratory Bird Treaty Act (MBTA) and/or the California Fish and Game Code (§§ 3503, 3503.5, 3513, and 3800), which render it unlawful to take native breeding birds, and their nests, eggs, and young. Implementation of Mitigation Measure BIO-1 was determined to be needed to help to avoid, eliminate, or reduce direct impacts on breeding birds to less than significant levels. 2023 Proposed Project Analysis
The Project would occur within the same area as that was analyzed in the 2018 TCLQ Initial Study. The Project Site has continued to be graded since the time of the 2018 Biological Resources Assessment, and the conditions are unchanged. There are no new sensitive species that have been listed by State and Federal agencies that would directly impact the Specific Plan area, or Project Site. There are no new policies, Habitat Conservation Plans or Natural Community Conservation Plans that have been adopted that would impact the Project Site.
4.4.2 Mitigation Measures
2018 TCLQ Initial Study Mitigation Measures Applicable/Not Applicable MM BIO-1 Construction during Breeding Season and Preconstruction Breeding Bird Surveys To be in compliance with the MBTA and the California
Fish and Game Code, and to avoid and reduce direct
and indirect impacts on migratory non-game
breeding birds, and their nests, young, and eggs to
less than significant levels, the following measures
shall be implemented.
Applicable. The 2023 Proposed Project
occurs on the same parcel as assessed in
the 2018 TCLQ Initial Study.
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• All ground-disturbing activities, including
removal of vegetation, which would remove or
disturb potential nest sites shall be scheduled
outside the breeding bird season, if feasible. The
breeding bird nesting season is typically from
January 15 through September 15, but can vary
slightly from year to year, usually depending on
weather conditions. Removing all physical
features that could potentially serve as nest sites
outside of the breeding bird season also would
help to prevent birds from nesting within the
project site during the breeding season and
during construction activities.
• If project activities that would remove or disturb
potential nest sites cannot be avoided during
January 15 through September 15, a qualified
biologist shall conduct a pre-construction
clearance and nesting bird survey to search for
all potential nesting areas, breeding birds, and
active nests or nest sites within the limits of
project disturbance up to seven days prior to
mobilization, staging and other disturbances.
The survey shall end no more than three days
prior to vegetation, substrate, and structure
removal and/or disturbance.
• If no breeding birds or active nests are observed
during the pre-construction survey, or if they are
observed and would not be disturbed, then
project activities may begin, and no further
mitigation would be required.
• If an active bird nest is located during the preconstruction survey and potentially would be disturbed, a no-activity buffer zone shall be
delineated on maps and marked (flagging or
other means) up to 500 feet for special-status
avian species and raptors, or 75 feet for nonspecial status avian species, at the discretion of the qualified biologist. The limits of the buffer
shall be demarcated so as to not provide a
specific indicator of the location of the nest to
predators or people. Materials used to
demarcate the nests would be removed as soon
as work is complete, or the fledglings have left
the nest. Buffer zones shall not be disturbed until
a qualified biologist determines that the nest is
inactive.
• Birds or their active nests shall not be disturbed,
captured, handled or moved. Inactive nests may
be moved by a qualified biologist, if necessary,
to avoid disturbance by project activities.
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4.4.3 Conclusion
The Proposed Project would not result in any impacts beyond those identified in the previously approved 2018 TCLQ Initial Study. The Proposed Project contains no substantial changes to the implementation of the TCLQ Specific Plan, there have been no substantial changes in circumstances, and no new information has become available, not known and could not have been known, at the time that 2018 TCLQ Initial Study was approved, that would require major revisions to the 2018 TCLQ Initial Study. 483 CLICK HERE to Return to Agenda
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4.5 CULTURAL RESOURCES
CEQA THRESHOLDS
Impact
Conclusion in
2018 TCLQ
Initial Study
Do the
Proposed
Changes
Involve New or
More
Severe
Impacts?
New
Circumstances
Involving New
or
More Severe
Impacts?
New
Information
Requiring New
Analysis or
Verification?
V. CULTURAL RESOURCES:
Would the project:
a) Cause a substantial adverse change in the
significance of a historical resource as defined in
pursuant to 15064.5?
No Impact No No No
b) Cause a substantial adverse change in the
significance of an archaeological resource pursuant
to 15064.5?
Less Than
Significant
With
Mitigation
Incorporated
No No No
c) Directly or indirectly destroy a unique
paleontological resource or site or unique geologic
feature?
Refer to
Section 4.7,
Criterion
VII(f)
(NA - Moved
to
Geological
Resources in
Guidelines)
(NA - Moved
to Geological
Resources in
Guidelines)
(NA - Moved
to
Geological
Resources in
Guidelines)
c) Disturb any human remains, including those
interred outside of formal cemeteries?
Less Than
Significant
With
Mitigation
Incorporated
No No No
4.5.1 Discussion
Summary of 2018 TCLQ Initial Study
A due diligence assessment for the Project Site was conducted June 17, 2016. This due diligence investigation consisted of a California Historical Resources Information System (CHRIS) records search, a review of historic aerial photography and maps for the subject parcel, a Native American Heritage Commission (NAHC) Sacred Lands File Search, a paleontological literature review and localities database search, and a reconnaissance-level survey.
With respect to historical resources, the 2018 Proposed Project area itself had been studied through surveys in 1992 and 1997 and monitoring during excavations and grading conducted in 1999/2000 and again in 2008. The pedestrian survey confirmed that the upper 3 feet of soil within the 2018 Project area had been locally excavated and engineered to its current compaction (approximately 75 percent).
Therefore, the potential to encounter historical resources within the uppermost strata is non-existent. No impacts are expected to occur.
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With respect to archaeological resources, the 2018 TCLQ Initial Study identified that the general area is highly sensitive for pre-historic resources. Disturbance of these resources could result in significant impacts during grading activities. As such, implementation of Mitigation Measure CUL-1 was determined to be necessary to reduce impacts to less than significant levels.
Although the Project site is not known to contain any human remains or burial grounds, the Project area has been identified as highly sensitive for archaeological resources, which could include human remains.
As such, implementation of Mitigation Measure CUL-3 was deemed necessary to reduce impacts to less than significant levels.
2023 Proposed Project Analysis
The Proposed Project would occur within the same area as that was analyzed in the 2018 TCLQ Initial Study, and the conditions are unchanged.
4.5.2 Mitigation Measures
2018 TCLQ Initial Study Mitigation Measures Applicable/Not Applicable MM CUL-1 Prior to any ground-disturbing activities, the applicant shall retain the services of a qualified
archaeologist and Tribal Monitor. Copies of
contracts with monitoring archaeologists and
Tribal Monitors shall be provided to the City
prior to the issuance of any ground-disturbing
permit. Full-time archaeological monitoring
shall be conducted by a qualified archaeologist
for excavations that will exceed 3 feet in depth.
In the event that buried cultural resources are
discovered during construction, the
archaeologist shall be permitted to stop
construction operations within 50 feet of the
find and the Applicant and/or the Applicant’s
representative shall immediately notify the
City. The archaeologist shall determine
whether the finding requires further study. The
Applicant shall include a standard inadvertent
discovery clause in every construction contract
to inform contractors of this requirement. The
archaeologist shall make recommendations
concerning appropriate measures that will be
implemented to protect the resource(s),
including but not limited to excavation and
evaluation of the finds in accordance with
Section 15064.5 of the CEQA Guidelines. Any
previously undiscovered resources found
during construction within the project area
should be recorded on appropriate Department
of Parks and Recreation (DPR) 523 forms and
evaluated for significance in terms of CEQA
Applicable. The 2023 Proposed Project occurs
on the same parcel as assessed in the 2018
TCLQ Initial Study.
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criteria. The archaeologist shall provide the City
with a report of all monitoring activities within
30 days of completion of these activities.
MM CUL-3 In the event of the accidental discovery of any human remains on the project, CEQA
Guidelines Section 15064.5; Health and Safety
Code Section 7050.5; and Public Resources
Code (PRC) Sections 5097.94 and 5097.98 must
be followed. If during the course of project
development there is accidental discovery of
any human remains, the following steps shall be
taken:
1. There shall be no further excavation or
disturbance of the site, or any nearby area
reasonably suspected to overlie adjacent
human remains until the County Coroner is
contacted to determine if the remains are
Native American and if an investigation of the
cause of death is required. If the coroner
determines the remains to be Native American,
the coroner shall contact the Native American
Heritage Commission (NAHC) within 24 hours,
and the NAHC shall identify the person or
persons it believes to be the “most likely
descendant” (MLD) of the deceased Native
American. The MLD may make
recommendations to the landowner or the
person responsible for the excavation work, for
means of treating or disposing of, with
appropriate dignity, the human remains, and
any associated grave goods as provided in
Public Resource Code Section 5097.98,
Environmental Issues.
Applicable. The 2023 Proposed Project occurs
on the same parcel as assessed in the 2018
TCLQ Initial Study.
4.5.3 Conclusion
The Proposed Project would not result in any impacts beyond those identified in the previously approved 2018 TCLQ Initial Study. The Proposed Project contains no substantial changes to the implementation of the TCLQ Specific Plan, there have been no substantial changes in circumstances, and no new information has become available, not known and could not have been known, at the time that 2018 TCLQ Initial Study was approved, that would require major revisions to the 2018 TCLQ Initial Study. 486 CLICK HERE to Return to Agenda
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4.6 ENERGY
CEQA THRESHOLDS
Impact
Conclusion in
2018 TCLQ
Initial Study
Do the
Proposed
Changes
Involve New or
More
Severe
Impacts?
New
Circumstances
Involving New
or
More Severe
Impacts?
New
Information
Requiring New
Analysis or
Verification?
VI. ENERGY:
Would the project:
a) Result in a potentially significant environmental
impact due to wasteful, inefficient, or unnecessary
consumption of energy resources, during project
construction or operation?
Not
Analyzed NA NA NA
b) Conflict with or obstruct a state or local plan for
renewable energy or energy efficiency?
Not
Analyzed NA NA NA
4.6.1 Discussion
In December 2018, the Natural Resources Agency revised Appendix G of the CEQA Guidelines to include a checklist item relating to a project’s impacts relating to Energy. Appendix G of the CEQA Guidelines now includes a checklist item that provides the following questions (as shown in the Table above):
The City approved the 2018 TCLQ Initial Study on July 3, 2018, approximately six months before the State added the above checklist items to the CEQA Guidelines. California courts have held that where a new guideline or threshold is adopted after the certification of an EIR, an Addendum to the EIR need not include additional environmental analysis relating to that guideline or threshold where the potential environmental impact at issue in the new guideline or threshold was known or could have been known at the time the EIR was certified (Citizens Against Airport Pollution v. City of San Jose (2014) 227 Cal.App.4th 788, 806 [even though CEQA Guidelines were amended on March 18, 2010 to address greenhouse gas emissions, lead agency’s 2010 Addendum to a 1997 EIR did not require analysis of greenhouse gas emissions because “information about the potential environmental impact of greenhouse gas emissions was known or could have been known at the time the 1997 EIR and the 2003 SEIR for the [project] were certified”]; Concerned Dublin Citizens v. City of Dublin (2013) 214 Cal.App.4th 1301, 1319-1320 [“the adoption of guidelines for analyzing and evaluating the significance of data does not constitute new information if the underlying information was otherwise known or should have been known at the time the EIR was certified”]; see also Citizens for Responsible Equitable Environmental Development v. City of San Diego (2011) 196 Cal.App.4th 515, 532.).
2023 Proposed Project Analysis
The City, as the Lead Agency knew or could have known the impacts at issue in the above-referenced threshold (i.e., the potential environmental impacts of energy inefficiency) when 2018 TCLQ Initial Study was adopted in July 2018. Though the hotel was approved in 2018, the design is subject to the most 487 CLICK HERE to Return to Agenda
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current Title 24 building codes that require energy efficiency. Therefore, the Project, as proposed in 2018 would not result in a wasteful use of energy.
Threshold VI (a) Energy Practices
An energy analysis was performed for the 2023 Proposed Project (Appendix A). Electrical service will be provided by Imperial Irrigation District. The analysis in Appendix A identifies that the Project construction and operations would not result in the inefficient, wasteful, or unnecessary consumption of energy. The 2023 Proposed Project does not include any unusual characteristics or construction processes that would require the use of equipment that would be more energy intensive than is used for comparable activities and is a hotel project that is not proposing any additional features that would require a larger energy demand than other hotel projects of similar scale and configuration. The energy demands of the Project are anticipated to be accommodated within the context of available resources and energy delivery systems. The Project would therefore not cause or result in the need for additional energy producing or transmission facilities. Therefore, the impact to threshold VI (a) is less than significant, and no mitigation is required.
Threshold VI (b) Energy Policies
The analysis in Appendix A identifies that the 2023 Proposed Project, which is like the 2018 Proposed Project, would not conflict with or obstruct a state or local plan for renewable energy or energy efficiency.
Therefore, the impact to threshold VI (b) is less than significant, and no mitigation is required.
4.6.2 Mitigation Measures
2018 TCLQ Initial Study Mitigation Measures Applicable/Not Applicable No mitigation measures were identified because this
criterion was not analyzed.
No Mitigation Required. The analysis in Appendix A
supports the findings that all impacts associated
with the 2023 Proposed Project are less than
significant and do not require mitigation.
4.6.3 Conclusion
The 2018 TCLQ Initial Study did not include the Energy environmental factor in its checklist, therefore, California law does not require the City to analyze these impacts in this Addendum. Nonetheless, the Proposed Project will follow all building codes relative to energy efficiency which would follow all laws and plans that would not result in a potentially significant environmental impact due to wasteful, inefficient, or unnecessary consumption of energy resources, during project construction or operation. A Project-specific energy study was performed for the 2023 Proposed Project, which identified that all potential impacts were less than significant.
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4.7 GEOLOGY AND SOILS
CEQA THRESHOLDS
Impact
Conclusion in
2018 TCLQ Initial
Study
Do the
Proposed
Changes
Involve New or
More
Severe
Impacts?
New
Circumstances
Involving New
or
More Severe
Impacts?
New
Information
Requiring New
Analysis or
Verification?
VII. GEOLOGY AND SOILS:
Would the project:
a) Directly or indirectly cause potential substantial
adverse effects, including the risk of loss, injury, or death involving:
• Rupture of a known earthquake fault, as
delineated on the most recent Alquist-Priolo
Earthquake Fault Zoning Map issued by the State
Geologist for the area or based on other
substantial evidence of a known fault? Refer to
Division of Mines and Geology Special Publication
42. No Impact No No No
• Strong seismic ground shaking? Less Than
Significant
Impact
No No No
• Seismic-related ground failure, including
liquefaction?
Less Than
Significant
Impact
No No No
• Landslides? Less Than
Significant
Impact
No No No
b) Result in substantial soil erosion or the loss of
topsoil?
Less Than
Significant
Impact
No No No
c) Be located on a geologic unit or soil that is unstable, or that would become unstable as a result of the
project, and potentially result in on- site or off-site landslide, lateral spreading, subsidence, liquefaction, or collapse?
Less Than
Significant
Impact
No No No
d) Be located on expansive soil, as defined in Table 18- 1-B of the Uniform Building Code (1994), creating
substantial risks to life or property?
Less Than
Significant
Impact
No No No
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CEQA THRESHOLDS
Impact
Conclusion in
2018 TCLQ Initial
Study
Do the
Proposed
Changes
Involve New or
More
Severe
Impacts?
New
Circumstances
Involving New
or
More Severe
Impacts?
New
Information
Requiring New
Analysis or
Verification?
e) Have soils incapable of adequately supporting the use of septic tanks or alternative wastewater disposal
systems where sewers are not available for the disposal of wastewater?
No Impact No No No
f) Directly or indirectly destroy a unique paleontological resource or site or unique geologic feature?
Less Than
Significant
With
Mitigation
Incorporated
No No No
4.7.1 Discussion
Summary of 2018 TCLQ Initial Study
Faults and seismic concerns. No portion of the TCLQ Specific Plan area is located within an Alquist-Priolo Fault Hazard Zone. Strong seismic shaking associated with earthquakes is a hazard that can be anticipated to affect all structures in Southern California at some point in their life. The most significant step taken to mitigate the potential for ground shaking on development projects has been the enactment of strict building codes for construction or retrofit of buildings subject to ground shaking hazards.
Liquefaction and Subsidence. According to the County of Riverside, the site is situated within a Moderate liquefaction zone. Based on the Geotechnical Analysis conducted for the 2018 Proposed Project, the risks associated with liquefaction are considered negligible. Therefore, the impacts would be less than significant.
Landslides. According to the geotechnical investigation, there are no signs of slope instability in the form of landslides, rock falls, earthflows or slumps were observed at or near the subject site. The site is situated on flat ground and not immediately adjacent to any slopes or hillsides. As such, risks associated with slope instability were negligible.
Soil Erosion/Loss of Topsoil. The Project Site is currently an undeveloped lot. Within the Project area, there is a natural sand migration process called “blowsand” that has direct and indirect effects on air quality.
Blowsand produces particulate matter (PM10) in two ways: (1) by direct particle erosion and fragmentation as natural PM10, and (2) by secondary effects, as sand deposits on road surfaces. During the construction phase of the Project, the area may be exposed to soil erosion or the loss of topsoil.
However, the Project would comply with SCAQMD fugitive dust regulations (Rules 403 and 403.1) and would prevent the loss of soil through wind or water erosion by implementing an effective combination of erosion and sediment control and good housekeeping Best Management Practices (BMPs). The Project would be required to prepare a fugitive dust control plan to comply with Rule 403.1,and La Quinta Municipal Code Section 6.16, as well as other regulations, to reduce the potential impacts from the loss of topsoil. Following compliance with SCAQMD fugitive dust rules and NPDES regulatory requirements, 490 CLICK HERE to Return to Agenda
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Project implementation would result in a less than significant impact involving soil erosion or the loss of topsoil.
Septic Tanks. The Project does not propose the use of septic tanks. The sanitary sewage collection and treatment system in the City is operated and maintained by the Coachella Valley Water District, which extends service based upon approved designs and improvements constructed by the private developer.
There is an existing 18-inch sewer main in Adams Street and an existing 8-inch sewer line in Auto Center Drive for the development to connect to.
Paleontological Resources. (This criterion was moved to Section VII Geology and Soils in the 2019 Guidelines from Section V Cultural Resources update). The paleontological records search conducted for the 2018 Proposed Project identified that while there are no known fossil localities within the Project area, there is a locality on record in similar conditions. 2023 Proposed Project Analysis
The Proposed Project would be located on a parcel within the TCLQSP boundary and is the same hotel Project that was analyzed in the 2018 TCLQ Initial Study. The Proposed Project would increase the footprint of the building, and therefore, increase the subsurface disturbance necessary for the hotel building footings.
4.7.2 Mitigation Measures
2018 TCLQ Initial Study Mitigation Measures Applicable/Not Applicable MM CUL-2 Prior to any ground-disturbing activities, the applicant shall retain the services of a qualified geologist or
paleontologist. Full-time monitoring shall be conducted for all excavations that exceed 3 feet in depth. In the event that paleontological resources are discovered
during construction, the paleontologist shall be
permitted to stop construction operations within 50
feet of the find and the Applicant and/or the Applicant’s representative shall immediately notify the City. The
paleontologist shall determine whether the finding
requires further study. The Applicant shall include a
standard inadvertent discovery clause in every
construction contract to inform contractors of this
requirement. The paleontologist shall make
recommendations concerning appropriate measures
that will be implemented to protect the resource(s),
including but not limited to excavation and evaluation
of the finds in accordance with the Society of Vertebrate Paleontology Guidelines. Any fossils recovered during
mitigation shall be deposited in an accredited and
permanent scientific institution. The paleontologist
shall provide the City with a report of all monitoring
activities within 30 days of completion of these
activities.
Applicable. The 2023 Proposed Project
occurs on the same parcel as assessed in the
2018 TCLQ Initial Study.
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4.7.3 Conclusion
The Proposed Project would not result in any impacts beyond those identified in the previously approved 2018 TCLQ Initial Study. The Proposed Project contains no substantial changes to the implementation of the TCLQ Specific Plan, there have been no substantial changes in circumstances, and no new information has become available, not known and could not have been known, at the time that 2018 TCLQ Initial Study was approved, that would require major revisions to the 2018 TCLQ Initial Study. 492 CLICK HERE to Return to Agenda
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4.8 GREENHOUSE GAS EMISSIONS
CEQA THRESHOLDS
Impact
Conclusion in
2018 TCLQ
Initial Study
Do the
Proposed
Changes
Involve New or
More
Severe
Impacts?
New
Circumstances
Involving New
or
More Severe
Impacts?
New
Information
Requiring
New Analysis
or
Verification?
Mitigation
Measure
VIII. GREENHOUSE GAS EMISSIONS:
Would the project:
a) Generate greenhouse gas
emissions, either directly or indirectly,
that may have a significant impact on
the environment?
Less Than
Significant No No No None
b) Conflict with an applicable plan,
policy or regulation adopted for the
purpose of reducing the emissions of
greenhouse gases?
Less Than
Significant No No No None
4.8.1 Discussion
Summary of 2018 TCLQ Initial Study
The City of La Quinta had not adopted its own numeric threshold of significance for determining impacts with respect to greenhouse gas (GHG) emissions. A screening threshold of 4.8 MT CO2 per service population per year is used to determine whether a significant impact would occur. The Project would be required to comply with the community-wide greenhouse gas reduction measures and programs for new development included in the City of La Quinta’s Greenhouse Gas Reduction Plan. This approach is a widely accepted screening threshold used by numerous cities in the South Coast Air Basin and is based on the SCAQMD staff’s proposed GHG screening threshold for stationary source emissions for non-industrial projects, as described in the SCAQMD’s Interim CEQA GHG Significance Threshold for Stationary Sources, Rules, and Plans (SCAQMD Interim GHG Threshold). The SCAQMD Interim GHG Threshold identifies a screening threshold to determine whether additional analysis is required. The 2018 Project’s estimated GHG emissions were determined to be not significant.
AB 32 requires California to reduce its GHG emissions by approximately 28.5 percent when compared to GHG emissions produced under a “Business as Usual” scenario. As of 2018, the City had set forth reduction targets consistent with AB 32 and aimed to reduce CO2e emissions to 10 percent below 2005 levels by 2020 and 28 percent below 2005 by 2035. The analysis identified that the Project was considered consistent with the City’s GHG Reduction Plan.
The Project would not interfere with the State’s implementation of (i) Executive Order B-30-15 and SB 32’s target of reducing statewide GHG emissions to 40 percent below 1990 levels by 2030 or (ii) Executive Order S-3-05’s target of reducing statewide GHG emissions to 80 percent below 1990 levels by 2050 because it would not interfere with the State’s implementation of GHG reduction plans described in the ARB’s Updated Scoping Plan, including providing for 12,000 megawatts of renewable distributed 493 CLICK HERE to Return to Agenda
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generation by 2020, the California Building Commission mandating net zero energy homes in the building code after 2020, or existing building retrofits under AB 758. Therefore, the Project’s impacts on greenhouse gas emissions in the 2030 and 2050 horizon years would be less than significant. 2023 Proposed Project Analysis
A Project-level GHG analysis was conducted for the 2023 Proposed Project (Appendix A). To determine whether the project's GHG emissions are significant, this analysis uses the SCAQMD screening threshold of 3,000 MTCO2e per year for all land uses. The analysis in Appendix A shows that the total for the Proposed Project’s emissions (without credit for any reductions from sustainable design, and/or regulatory requirements) would be 2,236.3 (million tons CO2e) MTCO2e per year. According to the thresholds of significance established by the SCAQMD, a cumulative global climate change impact would occur if the GHG emissions created from the on-going operations of a proposed project would exceed the SCAQMD draft threshold of 3,000 MTCO2e per year for all land uses. Therefore, as emissions do not exceed 3,000 MTCO2e per year, operation of the 2023 Proposed Project would not create a significant cumulative impact to global climate change.
There have been no changes to applicable GHG plans and policies since the time of the 2018 Initial Study analysis. Implementation of the Proposed Project would also be required to comply with all applicable plans and policies. Therefore, there is no change in this analysis.
4.8.2 Mitigation Measures
2018 TCLQ Initial Study Mitigation Measures Applicable/Not Applicable No mitigation measures were required to reduce impacts. Applicable. The 2023 Proposed Project is the same as 2018 Proposed Project with respect to
Greenhouse Gas Emissions. Additionally, the
Project-level GHG analysis confirmed that there
are no significant impacts that warrant mitigation.
4.8.3 Conclusion
The Proposed Project would not result in any impacts beyond those identified in the previously approved 2018 TCLQ Initial Study. The Proposed Project contains no substantial changes to the implementation of the TCLQ Specific Plan, there have been no substantial changes in circumstances, and no new information has become available, not known and could not have been known, at the time that 2018 TCLQ Initial Study was approved, that would require major revisions to the 2018 TCLQ Initial Study. 494 CLICK HERE to Return to Agenda
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4.9 HAZARDS AND HAZARDOUS MATERIALS
CEQA THRESHOLDS
Impact
Conclusion in
2018 TCLQ
Initial Study
Do the
Proposed
Changes
Involve New or
More
Severe
Impacts?
New
Circumstances
Involving New
or
More Severe
Impacts?
New
Information
Requiring New
Analysis or
Verification?
IX. HAZARDS AND HAZARDOUS MATERIALS:
Would the project:
a) Create a significant hazard to the public or the
environment through the routine transport, use, or
disposal of hazardous materials?
Less Than
Significant No No No
b) Create a significant hazard to the public or the
environment through reasonably foreseeable upset
and accident conditions involving the release of
hazardous materials into the environment?
Less Than
Significant No No No
c) Emit hazardous emissions or handle hazardous or
acutely hazardous materials, substances, or waste
within one-quarter mile of an existing or proposed
school?
No Impact No No No
d) Be located on a site which is included on a list of
hazardous materials sites compiled pursuant to
Government Code Section 65962.5 and, as a result,
would it create a significant hazard to the public or
the environment?
No Impact No No No
e) For a project located within an airport land use
plan or, where such a plan has not been adopted,
within two miles of a public airport or public use
airport, would the project result in a safety hazard or excessive noise for people residing or working in the
project area?
No Impact No No No
f) For a project within the vicinity of a private
airstrip, would the project result in a safety hazard
for people residing or working in the project area?
No Impact
(NA -
Removed
from
Guidelines)
NA -
Removed
from
Guidelines)
NA -
Removed
from
Guidelines)
f) Impair implementation of or physically interfere
with an adopted emergency response plan or
emergency evacuation plan?
Less Than
Significant No No No
g) Expose people or structures, either directly or
indirectly to a significant risk of loss, injury or death involving wildland fires? including where wildlands
are adjacent to urbanized areas or where residences
are intermixed with wildlands?
No Impact No No No
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4.9.1 Discussion
Summary of 2018 TCLQ Initial Study
A Phase I ESA was prepared for the Project Site by EEI Geotechnical & Environmental Solutions (2016) and is included in Appendix C of the 2018 TCLQ Initial Study. The Phase I ESA did not identify any Recognized Environmental Conditions (RECs) that would pose a hazard.
The Project would involve the routine transport, use, and disposal of hazardous materials throughout the construction and operations phase. All handling would be required to comply with all applicable local, state, and federal regulations. Compliance with regulations would reduce all impacts to less than significant.
The Project Site is not located within 0.25 mile of an existing or proposed school. The nearest school is La Quinta High School, located 0.54-mile northeast of the Project Site.
The California Department of Toxic Substances Control compiles a list, most known as a Cortese List, of known sites containing hazardous materials. The Project Site is not listed as a known site containing hazardous materials.
An emergency operations center (EOC) is the base of operation during emergency situations and is considered a critical facility. The La Quinta Civic Center building has been designated the City’s primary EOC. The Riverside County Administrative Centers in Riverside and Indio, which have been designated the County’s EOCs, and the County’s mobile EOC may also be employed to aid during an emergency. The Proposed Project would not impair the operation of EOCs or physically interfere with the emergency response plan.
2023 Proposed Project Analysis
The 2023 Proposed Project would occur within the footprint of the Project analyzed in the 2018 TCLQ Initial Study. While the number of rooms and number of stories would be same as approved in 2018, the 2023 Proposed Project includes the following: the building size would increase from 40,500 SF to 73,645 SF; parking would be reduced from the 150 spaces approved to 125 spaces; and a Centre at La Quinta Specific Plan Specific Plan Amendment would be required to increase the FAR from 0.35 to 0.61 for the Regional Commercial (CR) Zone to implement the 2023 Proposed Project.
Although the building size would be larger than analyzed in 2018, the construction and operations, transport and use of hazardous materials would still be required to follow all federal, state, and local regulations. The 2023 Proposed Project would be reviewed by the City’s fire department for compliance with fire department access. Therefore, the 2023 Proposed Project is materially like the Proposed Project analyzed by the 2018 TCLQ Initial Study, and the impacts would be the same as identified in the 2018 TCLQ Initial Study.
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4.9.2 Mitigation Measures
2018 TCLQ Initial Study Mitigation Measures Applicable/Not Applicable No mitigation measures were required to reduce impacts
because all impacts were less than significant.
Applicable. The 2023 Proposed Project is the same
as 2018 Proposed Project with respect to Hazards
and Hazardous Materials.
4.9.3 Conclusion
The Proposed Project would not result in any impacts beyond those identified in the previously approved 2018 TCLQ Initial Study. The Proposed Project contains no substantial changes to the implementation of the TCLQ Specific Plan, there have been no substantial changes in circumstances, and no new information has become available, not known and could not have been known, at the time that 2018 TCLQ Initial Study was approved, that would require major revisions to the 2018 TCLQ Initial Study. 497 CLICK HERE to Return to Agenda
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4.10 HYDROLOGY AND WATER QUALITY
CEQA THRESHOLDS
Impact
Conclusion in
2018 TCLQ
Initial Study
Do the
Proposed
Changes
Involve New or
More
Severe
Impacts?
New
Circumstances
Involving New
or
More Severe
Impacts?
New
Information
Requiring New
Analysis or
Verification?
X. HYDROLOGY AND WATER QUALITY:
Would the project:
a) Violate any water quality standards or waste
discharge requirements or otherwise substantially
degrade surface or ground water quality?
Less Than
Significant No No No
b) Substantially deplete decrease groundwater
supplies or interfere substantially with groundwater
recharge such that the project may impede
sustainable groundwater management of the basin
there would be a net deficit in aquifer volume or a
lowering of the local groundwater table level (e.g.,
the production rate of pre-existing nearby wells
would drop to a level which would not support
existing land uses or planned uses for which permits
have been granted)?
Less Than
Significant No No No
c) Substantially alter the existing drainage pattern
of the site or area, including through the alteration
of the course of a stream or river, or through the
addition of impervious surfaces, in a manner which
would result in substantial erosion on or off-site?:
Less Than
Significant No No No
• result in substantial erosion or siltation
onsite or offsite;
(assessed as
criterion X.c)
Less Than
Significant
No No No
• substantially increase the rate or amount
of surface water runoff in a manner which
would result in flooding on or offsite;
(assessed as
criterion X.d)
Less Than
Significant
No No No
• create or contribute to runoff water which
would exceed the capacity of existing or
planned stormwater drainage systems or
provide substantial additional sources of
polluted runoff; or
(assessed as
criterion X.e)
Less Than
Significant
No No No
• impede or redirect flood flows? (assessed as
criterion X.h)
No Impact
No No No
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CEQA THRESHOLDS
Impact
Conclusion in
2018 TCLQ
Initial Study
Do the
Proposed
Changes
Involve New or
More
Severe
Impacts?
New
Circumstances
Involving New
or
More Severe
Impacts?
New
Information
Requiring New
Analysis or
Verification?
d) In flood hazard, tsunami, or seiche zones, risk
release of pollutants due to project inundation?
(formerly
criterion X.i)
No Impact
No No No
e) Conflict with or obstruct implementation of a
water quality control plan or sustainable
groundwater management plan?
(assessed as
criterion X.b)
Less Than
Significant
No No No
d) Substantially alter the existing drainage pattern
of the site or area, including through the alteration
of the course of a stream or river, or substantially
increase the rate or amount of surface runoff in a
manner which would result in flooding on- or offsite?
Refer to
Criterion
X(c)
(N/A –
Guidelines
Revised)
(N/A –
Guidelines
Revised)
(N/A –
Guidelines
Revised)
e) Create or contribute runoff water which would
exceed the capacity of existing or planned
stormwater drainage systems or provide substantial
additional sources of polluted runoff?
Refer to
Criterion
X(c)
(N/A –
Guidelines
Revised)
(N/A –
Guidelines
Revised)
(N/A –
Guidelines
Revised)
f) Otherwise substantially degrade water quality? Refer to Criterion
X(a)
(N/A –
Guidelines
Revised)
(N/A –
Guidelines
Revised)
(N/A –
Guidelines
Revised)
g) Place housing within a 100-year flood hazard area
as mapped on a federal Flood Hazard Boundary or
Flood Insurance Rate Map or other flood hazard
delineation map?
Refer to
Criterion
X(c)
(N/A –
Guidelines
Revised)
(N/A –
Guidelines
Revised)
(N/A –
Guidelines
Revised)
h) Place within a 100-year flood hazard area
structures which would impede or redirect flood
flows?
Refer to
Criterion
X(c)
(N/A –
Guidelines
Revised)
(N/A –
Guidelines
Revised)
(N/A –
Guidelines
Revised)
i) Expose people or structures to a significant risk of loss, injury or death involving flooding, including
flooding as a result of the failure of a levee or dam?
Refer to
Criterion
X(c)
(N/A –
Guidelines
Revised)
(N/A –
Guidelines
Revised)
(N/A –
Guidelines
Revised)
j) Inundation by seiche, tsunami, or mudflow? Refer to
Criterion
X(c)
(N/A –
Guidelines
Revised)
(N/A –
Guidelines
Revised)
(N/A –
Guidelines
Revised)
4.10.1 Discussion
Summary of 2018 TCLQ Initial Study
Water Quality. The Storm Water Pollution Prevention Program is designed to eliminate sedimentation, siltation, and the accumulation of urban pollutants within surface water run-off to protect water quality in receiving waters. Development projects are required to submit and receive approval of a Storm Water Pollution Prevention Plan (SWPPP) prior to issuance of grading permits and to also submit a Water Quality Management Plan (WQMP) detailing how storm waters will be controlled and treated during the 499 CLICK HERE to Return to Agenda
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project operational timeline. These two programs in concert are designed to protect receiving water quality and to assist in maintaining the Waste Discharge Requirements established by the Regional Water Quality Control Board for the local watershed. Enforcement of these programs minimizes impacts to water quality and ensures waste discharge requirements are continually met.
Groundwater Supplies and Recharge: In compliance with legislative requirements, the Coachella Valley Water District (CVWD) has prepared its 2015 Urban Water Management Plan (UWMP). The UWMP provides information on the present and future water resources and demands and assesses CVWD’s water resource needs. The UWMP also accounts for new growth and development that is expected to occur within the La Quinta Planning Area. CVWD has concluded that it can meet the water demands of its customers in normal, single dry, and multiple dry years between 2015 and 2035. Therefore, Project implementation, which included both the residential subdivision and hotel, would not deplete groundwater supplies, and impacts would be less than significant.
Change in Drainage Patterns. The City’s stormwater collection system includes catch basins, drainage basins, pumping stations, and force mains. Except for the storm drain system discharging into the existing retaining basin to the southeast, there are no storm drain pipes to connect to. As part of the Project, construction activities including grading, paving and site improvements may result in loose sediment.
However, Project implementation would comply with all local, state, and federal requirements, and would ensure that the Project would not alter the existing drainage pattern such that significant impacts to onor off-site erosion and/or siltation would occur.
The City has adopted a Master Drainage Plan, which is currently in effect. Project drainage facilities would be subject to compliance with the Master Drainage Plan and must be reviewed/approved by the Public Works Department. The Project would result in an increase in impervious surface areas. However, the Project would also be subject to compliance with the City’s Municipal Code Section Chapter 8.70: Surface Water Management and Discharge Controls, and the City’s La Quinta Drainage Area Management Plan (DAMP), and thus would result in less than significant impacts on drainage patterns and flooding. 2023 Proposed Project Analysis
The 2023 Proposed Project lies within the same study boundary as analyzed in the 2018 TCLQ Initial Study.
A Project level hydrology study was prepared for the Proposed Project (Appendix B-1 - Hydrology Study for La Qunita Hampton Inn, prepared by Woodard Group, April 2022), as well as a WQMP that identifies proposed stormwater control measures for the 2023 Proposed Project (Appendix B-2 - Project Specific Water Quality Management Plan for Greens Group, APN 600-340-060, prepared by Woodard Group, April 2022).
The existing drainage pattern flows from the east property line to the west property line of the site at approximately 1.5% slope. One 8,865 SF earthen retention basin is proposed on the eastern end of the Project Site to capture the 100-year storm event onsite and infiltrate within 48 hours. The Project incorporates Site Design Best Management Practices to fully address the Pollutants of Concern where and to the extent feasible.
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The 2023 Project is the same as what was proposed in 2018 in terms of lot coverage for the building and parking. The 8,865 SF earthen retention basin was determined through a Project-specific hydrology study and WQMP to be adequate for controlling stormwater for the 2023 Proposed Project.
4.10.2 Mitigation Measures
2018 TCLQ Initial Study Mitigation Measures Applicable/Not Applicable No mitigation measures were identified because all impacts were less than significant.
Applicable. The 2023 Proposed Project is the same
as 2018 Proposed Project with respect to
Hydrology and Water Quality. A Project-specific
WQMP determined that the proposed retention
basin would meet stormwater requirements of the
proposed development.
4.10.3 Conclusion
The Proposed Project would not result in any impacts beyond those identified in the previously approved 2018 TCLQ Initial Study. The Proposed Project contains no substantial changes to the implementation of the TCLQ Specific Plan, there have been no substantial changes in circumstances, and no new information has become available, not known and could not have been known, at the time that 2018 TCLQ Initial Study was approved, that would require major revisions to the 2018 TCLQ Initial Study. 501 CLICK HERE to Return to Agenda
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4.11 LAND USE AND PLANNING
CEQA THRESHOLDS
Impact
Conclusion in
2018 TCLQ
Initial Study
Do the
Proposed
Changes
Involve New or
More
Severe
Impacts?
New
Circumstances
Involving New
or
More Severe
Impacts?
New
Information
Requiring New
Analysis or
Verification?
XI. LAND USE AND PLANNING:
Would the project result in:
a) Physically divide an established community? No Impact No No No b) Cause a significant environmental impact due to a
C conflict with any applicable land use plan, policy, or regulation of an agency with jurisdiction over the
project (including, but not limited to the general plan, specific plan, local coastal program, or zoning
ordinance) adopted for the purpose of avoiding or
mitigating an environmental effect?
Less Than
Significant No No No
c) Conflict with any applicable habitat conservation
plan or natural community conservation plan?
No Impact
Refer to
Criterion
IV(f)
(N/A –
Guidelines
Revised
(N/A –
Guidelines
Revised
(N/A –
Guidelines
Revised
4.11.1 Discussion
Summary of 2018 TCLQ Initial Study
The Project proposed to develop 131 residential dwelling units and 125 hotel rooms on a 22-acre lot in the City of La Quinta. Project approvals assessed under the 2018 TCLQ Initial Study included a Zone Change to change the current zoning of the Project Site from Regional Commercial (CR) to Medium density residential (RM) for a 19.2-acre portion of PA II. Amendment 5 of The Centre at La Quinta Specific Plan identified high density detached housing and a hotel. The 2018 TCLQ Initial Study identified that the 2018 Proposed Project met the General Plan related general plan policies and did not propose design guideline changes to the Specific Plan. Therefore, potential impacts were less than significant. 2023 Proposed Project Analysis
The 2023 Proposed Project would occur within the footprint of the Project analyzed in the 2018 TCLQ Initial Study. While the number of rooms and number of stories would be same as approved in 2018, the 2023 Proposed Project includes the following: the building size would increase from 40,500 SF to 73,645 SF; parking would be reduced from the 150 spaces approved to 125 spaces; and a Centre at La Quinta Specific Plan Specific Plan Amendment would be required to increase the FAR from 0.35 to 0.61 for the Regional Commercial (CR) Zone to implement the 2023 Proposed Project. Table 8 – Proposed Project and Land Use Element General Plan Consistency identifies the various General Plan policies that would be consistent with the Proposed Project, including the proposed increased FAR for the Project Site. 502 CLICK HERE to Return to Agenda
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Table 8 – Proposed Project and Land Use Element General Plan Consistency General Plan Policy Proposed Project
LAND USE ELEMENT
Policy LU-‐2.1
Changes and variations from the Zoning Ordinance in a
Specific Plan will be offset by high quality design,
amenities and mix of land uses.
Consistent. The 2023 Proposed Project maintains the
mix of commercial and residential identified in the 2018 Specific Plan Amendment.
Policy LU-‐6.2
Maintain commercial development standards in the
Zoning Ordinance, including setbacks, height, pad
elevations and other design and performance
standards that assure a high quality of development.
Consistent. The number of rooms and number of stories
would be same as approved in 2018, and the revisions
to increase the building size from 40,500 SF to 73,645
SF as well as the Centre at La Quinta Specific Plan
Specific Plan Amendment to increase the floor area
ratio (FAR) from 0.35 to 0.61 for the hotel in the
Regional Commercial Zone maintains the high-quality
design as envisioned in the 2018 approval. The
proposed SPA for the increased FAR and hotel parking
standards apply only to APN 600-340-060.
4.11.2 Mitigation Measures
2018 TCLQ Initial Study Mitigation Measures Applicable/Not Applicable No mitigation measures were required to reduce impacts
because all impacts were less than significant.
Applicable. The 2023 Proposed Project is the same
as 2018 Proposed Project with respect to Land Use
and Planning
4.11.3 Conclusion
The Proposed Project would not result in any impacts beyond those identified in the previously approved 2018 TCLQ Initial Study. The Proposed Project contains no substantial changes to the implementation of the TCLQ Specific Plan, there have been no substantial changes in circumstances, and no new information has become available, not known and could not have been known, at the time that 2018 TCLQ Initial Study was approved, that would require major revisions to the 2018 TCLQ Initial Study. 503 CLICK HERE to Return to Agenda
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4.12 MINERAL RESOURCES
CEQA THRESHOLDS
Impact
Conclusion in
2018 TCLQ
Initial Study
Do the
Proposed
Changes
Involve New or
More
Severe
Impacts?
New
Circumstances
Involving New
or
More Severe
Impacts?
New
Information
Requiring New
Analysis or
Verification?
XII. MINERAL RESOURCES:
Would the project result in:
a) Result in the loss of availability of a known
mineral resource that would be of value to the
region and residents of the state?
Less Than
Significant No No No
b) Result in the loss of availability of a locally
important mineral resource recovery site
delineated on a local general plan, specific plan, or
other land use plan?
Less Than
Significant No No No
4.12.1 Discussion
Summary of 2018 TCLQ Initial Study
According to the City of La Quinta General Plan, most of the City, including the Project site, lies within Mineral Resource Zone (MRZ)-1. MRZ-1 lands are areas where adequate information indicates that no significant mineral deposits are present, or where it is judged that little likelihood for their presence exists.
According to the La Quinta General Plan Geologic Map, the Project Site contains alluvial sand and clay of valley areas. Impacts were determined to be less than significant. 2023 Proposed Project Analysis
The Project Site is in the same area as assessed in the 2018 TCLQ Initial Study. Impacts would be less than significant.
4.12.2 Mitigation Measures
2018 TCLQ Initial Study Mitigation Measures Applicable/Not Applicable No mitigation measures were required to reduce impacts
because all impacts were less than significant.
Applicable. The 2023 Proposed Project is the same
as 2018 Proposed Project with respect to Mineral
Resources
4.12.3 Conclusion
The Proposed Project would not result in any impacts beyond those identified in the previously approved 2018 TCLQ Initial Study. The Proposed Project contains no substantial changes to the implementation of the TCLQ Specific Plan, there have been no substantial changes in circumstances, and no new information has become available, not known and could not have been known, at the time that 2018 TCLQ Initial Study was approved, that would require major revisions to the 2018 TCLQ Initial Study. 504 CLICK HERE to Return to Agenda
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4.13 NOISE
CEQA THRESHOLDS
Impact
Conclusion in
2018 TCLQ
Initial Study
Do the
Proposed
Changes
Involve New or
More
Severe
Impacts?
New
Circumstances
Involving New
or
More Severe
Impacts?
New
Information
Requiring New
Analysis or
Verification?
Mitigation
Measure
XIII. NOISE:
Would the project result in:
a) Exposure of persons to or g
Generation of a substantial
temporary or permanent increase in
ambient noise levels in the vicinity of
the project in excess of standards
established in the local general plan
or noise ordinance, or applicable
standards of other agencies?
Less Than
Significant
With
Mitigation
Incorporated
No No No N-1
b) Exposure of persons to or g
Generation of excessive groundborne
vibration or groundborne noise
levels?
Less Than
Significant No No No None
c) A substantial permanent increase
in ambient noise levels in the project
vicinity above levels existing without
the project
Refer to
Criterion
XIII(a)
(N/A –
Guidelines
Revised
(N/A –
Guidelines
Revised
(N/A –
Guidelines
Revised
(N/A –
Guidelines
Revised
d) A substantial temporary or
periodic increase in ambient noise
levels in the project vicinity above
levels existing without the project?
Refer to
Criterion
XIII(a)
(N/A –
Guidelines
Revised
(N/A –
Guidelines
Revised
(N/A –
Guidelines
Revised
(N/A –
Guidelines
Revised
c) For a project located within the
vicinity of a private airstrip or an
airport land use plan or, where such a
plan has not been adopted, within
two miles of a public airport or public
use airport, would the project expose
people residing or working in the
project area to excessive noise levels?
No Impact No No No None
f) For a project within the vicinity of a
private airstrip, would the project
expose people residing or working in
the project area to excessive noise
levels?
Refer to
Criterion
XIII(c)
(N/A –
Guidelines
Revised
(N/A –
Guidelines
Revised
(N/A –
Guidelines
Revised
(N/A –
Guidelines
Revised
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4.13.1 Discussion
Summary of 2018 TCLQ Initial Study
A Project-level Noise Impact Analysis report prepared by Urban Crossroads dated July 7, 2017, was prepared, and is contained in Appendix D of the 2018 TCLQ Initial Study. The Project would include construction of a minimum 6-foot-high noise barrier to shield the outdoor living areas (backyards) of the residential lots adjacent to Adams Street.
Project-related construction noise of the hotel is expected to create temporary and intermittent noise impacts at receivers surrounding the Project Site but was identified to be less than significant because construction would comply with the City’s noise ordinances.
For operational noise, the hotel use was expected to generate stationary-source noise levels from pool activity, rooftop air conditioning units, a transformer, an emergency backup generator, and parking lot vehicle movements. These noise sources could potentially result in noise impacts to the proposed residential land uses that would be located directly south of the hotel site. The calculated combined hourly noise levels associated with the rooftop air conditioning units, parking lot vehicle movements, park activity, outdoor pool/spa activity, a pad-mounted transformer, and an emergency backup generator are expected to range from 32.1 to 48.1 dBA L₅₀ at the sensitive off-site receiver locations. These noise levels when averaged over a 24-hour period would not exceed the City’s exterior noise level standard of 65 dBA CNEL for residential homes, nor would they exceed the interior noise level standard of 45 dBA CNEL.
Therefore, impacts from the stationary noise sources of the proposed hotel land use on the proposed residential land uses would be less than significant.
One existing stationary noise source in the Project study area is the Walmart loading docks located immediately east of the Project Site. Noise-generating activities at Walmart include truck pass by events, loading and unloading of material, forklift movements, and storage container bin activities.
Mitigation Measure NOI-1 to supply alternate mechanical ventilation for the residential units planned to the south of the hotel was identified as required to reduce potential truck passing noise impacts from the Walmart to less than significant levels.
2023 Proposed Project Analysis
The 2023 Proposed Project occurs on the same site as analyzed in the 2018 TCLQ Initial Study. While the number of rooms and number of stories would be same as approved in 2018, the 2023 Proposed Project includes: an increase in the building size from 40,500 SF to 73,645 SF; reduced parking from the 150 spaces approved to 125 spaces; and a Centre at La Quinta Specific Plan Specific Plan Amendment would be required to increase the FAR from 0.35 to 0.61 for the hotel parcel in the Regional Commercial (CR) Zone to implement the 2023 Proposed Project.
Construction noise would remain less than significant because construction would comply with the City’s ordinances.
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Though the building size has been increased by 33,145 SF, or 45 percent increase in density, the stationarysource noise levels from pool activity, rooftop air conditioning units, a transformer, an emergency backup generator, and parking lot vehicle movements are anticipated to be similar to what was analyzed in the 2018 TCLQ Initial Study. Noise pass by from the nearby Walmart was identified as more of an impact than the proposed hotel, and as such Mitigation Measure NOI-1 was required for the residential units planned for south of the hotel. Any potential impacts to the planned residential units from the increase in the hotel building size would also be off-set by Mitigation Measure NOI-1.
4.13.2 Mitigation Measures
2018 TCLQ Initial Study Mitigation Measures Applicable/Not Applicable MM NOI-1 The project shall supply an alternate mechanical ventilation system for all proposed residential
units that will permit windows to remain closed
for prolonged periods of time.
Not Applicable. This mitigation measure is
specific to the residential units planned for
the south of the hotel.
4.13.3 Conclusion
The Proposed Project would not result in any impacts beyond those identified in the previously approved 2018 TCLQ Initial Study. The Proposed Project contains no substantial changes to the implementation of the TCLQ Specific Plan, there have been no substantial changes in circumstances, and no new information has become available, not known and could not have been known, at the time that 2018 TCLQ Initial Study was approved, that would require major revisions to the 2018 TCLQ Initial Study. 507 CLICK HERE to Return to Agenda
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4.14 POPULATION AND HOUSING
CEQA THRESHOLDS
Impact
Conclusion in
2018 TCLQ
Initial Study
Do the
Proposed
Changes
Involve New or
More
Severe
Impacts?
New
Circumstances
Involving New
or
More Severe
Impacts?
New
Information
Requiring New
Analysis or
Verification?
Mitigation
Measure
XIV.POPULATION AND HOUSING:
Would the project result in:
a) Induce substantial population
growth in an area, either directly (for
example, by proposing new homes
and businesses) or indirectly (for
example, through extension of roads
or other infrastructure)?
Less Than
Significant No No No None
b) Displace substantial numbers of
existing housing, necessitating the
construction of replacement housing
elsewhere?
No Impact No No No None
c) Displace substantial numbers of
people, necessitating the
construction of replacement housing
elsewhere?
No Impact
(N/A –
Guidelines
Revised
(N/A –
Guidelines
Revised
(N/A –
Guidelines
Revised
(N/A –
Guidelines
Revised
4.14.1 Discussion
Summary of 2018 TCLQ Initial Study
The 2018 Proposed Project includes the construction of 131 medium-high density single-family residential units and a 125-room hotel. According to the United States Census Bureau, the average household size in 2016 is 2.6 persons per household. The Project is anticipated to generate approximately 341 new residents, which is consistent with the population forecast for the City.
The Project Site is vacant and therefore would not displace existing housing or require the construction of housing elsewhere.
2023 Proposed Project Analysis
The Project Site is in the same area as assessed in the 2018 TCLQ Initial Study. The 2023 Proposed Project is related to the hotel element of the 2018 Proposed Project and does not include housing. Hotel patrons are not considered permanent residents with respect to analyzing impacts on population and housing.
Impacts would be less than significant.
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4.14.2 Mitigation Measures
2018 TCLQ Initial Study Mitigation Measures Applicable/Not Applicable No mitigation measures were required to reduce impacts
because all impacts were less than significant.
Applicable. The 2023 Proposed Project is the same
as 2018 Proposed Project with respect to
Population and Housing.
4.14.3 Conclusion
The Proposed Project would not result in any impacts beyond those identified in the previously approved 2018 TCLQ Initial Study. The Proposed Project contains no substantial changes to the implementation of the TCLQ Specific Plan, there have been no substantial changes in circumstances, and no new information has become available, not known and could not have been known, at the time that 2018 TCLQ Initial Study was approved, that would require major revisions to the 2018 TCLQ Initial Study. 509 CLICK HERE to Return to Agenda
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4.15 PUBLIC SERVICES
CEQA THRESHOLDS
Impact
Conclusion in
2018 TCLQ
Initial Study
Do the
Proposed
Changes
Involve New or
More
Severe
Impacts?
New
Circumstances
Involving New
or
More Severe
Impacts?
New
Information
Requiring New
Analysis or
Verification?
XV. PUBLIC SERVICES:
Would the project result in substantial adverse physical impacts associated with the provision of new or physically altered governmental facilities, need for new or physically altered governmental facilities, the construction of which could cause significant environmental impacts in order to maintain acceptable service ratios, response times or other performance objectives for any of the public services:
a) Fire Protection? Less Than
Significant No No No
b) Police Protection?
Less Than
Significant No No No
c) Schools? Less Than
Significant No No No
d) Parks? Less Than
Significant No No No
e) Other Public Facilities Less Than
Significant No No No
4.15.1 Discussion
Summary of 2018 TCLQ Initial Study
While the Proposed Project could potentially result in an increased number of calls for police and fire services, the nominal increase in population generated by the residential units and hotel would not require the construction of new police or fire facilities or the expansion of existing facilities to accommodate new staff or equipment. Therefore, impacts to police and fire protection would be less than significant.
Because the Project would be required to pay school impact fees in accordance with state law, the Proposed Project would not result in adverse physical impacts to schools. Therefore, potential impacts would be less than significant.
The Project would provide adequate recreational facilities to the residents and hotel guests so that the Project would not increase the demand for nearby recreational facilities. The 2018 TCLQ Initial Study analysis identified that the Project provides 3.2 acres of open space for a total of 0.01 acres of open space per estimated new resident generated by the housing component, therefore, the Project far exceeds the Quimby Act and City requirements for open space. Therefore, impactsrelated to parkland from the Project would be less than significant.
The residential component of the Proposed Project represents less than a 1 percent increase in the City’s population. Therefore, the Proposed Project would not result in a significant impact to public facilities, 510 CLICK HERE to Return to Agenda
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nor require the development of new facilities or expansion of existing facilities. Impacts to public facilities would be less than significant.
2023 Proposed Project Analysis
The Project Site is in the same area as assessed in the 2018 TCLQ Initial Study. The 2023 Proposed Project is related to the hotel element of the 2018 Proposed Project and does not include housing or increases in population. The 2023 Proposed Project proposes the same number of rooms as identified in the 2018 TCLQ Initial Study assessment, therefore, the impacts to public services are the same as previously analyzed. Impacts would be less than significant.
4.15.2 Mitigation Measures
2018 TCLQ Initial Study Mitigation Measures Applicable/Not Applicable No mitigation measures were required to reduce impacts
because all impacts were less than significant.
Applicable. The 2023 Proposed Project is the same
as 2018 Proposed Project with respect to Public
Services.
4.15.3 Conclusion
The Proposed Project would not result in any impacts beyond those identified in the previously approved 2018 TCLQ Initial Study. The Proposed Project contains no substantial changes to the implementation of the TCLQ Specific Plan, there have been no substantial changes in circumstances, and no new information has become available, not known and could not have been known, at the time that 2018 TCLQ Initial Study was approved, that would require major revisions to the 2018 TCLQ Initial Study. 511 CLICK HERE to Return to Agenda
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4.16 RECREATION
CEQA THRESHOLDS
Impact
Conclusion in
2018 TCLQ
Initial Study
Do the
Proposed
Changes
Involve New or
More
Severe
Impacts?
New
Circumstances
Involving New
or
More Severe
Impacts?
New Information
Requiring New
Analysis or
Verification?
XVI.RECREATION:
a) Would the project increase the use of existing
neighborhood and regional parks or other
recreational facilities such that substantial
physical deterioration of the facility would occur
or be accelerated?
Less Than
Significant No No No
b) Does the project include recreational
facilities or require the construction or expansion
of recreational facilities which might have an
adverse physical effect on the environment??
Less Than
Significant No No No
4.16.1 Discussion
Summary of 2018 TCLQ Initial Study
According to the City’s General Plan, La Quinta currently has 218.75 acres of Quimby Act Parkland within its city limits. The Project does not propose new or physically altered park facilities. The Project involves construction of 131 residential dwelling units and a 125-room hotel. As analyzed in the Land Use and Planning section, the Project is estimated to generate 341 new residents in the City. The Proposed Project includes 3.2 acres of common open space (active). The Project would provide adequate recreational amenities within the Project to meet the anticipated activities of the community. Therefore, the potential impacts associated with recreational facilities would be less than significant. 2023 Proposed Project Analysis
The Project Site is in the same area as assessed in the 2018 TCLQ Initial Study. The 2023 Proposed Project is related to the hotel element of the 2018 Proposed Project and does not include housing or increases in population. The 2023 Proposed Project proposes the same number of rooms as identified in the 2018 TCLQ Initial Study assessment, therefore, the impacts to public services are the same as previously analyzed. Therefore, potential impacts would be less than significant.
4.16.2 Mitigation Measures
The 2010 FBSP Initial Study did not identify that mitigation was required to reduce impacts to less than significant.
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Revisions to Mitigation Measures:
2018 TCLQ Initial Study Mitigation Measures Applicable/Not Applicable No mitigation measures were required to reduce impacts
because all impacts were less than significant.
Applicable. The 2023 Proposed Project is the same
as 2018 Proposed Project with respect to
Recreation.
4.16.3 Conclusion
The Proposed Project would not result in any impacts beyond those identified in the previously approved 2018 TCLQ Initial Study. The Proposed Project contains no substantial changes to the implementation of the TCLQ Specific Plan, there have been no substantial changes in circumstances, and no new information has become available, not known and could not have been known, at the time that 2018 TCLQ Initial Study was approved, that would require major revisions to the 2018 TCLQ Initial Study. 513 CLICK HERE to Return to Agenda
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4.17 TRANSPORTATION
CEQA THRESHOLDS
Impact
Conclusion in
2018 TCLQ
Initial Study
Do the
Proposed
Changes
Involve New or
More
Severe
Impacts?
New
Circumstances
Involving New
or
More Severe
Impacts?
New
Information
Requiring New
Analysis or
Verification?
XVII. TRANSPORTATION/TRAFFIC:
Would the project:
a) Conflict with an applicable program plan, ordinance or policy establishing measures of effectiveness for the
performance of addressing the circulation system,
including transit, roadway, bicycle and pedestrian
facilities? taking into account all modes of transportation including mass transit and non-motorized travel and
relevant components of the circulation system, including but not limited to intersections, streets, highways and freeways, pedestrian and bicycle paths, and mass transit? Less Than
Significant No No No
b) Would the project conflict or be inconsistent with CEQA Guidelines section 15064.3, subdivision (b)(1)? Conflict with an applicable congestion management program,
including, but not limited to level of service standards and travel demand measures, or other standards established by the county congestion management agency for designated
roads or highways?
Not
Analyzed No No No
c) Result in a change in air traffic patterns, including either an increase in traffic levels or a change in location that results in substantial safety risks? No Impact
N/A –
Removed
from
Guidelines,
Refer to
Section IX(e)
N/A –
Removed
from
Guidelines,
Refer to
Section IX(e)
N/A –
Removed
from
Guidelines,
Refer to
Section IX(e)
c) Substantially increase hazards due to a geometric
design feature (e.g., sharp curves or dangerous
intersections) or incompatible uses (e.g., farm
equipment)?
Less Than
Significant No No No
d) Result in inadequate emergency access? Less Than
Significant
With
Mitigation
Incorporated
No No No
f) Conflict with adopted policies, plans, or programs
regarding public transit, bicycle, or pedestrian facilities, or otherwise decrease the performance or safety of such
facilities?
Refer to
Section
XVII(a)
N/A –
Removed
from
Guidelines,
Refer to
Section
XVII(a)
N/A –
Removed
from
Guidelines,
Refer to
Section
XVII(a)
N/A –
Removed
from
Guidelines,
Refer to
Section
XVII(a)
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4.17.1 Discussion
This Environmental Subject Area underwent major revisions since the preparation of the 2018 TCLQ Initial Study. While most of the revisions represent combining multiple individual criterion into single criterions for evaluation, the major revision was to Criterion XVII(b). CEQA Guidelines Section 15064.3 provides that transportation impacts of projects are, in general, best measured by evaluating the project's vehicle miles traveled (VMT). Automobile delay (often called Level of Service [LOS]) will no longer be considered as an environmental impact under CEQA, which is reflected in this revised criterion. However, many jurisdictions, including the City of LaQuinta, continue to use LOS in their General Plans as a benchmark for satisfactory operation of its roadways while using VMT for CEQA purposes. Because use of VMT was adopted after the 2018 TCLQ Initial Study, VMT was not studied for the 2018 TCLQ Initial Study.
Summary of 2018 TCLQ Initial Study
A Project-level Traffic Impact Analysis (TIA) report was prepared by Urban Crossroads dated November 20, 2017, and is contained in Appendix E of 2018 TCLQ Initial Study. The 2018 Proposed Project included a zone change for a portion of the Project Site from Regional Commercial to residential.
The traffic study identified that the 2018 Proposed Project consisting of a mix of Regional Commercial and residential would generate 7,748 fewer trip-ends per day with 50 fewer AM peak-hour trips and 661 fewer PM peak-hour trips compared with the land uses and intensities that could occur under the current General Plan designations where the entire Project Site was zoned Regional Commercial.
All impacts were determined to be less than significant or no impact, except for threshold XVII (d) relative to emergency access. For that threshold it was determined that Regional access to the Project Site is provided via Highway 111 and the I-10 Freeway via Washington Street.
Access to the Project Site would be provided to Adams Street, Auto Centre Drive, and La Quinta Drive via the following driveways:
• Adams Street via Via Grazianna/Driveway 1 (full access) • Auto Center Way via Driveway 2 (full access)
• Auto Centre Drive via Driveway 3 (full access)
• La Quinta Drive via Driveway 4 (full access)
Implementation of Mitigation Measure TRANS-1 to develop roadways to City standards was recommended to address site access improvements for the Project. With the implementation of Mitigation Measure TRANS-1, the Project’s impacts to adequate emergency access would be reduced to a less than significant level.
2023 Proposed Project Analysis
The 2023 Proposed Project would occur within the footprint of the Project analyzed in the 2018 TCLQ Initial Study. While the number of rooms and number of stories would be same as approved in 2018, the 2023 Proposed Project includes the following: the building size would increase from 40,500 SF to 73,645 SF; parking would be reduced from the 150 spaces approved to 125 spaces; and a Centre at La Quinta 515 CLICK HERE to Return to Agenda
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Specific Plan Specific Plan Amendment would be required to increase the FAR from 0.35 to 0.61 for the Regional Commercial (CR) Zone to implement the 2023 Proposed Project.
Given that the number of hotel rooms available would not change, it is assumed that the traffic generated by the hotel room would remain unchanged from that which was analyzed in the 2018 TCLQ Initial Study.
Specific Plan Amendment – Hotel Parking
The issue of parking is not addressed by a CEQA threshold. However, the 2023 Proposed Project includes a Specific Plan Amendment to add a specific “Hotel Parking” category to the Specific Plan Section 3.1.2 – Standards, specifically, Table 3.1: Development Standards - Regional Commercial. Therefore, to assess the Proposed Specific Plan Amendment to add requirements for “Hotel Parking,” a parking and traffic consistency study was conducted for the 2023 Proposed Project (Appendix C - La Quinta Parking and Traffic Consistency Study (JN 0232-0023), prepared by Trames Solutions, Inc, October 26, 2022).
The study in Appendix C identifies that based on the City’s parking requirements 138 spaces would be required for the hotel. The Project’s proposal to only provide 125 parking spaces would leave a shortfall of 13 spaces. However, the study in Appendix C analyzed the parking requirements using the Institute of Transportation Engineers, which resulted in the hotel only needing 124 spaces, leaving a surplus of one space. The study in Appendix C noted that due to the studies performed by the Institute of Transportation Engineers and parking rates from other nearby cities, the parking demands for the 125-room hotel would range from 107 to 125 parking spaces. Furthermore, due to the convenience and cost savings of ride sharing, a further reduction in the parking demand can be assumed. Therefore, 125 spaces were deemed adequate. Therefore, the impacts of adding a “Hotel Parking” requirement to the Specific Plan’s design standards would be less than significant.
Vehicle Miles Traveled
The City adopted a Vehicle Miles Traveled (VMT) Policy in June 2020 which outlined the thresholds of significance for the purposes of analyzing transportation impacts in accordance with CEQA. Projects would be exempted from having to prepare a VMT analysis if it met certain criteria based on land use type, transit priority area, and the project being in a low VMT area. These types are exempted as they are presumed to have a less than significant impact on the environment.
The Proposed Project is consistent with the transit priority screening criterion 1 – Has a floor area ratio (FAR) of less than 0.75. The Proposed Project has a FAR of 0.61. Therefore, the Project would not conflict or be inconsistent with CEQA Guidelines section 15064.3, subdivision (b) relative to VMT. 516 CLICK HERE to Return to Agenda
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4.17.2 Mitigation Measures
2018 TCLQ Initial Study Mitigation Measures Applicable/Not Applicable MM TRANS1 Curb-and-gutter and sidewalk improvements
are in place but shall be modified accordingly,
based on proposed driveway locations.
The project shall construct curb-and-gutter
and sidewalk improvements along the
project’s western boundary along the
southern extension of Auto Center Way.
• Adams Street & Driveway 1—Modify the
raised median to provide the following
storage lengths:
- Southbound Left-Turn Lane:
Improve the raised median to
provide a pocket length of 100 feet
to meet City standards for
deceleration lanes and to allow
right-in/right-out and left-in access
only.
• Auto Center Way & Driveway 2—
Construct the intersection with the
following:
- Construct east leg to facilitate
ingress and egress access to the
proposed hotel.
• Driveway 3 & Auto Centre Drive—
Construct the intersection with the
following:
- Construct south leg to facilitate
ingress and egress access to the
proposed hotel.
- Westbound left-turn lane: provide a
minimum of 50 feet of storage
within the existing two-way-left turn
lane (painted median).
• La Quinta Drive & Driveway 4—
Construct the intersection with the
following:
- Construct west leg to facilitate
ingress and egress access to the
proposed residential use.
- Northbound left-turn lane: provide a
minimum of 50 feet of storage
within the existing two-way-left turn
lane (painted median).
Applicable. The 2023 Proposed Project would
construct roadway improvements that are
specific to the hotel, per the direction of the
City. The 2023 Proposed Project includes
driveway approaches along Auto Center Drive
and Auto Center Way South. There is existing
sidewalk and curb and gutter along Auto Center
Drive, which would remain. New sidewalk and
curb and gutter are planned for Auto Center
Way South. Additionally, the Project will be
conditioned to dedicate ROW per the City’s
direction.
The design of the Proposed Project implements
Driveways 2 and 3 as identified in MM TRANS1.
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4.17.3 Conclusion
The Proposed Project would not result in any impacts beyond those identified in the previously approved 2018 TCLQ Initial Study. The Proposed Project contains no substantial changes to the implementation of the TCLQ Specific Plan, there have been no substantial changes in circumstances, and no new information has become available, not known and could not have been known, at the time that 2018 TCLQ Initial Study was approved, that would require major revisions to the 2018 TCLQ Initial Study. 518 CLICK HERE to Return to Agenda
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4.18 TRIBAL CULTURAL RESOURCES
CEQA THRESHOLDS
Impact
Conclusion in
2018 TCLQ Initial
Study
Do the
Proposed
Changes
Involve New or
More
Severe
Impacts?
New
Circumstances
Involving New
or
More Severe
Impacts?
New
Information
Requiring New
Analysis or
Verification?
XVIII. TRIBAL CULTURAL RESOURCES:
Would the project cause a substantial adverse change in the significance of a tribal cultural resource, defined in Public Resources Code section 21074 as either a site, feature, place, cultural landscape that is geographically defined in terms of the size and scope of the landscape, sacred place, or object with cultural value to a California Native American tribe, and that is:
a) Listed or eligible for listing in the California
Register of Historical Resources, or in a local
register of historical resources as defined in Public
Resources Code section 5020.1(k), or
No Impact No No No
b) A resource determined by the lead agency, in its
discretion and supported by substantial evidence,
to be significant pursuant to criteria set forth in
subdivision (c) of Public Resources Code Section
5024.1. In applying the criteria set forth in
subdivision (c) of Public Resources Code Section
5024.1, the lead agency shall consider the
significance of the resource to a California Native
American tribe.
Less Than
Significant No No No
4.18.1 Discussion
Summary of 2018 TCLQ Initial Study
Tribal Cultural Resources (TCRs) can include wood, stone, foundations, and other structural remains; debris-filled wells or privies; and deposits of wood, glass, ceramics, and other refuse. The general area has been shown to be highly archaeologically sensitive for both prehistoric and historic resources. The abundance of previously recorded cultural resources within the immediate vicinity of the Project area exhibits no clear distribution pattern, which is due to the proximity of the Project area to the boundaries of ancient Lake Cahuilla. Furthermore, four resources (two historic and two prehistoric) have been previously recorded within the Project area, indicating that the subject parcel itself has a high sensitivity to produce both historic and prehistoric resources. However, these were determined to be ineligible for the National Register or California Register and were destroyed because of previous excavations on-site.
The City conducted consultations consistent with Assembly Bill 52 (AB 52) and Senate Bill 18 (SB 18) with tribes as designated by Native American Heritage Commission (NAHC). The Viejas Tribal Government responded that the Project Site has little cultural significance to the Viejas Tribal Government. The Augustine Band of Cahuilla Indians responded that they were unaware of specific cultural resources that may be affected by the Proposed Project.
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Site Development Permit No. SDP2022-0007 June 2023
The Centre at La Quinta Specific Plan 97-029 Amendment No. 6 - SP2022-0003 The Centre at La Quinta Specific Plan Initial Study Addendum No. 1