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Home My WebLink About22A Lupine Plaza - Supplemental Staff MemoC:\Users\nortega\Desktop\SR Memo - Lupine Plaza Design Update.doc CITY OF PALM DESERT ECONOMIC DEVELOPMENT DEPARTMENT INTEROFFICE MEMORANDUM To: Honorable Mayor and City Councilmembers From: Deborah S. Glickman, Management Analyst Date: April 13, 2022 Subject: April 14, 2022, City Council Agenda Item 22: Lupine Plaza Design Since the submission of the staff report for Item 22: Lupine Plaza Design on the April 14, 2022, City Council agenda, the MIG design team has updated its proposal to be more comprehensive. Therefore, I have attached an updated version of the proposal. Additionally, MIG has completed a draft CEQA study, which is attached with two (2) corresponding memorandums. Staff is providing the draft CEQA documents at this time for information purposes only and is not seeking any action. Should the Lupine Plaza project move forward, staff will return to the City Council for CEQA consideration when it brings the Lupine Plaza construction drawings forward. Please let me know if I can answer any questions. Attachment: Updated Lupine Plaza Design Proposal Draft CEQA Notice of Categorical Exemption Memorandum – Traffic Assessment of Closing Lupine Plaza Memorandum – Vehicle Miles Traveled (VMT) CONCEPT DESIGN STUDY Final Report (DRAFT) April 12, 2022 Prepared by: In association with: KOA | Robin Brailsford Art LUPINE PLAZA II l Lupine Plaza Concept Design Study ACKNOWLEDGMENTS PALM DESERT CITY COUNCIL Jan Harnik, Mayor Gina Nestande, Mayor Pro Tem Sabby Jonathan, Council Member Kathleen Kelly, Council Member Karina Quintanilla, Council Member SUBCOMMITTEE Jan Harnik, Mayor Gina Nestande, Mayor Pro Tem Gregg Akkerman, Parks and Recreation Commission Liz Hauer, Cultural Arts Committee Ron Gregory, Planning Commission Paul Goodman, El Paseo Square Patrick Klein, The Gardens on El Paseo Michael McAuliffe, AIA, Architectural Review Commission CITY STAFF Deborah Glickman, Project Manager Eric Ceja, Deputy Director of Development Services and Economic Development Randy Bowman, Deputy Director of Public Works Randy Chavez, Landscape Supervisor Rosie Lua, Planning Manager Vanessa Mager, Management Analyst Chief Pete Tierney, Cal Fire Lt. Chris Willison, Riverside County Sheriff’s Department MIG Richard Barrett, Principal Ryan Kucinski, Project Manager Steven Davidovas, Designer Fernanda Suarez, Designer CJ Davis, Designer KOA Charlie Schwinger, Senior Engineer Ali Shazad, Senior Engineer ROBIN BRAILSFORD ART Robin Brailsford Lupine Plaza Concept Design Study l 1 TABLE OF CONTENTS 1. EXECUTIVE SUMMARY 2. BACKGROUND 3. ENGAGEMENT Advisory Committee Community Stakeholders City 4. PREFERRED CONCEPT Plaza Design Amenities / Furnishings Public Art Landscape Traffic Infrastructure and Utilities 5. IMPLEMENTATION Cost Estimates Funding Timeline / Phasing CEQA and Operations Other Recommendations 2 4 8 12 26 2 l Lupine Plaza Concept Design Study 1. EXECUTIVE SUMMARY In September 2020, as a response to COVID-19 conditions that required restrictions on indoor operations as well as opportunities to shift activities outdoors, the City of Palm Desert installed a temporary plaza that closed traffic in a section of Lupine Lane north of El Paseo. The plaza provided an outdoor rest and eating area for visitors to El Paseo and a space for local restaurants to serve food. On June 10, 2021, the City Council directed staff to release a Request for Proposals (RFP) to seek design firms to facilitate the creation of a permanent public plaza at the same location. MIG was selected to complete a concept design study, which was completed between November 2021 and April 2022. After over a year of use, some observations were becoming apparent regarding the design of the temporary plaza that reduced its attractiveness and utilization. As a result, the temporary improvements were removed in December 2021 until the final proposed design was completed. Background From the initial conversations at the project kick- off through the duration of the project, it was clear this plaza should represent the needs and desires of the community. The community and stakeholders would provide the inputs to allow for an engagement led approach to design. The first step of the design process was to define “permanent closure” for the plaza and set the stage to establish consensus around that definition. There were different preferences among stakeholders and the community to create a plaza or leave access for vehicles; and the approach to vehicles would form the basis for any plaza design. MIG began by asking the community what they envisioned as the balance between pedestrian space and vehicle access. At the same time as determining an overall approach to vehicle access, we developed a vision, goals, character, design quality, and other qualitative characteristics desired for the pedestrian spaces of a plaza through engagement sessions and precedent study. From these conversations we proposed specific program Project Approach elements and design styles during a in-person community workshop at the temporary plaza, which the community voted on. From all of the inputs (definition of “permanent closure,” vision/goals/character, and elements/ style) MIG developed multiple design alternatives, which included a different approach to vehicle access. One concept proposed a festival street that would be regularly closed to vehicles, a second proposed retaining one-way access next to a pedestrian plaza, and the third proposed a pedestrian plaza closed to vehicles. Ultimately the third concept was selected as the preferred design based on input from community, subcommittee, and technical recommendations from City Public Works, Safety, Fire. The preferred concept went through multiple rounds of design refinement for what elements to include, where they should be placed, and recommended design specifications. Finally, technical analysis was completed to propose CEQA recommendations and develop implementation strategies for identifying cost estimates, funding, and timelines. Lupine Plaza Concept Design Study l 3 EXECUTIVE SUMMARY (continued) MIG conducted multiple forms of public and stakeholder engagement throughout the duration of the project. These sessions were used to directly inform the vision, concept design, implementation strategies, and final preferred concept. Specific forms of engagement included: • Three Lupine Plaza Subcommittee meetings • One Community Engagement at the temporary plaza • One Community Engagement via Zoom • One Key Stakeholder meeting with representatives from 8 surrounding businesses • One Presentation to the Cultural Arts Committee • One Presentation to the Parks and Recreation Commission • Several meetings with key City staff members and representatives from Public Safety • Individual meetings with the owners of CODA Gallery, El Paseo Square, and the Coble Building • The project is highlighted on EngagePalmDesert.com Engagement The preferred design concept for Lupine Plaza includes an approximately 7,000 SF pedestrian plaza, and could expand to over 24,000 SF of improvement area, which would also include: repaving of the Lupine Lane/El Paseo intersection, removal of a left-turn lane, and paving updates from the proposed plaza to Lupine Alley. Lupine Plaza will provide an oasis along El Paseo for shoppers, visitors, and residents of Palm Desert to gather and relax. Specific design features will complement the character of El Paseo that further enhances a walkable corridor. The southern entrance of Lupine Plaza will include a gateway arch that identifies the plaza and can be used for events. The western edge of the plaza includes seat walls integrated with landscape planters underneath a tree bosque to provide a dense shade environment for small group and individual seating. The eastern side of the plaza includes an approximately 22-24’ wide clear zone to allow for emergency access and servicing. This area is covered by a shade structure with adequate clearance for emergency vehicles. While no permanent furnishings are located within Proposed Design the clear zone, it provides space for movable café seating and flexible space for small events to occur; bollards on either end of the plaza can be retracted for emergency access. Playful ground level seating elements and adult-style swings are located along the edges of the shade structure to provide activities for children and variety of seating typologies. The combination of permanent and fixed elements as well as flexibility allow Lupine Plaza to become the heart of El Paseo and support different uses daily and host special events throughout the year. A List of the proposed unique features for Lupine Plaza include: • Themed gateway arch and water features • Overhead shade structure with misters • Fixed seating such as benches and seat walls • Fun seating (e.g., swings) • Movable café-style seating • Decorative and/or permeable paving • Bioswales with drought-tolerant landscaping • Bicycle racks and repair station • Trash receptacles • Public art • Public restroom (optional) N Lupine LaneEl PaseoAlley 4 l Lupine Plaza Concept Design Study 2. BACKGROUND Temporary Plaza In September 2020, as a response to the State of California’s public health policies to address the COVID-19 pandemic, the City of Palm Desert installed a temporary plaza that closed traffic in a section of Lupine Lane north of El Paseo. For the next nine months, the plaza provided an outdoor rest and eating area for visitors to El Paseo and a space for local restaurants to serve food. The value created by the temporary plaza led the City to explore options for the long-term future of the plaza. On June 10, 2021, the City Council directed staff to release a Request for Proposals (RFP) to seek design firms to facilitate the creation of a permanent public plaza at the same location. MIG was selected to complete a concept design study, which was completed between November 2021 and April 2022. During the concept design study in December 2021, the temporary improvements were removed until the final proposed design was completed as a result of the condition of the temporary plaza materials and evolving COVID-19 conditions. Before its removal, MIG was able to directly observe the conditions of the temporary plaza that were reported during multiple engagement sessions, which caused a reduction in the utilization and attractiveness of the temporary plaza. Some specific feedback on temporary plaza design includes: • The plaza served its purpose during COVID to support surrounding businesses with outdoor dining, but had become underutilized • Plaza continued to be used by bicyclists and walkers for coffee gatherings on weekend mornings • The temporary plaza was too oriented towards outdoor dining and did not provide flexibility for different uses • The materials did not reflect the quality of materials along El Paseo - many of the elements deteriorated due to weather conditions: sun, wind, temperature changes • Elements of the temporary plaza were not fully coordinated with ongoing maintenance needs to keep the plaza clean Lupine Plaza Concept Design Study l 5 Previous Studies Precedents El Paseo Master Plan, 2018, Gibbs Planning Group Paley Park, New York City, NY Brochstein Pavilion, Rice University, Houston, TX MIG started the existing conditions research and analysis with adopted plans and guidelines for the City of Palm Desert. Traffic studies were used during initial visioning and development of concept alternatives in trying to define “permanent closure” and if there would be any impacts from closing part of Lupine Lane to vehicles. These plans provided guidance for both detailed design of the preferred concept - strategies for drainage, plant palette, materials, integration with El Paseo improvements, and other elements - as well as implementation considerations such as funding sources and schedule. Studies include: • El Paseo Master Plan, 2018 • Palm Desert 5-Year Capital Improvement Plan, 2020-21 • Palm Desert Art & Architecture City Guide Map • Master Drainage Plan for City of Palm Desert, 2003 • Engineering and Traffic Survey City of Palm Desert, 2020 • County of Riverside Transportation Department Traffic Counts, 2020 MIG used precedent plaza examples in multiple ways during the project. During initial conversations including the project kick-off and first subcommittee meeting, a variety of precedents were shared to spark comments on what elements, character, and quality of design were desired or not. During later engagement events, including the community workshop/meetings, subcommittee meetings and City Council Study Session, precedents were updated based on prior feedback and used to confirm the intended vision, character, and design of individual elements. Paley Park in New York City and Brochstein Pavilion at Rice University, were consistently referenced as top precedents based upon their simple, elegant designs that promoted a urban respite, quality of shade, comparable size, and balance of landscape/hardscape and flexibility to permanence. Top precedents include: • Paley Park, New York City, NY • Brochstein Pavilion, Rice University, Houston, TX • Sunnylands Annenberg Estate, Rancho Mirage, CA • Palm Desert Aquatic Center, Palm Desert, CA • Superkilen Park, Copenhagen Denmark 6 l Lupine Plaza Concept Design Study B B BB B LUPINE PLAZA EXISTING CONDITIONS ANALYSIS Lupine LaneSage LaneLas Palmas AveMonterey AveSan Pablo AvePortola AvePortola AveLarkspur LaneLantana AveCabrillo AveSan Pablo AveSan Pablo Ave Flexible Street The Gardens on El Paseo El Paseo Square El Paseo Village Community Gardens Palma Village Park Shadow Mountain Resort & Club Washington Charter School Park Hwy 111 El PaseoEl Paseo El Paseo The Shops at Palm Desert Pines to Palms HwyOcotillo DrVerba Santa DrShadow Mountain DrJoshua Tree St Juniper St Shadow Mountain Dr Candlewood St Chicory St Shadow Lake Dr Larrea St Larrea St Tu m ble w e e d L n San Luis Rey AveAlessandro Dr Alessandro Dr San Gorgonio Way San Marino Way El Cortez WayRoyal Palm Dr San Mateo AvePalm Desert Dr NPalm Desert Dr N D e A n za W a y San Carlos AveSan Rafael AveSan Pascual AveSan Juan AveSan Jose AveSan Jacinto AveN 5-mi nute walk shed0 890 1,780 2,670 3,560445Feet El Paseo Art Corridor Connections to Neighborhoods Bus Route Bus Stops Plazas/Flexible Street Connections from Parking to El Paseo B LEGENDProject Area Landmarks 10-minute walk shedExisting Conditions Analysis Neighborhood Context MIG began an analysis of existing physical conditions by examining the neighborhood context within a half-mile of the proposed plaza location, which represents the typical walk-shed for pedestrians. Lupine Plaza is located at about the midway point of El Paseo. El Paseo is the primary retail and restaurant corridor within the City of Palm Desert, which serves as a destination for local residents and regional visitors across Southern California. Along El Paseo there are multiple types of paseos and other publicly- accessible open space that contributes to a walkable environment along with the continuous street wall of shops and restaurants. While there are many access points to surrounding neighborhoods, there are few park spaces near El Paseo. The closest public parks are about a half-mile distance from proposed Lupine Plaza location. The recently completed San Pablo improvements are located about a quarter-mile away, but HWY 111 creates a significant barrier for pedestrians walking from proposed Lupine Plaza to those public spaces. Additionally, San Pablo is intended for more retail/event uses. Lupine Plaza Concept Design Study l 7Sun PathRCIT, Pictometry LUPINE PLAZA EXISTING CONDITIONS ANALYSIS CODA Gallery Saks OFF 5TH The Club Fix Luna Grill The Habit Luxury Boutique Hotel (coming soon) Fresh Agave Oce Building Coble Building 0 80 160 240 32040FeetNLEGENDProject Area Utilities Building Servicing On-Street Parking Building Entry/Exits Key Views Winds Stormwater Flow Site Analysis Design Considerations While the design of a permanent plaza needs to respond to neighborhood-wide considerations, it must also respond to the site’s physical conditions to maximize design comfort, effectiveness, and sustainable design. The physical conditions considered include environmental conditions as well as existing land use and transportation. Within the proposed plaza location from El Paseo to Lupine Alley, there are 15 on-street parking spaces, one loading area, Coble Building entrance, access to Coble Building parking lot, two El Paseo Square pedestrian service entrances, and the Saks Off 5th loading dock. It also includes some public art sculptures adjacent to Saks Off 5th. Due to these conditions, the proposed plaza was limited to approximately 130’ from El Paseo to the Coble Building parking entrance. Environmental conditions, particularly sun, wind, and temperature create significant conditions that need to be considered in design. The site slopes slightly from south to north and prevailing winds come from the south and west. 8 l Lupine Plaza Concept Design Study MIG conducted multiple forms of public and stakeholder engagement throughout the duration of the project. These sessions were used to directly inform the vision, concept design, implementation strategies, and final preferred concept. The preferred concept was achieved with input and feedback from stakeholders and surrounding property owners, City staff and council members, business owners, and the overall community. Existing conditions analysis, precedent imagery, and design alternatives were all presented to stakeholders and community members; these were then refined into what is now the preferred concept. 3. ENGAGEMENT Community MIG completed two community events during this study: an in-person event on December 3, 2021 and a virtual meeting via zoom on February 15, 2022. The December 3 event was coordinated with a cruise night, local DJ, and El Paseo tree lighting ceremony; over 100 people participated in conversations and voting on what designs they would like to see. The February 15 meeting pre- sented concept alternatives to receive feedback to inform a preferred option. Key feedback received from the community is reflected in the following views. • Interest and excitement for a permanent space along El Paseo to provide rest and respite. • Interest in closing the street to through traffic. • Interest in a new space for smaller-sized events and gatherings. • Desire for a public restroom facility at the site. • Concern over closing the street to through traffic due to a loss of parking and confusion due to a new traffic pattern. Lupine Plaza Concept Design Study l 9 NOVEMBERENGAGEMENTDESIGN DECEMBER FEBRUARYJANUARY MARCH PHASE 2 Kick-off Meeting + Tour Stakeholders Subcommittee Meeting #1 APRIL Community Workshop Subcommittee Meeting #2 Community Meeting Subcommittee Meeting #3 Cultural Arts Committee City Council Study Session City Council Public Works/Safety Existing Conditions Vision, Goals, Objectives Concept Options Preferred Concept Implementation and Engineering Draft Plan Approved Plan Subcommittee Stakeholders + City City Council MIG conducted three meetings with the Lupine Plaza subcommittee during the project. Content for each of the meetings: • Meeting 1: vision, goals, identifying design elements, design approach • Meeting 2: presentation of concept alternatives, discussion of approach and elements to turn into one preferred concept • Meeting 3: presentation of preferred concept, discussion of design details for refinement MIG met with surrounding property owners and businesses as part of a focus group, as well as with different City departments and staff including public works, public safety, and planning. City meetings were used to identify significant issues in designs. Key stakeholder concerns include: • Concern over maintenance of the site, people sleeping in the plaza, and potential noise for the residents and businesses in the area. • A concern from CODA Galley about losing a location for delivery trucks to park. MIG met with the Palm Desert City Council in a study session on March 10, 2022. MIG presented an overview of all elements of the project as well as the preferred concept design. MIG received feedback on the proposed design and updates were made during the following month. MIG will be presenting the final plan to City Council on April 14. Engagement and Design Process 10 l Lupine Plaza Concept Design Study BIOSWALE / LANDSCAPE FLEXIBLE PICK-UP / DROP-OFF AMPHITHEATRE / ADAPTIVE EVENT SPACE SOLAR PANELS (ARTISTIC) PLAY AREA PUBLIC ART WATER FEATURE CAFE / RESTAURANT SEATING SHADE TREES 50 40 30 20 10 0 What Element Would You Like to See? One of the boards at the December 3rd workshop asked the community what elements they would like to see in a future plaza; they placed sticky- note dots on elements they wanted to see with the following results: There was a clear preference that a new plaza should include shade trees and seating options that allow for a variety of activities like group seating and outdoor eating. A little less, but still with a high preference, were elements of public art and a water feature. The remaining elements - play area, solar panels, landscaping, pick-up/drop-off, and event space - had lower levels of preference and could be incorporated as complementary elements into a plaza design. Lupine Plaza Concept Design Study l 11 PLAYFUL MODERN FLEXIBLE LANDSCAPE ACTIVE FORMAL CLASSIC PERMANENT HARDSCAPE PASSIVE What Style of Design to You Prefer? A second board at the December 3rd workshop asked the community what style of design they would like to see in a new plaza on a scale from 1 to 10; they placed sticky-note dots along the scale based on the topics. The following preferences were identified: • A combination of playful elements and formal design • A balance between modern and traditional/ classic design style • Clear preference that elements in the plaza should be more permanent • Both landscape and hardscape elements • Both active and passive elements Modern Traditional Playful Formal Flexible Permanent Landscape Hardscape Active Passive 12 l Lupine Plaza Concept Design Study 4. PREFERRED CONCEPT Design Summary Based on the community and stakeholder engagement, Lupine Plaza should elegant and modern while striking a balance between passive use and active use and through flexibility. The preferred design concept for Lupine Plaza includes an approximately 7,000 SF pedestrian plaza, and could expand to over 24,000 SF of improvement area, which would also include: repaving of the Lupine Lane/El Paseo intersection, removal of a left-turn lane, and paving updates from the proposed plaza to Lupine Alley. Lupine Plaza will provide an oasis along El Paseo for shoppers, visitors, and residents of Palm Desert to gather and relax. The southern entrance of Lupine Plaza will include a gateway arch that identifies the plaza and can be used for events. The gateway arch should draw upon mid- century design inspiration and is proposed to be integrated with two small water features. The western edge of the plaza includes seat walls integrated with landscape planters underneath a tree bosque to provide a dense shade environment for small group and individual seating. The eastern side of the plaza includes an approximately 22-24’ wide clear zone to allow for emergency access and servicing. This area is covered by a shade structure with adequate clearance for emergency vehicles. While no permanent furnishings are located within the clear zone, it provides space for movable café seating and flexible space for small events to occur; bollards on either end of the plaza can be retracted for emergency access. Playful ground level seating elements and adult-style swings are located along the edges of the shade structure to provide activities for children and variety of seating typologies. Lupine Plaza anticipates providing enough seating for approximately one-hundred people across all seating types: seat walls, movable café tables, fun seating domes, and swings. The plaza would also be able to host events of about the same size and Design Principles: ELEGANT RESPITE REFINED SHADED could include events like: outdoor movies, poetry readings, music and dancing, civic events, as well as coordination with existing city events like 5k runs. All events would comply with existing city guidelines for time, lighting, and noise. The combination of permanent and fixed elements as well as flexibility allow Lupine Plaza to become the heart of El Paseo and support different uses daily and host special events throughout the year. Lupine Plaza Concept Design Study l 13 Preferred Concept Site Plan Bollards Shade Trees Seat Wall / Permanent Seating Movable Seating Shade Structure Loading Area 1 2 Permeable/Enhanced Paving Swings Fun Dome Seating Rain Garden / Bioswale Gateway Arch and Water Feature Closed left-turn lane 3 4 5 6 7 8 9 10 11 12 1 2 3 4 5 6 8 911 12 10 N 7 10 10 11 OPTIONAL FEATURES Raised Intersection Public Restroom Permeable/Enhanced Paving 13 14 15 13 14 15 15 15 1 Coble Building El Paseo Square Coble Building Parking Lot El PaseoLupine Lane Lupine Lane Alley 14 l Lupine Plaza Concept Design Study Rendering from El Paseo looking North on Weekend Day This sketch shows what Lupine Plaza would look like as approached by a pedestrian crossing or walking along El Paseo. The plaza is defined by a concentration of shade trees on the western side of the plaza with seating underneath, and flexible space in the center covered by a shade structure. A main element of the plaza, a gateway arch is proposed at the southern entrance to provide a threshold to the plaza. It is intended to draw from mid-century modern influences, be integrated to adjacent water features, and include the potential for attaching projection screen for outdoor movie showings or other similar events. Bollards protect the plaza from vehicles, but can be removed to allow vehicles for emergency, servicing, and event support. Within a small area, the plaza provides a multiple areas of distinct seating to accommodate all ages and users from parents with children to those relaxing with a cup of coffee or small group of friends. Lupine Plaza Concept Design Study l 15 Rendering from Lupine Plaza looking South at Dusk This sketch shows what Lupine Plaza would look like as approached by a pedestrian from HWY 111 or Lupine Alley in the early evening. This event shows a outdoor movie night with a projection screen hung from the gateway arch. The concentration of shade trees and shade structure are organized to create different zones. The shade trees frame a clear walking path and provide passive seating off to the side while the event space is held underneath the shade structure and utilizes the movable and fun seating (swings and domes). Lighting is a key element of the plaza design and incorporated throughout each element. This sketch shows: landscape up-lighting, incorporated into seating elements (seat wall, fun seating domes, and swings), as well as within the shade structure. All lights are LED and programmable to set the mood of the plaza for any use and season. 16 l Lupine Plaza Concept Design Study Amenities/Furnishings Design Recommendations LightingShade StructurePaving • All lighting shall be LED and connected within one control system to allow for any and all light elements to be programmed for events • Lighting shall be pedestrian scaled and orientation and screens should promote dark night skies • Lighting should be incorporated throughout elements of the plaza, which can include the following elements: • Landscape/Art uplighting • String lighting • Shade structure • Benches • Pavement pattern • Bollards • Shade structure should incorporate misters • Shade structure is proposed as either with canvas or sturdy material (e.g., metal) that will not fade and deteriorate due to weather elements (i.e., sun, wind, rain) • Shade structure should be dynamic - the canvas or other materials should be retractable or adjustable to create different levels of shade during different times of the year • At least 14’ height and 24’ width clearance for emergency access • Recommend partially permeable or block pavers materials • Flat surface from pedestrian plaza, raised intersection and paving improvement to Lupine Alley • Integrate paving pattern of the pedestrian plaza with raised intersection at El Paseo/ Lupine Lane, as well as from the pedestrian plaza to Lupine Alley (retaining vehicle access) - pictured above • Integrate public art mosaic(s) into paving pattern within pedestrian plaza Lupine Plaza Concept Design Study l 17 Amenities/Furnishings Design Recommendations GatewayPermanent Seating Fun Elements • Gateway arch on the south side of the plaza opening to El Paseo • Should be a mid-century modern design drawing from surrounding architecture • Should try to be integrated with adjacent water feature • At least 14’ height and 24’ width clearance for emergency access • Permanent seating should be integrated with landscape areas and shade trees • Can use concrete underneath large shade trees • Should be arranged to create group seating • Proposed 4-6 adult style swings that would be attached to and/or integrated within the shade structure along the edges of the emergency clearance lane Water Feature • Water feature must look as good turned off as it does turned on • Standing water should be minimized to discourage interaction - primary for visual, sound and cooling effects Movable Seating • Shall have a vibrant, unique color (see pro- posed color palette) to indicate furniture belongs to Lupine Plaza, LA Grand Park precedent Restroom (Optional) • Portland Loo - Approximately 6’x11’ • The coating on the steel wall panels makes it simple to clean with a hose • Discourages crime with graffiti-proof wall pan- els and open grating that allows you to see if and how many people are inside. 18 l Lupine Plaza Concept Design Study Amenities/Furnishings Design Recommendations Bollards Bicycle FacilitiesReceptacles • Recommend removable bollards that fold down horizontally or are physically removed • When folded, bollards should sit on top of the paving surface; there should not be indents in the surface for bollards to be flush • Removable bollards should not retract vertically into the ground; these become too difficult to clean-out • Short-term bicycle parking (e.g., U-racks) - these will want to be coordinated with bicycle racks city-wide, unless unique bicycle racks as a public art element want to be completed at specific locations • Bicycle repair station • Individual receptacles for trash, recycle, and compost • Incorporate signage to educate appropriate materials for each container • Should be of durable material such as metal Electrical Outlets • Should provide electric outlets at multiple places throughout plaza for general public charging of phones and similar devices • Dedicated outlets for small events that require speakers, microphones, projectors, etc. Signage • Public art/sustainability interpretive signage • You are here/El Paseo destination signage • Temporary traffic signage during construction phase Lupine Plaza Concept Design Study l 19 Program Matrix Element Shade Trees Benches / Seat Wall Movable Seating Fun Seating Landscape Areas / Bioswale Shade Structure Gateway Arch and Water Feature Enhanced/ Permeable Paving Bicycle Facilities Loading Area Plaza Total Estimated Size (SF/LF) ~4,000 to 5,000 SF covered area ~150 LF 12 to 16 cafe tables ~500 SF ~1,200 SF ~1,800 SF ~200 SF ~6,000 SF 1 repair station; ~12 u-racks 250 SF ~7,000 SF Estimated Number or Capacity 10 - 12 Trees ~40 to 50 seats ~ 50 to 60 seats 12-16 domes; 4 Swings 22’ clear width; 14’ clear height 22’ clear width; 14’ clear height ~24 bicycles (1) Dedicated on-street loading space Preferred Concept Site Section E-W Note: individual elements will not equal total SF 1 2 3 4 5 6 1 2 3 45 4 6 20 l Lupine Plaza Concept Design Study Public Art Unifying Strategy 2. PAVEMENT PATTERN / MOSAICS 1. SHADE STRUCTURE 4. PLAZA GATEWAY ARCH + WATER 5. SEATING/ BENCHES 3. LIGHTING EL PASEO GATEWAY EL PASEO PAVING PUBLIC ART VISION / UNIFYING THEME Through discussions with the City, Cultural Arts Committee and project team one of the goals of public art was to be integrated throughout the plaza, rather than a collection of individual elements. The diagram below represents how five primary elements of the plaza will all respond to single unifying theme for public art. The diagram also shows how these elements should have a relationship to existing, and future elements along El Paso. There was consensus that the overall strategy for public art at Lupine Plaza should draw from the surrounding environment and indigenous peoples who lived there: the Santa Rosa and San Jacinto Mountain National Monuments, and the Serrano and Cahuilla peoples, respectively. LATENT EDUCATION OPPORTUNITIES Lupine Plaza Concept Design Study l 21 1. Inspiration Within the overall theme for public art, inspiration for individual elements draws from many sources: • Colors and patterns in flora and fauna (below top) • Colors and patterns from Serrano and Cahuilla cultures (below bottom) • Location of ancient trade routes 2. Sketch Robin Brailsford will provide sketches for the public art treatment for individual plaza elements for the scope of this Concept Design Study. These will provide the basis for developing the final designs for individual elements and public art pieces during Schematic and Final Design project phases. 3. Construct As an example, the images below show how mosaic patterns (taken from sketches) are constructed on bench and paving elements. In addition to aesthetics other goals of public art include: • Latent education opportunities • Interactive elements 22 l Lupine Plaza Concept Design Study Landscape + Color Palette Plaza Use Botanical Name Common Name Height Spread WUCOLS / Water Needs Primary Shade Tree Tipuana tipu Tipu Tree 50’ 25’ - 50’ (spread is narrower in desert climates) Moderate / Medium Complementary Ornamental Tree Chilopsis linearis Desert Willow 30’ 10’ - 20’ Moderate / Medium Landscape Planter and Rain Gardens Baccahris x ‘Thompson’Baccharis 2’ - 3’ 6’Low / Moderate Encelia farinosa Brittle Bush 3’ - 4’ 2’ - 3’ Low Lantana montevidensis Purple Trailing Lantana 1’ - 2’ 4’ - 6’ Moderate Lupinus succulentus Succulent Lupine 2’ - 4’ 3’Unknown Nolina microcarpa Bear Grass 3’ - 4’ 4’ - 5’ Low Penstemon superbus Superb Penstemon 2’ - 4’ 3’Low Sphaeralcea ambigua Globe Mallow 3’ 3’Low Stipa tenuissima Mexican Feather Grass 2’ 3’Low Primary Color Secondary Colors Plaza Elements Lupine Plaza Concept Design Study l 23 Traffic Design Considerations Circulation/Access The area bounded by Highway 74, Highway 111, San Pablo Avenue, and El Paseo has a driveway and street network well suited to providing access to the numerous parking lots and commercial interest in the area, but not well structured to carry significant volumes of through traffic, since most of the access points onto Highway 111 allow right turns only. Because the entire area is well- grided with streets and driveways, closure, or intermittent closure of Lupine Lane will not have a significant effect on the redistribution of traffic from Lupine Lane into or out of the area since the grid provides numerous alternatives for traffic access. VMT This study provided a traffic assessment only based on professional traffic engineering opinion and is not based on a numerical analysis. Should a more rigorous traffic impact determination be desired for any of the alternatives, that would require collection of traffic data, establishing traffic behavior assumptions, and conducting parking and capacity analysis. The analysis would not be expected show any significant difference between existing and projected conditions. A Quantitative Analysis with a traffic impact study of this magnitude could be expected to cost between $30,000 and $40,000. Parking Closure of the street will have only minor immediate effects, if any at all, on parking. Creating Lupine Plaza will displace only 8 parking spaces which can be absorbed into the total number of spaces available in the area in public and private parking. No handicap spaces are being displaced. As the Lupine Plaza becomes more well known as a pedestrian gathering place and a place for special events, it is possible that additional parking demand may be generated in the area. This additional demand would need to be satisfied initially in underutilized lots in the area. The full extent of any increase in parking demand should be set in the context of an El Paseo District-wide parking plan. Such a plan could be expected to include utilization of the private and public parking demand and spaces available, policies for managing parking, and strategies for turning challenges into opportunities, such as shared parking, and promoting El Paseo as a “park-once” district. 24 l Lupine Plaza Concept Design Study Utilities / Infrastructure Conflict Analysis General Considerations Water Sewer The water distribution and service infrastructure include the water main beneath the street, valves boxes which are visible from the surface (the covers are set to the surface grade), water service lines, water meters (also set to sidewalk surface grade), back-flow prevention valves (set above the sidewalk), and hydrants, which are strategically spaced and located. Implementation of the Lupine Plaza construction will require adjustment of the valve covers in the street up to the new plaza elevation, and some water meter boxes may need to be adjusted if there are any changes in the sidewalk elevations. This is a relatively inexpensive procedure during construction. Water mains, and service lines should remain in place and be protected from placing any of the Lupine Plaza plantings or furniture atop them. Back-flow prevention valves should be cage enclosed to prevent tampering and theft, and the site layout should be developed so that back-flow prevention valves do not become trip hazards. Clear distance should be left surrounding each hydrant as required by the fire department. Most of the utility infrastructure lies beneath the surface of the street and sidewalk. Appurtenanc- es that can be see through observation include service meters, manhole covers, valve covers, electrical cabinets, hydrants, curb inlets, lighting, and power poles. Closure of Lupine Lane, ele- vation of the street area to sidewalk level, and establishment of plantings and street furniture must consider both the seen and unseen utility facilities. The preferred strategy for reducing impacts to utilities is to design Lupine Plaza to avoid relocation of both underground and above ground utility features. Actual locations of buried utilities should be confirmed with the utility owner, and then further confirmed through potholing. Sanitary sewer lines and service lines are typically deeper than would normally be encountered in surface work. Manholes and any sewer clean-outs located in the street will need to have the sewer collar tops adjusted up to the new Lupine Plaza surface elevation. This is a relatively inexpensive procedure during construction. Lupine Plaza Concept Design Study l 25 Utilities / Infrastructure Conflict Analysis Drainage Electric/Communications Gas It is desirable to keep drainage patterns the same as existing. Currently, Lupine Lane drains into the existing curb and gutters along each side of the street. Furthermore, roof drains pass beneath the sidewalk through the curbs and empty into the gutters, as pictured above. In elevating all Lupine Plaza up to sidewalk level, roof drains will still need to be accommodated at the gutter level. One method for accommodating drainage at the existing gutter elevation while providing a sidewalk-level surface is with the use of trench drains, pictured above right. Another option to consider for drainage is to make parts of the new plaza area permeable, so that any rainfall or roof drainage soaks into the ground. The determination of whether that strategy is feasible would require geotechnical testing of the permeability of the soil beneath the existing pavement, and ensure that it does not affect the base and sub-base of the roadway structural section. A third option is to collect storm water runoff and direct it into designed bio retention structures for natural filtration into the groundwater or store it for irrigation. The existing electrical facilities in the corridor include underground conduit, below ground vault, and above ground cabinet. The electrical facilities should be protected during the Lupine Plaza construction and left undisturbed. The development of Lupine Plaza anticipates a need for LED lighting, electrical outlets, gateway and water feature lighting, amenity lighting, and plant lighting as a permanent and ongoing increased demand for power in the corridor. Additional power would be required for special events, which often include additional lighting and sound systems. The determination of the amount of additional power needed, and the source of the power, will need to be addressed in the design of the Lupine Plaza in coordination with Southern California Edison (SCE). Communications infrastructure includes underground conduit and above ground cabinets. The conduit should be protected during construction and remain undisturbed. The cabinets also should be protected in place and must remain securely locked. It is not anticipated that the communications infrastructure will be disturbed during construction. Gas service infrastructure consists of the gas main, service lines, gas valve boxes (set to the pavement surface elevation), and gas meters, which are set above ground and typically attached to a building. The street pavement can be raised to sidewalk level without affecting the gas main and service lines. Valve boxes will be adjusted to the new surface level. Meters will remain located as currently. 26 l Lupine Plaza Concept Design Study 5. IMPLEMENTATION Implementation Approach This project completed Concept Design for a permanent pedestrian plaza at Lupine Lane and El Paseo. This phase successfully established consensus among the community, City, and decision-makers for a definition for closing a portion of Lupine Lane to vehicles and creating a preferred conceptual design. Concept Design Preferred Concept Infrastructure Conflict Analysis Preliminary Cost Estimates CEQA Exemption Schematic Design 50% CD Detailed cost estimates Infrastructure Design Final Design and Approvals 100% CD Approval Construction Bidding/Negotiations Construction Grant Funding For construction costs PHASE I PHASE II PHASE III The implementation sections provides an overview of elements within Phase II of the project that covers the following: • Cost Estimates • Funding Opportunities • Timeline / Phasing • CEQA • On-going operations and maintenance • Other future considerations Lupine Plaza Concept Design Study l 27 Cost Estimates Preferred Concept Design Hard Costs Pedestrian Plaza Plaza to Lupine Alley/HWY 111 Raised Intersection (including expanded median) Subtotal Soft Costs Contingency A&E Fees Total Plaza Only: $3 to $3.9 million $2.0 to $2.5 million $300k to $350k $575k to $650k $3.0 to $3.5 million $725k to $800k $450k to $600k $4.2 to $5 million Plaza + Intersection + Paving/Parkway: $4.2 to $5 million This stage of conceptual study provides a combination of high-level and order of magnitude cost estimates. While the scope of the preferred concept to include a raised intersection and improvements to Lupine Alley was well received by decision-maker groups (Subcommittee and City Council), the project has been grouped into three distinct parts that can be developed at different times: + DESIGN CONSTRUCTION 1. Permanent pedestrian plaza 2. Raised intersection along El Paseo (would be completed with El Paseo improvements) 3. Paving and landscape improvements from the pedestrian plaza to Lupine Alley and HWY 111, respectively (keeps vehicle access). 28 l Lupine Plaza Concept Design Study Funding Grant and On-going Funding Opportunities Grant [Agency]$ Available Timing Use For Application Considerations RAISE Grant (formerly TIGER) - 2023 [US DOT] *Could also pursue 2024 RAISE Grant $2.275billion (2022) Application Deadline: April 2023* Construction Costs For capital investments that will have a significant local or regional impact. Applicable alignment of Lupine Plaza: Ghg reduction goals, promote energy efficiency, increase use of lower-carbon travel modes (active transportation), incorporate electrification or zero emission vehicle infrastructure, increase climate resilience, support domestic manufacturing, incorporate lower-carbon pavement and construction materials, and reduce pollution. Urban Greening Program [California Natural Resources Agency] $50million (annual) Accept proposals: 2/7/2022 through 3/28/2022 (Target 2023 cycle) Construction Costs Fulfills one project requirement - acquire, create, enhance, or expand community parks and green spaces. Eligible urban greening projects will reduce GHG emissions and mitigate the effects of extreme heat. Opportunities for proposal priority points: 4. Uses inter-agency cooperation and integration and 5. Uses existing public lands and facilitates the use of public resources and investments. Environmental Enhancement & Mitigation (EEM) Program [California Natural Resources Agency] $7million (annual); $500k limit per project Accept proposals: 4/8/2022 through 6/3/2022 Construction Costs Applicable categories: Urban Forestry (offset vehicle emissions). Every EEM project must mitigate, either directly or indirectly, the environmental impacts of the modification of an existing Transportation Facility or impacts of the construction of a new Transportation Facility. Matching funds not required; projects with other sources are more competitive. Active Transportation Program - Cycle 6 or Cycle 7 [Caltrans] $100million (annual) Project Application Deadline: 6/15/2022 or June 2023 Construction Costs Palm Desert already submitting application for another project, can explore if there are any overlap opportunities. Lupine Plaza may not score well on socio-economic criteria as stand- alone project for Cycle 7. Sustainable Communities Grant - Fiscal Year 2023-2024 [Caltrans] Approximately $30million; $100k min / $700k max Grant Application Deadline: October 2022 Design / Construction Costs Forward the Region’s RTP/SCS. Successful planning projects are expected to directly benefit the multi-modal transportation system. These grants will also improve public health, social equity, environmental justice, the environment, and provide other important community benefits. 11.5% local match (cash, in-kind contribution, staff time). Sustainable Communities Program - Civic Engagement, Equity, & EJ [SCAG] TBD Opening Spring 2022 Design / Planning Costs Lupine Plaza likely would not score well in this application category. To support implementation of Racial Equity Early Action Plan, SCAG is seeking to prioritize proposals that fall within or directly benefit Communities of Concern and SB 535 Disadvantaged Communities (DACs). Sustainable Communities Program - Future Applications [SCAG] TBD TBD Design / Planning Costs Previous SCAG Sustainable Communities Program Applications: Smart Cities & Mobility Innovations (2021), Housing & Sustainable Development (2021), and Active Transportation & Safety (2020). Future calls for applications may be more appropriate for Lupine Plaza. Greenhouse Gas Reduction Fund (GGRF) Forest Health [California Conservation Corps (CCC)] $2.5million (annual) Project planners seeking to utilize the CCC can contact their nearest CCC center or email the CCC on how to partner with us. Applicable categories: 1) Urban & Community Forestry - increasing the urban tree canopy; 2) Urban Greening - expand or enhance neighborhood parks and community gardens. (GGRF) monies were appropriated to the CCC to provide formal and on-the-job training and work experience to complete projects that aid in reducing Greenhouse Gas (GHG) emissions. Proposition 68 [California Conservation Corps (CCC)] $40million (total) For more information about consulting with the CCC, please email Prop68@ ccc.ca.gov, or contact Andrea Gabriel at (916) 341-3272. Fund projects that plan, develop, and implement climate adaptation and resiliency projects, including those that create or rehabilitate state or local parks. Road to Zero Coalition Community Traffic Safety Grants [National Safety Council] Approximately $1million / 10 projects annually TBD Construction The chart below identifies competitive grant opportunities that could be used to fund design and construction costs for Lupine Plaza. In addition to grant funds, other opportunities for funding development and operations of Lupine Plaza could include: • Regular allocations and non-competitive grants awarded by community population • Public-private partnerships • Branding/Sponsor • BID contributions (maintenance) Lupine Plaza Concept Design Study l 29 Potential Timeline Schematic Design 50% CD Detailed cost estimates Final Design 100% CD Construction Prep Project Approval Construction Bidding Contractor Negotiations Construction Demolition Site Prep/Grading Infrastructure Upgrades Plaza Construction Grant Funding For Construction Pedestrian Plaza 2023 2024 2025 PHASE 1 APPROVAL (APRIL 2022) Schematic Design Final Design Construction Prep Construction Grant Funding For Design Grant Funding For Construction SCENARIO A: Phase II Funding Available Phase II Prep Design Funding Design Bid/Selection Phase II Prep SCENARIO B: Phase II Funding TBD 4-6 Months4-6 Months~8 Months3 Months4-6 Months4-6 Months~8 Months3 Months3 Months6 MonthsThe Diagram to the right shows two scenarios for a timeline to complete final design and construction of Lupine Plaza. Scenario A assumes there is funding available to complete Schematic and Final Design. Grant funding would need to be identified for construction costs, but could occur concurrently during further design phases. Completion of Lupine Plaza is projected around mid 2024 in this scenario. Scenario B assumes there is not funding available to complete Schematic and Final Design. This scenario requires time to secure funding for further design, which makes an assumption for about six months. Once funding is secured for design, design and construction can follow the same timeline as scenario A. However, this scenario provides a slightly more conservative timeline estimate for transition between design phases and construction. In scenario B, Lupine Plaza would be completed in early- to mid- 2025. 30 l Lupine Plaza Concept Design Study CEQA and Operations California Environmental Quality Act (CEQA)Maintenance The project is the closure of a road segment and enhancements to the closed area to facilitate pedestrian use. It does not involve any increase in retail or office floor area, or any other features that would be expected to increase traffic/VMT and associate Air Quality, GHG or noise impacts. Although the proposed project would replace an approximate 130 foot long segment Lupine Lane, access to all existing buildings and businesses will be maintained. Guidance on assessing VMT impacts is provided by Technical Advisory on Evaluating Transportation Impacts in CEQA (2018) prepared by the Office of Planning Research (OPR). “For the purposes of CEQA evaluation, ‘vehicle miles traveled’ refers to the amount and distance of automobile travel attributable to a project.” The closure of Lupine Lane is categorized as a Transportation Project. If a project would likely lead to a measurable and substantial increase in vehicle travel, the lead agency should conduct an analysis assessing the amount of vehicle travel the project will induce. Project types that would likely lead to a measurable and substantial increase in vehicle travel generally include: • Addition of through lanes on existing or new highways, including general purpose lanes, HOV lanes, peak period lanes, auxiliary lanes, or lanes through grade-separated interchanges. Keeping the plaza clean and safe is a key consideration in overall design and design of individual elements: • Landscaped areas and other elements that will require maintenance are designed to minimize the burden of watering or repair in the future • For applicable features, materials should be as resistant as possible to graffiti and being vandalized Space still needs to be identified for storage, which could include cleaning materials as well as plaza elements (movable furniture, event materials, etc.). One option would be to locate a well-design storage shed, shipping container, or similar space within one of the underutilized surface parking lots northwest of Lupine Plaza. Staff has investigated the cost of regular cleaning for a permanent plaza. The current cost estimate for trash removal and table cleaning daily and pressure washing once a week is approximately $40,000 annually. OPR identifies screening thresholds that can be used to quickly identify when a project should be expected to cause a less-than-significant impact without conducting a detailed study. Projects that would not likely lead to a substantial or measurable increase in vehicle travel, and therefore generally should not require an induced travel analysis, include: • Addition of roadway capacity on local or collector streets provided the project also substantially improves conditions for pedestrians, cyclists, and, if applicable, transit. • Reduction in number of through lanes. Based upon OPR guidance, the Lupine Lane closure is exempt from VMT analysis as Lupine Lane is a local street, and the project is not adding roadway capacity. The project will not generate new vehicle trip and will not increase vehicle miles traveled (VMT), since there are no new or expanded buildings to generate additional traffic. The proposed Lupine Plaza project meets to the criteria to qualify for a Class 1 Categorical Exemption because the project represents only a negligible expansion of uses and will not result in any significant environmental impacts. Therefore, the proposed Project falls within the factors described in CEQA (Title 14, Article 9: Categorical Exemptions) and qualifies for an Existing Facilities Exemption under Section 15301 of the CEQA Guidelines. Lupine Plaza Concept Design Study l 31 Other Considerations Additional Circulation Improvements Homeless Population El Paseo Design Coordination Turning Lupine Lane into a permanent pedestrian plaza creates challenges and opportunities beyond the boundaries of the project itself. To enhance the City circulation network and ease the transition with permanent street closure the following improvements could be made surrounding Lupine Plaza: • Coordination with Google to provide new routes to businesses along El Paseo • Improvements to the alley between Lupine Land and Sage Lane • Curb extensions or extended red curbs at intersections along Sage Lane and Lupine lane to facilitate left-turn movements Lupine Plaza seeks to be both a unique destination along El Paseo, as well as integrated within the existing streetscape and coordinated with other City Standards. Specifically: • Raised intersection should be completed with El Paseo updates • Paving materials and patterns should be integrated • Development of parking strategies for El Paseo District (covering on-street and off- street parking) towards encouragement of park-once district and reduce concentration of parking in specific locations Homelessness was a key concern expressed during all forms of engagement throughout the project. It is clear that homelessness has led to some undesirable activities during the temporary plaza condition, but many of these activities would be present without the temporary plaza. Current issues of homelessness have been created by macro economic, housing and other forces; they were not created by creating additional public space. Through the conversations during project engagement, it has also been expressed that the City has multiple resources to address homelessness issue going forward. The effectiveness of these resources may be worth evaluating periodically. Additionally, engagement with Public Safety created expectations that negative impacts of homelessness could be addressed adequately through regular monitoring and plaza design (e.g., seating and lighting). Visit EngagePalmDesert.com to continue following future phases of the project: Report prepared by: Date: April ##, 2022 To: Office of Planning and Research P.O. Box 3044, Room 113 Sacramento, CA 95812-3044 Riverside County Clerk of the Board of Supervisors 4080 Lemon Street, 1st. Floor Riverside, Ca 92501 From: City Contact City of Palm Desert (Lead Agency) 73-510 Fred Waring Drive Palm Desert, CA 92260 NOTICE OF CATEGORICAL EXEMPTION (DRAFT) 1. Project Title: Lupine Plaza Project 2. Project Proponent: City of Palm desert 3. Project Location: A 130 foot segment of Lupine Land directly north of El Paseo in the City of Palm Desert, Riverside County. The attached exhibits include a location map and conceptual site plan for the proposed project. 4. Environmental Setting: The Project site is located within an urbanized area of the City of Palm Desert, Riverside County. The project site is a currently an improved segment of Lupine Lane that extends approximately 130 feet north of El Paseo. 5. Project Description: The Lupine Plaza project proposes a permanent pedestrian plaza to replace 130’ length of street right-of-way (two travel lanes and on-street parking) on Lupine Lane immediately north of El Paseo. The proposed project includes an approximate 7,000 square foot permanent pedestrian plaza on the south part of the project area. The remaining area north of the pedestrian plaza (approximately 7,000 square feet) will remain functional for vehicle use but will be improved with enhanced paving to match the paving style of the plaza and will extend to Lupine alley. Proposed Lupine Plaza retains all existing access points to adjacent properties – El Paseo Square to the east and Coble Building to the west. An exhibit depicting the design concept for the project is attached. Lupine Plaza will provide an oasis along El Paseo for shoppers, visitors, and residents of Palm Desert to gather and relax. Specific design features will complement the character of El Paseo that further enhances a walkable corridor. The southern entrance of Lupine Plaza will include a gateway arch that identifies the plaza and can be used for events. The western edge of the plaza includes seat walls integrated with landscape planters underneath a tree bosque to provide a dense shade environment for small group and individual seating. The eastern side of the plaza includes a 22-24’ wide clear zone to allow for emergency access and servicing. This area is covered by a shade structure with adequate clearance for emergency vehicles. While no permanent furnishings are located within the clear zone, it provides space for movable café seating and flexible space for small events to occur; bollards on either end of the plaza can be retracted for emergency access. Playful ground level seating elements and adult-style swings are located along the edges of the shade structure to provide activities for children and variety of seating typologies. The list of proposed features in Lupine Plaza are: • Themed gateway arch • Overhead shade structure with misters • Fixed seating such as benches and seat walls • Movable cafe style seating • Decorative paving • Native and drought tolerant landscaping • Stormwater bioswales • Bicycle racks • Trash receptacles • Public art • Water feature • Lighting (LED, integrated with plaza elements: tree up lighting, shade structure, seat walls, water feature, etc.) • Public restroom 6. Categorical Exemption Class: Class 1 (CEQA Guidelines Section 15301) Existing Facilities. A Class 1 Categorical Exemption consists of the operation, repair, maintenance, permitting, leasing, licensing, or minor alteration of existing public or private structures, facilities, mechanical equipment, or topographical features, involving negligible or no expansion of existing or former use. CEQA Guidelines Section 15301 provide a list of examples of the types of “existing facilities” that would qualify for a Class I exemption, although the list is not intended to be all-inclusive of the types of projects which might fall within Class 1. The key consideration is whether the project involves negligible or no expansion of use. The key example of the type of project that would qualify for a Class 1 Categorical Exemption and is applicable to this project is found in subsection 15301(c ) of the CEQA guideline and is excerpted below: c) Existing highways and streets, sidewalks, gutters, bicycle and pedestrian trails, and similar facilities (this includes road grading for the purpose of public safety), and other alterations such as the addition of bicycle facilities, including but not limited to bicycle parking, bicycle- share facilities and bicycle lanes, transit improvements such as bus lanes, pedestrian crossings, street trees, and other similar alterations that do not create additional automobile lanes); 7. Justification for Exemption: A Class 1 Categorical Exemption applies to projects that involve negligible or no expansion of use. The proposed project involves the conversion of a small segment of Lupine Lane to create a pedestrian-friendly space that will encourage pedestrian activity. With the possible exception of a small, modular restroom (less than 500 square feet in area), the proposed project will not include any buildings and will not increase any building area for commercial, office or other uses. Although the proposed project would replace an approximate 130 foot long segment Lupine Lane, access to all existing buildings and businesses will be maintained. The project will not generate new vehicle trip and will not increase vehicle miles traveled (VMT), since there are no new or expanded buildings to generate additional traffic. The attached memo prepared by KOA and dated March 30, 2022, provides further detail regarding VMT for the project and why project impacts will be less than significant with respect to VMT. Small temporary events may be held in the plaza from time to time, but such events will be subject to the City’s review and approval processes for such events, and comply with existing City requirements for time, lighting, and noise. The proposed project will not create any significant impacts due to any unusual circumstances related to the project. The proposed project will not result in damage to scenic resources, including but not limited to, trees, historic buildings, rock outcroppings, or similar resources, within a highway officially designated as a state scenic highway, because it does not involve nor is it visible from a state scenic highway and it will result in an improvement of the visual quality of the project site. The proposed project is not located on a site with hazardous waste or materials which is included on any list compiled pursuant to Section 65962.5 of the Government Code. The proposed project will not cause a substantial adverse change in the significance of a historical resource: there are no known historical resources present on the site or adjacent to the site. Conclusion The proposed Lupine Plaza project meets to the criteria to qualify for a Class 1 Categorical Exemption because the project represents only a negligible expansion of uses and will not result in any significant environmental impacts. Therefore, the City of Palm Desert hereby concludes the proposed Project falls within the factors described in CEQA (Title 14, Article 9: Categorical Exemptions) and qualifies for an Existing Facilities Exemption under Section 15301 of the CEQA Guidelines. Lead Agency Contact Person: ___________________________ Phone: _______________ Email: _______________ Signature: _________________________________ Title: ________________ Date: ________________ Lupine Plaza Project Location Map HWY 111 Lupine Alley Lupine LaneLupine LaneSan Pablo AvenueSage LaneSan Pablo AvenueEl Paseo Proposed Lupine Plaza Shadow Mountain Drive N 0’50’150’300’ 0’ 10’ 20’ 40’ N DESIGnATED LOaDINg AREa emerGenCy vehicLe acCesS (rolLed curB witH bolLarDs) sHade sTrucTure witH misTerS sWinG seAtinG gatewaY anD water feAtureS DECORATIVE PAVINg BIoRETENtIoN PlANtER emerGenCy vehicLe acCesS WITh BOLlARdS cLosed lefT turN pocKet (OpTiOnal) ExisTinG lanDsCapinG anD oUtDoOr arT biOretenTiOn pLanTerdRivewaY acCesS LUPINE PLAZA Preferred Concept April 2020 ALlEy ACcESs cobLe buIlDinG enTranCe resTroOm (opTiOnal) seAt walL SEaTINg DOMES serVicE enTranCes El Paseo Alley Lupine LaneEnHanCed PavinG 5095 Murphy Canyon Road, Suite 330, San Diego, CA 92123 T: 619.683.2933 | F: 619.683.7982 | www.koacorp.com MONTEREY PARK ORANGE ONTARIO SAN DIEGO 1 MEMORANDUM Date: March 9, 2022 To: Ryan Kucinski, Rick Barrett From: Charlie Schwinger, PE Client: MIG Project No.: JC12062 Re: Traffic Assessment of Closing Lupine Plaza – A Qualitative Analysis Background During the COVID-19 pandemic a half block of Lupine Lane between El Paseo and Highway 111 was closed to vehicular traffic to provide a space for outdoor dining. Since then, the street has been re- opened to traffic. The City Council authorized a study of creating a permanent pedestrian plaza in the same location. The study includes consideration of three alternatives for the reconfiguration of the right of way space to enhance the pedestrian experience, while reducing the vehicular traffic emphasis. KOA has been enlisted on the study team to provide insights into the traffic impacts that might result from the closure or partial closure of Lupine Lane to vehicles. This memo summarizes initial observations and recommendations for consideration in the selection of a preferred alternative. General Considerations for Closure to Traffic (not site specific) Access Scheduled or temporary blockage of Lupine Plaza to vehicle traffic can be accomplished with removable and lockable bollards, which can be put in place or removed as needed or desired. A typical design for the bollards includes a sleeve set into the pavement which is normally kept covered flush with the pavement, so the sleeves are traversable by traffic or pedestrians. The cover also keeps the inside of the sleeve clean. The cover is hinged to open and allow the bollard to be set in place and locked. Bollards are available in colors suitable for in-street traffic prohibitions as well as a color more suited to a pedestrian environment. The following graphics depict how a yellow bollard would sit inside a sleeve with the hinged cover showing, and an example of removable bollards set in place for the protection of a pedestrian environment. 2 Traffic Circulation The area bounded by Highway 74, Highway 111, San Pablo Avenue, and El Paseo has a driveway and street network well suited to providing access to the numerous parking lots and commercial interest in the area, but not well structured to carry significant volumes of through traffic, since most of the access points onto Highway 111 allow right turns only. Because the entire area is well-grided with streets and driveways, closure, or intermittent closure of Lupine Lane will not have a significant effect on the redistribution of traffic from Lupine Lane into or out of the area since the grid provides numerous alternatives for traffic access. Parking Closure of the street will have only minor immediate effects, if any at all, on parking. Creating Lupine Plaza will displace only 8 parking spaces which can be absorbed into the total number of spaces available in the area in public and private parking. No handicap spaces are being displaced. As the Lupine Plaza becomes more well known as a pedestrian gathering place and a place for special events, it is possible that additional parking demand may be generated in the area. This additional demand would need to be satisfied initially in underutilized lots in the area. The full extent of any increase in parking demand should 3 be set in the context of an El Paseo District-wide parking plan. Such a plan could be expected to include utilization of the private and public parking demand and spaces available, policies for managing parking, and strategies for turning challenges into opportunities, such as shared parking, and promoting El Paseo as a “park-once” district. Concept #1 “Slow Street” Flexible Plaza • Shared street for pedestrian and vehicular access, with loading area dedicated for El Paseo Square • Level surface across plaza by providing vehicle ramps at north and south ends • Controlled access with removable bollards for weekends and special events, between El Paseo and Coble Building driveway • Enhanced permeable paving from El Paseo to alley • Landscape improvements including shade and accent trees and stormwater planters • Fixed seating areas, including seat walls and stadium seating • Green screen trellis with vine planting and mural art opportunities 4 Concept #1 Traffic Considerations The following paragraphs describe conditions that should be a consideration in comparing concept #1 with the other concepts. Safety Considerations Because vehicles will be driving through the same space as that designated for pedestrian movements, both motorists and pedestrians will need to be alert for the potential for conflict. Because the drive path will be at the same elevation as the exclusive pedestrian areas, a differentiation in pavement color or texture, or ribbon guttering (grey truncated domes) could be provided to help delineate the path designated for vehicles. This alternative does not provide physical separation between the pedestrian areas and travel lane should a vehicle unintentionally or deliberately leave the path designated for vehicles, other than the landscape features and seating. The same consideration holds true for children who might not recognize the danger of stepping into a street by the curb boundary, but may not recognize a vehicle path through the plaza. Access Considerations This concept will all be at the same level and can be constructed to be ADA accessible throughout the plaza. The transition from the El Paseo street level to the sidewalk level can be constructed as pictured below. This photo shows the removable bollards in place through the ribbon concrete that serves as the crosswalk delineation between the curb ramps. It also provides vehicle access, access for emergency response, and access for commercial loading during typical weekdays. During weekends and special events partial access for vehicles will be provided from Highway 111 as far south as the Coble Building driveway for commercial loading. Emergency vehicle access will always be available through removable bollards. 5 Left and right turn vehicles off El Paseo onto Lupine Lane during those times can be prohibited from making turns onto Lupine Lane through placement of removable signs or foldable signs that would be unfolded when bollards are in place. The adjacent graphics illustrate a typical foldable sign, and an example of a foldable warning sign. Instead of foldable signs, LED turn prohibition signs could be used and be lighted when bollards are in place. The eastbound left turn lane on El Paseo would also need to be closed with bollards when Lupine Lane is closed to through traffic. Circulation Considerations Traffic will still be able to circulate through Lupine Plaza on weekdays, so impacts to property access will be negligible. Concept #1 has made provision for a loading zone to serve El Paseo Square. During weekend and special event closure to traffic, no properties will be denied vehicle access. Any trips to adjacent businesses and parking lots can be accomplished through alternative access of alleys and parking lot driveways from other streets, requiring little or no diversion of travel paths. Concept #2 permanent one-way street and plaza • One-way northbound street with open access for vehicles, loading, and emergency vehicles • Street is offset from centerline to maximize usable plaza space on one side • 6” raised plaza with multiple raised crossings • Traffic calming improvements include speed tables with permeable paving at pedestrian crossings and bulb outs to direct vehicular traffic • Plaza includes a bosque of shade trees and stormwater planting areas • Flexible cafe seating for dining • Fun and unique interactive seating elements with vibrant pops of color • Lighting and misters 6 Concept #2 Traffic Considerations The following paragraphs describe conditions that should be a consideration in comparing concept #2 with the other concepts. Safety Considerations This concept is like the existing sidewalk and street configuration with respect to pedestrian and vehicle safety, in that the vehicular traffic is separated from the pedestrian areas by curbing. However, safety is even increased over existing conditions in that traffic will be coming from only one direction through Lupine Plaza, making it safer for pedestrians to cross Lupine Lane by checking for cars in only the northbound direction, instead of both directions. Traffic calming features including road diet, bulbouts, and a raised crosswalk will contribute to lower traffic speeds. 7 Access Considerations This concept will provide ADA accessible sidewalk area and a raised crosswalk across Lupine Lane. It also provides vehicle access, access for emergency response, and access for commercial loading. Circulation Considerations Traffic will still be able to circulate through Lupine plaza, so impacts to property access will be negligible. Concept #2 has made provision for a loading zone to serve El Paseo Square. Concept #3 full permanent plaza • Permanent closure of plaza between El Paseo and Coble Building driveway • Enhanced permeable paving, which is extended south to the El Paseo intersection and north to the alley, in order to maximize event space and flexibility • Gateway at El Paseo entrance • Emergency vehicle access in center of plaza, controlled by removable bollards • Shade structure with unique design • Landscape areas include shade and accent streets with stormwater planters • Movable seating options for flexibility • String lighting, fire pits, and misters 8 Concept #3 Traffic Considerations The following paragraphs describe conditions that should be a consideration in comparing concept #3 with the other concepts. Safety Considerations Because vehicles will be prohibited from entering Lupine Plaza, they will not be driving through the same space as that designated for pedestrian movements (except for emergency access). That condition will make this option the safest for pedestrians. Access Considerations This concept will provide pedestrian plaza all at the same level and can be constructed to be ADA accessible throughout the plaza. Access for commercial loading is provided outside the pedestrian plaza area. Access for vehicles will be provided from Highway 111 as far south as the Coble Building driveway for commercial loading. Emergency vehicle access will be always available through removable bollards. Concept #3 has made provision for a loading zone to serve El Paseo Square. Three axel truck deliveries to the Lupine Lane service entrance can use the same movements as currently used to back into the Sak’s 5th Avenue loading dock, except they would back up to the designated loading area on Lupine Lane instead. Left and right turn vehicles off El Paseo onto Lupine Lane should no longer occur because the street will be permanently closed with curbing. The eastbound left turn lane on El Paseo would also need to be eliminated through the expansion of the existing raised median into the existing turn lane area. Circulation Considerations Traffic will still be able to circulate to adjacent properties through Lupine Lane north of Lupine Plaza, so impacts to property access will be negligible. Concept #3 has made provision for a loading zone to serve El Paseo Square. The only change to entering/exiting El Paseo Square would be for drivers wishing to exit to El Paseo (east or west). With a permanent Lupine Plaza, they would instead use the San Pablo Avenue exit and make a right or left turn at San Pablo Avenue/El Paseo intersection. Vehicles parked between Sage Lane and Lupine Lane wanting to go to El Paseo could either head west to Sage Lane and south to El Paseo, or east to San Pablo Avenue and then south to El Paseo. Future Phases of Studies This memo provides a traffic assessment only based on professional traffic engineering opinion and is not based on a numerical analysis. Should a more rigorous traffic impact determination be desired for any of the alternatives, that would require collection of traffic data, establishing traffic behavior assumptions, and conducting parking and capacity analysis. The analysis would not be expected show any significant difference between existing and projected conditions. A Quantitative Analysis with a traffic impact study for the street closure could include: • Current peak hour weekday and weekend traffic turning movement counts at 10 intersections • Weekday and weekend peak hours parking utilization survey in the area bounded by Sage Lane, Highway 111, San Pablo Avenue, and El Paseo • Anticipated increased parking demand based on Lupine Plaza activities and events • Assumptions on traffic redistribution based on travel distances • Before and after intersection peak hour traffic capacity analysis for 10 intersections • Pedestrian walking considerations • Intersection sight distance 9 • Analysis of change in vehicle miles traveled (VMT) • Preparation of a report with recommendations. A study of this magnitude could be expected to cost between $30,000 and $40,000. A parking utilization study between El Paseo and Highway 111 from Highway 74 on the west to Highway 111 on the east would be in the cost range of $35,000 to $50,000 and would be performed utilizing drone technology. 5095 Murphy Canyon Road, Suite 330, San Diego, CA 92123 T: 619.683.2933 | F: 619.683.7982 | www.koacorp.com MONTEREY PARK ORANGE ONTARIO SAN DIEGO 1 MEMORANDUM Date: March 30, 2022 To: Ryan Kucinski, Rick Barrett From: Charlie Schwinger, PE Client: MIG Project No.: JC12062 Re: Vehicle Miles Traveled (VMT) Background The purpose of this memo is to discuss the need to analyze the impact of a closure to a section of Lupine Plaza to vehicle traffic on Vehicle Miles Traveled (VMT). Guidance on assessing VMT impacts is provided by Technical Advisory on Evaluating Transportation Impacts in CEQA (2018) prepared by the Office of Planning Research (OPR). “For the purposes of CEQA evaluation, ‘vehicle miles traveled’ refers to the amount and distance of automobile travel attributable to a project.”(p.4). VMT Study Considerations Many agencies use “screening thresholds” to quickly identify when a project should be expected to cause a less-than-significant impact without conducting a detailed study. The Lupine Plaza project involves closing to vehicular traffic a half block of Lupine Lane between El Paseo and Highway 111. The closure of Lupine Lane is categorized as a Transportation Project. If a project would likely lead to a measurable and substantial increase in vehicle travel, the lead agency should conduct an analysis assessing the amount of vehicle travel the project will induce. Project types that would likely lead to a measurable and substantial increase in vehicle travel generally include: • Addition of through lanes on existing or new highways, including general purpose lanes, 2 HOV lanes, peak period lanes, auxiliary lanes, or lanes through grade-separated interchanges. (p20) OPR identifies screening thresholds that can be used to quickly identify when a project should be expected to cause a less-than-significant impact without conducting a detailed study. Projects that would not likely lead to a substantial or measurable increase in vehicle travel, and therefore generally should not require an induced travel analysis, include: • Addition of roadway capacity on local or collector streets provided the project also substantially improves conditions for pedestrians, cyclists, and, if applicable, transit. • Reduction in number of through lanes. (p.21) Conclusion Based upon OPR guidance, the Lupine Lane closure is exempt from VMT analysis as Lupine Lane is a local street, and the project is not adding roadway capacity.