HomeMy WebLinkAboutCUP - City of La Quinta - Colonel Mitchell Paige Middle School CITY OF PALM DESERT
DEPARTMENT OF COMMUNITY DEVELOPMENT
STAFF REPORT
REQUEST: DIRECTION REGARDING A PROPOSED CONDITIONAL USE
PERMIT BY THE CITY OF LA QUINTA FOR NINE 90-FOOT TALL
LIGHT POLES FOR EVENING SOCCER PRACTICE AT COLONEL
MITCHELL PAGE MIDDLE SCHOOL, LOCATED AT THE
SOUTHEAST CORNER OF WASHINGTON STREET AND PALM
ROYALE DRIVE.
SUBMITTED BY: Tony Bagato, Principal Planner
DATE: January 14, 2010
CONTENTS: City of La Quinta Staff Report, December 8, 2009
Letter from City Manager to City of La Quinta, December 30, 2009
Plans and Exhibits
Recommendation
By Minute Motion, that the City Council provide a position to take
regarding a proposed Conditional Use Permit by the City of La Quinta for
nine 90-foot tall light poles for evening soccer practice at Colonel Mitchell
Page Middle School, located at the southeast corner of Washington Street
and Palm Royale Drive.
Executive Summary
The City of La Quinta is considering a Conditional Use Permit (CUP) to allow the use of
lighted play fields in the evening at Colonel Mitchell Page Middle School. On December
7, 2009, one day before the public hearing was being held by the La Quinta Planning
Commission, staff received a legal notice and staff report for the proposed CUP. Due to
the late notice and concerns over the proposed use and light poles, Palm Desert staff
requested a continuance to allow more time to review the project and meet with La
Quinta staff. On December 8, 2009, the La Quinta Planning Commission continued the
case until January 12, 2010.
Staff reviewed the project documents, and on December 12, 2009, met with La Quinta's
staff to discuss concerns related to the noticing of Palm Desert residents, hours of
operation, noise, setbacks, light spill and pole height. After reviewing the project and
agreeing on a compromise of reducing the evening hours from 10:00 pm to 9:00 pm,
Staff Report
La Quinta CUP 2008-116
January 14, 2010
Page 2 of 4
staff's only remaining concern are the 90-foot tall light poles. The use of the 90-foot tall
poles provides for fewer poles with very minimal to no light spill beyond the property
line. In addition, at the proposed height the lights can be pointed directly down onto the
field so that no light is directed towards the surrounding residents in both cities. If the
shorter light poles are used, the result may be additional light poles and an increase in
light spill around the perimeter of the fields. However, at the time of writing this report,
La Quinta staff has not considered any lower poles and does not know the impact
related to shorter light poles.
Palm Desert staff informed the Desert Breezes HOA about the January 12, 2010,
Planning Commission hearing in La Quinta. City staff will also attend the hearing and
will provide a verbal report to the City Council on January 14, 2010 as part of this
discussion. In the event the CUP is approved by the La Quinta Planning Commission
on January 12, 2010, and the Palm Desert City Council requests modifications, the
project will have to be appealed to the La Quinta City Council. The appeal period is 15
calendar days and will cost $175.00.
Discussion:
On December 7, 2009, one day before the public hearing was being held by their
Planning Commission, staff received a legal notice and report for the proposed CUP.
The CUP would allow the construction of nine 90-foot tall light poles to illuminate five,
three-quarter size youth soccer fields at Colonel Mitchell Page Middle School. The
fields will be used by the American Youth Soccer Organization (AYSO) for evening
practices between 4:30 pm and 9:00 pm Monday through Thursday. Due to the late
notice and concerns with the noticing of the hearing, hours of operation, noise, pole
setbacks, pole height and light spill, Palm Desert staff requested a continuance at the
La Quinta Planning Commission meeting.
Noticing:
The City of La Quinta notified residents within 500 feet of the project area. This included
30 residents within Desert Breezes, 27 residents within Tucson, and six residents within
Palm Desert Country Club. On November 16, 2009, the La Quinta Community Services
and Planning staff conducted a neighborhood informational meeting. One resident from
Desert Breezes attended the meeting and expressed concerns related to potential
impacts of noise and loss of night sky.
Since only one resident from Desert Breezes responded, Palm Desert staff was
concerned that the noticing may not have been adequate. Staff contacted the Desert
Breezes HOA President and Resort Desert Management to inform them of the La Quinta
Planning Commission meeting on January 12, 2010.
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Staff Report
La Quinta CUP 2008-116
January 14, 2010
Page 3 of 4
Hours of Operation:
Staff's concern with the use related to hours of operation is due to increased light levels
and noise during evening hours above the ambient levels present today. Staff
discussed the possibility of reducing the hours in the evening to lessen the impacts to
residents within the area. Les Johnson and Edie Hylton from the City of La Quinta
stated that reducing the time to 9:00 pm instead of 10:00 pm was possible, and Palm
Desert staff believes this is a good compromise to meet the recreation needs while
reducing impacts to residents.
Noise:
The concern related to noise was based on the statement in the City of La Quinta staff
report that indicated there would be no impact from noise because the school operates
in the morning and the fields are used on Saturdays. However, there is no evening use
for recreational purposes at the school today, and the proposed CUP will increase
ambient noise levels in the evening. The issue is whether or not the noise impacts are
significant. Upon further discussion with La Quinta staff, along with reducing the hours
of operation by one hour, staff believes that the noise will not result in a significant
negative impact.
Setbacks:
The first set of four (4) light poles are located 25 feet east of Washington Street,
approximately 150 feet from the nearest Palm Desert resident and 350 feet from Desert
Breezes on the west side of Washington Street. These lights are directed easterly,
away from Palm Desert residents. The next set of four (4) light poles face west toward
Palm Desert residents are approximately 264 feet away from the nearest resident and
626 feet away Desert Breezes. The last pole is located 324 feet away from the nearest
resident and 674 feet away from of Desert Breezes.
Light Spill and Pole Height:
The last concern staff has is related to the potential light spill and pole height. The
proposed application includes nine 90-foot tall light poles with aluminum spill and guard
shields to direct the light onto the fields, eliminating the direct view of the light source
from adjacent residents. The photometric light plan submitted by the electrical engineer
indicates a 0.00 to 0.05 light spill beyond the property lines. This is very little to no light
spill beyond the property line, and complies with the City of Palm Desert's outdoor
lighting requirements. La Quinta staff stated that they hired the lighting consultant to
design the most optimum outdoor lighting system that would accommodate the night
time use of the soccer fields with the least impact to the adjacent residents.
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Staff Report
La Quinta CUP 2008-116
January 14, 2010
Page 4 of 4
However, the light poles used for the Hovley Soccer Park, and newly constructed
Freedom Park, are 75 feet tall. These facilities are located adjacent to residential
properties and have been designed to mitigate light spill into the surrounding area. The
City of La Quinta has not identified what impacts may occur from lowering the light
poles. Lower poles may or may not achieve the necessary light required for the soccer
fields with the same light spill from the 90-foot poles. The result of lowering the poles
may require more light fixtures and changing the angle of the glare shields, creating
increased light spill.
Conclusion
Staff has prepared a letter incorporating these comments and concerns with the
proposed CUP, and will attend the January 12, 2010, Planning Commission meeting in
support of Palm Desert residents. Staff will give a verbal update at the Council meeting of
the action taken by the La Quinta Planning Commission. Staff is requesting City Council
direction in regard to the concern of the 90-foot tall poles. If the La Quinta Planning � �,
Commission approves the CUP and the City Council prefers lower poles, the CUP will a �
have to be appealed to the La Quinta City Council for further review. The City Council '�,�
can: 1) direct staff to prepare a letter either in support of, or opposition to, the issuance of � ,�
the CUP, or 2) remain neutral on the subject, in which case no letter will be sent to La a �,
Quinta on behalf of the City of Palm Desert. o ��,
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Fiscal Analvsis � �,
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There is no fiscal impact related to the City if the direction from staff is to allow the CUP � o
as proposed with 90-foot tall poles. If appealed, there is a $175 fee that the City would �H
have to pay. � � �
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Submitted by: Department Head: o 'y �,
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Tony B gato Lauri Aylaian � a A
Principal Planner Director of Community Development � �
CtTY COUNCILACTION * � �
APPROVED DEN1E'D
Approval: RECEIVED OTHER��� ��n�
� EETING DATE — -
AYES:
Jo . Wohlmuth, City Manager NOES:
Ai3SENT:
AI3STAIN:
�� � VERIFICD I3Y• ��'� 1�.�.�
Original on File with City crk's Office
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PH # A
PLANNING COMMISSION
STAFF REPORT
DATE: DECEMBER 8, 2009
CASE NO.: CONDITIONAL USE PERMIT 2008-1 16
APPLICANT: CITY OF LA QUINTA
OWNER: DESERT SANDS UNfFIED SCHOOL DISTRICT
REQUEST: CONSIDERATION OF A CONDITIONAL USE PERMIT TO ALI.OW
FOR THE USE OF LIGHTED PLAY FIELDS
LOCATION: COLONEL MITCHEI.L PAIGE MIDDLE SCHOOL LOCATED AT
THE SOUTHEAST CORNER OF WASHINGTON STREET AND�
PALM ROYALE DRIVE (43-495 PALM ROYALE DRIVE)
ZONING: MAJOR COMMUNITY FACILITIES (MC)
GENERAL PLAN
DESIGNATION: MAJOR COMMUNITY FACILITIES (MC)
ENVIRONMENTAL
DETERMINATION: THE PLANNING DEPARTMENT REVIEWED THE CONDIT�ONAL
USE PERMIT UNDER THE PROVISIONS OF THE CALIFORNIA
ENVIRONMENTAL QUA�ITY ACT (CEQA) AND HAS
DETERMINED THAT THE PROPOSAL IS EXEMPT PURSUANT
TO SECTIONS 15301 (EXISTING FACILITIES) AND 15314
(MINOR ADDITIONS TO SCHOOLS) �F THE CEQA
GUIDELINES.
SURROUNDING
ZONING/LAND USE: NORTH: HIGH DENSITY RESIDENTIAL, MEDITERRA
APARTMENTS
SOUTH: COMMUNITY COMMERCIAL, OFFICE
BUILDING, VACANT PROPERTY
EAST: MAJOR COMMUNITY FACILITIES, HORIZON
SCHOOL
WEST: SINGLE AND MULTI-FAMILY RESIDENTIAL,
CITY OF PALM DESERT
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BACKGROUND:
Out of the need for additional recreational space, the City of La Quinta has
developed a partnership over the years with Desert Sands Unified School District
for the shared use of existing school and city park play field facilities. The La
O.uinta Middle School Sports Complex on Avenue 50 is the most successful
example of this partnership, but the fields currently serve as the only location
available for evening baseball, softball, and football practice.
The City has also benefited from the shared use of the Colqnel Mitchell Paige
Middle School play fields since 2007. The five existing three-quarter-size soccer
fields are currently used by the youngest divisions of AYSO youth soccer (ages 5 to
9) on Saturday mornings. The unlit fields are not usable during evening hours,
particularly with the early sunset in fall and winter. La Quinta Park is the only
facility currently available for evening AYSO soccer practices and games, and has
been operating over-capacity. In response to this identified need, the City of La
Quinta's 2007 Community Services Master Plan recommended the installation of
outdoor lighting at the Colonel Mitchell Paige Middle School play fields in order to
provide for expanded hours of operation for youth soccer and relieve some of the
burden from La Quinta Park.
On September 23, 2008, the Planning Commission recommended approval of a
rezoning request to change the zoning for the existing Colonel Mitchell Paige Middle
School from Office Commercial to Major Community Facilities. The purpose of the
action was to bring the school property into conformance with the appropriate
Major Community Facilities zoning designation, which also enables the use of
lighted playfields with approval of a Conditional Use Permit. As school districts are
granted certain exemptions from local zoning and general plans under California
Government Code Section 53094, the school site was approved and developed
independent of the City. The City Council approved the change of zone on October
21, 200$.
On March 17, 2009, the City Council approved the release of a Request for
Proposals to hire an outdoor lighting consultant to assist in the preparation of
design plans to serve the Colonel Mitchell Paige Middle School play fields.
Following the review of proposals, the City Council voted to approve a Professional
Services Agreement with MRC Engineering on June 16, 20�9.
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PROPOSAL:
The City of La Quinta is proposing to construct outdoor lighting to illuminate five,
three-quarter sized youth soccer fields at the Colonel Mitchell Paige Middle School
(Attachment 1). The City has worked with a lighting consultant to design an
optimum outdoor lightir�g plan that would provide the most appropriate lighting with
the least impact on adjacent properties. In order to cover a large functional area
with focused illumination, the lighting engineer has recommended a lighting design
which incorporates fewer but taller lighting fixtures. As a result, nine lighting
fixtures standing at 90 feet in height are being proposed (Attachment 2►. This
proposed layout places the light fixtures along the perimeter of four of the five
t three-quarter sized soccer fields so that the open space can be flexible and
� accommodate other sports field dimensions.
Operations
As the lighted fields will primarily be used by AYSO youth soccer, evening practices
will begin around 4:30pm with the youngest players being scheduled first and
conclude with the older children around 9:30pm. AYSO youth practices are
generally held Mondays through Thursdays.
Field lighting will only be used as needed and will be designed to permit authorized
staff to turn them on or off as necessary. The lighting will be operated by a central
control service which is contacted by telephone. Authorized staff or coaches will
contact this control center using their cell phone to deactivate the lights at the
conclusion of practice. In the event no call is made, then the lighting would be
programmed to automatically deactivate at 10pm. Use of the lighting would be
limited from dusk until 10pm.
Neighborhood Meeting
Cornmunity Services and Planning staff conducted a neighborhood informational
workshop at the Colonel Mitchell Paige Middle School from 5:30 to 7pm on
Monday, November 16th. Two weeks before the workshop, staff mailed a flier
advertising the event to all property owners living within 500 feet of the school
site, including residents of Palm Desert. An advertisement for the workshop was
also posted in the Desert Sun. Representatives from the City and MRC Engineering
attended the event to answer questions and the proposed lighting plans were put
on display. Or�e resident attended the workshop, Michelle Rose from the Desert
Breezes neighborhood in Palm Desert, who had concerns about potential noise from
practices in the evening.
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ANALYSIS:
Light Spill
In order to find an optimal lighting design which provided adequate illumination,
flexible use of field space, and minimal nuisance, the engineers designed a specia►1y
focused lighting system. By using fewer but taller lights, in this case nine light
poles standing at 90 feet in height, the light is better focused downward onto the
playing surface. This design has the advantage of providing a wider area of
illumination and a higher angle of reflectivity from the field surface. With a 90 foot
height, the field lights can be pointed at a downward vertical angle. If the lights
were lower, they wouMd need to be focused more horizontally across the field,
resulting in greater light spill from the lower angle of reflectivity. La Quinta Park
has existing lighting fixtures at 80 feet in height for the same purpose. This high
downward angle keeps the lights focused on the field and results in less nuisance
lighting spillover (Attachment 2, E2,0-2.4).
The field lights will consist of 1500 watt metal halide bulbs fitted with ful! visors.
Metal halide is the preferred bulb type because it reveals a wider spectrum of color.
Most of the light poles will k�e mounted with seven luminaries (bulb-fixtures) each,
with the exception of two center poles mounted with eleven luminaries, and the
eastern-most pole mounted with eight. The special aluminum visors are designed
to rninimize light spill and glare, keeping the lighting focused onto the playing field
(Attachment 2, E1 .1-1 .2).
The lighting engineer has provided photometric plans which identify a maximum
illumination of 42 foot candles and a minimum of 18 foot candles on the playing
surface (Attachment 2, E2.0-2.4). The proposed amount of lighting is considered
the minimum necessary to properly illuminate a playing field. The horizontal spill
photometric plans (E2.4) identify less than one-tenth of a foot candle worth of
illumination along the perimeter of the fields, a �ighting level comparable to a full
moon (.02 to .01 foot candles).
The lighting engineer has also provided vertical property spill photometric plans with
cross-elevations of Washington Street (Attachment 2, E2.1-2.3). These plans
identify the level of vertical spill across the street at 5, 15, and 20 feet from above
sidewalk level. These photometric plans identify a negligible level of vertical spill
(up to .2 foot candles) when measured from these three heights above the sidewalk
across Washington Street.
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Noise
Because the fields are currently used by the school during weekdays and AYSO
soccer on Saturday mornings, and because Washington Street is a major arterial
that consistently generates ambient noise, staff does not anticipate the evening use
of the play fields to generate a noticeable increase over the current noise level.
Staff has recommended a condition of approval to deactivate the lighting no later
than 10pm, the same time the reduced night time decibel standard in the Noise
Ordinance (§9.100.210) takes effect.
Level of Service
The soccer fields at La Quinta Park are burdened with heavy usage and over-
crowded play fields, resulting in increased maintenance costs and less time
available for practices. By permitting outdoor lighting at the Colonel Mitchell Paige
Middle School, the City will be providing an additional evening sports practice
facility, reducing usage and the number of ptayers at other practice sites, most
notably at La Quinta Park.
Because the Colon,el Mitchell Paige School is an existing facility which already holds
daytime practice and, because the proposed lighting plan is an optirnal design which
maximizes flexibility of use while providing adequate lighting with minimal spill,
staff supports the findings necessary to approve the proposed Conditional Use
Permit subject to the recornmended conditions of approval.
CEQA:
The proposed Conditional Use Permit is exempt from the provisions of the California
Environmental Quality Act pursuant to Title 14 California Code of Regulations
Sections 15301 (Existing Facilities) and 15314 (Minor Additions to Schools),
because the project is at an existing school facility.
Public Notice and Agency Review:
This request was published in the Desert Sun newspaper on November 27, 2009.
A copy of this request has been sent to all applicable public agencies and City
Departments. Staff received two letters regarding the proposed lighting project
(Attachment 3), one letter of support frorn a Palm Desert Planning Commissioner
and one letters in opposition from Michelle Rose, the Palm Desert resident who
attended the neighborhood workshop,
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STATEMENT OF MANDATORY FINDINGS:
Findings to recommend approval of the Conditionai Use Permit can be made and are
contained in the attached Resolution.
RECOMMENDATION:
Adopt Planning Commission Resolution 2009- , approving Conditional Use
Permit 2008-1 16, subject to the attached Findings and Conditions of Approval.
Prepared by:
'�-..___ ...._
Andr J. Mogensen, AIGP
Prin �pal Planne�
Attachments:
1 . Aerial Site Plan
2. Lighting P1ans
3. Two Letters of Public Comment
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PLANNING COMMISSION RESOLUTION 2009-
A RESOLUTION OF THE PLANNING COMMISSION OF THE
CITY OF LA aUINTA, CALIFORNIA, APPROVING A
CONDITIONAL USE PERMIT TO ENABLE THE USE OF
OUTDOOR LIGHTED PLAYFIELDS AT THE COLONEL
MITCHELL PAIGE MIDDLE SCHOOL, 43-495 PALM
ROYALE DRIVE
CASE NO.: CONDITIONAL USE PERMIT 2008-116
APPLICANT: CITY OF LA O.UINTA
WHEREAS, the Planning Commission of the City of La Quinta, California,
did on the 8`"day of December, 2009, hold a duly noticed Public Hearing to consider a
request by the City of La Quinta for a Conditional Use Permit to enable the use of an
outdoor lighted playfield at the Colonel Mitchell Paige Middle School located at 43-495
Palm Royale Drive, the southeast corner of Washington and Palm Royale Drive, more
particularly described as:
' APN: 609-053-001
WHEREAS, said Conditional Use Permit application has complied with the
requirements of "The Rules to Implement the California Environmental Quality Act of
1970" as amended (Resolution 83-63), in that the Planning Department has
determined that the proposed Conditional Use Permit is exempt from CEQA review
under Guidelines Sections 15301 (Existing Facilities) and 15314 (Minor Additions to
$chools), in that the proposed field lighting is a minor addition to an existing school
facility; and,
WHEREAS, at said Public Hearing, upon hearing and considering all
testimony and arguments of all interested persons desiring to be heard, the Planning
Cornmission did make the following mandatory findings to justify approval of said
Conditional Use Permit:
Finding A - The proposed Conditional Use Permit is consistent with the General Plan
because schools and parks are permitted land uses within the Major Community
Facilities land use designation, educational and recreational land uses which may
include additiona! uses such as outdoor lighting. The proposed outdoor lighting is also
consistent with the goals and policies of the General Plan because the proposed
lighting project will further enhance the joint use of an existing recreational facility. As
a result, the Conditional Use Permit is consistent with the goals, objectives and policies
of the General Plan.
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F
. PLANNING COMMISSION RESOLUTION 2009-
CONOITIONS OF APPROVAL - RECOMMENDED
CONDITIONAL USE PERMIT 2008-116
COLONEL MITCHELL PAIGE MIDDLE SCHOOL
OUTDOOR FIELD LIGHTING
DECEMBER 8, 2009
OPERATIONS
1 . Hours of operation for the field lights shall not extend beyond 10:00
p.m.
2. Field lights shall only be operated as needed and shall promptly be
turned off when not in use.
3. The City shall maintain the ability to review or revoke this CUP and set
a new public hearing date in order to impose additional conditions to
correct issues that may arise.
BUILDING PERMITS
4. As issuance of a building permit and inspections are to be arranged
through the State Office of the Architect, the City of La auinta shall
be notified and permitted to conduct a courtesy inspection of the
lighting prior to final installation.
10
La Quinta Planning Commissian
December 34, 2009
Page 2
the passibility of reducing the hours in the evening to reduce the impact to residents
within the area. Les Johnson and Edie Nylton stated that reducing the time to 9:00 pm
instead of 10:00 pm was passible, and we believe this is a good campromise to mest
the recreation needs and reduce impact to residents.
Naise:
The concern related to noise in the preuious letter was based on the statement in the
staff report that indicated there would be na impact from naise because the school
operates in the morning and the fields are used on Saturdays. However, there is no
evening use far recreational purposes at the schooi today> and the proposed CUP wili
increase ambient noise levels in the evening. The issue is whether or not the noise
impacts are significant. Upon further discussion with your staff and cansidering the
restriction of hours of operation by one hour, we believe that the noise impacts �re
acceptable and wil! not result in a significant negative impact,
�ight Spill and Pole Height;
The last concern we have is related to the light spill and pole height. The proposed
application includes nine 9Q-faot ta(I iic�ht pales with aluminum spill and guard shields to
direct the light onto the fields, eliminating the direct view c�f the iight saurce fram
adjacent residents, The phatornetric light plan subrnitted by the electrical engineer
indicates a t}.00 tp 0.05 foot candle light spill beyond the praperty lines. This is very little
to no light spill beyond the property line, and complies with the City of Palm Desert's
outdoor lighting r�quirements. However, Palm Desert has successfully fighted the
Mavfey Saccer Park and newly constructed Freedom Park with poles that are 75 feet
tall. These facilities are located acijacent to residential prop�rties and have be�n
designed ta mitigate fight spill into the surrounding residents, while minimizing th�ir view
of unattractive poles. This applicatipn does not identify what the impacts may be fram
using shorter poles, which may or may nat be able to pravide the necessary light far the
soccer fields with the same light spill from the 90-foat poles. Based on the success of
the shorter poles in our installatians, we recammend that La Quinta give consideration
ta a lighting design that employs shorter pales as well.
��V ry truly yours,
� ��_.
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ahn M. Wohlmuth
,� /City Manager
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cc: Tom Genovese, La Quinta City Manager
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