CC Resolution 2016-043 TTM 2015-0008RESOLUTION NO. 2016-043
A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF LA
QUINTA, CALIFORNIA ADOPTING A NEGATIVE
DECLARATION OF ENVIRONMENTAL IMPACT AND
APPROVING A TENTATIVE TRACT MAP TO SUBDIVIDE A
12.25 ACRE SITE INTO 36 RESIDENTIAL LOTS ON MONROE
STREET, BETWEEN AVENUE 54 AND AIRPORT BOULEVARD
CASE NUMBERS: ENVIRONMENTAL ASSESSMENT 2015-0007
TENTATIVE TRACT MAP 36561(TTM2015-0008)
APPLICANT: PRISM REALTY CORPORATION
WHEREAS, the City Council of the City of La Quinta, California did, on the 181h
day of October, 2016, hold a duly noticed Public Hearing to consider a request by Prism
Realty Corporation to subdivide approximately 12.25 acres into 36 residential lots,
generally located on Monroe Street, between Avenue 54 and Airport Boulevard, more
particularly described as:
APN:767-320-039
WHEREAS, the Design and Development Department published a public hearing
notice in The Desert Sun newspaper on October 7, 2016 as prescribed by the Municipal
Code. Public hearing notices were also mailed to all property owners within 500 feet
of the site; and,
Environmental Assessment 2015-0007
WHEREAS, said Environmental Assessment complies with the requirements of
"The Rules to Implement the California Environmental Quality Act of 1970" as
amended (Resolution 83-63), in that the Design and Development Director has
conducted an Initial Study (Environmental Assessment 2015-0007) and has
determined that the project will not have a significant adverse impact on the
environment, and is recommending that a Negative Declaration of environmental
impact be certified; and,
WHEREAS, the Design and Development Department mailed and published a
Notice of Intent to adopt a Negative Declaration in compliance with Public Resources
Code Section 21092 on the 13th day of May, 2016 to the Riverside County Clerk; and,
WHEREAS, per AB-52 consultation requirements, the Design and Development
Department has forwarded information regarding the proposed project to those Tribes
referenced on the Tribal Consultation List and has followed up with all Tribes
Resolution No. 2016-043
Environmental Assessment 2015-0007, Tentative Tract Map 36561 (TTM2015-0008)
Applicant: Prism Realty Corporation
Owner: Prism -Birch Associates, LLC
Adopted: October 18, 2016
Page 2 of 6
requesting information or consultation and placed their recommendations for
monitoring in the Conditions of Approval; and,
WHEREAS, upon hearing and considering all testimony and arguments, if any,
of all interested persons desiring to be heard, said City Council did find the following
facts, findings, and reasons to justify adoption of said Environmental Assessment
(Exhibit A):
1. That the Negative Declaration has been prepared and processed in
compliance with the State CEQA Guidelines and the City's
implementation procedures. The Planning Commission has
independently reviewed and considered the information contained in the
Environmental Assessment, and finds that it adequately describes and
addresses the environmental effects of the project. Based upon the
Initial Study, the comments received thereon, and the entire record of
proceeding for this project, the Planning Commission finds that there are
no significant environmental effects resulting from this project.
2. The project will not be detrimental to the health, safety, or general
welfare of the community, either indirectly, or directly, in that no
significant impacts were identified by Environmental Assessment 2015-
0007.
3. The project will not have the potential to degrade the quality of the
environment, substantially reduce the habitat of a fish or wildlife
population to drop below self-sustaining levels, threaten to eliminate a
plant or animal community, reduce the number, or restrict the range of,
rare or endangered plants or animals or eliminate important examples of
the major periods of California history, or prehistory.
4. There is no evidence before the City that the project will have the
potential for an adverse effect on wildlife resources or the habitat on
which the wildlife depends.
5. The project does not have the potential to achieve short-term
environmental goals, to the disadvantage of long-term environmental
goals, as no significant effects on environmental factors have been
identified under Environmental Assessment 2015-0007.
Resolution No. 2016-043
Environmental Assessment 2015-0007, Tentative Tract Map 36561 (TTM2O15-0008)
Applicant: Prism Realty Corporation
Owner: Prism -Birch Associates, LLC
Adapted: October 18, 2016
Page 3 of 6
6. The project will not result in impacts which are individually limited or
cumulatively considerable when considering planned or proposed
development in the immediate vicinity, as development patterns in the
City will not be significantly affected by the project.
7. The project will not create environmental effects that will adversely
affect the human population, either directly or indirectly, as no
significant impacts have been identified which would affect human
health, risk potential or public services.
B. The City has on the basis of substantial evidence, rebutted the
presumption of adverse effect set forth in 14 CAL Code Regulations
753.5(d).
9. Based upon the Initial Study and the entire record of proceedings, the
Project has no potential for adverse effects on wildlife as that term is
defined in Fish and Game Code §711.2.
10. The location of the documents which constitute the record of
proceedings upon which the Planning Commission decision is based
upon, are located in the La Quints City Hall, Design and Development
Department, 78495 Celle Tampico, La Quints, California, 92253.
Tentative Tract Map 36561 (TTM2015-0008)
WHEREAS, at said Public Hearing, upon hearing and considering all testimony
and arguments, if any, of all interested persons desiring to be heard, said City Council
did make the following mandatory findings pursuant to Section 13.12.130 of the
Municipal Code to justify approval of said Tentative Tract Map:
1. The proposed tentative tract map is consistent with the La Quinta
General Plan. The proposed map conforms to the design guidelines and
standards of the General Plan for Low Density Residential designated
properties, as set forth in the Land Use Element, in that it will facilitate
the construction of additional residential options while maintaining
residential development standards including setbacks, pad elevations,
and other design and performance standards that assure a high quality
of development. The project density of approximately 2.9 units per acre
Resolution No. 2016-043
Environmental Assessment 2015-0007, Tentative Tract Map 36561 (TTM2015-0008)
Applicant: Prism Realty Corporation
Owner: Prism -Birch Associates, LLC
Adapted: October 18,2016
Page 4 of 6
is consistent with the Low Density Residential land use designation of up
to four dwelling units per acre, as set forth in the General Plan.
2. The design or improvement of the proposed tentative tract map is
consistent with the City's General Plan in that its street and parcel design
are in conformance with applicable goals, policies, and development
standards, and will provide adequate infrastructure and public utilities.
3. The design of the tentative tract map and the proposed improvements
are not likely to cause substantial environmental damage nor
substantially injure fish or wildlife or their habitat. The Design and
Development Department has prepared Environmental Assessment
2015-0007 for this project, in compliance with the requirements of the
California Environmental Quality Act (CEQA), and has determined that
the project will not have a significant adverse impact on the
environment, and is recommending that a Negative Declaration of
environmental impact be adopted.
4. The design of the tentative tract map and the proposed improvements
are not likely to cause serious public health problems. As conditioned,
the proposed tentative tract map will not result in any increased hazard
to public health or welfare, as the design has been reviewed by the
appropriate responsible agencies for health and safety issues, with none
identified.
5. The site of the proposed tentative tract map is physically suitable for the
type of development and proposed density of development. As
conditioned, the proposed design of the subdivision is physically
compatible with the site with regards to level topography for the type of
land use designation and potential development of the subject property,
and in consideration of existing residential development in the
surrounding area.
6. As conditioned, the proposed tentative tract map is consistent with all
applicable provisions of the La Quinta Zoning Ordinance, including, but
not limited to, minimum lot area requirements, any other applicable
provisions of this code, and the Subdivision Map Act.
Resolution No. 2016-043
Environmental Assessment 2015-0007, Tentative Tract Map 36561 (TTM2015-0008)
Applicant Prism Realty Corporation
Owner: Prism -Birch Associates, LLC
Adopted: October 18, 2016
Page 5 of 6
As conditioned, the design of the tentative tract map will not conflict
with easements, acquired by the public at large, for access through or
use of property within the proposed subdivision, for access through or
use of the property within the subdivision in that access is provided
within the project and to adjacent public streets.
NOW, THEREFORE, BE IT RESOLVED by the City Council of the City of La Quinta,
California, as follows:
SECTION 1. That the above recitations are true and constitute the findings of the City
Council in this case.
SECTION 2. That the City Council does hereby adopt Environmental Assessment
2015-0007, which includes a Negative Declaration, for the reasons set
forth in this Resolution and as stated in the Environmental Assessment
Checklist, attached as Exhibit A and on file in the Design and
Development Department.
SECTION 3. That the City Council does hereby approve Tentative Tract Map 36561
(TTM2015-0008), for the reasons set forth in this Resolution and subject
to the attached Conditions of Approval. Exhibit s
PASSED, APPROVED, and ADOPTED at a regular meeting of the City of La
Quinta City Council, held on this the 18th day of October 2016, by the following vote:
AYES: Council Members, Franklin, Pena, Rodi, Mayor Evans
NOES: Council Member Osborne
ABSENT: None
ABSTAIN: None
LGL�
LINDA EVANS, Mayor
City of La Quinta, California
Resolution No. 2016-043
Environmental Assessment 2015-0007, Tentative Tract Map 36561 (TTM2015-0008)
Applicant: Prism Realty Corporation
Owner: Prism -Birch Associates, LLC
Adopted: October 18,2016
Page 6 of 6
ATTEST,
SUSAN MAYSELS, City Clerl
City of La Quinta, California
(CITY SEAL)
APPROVED AS TO FORM:
WILLIAM H. IHRKE, City Attorney
City of La Quinta, California
CITY COUNCIL RESOLUTION 2016-043 EXHIBIT B
CONDITIONS OF APPROVAL - FINAL
TENTATIVE TRACT MAP 36561 (TTM2015-0008)
APPLICANT: PRISM REALTY CORPORATION
OWNER: PRISM -BIRCH ASSOCIATES, LLC
OCTOBER 18, 2016
Page 1 of 23
GENERAL
1. The applicant agrees to defend, indemnify and hold harmless the City of La
Quinta ("City"), its agents, officers and employees from any claim, action or
proceeding to attack, set aside, void, or annul the approval of this Tentative
Tract Map, or any Final Map recorded thereunder. The City shall have sole
discretion in selecting its defense counsel.
The City shall promptly notify the applicant of any claim, action or proceeding
and shall cooperate fully in the defense.
2. This Tentative Tract Map, and any Final Map recorded thereunder, shall comply
with the requirements and standards of Government Code §§ 66410 through
66499.58 (the "Subdivision Map Act"), and Chapter 13 of the La Quints
Municipal Code ("LQMC").
The City of La Quinta's Municipal Code can be accessed on the City's Web Site at
www.la-quinta.org.
3. This Tentative Tract Map shall expire on October 18, 2018, two years from the
date of City Council approval, unless recorded or granted a time extension
pursuant to the requirements of La Quinta Municipal Code 13.12.160
(Extensions of time for tentative maps).
4. Prior to the issuance of any grading, construction, or building permit by the City,
the applicant shall obtain any necessary clearances and/or permits from the
following agencies if necessary:
• Riverside County Fire Marshal
• La Quinta Design and Development Department (Grading Permit, Green
Sheet (Development Services Clearance) for Building Permits, Water
Quality Management Plan(WQMP) Exemption Form - Whitewater River
Region, Improvement Permit)
• Riverside Co. Environmental Health Department
Coachella Valley Unified School District (CVUSD)
• Coachella Valley Water District (CVWD)
• Imperial Irrigation District (IID)
CITY COUNCIL RESOLUTION 2016-043
CONDITIONS OF APPROVAL - FINAL
TENTATIVE TRACT MAP 36561 (TTM2015-0008)
APPLICANT: PRISM REALTY CORPORATION
OWNER: PRISM -BIRCH ASSOCIATES, LLC
OCTOSER 18, 2016
Page 2 of 23
• California Regional Water Quality Control Board (CRWQCB)
• State Water Resources Control Board
• SunLine Transit Agency (SunLine)
• South Coast Air Quality Management District Coachella Valley (SCAQMD)
The applicant is responsible for all requirements of the permits and/or
clearances from the above listed agencies. When the requirements include
approval of improvement plans, the applicant shall furnish proof of such
approvals when submitting those improvements plans for City approval.
5. Coverage under the State of California Construction General Permit must be
obtained by the applicant, who then shall submit a copy of the Regional Water
Quality Control Board's ("RWQCB") acknowledgment of the applicant's Notice of
Intent ("NOI") and Waste Discharger Identification (WDID) number to the City
prior to the issuance of a grading or building permit.
6. The applicant shall comply with applicable provisions of the City's NPDES
stormwater discharge permit, Sections 8.70.010 et seq. (Stormwater
Management and Discharge Controls), and 13.24.170 (Clean Air/Clean Water),
LQMC; Riverside County Ordinance No. 457; the California Regional Water
Quality Control Board - Colorado River Basin Region Board Order No. R7-2013-
0011 and the State Water Resources Control Board's Order No. 2012-0006-
DWQ.
A. For construction activities including clearing, grading or excavation of
land that disturbs one (1) acre or more of land, or that disturbs less than
one (1) acre of land, but which is a part of a construction project that
encompasses more than one (1) acre of land, the Permitee shall be
required to submit a Storm Water Pollution Protection Plan ("SWPPP") to
the State Water Resources Control Board.
The applicant or design professional can obtain the California
Stormwater Quality Association SWPPP template at
www.cabmphandbooks.com for use in their SWPPP preparation.
B. The applicant shall ensure that the required SWPPP is available for
inspection at the project site at all times through and including
acceptance of all improvements by the City.
CITY COUNCIL RESOLUTION 2016-043
CONDITIONS OF APPROVAL - FINAL
TENTATIVE TRACT MAP 36561(TTM2015-0008)
APPLICANT: PRISM REALTY CORPORATION
OWNER: PRISM -BIRCH ASSOCIATES, LLC
OCTOBER 18, 2016
Page 3 of 23
C. The applicant's SWPPP shall include provisions for all of the following
Best Management Practices ("BMPs") (LQMC Section 8.70.020
(Definitions)):
1) Temporary Soil Stabilization (erosion control).
2) Temporary Sediment Control.
3) Wind Erosion Control.
4) Tracking Control.
5) Non -Storm Water Management.
6) Waste Management and Materials Pollution Control.
D. All erosion and sediment control BMPs proposed by the applicant shall be
approved by the City Engineer prior to any onsite or offsite grading,
pursuant to this project.
E. The SWPPP and BMPs shall remain in effect for the entire duration of
project construction until all improvements are completed and accepted
by the City Council.
F. The inclusion in the Homeowners' Association (HOA) Conditions,
Covenants, and Restrictions (CC&Rs), a requirement for the perpetual
maintenance and operation of all post -construction BMPs as required;
and the applicant shall execute and record an agreement that provides
for the perpetual maintenance and operation of all post -construction
BMPs is required.
Developer shall reimburse the City, within thirty (30) days of presentment of the
invoice, all costs and actual attorney's fees incurred by the City Attorney to
review, negotiate and/or modify any documents or instruments required by
these conditions, if Developer requests that the City modify or revise any
documents or instruments prepared initially by the City to effect these
conditions. This obligation shall be paid in the time noted above without
deduction or offset and Developer's failure to make such payment shall be a
material breach of the Conditions of Approval.
CITY COUNCIL RESOLUTION 2016-043
CONDITIONS OF APPROVAL - FINAL
TENTATIVE TRACT MAP 36561 (TTM2015-0008)
APPLICANT: PRISM REALTY CORPORATION
OWNER: PRISM -BIRCH ASSOCIATES, LLC
OCTOBER18,2016
Page 4 of 23
8. Developer shall reimburse the City, within thirty (30) days of presentment of the
invoice, all costs and actual consultant's fees incurred by the City for
engineering and/or surveying consultants to review and/or modify any
documents or instruments required by this project. This obligation shall be paid
in the time noted above without deduction or offset and Developer's failure to
make such payment shall be a material breach of the Conditions of Approval.
9. Prior to issuance of any permit(s), the applicant shall acquire or confer
easements and other property rights necessary for the construction or proper
functioning of the proposed development. Conferred rights shall include
irrevocable offers to dedicate or grant access easements to the City for
emergency services and for maintenance, construction and reconstruction of
essential improvements.
10. The applicant shall offer for dedication on the Final Map all public street right-
of-ways in conformance with the City's General Plan, Municipal Code, applicable
specific plans, and/or as required by the City Engineer.
11. The public street right-of-way offers for dedication required for this
development include:
A. PUBLIC STREETS
1) Monroe Street (Primary Arterial) - 54 feet from the centerline of
Monroe Street for a total 108-foot ultimate developed right of way
in conformance with the City's General Plan except for additional
right of way dedication to accommodate a deceleration/right turn
only lane at the Monroe Street entry and to accommodate an
acceleration lane for left turn out movements as shown on TTM
36561.
12. The applicant shall retain for private use on the Final Map all private street
right-of-ways in conformance with the City's General Plan, Municipal Code,
applicable specific plans, and/or as required by the City Engineer and as shown
on TTM 36561.
CITY COUNCIL RESOLUTION 2016-043
CONDITIONS OF APPROVAL - FINAL
TENTATIVE TRACT MAP 36561 (TTM2015-0008)
APPLICANT: PRISM REALTY CORPORATION
OWNER: PRISM -BIRCH ASSOCIATES, LLC
OCTOBER 18, 2016
Page 5 of 23
13. The private street right-of-ways to be retained for private use required for this
development include:
A. PRIVATE STREETS
Private residential streets measured gutter flow line to gutter flow line
shall have a 36-foot travel width. The travel width may be reduced to 32
feet with parking restricted to one side, and 28 feet if on -street parking is
prohibited. The applicant shall establish provisions for ongoing
enforcement of the parking restriction in the CC&R's. The CC&R's shall be
reviewed and approved by the Design and Development Department
prior to recordation.
B. CUL DE SACS
1) The cut de sac shall conform to the shape shown on the tentative
map with a 38-foot curb radius at the bulb or larger as shown on
the tentative map.
14. Right-of-way geometry for standard cut -de -sacs and property line corner
cut -backs at curb returns shall conform to Riverside County Standard Drawings
#800, and #805, respectively, unless otherwise approved by the City Engineer.
15. Dedications shall include additional widths as necessary for dedicated right and
left turn lanes, bus turnouts, and other features contained in the approved
construction plans.
Pursuant to this requirement, the Applicant shall include in the submittal
packet containing the draft final map submitted for map checking, an offsite
street geometric layout, drawn at 1" equals 40 feet, detailing the following
design aspects: median curb line, outside curb line, lane line alignment
including lane widths, left turn lanes, deceleration lane(s) and bus stop
turnout(s). The geometric layout shall be accompanied with sufficient
professional engineering studies to confirm the appropriate length of all
proposed turn pockets and auxiliary lanes that may impact the right of way
dedication required of the project and the associated landscape setback
requirement as shown on TTM 36561.
CITY COUNCIL RESOLUTION 2016-043
CONDITIONS OF APPROVAL - FINAL
TENTATIVE TRACT MAP 36561 (TTM2015-0008)
APPLICANT: PRISM REALTY CORPORATION
OWNER: PRISM -BIRCH ASSOCIATES, LLC
OCTOBER 18, 2016
Page 6 of 23
16. When the City Engineer determines that access rights to the proposed street
right-of-ways shown on the approved Tentative Tract Map are necessary prior
to approval of the Final Map dedicating such right-of-ways, the applicant shall
grant the necessary right-of-ways within 60 days of a written request by the
City.
17. The applicant shall offer for dedication on the Final Map a ten -foot wide public
utility easement contiguous with, and along both sides of all private streets.
Such easement may be reduced to five feet in width with the express written
approval of IID.
18. The applicant shall create perimeter landscaping setbacks along all public right-
of-ways as follows:
A. Monroe Street (Primary Arterial) - 20-foot from the R/W-P/L.
The listed setback depth shall be the average depth where a meandering wall
design is approved.
The setback requirements shall apply to all frontages including, but not limited
to, remainder parcels and sites dedicated for utility purposes.
Where public facilities (e.g., sidewalks) are placed on privately -owned setbacks,
the applicant shall offer for dedication blanket easements for those purposes
on the Final Map.
19. The applicant shall offer for dedication those easements necessary for the
placement of, and access to, utility lines and structures, drainage basins,
mailbox clusters, park lands, and common areas on the Final Map.
20. Direct vehicular access to Monroe Street from lots with frontage along Monroe
Street is restricted, or as otherwise conditioned in these conditions of approval.
The vehicular access restriction shall be shown on the recorded final tract map.
21. The applicant shall furnish proof of easements, or written permission, as
appropriate, from those owners of all abutting properties on which grading,
retaining wall construction, permanent slopes, or other encroachments will
occur.
CITY COUNCIL RESOLUTION 2016-043
CONDITIONS OF APPROVAL - FINAL
TENTATIVE TRACT MAP 36561 (TTM2015-0008)
APPLICANT: PRISM REALTY CORPORATION
OWNER: PRISM -BIRCH ASSOCIATES, LLC
OCTOBER 18, 2016
Page 7 of 23
22. With regards to the "Water Well Agreement" recorded May 04, 1989 as
Instrument No. 143130 of Official Records, screening of the existing water well
shall be installed prior to issuance of a building permit for Lot 26. Screening
materials shall include walls and/or landscaping satisfactory to the Design and
Development Director. All rights, easements, and welt infrastructure on Lot 26
of the map shall remain.
23. The applicant shall quitclaim on the Final Map or prior to approval of the Final
Map the Imperial Irrigation District easement for pipe lines and power lines and
incidental purposes recorded February 26, 1975 as Instrument No. 22519 of
Official Records
24. The applicant shall cause no easement to be granted, or recorded, over any
portion of the subject property between the date of approval of the Tentative
Tract Map and the date of recording of any Final Map, unless such easement is
approved by the City Engineer.
FINAL MAPS
25. Prior to the City's approval of a Final Map, the applicant shall furnish accurate
mylars of the Final Map. The Final Map shall be 1" = 40' scale.
IMPROVEMENT PLANS
As used throughout these Conditions of Approval, professional titles such as
"engineer, "surveyor," and "architect," refer to persons currently certified or licensed
to practice their respective professions in the State of California.
26. Improvement plans shall be prepared by or under the direct supervision of
qualified engineers and/or architects, as appropriate, and shall comply with the
provisions of Section 13.24.040 (Improvement Plans), LQMC.
27. The following improvement plans shall be prepared and submitted for review
and approval by the Design and Development Department. A separate set of
plans for each line item specified below shall be prepared. The plans shall
utilize the minimum scale specified, unless otherwise authorized by the City
Engineer in writing. Plans may be prepared at a larger scale if additional detail
or plan clarity is desired. Note, the applicant may be required to prepare other
improvement plans not listed here pursuant to improvements required by other
agencies and utility purveyors.
CITY COUNCIL RESOLUTION 2016-043
CONDITIONS OF APPROVAL - FINAL
TENTATIVE TRACT MAP 36561 (TTM2015-0008)
APPLICANT: PRISM REALTY CORPORATION
OWNER: PRISM -BIRCH ASSOCIATES, LLC
OCTOBER 18, 2016
Page 8 of 23
A. On -Site Rough Grading Plan
B. PM10 Plan
C. SWPPP
D. WQMP
1" = 40' Horizontal
1" = 40' Horizontal
1" = 40' Horizontal
(Plan submitted in Report Form)
NOTE: A through D to be submitted concurrently.
E. Off -Site Street Improvements/Storm Drain Plan
1" = 40' Horizontal, 1" = 4' Vertical
F. Off -Site Signing & Striping Plan 1" = 40' Horizontal
The Off -Site street improvement plans shall have separate plan sheet(s)
(drawn at 20 scale) that show the meandering sidewalk, mounding, and
berming design in the combined parkway and landscape setback area.
G. On -Site Street Improvements/Signing & Striping/Storm Drain Plan
1" = 40' Horizontal,1"= 4' Vertical
NOTE: E through G to be submitted concurrently.
(Separate Storm Drain Plans if applicable)
The following plans shall be submitted to the Building and Safety Division for
review and approval. The plans shall utilize the minimum scale specified, unless
otherwise authorized by the Building Official in writing. Plans may be prepared
at a larger scale if additional detail or plan clarity is desired. Note, the applicant
may be required to prepare other improvements plans not listed here pursuant
to improvements required by other agencies and utility purveyors.
H. On -Site Residential Precise Grading Plan 1" = 30' Horizontal
Other engineered improvement plans prepared for City approval that are not
listed above shall be prepared in formatted approved by the City Engineer prior
to commencing plan preparation.
CITY COUNCIL RESOLUTION 2016-043
CONDITIONS OF APPROVAL - FINAL
TENTATIVE TRACT MAP 36561 (TTM2015-0008)
APPLICANT: PRISM REALTY CORPORATION
OWNER: PRISM -BIRCH ASSOCIATES, LLC
OCTOBER 18,2016
Page 9 of 23
All Off -Site Plan & Profile Street Plans and Signing & Striping Plans shall show all
existing improvements for a distance of at least 200-feet beyond the project
limits, or a distance sufficient to show any required design transitions.
All On -Site Signing & Striping Plans shall show, at a minimum; Stop Signs, Limit
Lines and Legends, No parking Signs, Raised Pavement Markers (including Blue
RPMs at fire hydrant) and Street name signs per Public Works Standard Plans
and/or as approved by the Design and Development Department.
"Rough Grading" plans shall normally include perimeter walls with Top Of Wall
& Top Of Footing elevations shown. All footings shall have a minimum of 1-foot
of cover, or sufficient cover to clear any adjacent obstructions.
28. The City maintains standard plans, detail sheets and/or construction notes for
elements of construction which can be accessed via the Public Works 'Plans,
Notes and Design Guidance" section of the City website (www.la-quinta.org).
Please navigate to the Public Works home page and look for the Standard
Drawings hyperlink.
29. The applicant shall furnish a complete set of all approved improvement plans
on a storage media acceptable to the City Engineer (currently mylars).
30. Upon completion of construction, and prior to final acceptance of the
improvements by the City, the applicant shall furnish the City with reproducible
record drawings of all improvement plans which were approved by the City.
Each sheet shall be clearly marked "Record Drawing" and shall be stamped and
signed by the engineer or surveyor certifying to the accuracy and completeness
of the drawings. The applicant shall have all approved myiars previously
submitted to the City, revised to reflect the as -built conditions. The applicant
shall employ or retain the Engineer of Record during the construction phase of
the project so that the FOR can make site visits in support of preparing 'Record
Drawing". However, if subsequent approved revisions have been approved by
the City Engineer and reflect said "Record Drawing" conditions, the Engineer of
Record may submit a letter attesting to said fact to the City Engineer in lieu of
mylar submittal.
CITY COUNCIL RESOLUTION 2016-043
CONDITIONS OF APPROVAL - FINAL
TENTATIVE TRACT MAP 36561 (TTM2015-0008)
APPLICANT: PRISM REALTY CORPORATION
OWNER: PRISM -BIRCH ASSOCIATES, LLC
OCTOBER 18, 2016
Page 10 of 23
IMPROVEMENT SECURITY AGREEMENTS
31. Prior to approval of any Final Map, the applicant shall construct all on and off -
site improvements and satisfy its obligations for same, or shall furnish a fully
secured and executed Subdivision Improvement Agreement ("SIA")
guaranteeing the construction of such improvements and the satisfaction of its
obligations for some, or shall agree to any combination thereof, as may be
required by the City.
32. Any Subdivision Improvement Agreement ("SIA") entered into by and between
the applicant and the City of La Quinta, for the purpose of guaranteeing the
completion of any improvements related to this Tentative Tract Map, shall
comply with the provisions of Chapter 13.28 (Improvement Security), LQMC.
33. Improvements to be made, or agreed to be made, shall include the removal of
any existing structures or other obstructions which are not a part of the
proposed improvements; and shall provide for the setting of the final survey
monumentation.
34. Depending on the timing of the development of this Tentative Tract Map, and
the status of the off -site improvements at the time, the applicant may be
required to do the following as a condition of Final Map approval:
A. Construct certain off -site improvements.
B. Construct additional off -site improvements, subject to the
reimbursement of its costs by others.
C. Reimburse others for those improvements previously constructed that
are considered to be an obligation of this tentative tract map.
D. Secure the costs for future improvements that are to be made by others.
E. To agree to any combination of these actions, as the City may require.
Off -Site Improvements should be completed on a first priority basis. The
applicant shall complete Off -Site Improvements in the first phase of
construction or by the issuance of the 20 % Building Permit.
CITY COUNCIL RESOLUTION 2016-043
CONDITIONS OF APPROVAL - FINAL
TENTATIVE TRACT MAP 36561 (TTM2015-0008)
APPLICANT: PRISM REALTY CORPORATION
OWNER: PRISM -BIRCH ASSOCIATES, LLC
OCTOBER 18, 2016
Page 11 of 23
In the event that any of the improvements required for this development are
constructed by the City, the applicant shall, prior to the approval of the Final
Map, or the issuance of any permit related thereto, reimburse the City for the
costs of such improvements.
35. If the applicant elects to utilize the secured agreement alternative, the
applicant shall submit detailed construction cost estimates for all proposed on -
site and off -site improvements, including an estimate for the final survey
monumentation, for checking and approval by the City Engineer. Such
estimates shall conform to the unit cost schedule as approved by the City
Engineer.
Estimates for improvements under the jurisdiction of other agencies shall be
approved by those agencies and submitted to the City along with the
applicant's detailed cost estimates.
Security will not be required for telephone, natural gas, or cable T.V.
improvements.
36. Should the applicant fail to construct the improvements for the development,
or fail to satisfy its obligations for the development in a timely manner, the City
shall have the right to halt issuance of building permits, and/or final building
inspections, withhold other approvals related to the development of the
project, or call upon the surety to complete the improvements.
GRADING
37. The applicant shall comply with the provisions of Section 13.24.050 (Grading
Improvements), LQMC.
38. Prior to occupancy of the project site for any construction, or other purposes,
the applicant shall obtain a grading permit approved by the City Engineer.
39. To obtain an approved grading permit, the applicant shall submit and obtain
approval of all of the following:
A. A grading plan prepared by a civil engineer registered in the State of
California,
CITY COUNCIL RESOLUTION 2016-043
CONDITIONS OF APPROVAL - FINAL
TENTATIVE TRACT MAP 36561 (TTM2015-0008)
APPLICANT: PRISM REALTY CORPORATION
OWNER: PRISM -BIRCH ASSOCIATES, LLC
OCTOBER 18, 2016
Page 12 of 23
B. A preliminary geotechnical ("soils") report prepared by an engineer
registered in the State of California,
C. A Fugitive Dust Control Plan prepared in accordance with LQMC Chapter
6.16, (Fugitive Dust Control), and
D. A Best Management Practices report prepared in accordance with LQMC
Sections 8.70.010 and 13.24.170 (NPDES Stormwater Discharge Permit
and Storm Management and Discharge Controls).
E. A WQMP prepared by an engineer registered in the State of California.
All grading shall conform with the recommendations contained in the
Preliminary Soils Report, and shall be certified as being adequate by soils
engineer, or engineering geologist registered in the State of California.
A statement shall appear on the Final Map that a soils report has been prepared
in accordance with the California Health & Safety Code § 17953.
The applicant shall furnish security, in a form acceptable to the City, and in an
amount sufficient to guarantee compliance with the approved Fugitive Dust
Control Plan provisions as submitted with its application for a grading permit.
Additionally, the applicant shall replenish said security if expended by the City
of La Quinta to comply with the Plan as required by the City Engineer.
40. The applicant shall maintain all open graded, undeveloped land in order to
prevent wind and/or water erosion of such land. All open graded, undeveloped
land shall either be planted with interim landscaping, or stabilized with such
other erosion control measures, as were approved in the Fugitive Dust Control
Plan.
41. Grading within the perimeter setback and parkway areas shall have undulating
terrain and shall conform with the requirements of LQMC Section 9.60.240(F)
except as otherwise modified by this condition. The maximum slope shall not
exceed 3:1 anywhere in the landscape setback area, except for the backslope
(i.e. the slope at the back of the landscape lot) which shall not exceed 2:1 if fully
planted with ground cover. The maximum slope in the first six (6) feet adjacent
to the curb shall not exceed 4:1 when the nearest edge of sidewalk is within six
feet (6') of the curb, otherwise the maximum slope within the right of way shall
CITY COUNCIL RESOLUTION 2016-043
CONDITIONS OF APPROVAL - FINAL
TENTATIVE TRACT MAP 36561 (TTM2015-0008)
APPLICANT: PRISM REALTY CORPORATION
OWNER: PRISM -BIRCH ASSOCIATES, LLC
OCTOBER 18, 2016
Page 13 of 23
not exceed 3:1. All unpaved parkway areas adjacent to the curb shall be
depressed one and one-half inches (1.5") in the first eighteen inches (18")
behind the curb.
42. Building pad elevations on the rough grading plan submitted for City Engineer's
approval shall conform with pad elevations shown on the tentative map, unless
the pad elevations have other requirements imposed elsewhere in these
Conditions of Approval.
43. Building pad elevations of perimeter lots shall not differ by more that one foot
from the building pads in adjacent developments.
Where compliance within the above stated limits is impractical, the City may
consider alternatives that are shown to minimize safety concerns, maintenance
difficulties and neighboring -owner dissatisfaction with the grade differential.
44. Prior to any site grading or re -grading that will raise or lower any portion of the
site by more than plus or minus half of a foot (0.5') from the elevations shown
on the approved Tentative Tract Map, the applicant shall submit the proposed
grading changes to the City Engineer for a substantial conformance review.
45. Prior to the issuance of a building permit for any building lot, the applicant shall
provide a lot pad certification stamped and signed by a qualified engineer or
surveyor with applicable compaction tests and over excavation documentation.
Each pad certification shall list the pad elevation as shown on the approved
grading plan, the actual pad elevation and the difference between the two, if
any. Such pad certification shall also list the relative compaction of the pad
soil. The data shall be organized by lot number, and listed cumulatively if
submitted at different times.
DRAINAGE
46. Stormwater handling shall conform with the approved hydrology and drainage
report for Tentative Tract Map No. 36561. The applicant shall provide boring
logs indicating no silt or clay layers or lenses were found within 15 feet below
the basin bottom per Engineering Bulletin 06-16 in order to use a percolation
rate higher than zero. If a percolation rate less than two inches per hour is
approved by the City Engineer, the retention basin size may need to be
increased in order to retain the design storm.
CITY COUNCIL RESOLUTION 2016-043
CONDITIONS OF APPROVAL - FINAL
TENTATIVE TRACT MAP 36561 (TTM2015-0008)
APPLICANT: PRISM REALTY CORPORATION
OWNER: PRISM -BIRCH ASSOCIATES, LLC
OCTOBER 18, 2016
Page 14 of 23
47. The applicant shall comply with the provisions of LQMC Section 13.24.120
(Drainage), Retention Basin Design Criteria, Engineering Bulletin No. 06-16 -
Hydrology Report with Preliminary Hydraulic Report Criteria for Storm Drain
Systems and Engineering Bulletin No. 06-015 - Underground Retention Basin
Design Requirements. More specifically, stormwater falling on site during the
100 year storm shall be retained within the development, unless otherwise
approved by the City Engineer. The design storm shall be either the 1 hour, 3
hour, 6 hour or 24 hour event producing the greatest total run off.
48. Nuisance water shall be retained on site. Nuisance water shall be disposed of
per approved methods contained in Engineering Bulletin No. 06-16 - Hydrology
Report with Preliminary Hydraulic Report Criteria for Storm Drain Systems and
Engineering Bulletin No. 06-015 - Underground Retention Basin Design
Requirements.
49. In design of retention facilities, the maximum percolation rate shall be two
inches per hour. The percolation rate will be considered to be zero unless the
applicant provides site specific data indicating otherwise and as approved by
the City Engineer.
50. No fence or wall shall be constructed around any retention basin unless
approved by the Planning Manager and the City Engineer.
51. For on -site above ground common retention basins, retention depth shall be
according to Engineering Bulletin No. 06-16 - Hydrology Report with
Preliminary Hydraulic Report Criteria for Storm Drain Systems. Side slopes shall
not exceed 3:1 and shall be planted with maintenance free ground cover.
Additionally, retention basin widths shall be not less than 20 feet at the bottom
of the basin.
52. Stormwater may not be retained in landscaped parkways or landscaped
setback lots. Only incidental storm water (precipitation which directly falls onto
the setback) will be permitted to be retained in the landscape setback areas.
The perimeter setback and parkway areas in the street right-of-way shall be
shaped with berms and mounds, pursuant to LQMC Section 9.100.040(B)(7).
CITY COUNCIL RESOLUTION 2016-043
CONDITIONS OF APPROVAL - FINAL
TENTATIVE TRACT MAP 36561 (TTM2015-0008)
APPLICANT: PRISM REALTY CORPORATION
OWNER: PRISM -BIRCH ASSOCIATES, LLC
OCTOBER 18, 2016
Page 15 of 23
53. The design of the development shall not cause any increase in flood boundaries
and levels in any area outside the development.
54. The development shall be graded to permit storm flow in excess of retention
capacity to flow out of the development through a designated overflow and
into the historic drainage relief route.
55. Storm drainage historically received from adjoining property shall be received
and retained or passed through into the historic downstream drainage relief
route.
56. The applicant shall comply with applicable provisions for post construction
runoff per the City's NPDES stormwater discharge permit, LQMC Sections
8.70.010 et seq. (Stormwater Management and Discharge Controls), and
13.24.170 (Clean Air/Clean Water); Riverside County Ordinance No. 457; and the
California Regional Water Quality Control Board - Colorado River Basin
(CRWQCB-CRB) Region Board Order No. R7-2013-0011 and the State Water
Resources Control Board's Order No. 2012-0006-DWQ.
A. For post -construction urban runoff from New Development and
Redevelopments Projects, the applicant shall implement requirements of
the NPDES permit for the design, construction and perpetual operation
and maintenance of BMPs per the approved Water Quality Management
Plan (WQMP) for the project as required by the California Regional Water
Quality Control Board - Colorado River Basin (CRWQCB-CRB) Region Board
Order No.R7-2013-0011.
B. The applicant shall implement the WQMP Design Standards per
(CRWQCB-CRB) Region Board Order No. R7-2013-0011 utilizing BMPs
approved by the City Engineer. A project specific WQMP shall be provided
which incorporates Site Design and Treatment BMPs utilizing first flush
infiltration as a preferred method of NPDES Permit Compliance for
Whitewater River receiving water, as applicable.
C. The developer shall execute and record a Stormwater Management/BMP
Facilities Agreement that provides for the perpetual maintenance and
operation of stormwater BMPs.
CITY COUNCIL RESOLUTION 2016-043
CONDITIONS OF APPROVAL - FINAL
TENTATIVE TRACT MAP 36561 (TTM2015-0008)
APPLICANT: PRISM REALTY CORPORATION
OWNER: PRISM -BIRCH ASSOCIATES, LLC
OCTOBER 18, 2016
Page 16 of 23
UTILITIES
57. The applicant shall comply with the provisions of Section 13.24.110 (Utilities),
LQMC.
58. The applicant shall obtain the approval of the City Engineer for the location of
all utility lines within any right-of-way, and all above -ground utility structures
including, but not limited to, traffic signal cabinets, electric vaults, water valves,
and telephone stands, to ensure optimum placement for practical and
aesthetic purposes.
59. Existing overhead utility lines within, or adjacent to the proposed development,
and all proposed utilities shall be installed underground.
All existing utility lines attached to joint use 92 KV transmission power poles are
exempt from the requirement to be placed underground.
60. Underground utilities shall be installed prior to overlying hardscope. For
installation of utilities in existing improved streets, the applicant shall comply
with trench restoration requirements maintained, or required by the City
Engineer.
The applicant shall provide certified reports of all utility trench compaction for
approval by the City Engineer. Additionally, grease traps and the maintenance
thereof shall be located as to not conflict with access aisles/entrances.
STREET AND TRAFFIC IMPROVEMENTS
61. The applicant shall comply with the provisions of LQMC Sections 13.24.060
(Street Improvements), 13.24.070 (Street Design - Generally) & 13.24.100
(Access for Individual Properties and Development) for public streets; and
Section 13.24.080 (Street Design - Private Streets), where private streets are
proposed.
62. Streets shall have vertical curbs or other approved curb configurations that will
convey water without ponding, and provide lateral containment of dust and
residue during street sweeping operations. If a wedge or rolled curb design is
approved, the lip at the flowline shall be near vertical with a 1/8" batter and a
CITY COUNCIL RESOLUTION 2016-043
CONDITIONS OF APPROVAL - FINAL
TENTATIVE TRACT MAP 36561 (TTM2015-0008)
APPLICANT: PRISM REALTY CORPORATION
OWNER: PRISM -BIRCH ASSOCIATES, LLC
OCTOBER 18, 2016
Page 17 of 23
minimum height of 0.1'. Unused curb cuts on any lot shall be restored to
standard curb height prior to final inspection of permanent building(s) on the
lot.
63. The applicant shall construct the following street improvements to conform
with the General Plan (street type noted in parentheses) and in conformance
with TTM 36561.
A. OFF -SITE STREETS
1) Monroe Street (Primary Arterial):
Widen the west side of the street along all frontage adjacent to the
Tentative Map boundary to its ultimate width on the west side as
specified in the General Plan and the requirements of these conditions.
Rehabilitate and/or reconstruct existing roadway pavement as necessary
to augment and convert it from a rural county -road design standard to
La Quinta's urban arterial design standard. The west curb face shall be
located thirty nine feet (39') west of the centerline, except at locations
where additional street width is needed to accommodate:
a) A deceleration/right turn only lane at the Monroe Street
entry as approved by the City Engineer.
b) An acceleration lane for left turn out movements as
approved by the City Engineer.
c) Bus turnout (if required by Sunline Transit)
Other required improvements in the Monroe Street right or way and/or
adjacent landscape setback area include:
d) All appurtenant components such as, but not limited to:
curb, gutter, traffic control striping, legends, and signs.
e) 8-foot wide meandering sidewalk. The meandering
sidewalk shall have an arrhythmic horizontal layout that
utilizes concave and convex curves with respect to the curb
CITY COUNCIL RESOLUTION 2016-
CONDITIONS OF APPROVAL - RECOMMENDED
TENTATIVE TRACT MAP 36561 (TTM2015-0008)
APPLICANT: PRISM REALTY CORPORATION
OWNER: PRISM -BIRCH ASSOCIATES, LLC
OCTOBER 18, 2016
Page 18 of 23
line that touches the back of curb at intervals not to exceed
250 feet. The sidewalk curvature radii should vary between
50 and 300 feet, and at each point of reverse curvature, the
radius should change to assist in creating the arrhythmic
layout. The sidewalk shall meander into the landscape
setback lot and approach within 5 feet of the multi -use trail
at intervals not to exceed 250 feet.
Half width of a 16' - foot wide raised landscaped median
and/or an acceleration lane for left turn out movements
along the entire boundary of the Tentative Tract Map or as
approved by the City Engineer.
The applicant shall extend improvements adjacent to the subdivision
boundaries to ensure they safely integrate with existing improvements (e.g.,
grading; traffic control devices and transitions in alignment, elevation or
dimensions of streets and sidewalks).
B. PRIVATE STREETS
1) Private residential streets measured gutter flow line to gutter flow
line shall have a 36-foot travel width. The travel width may be
reduced to 32 feet with parking restricted to one side, and 28 feet
if on -street parking is prohibited. The applicant shall establish
provisions for ongoing enforcement of the parking restriction in
the CC&R's. The CC&R's shall be reviewed and approved by the
Design and Development Department prior to recordation.
2) The location of driveways of corner lots shall not be located within
the curb return and away from the intersection when possible.
C. PRIVATE CUL DE SACS
1) Shall be constructed according to the lay -out shown on the
tentative map with 38-foot curb radius or greater at the bulb
similar to the layout shown on the rough grading plan.
64. All gated entries shall provide for a three -car minimum stacking capacity for
inbound traffic to be a minimum length of 62 feet from call box to the street;
and shall provide for a full turn -around outlet for non -accepted vehicles.
CITY COUNCIL RESOLUTION 2016-
CONDITIONS OF APPROVAL - RECOMMENDED
TENTATIVE TRACT MAP 36561 (TTM2015-0008)
APPLICANT: PRISM REALTY CORPORATION
OWNER: PRISM -BIRCH ASSOCIATES, LLC
OCTOBER 18, 2016
Page 19 of 23
Where a gated entry is proposed, the applicant shall demonstrate that those
passenger vehicles that do not gain entry into the development can safely
make a full turn -around (minimum radius to be 24 feet) out onto the main
street from the gated entry. Pursuant to said condition, there shall be a
minimum of twenty five feet width provided at the turn -around opening
provided.
Entry drives, main interior circulation routes, standard knuckles, corner
cutbacks, bus turnouts, dedicated turn lanes and other features shown on the
approved construction plans, may require additional street widths as may be
determined by the City Engineer.
65. The applicant shall design street pavement sections using CalTrans' design
procedure for 20-year life pavement, and the site -specific data for soil strength
and anticipated traffic loading (including construction. traffic). Minimum
structural sections shall be as follows:
Residential 3.0" a.c./4.5" c.a.b.
Primary Arterial 4.5" a.c./6.0" c.a.b.
or the approved equivalents of alternate materials.
66. The applicant shall submit current mix designs (less than two years old at the
time of construction) for base, asphalt concrete and Portland cement concrete.
The submittal shall include test results for all specimens used in the mix design
procedure. For mix designs over six months old, the submittal shall include
recent (less than six months old at the time of construction) aggregate
gradation test results confirming that design gradations can be achieved in
current production. The applicant shall not schedule construction operations
until mix designs are approved.
67. General access points and turning movements of traffic are limited to the
following:
Primary Entry (Monroe Street): Right turn in, and left and right turn out. Left
turn in movements are restricted.
CITY COUNCIL RESOLUTION 2016-
CONDITIONS OF APPROVAL - RECOMMENDED
TENTATIVE TRACT MAP 36561 (TTM2015-0008)
APPLICANT: PRISM REALTY CORPORATION
OWNER: PRISM -BIRCH ASSOCIATES, LLC
OCTOBER18,2016
Page 20 of 23
68. Improvements shall include appurtenances such as traffic control signs,
markings and other devices, raised medians if required, street name signs and
sidewalks. Mid -block street lighting is not required.
69. Improvements shall be designed and constructed in accordance with City
adopted standards, supplemental drawings and specifications, or as approved
by the City Engineer and as shown on TTM 36561. Improvement plans for
streets, access gates and parking areas shall be stamped and signed by
qualified engineers.
CONSTRUCTION
70. The City will conduct final inspections of habitable buildings only when the
buildings have improved street and (if required) sidewalk access to publicly -
maintained streets. The improvements shall include required traffic control
devices, pavement markings and street name signs. If on -site streets in
residential developments are initially constructed with partial pavement
thickness, the applicant shall complete the pavement prior to final inspections
of the last ten percent of homes within the development or when directed by
the City, whichever comes first.
LANDSCAPING AND IRRIGATION
71. The applicant shall comply with Sections 13.24.130 (Landscaping Setbacks) &
13.24.140 (Landscaping Plans), LQMC.
72. The applicant shall provide landscaping in the required setbacks, retention
basins, common lots and park areas.
73. Landscape and irrigation plans for landscaped lots and setbacks, medians,
retention basins, and parks shall be signed and stamped by a landscape
architect licensed in California.
74. The applicant shall submit all landscape plans for approval by the Planning
Division with green sheet sign off by the Public Works Development Division.
When plan checking has been completed by the Planning Division, the applicant
shall obtain the signatures of CVWD and the Riverside County Agricultural
Commissioner, prior to submittal for signature by the Planning Manager.
CITY COUNCIL RESOLUTION 2016-
CONDITIONS OF APPROVAL - RECOMMENDED
TENTATIVE TRACT MAP 36561(TTM2015-0008)
APPLICANT: PRISM REALTY CORPORATION
OWNER: PRISM -BIRCH ASSOCIATES, LLC
OCTOBER 18, 2016
Page 21 of 23
Landscape plans for landscaped medians on public streets shall be approved by
the both the Planning Manager and the City Engineer. Where City Engineer
approval is not required, the applicant shall submit for green sheet approval by
the Development Services Division.
Final landscape plans for on -site planting shall be reviewed by the Architecture
and Landscape Review Committee and approved by the Planning Manager prior
to issuance of first building permit. Final plans shall include all landscaping
associated with this project.
NOTE: Plans are not approved for construction until signed by the Planning
Manager.
75. Landscape areas shall have permanent irrigation improvements meeting the
requirements of the Planning Manager. Use of lawn areas shall be minimized
with no lawn, or spray irrigation, being placed within 24 inches of curbs along
public streets.
76. The applicant or his agent has the responsibility for proper sight distance
requirements per guidelines in the American Association of State Highway and
Transportation Officials (AASHTO) "A Polity on Geometric Design of Highways
and Streets" latest edition, in the design and/or installation of all landscaping
and appurtenances abutting and within the private and public street right-of-
way.
PUBLIC SERVICES
77. If necessary, the applicant shall provide public transit improvements as
required by SunLine Transit Agency and as approved by the City Engineer.
MAINTENANCE
78. The applicant shall comply with the provisions of Section 13.24.160
(Maintenance), LQMC.
79. The applicant shall make provisions for the continuous and perpetual
maintenance of perimeter landscaping up to the curb, access drives, sidewalks,
stormwater BMPs, and common areas.
CITY COUNCIL RESOLUTION 2016-
CONDITIONS OF APPROVAL - RECOMMENDED
TENTATIVE TRACT MAP 36561 (TTM2015-0008)
APPLICANT: PRISM REALTY CORPORATION
OWNER: PRISM -BIRCH ASSOCIATES, LLC
OCTOBER 18, 2016
Page 22 of 23
FEES AND DEPOSITS
80. The applicant shall comply with the provisions of LQMC Section 13.24.180 (Fees
and Deposits). These fees include all deposits and fees required by the City for
plan checking and construction inspection. Deposits and fee amounts shall be
those in effect when the applicant makes application for plan check and
permits.
81. Permits issued under this approval shall be subject to the provisions of the
Development Impact Fee and Transportation Uniform Mitigation Fee programs
in effect at the time of issuance of building permit(s).
82. Tentative Tract Map 36561 shall provide for parks through payment of an in -lieu
fee, as specified in LQMC Chapter 13.48. The in -lieu fee (sometimes referred to
as the "Quimby Fee") shall be based on the fair market value of the land within
the subdivision. Land value information shall be provided to the Design and
Director, via land sale information, a current fair market value of land appraisal,
or other information on land value within the subdivision. The Director may
consider any subdivider -provided or other land value information source for use
in calculation of the parkland fee.
PLANNING DIVISION
83. Should human remains be discovered during construction of the proposed
project, the project contractor would be subject to either State law regarding
the discovery and disturbance of human remains or the Tribal burial protocol.
In either circumstance all destructive activity in the immediate vicinity shall
halt and the County Coroner shall be contacted pursuant to State Health and
Safety Code 7050.5. If the remains are determined to be of Native American
origin, the Native American Heritage Commission (NAHC) shall be contacted.
The NAHC will make a determination of the Most Likely Descendent (MLD). The
City and Developer will work with the designated MLD to determine the final
disposition of the remains.
84. As Monroe Street is a General Plan -designated Image Corridor, buildings within
one hundred fifty feet of the edge of right-of-way shall be limited to single -
story, with a maximum building height of 22 feet.
CITY COUNCIL RESOLUTION 2016-
CONDITIONS OF APPROVAL - RECOMMENDED
TENTATIVE TRACT MAP 36561 (TTM2015-0008)
APPLICANT: PRISM REALTY CORPORATION
OWNER: PRISM -BIRCH ASSOCIATES, LLC
OCTOBER 18, 2016
Page 23 of 23
85. The CC&R's shall contain a disclosure that notifies potential owners that the
property is within and adjacent to the City's Equestrian Overlay District zoning
overlay.
86. Street nome(s) shall be reviewed by the Design and Development Department
and Fire Department at or prior to final map plan checking.
87. Conditions of approval agreed to in order to obtain support from the Estates at
La Quints:
The entrance/exit gate shall be located towards the mid -point of Lot 37.
Lots 1, 9, 10, 23, 24, 29, 30, 35, and 36 shall be limited to single -story with
a 22-foot maximum building height.
• Pad elevations for TTM 36561 shall be equal or lower than the pad
elevations of the Estates at La Quinta.
• A landscaping buffer with a minimum depth of ten feet (except in the area
adjacent to the emergency access area) shall be incorporated into Lot E.
88. A site development permit consisting of architectural and landscaping plans
shall be reviewed and approved at a duly noticed public hearing by the Planning
Commission.
DCH I BI T A
Of
CI TY OF LA QU I NTA
78-495 Cal le Tampico
La Quinta, CA 92253
Phone: (760) 777-7000
EN V I RON M EN TAL I N I TI AL STU DY
Project Title: 54721 Monroe Street; TTM 36561
Case No: MP2015-0005 (TTM 36561), ZC2015-0003, TTM2015-0008,
EA 2015-0007
Lead Agency City of La Quinta
78-495 Calle Tampico
La Quinta, CA 92253
(760) 777-7125
Applicant: Shireen Lee
Prism Realty Corporation
3189 Airway Avenue #B
Costa Mesa, CA 92626-4612
Contact Person: Jay Wuu, Principal Planner
City of La Quinta
(760) 777-7125
Project Location: West side of Monroe Street
La Quinta, CA 92253
APN: 767-320-039
General Plan/Zoning: General Plan: Low Density Residential
Current Zoning:
Very Low Density Residential with Equestrian Overlay
Proposed Zoning:
Low Density Residential
Surrounding Land
Uses: North: Single-family homes/Equestrian
South: Single-family homes/Low Density Residential
East: Agricultural fields/Low Density Residential
West: Residential development /Low Density Residential
TTM 36561 IS
February 2016
Project Description:
The proposed project is a residential development on approximately 12.25 acres located on
Monroe Street, south of Avenue 54 in the Qty of La Quinta. The project site is currently
vacant. Tentative Tract Map 36561 (TTM 36561) is proposed to subdivide the parcel and
create 36 separate lots. The development will be comprised of 36 single-family residential
lots with the average lot size of 9,757 square feet. The proposed project will comply with
the development standards of the proposed Low Density Residential (RL) zone. The RL zone
allows the construction of single-family homes with a maximum height of 28 feet and one -
or two-story structures. An approximately 29,175 square foot picnic area is proposed on the
south side of the subject property with passive, landscaped, open space area in the on -site
retention basin. Five streets will be created to allow access within the proposed
development. Primary access to the project will be on Monroe Street.
Project Location and Limits:
The proposed project is located on Monroe Street, south of Avenue 54 in the City of La
Quinta, California. The project area consists of Assessor's Parcel Number 767-320-039.
Other Required Public Agencies Approval:
None
-2-
TTM 36561 IS
February 2016
Exhibit 1
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February 2016
Exhibit 2
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February 2016
Exhibit 3
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Exhibit
-5-
TTM 36561 IS
February 2016
ENVI RONMENTAL FACTORS POTENTIALLY AFFECTED:
The environmental factors checked below would be potentially affected by this project,
involving at least one impact that is a "Potentially Significant Impact" as indicated by the
checklist on the following paaes.
❑
Aesthetics
❑
Agriculture and
Forestry Resources
❑
Air Quality
❑
Biological Resources
❑
Cultural Resources
❑
Geology /Soils
❑
Greenhouse Gas
Emissions
❑
Hazards &
Hazardous Materials
❑
Hydrology / Water Quality
❑
Land Use / Planning
❑
Mineral Resources
❑
Noise
❑
Population / Housing
❑
Public Services
❑
Recreation
Transportation/Traffic
Utilities / Service
Mandatory Findings of
El
El
Systems
❑
Significance
DEfERMI NATI ON: (To be completed by the Lead Agency)
On the basis of this initial evaluation:
X I find that the proposed project COULD NOT have a significant effect on the
environment, and a NEGATIVE DECLARATI ON will be prepared.
I find that although the proposed project could have a significant effect on the
environment, there will not be a significant effect in this case because revisions in the
project have been made by or agreed to by the project proponent. A MITIGATED
NEGATIVE DECLARATION will be prepared.
I find that the proposed project MAY have a significant effect on the environment,
and an ENVI RONMENTAL I MPACT REPORT is required.
I find that the proposed project MAY have a "potentially significant impact" or
"potentially significant unless mitigated" impact on the environment, but at least one
effect 1) has been adequately analyzed in an earlier document pursuant to applicable
legal standards, and 2) has been addressed by mitigation measures based on the
earlier analysis as described on attached sheets. An ENVIRONMENTAL IMPACT
REPORT is required, but it must analyze only the effects that remain to be addressed.
I find that although the proposed project could have a significant effect on the
environment, because all potentially significant effects (a) have been analyzed
adequately in an earlier EIR or NEGATIVE DECLARATION pursuant to applicable
standards, and (b) have been avoided or mitigated pursuant to that earlier EIRor
NEGATIVE DECLARATION, including revisions or mitigation measures that are
imposed upon the proposed project, nothing further is required.
Signature Date
-c-
TTT\4 36561 IS
February 2016
EVALUATI ON OF ENVI RONMENTAL I MPACTS:
1) A brief explanation is required for all answers except "No Impact" answers that are
adequately supported by the information sources a lead agency cites in the
parentheses following each question. A "No Impact" answer is adequately supported if
the referenced information sources show that the impact simply does not apply to
projects like the one involved (e.g., the project falls outside a fault rupture zone). A "No
Impact" answer should be explained where it is based on project -specific factors as
well as general standards (e.g., the project will not expose sensitive receptors to
pollutants, based on a project -specific screening analysis).
2) All answers must take account of the whole action involved, including off -site as well
as on -site, cumulative as well as project -level, indirect as well as direct, and
construction as well as operational impacts.
3) Once the lead agency has determined that a particular physical impact may occur,
then the checklist answers must indicate whether the impact is potentially significant,
less than significant with mitigation, or less than significant. "Potentially Sgnificant
Impact" is appropriate if there is substantial evidence that an effect may be significant.
If there are one or more "Potentially Sgnificant Impact" entries when the
determination is made, an El Ris required.
4) "Negative Declaration: Less Than Sgnificant With Mitigation Incorporated" applies
where the incorporation of mitigation measures has reduced an effect from
"Potentially Sgnificant Impact" to a "Less Than Sgnificant Impact." The lead agency
must describe the mitigation measures, and briefly explain how they reduce the effect
to a less than significant level (mitigation measures from Section XVII, "Earlier
Analyses," maybe cross-referenced).
5) Earlier analyses may be used where, pursuant to the tiering, program EIR, or other
CEQA process, an effect has been adequately analyzed in an earlier EI R or negative
declaration. Section 15063(c)(3)(D). In this case, a brief discussion should identify the
following:
a) Earlier Analysis Used. Identify and state where they are available for review.
b) Impacts Adequately Addressed. Identify which effects from the above checklist
were within the scope of and adequately analyzed in an earlier document
pursuant to applicable legal standards, and state whether such effects were
addressed by mitigation measures based on the earlier analysis.
c) Mitigation Measures. For effects that are "Less than Sgnificant with Mitigation
Measures Incorporated," describe the mitigation measures, which were
incorporated or refined from the earlier document and the extent to which they
address site -specific conditions for the project.
6) Lead agencies are encouraged to incorporate into the checklist references to
information sources for potential impacts (e.g., general plans, zoning ordinances).
Reference to a previously prepared or outside document should, where appropriate,
include a reference to the page or pages where the statement is substantiated.
7) Supporting Information Sources: A source list should be attached, and other sources
used or individuals contacted should be cited in the discussion.
8) This is only a suggested form, and lead agencies are free to use different formats;
however, lead agencies should normally address the questions from this checklist that
are relevant to a project's environmental effects in whatever format is selected.
9) The explanation of each issue should identify:
a) the significance criteria or threshold, if any, used to evaluate each question;
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TT1\4 36561 IS
February 2016
and
b) the mitigation measure identified, if any, to reduce the impact to less than
significance.
1.0
TTM 36561 IS
February 2016
Potentially
Less Than
Less Than
No
Significant
Significant w/
Significant
I mpact
I mpact
Mitigation
I mpact
1. AESTHETI CS-- Would the project:
a) Have a substantial adverse effect on
X
a scenic vista?
b) Substantially damage scenic
resources, including, but not limited to,
X
trees, rock outcroppings, and historic
buildings within a state scenic highway?
c) Substantially degrade the existing
visual character or quality of the site
X
and its surroundings?
d) Create a new source of substantial
light or glare which would adversely
X
affect day or nighttime views in the
area?
Source: 2035 General Ran, La Quinta Municipal Code, California Scenic Highway Mapping
System, project materials.
1. a) Less than Significant I mpact. The surrounding properties generally enjoy views of the
Santa Rosa Mountains, located to the west and southwest. Lower elevations are
currently blocked by existing developments. A 17,757 square foot retention basin will
be located on the east side of the property providing an adequate buffer between the
proposed single-family residences and Monroe Street. In addition, a 29,175 square
foot picnic area will be located on the south side of the subject property. Both of these
design elements provide open space opportunities for the proposed development's
residents. They also minimize the impact to the scenic vistas by having structures
constructed at a distance that far surpasses the required setbacks. A perimeter wall
and desert landscaping would further screen the proposed development. The
proposed residential structures will comply with the Low Density Residential (RL)
zone's development standards. The RL zone allows two-story structures with a
maximum height of 28 feet. Given the distance from nearby developments and the
limited height, the proposed project would create a less than significant impact to
scenic vistas.
b) Less than Significant I mpact. The proposed project is not located near an existing or
proposed state scenic highway. Additionally, there are no scenic resources, for
instance trees, rock outcroppings, or historical buildings located onsite. Nevertheless,
Monroe Street is designated as an Image Corridor in the 2035 General Ran and
provides valuable visual character and resources to the City and surrounding areas.
Desert landscape will border the subject property adding the site's visual character. It
is not anticipated that the proposed residential development will create an adverse
effect to the scenic resources. A less than significant impact will occur.
TT1\4 36561 IS
February 2016
c) Less than Significant I mpact. The area in the general vicinity of the proposed site can
be described as semi -rural with agricultural fields located east of the site, vacant land
slated for single-family residential development to the west, a single-family home
with equestrian facilities to the north, and a single-family residential development to
the south. In 2009, the proposed area was graded and currently contains sparse re-
growth of desert vegetation. For this reason, the site contains little to no significant
scenic value. The proposed residential development will consist of 36 single-family
homes. A perimeter wall and entrance gates will enclose the development.
Landscaping will be limited to an approved plant palette that consists of native desert
and drought -tolerant plants. Therefore, impacts to the visual character of the area
will be less than significant.
d) Less than Significant Impact. The proposed project will be required to abide by the
City of La Quinta building codes and lighting ordinances, which require proper shielding
of light sources and prohibit light spillage on adjacent properties. Prior to development
a lighting plan will be submitted, approved, and all standard requirements will be
applied. Lighting impacts related to the proposed project will be less than significant.
Mitigation Measures: None
Monitoring: None
TT1\4 36561 IS
February 2016
Potentially
Less Than
Less Than
No
Significant
Significant w/
Significant
I mpact
I mpact
Mitigation
I mpact
11. AGRI CULTURE RESOURCES. Would
the project:
a) Convert Prime Farmland, Unique
Farmland, or Farmland of Statewide
Importance (Farmland), as shown on
the maps prepared pursuant to the
X
Farmland Mapping and Monitoring
Program of the California Resources
Agency, to non-agricultural use?
b) Conflict with existing zoning for
agricultural use, or a Williamson Act
X
contract?
c) I nvolve other changes in the existing
environment which, due to their
location or nature, could result in
X
conversion of Farmland, to non-
agricultural use?
Source: 2035 General Plan, "California Department of Conservation, published January 2012",
and California Department of Conservation Farmland Mapping, project materials.
11. a) Less Than Significant I mpact. According to the California Department of Conservation,
the subject site is not designated as Prime Farmland, Unique Farmland, or Farmland of
Statewide Importance, nor is it used for agricultural purposes. Properties to the
immediate east are designated as Prime Farmland by the California Department of
Conservation, and are currently being used for agricultural purposes. The proposed
project will not result in any changes to their agricultural uses. The subject property
itself is designated as Low Density Residential in the City's General Plan. Therefore, less
than significant impacts are anticipated to occur to Prime Farmland, Unique Farmland,
or Farmland of Statewide Importance as a result of the proposed development.
b) No Impact. There are no Williamson Act contracts on the subject property or adjacent
properties. The City's General Plan currently designates the proposed property as Low
Density Residential, and the proposed project is consistent with this designation.
c) No Impact. As mentioned earlier (II -a), the subject property is not located on
agricultural land; therefore, the development will not involve any change in the
existing environment to result in conversion of Farmland to non-agricultural use. No
impact is expected.
Mitigation Measures: None
Monitoring: None
TTM 36561 IS
February 2016
Potentially
Less Than
Less Than
No
Significant
Significant w/
Significant
I mpact
I mpact
Mitigation
I mpact
III . AI RQUALITY: Would the project:
a) Conflict with or obstruct
implementation of the applicable air
X
quality plan?
b) Violate any air quality standard or
contribute substantially to an existing
X
or projected air quality violation?
c) Result in a cumulatively considerable
net increase of any criteria pollutant for
which the project region is non -
attainment under an applicable federal
X
or state ambient air quality standard
(including releasing emissions which
exceed quantitative thresholds for
ozone precursors)?
d) Expose sensitive receptors to
X
substantial pollutant concentrations?
e) Create objectionable odors affecting
X
a substantial number of people?
Source: La Quinta General Plan, SCAQMD CEQA Handbook; 2003 PM10 Plan for the Coachella
Valley, SCAQMD 2012 Air Quality Management Plan; CalEEMod Version 2013.2.2; project
materials.
I11. a) No Impact. The Coachella Valley, including the project area, is located within the
Salton Sea Air Basin (SSAB), which is under the jurisdiction of the South Coast Air
Quality Management District (SCAQMD). SCAQMD is responsible for monitoring criteria
air pollutant concentrations and establishing management policies for the SSAB. All
development within the SSAB is subject to SCAQMD's 2012 Air Quality Management
Plan (2012 AQMP) and the 2003 Coachella Valley PM10 State Implementation Plan
(2003 CV PM10 SI P).
The project will be developed in accordance with all applicable air quality management
plans. The AQMP is based, in part, on the land use plans of the jurisdictions in the
region. The site is designated Low Density Residential in the General Plan. The project is
proposing a Zone Change (ZC) to allow for a low density residential use instead of a
very low density use. Given its location adjacent to exiting neighborhoods and limited
scope, the project will be consistent with the intent of the General Plan and AQMP. No
impacts associated with compliance with applicable management plans are expected.
b) Less than Significant Impact. Criteria air pollutants will be released during both the
construction and operational phases of the proposed project. The California Emissions
Estimator Model (CalEEMod) Version 2013.2.2 was used to project air quality emissions
-t 2-
TTM 36561 IS
February 2016
that will be generated by the project. Table 1 summarizes short-term construction -
related emissions, and Table 2 summarizes ongoing emissions generated at operation.
Construction Emissions
The construction period includes all aspects of project development, including site
preparation, grading, hauling, paving, building construction, and application of
architectural coatings. For analysis purposes, it is assumed that construction will occur
over a 2-year period from mid 2016 to mid 2018.
As shown in Table 1, emissions generated by construction activities will be reduced to
less than significant levels with implementation of mitigation measures. The data
reflect average daily emissions over the 2-year construction period, including summer
and winter weather conditions. The analysis assumes there will be a balance of
materials onsite. Applicable minimization measures and best management practices
include, but are not limited to the implementation of dust control practices in
conformance with SCOAMD %le 403; proper maintenance and limited idling of heavy
equipment; phasing application of architectural coatings; and the use of low -polluting
architectural paint and coatings. Adherence to such measures will ensure construction
related emissionswould remain less than significant. The complete list of minimization
measures is provided at the end of this Section.
Table 1
TTM 36561
Maximum Daily Construction -Related Emissions Summary
(pounds per day)
Construction Emissions'
CO
NOx
RW
19%
PM,o
PM2.5
2016
50.31
63.71
6.57
0.06
10.14
6.62
2017
24.46
24.32
54.48
0.04
2.46
1.88
2018
2.48
1.77
54.44
0
0.26
0.18
SCAQMD Thresholds
550.00
0 100.0
75.00
150.0
0
150.0
0
55.00
Exceeds?
No
No
No
No
No
No
' Average of winter and summer emissions,
Source: CalEEMOd model, version 2013.2.2
mitigated, 2016-2018.
output tables generated 01.25.16.
Operational Emissions
Operational emissions are ongoing emissions that will occur over the life of the project.
They include area source emissions, emissions from energy demand (electric and
natural gas), and mobile source (vehicle) emissions. Traffic generation trip rates were
derived from the project specific Traffic Report. Table 2 provides a summary of
projected emissions at operation of the proposed project.
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TTM 36561 IS
February 2016
Table 2
TTM 36561
Operation -Related Emissions Summary
(pounds per day)
CO NO, ROG S02 PM10
PM2.5
Operational Emissions' 18.13 3.92 8.29 0.03 1.81
0.58
150.0 150.0
100.0 75.00
SCAQMD Thresholds 550.00
55.00
0 0 0
Exceeds? No No No No No
No
Average of winter and summer emissions, unmitigated, 2018.
Source: CalEEMod model, version 2013.2.2 output tables generated 01.25.16.
As shown in Table 2, operational emissions will not exceed SCAQMD thresholds of
significance for any criteria pollutants. The data are conservative and reflect
unmitigated operations.
c) Less than Significant Impact. Historically, the Coachella Valley, in which the project
site is located, has been classified as a "non -attainment" area for PM10 and ozone. In
order to achieve attainment in the region, the 2003 Coachella Valley PM10
Management Plan was adopted, which established strict standards for dust
management for development proposals. The Salton Sea Air Basin (SSAB) is currently
(January 2016) a non- attainment area for PM,o and is classified as
attainment/unclassifiable for PM2.5. The proposed project will contribute to an
incremental increase in regional ozone and PM10 emissions. However, given its limited
size and scope, cumulative impacts are not expected to be considerable. Project
construction and operation emissions will not exceed SCAQMD thresholds for PM10 or
ozone precursors (NOx). The project will not conflict with any attainment plans and will
result in less than significant impacts.
d) Less than Significant Impact. The nearest sensitive receptors are single-family
residences immediately south of proposed project. Their distance from the building
pads ranges from approximately 50-55 meters.
To determine if the proposed project has the potential to generate significant adverse
localized air quality impacts, the mass rate Localized Significance Threshold (LST) Look -
Up Table was used. The Oty of La Quinta and subject property are located within
Source Receptor Area 30 (Coachella Valley). Given the project's size and proximity to
existing housing, the 5-acre site tables at a distance of 50 meters were used. Table 3
shows on -site emission concentrations for project construction and the associated LST.
As shown in the table below, LSTs will not be exceeded under unmitigated conditions
for CO and NOx. PM10 and PM2.5 show emissions under best management practices and
standard dust control measures (SCAQMD Rule 403). Therefore, air quality impacts to
nearby sensitive receptors during construction will be less than significant.
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TTM 36561 IS
February 2016
Table 3
TTM 36561
Localized Significance Thresholds
(lbstday)
CO NOx PM10 PM2.5
Construction 77.41 89.80 12.86 8.67
LST Threshold 3,237 340 44 11
Exceed? No No No No
Emission Source: CalEEMod model, version 2013.2.2 output tables
generated 01.25.16
LSTThreshold Source: LSTMass Rate Look -up Table, SCAQMD.
e) Less than Significant Impact. The proposed project is not expected to generate
objectionable odors during any of the phases of construction or at project buildout. The
proposed project has the potential to result in short term odors associated with paving
and other construction activities. However any such odors would be quickly dispersed
below detectable thresholds as distance from the construction site increases, and will
be temporary and periodic. Therefore, impacts from objectionable odors are expected
to be less than significant.
Construction Period Minimization Measures:
The following measures will further reduce emission of potentially harmful pollutants and
should be included in project grading and dust control plans, as well as in construction and
construction traffic staging:
1. Construction equipment, delivery trucks, worker vehicles, and haul trucks will limit
idling time to no more than 5 minutes.
2. The grading contractor shall certify in writing that all construction equipment is
properly serviced and maintained in good operating conditions. Certification shall be
provided to City Engineer for review and approval.
3. Diesel -powered construction equipment shall utilize aqueous diesel fuels, and be
equipped with diesel oxidation catalysts.
4. A fugitive dust plan shall be prepared for the proposed project and shall be approved
by the City Engineer. Said plan shall include but not be limited to the following best
management practices:
5. Chemically treat soil where activity will cease for at least four consecutive days;
6. All construction grading operations and earth moving operations shall cease when
winds exceed 25 miles per hour;
7. Water site and equipment morning and evening and during all earth -moving
operations;
8. Operate street -sweepers on paved roads adjacent to site;
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TTM 36561 IS
February 2016
9. Establish and strictly enforce limits of grading for each phase of development; and/or
10. Stabilize and re -vegetate areas of temporary disturbance needed to accomplish each
phase of development.
11. Wash off trucks as they leave the project site as necessary to control fugitive dust
emissions.
12. Cover all transported loads of soils, wet materials prior to transport, provide adequate
freeboard (space from the top of the material to the top of the truck) to reduce PM10
and deposition of particulate matter during transportation.
13. Use track -out reduction measures such as gravel pads at project access points to
minimize dust and mud deposits on roads affected by construction traffic.
14. Construction equipment and materials shall be sited as far away from residential and
park uses as practicable.
15. The following Best Control Measures (BCM) shall be utilized by the contractor, as
required, to limit impacts to air quality:
1. BCM-1: Further Control of Emissions from Construction Activities: Watering,
chemical stabilization, wind fencing, revegetation, and track -out control.
2. BCM-2: Disturbed Vacant Lands: Chemical stabilization, wind fencing, access
restriction, and revegetation.
3. BCM-3: Unpaved Roads and Unpaved Parking Lots: Paving, chemical
stabilization, access restriction, and revegetation.
4. BCM-4: Paved Road Dust: Minimal track -out, stabilization of unpaved road
shoulders, and clean streets maintenance.
16. Existing power sources should be utilized where feasible via temporary power poles to
avoid on -site power generation.
17. Each portion of the project to be graded shall be pre -watered prior to the onset of
excavation, grading or other dust -generating activities.
18. On -going watering soil stabilization of disturbed soils, especially in the staging area,
shall be employed on an on -going basis after the initiation of any grading activity on
the site. Portions of the site that are actively being graded shall be watered regularly to
ensure that a crust is formed on the ground surface, and shall be watered at the end of
each workday.
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TT1\4 36561 IS
February 2016
I OLOGI CAL RESOURCES-- Would the
Potentially
Significant
Less Than
Significant w/
Less Than
Significant
No
project:
I mpact
Mitigation
I mpact
Impact
a) Have a substantial adverse effect,
either directly or through habitat
modifications, on any species identified
as a candidate, sensitive, or special
X
status species in local or regional plans,
policies, or regulations, or by the
California Department of Fish and Wildlife
or U.S. Fish and Wildlife Service?
b) Have a substantial adverse effect on
any riparian habitat or other sensitive
natural community identified in local or
X
regional plans, policies, regulations or by
the California Department of Fish and
Game or US Fish and Wildlife Service?
c) Have a substantial adverse effect on
federally protected wetlands as defined
by Section 404 of the Clean Water Act
(including, but not limited to, marsh,
X
vernal pool, coastal, etc.) through direct
removal, filling, hydrological interruption,
or other means?
d) Interfere substantially with the
movement of any native resident or
migratory fish or wildlife species or with
X
established native resident or migratory
wildlife corridors, or impede the use of
native wildlife nursery sites?
e) Conflict with any local policies or
ordinances protecting biological
X
resources, such as a tree preservation
policy or ordinance?
f) Conflict with the provisions of an
adopted Habitat Conservation Plan,
Natural Community Conservation Plan, or
X
other approved local, regional, or state
habitat conservation plan?
Source: 2035 General Plan, Coachella Valley MSHCP, project materials.
IV. a) Less Than Significant Impact. The project area has been previously graded. As a
result, the ground surface is heavily disturbed and there is only sparse vegetation
along the perimeter that is composed of saltbush, which is not considered a sensitive
natural community. Given the presence of saltbush the site is not considered viable for
the burrowing owl.
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TT1\4 36561 IS
February 2016
Even though there are no sensitive biological species on -site, the potential exist for
them to occur given the proposed site's habitat, soils, topography, and location.
Development of the proposed project will result in the permanent loss of potential
habitat on the valley floor. The subject site is located within the Coachella Valley
Multiple Species Habitat Conservation Plan area, and payment of the required per -
dwelling impact fee will serve as mitigation for any potential impact to sensitive
species.
b-c) No Impact. There are no riparian habitats or wetlands located on the site; therefore,
no impact is expected on riparian species or habitat, wetlands or other sensitive
natural communities, including marshes or vernal pools, or through direct removal,
filling, or hydrological interruption of a natural drainage.
d) No Impact. The subject site is located approximately 2 miles east of the Santa Fbsa
and San Jacinto Mountains Conservation Area, which is a wildlife corridor for species
such as the Peninsular Bighorn Sheep and the Desert Tortoise. Even so, the subject
property does not serve as a wildlife movement corridor for any native resident or
migratory fish or wildlife species, or as a native wildlife nursery site. As previously
mentioned, the ground surface is disturbed due to grading. The site is also bounded by
agricultural land to the east, and development to the south, west, and north. The
proposed site is not expected to impact wildlife corridors or nursery sites.
e,f) Less than Significant I mpact. The City of La Quinta has adopted the Coachella Valley
Multiple Species Habitat Conservation Ran (CVMSHCP). As a result, the City is required
to implement a Local Development Mitigation Fee (LDMF) for projects located within
the CVMSHCP plan area. Although the proposed project site is not within a designated
conservation area, as defined in the Ran, it is located with the general Ran
boundaries, and the developer will be required to pay the LDMF. These fees are
designed to offset potential impacts of cumulative projects on covered biological
species, and assure that impacts are reduced throughout the Valley and City to less
than significant levels.
Mitigation: None
Monitoring: None.
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TTM 36561 IS
February 2016
Potentially
Less Than
Less Than
No
Significant
Significant w/
Significant
I mpact
I mpact
Mitigation
I mpact
V. CULTURAL RESOURCES-- Would the
project:
a) Cause a substantial adverse change in
the significance of a historical resource as
X
defined in'15064.5?
b) Cause a substantial adverse change in
the significance of an archaeological
X
resource pursuant to'15064.5?
c) Directly or indirectly destroy a unique
paleontological resource or site or unique
X
geologic feature?
d) Disturb any human remains, including
those interred outside of formal
X
cemeteries?
Source: 2035 General Ran, County of Rverside General Plan (2014), "Update to the
Historical/Archaeological and Paleontological Resources Assessment Studies For the Saddle
Club Project; Tentative Tract Map No. 36561, project materials.
V. a-c) No Impact. In 2006, a historical/archaeological and paleontological survey was
conducted by CRM TECH to identify any potentially significant resources on the subject
property (previously Assessor's Parcel Numbers 767-320-007 and -014). The cultural
study was composed of a historical/archaeological resources records search, historical
background research, contacting Native American representatives, and an intensive -
level field survey of the property. No cultural resources were found during the study.
The proposed project area is located within an area that the City classifies as having a
high paleontological significance, underlain by ancient Lake Cahuilla (General Ran
Exhibit 111-5). Concurrently, CRM TECH conducted a paleontological assessment of the
subject property. The study included records searches, literature research, and the field
inspection of the project area. The property has a relatively high potential for
paleontological resources, specifically for Holocene -age invertebrate fossils associated
with Ancient Lake Cahuilla. For this reason, paleontological monitoring during any
earthmoving activities was recommended. Construction on the project area began in
2009, at which time CRM TECH carried out both archaeological and paleontological
monitoring. A majority of the project area was graded and trenched during
earthmoving activities. No archeological remains were encountered during monitoring
activities. Similarly, no dense concentration of shells or any paleontological remains
were found while monitoring. Consequently, the proposed project will not result in any
adverse effect to historical, archaeological, or paleontological resources.
d) No Impact. The proposed development would be subject to State law regarding the
discovery and disturbance of human remains. It is unlikely that human remains will be
encountered because the site has been previously graded. Even so, in the event that
any previously unidentified or unanticipated human remains are discovered during
project construction, State law requires all work to cease and that local law
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TTM 36561 IS
February 2016
enforcement be contacted. The human remains should be removed in a prescribed
manner. Therefore, the proposed project will have no impact on human remains.
Mitigation: None.
Monitoring: None.
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TTM 36561 IS
February 2016
Potentially
Less Than
Less Than
No
Significant
Significant w/
Significant
I mpact
I mpact
Mitigation
I mpact
VI . GEOLOGYAND SOI LS-- Would the
project:
a) Expose people or structures to
potential substantial adverse effects,
including the risk of loss, injury, or death
involving:
i) Rupture of a known earthquake fault,
as delineated on the most recent
Alquist-Priolo Earthquake Fault Zoning
X
Map issued by the State Geologist for
the area or based on other substantial
evidence of a known fault?
ii) Strong seismic ground shaking?
X
iii) Seismic -related ground failure,
X
including liquefaction?
iv) Landslides?
X
b) Result in substantial soil erosion or
X
the loss of topsoil?
c) Be located on expansive soil, as
defined in Table 18-1-Bof the Uniform
X
Building Code (1994), creating
substantial risks to life or property?
d) Have soils incapable of adequately
supporting the use of septic tanks or
alternative waste water disposal
X
systems where sewers are not available
for the disposal of wastewater?
Sources: 2035 General Plan; "Geotechnical Update - TTM 36561", prepared by Sladden
Engineering, April 7, 2014; project materials.
VI . a) i. No Impact. The proposed project site is not located within an Alquist-Priolo
Earthquake Fault Zone (General Ran Exhibit IV-2); the nearest fault is the San Andreas
Fault, located 4 miles north of the City. There will be no impacts associated with fault
rupture on the project site.
ii. Less than Significant. The project area is situated in a seismically active area based
on the proximity of three regionally significant faults: the San -Jacinto -Coyote Creek
segment, Burnt Mountain and San Andreas. The San Andreas Fault has the potential to
generate a moment magnitude 7.4 earthquake. The project site would experience
strong ground shaking during such an earthquake. All construction on the site will be
required to adhere to the standards and requirements of the uniform Building Code for
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TT1Vl 36561 IS
February 2016
Seismic Zone 4, thus reducing the impacts related to strong ground shaking to less
than significant levels.
iii. Less than Significant. Exhibit IV-3 of the La Quinta 2035 General Ran designates the
proposed site as an area of high liquefaction susceptibility. The project area is
characterized by fine-grained granular sediments that are normally susceptible to
liquefaction and has historically shallow groundwater within 30 feet of ground surface.
This development will be required to adhere to the City's Development Code and the
Uniform Building Code Standards at the time of construction. These project -specific
analyses will further reduce impacts associated with seismically induced liquefaction
to less than significant levels.
iv. No Impact. The proposed project is located in a relatively flat area, mildly sloping to
the southeast. The closest landforms susceptible to landslides, the Santa Rosa
Mountains, are located approximately 2 miles west of the proposed project area. It is
unlikely that a landslide will cause an adverse effect to the proposed project. Surface
drainage is in a general direction of north to south to the low point in the southeast
corner. No impacts are anticipated.
b) Less than Significant. According to the City's General Plan, Exhibit IV-5, the site is
located in an area that is identified as a High Wind Erosion Hazard zone. The project
area is susceptible to high winds that can case wind erosion, soil displacement, and
accumulation. The project proponent is required to submit a dust control and
management plan as part of the permitting process (See Air Quality discussion). During
grading operations the project has the potential to produce airborne and waterborne
erosion. Implementation of dust control management practices and Oty requirements
for surface water management will reduce impacts associated with soil erosion and
loss of topsoil to less than significant levels.
c) Less than Significant. The project area contains alluvial sand and gravel with fine-
grained lakebed deposits. The project area is situated on lands composed of alluvial
sand and clay soils as shown in Exhibit IV-4 of the General Ran. These soil types are
expansive. For this reason, the following minimization measures will greatly reduce the
impacts associated with lateral spreading, subsidence, liquefaction or collapse to less
than significant levels.
d) No Impact. The proposed project occurs in an urbanized area of the Gty. The proposed
project will be required to connect to sanitary sewer lines in the area, and no septic
systems will be permitted. The sewer connections are along Monroe Street. No impact
is expected.
Mitigation: None required.
Geotechnical Minimization Measures:
1. The building areas should be over -excavated to a depth of at least 3 feet below
existing grade or 3 feet below the bottom of the footings whichever is deeper.
The soil during over -excavation should then be scarified to a depth of 1-foot,
moisture conditioned and re -compacted to at least 90 percent relative
compaction. The excavated material may then be replaced as engineered fill
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TT1\4 36561 IS
February 2016
material. The engineered fill material should be spread in thin lifts and
compacted at near optimum moisture content to a minimum of 90 percent
relative compaction. Imported fill material shall have an Expansion Index not
exceeding 20.
2. Footings should extend at least 12 inches beneath lowest adjacent grade.
Isolated square or rectangular footings should be at least two feet square and
continuous footings should be at least 12 inches wide. Continuous footings may
be designed using an allowable bearing value of 1500 pounds per square foot
(psf) and isolated pad footings may be designed using an allowable bearing
pressure of 1800 psf. Allowable increases of 250 psf for each additional 1 foot
of width and 250 psf for each additional 6 inches of depth may be utilized if
desired. The maximum allowable bearing pressure should be 2500 psf. The
allowable bearing pressures are applicable to dead and frequently applied live
loads. The allowable bearing pressures may be increased by 1/3 to resist wind
and seismic loading. Care should be taken to see that bearing and/or subgrade
soil is not allowed to become saturated from the ponding of rainwater or
irrigation. Drainage from the building areas should be rapid and complete.
3. Resistance to lateral loads can be provided by a combination of friction acting
at the base of the slabs or foundations and passive earth pressure along the
sides of the foundations. A coefficient of friction of 0.40 between soil and
concrete may be used with consideration to dead load forces only. A passive
earth pressure of 250 pounds per square foot, per foot of depth, may be used
for the sides of footings that are placed against properly compacted native or
approved nonexpansive import soil. Passive earth pressure should be ignored
within the upper 1 foot exceptwhere confined (such as beneath a floor slab) The
bearing soil is generally non -expansive and falls within the "very low"
expansion category in accordance with the 2013 (CBC) classification criteria.
Monitoring: None required.
-23-
TTM 36561 IS
February 2016
Potentially
Less Than
Less Than
No
VII. GREENHOUSE GAS EMISSIONS--
Significant
Significant
Significant
Impact
Would the project:
I mpact
w/
I mpact
Mitigation
a) Generate greenhouse gas emissions,
either directly or indirectly, that may
X
have a significant impact on the
environment?
b) Conflict with an applicable plan,
policy or regulation adopted for the
X
purpose of reducing the emissions of
greenhouse gases?
Source: CalEEMod Version 2013.2.2, project materials.
VII. a,b) Less than Significant. The proposed project will generate greenhouse gas
(GHG) emissions during both construction and operation. As mentioned in Section I II
(Air Quality), CaIEEMod was used to quantify air quality emission projections, including
greenhouse gas emissions. Construction related greenhouse gas emissions will be
temporary and will end once the project is completed. Operation of the proposed
project will create on -going greenhouse gases through the consumption of electricity
and natural gas, moving sources, the transport and pumping of water for onsite use,
and the disposal of solid waste. Table 4 provides projected short-term and annual GHG
generation for the proposed project
Table 4
TTM 36561
GHG Emissions from Construction and Operation
(Metric Tons/Year)
CO2 CH4 N2O CO2e
Construction Activities 670.50 0.15 0.00 673.57
Operational Activities 606.23 0.65 0.00 621.16
CalEEMod model, version 2013.2.2 output tables generated
01.13.15. Values shown represent the total annual, unmitigated
GHG emission projections for construction and operation of the
proposed project, 2018.
State legislation, including AB32, aims for the reduction of greenhouse gases to 1990
levels by 2020; however, there are currently no thresholds for greenhouse gases
associated with commercial developments in the SCAQMD. It is recognized that GHG
impacts are intrinsically cumulative. As such, project construction and operation will be
conducted in a manner that is consistent with applicable rules and regulation
pertaining to the release and generation of GHG's. Statewide programs and standards
will further reduce GHG emissions generated by the project, including new fuel -
efficient standards for cars, and newly adopted Building Code Title 24 standards. The
proposed project will have a less than significant impact on the environment from the
emission of GHG's and will not conflict with any applicable GHG plans, policies or
regulations.
Mitigation: None required.
Monitoring: None required.
-24-
TTM 36561 IS
February 2016
Potentially
Less Than
Less Than
No
Significant
Significant w/
Significant
I mpact
I mpact
Mitigation
I mpact
VI 11. HAZARDS AND HAZARDOUS
MATERIALS --Would the project:
a) Create a significant hazard to the
public or the environment through the
X
routine transport, use, or disposal of
hazardous materials?
b) Create a significant hazard to the
public or the environment through
reasonably foreseeable upset and
X
accident conditions involving the release
of hazardous materials into the
environment?
c) Emit hazardous emissions or handle
hazardous or acutely hazardous
materials, substances, or waste within
X
one -quarter mile of an existing or
proposed school?
d) Be located on a site which is included
on a list of hazardous materials sites
compiled pursuant to Government Code
X
Section 65962.5 and, as a result, would
it create a significant hazard to the
public or the environment?
e) For a project located within an airport
land use plan or, where such a plan has
not been adopted, within two miles of a
public airport or public use airport, would
X
the project result in a safety hazard for
people residing or working in the project
area?
f) For a project within the vicinity of a
private airstrip, would the project result
X
in a safety hazard for people residing or
working in the project area?
g) Impair implementation of or
physically interfere with an adopted
X
emergency response plan or emergency
evacuation plan?
h) Expose people or structures to a
significant risk of loss, injury or death
involving wildland fires, including where
X
wildlands are adjacent to urbanized
areas or where residences are
intermixed with wildlands?
Source: 2035 General Plan, CA Department of Toxic Substances, project materials.
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TT1\4 36561 IS
February 2016
VI I. a-b) Less than Significant I mpact. The proposed project will be required to comply with
all local, regional and State laws. This residential development will not create a
significant hazard to the public related to the transportation of hazardous materials.
Small amounts of chemicals for household cleaning may be transported or stored by
homeowners; however, they will be minimal and cause similar risks as those
associated with existing residential uses in the area. Limited quantities of chemicals
may also be transported to and stored onsite for the routine maintenance of
swimming pools and turfed areas.
c) Less than Significant Impact. The nearest schools to the proposed project are
Coachella Valley High School, approximately 2 miles southeast, and Harry S Truman
Dementary School and La Quinta Middle School, approximately 3.5 miles to the
northeast. The project site is situated approximately 4 miles south of Highway 111, and
5 miles west of Interstate 10 and the Union Pacific Railroad, on which hazardous
materials may be transported through the region. The proposed project, therefore, will
have a less than significant effect on the transporting of hazardous materials or
release of hazardous waste into the environment or near a school.
d) No Impact. The project site is not located on or near a hazardous materials site as
identified by the California Department of Toxic Substances Control. It will not create a
significant hazard to the public or environment.
e-f) No Impact. The project site is located approximately 4 miles north of the Jacqueline
Cochran Regional Airport. The project site is not susceptible to hazards associated with
aviation.
g) No Impact. The proposed project will not physically interfere with local or regional
roadway networks, or interfere with implementation of an emergency response or
evacuation plan. The proposed project will have access to the City's existing street grid
for emergency purposes, through Monroe Street. No impacts are expected.
h) No Impact. The project site is located on the valley floor, and is in a highly urbanized
area. There will be no impacts associated with wildland fires.
Mitigation: None.
Monitoring: None.
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TTM 36561 IS
February 2016
Potentially
Less Than
Less Than
No
Significant
Significant w/
Significant
I mpact
I mpact
Mitigation
I mpact
IX. HYDROLOGY AND WATER QUALITY --
Would the project:
a) Violate any water quality standards or
X
waste discharge requirements?
b) Substantially deplete groundwater
supplies or interfere substantially with
groundwater recharge such that there
would be a net deficit in aquifer volume or
a lowering of the local groundwater table
X
level (e.g., the production rate of pre-
existing nearby wells would drop to a level
which would not support existing land
uses or planned uses for which permits
have been granted)?
c) Substantially alter the existing drainage
pattern of the site or area, including
through the alteration of the course of a
X
stream or river, in a manner which would
result in substantial erosion or siltation
on- or off -site?
d) Substantially alter the existing drainage
pattern of the site or area, including
through the alteration of the course of a
stream or river, or substantially increase
X
the rate or amount of surface runoff in a
manner which would result in flooding on -
or off -site?
e) Create or contribute runoff water which
would exceed the capacity of existing or
planned stormwater drainage systems or
X
provide substantial additional sources of
polluted runoff?
f) Place housing within a 100-year flood
hazard area as mapped on a federal Rood
Hazard Boundary or Rood Insurance Rate
X
Map or other flood hazard delineation
map?
g) Place within a 100-year flood hazard
area structures which would impede or
X
redirect flood flows?
Source: 2035 General Plan; FEMA Rood Insurance Rate Map Panel #2233G; project materials;
Hydrology Study for TTM 36561 prepared by PBLA Engineering, Inc., 2015; Preliminary Water
Quality Management Plan for TTM 36561 prepared by PBLA Engineering, Inc., 2015.
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TTM 36561 IS
February 2016
IX. a) No Impact. The proposed site is relatively flat, mildly sloping to the southeast. The
proposed project will not violate any water quality standards or waste discharge
requirements. The National Pollutant Discharge Elimination System (NPDES)
requirements will be implemented for storm flows, insofar as the City will require that
the applicant prepare and implement a Stormwater Pollution Prevention Plan (SWPPP)
and a Water Quality Management Plan (WQMP). The project proponent has provided a
Preliminary Water Quality Management Plan to the City. The proposed development
will be connected to existing sewer lines on Monroe Street. The wastewater produced
by the proposed project will be transported to and processed at the Coachella Valley
Water District's (CVWD) Mid -Valley Water Reclamation Plant (WFIP-4) in Thermal.
These measures will prevent any violations to water quality or waste discharge
requirements. Hence, no impacts are anticipated as a result of the proposed
development.
b) Less than Significant. Coachella Valley Water District (CVWD) will supply domestic
water to the proposed project. CVWD has prepared an Urban Water Management Plan
2010 Update, which is a long-term document that facilitates the planning for current
and future water demands. The UWMP demonstrates that the District has available,
and can supply, sufficient water to serve the proposed project. In the short term, water
will be required during site grading. At buildout, water users will be required to comply
with CVWD's and the City's water -efficiency requirements, including the use of
drought -tolerant planting materials and limited landscaping irrigation. Execution of
these and other applicable requirements will assure that ground water supplies and
recharge impacts are reduced to less than significant levels.
c-f) Lessthan Significant. The subject property does not contain any streams or rivers, and
storm water issues associated with this development will be limited to local drainage.
A hydrology study was prepared for the proposed project. The main focus of the
hydrology study was to analyze the capability of the retention basin to accept and
dissipate a 100-year storm event. Storm water runoff from a 100-year, 24-hour storm
will be contained within an on -site retention basin totaling 17,757 square feet. The site
will drain overland and through storm drain systems to a retention basin at the
easterly area of the project. This basin will serve to mitigate any increase in post -
development runoff. These areas are depicted on the project's Hydrology Map. The City
will require that the hydrology for the project comply with its standard requirements,
thus reducing impacts to less than significant levels.
g-i) Less than Significant. The subject property is designated Zone X on FEMA's Flood
Insurance Rate Maps, which is defined as an area of moderate to low risk of flood
hazard. The proposed project will not place housing within the boundaries of the 100-
year flood hazard area nor will it expose people or structures to a significant risk of
loss, injury, or death involving flooding.
j) No Impact. A seiche is the oscillation of water in an enclosed body of water (for
example a lake). The proposed project area is not located near an enclosed body of
water. For this reason, no impact would occur. It is not likely that La Quinta will be
affected by a tsunami because the City is located approximately 60 miles from the
pacific coast. No impact would occur. Mudflow would be associated with a reservoir,
which could break resulting in flooding or mudflow to downstream properties. No
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TTM 36561 IS
February 2016
reservoirs are located in the vicinity of the proposed project. For this reason, no impact
would occur.
Mitigation: None required.
Monitoring: None required.
-29-
TTM 36561 IS
February 2016
Potentially
Less Than
Less Than
No
Significant
Significant w/
Significant
I mpact
I mpact
Mitigation
I mpact
X. LAND USE AND PLANNI NG- Would
the project:
a) Physically divide an established
X
community?
b) Conflict with any applicable land use
plan, policy, or regulation of an agency
with jurisdiction over the project
(including, but not limited to the
X
general plan, specific plan, local coastal
program, or zoning ordinance) adopted
for the purpose of avoiding or
mitigating an environmental effect?
c) Conflict with any applicable habitat
conservation plan or natural community
X
conservation plan?
Sources: 2035 General Ran, 2003 CVMSHCP Figure 4-1: Conservation Areas; project materials.
X. a) No Impact. The subject property is located in a semi -rural part of La Quinta between
planned resort -style residential development and low-density/agricultural land uses.
The proposed project will not divide an established community for the reason that the
project site is current vacant. No impact is expected.
b) Less Than Significant Impact. The General Ran designates the subject site as Low
Density Residential. The proposed project complies with the General Ran's standards.
However, the subject site is designated as Very Low Density Residential with an
Equestrian Overlay in the City's Zoning Ordinance. The properties west and south of the
proposed site are zoned as Low Density Residential. The residential development
immediately south of the subject site is composed of single-family residences with a
density that is somewhat less but comparable to the proposed project. West of the
proposed site is a development that is slated for single-family residential structures.
The proposed project would be similar to the approved, surrounding developments.
Even though the proposed development's density is compatible to the surrounding
properties, this is a higher density than a RVL zone allows. For this reason, the project
proponent has filed a Change of Zone application to have the project area rezoned as
Low Density Residential. The change is compatible with surrounding development and
land use designations.
c) No I mpact. The project site is not located within any conservation areas as identified in
the CVMSHCP (See IV e-f). However, the property is within the general boundaries of
the Ran, and therefore, the project proponent will be required to pay the Local
Development Mitigation Fee (LDMF). These fees are applied to new developments to
mitigate the impacts on sensitive resources. Therefore, the proposed project will not
impact the existing C1/MSHCP.
-30-
Mitigation: None required.
Monitoring: None required.
TTM 36561 IS
February 2016
-31-
TTM 36561 IS
February 2016
Potentially
Less Than
Less Than
No
Significant
Significant w/
Significant
I mpact
I mpact
Mitigation
I mpact
XI . MI NEPAL RESOURCES-- Would the
project:
a) Result in the loss of availability of a
known mineral resource that would be
X
of value to the region and the residents
of the state?
b) Result in the loss of availability of a
locally -important mineral resource
recovery site delineated on a local
X
general plan, specific plan or other land
use plan?
Sources: 2035 General Plan, project materials.
XI.a,b) No Impact. Mineral resources in the City consist primarily of sand and gravel. The
proposed project site is located in Mineral Resource Zone MRZ-1, which indicates that
no resources occur (Exhibit III-1, 2035 General Plan). There will be no impact to
mineral resources as a result of the proposed project.
Mitigation: None required
Monitoring: None required
-32-
TTM 36561 IS
February 2016
Potentially
Less Than
Less Than
No
Significant
Significant w/
Significant
I mpact
I mpact
Mitigation
I mpact
XII. NOISE - Would the project result in:
a) Exposure of persons to or generation
of noise levels in excess of standards
established in the local general plan or
X
noise ordinance, or applicable
standards of other agencies?
b) Exposure of persons to or generation
of excessive groundborne vibration or
X
groundborne noise levels?
c) A substantial permanent increase in
ambient noise levels in the project
X
vicinity above levels existing without the
project?
d) A substantial temporary or periodic
increase in ambient noise levels in the
X
project vicinity above levels existing
without the project?
e) For a project located within an airport
land use plan or, where such a plan has
not been adopted, within two miles of a
public airport or public use airport,
X
would the project expose people
residing or working in the project area
to excessive noise levels?
f) For a project within the vicinity of a
private airstrip, would the project
X
expose people residing or working in the
project area to excessive noise levels?
Source: 2035 General Plan Noise Dement, "TTM 36561 -- Preliminary Noise Review" prepared
by Kunzman Associates, I nc., September 2015, project materials.
XI1. a) Less than Significant. The City of La Quinta Noise Element of the General Plan provides
guidelines for community noise impacts per land use designation. Presently, the City's
Municipal Code noise standards for residential land uses allow noise levels of 60 dBA
from 7am to 10pm, and 50 dBA from 10pm to 7am.
The primary source of noise in the Oty and project area stems from traffic. Monroe
Street will be the primary source of off -site exterior noise impacting the project area.
Tables IV-1 and IV-2 of the Noise Element provide noise analysis of various locations
throughout the City. The average daily noise levels generated from traffic at Monroe
Street is 64 dBA. This does not reflect the noise reduction from the existing perimeter
wall.
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TT1\4 36561 IS
February 2016
The proposed project is located in proximity to residential land uses immediately south
of the subject site. City standards list residential land uses as "noise sensitive," thereby
restricting allowable noise levels within the planning area. The CSty requires that
exterior noise levels not exceed 65 dBA CNEL in outdoor living areas, and interior noise
levels not to exceed 45 dBA CNEL in all habitable rooms. Noise will be generated by
project operation and related traffic along Monroe Street at levels consistent with
existing surrounding development. As such, noise impacts to surrounding residential
land uses will be less than significant.
b) Less than Significant. The source of groundborne vibration or groundborne noise for
the proposed project is temporary and related to construction activities. Even so,
construction activities will be located over 60 feet from the nearest home. This
distance will reduce the potential for vibration effects. Once the construction phase
ends, there will be no groundborne vibration or groundbrone noise. Impacts are
therefore expected to be less than significant.
c-d) Less than Significant. Surrounding land uses in proximity to the proposed project
include low density residential to the south, currently vacant lands to the west and
north, and agricultural lands to the east. The proposed project is consistent with lands
immediately south of the subject site and will generate comparable noise levels.
However, certain noise reduction measures are recommended to reduce the
temporary noise levels during the construction period, and are provided below. These
measures are set in place to protect the well being of the sensitive receptors, in this
case a residential community from potential disturbances that are associated with
noise. Noise -related impacts are anticipated to be less than significant.
e,f) No Impact. The project site is located approximately 4 miles to the north of the
Jacqueline Cochran Regional Airport. Although an occasional overflight is unlikely, the
approach patterns do not occur in the vicinity of the proposed project. There are no
private airstrips in the region. Therefore, there will be no impact associated with airport
noise.
Minimization measures:
1. Use of Mufflers: During the site excavation and grading, construction contractors shall
equip all construction equipment, fixed or mobile, with properly operating and
maintained mufflers, consistent with manufacturer standards.
2. De -direction of the noise: The contractor shall place all stationary construction
equipment in such a direction that emitted noise is directed away from the noise
sensitive receptors nearest the project site.
3. Proper shutdown of equipment when not in use: Equipment shall be properly shut off
and not left to idle when not in use.
4. Choice of distant equipment staging areas. The contractor shall locate equipment
staging in areas that will create the greatest distance between construction -related
noise/vibration sources and sensitive receptors nearest the project site during all
project construction.
-34-
5. Avoid sensitive receptors contact: All
jackhammers and pneumatic equipment
away from sensitive receptors.
Monitoring: None required
TTM 36561 IS
February 2016
portable stationary noise sources including
shall be shielded and noise shall be directed
-35-
TTM 36561 IS
February 2016
Potentially
Less Than
Less Than
No
Significant
Significant w/
Significant
I mpact
I mpact
Mitigation
I mpact
XI 11. POPULATI ON AND HOUSI NG-
Would the project:
a) Induce substantial population growth
in an area, either directly (for example,
by proposing new homes and
X
businesses) or indirectly (for example,
through extension of roads or other
infrastructure)?
b) Displace substantial numbers of
existing housing, necessitating the
X
construction of replacement housing
elsewhere?
c) Displace substantial numbers of
people, necessitating the construction
X
of replacement housing elsewhere?
Source: 2035 General Plan Housing Dement, "Report E-5: Population and Housing Estimates
for Cities, Counties, and the State, January 1, 2011-2014, with 2010 Benchmark," CA Dept. of
Finance, Demographic Research Unit, January, 2016, project materials.
XII I. a) No Impact. The proposed development will result in 36 detached single-family
residential units. According to the California Department of Finance, the 2015
household size in La Quinta is 2.60 persons per household. Based on this factor, the
project has the potential to add approximately 91 persons to the City's population.
Even though the project will induce population growth, it is consistent with the gradual
growth occurring over time in the Oty. I mpacts to population are anticipated to be less
than significant.
b-c) Less Than Significant Impact. The proposed site is mostly vacant with one single-
family home slated for demolition. The resulting displacement of potential residents
will be less than then significant. The proposed development is a residential project
and will be adding 36 single-family dwelling units to the City's housing stock. There will
be a less than significant impact to housing.
Mitigation: None required
Monitoring: None required
-36-
TTM 36561 IS
February 2016
Potentially
Less Than
Less Than
No
Significant
Significant w/
Significant
I mpact
I mpact
Mitigation
I mpact
XI V. PUBLI C SERVI CES
a) Would the project result in
substantial adverse physical impacts
associated with the provision of new or
physically altered governmental
facilities, need for new or physically
altered governmental facilities, the
construction of which could cause
significant environmental impacts, in
order to maintain acceptable service
ratios, response times or other
performance objectives for any of the
public services:
Fire protection?
X
Police protection?
X
Schools?
X
Parks?
X
Other public facilities?
X
Source: 2035 General Plan, "Report E-5: Population and Housing Estimates for Cities, Counties,
and the State, January 1, 2011-2014, with 2010 Benchmark," CA Dept. of
Finance, Demographic Research Unit, January, 2016, Google Earth accessed
January 2016, project materials.
XI V. a)
Fire Protection- Less than Significant Impact
The City of La Quinta contracts with the County of Rverside Fire Department (RCFD) for
fire protection services. The nearest fire stations to the project area include:
Station No. 32
78111 Avenue 52
Station No. 70
54001 Madison Street
Station No. 93
44555 Adams Street
The nearest exiting fire station (Station #70) that would respond first to an incident is
located approximately 1 mile northwest of the project site at 54001 Madison Street.
The other two fire stations are located at 78111 Avenue 52 (#32) and 44555 Adams
Street (#93). All County -operated stations feature a minimum of one trained
paramedic as part of their three -person engine company per RCFD policy. The Fire
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TTM 36561 IS
February 2016
Department operates four additional stations in surrounding communities that are
available for emergency response. The Department's first -in -response times range
from two to six minutes, and it has an Insurance Services Office (ISO) public protection
class rating of four (on a scale of 1 through 10, with 10 being the highest) based on the
provision of staffing, communication, water system for suppression, building
standards, and other criteria. As explained in the Population discussion, the addition of
an estimated 91 persons will not create a significant impact on fire protection services.
As a result a less than significant impact is expected.
Police Protection- Less than Significant Impact
The City of La Quinta contracts with the Rverside County Sheriffs Department for the
provision of police protection services. This project can increase the demand for police
protection but will not require the construction of new police facilities. Project plans
will be reviewed by the Sheriffs Department, and development will occur in accordance
with Oty standards to assure adequate police protection is provided. No significant
project -related impacts are anticipated.
Schools- Less Than Significant I mpact
The proposed project will result in residential development that could potentially
increase the school -age population. Even so, based on the California Department of
Finance, the 2015 household size in La Quinta is 2.60 persons per household, the
proposed project is slated for 36 dwelling units and results in an addition of 91
persons. The proposed project is located within the Coachella Valley Unified School
District and will be required to pay the State mandated developer fee to help address
and offset the potential impacts to local schools. Fees will be collected prior to the
issuance of building permits. A less than significant impact will occur once the fees are
paid.
Parks - Less Than Significant I mpact.
The project is not expected to substantially increase the use of existing neighborhood
and regional parks or other recreational facilities. In fact, the project proposes the a
dog run/picnic area to be used by the proposed project's residents, further alleviating
the impact to parks to a less than significant level. Even so, the City imposes the
Quimby Act, which allows local governments to exact parkland or in -lieu fees, or both.
For these reasons, the proposed project will create a less than significant effect to the
City's park facilities.
Mitigation: None required
Monitoring: None required
-38-
TTM 36561 IS
February 2016
Potentially
Less Than
Less Than
No
Significant
Significant w/
Significant
I mpact
I mpact
Mitigation
I mpact
XV. RECTZEATI ON --
a) Would the project increase the use of
existing neighborhood and regional
parks or other recreational facilities
X
such that substantial physical
deterioration of the facility would occur
or be accelerated?
b) Does the project include recreational
facilities or require the construction or
expansion of recreational facilities
X
which might have an adverse physical
effect on the environment?
Sources: 2035 General Ran, project materials.
XV. a-b) No Impact. Residents of La Quinta currently have access to 72 acres of parks, 147
acres of nature preserves containing recreational parkland areas, 845 acres of
regional parks, a 525-acre municipal golf course, and numerous other private and
public recreational facilities. The City sets a requirement for providing a minimum of
5 acres per 1,000 residents. When this standard is applied to the estimated General
Ran buildout population, a total of 403 acres of neighborhood and community parks
will be required to adequately serve the City and its sphere of influence.
The proposed development consists of 36 detached single-family residential units,
which may increase the City's population by 91 persons. The proposed project offers
a dog run/picnic area, private yard for each dwelling unit, and an open space
component that will serve as both passive recreational space and a retention basin.
In addition, the proposed project will participate in the City's parkland in -lieu
program to offset impacts associated with parks generated by the 91 new residents
of the project. Impacts are anticipated to be less than significant.
Mitigation: None required
Monitoring: None required
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Potentially
Less Than
Less Than
No
Significant
Significant w/
Significant
I mpact
I mpact
Mitigation
I mpact
XVI . TRANSPORTATI ON/TRAFFI C --
Would the project:
a) Cause an increase in traffic which is
substantial in relation to the existing
traffic load and capacity of the street
system (i.e., result in a substantial
X
increase in either the number of vehicle
trips, the volume to capacity ratio on
roads, or congestion at intersections)?
b) Exceed, either individually or
cumulatively, a level of service standard
established by the county congestion
X
management agency for designated
roads or highways?
c) Result in a change in air traffic
patterns, including either an increase in
X
traffic levels or a change in location that
results in substantial safety risks?
d) Substantially increase hazards due to
a design feature (e.g., sharp curves or
dangerous intersections) or
X
incompatible uses (e.g., farm
equipment)?
e) Result in inadequate emergency
X
access?
f) Result in inadequate parking
X
capacity?
g) Conflict with adopted policies, plans,
or programs supporting alternative
transportation (e.g., bus turnouts,
X
bicycle racks)?
Source: 2035 General Plan, " TTM 36561 - Focused Traffic Analysis" prepared by Kunzman
Associates, Inc. October 16, 2015. Engineering Bulletin No. 06-13. Project materials.
XVI . a-b) Less than Significant Impact. Kunzman Associates, Inc. prepared a Traffic Impact
Report in October 2015 for the proposed project. According to the Traffic Impact
Analysis and pursuant to Engineering Bulletin No. 06-13 (EB #06-13), a traffic impact
study must be prepared for all new development projects that meet certain criteria
established in the Bulletin. The City has established Level of Service D as the minimum
Level of Service for its intersections. Total daily trips generate by the proposed project
will be 333. Total AM peak trips will be 27 and total PM peak trips will be 35. Currently,
Monroe Street operates a LOS B and will continue to provide this level once the
proposed project is completed. According to the traffic impact report, the proposed
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project access at Monroe Street is expected to operate within acceptable Levels of
Service within the peak hours. In addition, it is anticipated that the proposed project
will produce no significant traffic impacts at the intersection of the proposed project
access and Monroe Street. Therefore, impacts related to roadway capacity and level of
service are considered less than significant.
c) No Impact. The nearest airport, Jacqueline Cochran Regional Airport, is located
approximately 4 miles southeast of the proposed site. Although there is potential for
an occasional fly over, the proposed project will not impact air traffic patterns.
d) Less than Significant Impact. The proposed project is required to meet the City's
Development Code standards for roadway, parking and intersection designs, and is not
expected to significantly impact traffic safety. Impacts will be less than significant.
e) Less than Significant Impact. Access to the proposed project is via a major arterial on
Monroe Street and a gated emergency vehicle only access through the adjacent
community at the western project boundary. Design guidelines further ensure that
emergency access will be created and preserved for the proposed project. The
proposed project will not result in inadequate emergency access.
f) No Impact. The proposed project will provide the required amount of parking
consistent with design guidelines for residential development. No impact is expected.
g) Less than Significant Impact. The proposed project will not conflict with adopted
policies, plans, or programs regarding public transit, bicycle, or pedestrian facilities, or
otherwise decrease the performance or safety of such facilities. Sunline Tranist
provides public transit to the Coachella Valley, including La Quinta. The closest SunLine
route, Route 91, is located approximately 3 miles from the proposed project.
Mitigation: None required
Monitoring: None required
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Potentially
Less Than
Less Than
No
Significant
Significant w/
Significant
I mpact
I mpact
Mitigation
I mpact
XVI 1. UTI LI TI ES AND SERVI CE SYSTEMS.
Would the project:
a) Exceed wastewater treatment
requirements of the applicable Regional
X
Water Quality Control Board?
b) Require or result in the construction
of new water or wastewater treatment
facilities or expansion of existing
X
facilities, the construction of which
could cause significant environmental
effects?
c) Require or result in the construction
of new storm water drainage facilities
or expansion of existing facilities, the
X
construction of which could cause
significant environmental effects?
d) Have sufficient water supplies
available to serve the project from
existing entitlements and resources, or
X
are new or expanded entitlements
needed?
e) Result in a determination by the
wastewater treatment provider that
serves or may serve the project that it
X
has adequate capacity to serve the
project's projected demand in addition
to the provider's existing commitments?
f) Be served by a landfill with sufficient
permitted capacity to accommodate
X
the project's solid waste disposal
needs?
g) Comply with federal, state, and local
statutes and regulations related to solid
X
waste?
Source: Project materials.
XVI 1. a) Less than Significant I mpact. The Coachella Valley, and the subject site, are located
within the Colorado River Basin region of the Regional water Quality Control Board,
which administers the wastewater discharge requirements. All development will be
connected to existing sewer lines along Monroe Street. Project wastewater will be
transported to and processed at CVWD's Mid -Valley Water Reclamation Plant (WRP-4)
in Thermal. CVWD implements all the requirements of the Regional Water Quality
Control Board as they relate to wastewater discharge requirements and water quality
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February 2016
standards. The proposed project will increase wastewater flows to the treatment plant,
but its impact on water quality standards or waste discharge requirements will be less
than significant, because of the implementation of mandated standards.
b-e) Less Than Significant Impact. The subject site falls under the jurisdiction of the
Coachella Valley Water District (CVWD) for domestic water supplies and wastewater
treatment. The subject property will be connected to existing water and sanitary sewer
lines along Monroe Street. For this reason, no new regional infrastructure will be
required. Wastewater produced by the proposed project will be processed at the Mid -
Valley Water Reclamation Plant (WRP-4) located in Thermal that has a capacity of
approximately 9.5 million gallons per day (mgd). Although the proposed project will
increase wastewater flows to the treatment plant it will not adversely impact water
quality standards.
CVWD has prepared an Urban Water Management Plan 2010 Update, which is a long-
term planning document that helps it plan for current and future water demands. The
Plan demonstrates that the District has available, or can supply sufficient water to
serve the aty and project area. The project will also be required to implement water
conservation programs, including a drought tolerant landscaping plan and the
CalGreen Building Code, which requires that high efficiency fixtures be used. The
project is consistent with current land use designations set forth in the General Plan
and therefore has been considered in future water demand projections.
CVWD is also responsible for regional stormwater management in the Coachella
Valley, the is project area is adequately protected from stormwater flows by the
Coachella Valley Stormwater Channel (Whiewater Fiver), and drainage issues
affecting the subject property are limited to the management of local drainage. To
manage onsite stormwater flows, the project proponent will be required to develop a
stormwater management plan and drainage plan prior to approval of the project. It is
not anticipated that new or expanded off -site stormwater management facilities will
be required to serve the project.
The project will be required to provide electric, telephone and cable service through the
applicable providers. Service is available adjacent to the site. The applicant will be
required to construct connections to these services to the standards established by
each service provider.
f,g) No Impact. Burrtec, the City's solid waste contractor, will serve the proposed facility.
Trash generated by the project will be hauled to the transfer station located in
Cathedral City, west of the City, and then will be transported to one of four regional
landfills. All four landfills have sufficient capacity to accommodate the proposed
project. Burrtec is required to meet all local, regional, State and federal standards for
solid waste disposal.
Mitigation: Not required.
Monitoring: Not required.
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Potentially
Less Than
Less Than
No
Significant
Significant w/
Significant
I mpact
I mpact
Mitigation
I mpact
XVI 11. MANDATORY Fl NDI NGS OF
SI GNI R CANCE --
a) Does the project have the potential to
degrade the quality of the environment,
substantially reduce the habitat of a fish
or wildlife species, cause a fish or
wildlife population to drop below self-
sustaining levels, threaten to eliminate
X
a plant or animal community, reduce
the number or restrict the range of a
rare or endangered plant or animal or
eliminate important examplesof the
major periods of California history or
prehistory?
b) Does the project have the potential to
achieve short-term, to the disadvantage
X
of long-term environmental goals?
c) Does the project have impacts that
are individually limited, but
cumulatively considerable?
("Cumulatively
considerable" means that the
incremental effects of a project are
X
considerable when viewed in
connection with the effects of past
projects, the effects of other current
projects, and the effects of probable
future projects)?
d) Does the project have environmental
effects which will cause substantial
X
adverse effects on human beings, either
directly or indirectly?
XVI 11. a) Less than Significant Impact. The proposed project is located south of Avenue 54
on Monroe Street, and is surrounded by developed or previously disturbed lands. There
will be no substantial reduction in wildlife habitat nor will it restrict the movement or
range of any plant or animal. The development of the project will not result in negative
impacts to any important examples of California history or prehistory. Even so, in the
event that cultural artifacts are uncovered during site disturbing activities, a qualified
archaeologist will be called in to evaluate and if deemed necessary recover and
document the resources to reduce project -related impacts to less than significant
levels.
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b) Less than Significant Impact. The proposed project is consistent with the City's
General Plan's designation of Low Density Residential. Conversely, the site's has a
zoning designation of Very Low Density Residential with an Equestrian Overlay which
conflicts with the proposed project. Surrounding properties are currently zoned as Low
Density Residential and have comparable densities to the proposed development.
Furthermore, the proposed single-family residential development would be similar to
the existing development immediately to the south and to the development under
construction to the west of the project site. A zone change to Low Density Residential
would allow a somewhat greater density while maintaining a less than significant
impact to surrounding properties. For this reason, the project proponent has
submitted a Change of Zone (ZC) application to the City. The change would result in
zone being re -designated as Low Density Residential. Upon approval of the ZC the
project will be consistent with long-term goals. A less than significant impact is
anticipated.
c) Less than Significant Impact. The project does not result in significant impacts, nor
would it induce growth that could result in cumulative impacts. The project represents
a continued progression in anticipated growth in the city.
d) Less than Significant I mpact. The project's potential environmental effects have been
mitigated to a less than significant level by the measures outlined in the Initial Study
and development requirements of the Oty of La Quinta. Further, as mitigated the
project will not cause substantial adverse effects on human beings. This Agency
intends to adopt a Mitigated Negative Declaration based upon the supporting
documentation herein.
References
CSty of La Quinta 2035 General Ran
City of La Quinta Municipal Code.
CalEEMOd Version 2013.2.2
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February 2016
"Report E-5: Population and Housing Estimates for Cities, Counties, and the State, January 1,
2011-2014, with 2010 Benchmark," CA Dept. of Finance, Demographic Research Unit, January
7, 2016.
2003 Coachella Valley MSHCP
FEMA Rood Insurance Rate Map Panel #2233G
CA Department of Toxic Substances
SCAQMD CEQA Handbook
2003 PM10 Plan for the Coachella Valley
SCAQMD 2012 Air Quality Management Plan
California Department of Conservation Farmland Mapping
California Scenic Highway Mapping System
"TTM 36561 - Focused Traffic Analysis", prepared by Kunzman Associates, I nc., October 16,
2015.
"Update to the Historical/Archaeological and Paleontological Resources Assessment Studies
for the Saddle Club Project; Tentative Tract Map No. 36561 ", prepared by CRMI TECH, March 18,
2015.
"TTM 36561 - Preliminary Noise Review", prepared by Kunzman Associates, Inc., September
30, 2015.
"Geotechnical Update - TTM 36561", prepared by Sladden Engineering, April 7, 2014.
"Hydrology Report - TTM 36561", prepared by PBLA Engineering, Inc., March 3, 2015.
"Preliminary Water Quality Management Plan for TTM 36561", prepared by PBLA Engineering,
Inc., February 16, 2015.
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