CC Resolution 2001-131RESOLUTION NO, 2001-131
A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF
LA QUINTA, CALIFORNIA, CERTIFYING AN ADDENDUM
TO ENVIRONMENTAL ASSESSMENT 96-328, FOR
SPECIFIC PLAN 96-028, AMENDMENT ##2 AND SITE
DEVELOPMENT PERMIT 2001-709, TO ALLOW
CONSTRUCTION OF A 23,184 S.F. BUILDING LOCATED
ON THE EAST SIDE OF DUNE PALMS ROAD,
APPROXIMATELY 600 FEET SOUTH OF HIGHWAY 111
ENVIRONMENTAL ASSESSMENT 96-328
BART RINKER
WHEREAS, the City Council of the City of La Quinta, California, did, on
the 161h day of October, 2001, hold a duly -noticed Public Hearing to consider a
recommendation from the Planning Commission on the Addendum to Environmental
Assessment 96-328, for Specific Plan 96-028, Amendment #2 and Site Development
Permit 2001-709, a request by McDermott Enterprises to develop a 23,184 square
foot commercial building, located on the east side of Dune Palms Road, approximately
600 feet south of Highway 1 1 1, more particularly described as follows:
PARCEL 2 OF PARCEL MAP 28422
WHEREAS, the Planning Commission of the City of La Quinta, California,
did on the 25"' day of September, 2001, hold a duly -noticed Public Hearing to consider
a recommendation on adoption of an addendum to Environmental Assessment 96-328,
for Specific Plan 96-028, Amendment #2 and Site Development Permit 2001-709;
and,
WHEREAS, the City Council of the City of La Quinta, California, did, on
the 4' day of February, 1997, certify a Mitigated Negative Declaration as determined
under Environmental Assessment 96-328, prepared for Specific Plan 96-028 and
related applications as set forth in said Mitigated Negative Declaration; and,
WHEREAS, said Addendum complies with the requirements of "The Rules
to Implement the California Environmental Quality Act of 1970" as amended,
Resolution 83-63, in that the Community Development Director has conducted an
Initial Study, and has determined that none of the circumstances set forth in Public
Resources Code 21166 have been shown to exist; and,
WHEREAS, a Mitigated Negative Declaration of Environmental Impact was
certified for EA 96-328, by Resolution No. 97-05, prepared for SP 96-028, CUP 96-
029, SDP 96-590, and TPM 28422, for Lapis Energy Organization; and,
Resolution No. 2001 - 131
Environmental Assessment 96-328 - Addendum
October 16, 2001
Page 2
WHEREAS.. at the Public Hearing, upon considering testimony and
arguments of all interested persons desiring to be heard, said City Council did make
the following findings to justify certification of said Environmental Assessment:
1. The proposed project will not have the potential to degrade the quality of the
environment, as the addendum prepared for the Revised Project did not identify
any significant impacts.
2. The proposed project will not have the potential to achieve short term goals to
the disadvantage of long-term goals, as the addendum prepared for this Revised
Project did not identify any significant impacts with regard to this issue, and
existing development on the SP 96-028 site has complied with mitigation
measures incorporated with EA 96-328.
3. The proposed Revised Project will not have impacts which are individually
limited but cumulatively considerable when considering planned or proposed
development in the immediate vicinity, as those impacts identified for biology,
geotechnical, hydrology, and cultural resources were mitigated to the extent
feasible.
4. The proposed Revised Project will not have environmental effects that will
adversely affect humans, either directly or indirectly, as the addendum prepared
for this Revised Project did not identify any significant impact with regard to the
public health, safety, or general welfare.
5. The proposed Revised Project will not have environmental effects that will
adversely affect humans, either directly or indirectly, as the project
contemplates land uses that are substantially similar to those already assessed
under ultimate development of the La Quinta General Plan and Specific Plan 96-
028. No significant impacts have been identified which would affect human
health, risk potential or public services.
6. There is no substantial evidence in light of the entire record that the project may
have a significant effect on the environment.
7. The Planning Commission and City Council have considered the Addendum to
Environmental Assessment 96-328, and both bodies have determined that it
reflects the independent judgement of the. City. -
8. 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).
Resolution No. 2001 - 131
Environmental Assessment 96-328 - Addendum
October 16, 2001
Page 3
9. The location and custodian of the City's records relating to this project is the
Community Development Department, located at 78-495 Calle Tampico, La
Quinta, California.
NOW THEREFORE, BE IT RESOLVED by the City Council of the City of
La Quinta, California, as follows:
1 . That the above recitations are true and correct and constitute the findings of the
City Council in this case;
2. That is does hereby certify an Addendum to Environmental Assessment 96-328,
for the reasons set forth in this Resolution, and as stated in the Environmental
Assessment Addendum, attached hereto and on file in the Community
Development Department.
PASSED, APPROVED and ADOPTED at a regular meeting of the La Quinta
City Council held on this 161h day of October, 2001, by the following vote, to wit:
AYES: Council Members Adolph, Henderson, Perkins, Mayor Pena
NOES: None
ABSENT: Council Member Sniff
ABSTAIN: None
JOHN EN , Mayor
City of. Qui ta, California
ATTEST:
C r�
r � L.O�� � z
J . GREEK, CMC, C i t e r k
City of La Quints, California
(City Seal)
Resolution No. 2001 - 131
Environmental Assessment 96-328 - Addendum
October 16, 2001
Page 4
APPROVED AS TO FORM:
M. KA;`,HERINE JENSON, City Attorney
City c�/La Quinta, Californj�
ADDENDUM TO
CITY OF LA QUINTA ENVIRONMENTAL ASSESSMENT #96-328
(CEQA GUIDELINE 15164)
FOR SPECIFIC PLAN AMENDMENT 96-028 #2
AND
SITE DEVELOPMENT PERMIT 2001-709
FOR PROPOSED 23,184 S.F. COMMERCIAL RETAIL BUILDING
IN THE DUNE PALMS CENTER PROJECT
Presented to the City Council for Certification
Resolution 2001-
Upon Recommendation of the Planning Commission
Planning Commission Resolution 2001-122
September 25, 2001
The City of La Quinta, as lead agency under the California Environmental QualityAct,
ct.
Public Resources Code section 21000, et seq. ("CEQA") has prepared this Addendum
pursuant to CEQA Guideline 15164. This is an Addendum to Environmental
Assessment #96-328 (EA 96-328), certified on February 4, 1997, by the La Quinta
City Council for Lapis Energy Organization.
The purpose of this Addendum is to document a modification of a portion of the
project, which will be implemented through the following land use approvals:
SPECIFIC PLAN AMENDMENT 96-028 #2
AND
SITE DEVELOPMENT PERMIT 2001-709
These are collectively referred to as "the Revised Project." All mitigation measures
included in EA 96-028 are incorporated into this document by reference.
The Revised Project consists of a 23,1 84 s.f. retail commercial building proposal on
. 9P p
Parcel 2 (± 1.9 acres), which would replace the existing approval for that Parcel. Th . p e
current approval is for 3 buildings totaling 1 1,010 s.f. These buildings were to include
automotive repair and service uses. The proposed building will house auto -related
services and sales of auto accessories. The City has determined that the Revised
Project will be consistent with the intensity of development and character of the
adjacent commercial properties, and will be consistent with the goals, policies, and
objectives of the City s General Plan and Specific Plan 96-028, approved b the City
in 1997.
pp Y
The Revised Project does not propose any significant change to the land uses
es
i
proposed n Specific Plan 96-028, Amended #1. The Specific Plan currently allows
for approximately 106,000 s.f. of commercial use on 8.2 acres (net) . The approvals
pp als
requested as part of this amendment are:
1) Specific Plan Amendment to change the site layout, building siting and design, gn,
and total building area associated with Parcel 2 of PM 28422, along with
revising the plants figures and making updates based on existing s, condition • 2) Site Development Permit to allow construction of a 23,184 s.f. retail
l
commercial building on Parcel 2 of PM 28422, within Specific Plan 96-028 as
amended (Dune Palms Center).
The City has compared the impacts identified in the Environmental Checkli
• st prepared
for the Revised Project with those impacts analyzed in the ado ted EA 9 - p 6 328 and
finds as follows:
Aesthetics - Impacts no greater
Air Quality - Impacts no
Geology & Soils -
than previously analyzed. The
greater than previous)
Impacts P acts no greater
ter than
proposed 23,184 s.f building will
..
analyzed. The Coachella
previously analyzed. Th
P Y Y e
create additional lighting impacts
Valley has in the past
site is not located in any
similar to those associated with
been a non -attainment
Earthquake Fault zo
ones
nes
the currently approved buildings
area for PM10
as designated b h g yt e
totaling 11,010 s.f. The
(particulate matter of 10
State but is mapped in
PP
photometric analysis submitted
microns or smaller). In
Ground Shaking Zone IV
indicates that the average foot-
order to control PM 10,
meaningseismic events e is
candle reading is 3.01 on the
the City has imposed
can cause damage t g o
east side parking area and 2.67
standards and
building under certain
on the west (Dune Palms Road)
requirements on
occurrences. Impacts
side, with a maximum reading of
development to control
involving potential
7.2 and minimum of 1.0. The
dust. This project will
seismic activity also
zoning code specifies average
be required to comply
relate to possible risk
illumination of between 1.0 and
with the PM10 Fugitive
associated with s u pet of
2. 0 foot -candies at parking area
Dust Control Plan
hazardous substances
finish grade, and maximum
(FDCP) currently
O.e. fuels and auto -
average light to minimum light
approved for the entire
related chemicals n
and
.
ratio of 3:1 . The applicant
Specific Plan area.
wastes '
) and potential for
proposes a light pole height of
u set/ex losion fir .
P p / e The
31 feet. The light fixtures will be
project will be required
P 1 qu ed
shielded, recessed lamp shoe-
to adhere to seismic
box fixtures. A revised lighting
reinforcement and other
plan will be submitted to ensure
requirements as called q a ed
that lighting improvements are
for by the UBC.
consistent with City
requirements.
Noise - Impacts no
Land Use and Planning -
Transportation/Traffic-
Impacts no greater than
greater than previous) Y
Impacts r
acts no greater eater than
previously analyzed. The
analyzed. Development
those previously y analyzed. a yzed.
development of the approved
of the site will create
Development of
p the
Specific Plan will result in a loss
.
construction noise
project '
p � requires 77
of habitat for the Coachella
.
impacts of a short-term
parking spaces a
P g p t 1 space
Valley Fringe Toed Lizard
(temporary) nature. The
er 300 s.f. ' p This was the
(CVFTL). However, this site is in
City requires adherence
same standard' applied to
an area approved for mitigation
to construction hour
this site in the original
under an existing 10A permit,
limitations duringnoise-
approval, n '
pp and �s the
pursuant to the Federal
sensitive hours.
Zoning Cod
g e standard
.
Endangered Species Act. The
..
applicable '
pp able to this use.
mitigation fee has been paid, and
initial grading of the site was
already completed in 1998.
CAWrkgrp\Casedocs\SP028#2\addea328.wpd
The City finds that consideration of the Revised e Pro'
� ct does not call for the
preparation of a subsequent EA pursuant to CEQA Guideline' 1 5162 or Public
Resources Code Section 21166, in that the Revised Project
t does not involve:
1) substantial changes to the project analyzed in the EA which would involve new
significant effects on the environment or substantial) increase '
Y e the seventy of
previously identified impacts;
2) substantial changes with respect to the circumstances under ' which the project
is being undertaken, which would involve new significant g t effects on the
environment not . analyzed in the EA; or
3) new information of substantial importance which would involve'
new significant
effects on the environment not analyzed in the EA or sub ' . substantially increase the
seventy of previously identified impacts.
EA 96-328 has been incorporated with this addendum. A copy of the complete EA
i
document s attached.
ENVIRONMENTAL CHECKLIST FORM
Environmental Assessment No. 96-328
Case No's. SP 96-028, CUP 96-029,
TPM 28422, SDP 96-590
Date: September 11, 1996
L
Name of Proponent: Lapis Energy Organization
Address: 135 Saxonv Road/P.O. Box 231310
40
Encinitas, CA 92024
Phone: 619-942-2762 (John Gabbard, Rep.)
Agency Requiring Checklist: City of La Quetta
Project Name (if applicable):
Specific Plan 96-028, Conditional Use Permit 96-029, Tentative Parcel Ma 28422 and Site
P
Development Permit (Plot Plan) 96-590, for construction of an approximately 81.757 square foot
10
auto -oriented retail and mini- storage complex, at the southeast comer of Mghway 111 and Dune
Palms Road.
CITY OF LA QUINTA
Community Development Department
78-495 Calle Tampico
La Quinta. California 92253
cklst.328
Ile ENVIRONMENTAL FACTORS POTENTIALLY .AFFECTED:
The environmental factors checked below would be of • potentially affected by this project, involving
at least one impact that is a 'Potentiallyg
Significant Impact" or "Potentially Significant nificant Unless
Mitigated,.' as indicated y g less
ted by the checklist on the following a es.
gP g
Land Use and Planning X Tr ortatio '
ansp n/Circulation Public Services
Population and Housing Biological Resources • •
Utilstics
X Earth Resources Energy and Mineral Resources
X Aesthetics
Water Risk of Upset and Human Health
X Cultural Resources
Air Quality mom Noise
Recreation
Mandatory Findings of Significance
III. DETERMINATION.
On the basis of this initial evaluation:
I find that the proposed project COULD NOT have a significant effect on the
environment, and a NEGATIVE DECLARATION will be prepared.
I find that ough the proposed project could have a significant effect on
the environment, there will not be a significant effect in this case because
the mitigation measures described on an attached sheet have been added to the
project. A NEGATIVE DECLARATION wiII be prepared.
I end that the proposed project MAY have a signi5cant effect on the environment,
and an ENVQtONMENT,4L, IlVSPgCT SPORT is required.
I find that the proposed project MAY have a significant effect(s) on the environment,
but at least, 1) one effect 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, if the effect
is a `I)otentialty significant act" or `potentially significant unless mitigated".
An ENVIRONMENTAL DVIPACT REPORT is required, but it must analyze only
the effects that remain to be addressed.
Signature/JV- • ,11J
Date September 11. 1996
Printed Name and Tide Wallace Nesbit Associate Planner
P«.�.u,► r c LM n.
Usk" sarmw Me
two" Mi IAwd Wpm tmpea
Me LAND USE AND PLANNING. Would the project:
a)
Conflict with general plan designation or zoning?
(source #(s):
X
b)
Conflict with applicable environmental plans or
policies adopted by agencies with jurisdiction over
the project?
•
.: Mom•.
c)
Affect agricultural resources or operations (e.g.
impact to soils or farmlands, or impacts from
incompatible land uses)?
X
d)
Disrupt or divide the physical arrangement of an
established community (including a low-income or
minonry community)?
X
3.2. POPULATION AND HOUSING. Would the project:
a)
Cumulatively exceed official regional or local
population projections?
X
b)
Induce substantial growth in an area either directly or
indirectly (e.g. through projects in an undeveloped
area or extension of major infrastructure)?
X
c)
Displace existing housing, especially affordable
housing'
X
3.3. EARTH AND GEOLOGY. Would the project result in or
expose people to potential impacts involving:
a)
Fault nipture?
X
b)
Seismic ground shaking
X
c)
Seismic ground failure, including liquefaction?
X
d)
Seiche, or volcanic hazard?
X
e)
I andslides or mudf]ows'!
X
f)
Erosion, changes in topography or unstable soil
conditions from excavation, grading or fill?
X
g)
Subsidence of the land?
X
lIl
►e asliaw
h1N"i0v
sw"=K
siip;rvam La Time
ushn T&PdMM N.
[WPM
Miei�a� 4�p
h)
Expansive soils?
X
I)
Unique geologic or physical features?
x
3.4. WATER. Would the project result in:
a)
Changes in absorption rues, drainage patterns, or the
raLc and amount of surface runoff?
X
b)
Exposure of people or property to water related
hazards such as flooding?
x
c)
Discharge into surface waters or other alteration of
surface water quality (e.g, temperature, dissolved
oxygen or turbidity?
X
d)
Changes in the amount of surface water in any water
body?
_ .
x
e)
Changes in currents, or the course or direction of
water movements?
f)
Change in the quantity of ground waters, either
through direct additions or withdrawals, or through
interception of an aquifer by cuts or excavations or
through substantial loss of groundwater recharge
capability?
X
g)
Altered direction or rate of flow of groundwater?
X
h)
Impacts to groundwater quality?
3.5. AIR QUALIW, Would the project:
a)
Violate any air quality standard, or cotitnibute to any
existing or projected air quality violation?
X
b)
Expose sensitive receptors to pollutants?
X
c)
Alter air movement, moisture or temperature, or
cause any change in climate?
X
d)
Create objectionable odors?
X:
iv .
Fe"URW
�eu.wUp S*Afia w LM rbaa
S�pifiart usj r r'tpdwjm N.
Impact MMlaled lmoaa b"Aa
3.6. TRANSPORTATION/CIRCULATION. Would the 1
ro'ect
result in:
P
a) Increased vehicle trips or traffic congestion? .
X
b) Hazards to safety from design features (e.g. sharp
curves or dangerous intersections) or incompatible
uses (e.g. farm equipment)? X .
c) Loadequate emergency access or access to nearby
uses?
d) U%fficient parking capacity on site or off site?
x
e) Hazards or barriers for pedestrians or bicyclists'
X
0 Conflicts with adopted policies supporting alternative
transportation (e.g. bus turnouts, bicycle racks)?
g) Rail, waterborne or air traffic impacts?
x
3.7. BIOLOGICAL RESOURCES. Would the project result in
impacts
to:
a)
Endangered, threatened or rare species or their
habitats (including but not limited to plants, fish,
insccts, animals, and birds?
X
b)
Locally designated species (e.g. heritage trees)?
X
c)
Locally designated natural communities, (e.g. oak
forest, coastal habitat, etc.)?
X
d)
Wend habitat (e.g. marsh, riparian and vernal
Pool)?
X
e)
Wildlife dispersal or migration corridors?
X
3.8. ENERGY AND NU"flERAL RESOURCES. Would the
project:
a)
Conflict with adopted energy conservation plans?
X
b)
Use non-renewable resources in a wasteful and
inefficient manner?
x
v
___
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' h�r�ivh► S' LM T%A8
S'WLifMM u.s.. raN
_...
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tmpaet Mi ilatd bm"a
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3.9. RISK OF UPSETIML N HEALTH.
Would the proposal involve:
a) A risk of accidental explosion or release of hazardous
substances (including, but not limited to: oil,
pesticides, chemicals or radiation)? X
b) Possible interference with an emergency response
plan or emergency evacuation plan?'
40'
c) The creation of any health hazard or potential health
azards.
X
d) Exposure of people to existing sources of potential
health hazards?
X
e) Increased fire hazard in areas with fl2mmable brush,
grass, or trees?
.X
3.10. NOISE. Would the proposal result in:
a) Increases in existing noise levels? X
b) Exposure of people to severe noise levels?
3.11. PUBLIC SERVICES. Would the proposal have an effect
upon, or result in a need for new or altered government
services in any of the following areas:
a) Fire protection?
b) Police protection?
x
c) Schools?
�c
d) Maintenance of public facilities, including roads?
e) Other governmental services?
3.12. LTTII,I'I'IES.
Would the proposal result in a need for new systems, or
tan substial a[ternations to the following utilities:
a) Power or natural gas?
.X
b) Communications systems?
X
c) Local or regional water treatment or distribution
facilities?
Vl
s�..�.u�►
��
h�■.�Wy
r Ar LM n„
MM
�tio�atee tmPaa
N.
�a
d)
Sewer or Septic tanks?
�)
Storm water drainage?
X
f)
Solid waste disposal?
X
3.13. AESTSET'IC& Would the Proposal:
a)
Affect a scenic vista or scenic highway?
X
b)
Have a demonstrable negative
g aesthetic effect.
X
c 1
Create light or glare
X
3.14. CULTURAL RESOURCES. Would the ro osal:
P P
a)
Disturb paleontological resources?
X
b)
Disturb archaeological resources?
X
c)
Affect historical resources?
X
d)
Have the potential to cause a .
physical change which
would affect unique ethnic cultural values?
e)
Restrict existing religious or sacred uses within the
potential impact area?
X
3.15. RECREATION. would the proposal;
a)
Increase the demand for neighborhood or regional
parks or other recreational facilities?
b)
Affect existing recreational opportunities?
.
X
Pow"Wh
'wslis* S'WArmet L. Tkas
Sty "Mot Uaim S'Walcaat Me
LM" MW4aWd Impact Impact
4. MANDATORY FINDINGS OF SIGNIFICANCE.
a) Does the project have the Potential to degrade the
quality of the environmental, 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 a plant or animal
community, reduce the number or restrict the range
of a rare or endangered plant or animal or eliminate
important examples of the major periods of California
history or prehistory? }
b) Does the project have the potential to achieve short-
term. to the disadvantage 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 considerable when
viewed in connection with the effects of past projects,
the effects of other current projects, and the effects of
probable fugue projects).
d) Does the project have environmental effects which
will cause substantial adverse effects on human
beings, either directly or indirectly?
EARLIER ANALYSES,
X
:4
Earlier analyses may be used where, pursuant to the tiering, program EIR, or other CEQA process, one or
more effects have been adequately analyzed in an earlier EIR or negative declaration. Section
15063(c)(3)(D). In this case a discussion should identify the following on attached sheets:
a) Earlier analyses used. Idea ify earlier analyses and state where the aavailable for review.
y they
b) Impacts adequately addressed. Identify which effects from the above checklist were within the
scope of and adequately analyzed by the earlier document.
c) Mitigation measum. For effects that are "potentially significant" or "potentially significant unless
mitigated," 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.
INITIAL STUDY - ADDENDUM
FOR ENVIRONMENTAL ASSESSMENT 96-328
Prepared for:
LAPIS ENERGY ORGANIZATION
SPECIFIC PLAN #96-028
CONDITIONAL USE PERMIT #96-029
SITE DEVELOPMENT PERMIT #96-590
Prepared by:
Community Development Department
City of La Quinta
78-495 Cane Tampico
La Quints, California 92253
September 24, 1996
Amended October 22, 1996; January 10, 1997
L
TABLE OF CONTENTS
Section
Page
1 INTRODUCTION
3
1.1 Project Overview
3
1.2 Purpose of Initial Study
3
1.3 Background of Environmental Review
3
1.4 Summary of Prelunm* ry Environmental Review
4
2 PROJECT DESCRIPTION
4
2.1 Project Location and Environmental Setting
4
2.2 Physical Characteristics
4
2.3 Operation: Characteristics
5
2.4 Objectives
5
2.5 Discretionary Actions
5
2.6 Related Projects
5
3 ENVIRONMENTAL ANALYSIS
6
3.1 Land Use and Planning
6
3.2 Population and Housing
7
3.3 Earth Resources
7
3.4 Water
g
3.5 Air Quality
9
3.6 Transportation/Circulation
11
3.7 Biological Resources
12
3.8 Energy and Mineral Resources
13
3.9 Risk of Upset/Human Health
13
3.10 Noise
14
3.11 Public Services
14
3.12 Utilities
15
3.13 Aesthetics
15
3.14 Cultural Resources
16
3.15 Recreation
17
4 MANDATORY FINDINGS OF SIGNIFICANCE 17
5 EARLIER ANALYSIS 18
3
SECTION 1:-LNTRQDUCTI0N
1.1 PROJECT OVERVIEW
The City of La Quints is the Lead Agencyproject review, for P ro'.1 , as defined by Section 21067 of the California
EnvironmentalQualityAct (CEQA). A Lead A encv is the ublic . .•8 p agency which has the principal responsibility
for carrying out or approving a project which ma have a significant.
of LaQuinta,Y s gruficant effect upon the environment. The City
as the Lead Agency, has the authorityth
on the o oversee the environmental review and to make a decision
proposal.
1.2 PURPOSE OF THE INITIAL STUDY
As part of the environmental review for the ro
proposed project. the P p � City of La Quoits Community Development
Department has prepared this Initial Study. document t provides a basis for determining the nature and
scope of the subsequent environmental review for the amendment. The purposes of the Initial Study, as stated
in Section 15063 of the CEQA Guidelines, include the follo
wing:
.
To provide the City with information to use as the basis
asis for deciding whether to prepare an
environmental impact report (EIR) or a negative declaration fora ro'
p sect,
To enable the applicant or the City of La Quints to modify the project, mitigating adverse impacts
before an EIR is prepared thereby enabling the project to qualify for a mitigated negative declaration
of environmental impact
To assist in the preparation of an EIR, should one be re
quired, by focusing the analysis on those issues
that will be adversely impacted by the proposed project;
P P P .1 ,
To facilitate environmental review early in the designof the e project:
To provide documentation for the findings in a negative d
significant B 8 declaration that the project will not have a
gni effect on the environment;
To eliminate unnecessary EIR's; and
To determine whether a previously EIR could b prepared e used with the project.
1.3 BACKGROUND OF ENVIRONMENTAL REVIEW
The proposed Lapis Energy project was deemed e sub'
� ct to the environmental review requirements of CE A
in light of the potential project impacts. Q
P .l p cts. The Environmental Officer for the Community Develo men
Department prepared this Initial Studv and addendum for P t review and certification by the Plarirung
and City Council for the City of La Commission
Quinta.
1A SUMMARY OF PRELIMINARY ENVIRONMENTAL ASSESSMENT
This Initial Study checklist indicates certain potential for significant environmental impacts. As a result,
specific mitigation measures have been incorporated, and a Mitigated Negative Declaration of Environmental
Impact will be recommended for this project. Miti2ation measures pronosed for each icc»P area are underlined
i�riS�n the discussion_ and are c»mmarized in the Mitigation Monitoring- Program attached to this -addendum.
Any changes made by the applicant to the project as a result of this assessment ,design review or other
reason, which would necessitate changes to this addendum, are shown in italics as part of the issue area
which any such changes may affect.
SECTION 2: PROJECT DESCRIPTION
2.1 PROJECT LOCATION AND ENVIRONMENTAL SETTING
The City of La Quinta is a 31.18 square mile municipals located in the southwestern
V municipality portion of the Coachella
Valley. The City is bounded on the west by the Cs of Indian Wells on the east b
Riverside
ty y the City of Inds o and
County, on the north by Riverside County, and federal and coup lands to the a south. The City of
La Quints was incorporated in May, 1982.
The proposed project consists of 8.05 net acres (10.29 at the southeast comer
gross),of Dune Palms Road and
Highway 111. The applicants have submitted a specific plan application SP 96-0 '
TPM 2842 conditional p p pp � 28), tentative parcel map
( 2), conditional use permit (CUP 96-029) and site development permit (SDP/PP 96-590). The sit
e
is relatively flai, with rninimal vegetation due to previous roughgrading having occurred. '
g 8 g A biological study,
geotechnical report, hydrology analysis and cultural resources sure have all been submitted �' with the proposed
project. The project has been through several revisions since it's original submittal on 8130196•
,most of these
have been related to architectural modifications and site plan revisions which do not of change the project
components to any significant degree.
2.2 PHYSICAL CHARACTERISTICS
Revisions to the project since its original submittal date of 8/30/96 incorporates the following •
rp o lowing uses.
• Compressed natural gas (CNG) fueling facility on .75 net acres for the Desert Sands Unifie
d School
District;
• Mini -storage on approximately 4.0 net acres, showingoverall building area totaling 63
f which 8 8 , 800 square
feet, h includes a 3, 037 square foot on -site managers quarters/office building;
• A lubrication and auto center on 1.7 acres, showinga total building area of 11 010 g square feet;
• A 2,500 square foot food mart/fueling station on L55 net acres, foot lus an 800 s uare
p qequipment
building.
The applicant has revised the project plans several times to incorporate staff comments and concerns
regarding on -site circulation, access and architecture. The project was continued by the Planning
Commission at their November 12, 1996 meeting, again due to concerns over the architectural proposal and
site plan provisions. Al present, the project self -storage has been changed t0 63,800 square feet, and may
incorporate both indoor and outdoor RYstorage. The foodmart/fueling facility remains at 2,500 square, feet
on a I.SS net acre parcel. This parcel also houses an 800 sf. utility and equipment/restroom structure. The
EA96328. wpd
5
revised specifrc plan document -now indicates that a S00 sf. pizza restaurant will be part of this facility,
which would change she required parking. Currently, parking for the project exceeds City requirements (see
Section 3.6). and inclusion of the restaurant should not bean issue. Parcel 2, which incorporates the auto
retaiUservice uses. has changed in size only slightly from 11. 034 to 11. DIO square feet. The major changes
involve the architecture, building configurations and siting for these uses.
2.3 OPERATIONAL CHARACTERISTICS
Prior to formal submittal, the project went throw a relim a development � 8h p ry review process to May of 1996.
The north /= of the overall site is located in the I`�i/R y
C (Mixed/Regional Commercial) land use designation,
which requires a specific plan to be filed for project proposals. � n'
the P � p p A Conditional Use Permit is required for both
mini-mart/fueling station located on Parcel I, and the auto lubrication and re
pair uses on Parcel 2.
The southerly %2 is designated CP (Commercial Park), and zoned CP, which permits the self -storage use
proposed on Parcel.3, subject to approval of a Site Development Pe
rmit. ernut. The CNG facility on Parcel 4 is
considered as an auto service station under the zoning, and also requires the '
g q Conditional Use Permit: a Parcel
Map and Site Development Permit applications have also been submi tted. As set forth by the La Qum*ta .l Zoning
Code. all of the applications are being considered conjunctively.
2.4 OBJECTIVES
The objective of this project is to develop an auto -based co mmercial center and accompanying small
warehouse/storage use to service not onlyLa
Quints residents but also facilitate operations at the DSUSD
educational service center immediately south of the site.
2.5 DISCRETIONARY ACTIONS
A discretionary action is an action taken by a gmenagency '
- overnt � Y for ( this project. the government agency is
the City of La
Quinta) that calls for the exercise of in decidin whether judgment g to approve a project. The
proposed Home Depot project will require discretionary approval roval from the PI •
Council for the following:
arming Commission and - City
• Certification of the Environmental Assessment for the ec •
ro'
p jt,
• Approval of the Specific Plan and Use Permit applications for the fueling
Approval of a Site pp a Ong operations;
• A
PP a Development Permit(s) for the self -storage use..
2.6 RELATED PROJECTS
There are no related projects to this proposal under review at present. ' p t. A previous application for the DSUSD
Educational Services Center was approved b the City Council on
Y ty July 11, 1995 with a total of 164,000 square
feet proposed for development on 24.5 acres. The project is w
p � well under construction, and is intended to be
provided fueling services by development of the ro'Lapis project. Previous P p � environmental documentation consists
of a Negative Declaration adopted for the project J ro'EA 95-300
P ( ).
r•J
This section analvzes potential environmental impacts associated with the proposed project. CE A i
. P P p � Q issue areas
are evaluated in this addendum as contained in the Initial Studv Checklist. Under each checklist item
, m, the
environmental setting is discussed, including a description of conditions as the resent) exist within the City
presently
and the areas affected by the proposed project. Thresholds for significance are defined either by standards
adopted by responsible or trustee agencies or by referring to criteria in CE A,
_ Q Appendix G.
3.1 LAND USE AND PLANNING
Regional Environmental Setting
The City of La Quinta is located in the Coachella Valley, in the eastern portion of Riverside County. ty The
Valley is abundant with both plant and animal life. Topographical relief ranges from 237 feet below mean ears sea
level (msl) to about 2,000 feet above msl. The Valley is surrounded b the San Jacinto Mountains the Y Santa
Rosa Mountains, the Orocopia Mountains, and the San Bernardino Mountain Range. The San Andreas fault
ault
transects the northeastern edge of the Valley.
Local Environmental Setting
The subject site is vacant, but has been partially disturbed in the past. The overall project uses as proposed P J p p ed are
consistent with the General Plan and zoning currently in effect; however, a conditional use permit is required
p q ed
for the refueling and auto repair operations proposed. The storage use has been located as a buffer use between
the auto -based retail uses and the DSUSD CNG vehicle refueling site.
A - Less Than Significant Impact. The project does not propose uses inconsistent with the current or future
land uses contemplated for the project area, but the applicable land use policies for the M/RC and d CP
categ
ories indicate that the primary concern would be with Policies 2-3.1.1 and 2-3.2.1, which essentially call
for uses drawing from a regional
egional trade area. The types of projects referred to under these policies are consistent
with the project type being proposed on this site, in that the uses do cater to a regional market, p v
rimaril
g�
relating to the proposed automotive service uses which are predicated on alternative fueled vehicles.
The project is not in close proximity to any designated residential uses, althougha small trailer. ark 30
P
spaces) is located about 400 feet east of the site. All properties bordering the site are designated for regional
commercial type use. A conditional use permit is required to ensure that the .l ro'ect maintains
P compatibility
with adjacent and surrounding land uses. Specific conditions related to the establishment and operation of the
e
project will be incorporated into the approval conditions to ensure compatibilitywith surrounding uses;
8 ,
however, the proposed specific plan provides for some variation to development standards of the zoning g code,
due to provisions of the site plan. These variations are necessary to achieve other objectives both fo . ry � r the
project and in meeting the requirements of staff. Most of the variations relate to setback reductions to allow
staggered building faces. The applicant has also requested that a larger caretaker unit be P
Pas ermined art of
.
the specific plan, as the zoning code allows a maximum of 600 square feet. None of the variations create eate any
physical impact, and do not conflict with anv other provisions of the zoningcode.
B, C, D - No Impact. The proposal will have no conflicts with an environmental policies or 1 in
whichy P pans effect
would apply to the project. Operation of the project will encourage and facilitate maintenance and
d
conversion of cleaner burning alternative fuel vehicles (AFV's), and provide a source for obtaining such fuels,
thereby furthering and expanding AFV use and alternative fuel availability.
EA96328.wpd
3.2 POPULATION AND HOUSING
Regional Environmental Setting
The City's population as of January, 1996 is estimated by the State Department of Finance to be 18,046
persons. In addition to permanent residents, the City has approximately 9,300 seasonal residents who spend
three to six months in the City (WDL Economic Overview; 1996 Ed.). It is estimated that 30% of all housing
units in the City are used by seasonal residents. The average occupancy is 2.85 persons per occupied unit (1990
Census).
Local Environmental Setting
The site is designated Mixed Regional Commercial (M/RC) and Commercial Park (CP) on the City's General
Plan Land Use Policy Diagram. The areas surrounding the project are similarly designated; no residential land
use designations are assigned to other properties in the area. To the east lies the City of Indio. which designates
Neighborhood Commercial in their General Plan along Highway 111 at Jefferson Street (Indio General Plan
2020.October 1993).
A - No Impact. The project does not involve a housing component beyond the individual caretaker's unit for
the self storage. Development of the project site as proposed is consistent with the land use designation set forth
in the La Quints General Plan. The proposal itself will not exceed any current growth forecasts currently
available to or used by the City, nor will it cause any change in anticipated growth patterns or numbers based
on the build out scenarios in the General Plan.
B, C - Less Than Significant Impact. The project development may induce growth in the 111 corridor area,
due to extension and upgrade of existing infrastructure in the site vicinity. It is not anticipated to stimulate
residential development significantly, as the commercial nature of the project would indicate that an adequate
population base exists to support this use. There will be negligible effects on affordable housm*g demand from
employees attempting to locate in proximity to the site, as there is currently little available housingof this e
type
within one stile of the project. However, the City has acquired three sites specifically targeted for affordable
housing development, one of which is an approximately 40 acre site at the northwest corner of Jefferson and
48th Avenue. This site is less than '/. mile from the project area, and the City is currentiv 'inventory 8
enterin into a
development agreement with a potential developer. There is also substantial residential in the
northerly residential areas of the City and more affordable single family units in the Cove area (Source: EA
92-241; LQGP).
3.3 EARTH RESOURCES
Regional Environmental Setting
The City of La Quinta has a varied topography, from gently sloping alluvial fans, steephillside, to relatively
Y
flat desert floor. The alluvial soils that make up most of the City's soil es are underlain b i
� by
rock, as seen in outcrops in the Santa Rosa Mountains and the Coral Reef Mountains. Soils on
the Valley floor are made up of very fine grain unconsolidated silty sands.
Local Environmental Setting
The site is approximately 60 feet above sea level, and consists of Myorna series soils. This soil a has rapid
type P
permeability is commonly used for homesites and other urban uses. while it can be used in development of
croplands, it is not considered as prime agricultural soil as classified by the State. The site is located within
a Ground shaking Zone 4, referenced as a moderate level of shaking activity. There are no active faults in the
EA96328.wpd . .
8
area (EA 92-241; LQMEA).
A - No Impact. The project will not present any additional exposure to geologic hazards associated with fault
rupture, as no faults have been identified on 'or in proximity to the site. The existing physical conditions in the
area will not be changed in a manner which would create any impacts beyond those associated with
development of the site in accordance with the General Plan.
B - Potentially Significant Unless Mitigated. The project is located in a Ground shaking Zone 4, associated
with moderate impacts from seismic activity. Impacts involvingpotential seismic activity also relate to possible
P ty p s ble
risk associated with upset of hazardous substances (i.e. fuels and auto -related chemicals and wastes) and
potential for upset/explosion/fire. The nrolect «rill be required to adhere to seismic reinforcement and other
requirements as called for by the I
C,D,E - No Impact. Although the site is identified as susceptible to moderate Ground shaking impact, the soil
characteristics indicate that ground failure due to such activity is negligible. based on its use in urbanized
development. The site is not identified as subject to liquefaction potential, and there is no potential for seiche,
tsunarm or volcanic activity. The site is level and not subject to slide or mudflow impacts. The Whitewater
Channel does not affect the property during drainage flows (LQMEA; EA 92-241; site history).
F -Less Than Significant Impact. There will be some change in surface features due to project grading. Such
changes will affect stability of the site as the natural substructure is modified. Soil erosion potential will be
affected due to loosening and movement of soil material during development. Standard erosion control and soil
management methods as identified in soil reports and addressed in grading plans required for the site will ensure
that such impacts will not be significant. Submittal of a dust control plan as required (see Air Quality) will aid
in wind erosion reduction.
G, H, I - No Impact. The site is not identified as being subject to subsidence or having soils which are
expansive. There are no unique geologic or physical features on the site with respect to Earth issues (LQMEA;
site survey), however, significant potential for archaeologic/cultural resources has been determined (refer to
Section 3.14).
3.4 WATER
Regional Environmental Setting
Groundwater resources in the La Quints area consist of a system of large aquifers (porous layer of rock
material) and groundwater basins separated by bedrock or layers of soil that trap or retain groundwater. Water
supplies are also augmented with surface water from the Colorado River transported via the Coachella Canal
and stored at Lake Cahuilla.
Percolation from the tributaries of the Whitewater River flowing into La Quints from the Santa Rosa
Mountains provide a natural source of groundwater replenishment. Artificial recharging of groundwater will
be a requirement in the near futuie.
Local Environmental Setting
The vic M* of the proposed project is protected from design storms by the Whitewater Channel flood control
facility and other improvements. The site is level and incorporates well drained soils. The site is designated
EA96328.wpd
9
Zone X on the federal Flood Insurance Rate Maps in effect for the area, P , subject to 500 year flood events, and
is generally surrounded by lands susceptible to 100 year events with average de
ag depths of less than 1 foot (CVWD
comments: LQMEA).
A - Less Than Significant Impact Current runoff rates will be increase
d due to pad, building and hardsGape
area development. The runoff produced by development of this site will be detained on -site via a series of linear
ear
basins, which fall to a retention basin at the southwester) portion of the site.
Y P The protect will be required to
prepare a final drainage plan and comply with NPDES permit requirements as enforced P q o red by the Public Works
Department.
B through H - No Impact. The area is current) protected from flood '
.. Y P ood impacts by existing flood control
facilities, specifically the Whitewater and La Quinta Evacuation Channels. No
surface waters or other streams
exist which could be affected, and ground water resource quantity and quality '
q ty q ty will not be significantly
impacted. Compliance with NPDES requirements attached to the project permitting
water runoffassociated «� P J P tting will ensure that storm
nth the project's development will not create any measurable impact to water
quantity or hazards. P equality,
3.5 AIR QUALITY
Regional Environmental Setting
The Coachella Vallev is under the •urisdicti
J on of the South Coast Air Quality Management District
(SCAQMD), and is located in the Southeast Desert Air Basin SED (SEDAB). AB has a distinctly different air
pollution problem than the South Coast Air Basin (SOCAB). Currently, the SEDAB does not meet federal
standards for ozone, carbon monoxide, or particulate matter.
Local Environmental Setting
The City is located in the Coachella Valley, which has an and climate cha
racterized by hot summers, mild
winters, infrequent and low annual rainfall, and low humidity. Variations in rain
localized winds occur�' rainfall, temperatures, and
throughout the Valley due to the presence of the surroundingmountains. Ai
conditions are closely tied to the prevailing r quality
p ling wands of the region. In the Coachella Valley, the standards for PM
10 are frequently exceeded. PM 10 is particulate matter 10 microns or less in dia
meter that become suspended
in the air primarily due to winds, grading activity, and by vehicles on unpaved roads.
deli by the EPA - P ads• The Valley is currently
as a serious non -attainment area for PM 10, however SCA MD
data Q anticipates that recent
will show
that the Valley has been in attainment over the last three ears. Based on '
the process of y this, SCAQMD is un
p preparing a PM 10 Maintenance plan in order to have the area redesignated to attainment
8n status.
A - Less Than Significant Impact. Based on the SCA MD CE A AirQt!alitv
Q Q Handbook, the project is not
anticipated to create any significant air qualitv impact. Based on the si •
SCA � - , P gn�ficance thresholds established by
QMD, this project s total emissions [construction (short term + mobile (long
(o g term traffic) +area source
(stationary)] are weft below those standards set for the SEDAB. TheJ ro'ect's total P oar P M 10 emissions, for which
the SEDAB
(C hella Valley) is designated as a serious non -attainment area are onl o
y estimated to be 2.3 /o
of the emission standard for that pollutant. Carbon Monoxide emissions C ° ( O) are S4 /o of the CO standard and
constitute the highest percentage by category.
10
TOTAL EMISSIONS (LBUDAY)
1111111%. N.
k. Z Z 0 0 lz_�N 0 F2
EsWnated Project
..
II
SEDAB Threshold
% Difference
kL-
However, to be in conformance with the General Plan, the project must also comply with General Plan policies
PY
regarding its development in order to mitigate these impacts to the full extent feasible. This would make the
project consistent with the General Plan, for which overriding considerations have been adopted.
Several policies promote the concept of pedestrian accessability and alternative travel modes which assist in
both air quality and circulation impact mitigation (Policies 9-2.1.2, 9-2.1.3, 9-4.1.4). Policy -..9214 requires
e9
the City to discourage design in retail/commercial uses which aggravate air quality, such as drive -throug
h
gh
windows and circuitous circulation. The project includes what is referred to as a "fast food" pizza restaurant.
which could, at some future time, incorporate a drive -through design, particular) with the service lane design
gn
along the west elevation of the mini -mart building. Conditions attached to ther ' c vA '
bit
establishment r ccn r i n of tx. inP apl2rovedriv throughh a
pgrc
applications r filcd at the time such use may be Droposcdin con function with a specific lan
amendment. As part of the design review process, staff directed the applicant to minimize on -site traffic
c ,�
conflicts, specifically the parking and circulation layouts, which help to reduce air quality P uali impacts. Several
areas throughout the project were redesigned, due not only to circulation, traffic safety and air quality issues
but also in relation to potential cultural resource impacts (refer to Sections 3.14, 3.6). These redesign Issues
g
have been well addressed by the applicant. Revisions to date do not significantlya ect an o these issues.
.f� y f
Short term (construction -related) impacts will result primarily from grading activities, which will generate
fugitive dust. Prior to any soil disturbance or aradine activitv(ies) the developer shall secure approya,l of a
Fugitive Mcr Control Plan (FDCP). 'ihe plan shall address all nropoced r1Pvdonment areas as well -as those
areas wtuch may be disturbed by--activity-but scheduled for later development. The FDCP shall be suhr.,;ner1
with 271V Cle3rino. marline or other, site activity requesr which will disturb- or is related to developme*+r r,f the
B, C - No Impact. The proposed project will not expose sensitive receptors to pollutants. The LaQuinta P P High
School is the nearest non-residential sensitive receptor, and is located Just over '/. mile from the site. Residential
receptor areas exist to the north (Westward Ho area) and east (111 Trailer Park) of the site. Construction -
related air quality impacts will occur primarily from grading activities and other soil disturbances. The required
FDCP will address these short-term construction impacts. Long term impacts from roadway emissions due to
P Y
cumulative impacts of growth in accordance with the La Quinta General Plan were considered in the EIR
document. The project has no potential to effect any climatological change.
D - Less Than Significant Impact. The proposed uses are commercial/retail in nature. and will have no known
manufacturing or processing on the site, beyond minor operations related to vehicular maintenance and repair.
This could include activities such as auto body and painting , which require processes relating to paint mixing
or color matching, which can be considered odor producing. These es of vehicular equipment related uses
types ,
inclusive of refueling operations, do have potential for objectionable and possibly unhealthful odors. Such
P Y
EA96328.wpd
11
facilities are required to file for applicable operations permitting and comply with County, State and regional/
federal standards (refer also to Section 3.9).
3.6 TRANSPORTATION/CIRCULATION
Regional Environmental Setting
The existing circulation system is a combination of early roadwork constructed by Riverside County and new
and resurfaced roadways since incorporation of the City in 1982. Key roadways include State Highway 111,
Washington Strcet, Jefferson Street, Fred Waring Drive, Miles Avenue and SOth Avenue. Traffic volumes in
La Quints experience seasonal variation; late winter/early spring months represent the peak tourist season.
Local Environmental Setting
The project has direct frontage on two major City thoroughfares; Highway 111 and Dune Palms Road. The
traffic studv prepared for the Jefferson Plaza/Home Depot project indicates that existing average daily traffic
� Y
(ADT) counts on Highway 111 are 34,941. Current geometrics for Highway 111 along project frontage
the '
consists of four travel lanes with painted median and no curb/gutter; Dune Palms Road is currently under
. Y
improvement as part of the development requirements for the DSUSD educational services center. (Traffic
Impact Analvsis; Jefferson Plaza, O'Rourke Engineering, June 11, 1996; Site Survey).
The La Quints General Plan establishes a minimum Level of Service (LOS) "D" for all intersections during
A.M. or P.M. peak hours without adequate mitigation. LOS is a hierarchical classification of qualitative
measures of traffic flow, ranging from A (free flow) to F (unacceptable saturation).
A - Less Than Significant Impact. The project will unquestionably create increased trips and congestion;
however, the roadway capacities as designed for Highway 111, Dune Palms Road and other major
thoroughfiuw in the area will be able to absorb this additional traffic. Based on the square footage breakdown
and use assignments supplied by the applicant, it has been estimated that approximately2S3S daily
, average � Y
trips (ADT) can be assigned to this project. This number is considered conservative. in that the two highest trip
. 8h P
generating uses, the convenience store/gas station (1,780 ADT) and fast food (3S0 ADT; calculated as drive
through use as it is housed in the convenience store structure) will attract the P majority of their trips as multi -
destination traps; that is, traffic that is already on the road for other purposes. These uses do not operate as trip
P
generators, but more as trip attractors for vehicles ultimatelybound for another destination. In consideration
s eration
of this, it is anticipated that traffc actually generated by this project will not exceed 1,500 ADT. The applicant
will be required to dedicate and install all improvements as deemed necessary by the Public Works Department
in accordance with the conditions of approval for the project and any development agreement(s).
B - Potentially Significant Unless Mitigated. The project incorporates two drivewaylocations along Dune
8
Palms Road and one along Highway 111. Si 'on of the Dune Palms Road/Highwa 111 intersection will
Y
help to significantly reduce traffic safety impacts from this development. The site plan shows less than 250 feet
between the intersection and the two access points at the northern Dune Palms Road access and the Highway
sh Y
111 access. The General Plan Circulation Element policies (3-3.1.1 through 3-3.1.4) specifically dictate the
P Y
reduction of curb cuts along arterial roadways, especially where parcels have 1 frontage distances;
specifically, that a minimum of 250 feet from end of ultimate curb return locations shall be maintained for any
arterial access (Policy 3-3.1.3). The Highway 111 access would be better situated as a shared driveway with
the easterly adjacent property. The parcels fronting along Highway 111 in this area are only about 330 feet
wide, which makes maintaining the 250 foot spacing difficult if each parcel is permitted individual access
points to Highway 111. This Highway 111 access point should be modified, as it is P
anticipated to otentially
P
create intersection congestion and affect downstream traffic (i.e., traffic heading out of the intersection as
EA96328.wpd
12
opposed to heading in) on Highway 111.
The applicant modified the Highway 111 access point slightly as part of the y . redesign efforts directed b .
g .1� staff.
The access has been reduced from 40 feet in width to 28 feet and placed farther along the easterly boundary.
.
This creates a 220 foot spacing when determined based on the General Plan policy for driveway spacing.
• Howev
-However, the policy indicates that the 2S0 foot standard is to be applied "where feasible ". The northerly
Dune Palms Road access now meets the 250 foot standard relative to the Highway 111 intersection, but there
are 225 ,Feet between the two access points on Dune Palms, primarily due to staffs request to shift the
southerly Dune Palms access farther north, to line up the reciprocal access easement into the easterly
adjacent parcel. The General Plan policies are intended to be advisory and allow some degree o exibili
f� ty.
The. feasibility of obtaining compliance with the 250 foot spacing standard is directly
easterlydependant upon the
r p p
property owner agreeing to participate in a shared access point with the subject property for
Highway 111. The applicant has been cooperative in attempting to effectuate an agreement to resolve this
issue, but to date there has been no progress. The feasibility of meeting the driveway spacing standard is
greatly compromised in consideration of the preceding factors. The City will condition the protect to
continue to pursue a shared access arrangement with the adjacent easterly property Lfthe issue canno.
resolved. the j2rolect conditions will reflect that development of=pro 'ect may continue in conformance with
the site plan as conditionally, approved Any modi cations necesso and direct!y related to achievin a
shared access situation shall be reviewed b3LOU staff compliance with a licable conditions and i
standards. Traffic safety improvements as typically required of new development will also provide reductions
m traffic hazard impacts, commensurate with development of the site, and should improve the overall safety
level of the intersection and adjacent roadways in general.
C - Less Than Significant Impact. The project as mitigated will not impede or restrict emergency access
requirements, and provides for adequate access to surrounding uses. The applicant has redesigned the project
to provide a direct reciprocal access to the easterly property boundary. This is an important component, as
the easterly property will be permitted, at most, only one access point onto Highway 111, which will have
to be severely restricted as to its location on the site.
D Through G - No Impact. The project provides for parking areas which exceed the City's parking
requirements. Based on the latest footage numbers submitted, the project overall requires 90 spaces while
providing 117, including S handicap; therefore, no parking impacts will be created by the proposal which were
not addressed and provided for in the specific plan. The applicant has reduced some parking areas in order
to improve circulation, increase landscaping area and improve siting of facilities. Further staff
recommendations to improve the on -site circulation of the latest revision will reduce some of the parking
provided but those revisions will be required to maintain a minimum of 90 spaces. The project is not required
to provide for alternative transportation infrastructure, or to submit a TDM plan as the total number of
emplovees does not meet the 100 person threshold. No comments from Sunline Transit were received on the
project as to its impact on transit services. The site is not proximate to, nor is it affected by, water, air or rail
traffic.
3.7 BIOLOGICAL RESOURCES
Regional Environmental Setting
The City of La Quints lies within the Colorado Desert. Two ecosystems are found within the City; the Sonoran
Desert Scrub and the Desert Transition. The disturbed environments within the City are classified as urban or
agricultural. A discussion of these ecosystems is found in the LQMEA.
EA96328.wpd
13
Local Environmental Setting
The subject area is vacant, with fairly level terrain and nu*ninal vegetation. The native vegetation s etation i
8 g desert
scrub, but the maJority of the site has previously been disturbed in recent history. There are no riparian/wetland
habitats or streambeds on the site, and there are minimal mesquite dune sands associated with the parcel
(Biological Assessment for is Energy Organization, Tom Dodson and Assoc. June 1996). The L MEA
identifies the entire site as within the Coachella Valley Fringe -Toed Lizard habitat area, for which a federal
1 OA permit was obtained pursuant to adoption of the CVFTL Habitat Conservation Plan (HCP).
A through E - No Impact, According to the biological assessment prepared by Tom Dodson and Associates
the site has been predominantly disturbed by previous activities, primarily related to vehicles traversing the site
and construction activities associated with the DSUSD educational operations facility along 48th Avenue and
Dune Palms, directly south of this site. There is negligible potential for wildlife habitat to exist on the site.
Mitigation fees will be conditioned to be paid for the CVFTL prior to any land disturbance or g
radin permits
8
being issued for the site. There are no significant or otherwise predominant tree stands or other vegetation on
the site. No wetland areas are shown to be on or traverse the site, and the location of the site adjacent to two
major roads and an ongoing construction project precludes any potential migration of wildlife.
3.8 ENERGY AND MINERAL RESOURCES
Regional Environmental Setting
La Quints contains both areas of insignificant and significant Mineral Aggregate Resources Areas (SMARA),
as designated by the State Department of Conservation. There are no known oil resources in the City. Energy
resources used in the City come from the Imperial Irrigation District and Southern California Gas Company.
Local Environmental Setting
The site does not lie within an identified area sensitive to mineral resources. Soils within the site consist of
Mvoma fine sand: these soils are well -drained and permeable, and can be used for agricultural uses. There is
no immediate history that the site has been utilized for any specific purpose in the recent past.
A, B - No Impact. The proposed project has no potential to impact energy or mineral resources in any manner
which could be considered wasteful. The project will eventually facilitate a wider use of alternative fuels in the
Coachella Valley by providing for servicing and repair for vehicles and equipment which operate on such fuels.
Construction of the project will be required to meet State energy standards as typically enforced by the Building
and Safety Department, and to comply with conservation policies as established in the La QuintaoGeneral Plan.
3.9 RISK OF UPSET/HUMAN HEALTH
Regional Environmental Setting
Although large scale, hazardous waste generating employment is not yet located within La Quinta, the existence
of chemicals 'utilized in dry cleaning operations, agricultural operations, restaurant kitchen cleaning, landscape
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irrigation and exposure to large scale electrical facilities may post significant threats to various sectors of the
population. Currrently, there are no hazardous disposal waste sites located in Riverside County; transportation
of such materials out of and through La Quinta takes place. .. P
Local Environmental Setting
The project site is vacant and has not been used for any type of manufacturing in the past.
A - Less Than Significant Impact. There is limited potential risk of explosion and/or release of hazardous
EA96328.wpd
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substances due to the project. The automotive uses will have on -site storage and sales of certain amounts of
chemical compounds in various packaging (i.e., lubricants, batteries, metallics, fuels, etc.), and other potentially
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hazardousmaterials. Storage and inventory of potentially hazardous products are regulated by State and
Federal legislation, and will also be subject to Fire and Health Department standards as in effect and applicable
at the time.
B Through E - No Impact. The project does not have any potential to interfere with emergency response or
create anv health hazards. The site is not in an area susceptible to increased fire hazards relative to brush,
grass
or trees, as minimal or no susceptible vegetation exists in the immediate area.
3.10 NOISE
Regional Environmental Setting
Noise levels in the City are created by a variety of sources in and near the City. The major sources include
vehicular noise on City streets and Highway 111, and temporary construction noises. The ambient
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are dominated by vehicular noise along the Highway and major arterials, but can be impacted by aircraft noise
from Bermuda Dunes, usually of a short duration.
Local Environmental Setting
Primary noise sources in the subject area are associated with vehicle traffic. The property is vacant and
therefore not a current source of noise. The site is currently impacted by construction activity'at the DSUSD
facility to the immediate south of the site.
A - Less Than Significant Impact. Increases in noise levels are anticipated due to the proposal, though not
expected to be siuficant. Roadway noise will increase as traffic volumes increase. The majority of the traffic
volume in this area is related to other projects and pass through trips. Most of the project's on -site uses will
be operational during daytime and early evening hours. There are no designated residential areas that are within
proximity to the project so as to be impacted by operational noise associated with the proposed uses. An
existing trailer park across from the site, approximately 400 feet to the east, will be the most impacted from
this development, primarily from traffic noise. However, the park is within 200 feet of Highway 111 and
currentlyabsorbs a si
gnv6cant amount of existing traffic noise. It is not anticipated that the additional volumes
attributable to this site's development will create any significant increases in noise levels from this source. The
potential noise impacts from operational sources are primarily related to the vehicle repair and servicing uses.
The noise impacts from these uses will be nninimal, as these uses generally are enclosed facing to the east (no
perimeter wall is shown on the plans along the easterlyboundary), and eventual development of the adjacent
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easterly parcel will further buffer any potential noise impacts from this project. Irregardless, the anticipated
noise levels are not expected to impact existing land uses in the immediate area.
B - No Impact. Mininial noise impacts are anticipated due to development of this project. The on -site uses are
not considered as typically being a source of extreme or severe noise levels to surrounding uses. The related
nature of the automotive uses indicates that similar noise sources on -site will be experienced. These uses are
adequately separated from the self storage use on the southerly portion of the propertv.
3.11 PUBLIC SERVICES
Regional Environmental Setting
Law enforcement services are provided to the City through a contract with the Riverside County Sheriff's
Department.' Fire protection service is provided to the City by Riverside County Fire Department. The Fire
EA96328.wpd W
15
Department administers two stations in the City; Station #32 on Frances Hack Lane and Station #70 at the
intersection of Madison Street and Avenue 54. Paramedic services are provided by Springs S rin s Ambulance Service.
Health care services are provided in the City through JFK Memorial Hospital in Indio, and the Eisenhower
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Immediate Care Ctu.iic located in the One -Eleven La Quinta Shopping Center.
Local Environmental Setting
Riverside County Fire Station #32 and Station #70 are located approximately 4 %2 miles south of the.lro'ect
projectsite; Station #31 is located in Bermuda Dunes on 42nd Avenue and Adams Street, approximately 2 %2 miles
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north of the project site. The Sheriff's office maintains a check -in facility in the Ci 's EOC. Other
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governmental services in La Quinta are provided by City staff at the Civic Center.
A through E - No Impact. The project will not impact public services, based upon the comments received.
All necessary public services can be provided to the project without compromising any existing levels of public
service. The proponents will have to pay school fees as established by Desert Sands Unified School District
for commercial projects. Recommendations from other agencies will be considered as project art of ject review.
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3.12 UTILITIES
Regional Environmental Setting
The City of La Quints is served by the Imperial Irrigation District (IID) for electrical power supply and the
Southern California Gas Company (SCG) for natural gas service. General Telephone Exchange (GTE)
provides telephone services for the City. Continental Cablevision services the area for cable television service.
The Coachella Valley Water District (CVWD) provides water and sewer service to the City. CVWD obtains
its water from underground aquifers and from the Colorado River. The,City's stormwater drainage system is
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administered by CVWD, which maintains and operates a comprehensive system to collect and transport flows
through the City.
The City is served by Waste Management of the Desert for solid waste disposal. Nonhazardous, mixed
murvcipal solid waste is taken to three landfills within the Coachella Vallev.
Local Environmental Setting
The subject site is undeveloped at present. Street and flood control improvements have been partially
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completed, along with sewer and water line extensions being in place. Some utility trunk extensions and
connections will be necessary to develop the property. CVWD has provided the applicant with a "will serve"
letter for the project.
A through F - No Impact. The proposed project will require some degree of alteration to existing facilities;
however, the responses received from the responsible purveyors do not present anysignificant concerns to
indicate that major new systems or retrofitting will be necessary to serve the project.
3.13 AESTHETICS
Local Environmental Setting
The City of La Quinta. is partially located within a desert valley cove. There are hillsides to the west and south
of the City. Views of the desert and surrounding mountains are visible on clear days throughout most of the
City. Views of the Santa Rosa and Coral Reef Mountains exist to the south and west.
EA96328.wpd
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16
A, B - Less Than Significant Impact. The project will have limited impact on scenic vistas, as there are no
scenic viewsheds identified in the LQMEA. The height of the proposed structures may block some view lines,
but the impact will be ' ' 1, as most residential views in the area do not originate within a close proximity
of the project and therefore have extended line of sight perspectives. The primary concern is with impact due
to the buildings'. visibility from Highway 111. With the exception of the storage office/manager's unit,
structures are one story, ranging between 17 and 23.5 feet from ground to roof line; roof peaks on the lube
facility and retail/repair buildings are 24.5 and 27.3 feet, respectively. The storage office/manager unit is two-
story, and is 23.5 feet at its highest point. The general mass of the project is maintained at a low profile, and
the architecturW treatment will be required to incorporate a low -contrasting color scheme which will soften the
visual impact of the structures against the mountain backdrop along Highway 111.
C - Potentially Significant Unless Mitigated. As a commercial project the proposal will create additional light
and glare. The City has adopted a "Dark Sky" ordinance which regulates lighting types and shielding
characteristics. The developer originally submitted a preUrninary lighting plan for the project, but as of the last
revision had not submitted a revised landscape and lighting plan. A revised landscape and lighting plan will
be conditioned for review. to be consistent with the Outdoor Light Control provisions of the Zoning Code for
height hi ldin li h ing-type 12ursuant to apl2rovals by thePlanning mmi i n and Cily Council,
3.14 CULTURAL RESOURCES
Regional Environmental Setting
The most likely locations of prehistoric cultural resources in the La Quints area are along the foothills. The
settling of the La Quints area has been chronicled by the La Quints Historical Society in several publications
and museum exhibits. There are 13 designated historical structures and sites recorded on the California Historic
Resources Inventory. These resources are listed in the La Quints General Plan.
Local Environmental Setting
The proposal is located along Highway 111, a developing urbanized commercial area. No historic structures
exist in the immediate area. The site is generally barren of any significant vegetation. A cultural resource
assessment (CRA) was required to be submitted with the development applications. The report indicated that
the area has a high degree of archaeologic sensitivity, and that significant cultural resources are likely to exist
on the site. Archaeological testing accomplished pursuant to the assessment discovered significant subsurface
prehistoric cultural deposits (Cultural Resource Assessment Report: Phase II; Archaeological Testing and Site
Evaluation, CA-RIV-5 832 on Lapis Energy Property; June 1996).
A,B - Potentially Significant Unless Mitigated. Significant cultural resources will be impacted due to the
proposal. The applicant has completed both Phase 1 and H investigations for the site, which resulted in the
discovery of significant artifacts. Two options for mitigation were explored; in -place preservation of the site
and 100% salvage of the remaining artifacts. After meetings with the applicant, it was determined that the
salvage option was preferred by both staffand the applicant, who also agreed to redesign the impacted area
in response to this and other site planning issues of the project. The project's cultural resource assessment
was reviewed by the City's Historic Preservation Commission on September 19, 1996. The recommendation
was made to require that the applicant carry through with the salvage excavation procedure. As of the date
of the latest revision (1/10197). the applicant has completed most of the mitigation activities prescribed by
the archaeological report, but a final report and grading monitoring have yet to be undertaken. Prior cQ
issuance of a grading permit or any earth disturbance, the applicant shall have prepared and obtained
approval &om the Communitv Development De artmenr Lor a Phase archaeolo ical mitigation 12rog
EA96328.wpd
17
bo.r CA- -S83Z. AeDrotyram shall be nrmred by a qualified archaeologist. and shall include Drovisig2ns
_&.rsr?!cL1X controlled archaeoloiyical monitoring -and data recoverv.-inclu-ding research and field meth
lab analysis method to Native American consultation and monitorin curation 12rocedures report
r arati nand is sition arti act and record . final re ort shall be s bmitted t the ommuni
Development Department.
C Through E - The cultural resources survey did not identify anv historic resources on the site. Development
of the project has no potential to affect cultural values beyond those which may be addressed b cultural
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resource monitoring, and no existing religious uses are associated with the site.
3.15 RECREATION
Local Environmental Setting
The City of La Quints has adopted Parks and Recreation Master Plan that assesses the existing resources and
facilities and the future needs of the City. The City contains approximately 28.7 acres of developed parkland
for Quimby Act purposes. There are also bike and equestrian pathways and trails within the City and
designated pedestrian hiking trails.
A, B - No Impact. The proposed project will not affect demand for recreational facilities or existing recreation.
While the project will attract additional customer base from within La Quinta and other communities, it is not
likely that the project will attract a significant number of new residents beyond those which may relocate for
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employment purposes. This project is not anticipated to employ more than 50 persons, probably less' the
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applicant submitted an initial figure indicating that no more than 21 employees would be on -site at any time.
SECTION a: MANDATORY FINDINGS OF SIGNIFICANCE
The Initial Study for the Lapis Energy project identified potentially significant impacts associated with the
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project, as summarized in the areas of Earth Resources, Trans portation/Circulation, Aesthetics and Cultural
Resources.
The following findings can be made regarding the mandatory findings of significance set forth in Section 15065
of the CEQA Guidelines and based on the results of this environmental assessment:
a) The proposed Specific Plan and related applications will not have the potential to degrade the
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quality of the environment, as the project in question will not be developed in an manner
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inconsistent with the General Plan and other current City standards. The project does have the
potential to eliminate an important example of California prehistory; however, extensive
investigations of the site have identified the existence of cultural resources and required
mitigation alternatives. The applicant has agreed to implementing the necessary mitigation
prior to site development activities and is in concurrence with project conditions relating to
this.
b) The proposed Specific Plan and related applications will not have the potential to achieve
short term goals, to the disadvantage of long term environmental goals, as the ro osed
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project will not significantly alter the types or intensity of the commercial uses alreadv
contemplated in the General Plan.
EA96328.wpd
18
c) The proposed Specific Plan and related applications will not have impacts which are
individually limited but cumulatively considerable when considering planned or proposed
development in the immediate vicinity, in that the proposed project, whether approved or not,
is a consistent representation of the project type to be proposed for the site as long as the
current General Plan land use and zoning designations are applicable, and the impacts as
identified in the Initial Studv will remain similar to subsequent projects.
d) The proposed Specific Plan and related applications will not have environmental effects that
will adversely affect humans, either directly or indirectly, as the project contemplates uses
similar to those already assessed under ultimate development of the La Quints General Plan,
and which were addressed in the EIR previously certified for the General Plan.
SECTION 5: EARLIER ANALYSES
A. Earlier Analyses Used. The following documents were used and/or referred to in the preparation of
this assessment:
• La Qum'ta General Plan Update; October 1992
• La Quints Master Environmental Assessment; October 1992
• SCAQMD CEQA Air Quality Handbook, April 1993
• Cultural Resource Assessment Report: Phase H; Archaeological Testing and Site Evaluation, CA-RIV-
5832 on Lapis Energy Property; June 1996
• Biological Assessment for Lapis Energy Organization, Tom Dodson and Associates, June 1996
• Traffic Impact Analysis; Jefferson Plaza, O'Rourke Engineering, June 11, 1996
• Environmental Assessment 92-241; prepared for Specific Plan 92-022 and Plot Plan 92490.
These and various other documents on file with the Community Development Department were used in the
preparation of this Initial Study.
B. Impacts Adequately Addressed. The following potentially significant impacts identified in the
checklist were determined as adequately addressed by the previously listed documents
• Earth Resources
• Transportation/Circulation
• Aesthetics
• Cultural Resources
C. Mitigation Measures. Mitigation measures are discussed in this addendum where underlined. A
Mitigation Monitoring Plan (MMP) has been prepared for the project that will become a part of the
conditions of approval attached to the project approvals and permits.
Prepared by:
Wallace H. Nesbit
Associate Planner
Date:
19
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RESPONSIBLE
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3.4 WATER
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To ensure adequate provision for
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permit.
Landscaping and irrigation plans
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During plan
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approved plans.
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