1997 10 14 PC3 5
C'rb O l�
PLANNING COMMISSION
AGENDA
An Regular Meeting to be Held at the
La Quinta City Hall Council Chamber
78-495 Calle Tampico
La Quinta, California
October 14, 1997
7:00 P.M.
**NOTE**
ALL ITEMS NOT CONSIDERED BY 11:00 P.M. WILL BE CONTINUED
TO THE NEXT REGULAR MEETING
Beginning Resolution 97-068
Beginning Minute Motion 97-013
I. CALL TO ORDER
A. Pledge of Allegiance
B. Roll Call
II. PUBLIC COMMENT
This is the time set aside for public comment on any matter not scheduled for public hearing.
Please complete a "Request to Speak" form and limit your comments to three minutes.
III. CONFIRMATION OF AGENDA
IV. CONSENT CALENDAR
A. Approval of the September 23, 1997 Minutes
B. Department Report
PC /AGENDA
V. PUBLIC HEARINGS:
A. Item ................. ENVIRONMENTAL ASSESSMENT 97-341
ZONE CHANGE 97-084 AND TENTATIVE TRACT 28611
Applicant .......... Winchester Development
Location............ Tradition Club, Washington Street and 52' Avenue
Request ............ Recommendation for Certification of a Mitigated Negative
Declaration of Environmental Impact, approval of a zone change
from Golf Course (GC) zone designation to Low Densit}
Residential (RL) designation, to reconfigure 21 existing residentia
• lots into 32 residential lots, and create one residential lot
Action: ............. Resolution 97- , Resolution 97- , and Resolution 97-
B. Item ................. ENVIRONMENTAL ASSESSMENT 97-344
SPECIFIC PLAN 97-030
SITE DEVELOPMENT PERMIT 97-612
CONDITIONAL USE PERMIT 97-035
Applicant .......... Thomas Bienek
Location ........... Northeast corner of Adams Street and 49h Avenue
Request ............ Recommendation for Certification of a Mitigated Negative
Declaration of Environmental Impact, approval of a Specific Plar
for development guidelines of a 21 acre site, Site Developmen
Permit to allow construction of a 12,546 square foot two -stork
building with an 80-tee golf driving range, and approval of
Conditional Use Permit for lighting of the driving range.
Action ............. Resolution 97--, Resolution 97--, 97--, Resolution 97-
VI. BUSINESS ITEMS: None
VII. CORRESPONDENCE AND WRITTEN MATERIAL
VIII. COMMISSIONER ITEMS
IX. ADJOURNMENT
PC/AGENDA
MINUTES
PLANNING COMMISSION MEETING
A Regular meeting held at the La Quinta City Hall
78-495 Calle Tampico, La Quinta, California
September 23, 1997
I. CALL TO ORDER
7:00 P.M.
A. This meeting of the Planning Commission was called to order at 7:00 P.M. by
Chairman Butler who asked Commissioner Gardner to lead the flag salute.
B. Chairman Butler requested the roll call: Present: Commissioners Abels, Gardner,
Kirk, Seaton, Tyler Woodard, and Chairman Butler.
C. Staff Present: Community Development Director Jerry Herman, City Attorney Dawn
Honeywell, Planning Manager Christine di Iorio. Principal Planner Stan Sawa, and
Executive Secretary Betty Sawyer.
II. PUBLIC COMMENT: None
III. CONFIRMATION OF THE AGENDA: Confirmed
IV. CONSENT CALENDAR:
A. Chairman Butler asked if there were any changes to the Minutes of September 15,
1997. Commissioner Gardner asked that the minutes be amended on Page 5,
Business Item A.2 to read: "Staff stated that `in' this case.....". Commissioner
Woodard asked that the minutes be amended to state that a motion was made and
seconded excusing Commissioners Seaton and Tyler from the September 15th
meeting. There being no further corrections, it was moved and seconded by
Commissioners Abels/Gardner to approve the Minutes of September 15, 1997, as
amended. Unanimously approved with Commissioners Seaton and Tyler abstaining.
B. Chairman Butler asked if there was a Department Report. City Attorney Dawn
Honeywell stated that as directed by the Commission at the previous meeting, she
PC9-23-97
Planning Commission Meeting
September 23, 1997
had researched the issue of whether or not a Planning Commissioner could contribute
to the campaign of Council Members. She then read from the Brown Act and stated
that as she interprets it, Commissioners are not allowed to contribute to any Council
Member's campaign who was seated when they were appointed. It does not prohibit
a spouse from contributing, only the Commissioner.
V. PUBLIC HEARINGS:
A. SITE DEVELOPMENT PERMIT 97-613; a request of Marvin Investments, Inc. for
a compatibility approval of a modification to the Heritage and Master collections
units approved in January, 1997.
1. Commissioner Gardner withdrew due to a possible conflict of interest.
2. Chairman Butler opened the public hearing and asked for the staff report.
Principal Planner Stan Sawa presented the information contained in the staff
report, a copy of which is on file in the Community Development
Department.
3. Commissioner Woodard noted that on the floor plans of the Heritage plan,
the detached guest suite has a bar, sink, and refrigerator. He then asked staff
to define when a unit has a kitchen. Staff stated that when there is a stove,
i.e., cooking facility.
4. Commissioner Seaton questioned the front setback requirement. Staff
clarified that Condition #6 had been added to require the setback.
5. Mr. Peter Jacobs, stated he did not have any questions but was available to
answer any questions. Commissioner Woodard asked why the plans for Lot
8 show the house to be 11 feet away from the side property line when they
could be oriented to have a better view. Mr. Jacobs stated this was to allow
as much southwest exposure as possible. It is a tough corner and during the
design layout this was determined to be the best orientation. Commissioner
Woodard asked if this was the same reason for Lots 1, 3, 5, and 7.
Discussion followed as to the orientation of the different plans.
6. Commissioner Woodard showed two elevations and asked the applicant to
clarify which plans they were. Mr. Jacobs stated they were the 3771 square
foot plan (Heritage) and each plan had two elevations. Commissioner
Woodard stated that one set of the elevations showed cosmetic changes and
PC9-23-97 2
Planning Commission Meeting
September 23, 1997
one architectural changes. His concern was that there will be six plans with
only cosmetic changes and there should be more of a structural change. Mr.
Jacobs stated the changes had been made to the existing approved PGA West
plan, the Heritage Plan 3 unit. The floor plan was widened and square
footage added. In addition, a tower feature was added at the entry.
Commissioner Woodard asked Mr. Jacobs why the one plan showed a series
of broken -up hip roofs. Staff clarified that the issue before the Commission
was not a review of the entire plan, but only the changes that were being
proposed for the approved plan.
7. Commissioner Tyler stated it would have been easier to review the plans if
street names had been included to identify the location. He then asked the
applicant to identify where the duplex lots were that the sign at the entrance
was advertising. Mr. Jacobs stated he was unfamiliar with the sign he was
referring to. Community Development Director Jerry Herman stated that
parts of this tract had been approved for duplexes. Mr. Chevis Hosea, KSL,
stated the signs were directional signs for the construction crews.
8. There being no further public comment, Chairman Butler closed the public
hearing and opened the issue for Commission discussion.
9. Chairman Butler clarified that the comments made by Commissioner
Woodard were important and interesting, but should be discussed at a more
appropriate time as they did not pertain to the request before the Commission.
Commissioner Woodard stated his concern was that the changes proposed
will only be superficial changes and the Commission needs to look at each
project in the overall planning of the City.
10. Chairman Butler asked that this issue be discussed at a later date. In addition,
he asked if the Commission could determine the plotting of the houses. City
Attorney Dawn Honeywell stated the City currently does not have any
development standards to allow this type of review by the Commission. As
long as the developer meets the setback standards, etc., the City has no
prerogative to review plotting. If the Commission wants to have that much
detail review, the Zoning Code would have to be amended. Commissioner
Woodard asked that this item be added to the Commission's agenda for
review at the appropriate time.
PC9-23-97 3
Planning Commission Meeting
September 23, 1997
11. Commissioner Tyler stated that in conjunction with Commissioner's
Woodard's request, the Commission should also be requiring the caliper size
of trees to be consistent. Staff stated there presently are no development
standards as to what the Commission has been requesting. Staff then read
what was being required of Home Depot and asked if the Commission
wanted the same size trees for all projects. Commissioner Woodard stated
the Commission should be consistent. Staff stated they would add these
items to the Zoning Code Amendments being reviewed by staff.
12. There being no further discussion, it was moved and seconded by
Commissioners Abels/Kirk to adopt Planning Commission Resolution 97-
066, approving Site Development Permit 97-613, subject to the Findings and
Conditions of Approval as amended to require the caliper of trees in
Condition #2 be 2.5 to 3 inches in diameter at six inches above the grade.
ROLL CALL: AYES: Commissioners Abels, Kirk, Seaton, Tyler, Woodard, and
Chairman Butler. NOES: None. ABSENT: Commissioner Gardner.
ABSTAINING: None.
Commissioner Gardner rejoined the Commission.
VI. BUSINESS ITEMS:
A. Street Name Change 97-008; a request of the City and TD Desert Development for
consideration of a street name change for a portion of Rio Seco to Via Ventana.
1. Chairman Butler asked for the staff report. Principal Planner Stan Sawa
presented the information contained in the staff report, a copy of which is on
file in the Community Development Department.
2. Commissioner Tyler stated he lives at the corner of Viletta Drive east and
west and he would not like to see the same problem here.
3. Commissioner Woodard asked if there was any cost to the City to change the
name and why was Sagebrush Avenue not used. Community Development
Director Jerry Herman explained there is no cost to the City and by calling
the street Sagebrush it would create the same problem as the streets run in
different directions.
PC9-23-97 4
Planning Commission Meeting
September 23, 1997
4. There being no further discussion, it was moved and seconded by
Commissioners Kirk/Abels to adopt Planning Commission Resolution 97-
067 recommending to the City Council approval of Street Name Change 97-
008.
ROLL CALL: AYES: Commissioners Abels, Gardner, Kirk, Seaton, Tyler,
Woodard, and Chairman Butler. NOES: None. ABSENT: None.
'ABSTAINING: None.
VII. CORRESPONDENCE AND WRITTEN MATERIAL: None
VIII. COMMISSIONERS ITEMS:
A. Chairman Butler asked if the Commissioners had any questions or changes on the
drafted letter to Home Depot regarding the landscaping.
Commissioner Woodard asked if the City had any enforcement options
should Home Depot not meet its obligation regarding the landscaping. City
Attorney Dawn Honeywell explained the procedures for the Development
Agreement and the procedure for any breech of the agreement. Any
resolution of the violations would have to be instigated by the City Council.
The Planning Commission can make a recommendation to the City Council
regarding the issue, but could take no action themselves. Commissioner
Woodard asked if the City could hold up the processing of any of the other
projects on the site. City Attorney Dawn Honeywell stated that as long as
they were meeting the zoning requirements, there were no options available
to the City to stop the project.
2. Chairman Butler pointed out that the only option available was to hold up the
Certificate of Occupancy. City Attorney Dawn Honeywell clarified that this
again, was not an issue for discussion by the Commission.
Commissioner Gardner asked how the Commission could know which
conditions would be met when. Staff clarified that the conditions each have
a time frame in which they must be completed. In regard to the trees, the
problem was with the availability of the trees and not noncompliance with the
conditions, therefore a temporary Certificate of Occupancy was issued.
Letters had been written by the City and Home Depot tracking this series of
events.
PC9-23-97
Planning Commission Meeting
September 23, 1997
4. Mr. Doug Cooper, Greenburg Farrow, architect for Home Depot, asked when
berming became an issue. It was their understanding that this would not be
required until the second phase. To his knowledge there was nothing in their
conditions to require berming. Staff clarified that Condition #61 of the
Specific Plan calls out for berms, walls, or landscaping to provide parking lot
screening.
5. Commissioner Woodard asked staff to clarify why the site was approved
without berming. Staff stated that in April and March of this year, mounding
was discussed, but this was prior to the approval of the Highway I I I
Guidelines. City Attorney Dawn Honeywell stated that the purpose of a
Development Agreement is to freeze all requirements in place at the time the
Development Agreement is approved. Discussion followed as to the timing
of the landscaping requirement. Staff stated that they were working with
Home Depot to reach a solution to the requirement that the parking lot be
screened. Home Depot has agreed to include some berming and replace the
landscaping as required.
6. Commissioner Tyler stated that the Planning Commission is not in the Code
Enforcement business, and if the letter is sent out, it must be approved by the
City Council first as the Commission is only a recommending body. Further,
at the City Council meeting of August 5th, Council Member Adolph directed
staff to resolve the problem. Therefore, he did not see any need for the letter
and he would suggest the letter not be sent.
7. Chairman Butler stated that the purpose of the letter was to acknowledge that
there is a problem and make an attempt to start the process of resolving the
issues. As the Commission has no ability to enforce this action, the letter is
intended to form a working relationship to solve the problem.
8. Commissioner Abels stated that there had been enough discussion on this
issue and the Commission should move on to the next item. The letter is
appropriate, but as staff is already in the process of resolving the issue, the
letter is no longer needed.
9. Commissioner Kirk asked staff if Commissioner Tyler's remarks were correct
and was this type of action within the purview of the Commission. City
Attorney Dawn Honeywell stated that the primary function of the Planning
Commission is to make a recommendation to the City Council concerning
projects. However, certain actions of the Commission are final and do not go
PC9-23-97 6
Planning Commission Meeting
September 23, 1997
beyond the Commission, i.e., variances, site development permits, and
conditional use permits. There is no stipulation that the Commission cannot
send the letter, but she would caution the Commission in this endeavor. The
Council has never prohibited the Commission from taking such action by
sending out this type of letter.
10. Chairman Butler stated that he had been approached by a Council Member
to become involved with this issue and this was why he had pursued the
matter.. However, if the letter is now after -the -fact, he sees no need to send
it.
11. Commissioner Woodard asked Mr. Cooper if there were any issues they felt
could not be worked out with staff. Mr. Dan Campbell of Home Depot
clarified that the trees were in route and all issues raised by the Commission
would be addressed. He went on to give the history of the different problems.
In regard to the berming issue, Home Depot has agreed to do some, but they
were not going to redesign the sidewalks. Therefore, some of the berming
will not meet the three foot height requirements. Commissioner Woodard
stated that as long as whatever is put in hides the cars, he will leave it to
Home Depot to solve the problem.
12. Commissioner Kirk asked staff what Caltrans right-of-way was. Staff stated
12-feet and their requirements had been taken into consideration during the
drafting of the Highway I I I Guidelines. Commissioner Kirk asked if staff
considered taking over Highway 111. Staff stated it had been discussed, but
determined that it would be too costly.
B. Discussion of signs on Washington Street and Jefferson Street.
Commissioner Woodard stated his concern was the number of signs he sees
as he drives into town on these two streets. Community Development
Director Jerry Herman clarified they are in the Riverside County area or in
other jurisdictions and showed the location of the City limits on Jefferson and
Washington Streets.
2. Commissioner Woodard asked if it was possible for the City to come to an
agreement with the surrounding entities to agree on landscaping plans. Staff
stated some preliminary research had been done with the County as it related
PC9-23-97 7
Planning Commission Meeting
September 23, 1997
to the'west side of Washington Street. In response to our inquiries, staff
received a phone call that stated if the City would pay for their code
enforcement officer, they would deal with the issue.
3. Commissioner Woodard asked staff what the enforcement procedure would
be to remove the signs if they were put in La Quinta. Staff stated that Code
Enforcement has the right to cite and fine any violator.
4. Commissioner Woodard stated that if a deal was made with the County to
issue a fine for the signs they might go away. He then asked if there was a
way to work with the City of Indio and Riverside County to see that the City
of La Quinta can remove these signs. City Attorney Dawn Honeywell stated
there would need to be an agreement in place, but it would have to be
negotiated and both jurisdictions would have to agree to it. She then went on
to explain examples of cooperative agreements the City currently has. She
stated the idea is not impossible, but is something that would require
initiative and funding from both entities. Discussion followed regarding the
different Commissioners' opinions.
5. Commissioner Kirk asked if the City could enter into an agreement with the
County and Indio that would allow the City to be the enforcement agent.
6. Following discussion, it was moved and seconded by Commissioners
Woodard/Kirk directing staff to forward a recommendation to the City
Council asking that a cooperative agreement with Riverside County and the
City of Indio be explored to eliminate the proliferation of signs on Jefferson
Street and Washington Street. Unanimously approved.
B. Commissioner Tyler gave a report of the City Council meeting of September 16,
1997.
ADJOURNMENT:
There being no further business, it was moved and seconded by Commissioners Abets/Tyler to
adjourn this regular meeting of the Planning Commission to a regular meeting of the Planning
Commission to be held on October 14, 1997, at 7:00 p.m. This meeting of the Planning Commission
was adjourned at 8:10 P.M. on September 23, 1997.
PC9-23-97 8
Public Notice
The proposed Tentative Tract Map and Zone Change were advertised in the Desert Sun newspaper
on September 22, 1997. All property owners within a 500-foot radius of the site were mailed a copy
of the public hearing notice as required. No negative comments have been received by staff. All
correspondence received before the meeting will be given to the Planning Commission.
Public Agency Review
Staff mailed a copy of the applicant's request to all public agencies on July 18, 1997. Staff has not
received any negative comments. All other applicable comments have been incorporated into the
attached draft Conditions of Approval.
STATEMENT OF THE ISSUES•
No issues are identified. Findings required for recommending approval to the City Council are
contained within the Resolutions attached.
RECOMMENDATION°
Adopt Planning Commission Resolution 97- recommending the certification of a
Mitigated Negative Declaration of Environmental Impact for Environmental Assessment 97-
341, subject to the attached Mitigation Monitoring Plan.
2. Adopt Planning Commission Resolution 97- approving Zone Change 97-084.
Adopt Planning Commission Resolution 97- approving Tentative Tract Map 28611
subject to the attached Findings and Conditions of Approval.
Attachments:
1. Location Map
2. Tentative Tract Map exhibit
3. Environmental Assessment 97-341
Prepared by:
she �Mouriquand, ssociate nner
Submitted by:
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Christine di Iorio, Planning Manager
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RESOLUTION 97-
A RESOLUTION OF THE PLANNING COMMISSION OF THE
CITY OF LA QUINT.A, CALIFORNIA, RECOMMENDING TO
THE CITY COUNCIL CERTIFICATION OF A MITIGATED
NEGATIVE DECLARATION OF ENVIRONMENTAL IMPACT,
ENVIRONMENTAL ASSESSMENT 97-341 FOR ZONE
CHANGE 97-084 AND TENTATIVE TRACT 28611 FOR THE
RECONFIGURING OF 21 EXISTING RESIDENTIAL LOTS
INTO 32 RESIDENTIAL LOTS, THE CREATION OF ONE
NEW RESIDENTIAL LOT REQUIRING THE ZONE CHANGE
FROM GOLF COURSE (GC) TO LOW DENSITY
RESIDENTIAL (RL) LOCATED SOUTH OF THE
INTERSECTION OF WASHINGTON STREET AND 52ND
AVENUE
ENVIRONMENTAL ASSESSMENT 97-341
WINCHESTER DEVELOPMENT
WHEREAS, the Planning Commission of the City of La Quinta, California,
did, on the 14T" day of October, 1997, hold a duly -noticed Public Hearing as
requested by Winchester Development, on the Environmental Analysis for proposed
Zone Change 97-084 and Tentative Tract 28611 generally located south of the
intersection of Washington Street and 52nd Avenue, more particularly described as
follows:
LOTS 56 -77, 92 AND 93 OF TRACT 28470-1
WHEREAS, said Environmental Assessment has complied with the
requirements of "The Rules to Implement the California Environmental Quality Act of
1970" as amended, Resolution No. 83-63, in that the Community Development
Director has conducted an Initial Study (Environmental Assessment 97-341) and has
determined that although the proposed project could have a significant adverse impact
on the environment, there would not be a significant effect in this case, because
appropriate mitigation measures were made a part of the Conditions of Approval, and
a Mitigated Negative Declaration of Environmental Impact will be filed; and,
WHEREAS, at said Public Hearing, upon hearing and considering all
testimony and arguments of all interested persons desiring to be heard, said Planning
Commission did make findings to justify the recommendation to the City Council for
certification of Environmental Assessment 97-341:
1. An Environmental Assessment (EA) has been prepared pursuant to the
requirements of the California Environmental Quality Act of 1970 (hereinafter
"CEQA"), as amended (Public Resources Cone Section 21000, et. Seq.).
9f,
2. The City shall balance the benefits of a proposed project against its unavoidable
adverse environmental impacts prior to project approval; which means that the
benefits of a proposed project outweigh the unavoidable adverse environmental
impacts.
3. Prior to action on the Zone Change and the subdivision, the Planning
Commission considered all significant adverse environmental impacts and
mitigation measures, and has found that all potentially significant adverse
environmental impacts which may be caused by the Zone change and
subdivision have been lessened or avoided to the extent feasible.
NOW THEREFORE, BE IT RESOLVED by the Planning Commission for the
City of La Quinta, California, as follows:
1. That the above recitations are true and correct and constitutes the findings of
the Planning Commission in this case;
2. That it does hereby recommend to the City Council certification of a Mitigated
Negative Declaration of Environmental Assessment 97-341 for Zone Change 97-
084 and Tentative Tract 28611 subject to the Mitigation Monitoring Plan and
the subdivision Conditions of Approval.
PASSED, APPROVED and ADOPTED at a regular meeting of the La Quinta
Planning Commission, held on this 14th day of October, 1997, by the following vote,
to wit:
AYES:
NOES:
ABSENT:
ABSTAIN
s
RICH BUTLER, Chairman
City of La Quinta, California
ATTEST:
JERRY HERMAN
Community Development Director
City of La Quinta, California
. e ,',f
ENVIRONMENTAL CHECKLIST FORM
Environmental Assessment No. 97-341
Case No.:TTM 28611 Date: August 15, 1997
I.
Name of Proponent: Winchester Development
Address: 41-86.5 Boardwalk. Suite 101_ Palm Desert
Phone: 760-340-3 575
Agency Requiring Checklist: City of La QUinta
Project Name (if applicable): Tradition Club - Overlay
CITY OF LA QUINTA
Community Development Department
78-495 Calle Tampico
La Quinta, California 92253
r
II. ENVIRONMENTAL 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" or "Potentially Significant Unless
Mitigated," as indicated by the checklist on the following pages.
X Land I Jse and Plaiuiing
Population and Housing
Earth Resources
Water
Air Quality
III. DETERMINATION.
Transportation/Circulation
Biological Resources
Energy and Mineral Resources
Risk ol'Upset and human IlculIII
Noise
Mandatory Findings oPSignilicance
On the basis of this initial evaluation:
Public Services
Utilities
Aesthetics
Cultural Resources
X Recreation
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 although the proposed project could have 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 will be prepared.
I find that the proposed project MAY have a significant effect on the
environment, and an ENVIRONMENTAL IMPACT REPORT 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
tlnitigation measures based on the earlier analysis as described on attached sheets,
i'f the effect is a "potentially significant impact" or "potential significant unless
mitigated". AN ENVIRONMENTAL IMPACT REPORT is required, but it
must analyze only the effects that remain to be addressed.
Signature Date_ August 15, 1997
Printed Name and Title Leslie Mouriquand. Associate Planner
For: City of La Quinta. Community_ Development Department
C:\MyData\WI'DOCS\Env Cklst 97-341
X
ey�}rip.
3.1 LAND USE AND PLANNING. Would the
prgject:
a)Conflict with general plan designation or zoning?
b)Conflict with applicable environmental plans or
policies adopted by agencies with jurisdiction over
the project?
c)Affect agricultural resources or operations (e.g.
impact to soils or farmlands, or impacts from
incompatible land uses)?
3.2
3.3
d)Disrupt or divide the physical arrangement of an
established community (including a low-income or
minority community)?
POPULATION AND HOUSING.
Would the prgject:
a)Cumulatively exceed official regional or local
population projections?
b)Induce substantial growth in an area either directly
or indirectly (e.g. through projects in an undeveloped
area or extension or major infrastructure)?
c)Displace existing housing, especially affordable
housing?
EARTH AND GEOLOGY. Would the project
remelt itt or expove people to potetttictl impact.v
involving:
a)Fault rupture9
b)Seismic ground shaking
t c)Seismic ground failure, including liquefaction?
d)Seiche, tsunami, or volcanic hazard?
e)Landslides or mudflows?
OErosion, changes in topography or unstable soil
conditions from excavation, grading or till?
g)Subsidence of the land?
h)Expansive soils?
I)Unique geologic or physical features?
Potentially
Potentla I IV Significant
significant I'nlda�
Impact \Irtigated
kN
I vss Than
Sigttlicant No
Impact ImpaLl
M
X
X
X
X
X
X
X
X
X
X
X
CAMyData\WPDOCS\Env Cklst 97-341
3,4
3.5
3.6
Water. Would the prgiecl result in:
a)Changes in absorption rates, drainage patterns, or
the rate and amount of surface runoM
b)Exposure of people or property to water related
hazards such as flooding?
c)Discharge into surface waters or other alteration of
surface water quality (e.g. temperature, dissolved
oxygen or turbidity?
d)changes in the amount of surface water in any
water body?
e)changes in currents or the course or direction of
water movements?
t)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?
g)Altered direction or rate of flow of groundwater?
h)Impacts to groundwater quality?
AIR QUALITY. Would the projecl:
a)Violate any air quality standard to contribute to an
existing or projected air quality violations?
b)Expose sensitive receptors to pollutants'?
c)Alter air movement, moisture, or temperature, or
cause any change in climate?
d)Create objectionable odors?
TRANSPORTATION/CIRCULATION. Would
the project result ifr:
a)Increased vehicle trips or traffic congestion?
b)Hazards to safety from design features (e.g. sharp
curves or dangerous intersections) or incompatible
uses (e.g. farm equipment)?
C:\MyI)ata1WPD()CS\Env Cklst 97-341
-Iv-
1'utcnUal Iv
Polaltiall"Significant
I Cwti rllail
significant 1,I1k's
Significant
No
Impact Malgated
I iirpact
Impact
X
X
X
X
X
X
X
X
X
X
X
X
X
X
3.7
3.8
3.9
c)Inadequate emergency access or access to nearby
uses?
d)Insufficient parking capacity on site or otlsite9
e)Hazards or barriers for pedestrians or bicyclists?
f)conflicts with adopted policies supporting
alternative transportation (e.g. bus turnouts, bicycle
racks)?
g)Rail, waterborne or air traffic impacts?
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,
insects, animals, and birds'?
b)Locally designated species (e.g. heritage trees)'?
c)Locally designated natural communities (e.g. oak
forest, coastal habitat, etc.)?
d)Wetland habitat (e.g. marsh, riparian and vernal
pool)?
e)Wildlife dispersal or migration corridors'?
ENERGY AND MINERAL RESOURCES.
Would the project:
a)Conflict with adopted energy conservation plans"
b)Use non-renewable resources in a wasteful and
inefficient manner?
RISK OF UPSET/HUMAN HEALTH. Would the
proposal ittvolve:
a)A risk of accidental explosion or release of
hazardous substances (including, but not limited to:
oil, pesticides, chemicals or radiation)?
b)Possible interference with an emergency response
plan or emergency evacuation plan?
c)The creation of any health hazard or potential
health hazards?
CAMyData\WPD0CS\Env Cklst 97-341
MTA
Potentialh
Potentially Significant
I.cs% Man
Significant 1'111ess
S�gnilicant
\o
Impact Mitigated
Impact
Impact
X
X
X
X
X
X
X
X
X
X
X
X
X
X
0
3.10
3.11
3.12
3.13
d)Exposure of people to existing sources of potential
health hazards?
e)Increased fire hazard in areas with flammable
brush, grass, or trees?
NOISE. Would the propo.val result in:
a)Increases in existing noise levels?
b)Exposure of people to severe noise levels'?
PUIBLIC SERVICES. Would the proposal helve cm
effect upon, or re.vull hi a need for new or cillered
government .vervices iii tiny of the following,' ciretis:
a)Fire protection'?
b)Police protection?
c)Schools?
d)Maintenance of public facilities, including roads?
e)other governmental services?
UTILITIES. Wiurld the propo.val result ili a need
for new syvtems, or subslcilitial ciltercitiolis to the
following utilitie.v:
a)Power or natural gas?
b)Communications systems?
c)Local or regional water treatment or distribution
facilities?
d)Sewer or septic tanks?
e)Storm water drainage
f)Solid waste disposal?
AESTHETICS. Would the propo.vcil:
a)Affect a scenic vista or scenic highway'?
b)Have a demonstrable negative aesthetic effect?
c)Create light or glare?
C:WyData\wPD()CS\Env Cklst 97-341
-vi-
Potentialk
POmit IalIN, Significant
siv)lilicant ('nlexs
Impact Mitigated
I cm'flian
Significant
Impact No
Impact
X
M
X
FAI
X
X
X
X
X
X
X
X
X
X
X
X
X
X
.� z
3.14
3.15
3.16
Potential l"
Potentially Significant
Significant I'nless
Impact Mitigated
CULTURAL RESOURCES. Would the proposal:
a)Disturb paleontological resources'?
b)Disturb archaeological resources'?
c)Affect historical resources?
d)Have the potential to cause a physical change
which would affect unique ethnic cultural values?
e)Restrict existing religious of sacred uses within the
potential impact area?
RECREATION. Would the proposal:
a)Increase the demand for neighborhood or regional X
parks or other recreational facilities'?
b)Affect existing recreational opportunities'? X
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 further projects).
d)Does the project have environmental effects which
will cause substantial adverse effects on human
beings, either directly or indirectly?
Less nian
Stgntticant No
Impact Impact
X
X
X
X
X
9
.14
►/
KI
CAMyData\WPD0CS\Env Cklst 97-341 -vii-
4 � ,j
EARLIER ANALYSES.
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. Identify earlier analyses and state where they are available for
review.
b)Impacts adequately address. Identify which effects from the above checklist were within
the scope of and adequately analyzed by the earlier document.
c)Mitigation measures. 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.
CAMyI)ata\WI'I)OCS\Env Cklst 97-341 -vtll-
INITIAL STUDY - ADDENDUM
ENVIRONMENTAL ASSESSMENT 97-341
Tradition Project:
Tentative Tract Map 28611
Applicant:
Winchester Development
41-865 Boardwalk, Ste. 101
Palm Desert, CA 92260
Prepared by -
City of La Quinta
Community Development Department
78-495 Calle Tampico
La Quinta, CA 92253
Leslie M[ouriquand, Associate Planner
August 15, 1997
Page 1
TABLE OF CONTENTS
Section
1 INTRODUCTION
Page
3
1.1 Project Overview ..................................... 3
1.2 Purpose of Initial Study ................................ 3
1.3 Background of Environmental Review ..................... 4
1.4 Summary of Preliminary Environmental Review .............. 4
2 PROJECT DESCRIPTION
4
2.1 Project Location and Environmental Setting ................. 4
2.2 Physical Characteristics ................................ 5
2.3 Operational Characteristics .............................. 5
2.4 Objectives .......................................... 5
2.5 Discretionary Actions .................................. 5
2.6 Related Projects ..................................... 6
3 ENVIRONMENTAL ASSESSMENT 6
3.1 Land Use and Planning ................................
6
3.2 Population and Housing ...............................
9
3.3 Earth Resources
11
3.4 Water ............................................
18
3.5 Air Quality ........................................
23
3.6 Transportation/Circulation ............................
27
3.7 Biological Resources ................................
30
3.8 Energy and Mineral Resources .........................
33
3.9 Risk of Upset/Human Health ..........................
34
3.10 Noise............................................35
3.11 Public Services .....................................
37
3.12 Utilities ...........................................
39
3.13 Aesthetics .........................................
41
3.14 Cultural Resources ..................................
43
3.15 Recreation ........................................
46
4 MANDATORY FINDINGS OF SIGNIFICANCE 46
5 EARLIER ANALYSIS
Page 2
47
1.1 PROJECT OVERVIEW
The purpose of this Initial Study is to identify the potential environmental impacts of the proposed
Tentative Tract Map 28611 to create 33 single family lots, within a larger development including
a golf course, private street lots, and 2 other lots. The total acreage for this section of the master
project is 148 acres.
The project site is located on Avenue 52, at the southern terminus of Washington Street, in La
Quinta, California. The property is the historic estate known as the Marshall Ranch. The large
historic house is known as the Hacienda del Gato, which is listed on the State Historic Resources
Inventory. Formerly the property had been ranched with dates and citrus. Several out -buildings
and a workers house are also located on the property. The Applicant proposes to develop the
estate into a private country club with golf course and custom home sites, and an
administrative/sales center.
The City of La Quinta is the Lead Agency for the project review, as defined by Section 21067 of
the California Environmental Quality Act (CEQA). The Lead Agency is the public agency which
has the principal responsibility for carrying out or approving a project which may have a
significant effect upon the environment. The City of La Quinta, as the Lead Agency, has the
authority to oversee the environmental review and to approve the land use designations.
1.2 PURPOSE OF INITIAL STUDY
As part of the environmental review for the proposed Tentative Tract Map, Change of Zone,
Conditional Use Permit and Site Development Permit, the City of La Quinta Community
Development Department staff has prepared this Initial Study. This document provides a basis
for determining the nature and scope of the subsequent environmental review for the proposed
subdivision and future development of the land. The purposes of the Initial Study, as stated in
Section 15063 of the State CEQA Guidelines, include the following:
To provide the Agency with information to use as the basis for deciding whether to prepare
an Environmental Impact Report (EIR) or a Negative Declaration of Environmental Impact
for the tentative tract map, zone change, and development applications;
To enable the applicant, or the City of La Quinta, to modify the project, mitigating adverse
acts before an EIR is prepared, thereby enabling the project to qualify for a Mitigated
Negative Declaration of Environmental Impact;
To assist the preparation of an EIR, should one be required, by focusing the analysis on
those issues that will be adversely impacted by the proposed project;
To facilitate environmental review early in the design of the project;
Page 3
To provide documentation for the findings in a Negative Declaration that the project will not
have a significant effect on the environment;
To eliminate unnecessary EIR's; and,
To determine whether a previously prepared EIR could be used with the project.
1.3 BACKGROUND OF ENVIRONMENTAL REVIEW
The proposed project application was deemed subject to the environmental review requirements
of CEQA in light of the intended development and potential impacts upon the property and
surrounding area. This Initial Study Checklist and Addendum were prepared for review by the
La Quinta Planning Commission and certification by the City Council.
1.4 SUMMARY OF PRELIMINARY ENVIRONMENTAL ASSESSMENT
This Initial Study indicates that there is no potential for adverse environmental impacts for the
issue areas contained in the Environmental Checklist. Mitigation measures have been
recommended for the proposed subdivision which will reduce any identified potential impacts to
insignificant levels. As a result, A Mitigated Negative Declaration of Environmental Impact will
be recommended for this project. An EIR will not be necessary.
SECTION 2: PROJECT DESCRIPTION
2.1 PROJECT LOCATION AND ENVIRONMENTAL SETTING
The City of La Quinta is a 31.18 square mile municipality located in the southwestern portion of
the Coachella Valley, in Riverside County, California. The City is bounded on the west by the
City of Indian Wells, on the east by the City of Indio and Riverside County, on the north by
Riverside County, and federal lands to the south. The City of La Quinta was incorporated in
1982.
2.2 PHYSICAL CHARACTERISTICS
The proposed project site is a portion of a 746.6 acre parcel of land. The land involved in this
project has been farmed in the historic and recent past, and developed in the 1930's with a large
home, workers house, and several out -buildings to service the former ranch. operation. The
property is located adjacent to and within the Coral Reef Mountains, near the mouth of the La
Quinta Cove area. The proposed development will be largely contained on the flatter alluvial fan
area.
A large area of the property was subjected to mass grading in 1988, by the Coachella Valley
Water District, in conjunction with the East La Quinta Flood Control Master Planned facilities
Page 4
and a previous development project that was not constructed. Approval of the master
development project for the property was granted on April 1, 1997, by the La Quinta City
Council. The area where the proposed lot reconfiguration for Tentative Tract 28611 is located,
has been mass graded under the approvals and permits related to the approval of Tract 28470-1
Thus, the project area has been highly disturbed. The agricultural activities on the ranch ceased
several years ago in anticipation of proposed development. There are only a few date and citrus
trees left, except for those around the cluster of houses and out -buildings. Several eucalyptus
trees line the south side of Old Avenue 52 which is located within the project site, and the original
driveway leading into the hacienda
2.3 OPERATIONAL CHARACTERISTICS
The proposed tract will create 33 single family custom residential lots for house construction. A
circulation system of private streets is proposed to provide access throughout the tract. The
development will be a private gated community. Five retention basins are proposed for the
project, which will supplement the existing stormwater retention system. The historic mansion
has been rehabilitated and will be used as an administrative/sales center for the country club.
2.4 OBJECTIVES
The objective of the proposed subdivision for TTM 28611 is to create 33 single family custom
residential lots within a planned private development for profit. These lots will be offered for sale
by the Applicant for custom home construction. The Applicant proposes to develop an upscale
private country club development with an 18-hole golf course.
2.5 DISCRETIONARY ACTIONS
A discretionary action is an action taken by a government agency that calls for the exercise of
judgment in deciding whether to approve a project. For this project, the government agency is
the City of La Quinta. The proposed tentative tract map will require discretionary approval by the
Planning Commission, and final approval by the City Council. The following discretionary
approvals will be required for this project:
2.6 RELATED PROJECTS
The project consists of a proposed tentative tract map to reconfigure some of the existing lots
within Tract 28470-1, and add a new residential lot within the GC zoned area.
Four previous projects (San Pebbles Country Club, Heritage Club, Crystal Canyon Country Club,
and The Tradition at La Quinta) proposed for the project site have been reviewed by the City in
the past dozen years. All of the previous proposed projects were resort oriented developments
which included a range of 330 to 890 homesites and a golf course. Most of these prior approvals
and plans have expired. Environmental studies were prepared for these previous projects. The
Page 5
Coachella Valley Water District graded the project site for construction of retention basin
facilities in 1988. In 1985 and 1987, the City approved the vacation of portions of Avenue 52
(now referred to as Old Avenue 52) in order to facilitate future development of the immediate
area. A new alignment for Avenue 52 was designed, approved, and constructed by the City that
is located adjacent to the northern property line of the project site.
SECTION 3: ENVIRONMENTAL ASSESSMENT
This section analyzes the potential environmental impacts associated with the land use, and
subdivision design, of the proposed tentative tract. The CEQA Checklist issue areas are evaluated
in this addendum. For each checklist item, the environmental setting is discussed, including a
description of the existing conditions within the City and the areas affected by the proposed
project. Thresholds of significance are defined either by standards adopted by responsible or
trustee agencies, or by referring to criteria in CEQA (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. The valley is abundant with both desert plant and animal life. The topographical relief
ranges from -237 feet below mean sea level (msl) to about 2,000 feet above msl. The valley is a
part of the Colorado Desert region. Surrounding the valley are the San Jacinto Mountains, the
Santa Rosa Mountains, the Orocopia Mountains, and the San Bernardino Mountains. The San
Andreas fault transects the northeastern edge of the valley.
Local Environmental Setting
The proposed project is located at the southern terminus of Washington Street, at Avenue 52,
east of Avenida Bermudas. The land is partially vacant cove property that has been farmed in the
past, and had a clustering of two houses and two out -buildings. The southern end of the property
is dry and sparsely vegetated with some natural desert vegetation. Relic trees from the past
agricultural use are located near the existing structures at the north -central portion of the
,property. Previous grading activity has disturbed a large portion of the property. Several of the
' out -buildings have been demolished with City approval, in connection with construction of Tract
28470.
A. Would the project conflict with the general plan designation or zoning?
Potentially Significant Unless Mitigated. In 1992, a portion of the property was rezoned
from R-1-10,000 and R-2-20,000 to R-2, and from Hillside Conservation (HQ to R-2 through
realignment of the R-2 to the toe of the slope. Those areas above the toe of the slope remained
HC zone. In 1996, through a city-wide Zoning Ordinance Update, the R-2 designation was
reclassified as RL (Low Density Residential District), and the HC to Open Space (OS). That area
included in the flood and drainage facilities on -site is designated as FP (Flood Plain District) on
the City's Zoning Map, and W (Watercourse) on the General Plan. The location of the proposed
Page 6
Tentative Tract 286111 is within the RL and GC Zoning Districts. The proposed residential lots
1 to 32 meet the subdivision requirements regarding minimum lot size and shape, and the existing
land use and zoning designations. Proposed Lot 33 is a 1.02 acre residential lot located within an
area zoned GC for golf course. Residential land uses are not permitted within the GC Zoning
District. Thus Lot 33 is not compatible with the existing zoning district and would require a zone
change in order to be consistent or the lot must be deleted from the proposed tentative tract map.
Adjacent land uses and their designations consist of new Avenue 52 along the northern boundary,
with scattered residential north of that, cove residential to the west, vacant natural areas and flood
control facilities to the south, and ranch properties and steep hillsides to the east. At the
northwest corner is a City park and a fire station. The adjacent land use designations and zoning
districts consist of RC (Cove Residential) to the west, OS (Open Space) to the south and
southeast of the master project boundary, RL (Low Density Residential) to the east and north,
MC (Major Community Facilities) and PR (Parks and Recreation) to the northwest. These
surrounding land uses and designations are compatible with the proposed land use of this project.
B. Would the project conflict with applicable environmental plans or policies adopted by
agencies with jurisdiction over the project?
Less Than Significant Impact. The City of La Quinta has jurisdiction over this project. The
primary environmental plans and policies pertinent to this project are identified in La Quinta's
General Plan, the General Plan EIR, the La Quinta Master Environmental Assessment, and the
City's CEQA Guidelines. The California Department of Fish and Game may have jurisdiction over
the project site.
C. Would the project affect agricultural resources or operations (e.g. impact to soils or
farmlands, or impacts from incompatible land uses)?
No Impact. The La Quinta General Plan does not contain an agricultural land use designation
although there are agricultural land uses extant in the south and southeastern portions of the City.
historically, there has been farming activity in several sections of the City, however, that has
largely been replaced by resort and residential development over the past 15 years.
The property involved in this project has been disturbed by farming activities since 1902.. Active
'farming of the property ceased several years ago in anticipation of development. There are only
relic farming activities adjacent to the east of the project site. The historic ranch located adjacent
to the east is not currently under cultivation. Thus, no impact on any agricultural resources or
operations in the immediate area is likely to result from the proposed subdivision (La Quinta
General Plan; Site Survey).
D. Would the project disrupt or divide the physical arrangement of an established
community (including a low-income minority community)?
Page 7
No Impact. The project site will be developed with single family lots for general market sale as
part of a larger development. A private clubhouse and 271 acre 18-hole golf course will be
developed, along with a clubhouse, maintenance building, cart barn, and a half -way house as part
of Tract 28470. Residential land uses are located in all directions of the project site, except for
the mountains adjacent to the east and southeast, and the south where there are flood control
dams, retention basins, etc.. The future development of these lots will not disrupt or divide the
community. The proposed development will not affect the physical arrangement of the existing
neighborhoods (Sources: Site Survey; TTM 28611). Tract 28470 is approved for development
in four phases, with Phase I consisting of the golf course and single family lots. The
proposed Tentative Tract 28611 is located within this phase of master project development.
3.2 POPULATION AND HOUSING
Regional Environmental Setting
Between 1980 and 1990, the population of La Quinta expanded 125%, as reported by the U.S.
Census, making the City the second fastest growing city in the Coachella Valley. During that time
period, the number of residents in La Quinta blossomed from 4,992 to 11,215. From 1990 to
January of 1996, the population grew from 13,070 to 18,050. These figures are based upon
information provided by the U.S. Census Bureau, State Department of Finance, and the
Coachella Valley Association of Governments (CVAG). La Quinta's population ranks sixth
largest of the nine cities in the Coachella Valley. Annual average growth rate has been
approximately 10% in recent years The projected population of La Quinta by the year 2000 is
anticipated to be 23,000 (Source: Community Development Department).
The average age of a City resident is 32 years. Persons over the age of 45 make up 27% of the
City's population (Source: 1990 Census).
In addition to permanent residents, La Quinta has approximately 9,300 seasonal residents who
spend three to six months in the City. It is estimated that 30% of all housing units in the City are
used by seasonal residents (Source: Community Development Department).
The total housing stock as of 1996, is listed at 9,352 units. Single family units make up 68
tpercent of the available housing stock. The housing unit breakdown is as follows: 8,624 detached
single family, 481 multi -family units, and 247 mobile homes. The average number of persons per
household is 3.15 (Source: Department of Finance 1996). Median home prices in La Quinta are
approximately $112,000 which is lower than the average for Riverside County ($120,950), but
less than other Southern California counties (Source: La Quinta Economic Overview 1996
Edition).
Ethnicity information from the 1990 Census revealed that the composition of La Quinta's
population is 70% Caucasian, 26% Hispanic, 2% Afro-American, 1.5% Asian, and 1.0% dative
American. The 1990 Census indicates that 81% of the La Quinta residents are high school
Page 8
graduates and 21% are college graduates (Source: Census/Estimates).
Local Environmental Setting
The project site is located within a 746.6 acre parcel of largely vacant cove alluvial fan and steep
hillside land. There were two housing units on the property. One unit was a caretakers unit
scheduled for demolition, and the other is a large hacienda that will be incorporated into the
project as a sales and administrative office.
A. Would the project cumulatively exceed official regional or local population
projections?
Less Than Significant Impact. The development planned for the master project will ultimately
result in the construction of 241 new custom built detached single family units. While the City's
average population is 2.85 per dwelling unit, the proposed project is projected to have a lower
per unit population given the fact that it will be a private country club with high -end custom home
lots. Typically, people buying into this type of project are among the high income individuals,
usually older, with grown children no longer living with them. Often they will be seasonal
residents, as opposed to permanent residents. Using the factor of 1.94 people per unit, the
potential build -out population for the project could be 467.54 new residents in the City.
Temporary construction -related jobs will be created as the new custom homes are built. There
may be new jobs created for administration and maintenance of the country club and golf course,
managers and servers for the half -way house and clubhouse, and security personnel for the
country club. The number of new jobs generated by the project is estimated by the Applicant to
be 80 to 90. No jobs will be lost as a result of the project, in that no one earns their livelihood
from traditional activities on the ranch . New jobs will benefit the community, and result in a
positive impact.
B. Would the project induce substantial growth in an area either directly or indirectly
(e.g. through projects in an undeveloped area or extension of major infrastructure)?
Less Than Significant Impact. The proposed subdivision will make an impact in the
t surrounding area as major infrastructure could be altered or required to be extended to service
'the project site (Source: Site Survey). This impact is not anticipated to be significant, as there is
existing development to the west, north, and east of the project site with infrastructure already
in place. Some of this development first appeared in the mid-1930's (Source: Draft Historic
Context Statement for City of La Quinta). The immediate area around the project site has been
developed to the point that there are few vacant parcels remaining. An existing telephone
company fiber optic cable line will need to be relocated from its present location along Old Ave.
52 to a location approved by the telephone company. The Applicant is responsible for
coordinating and paying for the relocation.
Page 9
C. Would the project displace existing housing, especially affordable housing`
No Impact. There are no existing houses on the proposed Tentative Tract 28611 project site,
or Tract 28470-1. Thus, there is no identifiable adverse impact to this issue.
3.3 EARTH RESOURCES
Regional Environmental Setting
The City of La Quinta has a relatively flat, but gently sloping topography, except for the hillside
area on the southern and western portions of the City. Elevations in the southeastern portion of
the City reach 1,400 feet above msl. Slopes on the valley floor area of the City are gentle, except
in the rolling sand dune areas. The alluvial soils that make up most of the City are underlain by
igneous -metamorphic 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. The
Coachella Valley is underlain by hundreds of feet to several thousand feet of Quaternary fluvial,
lacustrine, and aeolian soil deposits (Southland Geotechnical 1996:6).
Local Environmental Setting
The area where the parcel is located is in a historic part of the City. A review of historical aerial
photographs indicates that the site was farmed. The elevation of the property ranges from
approximately 42 to 60 feet above mean sea level (Source: VTTM 28470; USGS La Quinta Quad
Map). Proposed finished pad elevations for Tentative Tract 28611 range from 44 to 66 feet above
msl.
There is an inferred earthquake fault line located approximately 1/2 mile to the south of the
southern boundary of the parcel, and one 3/4 mile to the east. There has been no recorded activity
along these fault lines, thus there is a low probability for such activity to occur. The City of La
Quinta lies in a seismically active region of Southern California. Faults in the region include the
San Andreas and Mission Creek faults located several miles to the north and west. The project
lies within. Groundshaking Zone III with Zone 12 being the most hazardous (Sources: Riverside
County Comprehensive General Plan; La Quinta General Plan; La Quinta MEA).
A Preliminary Soil Investigation was conducted on the project site, in November 1984, by Buena
Engineers, Inc. The report was prepared for Tract 20328, the Sand Pebble Country Club. This
report identifies three soil types on the property, light brown slightly silty fine to course sand and
gravel, light brown silt and very fine sand, and brown silty fine to medium sand with some gravel.
The investigation included ten borings drilled in various portions of the project site. The report
states that the bearing soils showed expansion indices of zero when tested. All indications are that
the soils on the site will allow for the proposed development.
Page 10
According to the Soil Survey of Riverside County, California, Coachella Valley Area, prepared
by the U.S.D.A. Soil Conservation Service in 1979, indicates that there are three different types
of soils present on the TT 28611 site. These include: CdC - Carsitas gravely sand, MaB - Myoma
fine sand, and GbA - Gilman fine sandy loam. Each of these soil types has distinctive features and
characteristics.
The CdC soil is found on alluvial fans within slopes of 0 to 9 %. Runoff is slow, erosion hazard
is moderate. The best uses of this soil are for watershed, wildlife habitat, recreation, and
homesites. The shrink -swell potential is low. Corrosion to uncoated steel is high, but low to
concrete. This soil tends to cave at cutbanks. The higher taxonomic classification for this soil is
mixed, hyperthermic Typic Torripsamment.
MaB soil is found on level to gently sloping alluvial fans where it is merged with finer textured
flood plain and basin soils. Runoff is very slow, and erosion hazard is slight. The best uses are for
truck crops, citrus, grapes, alfalfa hay, homesites, and recreation. The shrink -swell potential is
low. Corrosion of concrete is low. Uncoated steel will corrode easily in this soil. Cutbanks will
cave in shallow excavations. The higher taxonomic classification of this soil is mixed,
hyperthermic Typic Torripsamment.
GbA soil is found in nearly level areas. Runoff is very slow. Erosion hazard is slight. Blowing soil
potential is moderate. Best uses are for truck crops, alfalfa hay, citrus, and grapes. The shrink -
swell potential is low. Uncoated steel will easily corrode in this soil, however, concrete will not
easily corrode. This soil type is subject to flooding. It is classified as coarse -loamy, mixed
(calcareous) hyperthermic Typic Torrifluvent (Source: USDA Soil Conservation Service, Soil
Survey of Riverside County, California - Coachella Valley Area).
In 1986, a grading plan review of Tract 20328 was performed by Leighton and Associates. The
report reviewed the geotechnical aspects of proposed grading at that time. In addition, a review
of the Buena Engineers soil study was also conducted, as well as additional exploratory work to
further evaluate the project soils. Conclusions of the study included that the types of
classifications of soils exposed at the surface had not been fully mapped in order to better
correlate grading recommendations; that the depth to ground water had not been determined; that
the potential seismic hazards and effects had not been discussed in the earlier report; that
premoistening should be anticipated to require a week or more prior to grading; and that certain
overexcavation requirements for two- and three-story structures were not discussed in the earlier
soils report (Source: Leighton and Associates 1986: 4-5).
A letter update of the geotechnical investigation was conducted for the project site by Earth
Systems Consultants, dated October 10, 1996. The letter addresses the areas previously graded
by CVWD and the special attention needed to verify adequate compaction for density and
moisture conditions. Site drainage is addressed in the letter with six recommendations offered:
Page 11
Control of surface drainage is important to the successful development of the property.
Surface drainage control should be provided throughout the completed project to protect
the future stability of foundations and other site improvements. A positive gradient should
be provided away from structures and should be directed towards an approved drainage
discharge area in a nonerosive manner.
2. Down spouts from the roof of the houses should discharge collected rainwater onto
splash blocks, adjacent paved areas, or be tied into a water -tight drainage pipe, which
would carry the collected water away from the houses to approved point(s) of discharge.
3. Rear and side yard surface drainage should not be allowed to be blocked from flowing to
approved points of discharge by future sidewalks, patios, or landscaping.
4. Landscaping should be such that excess irrigation water is not allowed to pond on or near
the structure or areas to be paved. Additionally, care should be taken so as not to over
water landscaped area. Irrigation should be only sufficient to sustain plant life.
5. Failure to control excess moisture could result in settlement and soil erosion, which could
compound the problem by rupturing water lines or other services and/or utilities, thus
introducing additional moisture into the underlying soil.
6. No grading or excavating should be undertaken within the subject site without review by
the geotechnical engineer (Source: Earth Systems Consultants 1996).
The report concluded with the request that the project plans be submitted to Earth Systems office
for review of the geotechnical aspects to verify the recommendations contained in the Buena
Engineers (1984) soils study and to provide supplemental recommendations as necessary.
A. Would the project result in or expose people to potential impacts involving seismicity:
fault rupture?
Less Than Significant Impact. There is an inferred fault line located as close as '/2 mile south
of the project site. This fault is considered potentially active, although no activity has been
recorded for the last 10,000 years. A major earthquake along the fault would be capable of
generating seismic hazards and strong groundshaking effects in the area. None of the inferred
faults in La Quinta have been placed in an Alquist-Priolo Special Studies Zone. All homes
developed on the proposed lots would be required to be constructed to current Uniform Building
Code (UBC) seismic standards in order to mitigate risk of collapse to the extent feasible (Sources:
Riverside County Comprehensive General Plan; City of La Quinta General Plan; La Quinta MEA;
UBC).
Page 12
While accurate earthquake predictions are not possible, significant geologic information and
statistical analysis have been complied, analyzed, and published intensely by various agencies over
the past 25 years. It has been reported that a 22% conditional probability occurrence for the 30-
year period from 1994 to 2024 that a magnitude 7.5 event or greater would occur along the
Coachella Valley segment of the San Andreas Fault. The primary risk to the project is the San
Andreas Fault. The Coachella Valley Segment of the fault comprises the southern 115 km of the
fault zone. This segment has the longest elapsed time of any portion of the San Andreas Fault,
last experiencing an event about 1690 AD based on USGS dating of trench surveys near Indio.
The San Andreas Fault zone is considered to have characteristic earthquakes that ruptures each
fault segment. The San Andreas Fault may rupture in multiple segments producing a higher
magnitude earthquake (Source: Southland Geotechnical 1996).
Fault rupture is not anticipated to occur at the project site because of the well -delineated fault
lines through this region as shown on United States Geological Survey and California Division
of Mines and Geology maps are not near the project site location. However, because the site is
located in an area of high tectonic activity, the potential for surface rupture on undiscovered or
new faults that may underlie the site can not be discounted (Source: Southland Geotechnical
1996:8).
B. Would the project result in or expose people to potential impacts involving seismic
ground shaking?
Less Than Significant Impact. The future residential development will be subject to
groundshaking hazards from regional and local events. The proposed project will bring people
to the site who could be subject to these hazards. The Riverside County Comprehensive General
Plan indicates that the lots are within Groundshaking Zone III. A Zone III is an area with
moderate shaking qualities but less severe than a Zone 12 which is the highest level. Any homes
constructed will be required to meet current seismic standards of construction to reduce, or
mitigate to the extent feasible, the risk of structural collapse. The recommendations of the
geotechnical report prepared for TT 28470 shall become conditions of approval. The land is
generally suitable for the proposed project (Sources: La Quinta MEA).
The primary seismic hazard at the project site is strong groundshaking from earthquakes along
the San Andreas and San Jacinto (Source: La Quinta MEA; Riverside County Comprehensive
'General Plan).
C. Would the project result in or expose people to potential impacts involving seismicity:
ground failure or liquefaction?
Less than Significant Impact. The proposed project is not in an area that is anticipated to be
subject to ground failure hazards from earthquake or other events due to the distance from
regional fault lines. The La Quinta General Plan indicates that the project site is not within a
Page 13
recognized liquefaction hazard area. The majority of the City has a very low liquefaction
susceptibility due to the fact that ground water levels are generally at least 100 feet below the
ground surface (Source: La Quinta MEA; Riverside County Comprehensive General Plan).
Liquefaction at the project site is not considered a potential hazard since the groundwater is
believed to be deeper than 50 feet (the maximum depth that liquefaction is known to occur)
(Source: Southland Geotechnical 1996:8).
D. Would the project result in or expose people to potential impacts involving seismicity:
seiche, tsunami or volcanic hazard?
No Impact. The City is located in an inland valley, separated from the Pacific Ocean by mountain
ranges, and would not be subjected to a tsunami. Lake Cahuilla, a man-made reservoir located
in the southeast portion of the City, might experience some moderate wave activity as a result of
an earthquake and groundshaking. However, the lake is not anticipated to affect this project in
the event of a levee failure or seiche because the lake is on the other side of the Coral Reef
Mountains (Source: La Quinta MEA; La Quinta USGS 7.5' Quad Map).
E. Would the project result in or expose people to potential impacts involving landslides
or mudflows?
No Impact. The terrain within and surrounding the project site is that gently sloping alluvial plain
abutting steep rocky hillsides. The parcel is located northwest of the Coral Reef Mountains, thus,
there is no potential danger from landslides and rockfall. No mudflows are anticipated for this
project, as the adjacent hills and mountains are formed of rocky granitic material. The general
area of the project site is protected from flood waters by earthen training dikes and retention
basins that are located at the southern boundary of the project, and existing retention basins and
drainage channels within the project site. Additional on -site retention basins are proposed for the
project site that will be incorporated into the 18-hole gold course features (Source: La Quinta
MEA; La Quinta USGS 7.5' Quad Map; TT 28470).
The area within the proposed Tentative Tract 28611 is some distance away from the steep hills
and outside of danger from rockfall and mudslides.
F. Would the project result in or expose people to potential impacts involving erosion,
changes in topography or unstable soil conditions from excavation, grading, or fill?
Less Than significant Impact. The soils on the project site and geotechnical studies done in the
vicinity of the project site show that the area is underlain by alluvial deposits of Pleistocene age.
The soils on the site consists of Carrizo Carsitas sand in the alluvial fan, Myoma Fine Sand and
Gilman Loam abutting Avenue 52, and Granite and Metamorphic Rock in the Coral Reef
Mountains. Carsitas soils are generally used for citrus and grape growing, agricultural uses,
wildlife habitat, recreational uses, and watershed areas. Carsitas and Gilman soils are permeable.
Page 14
Myoma soils are generally used for crops and homesites, and are excessively drained and include
rapidly permeable soil (Source: U. S.D.A. Soil Conservation Soil Survey of Riverside County,
California - Coachella Valley Area; EA 92-240; EA 96-333).
Balanced cut and fill is projected for the project (Sources: TTM 28470 Grading Plan).
Compliance with the recommendations of the grading plans and geotechnical studies for the
project will ensure structural integrity of development on the site. Such compliance will be a
condition of approval for the project. Monitoring of compliance will be provided by the City's
Public Works Department staff.
On December 17, 1996, the La Quinta City Council approved the issuance of an at -risk grading
permit for the proposed Tentative Tract 28470 with the condition that the applicant post a bond
equal to one-half the total cost of the grading in case the project is not approved or is modified
at the public hearing for restoration of the property. Grading has since been completed for the
golf course and certain residential areas within the master project site.
G. Would the project result in or expose people to potential impacts involving subsidence
off the land?
Less Than Significant Impact. The project site is not located in an area designated for
subsidence hazards. Dynamic settlement results in geologically seismic areas where poorly
consolidated soils mix with perched groundwater causing dramatic decreases in the elevation of
the ground (Source: La Quinta MEA).
H. Would the project result in or expose people to potential impacts involving expansive
soils?
Less Than Significant Impact. The underlying soils on the parcels have a low potential for
expansion, thus future construction is not expected to be subject to problems from soil expansion.
The City requires compliance with the Uniform Building Code and the recommendations of a soils
investigation report prior to issuance of building and grading permits (Sources: U.S.D.A. Soil
Conservation Service Soil Survey of Riverside County, California - Coachella Valley Area).
11. Would the project result in or expose people to potential impacts involving unique
geologic or physical features?
No Impact. The Coral Reef Mountains represent a unique geologic feature in the La Quinta
area. This unique feature is located outside of the project site boundaries. There is no identifiable
direct significant adverse impact on this issue.
Page 15
3.4 WATER
Regional Environmental Setting
Groundwater resources in the La Quinta area consist of a system of large aquifers (porous layers
of rock material containing water) and groundwater basins separated by bedrock or layers of soil
that trap or retain groundwater. La Quinta is located above the Coachella Valley Groundwater
Basin which is the major water supply for the potable water needs of the City as well as a
significant supply for the City's nonpotable irrigation needs. Water is pumped from the
underground aquifer via domestic water wells in the City operated and administered by the
Coachella Valley Water District (CVWD).
La Quinta is located primarily in the lower Thermal Subarea of the groundwater basin. The
Thermal Subarea is separated into the upper and lower valley sub -basins near Point Happy,
located southwest of the intersection of Washington Street and State Highway 111. CVWD
estimates that approximately 19.4 million acre feet of water is stored within the Thermal Subarea
which is available for use. Water pumped from the aquifer is treated and distributed to users
through the existing (potable) water distribution system. Water is also pumped for irrigation
purposes to water golf courses and the remaining agricultural uses in the City. Water supplies are
augmented with surface water from the Colorado River transported via the Coachella Canal.
The quality of water in the La Quinta area is highly suitable for domestic purposes. However,
chemicals associated with agricultural production in nearby areas and the use of septic tanks in
the Cove area affect groundwater quality. Groundwater is of marginal to poor quality at depths
of less than 200 feet. Below 200 feet, water quality is generally good and water depths of 400 to
600 feet are considered excellent.
Percolation from the tributaries of the Whitewater River flowing into La Quinta from the Santa
Rosa Mountains provide a natural source of groundwater replenishment. Artificial recharging of
groundwater will be necessary in the near future.
Surface water in La Quinta is comprised of Colorado River water supplied via the Coachella
Canal and stored in the Lake Cahuilla reservoir; lakes in private developments which are
comprised of canal water and/or untreated groundwater; and the Whitewater River and its
tributaries. The watersheds in La Quinta are subject to intense storms of short duration which
result in substantial runoff. The steep gradient of the Santa Rosa Mountains accelerates the runoff
flowing in the intermittent streams that drain the mountain watersheds. La Quinta is protected
from this runoff by the existing flood control facilities located throughout the City.
One of the primary sources of surface water pollution is erosion and sedimentation from
development construction and operation activities. Without controls, total dissolved solids (TDS)
can increase significantly from the development activities. The Clean Water Act requires all
communities to conform to standards regulating the quality of water discharged into streams,
Page 16
including stormwater runoff. The National Pollutant Discharge Elimination System (NPDES) has
been implemented as a two-part permitting process, for which the City of La Quinta participates.
La Quinta is protected from storm water runoff by a stormwater system designed by Bechtel for
the Coachella Valley Water District to protect currently developed and potentially developable
areas of the City from damage during a major rainflood event. The system project was based on
a flood control plan for the general area developed by Bechtel for the District in 1970.
Construction was completed in November 1986 (Source: Bechtel Civil, Inc. 1989:1).
Local Environmental Setting
The project site does not have any natural standing water. Lake Cahuilla, a man-made reservoir
is located approximately two miles to the southeast, on the other side of the Coral Reef Mountain.
The Whitewater River channel is located slightly over 3 miles to the north of the project site, but
is dry except during seasonal storms. The La Quinta Stormwater Channel is located
approximately 1 mile to the north and is a part of the community -wide network of flood control
facilities.
The City currently has only limited areas which are still subject to storm water flow or flooding.
Flood prone areas are designated with a specific zoning district (Watercourse, Watershed and
Conservation Areas: W-1). The intent of this zoning district is to allow development in flood
prone areas based upon the submittal of a drainage and stormwater control plan. The City also
implements flood hazard regulations for development within flood prone areas.
Existing flood control facilities on the proposed project site are a part of the City-wide
Stormwater Project - East La Quinta System. The facilities were designed by a previous
developer's engineer, with the design reviewed by Bechtel. Construction of these facilities was
completed in mid-1988, by E. L. Yeager Construction Company. The East La Quinta System
intercepts and controls runoff originating in the drainage area in the foothills east and southeast
of Avenida Bermudas, and from the presently developed area of the City of La Quinta south of
Calle Durango. The system consists of the Upper Training Dike, Calle Tecate Detention Basin,
East La Quinta Channel, Avenida Bermudas Detention Basin, the proposed Tradition project site
facilities, and a 60-inch diameter buried stormwater conduit. The detention basin on the master
project site has a storage volume of about 520 A.F. below El. 59, while maintaining a minimum
one foot freeboard (Source: Bechtel Civil, Inc. 1989). These facilities wee analyzed for
environmental issues in the EIR prepared for the La Quinta Redevelopment Project No. 1,
prepared in 1983.
A Hydrology/Hydraulic Report was prepared for the master project site, in October 1996, by
Keith International, Inc.. The project proposes areas north of the detention basin to provide for
on site retention. Runoff from the residential, clubhouse, and golf course areas will be conveyed
to depressions located within the golf course. The retention areas have been integrated into the
golf course grading plan as golfing amenities. The basin sizing is based on the total run off from
Page 17
a 24 hour - 100 year event. Five basins are proposed with the following locations and capacities:
Ba in Hole # Basin Capacity
16 7.90 acre feet
2 Driving Range 83.50 acre feet
3 4 14.50
4 2 & 3 31.30
5 1 41.80 (lake)
The hydrology study modeled the 100-year and 10 year storm events to determine which storm
will generate the greatest storm volume. The results will be utilized to determine the size of the
retention basins. It was determined that historic flows are retained onsite, thus the proposed
development must retain all of the flows onsite (Source: Keith International. Inc. 1996).
A. Would the project result in changes in absorption rates, drainage patterns, or the rate
and amount of surface runoff?
Less Than Significant Impact. An approved drainage plan will be required prior to issuance
of a grading permit, based upon the recommendations and results of the Drainage study prepared
by Keith International, Inc., October 1996. There will be changes in absorption rates, but not
drainage patterns or surface runoff as a result of the proposed project. The absorption rate will
be altered by the paving of streets, building of homes, and landscaping of yards, landscape lots,
and the golf course. The traditional historical drainage pattern will be maintained as is required
by the City. Retention basins and other facilities will catch and hold the surface runoff storm
water onsite.
The proposed Tradition project (241 lots) is significantly less dense than the former "Heritage"
project (330 homes), and the even earlier project "Crystal Canyon" with 890 units, reducing the
runoff rate and flood volumes to these existing structures. Since the onsite development has a
reduced density (compared with the original design assumptions used for the Heritage Country
Club) with fewer homes and increased landscaping, peak runoff flows and flood volumes will also
be reduced (Keith International, Inc. 1996). Proposed Tentative Tract 28611 is a part of the first
phase of Tract 28470-1.
B. Would the project result in exposure of people or property to water -related hazards
such as flooding?
Less Than Significant Impact. The project site is partially within the AO and partially within
the X designated flood hazard area in the northeastern portion. The AO designation is the 100
year flood plain FIRM zone in which the hazard factors have been determined. There are existing
on -site flood control or drainage facilities on the property, that were constructed by the Coachella
Valley Water District as part of the East La Quinta Storm Drain system. These improvements
were coordinated with an earlier planned golf course development, formally known as the
Page 18
r y �
"Heritage Country Club". The proposed project intends to fully utilize these existing
improvements and integrate them into the overall development and drainage system. The existing
structures and basins will remain in place. The new design will maintain all structure capacities
and volumes. The proposed Tradition project is significantly less dense than the earlier "Heritage
Country Club", reducing the runoff rate and flood volumes to these existing structures. The
proposed drainage plan for Tract 28470 will include 5 additional retention basins and drainage
improvements onsite (Source: Keith International, Inc. 1996). Proposed Tentative Tract 28611
will be protected by these retention basins and drainage improvements (Source: Coachella Valley
Water District, letter of August 1, 1997).
C. Would the project result in discharge into surface waters or other alteration of surface
water quality (e.g. temperature, dissolved oxygen or turbidity)?
Less Than Significant Impact. Runoff from the project site will be required to be directed into
the five proposed retention basins and be controlled by both existing and proposed drainage
facilities. There are no existing bodies of surface water on or adjacent to the project site. Five
lakes are proposed for the golf course which will also function as retention areas (Source: Site
Survey; Coachella Valley Water District; TT 28470; TTM 28611).
D. Would the project result in changes in the amount of surface water in any water body?
No Impact. There are no bodies of surface water on the subject parcel. Five man-made lakes
within the golf course are proposed. Runoff water is designed to flow into these lakes. Although
a substantial amount of runoff volume will come from the Coral Reef Mountains, it is not
expected to significantly impact surface water. The size of the project represents a sizable
percentage of the drainage tributary area for the City (Source: Site Survey; Keith International,
Inc. 1996; TTM 28611).
E. Would the project result in changes in currents, or the course or direction of water
movements?
No Impact. The City of La Quinta does not have any natural bodies of water or rivers. There
are many small man-made lakes and ponds on golf courses within the City. A few agricultural
reservoirs are still in use. The La Quinta Evacuation Channel is a man-made stormwater channel
that is usually dry except for runoff from seasonal storms. The future development of the project
site with the proposed land use designations will not affect, to a significant degree, any existing
drainage corridor (Source: Site Survey; TTM 28470; La Quinta MEA; TTM 28611).
F. Would the project result in changes in quantity of ground waters, either through
direct additions or withdrawals, or through interception of an aquifer by cuts or by
excavations?
Less Than Significant Impact. Water supply in the City is derived from groundwater and
supplementary water brought in from the Colorado River. The proposed development of the
project site will consist of single family units. Potable water to service this development will most
Page 19
likely come from existing groundwater wells in the near vicinity and a new well to be located by
the third green on Tract 28470. These wells were formerly used for agricultural irrigation and are
in working order. The Planning Standard for residential water consumption is 315 Gal/DU/Day.
The day water consumption would be 33 units x 315 Gal/DU/Day = 10,395 Gallons for the single
family residential use. The Coachella Valley Water District has stated that it will furnish domestic
water and sanitation service to the project, but will need additional facilities to provide for
expansion of its domestic water system for Tract 28470. These new facilities may include wells,
reservoirs, and booster pumping stations (Sources: La Quinta MEA; Application Materials;
Coachella Valley Water District, letter dated August 1, 1997). Water from the Coachella Canal
is not available to these areas. Local groundwater supplies may not be adequate to supply long-
term domestic or irrigation demands. Groundwater pumping will be subject to a replenishment
assessment to provide a funding mechanism for importation of additional water supplies (Source:
CVWD, August 1, 1997).
G. Would the project result in altered direction or rate of flow of groundwater?
Less Than Significant Impact. The proposed subdivision will not have a significant effect on
groundwater wells by itself. There could be cumulative impacts in conjunction with development
of Tract 28470. It is not anticipated that there will be any significant alteration to the direction
of flow of the groundwater supply, however, the rate of flow may be impacted due to high
demand for water. No deep cuts are proposed with this project that would reach the depth of the
groundwater, other that the drilling cf a new water well. The proposed well would reach a depth
of potable water which would impact the local groundwater rate of flow and possibly direction
(Source: Tentative Tract 28470; Tentative Tract 28611).
H. Would the project result in impacts to groundwater quality?
Less Than Significant Impact. Future development of the project site will include concrete and
asphalt pavement of portions of the site. This pavement will reduce the absorption ability of the
ground. Storm water runoff will be discharged into on -site basins channels, lakes, and pipes.
Following a heavy rain, contaminates could be transported into the basins or into the nearby storm
drains that could contribute to groundwater and/or surface water pollution. However, this
potential impact is anticipated to be less than significant.
1
3.5 AIR QUALITY
Regional Environmental.Setting
The Coachella Valley is under the jurisdiction of the South Coast Air Quality Management
District (SCAQMD), and in particular, the Southeast Desert Air Basin (SEDAB) division.
SEDAB has a distinctly different air pollution problem than the South Coast Air Basin (SCAB).
A discussion of the jurisdictional organization of SCAQMD and requirements is found in the La
Quinta MEA.
Page 20
The air quality in Southern California region has historically been poor due to the topography,
climatological influences, and urbanization. State and federal clean air standards established by
the California Air Resources Board and the U. S. Environmental Protection Agency (EPA) are
often exceeded. The SCAQMD is a regional agency charged with the regulation of pollutant
emissions and the maintenance of local air quality standards. Currently, the SEDAB does not
meet federal standards for ozone, carbon monoxide, or particulate matter (PM-10). In the
Coachella Valley, the standard for PM-10 is frequently exceeded. PM-10 is a particulate matter
10 microns or less in diameter that becomes suspended in the air due to winds, grading activity,
and by vehicles traveling on unpaved roads, among other causes.
Local Environmental ,3etting
The City of La Quinta is located in the Coachella Valley, which has an and climate, characterized
by hot summers, mild winters, infrequent and low annual rainfall, and low humidity. Variations
in rainfall, temperatures, and localized winds occur throughout the valley due to the presence of
the surrounding mountains. Air quality conditions are closely tied to the prevailing winds of the
region.
The City of La Quinta is subject to the SCAQMD AQMD, a plan which describes measures to
bring the SCAB into compliance with federal and state air quality standards and to meet
California Clean Air Act requirements. The General Plan for the City contains an Air Quality
Element outlining mitigation measures as required by the Regional AQMP.
The City is located within Source Receptor Area (SRA) 30, which includes two air quality
monitoring stations, one located in the City of Palm Springs, and the other in the City of Indio.
The Indio station monitors conditions which are most representative of the La Quinta area. The
Palm Springs station monitors carbon monoxide in addition to ozone and particulate.
A. Would the project violate any air standard or contribute to an existing or projected
air quality violation?
Less Than Significant Impact. The South Coast Air Quality Management District CE A Air
Quality Handbook indicates that the threshold for significance in single family development is at
170 units. Above 170 units may result in a significant impact to the air quality, unless mitigation
is implemented. To assess the potential impacts of the master project, a computerized air quality
analysis was conducted by Community Development staff. The area of proposed TTM 28611 is
included in this analysis. The assessment indicated that the proposed project would produce
temporary construction emissions during the construction of the 241 single family home sites.
Emissions produced during construction would vary daily depending on the type of activity.
Emissions would be generated during grading, framebuilding and other construction activities.
Grading and construction would result in a less than significant air quality impact (Source:
Screen.xls). The table below quantifies the emissions:
Page 21
F
Construction Emissions:
Project Emissions (lbs/day)
ROG NOX CO PM10
40.7 64.5 253.2 146.7
SEDAB Thresholds (lbs/day)
ROG NOX CO PM10
75 100 550 150
(Source: SCREEN.XLS)
Implementation of the proposed master project would result in long-term direct and indirect air
pollutant emissions. Direct emissions would be generated by the use of motor vehicles and natural
gas appliances. Indirect emissions would be generated during the use of electricity. No wood
burning emissions would be generated by the proposed project except for residential fireplaces.
Emissions from motor vehicle operation are anticipated to result in the greatest long-term air
quality impact associated with development of the proposed project. The report concludes that
the significance thresholds would not be exceeded for ROG, CO, PM-10, and Nox. This impact
is considered to be less than significant. The proposed project would not contribute significantly
to regional or local air quality impacts. The following construction emission mitigation measures
will reduce Nox emissions:
Configure construction parking to minimize traffic interference.
2. Provide temporary traffic control during busy construction periods to improve traffic flow.
Schedule construction activities that affect traffic flow to off-peak hours.
4. Suspend use of all construction equipment operations during second stage smog alerts.
Prevent construction trucks from idling longer than two minutes.
6. All construction equipment shall be maintained to prevent visible soot from reducing light
transmission through the exhaust stack exit by more than 20 percent for more than 3 minutes
per hour and use low -sulfur fuel as required by SCAQMD regulation.
However, even with the implementation of the above measures, the construction -related Nox
emissions would continue to exceed SCAQMD thresholds. Therefore, construction emissions of
Nox would be considered significant and unavoidable.
Page 22
To mitigate for the over-all air quality impact that may result for the project, the following
SCAQMD mitigation measures will be required:
Best available mitigation measures for construction:
Low emission on -site mobile equipment (tractor, scraper, dozer, etc.) will result in an
approximate 60% emission reduction efficiency.
2. Energy use - use electricity from power plants or clean fuel generators rather than temporary
diesel powered generators. This will reduce emissions by 50 to 98%.
3. Fugitive dust from roads - Pave construction roads that have a traffic volume of less than 50
daily vehicle trips to reduce fugitive dust by 90 to 99%.
Best available residential energy use mitigation measures for operation activities and occupancy:
Use solar or low emission water heaters for a 40% emission reduction.
2. Use central water heating systems (emission reduction not quantified).
3. Use built-in energy efficient appliances for a 10 to 20% emission reduction.
4. Building orientation should be to the north for natural cooling (efficiency not quantified).
5. Provide shade trees to reduce heat for a 55% energy reduction.
6. Use energy efficient and automated controls for air conditioners for a 30% energy reduction.
7. Use double -glass paned windows for a 20% energy reduction.
8. Use lighting controls and energy efficient lighting for a 60 to 75 % energy reduction.
9. Increase walls and attic insulation beyond Title 24 requirements for a 5 to 9 % energy
reduction.
' 10. Use light colored roof materials to reflect heat.
11. Use building materials that do not require use of paints and solvents for an 80 to 100%
emission reduction.
With the implementation of the above recommended mitigation measures, the potentially
significant air quality impacts will be reduced to a level of insignificance (Source: SCAQMD
CEQA Air Quality Handbook). Proposed Tentative Tract 28611 project site is a part of Tract
28470-1 and has been included in this assessment. The proposed subdivision reconfigures lot lines
Page 23
in order to create 11 additional residential lots. This increase in number of lots does not change
the potential impacts that have been identified or the required mitigation measures approved for
Tract 28470-1.
B. Would the project expose sensitive receptors to pollutants?
Less Than Significant Impact. Sensitive receptors include schools, day care centers, parks and
recreation centers, medical facilities, rest homes, and other land uses that include concentration
of individuals recognized as exhibiting particular sensitivity to air pollution. The adjacent land
uses consist of residential to the west and north, residential development to the northeast, and
open space to the south and east. The closest schools located to the proposed project are the new
Adams Elementary School located north of Calle Tampico and west of Washington Street, and
the La Quinta Middle School and Truman Elementary School located east of Washington Street
and north of Avenue 50. The closest existing public park is the Fritz B. Burns Park located near
the northwest corner of the project. The Ambient Air Quality Standards (AAQS) are designed
to protect that segment of the public most susceptible to respiratory distress or infection, referred
to as "sensitive receptors." (Sources: La Quinta General Plan; Site Survey). Proposed TTM
28611 is not anticipated to result in adverse impacts on sensitive receptors.
C. Would the project alter air movements, moisture, temperature, or cause any change
in climate?
Less Than Significant Impact. The proposed subdivision is not anticipated to result in any
significant impact upon this issue area. All proposed home sites will be required to meet height
and setback requirements, maintaining a low profile. Two-story units may be approved for
construction. Moisture content may increase as the adjacent golf course and individual yards are
planted and irrigated. Swimming pools would add to the moisture index of the area. There are
no significant climatic changes anticipated with the future development of the parcels. There are
no known significance thresholds to use for this issue.
D. Would the project create objectionable odors?
Less Than Significant Impact. The proposed project will not result in development which may
,create objectionable odors, such as waste hauling or chemical products. Vehicles traveling on
nearby and internal project streets generate gaseous and particular emissions that may be
noticeable on the project site. However, these would be short-term odors that should dissipate
quickly (Source: Site Survey).
Page 24
ti:.
3.6 TRANSPORTATION/CIRCULATION
Regional Environmental Setting
La Quinta is a desert community of over 18,600 permanent residents. The City is 31.18 square
miles in size, with substantial room for development. The existing circulation system is a
combination of early roadwork constructed in the 1930's by Riverside County and new roadways
since incorporation of the City in 1982. Key roadways include State Highway 111, Washington
Street, Jefferson Street, Fred Waring Drive, and Eisenhower Drive.
Traffic volumes in La Quinta experience considerable seasonal variation, with the late -winter,
early -spring months representing the peak tourist season and highest traffic volumes. There is a
relatively low incidence of automobile accidents at the intersection of Washington Street and
Avenue 52. According to the City Engineering Department, there were 15 vehicular accidents at
this intersection between 1988 and 1989 (Source: Traffic Collision Data, City of La Quinta; La
Quinta General Plan). Between January 1993 and December 1994, there were six accidents. In
1995, there were two accidents. And, in 1996, there was one accident between January and
March (Source: SWITRS; Public Works Department).
Existing transit service in La Quinta is limited to three regional fixed -route bus routes operated
by Sunline Transit Agency. One bus route along Washington Street connects the Cove and
Village areas with the community of Palm Desert to the west. Two lines operate along Highway
111 serving trips between La Quinta and other communities in the desert.
There are only a few existing pedestrian, bicycle and equestrian facilities in La Quinta, however,
these systems will be expanded as the City grows. These facilities, both existing and future, are
designated in the La Quinta General Plan.
Local Environmental Setting
The subject project site is located south of the southern terminus of Washington Street, east of
Avenida Bermudas. Washington Street is classified as a major arterial with a 120 foot right-of-
way. The intersection of Washington Street and Avenue 52 is currently controlled by 4-way stop
s signs. Avenida Bermudas is classified as a secondary arterial with an 80-foot right-of-way.
'Avenida Bermudas is located along the western boundary of the project site. It is designated as
a bikeway corridor.
The La Quinta General Plan gives design standards for the various street classifications.
According to the standards for major arterials, the projected buildout traffic volume for
Washington Street, north of the subject property will exceed the volume range. It is projected
that Washington Street will experience a daily traffic volume of 52,600 south of Avenue 50, at
buildout, providing a Level Of Service D (LOS-D). LOS-D has unstable flow with poor
progression and frequent cycle failures. This is considered the limit of acceptable delay. LOS F
has oversaturation with arrival flow rates exceeding the capacity of the intersection and is
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considered unacceptable to most drivers. A more detailed explanation of buildout traffic
conditions and levels of service is found in the La Quinta General Plan.
The current average daily traffic flows for Washington Street, south of Avenue 50 are 13,697
vehicles per day and 16,354 vehicles per day south of Eisenhower Drive. The existing traffic
volume at the intersection of Avenue 52 and Washington Street is 7,982 vpd with 4,271 vpd
entering or leaving Washington Street. This intersection has met warrants for a traffic signal
(Source: Public Works Department).
A. Would the project result in increased vehicle trips or traffic congestion?
Less Than Significant Impact. The number of housing units for the Tract 28611 area is less
than what was used in the "build -out" traffic model for the 1991 La Quinta General Plan. The
project is incorporating mitigation improvements as identified and required by the General Plan.
The project site is forecasted to generate approximately 4,588 daily vehicle trips from the 241
single family lots, the 271 acre golf course, and approximately 1,000 square feet of administrative
office space within the historic hacienda (Source: Trips.xls; Keith International, Inc.). Proposed
TT 28611 is a part of Tract 28470-1 and will not result in any significant deviation from this
analysis.
B. Would the project result in hazards to safety from design features (e.g. sharp curves
or dangerous intersections) or incompatible uses (e.g. farm equipment)?
Less Than Significant Impact. There are no identified hazards from design features in the
existing roadways or the proposed circulation system. Automobile, motorcycle, and golf cart
traffic are the only types of vehicles that typically use private residential streets, with the
exception of delivery trucks. A golf cart path system will be constructed within the country club
(Source: TTM 28470; TTM 28611).
C. Would the project result in inadequate emergency access to nearby uses?
Less Than Significant Impact. Future development of the project site would not be permitted
to obstruct emergency access to surrounding land uses. This requirement would be made a part
,of project conditions of approval. Review of development plans by the Fire Department did
'identify that a secondary access is required along Avenida Bermudas. Additional emergency
accesses will also be required by the City for the project.
D. Would the project result in insufficient parking capacity on -site or off -site?
Less Than Significant Impact. Parking will be required for each custom-built housing unit as
it is constructed, which will consist of a two to three car garage, and tandem parking in the
driveway. On -street parking will not be available (Source: La Quinta Zoning Ordinance; La
Quinta Subdivision Ordinance; Application Materials).
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,,.
E. Would the project result in hazards or barriers for pedestrian or bicyclists?
Less Than Significant Impact. The east side of Avenida Bermudas and the east side of
Washington Street are designated bikeway corridors. It is anticipated that hazards to bicyclists
and pedestrians will not be increased significantly as a result of the proposed development
(Source: La Quinta General Plan). The bicycle and pedestrian corridors will be outside of the
project perimeter wall, along the east side of Avenue Bermudas. There will not be any identifiable
increase in hazards than currently exist.
F. Would the project result in conflicts with adopted policies supporting alternative
transportation (e.g. bus turnouts, bicycle racks)?
No Impact. Bicycle racks are only required for commercial land uses. The Zoning Ordinance
does not require bicycle racks for residential projects (Source: La Quinta Zoning Ordinance) As
a private gated development, bus service will not be available to residents inside the project area.
The closest bus stops to the project area are located in the commercial Village area, and at the
intersection of Calle Tampico and Washington Street.
G. Would the project result in rail, waterborne or air traffic impacts?
No Impacts. There is no rail service in the City of La Quinta. The closest rail line is
approximately six miles to the north of the project site. There are no navigable rivers or
waterways, or air travel lanes or airports within the City. Thus, there will be no impacts upon
these issues. The closest airports are the Bermuda Dunes Airport, a small private facility located
just south of Interstate 10, approximately six miles north of the project site and the Thermal
Airport, located approximately six miles southeast of the project, on Airport Boulevard in the
Thermal area (Sources: La Quinta MEA; USGS La Quinta 7.5' Quad Map; Site Survey).
3.7 BIOLOGICAL RESOURCES
Regional Environmental.Setting
The City of La Quinta lies within the Colorado Desert regional environment. Two ecosystems are
found within the City, the Sonoran Desert Scrub and the Desert Transition. The disturbed
'environments within the City are classified as either urban or agricultural. A detailed discussion
of these ecosystems is found in the La Quinta Master Environmental Assessment (1992).
Local Environmental ,Setting
The project site is located in the Sonoran Desert Scrub ecosystem. Typically, undeveloped land
within this ecosystem is rich in biological resources and habitat. However, the project site has
been disturbed by agriculture and mass grading in the distant and recent past. The Sonoran Desert
Scrub is the most typical environment found in the Coachella Valley. It is generally categorized
as containing plants which have the ability to economize water uses, go dormant during periods
Page 27
of drought, or both. Cacti are very common in these areas due to their ability to store water.
Other plants root deeply and draw upon water from considerable depths. The variations of desert
vegetation result from differences in the availability of water. The most dense and lush vegetation
in the desert is found where groundwater is most plentiful.
The Sonoran Scrub areas are considered habitat for a number of small mammals. These animals
escape the summer heat through their nocturnal and /or burrowing tendencies. Squirrels, mice and
rats are all common rodent species in this environment. The black -tailed hare is a typical mammal.
Predator species include kit fox, coyote, and mountain lion in the higher elevations. The largest
mammal species found in this area is the Peninsular Bighorn sheep which is found at the higher
elevations of the Santa Rosa and San Jacinto Mountain ranges. Birds and amphibians/reptiles can
also be found in the Sonoran Scrub area.
The Desert Transition areas are found in the alluvial fan areas and slopes of the surrounding
mountains. The transition is gradual and involves an intermingling of vegetation types typically
found in the Desert Scrub ecosystem and the Pinon-Juniper Woodland near the top of the Santa
Rosa Mountains. The plant species in the desert transition zone benefit from slightly higher
rainfall. Where creosote bush and bur -sage dominated in the desert scrub areas, cacti become
more abundant and ocotillo dominate on the upper portions of alluvial fans, bajadas, and rocky
mountain slopes.
The La Quinta General Plan identifies the property as being within the habitat of the Fringe -toed
Lizard. In addition, there have been sightings of the endangered plant, California ditaxis, in the
general area of the project (Sources: Site Survey; La Quinta MEA).
A. Would the project result in impacts to endangered, threatened or rare species or their
habitats (including but not limited to plants, fish, insects, animals, and birds)?
Less Than Significant Impact. The La Quinta Master Environmental Assessment identifies the
project site as within the habitat of the Coachella Valley Fringe Toed Lizard, and the California
ditaxis.
The project site is not within the mitigation fee area for the Coachella Valley Fringe -toed Lizard
t Habitat Conservation Plan, even though a portion of the project area is within the lizard's
traditional habitat. There is no required mitigation for this species for this project.
The California ditaxis is considered a "Species of Special Concern" and the State of California
has ranked the plant "Endangered." The property has been disturbed since 1902 when date trees,
and later citrus trees, were planted on the property. Over the years, the agricultural use of the
property expanded. In 1988, the Coachella Valley Water District constructed flood control
facilities on the project site which involved mass grading. Due to the extensive and lengthy use
and disturbance of the property, no natural undisturbed plant communities are anticipated to
remain on the property (Source: aerial photographs of the project site).
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The Prairie Falcon has been observed in the Santa Rosa Mountains to the south of this project
site. The falcon is listed as a Species of Special Concern. The California desert is thought to
support the largest remaining falcon population although new sightings have not been noted in
the La Quinta area in recent years (Source: EA 92-240).
The Bighorn Sheep have also been sighted in the Santa Rosa Mountain Range, of which the Coral
Reef Mountains are a part. The Bureau of Land Management Santa Rosa Mountains Wildlife
Habitat Management Plan states that the largest population of Peninsular Bighorn Sheep is found
in the Santa Rosa Mountains. The plan requires that the public use must be adjusted to minimize
impacts on the wildlife habitat area. Summer bighorn use areas, particularly those around water
sources, are the most sensitive to human impacts. This project is north of the BLM habitat area,
thus there are no anticipated impacts to the bighorn sheep from the proposed project (Source: EA
92-240). Proposed TT 28611 has been transmitted for review and comment to the California
Department of Fish & Game, U.S. Fish & Wildlife Service, and the Army Corps of Engineers. No
comments have been received from any of there agencies as of August 19, 1997.
B. Would the project result in impacts to locally designated species (e.g. heritage trees)?
Less Than Significant Impact. There are no locally designated biological resources within the
City of La Quinta as there is no ordinance to designate local species. All significant biological
resources are designated by the California Department of Fish and Game or the U.S. Fish and
Wildlife Service (Source: La Quinta MEA).
C. Would the project result in impacts to locally designated natural communities (e.g. oak
forest, coastal habitat, etc.)?
No Impact. There are no locally designated natural communities found in or near the project
site. Some of the surrounding parcels are developed with homes, a golf course, or roadways. The
parcels have been disturbed by off -road vehicles, farming activities, and previous grading
activities by the Coachella Valley Water District in the 1980's, to the extent that there are no
existing or relic plant communities observable on the project site (Source: La Quinta MEA; Site
Survey).
D. Would the project result in impacts to wetland habitat (e.g. marsh, riparian, and
vernal pool)?
No Impact. There are no natural wetlands, marshes, riparian communities, or vernal pools on
the project site or nearby. It is possible that during the last stand of the ancient Lake Cahuilla, the
project site might have been within a marsh community along the lakeshore or may have been
partially inundated by the lake. However, the lake dried approximately 500 years ago and the land
has been dry since. The project site has become covered by aeolian and flood event deposits since
Page 29
the prehistoric lake dried (Sources: Site Survey; La Quinta MEA; Draft Historic Context
Statement for City of La Quinta).
E. Would the project result in impacts to wildlife dispersal or migration corridors?
Less Than Significant Impact. The project site is surrounded by developed parcels on two
sides which have effectively cut off migration corridors to and from the project site except to and
from the Coral Reef Mountains. Wildlife corridors are still open in the Coral Reef Mountains
which provide access to the higher mountains to the south. (Source: La Quinta MEA, Site
Survey).
3.8 ENERGY AND MINERAL RESOURCES
Regional Environmental Setting
The City of La Quinta contains both areas of insignificant and significant Mineral Aggregate
Resource Areas (SMARA), as designated by the State Department of Conservation. There are
no known oil resources in the City. Major energy resources used in La Quinta come from the
Imperial Irrigation District (IID), Southern California Gas Company, and various gasoline
companies.
Local Environmental Setting
There are no oil wells or other fuel or energy producing facilities or resources on or near the
project site. While the project site is undeveloped, there is no significant resource to be mined,
such as rock or gravel. The project site is located within MRZ-1 and MRZ-3. The MRZ-1
designation is applied to those areas where adequate information indicates that no significant
mineral despots are present or where it is judged that little likelihood exists for their presence. The
MRZ-3 designation is for those areas containing mineral deposits the significance of which cannot
be evaluated from available data. The northern portion of the project is within an area of Prime
Agricultural Soils (Source: La Quinta MEA; Site Survey).
A. Would the project conflict with adopted energy conservation plans?
s
No Impact. The City of La Quinta does not have an adopted energy plan. However, the City
does have a Transportation Demand Management ordinance in place that focuses on the
conservation of fuel and travel to large commercial centers. The Housing Element contains
requirements for efficiency in housing construction and materials, thus reducing energy
consumption. Future development will be required to meet Title 24 energy requirements.
B. Would the project use non-renewable resources in a wasteful and inefficient manner?
Page 30
Less Than Significant Impact. Natural resources that may be used by this proposed project
include air, mineral, water, sand and gravel, timber, energy, and other resources needed for
construction and operation. Title 24 requirements shall be complied with for energy conservation.
Any landscaping will also be required to comply with the City's landscape water conservation
ordinance as well as the requirements of the Coachella Valley Water District (Source: La Quinta
MEA; Water Conservation Ordinance; Coachella Valley Water District).
3.9 RISK OF UPSET/HUMAN HEATH
Regional Environmental Setting
Recent growth pressure has dramatically increased the City's exposure to hazardous materials.
Such exposure to toxic materials can occur through the air, in drinking water, in food, in drugs
and cosmetics, and in the work place. Although large scale, hazardous waste generating
employment is not yet present in the City of La Quinta, the existence of chemicals utilized in dry
cleaning operations, agricultural operations, restaurant kitchen cleaning, landscape irrigation and
exposure to large scale electrical facilities may pose significant threats to various sectors of the
population. Currently, there are no hazardous disposal waste sites located in Riverside County,
although transportation of such material through La Quinta takes place.
Local Environmental Setting
In order to comply with AB 2948-Hazardous Waste Management Plans and Facility Siting
Procedures, the City of La Quinta adopted Ordinance 184 consisting of a Hazardous Waste
Management Plan. The project site has not been used for any type of manufacturing or industry,
and there has not been any known dumping of hazardous substances on the property (Sources:
Site Survey; Aerial Photos).
A. Would the project involve a risk of accidental explosion or release of hazardous
substances (including not limited to oil, pesticides, chemical, or radiation)?
Less Than Significant Impact. There is a minimal risk of exposure from swimming pool
chemicals and pesticides that maybe used by residents of the future homes within the project. No
t other risks are anticipated by the land division.
B. Would the project involve possible interference with an emergency response plan or
emergency evacuation plan?
Less Than Significant Impact. Construction activities will be confined to the project site,
except for minimal off -site work as is necessary for project roadways, curbs, and gutters. These
activities will not be permitted to interfere with emergency responses to the site or surrounding
Page 31
areas nor will it obstruct emergency evacuation of the area. Needed measures to divert and
control traffic shall be implemented whenever required (Source: Site Plan). Emergency accesses
will be required for the project to meet the requirements of the Fire Department.
C. Would the project involve the creation of any health hazard or potential health
hazards?
No Impact. There are no anticipated health hazards associated with the proposed project beyond
those normally associated with a construction project (Source: Site Plan).
D. Would the project involve exposure of people to existing sources of potential health
hazards?
No Impact. There are no identifiable health hazards on the project site. The proposed
development is not expected to create any health hazards. Future development will be required
to conform to zoning standards and all applicable health and safety codes.
E. Would the proposal involve increased fire hazard in areas with flammable brush,
grass, or trees?
Less Than Significant Impact. The proposed project site is on an alluvial fan with sparse
natural vegetation due to disturbance from previous mass grading for the flood control facilities.
The adjacent mountains have only very sparse vegetation. The dead eucalyptus trees along Old
Avenue 52 have been removed. Thus, there is a very low fire potential from brush, grass, or trees.
3.10 NOISE
Regional Environmental Setting
Noise levels in the City are created by a variety of sources within and outside the City boundaries.
The major sources of noise include vehicles on City streets and Highway 111, and temporary
construction noise. The ambient noise levels are dominated by vehicular noise along the highway
and major arterial roadways.
' Local Environmental Setting
The ambient noise level at the project site is dominated by vehicle traffic noise from Washington
Street, Avenue 52, and Avenida Bermudas. Residential areas are considered noise -sensitive land
uses, especially during the nighttime hours. The nearest residential use is located adjacent to the
east and north of the project site. The State Building Code requires that interior noise level in
buildings do not exceed CNEL 45. The General Plan of the City of La Quinta requires that
exterior noise levels do not exceed CNEL 60 (Sources: Site Survey). A noise study was prepared
for Tentative Tract 28470.
Page 32
A. Would the project result in increases in existing noise levels?
Less Than Significant Impact. An acoustical study of the master project site was conducted
in December, 1996, by Gordon Bricken & Associates. The reports state that noise levels are
dominated by vehicular traffic on Avenue 52 to the north, and Avenida Bermudas to the west.
No other significant sources of noise were noted during the site visit. The report discusses the
design of the proposed project and recommends mitigation measures to protect the proposed
homes from street noise. Mitigation includes the construction of at least a 6 foot solid wall along
the perimeter of the project, and constructing to meet certain criteria to ensure an outdoor -to -
indoor noise intrusion of no greater than 45 dBA. These criteria are contained in the acoustical
study and shall be made part of the Conditions of Approval and the Mitigation Monitoring Plan
for the project (Source: Gordon Bricken & Associates 1996). The height of residential lot pads
is subject to sound attenuation along Avenida Bermudas. The perimeter wall around Tract 28470
will mitigate adverse noise impacts for TTM 28611.
B. Would the project result in exposure of people to severe noise levels?
Less Than Significant Impact. The La Quinta General Plan regulates excessive noise and
vibration in the City by establishing allowable noise levels for various land uses. Residential land
uses should have a maximum exterior noise level of up to 60 CNEL. If the ambient noise level
is higher than this standard, then it will serve as the standard. The existing CN]EL along
Washington Street, Avenue 52, and Avenida Bermudas corridors adjacent to the project site is
60+ dBA. The interior of the project site, next to Ave. Bermudas, is between 50 and 60 dBA
(Source: La Quinta MEA).
The proposed development will result in short-term impacts associated with construction
activities. During construction, heavy machinery will be capable of generating periodic peak noise
levels ranging from 70 to 95 dBA at a distance of 50 feet from the source. These high noise levels
are short in duration and temporary with the construction phases of the project. Such high noise
levels are not anticipated nor permitted after construction, or during the "operation" of the
development (Source: La Quinta General Plan).
3.11 PUBLIC SERVICES
Regional Environmental.Setting
Law enforcement services are provided to the City through a contract with the Riverside County
Sheriffs Department. The Sheriffs Department extends service to the City from existing facilities
located in the City of Indio. There is a small substation located within the La Quinta City Hall.
The Department utilizes a planning standard of 1.5 deputies per 1,000 population to forecast
additional public safety personnel requirements in La Quinta at buildout. Based on this standard,
the City should have a police force of 25.5 officers, but is currently underserved. Currently, there
are three officers per shift with three staggered shifts per day to serve La Quinta. In addition to
Page 33
patrol, there is also a target team, Community Services Officer, and School Resources Officer
assigned to the City (Source: 101-301 Police Services Supporting Information).
Fire protection service is provided to the City by Riverside County Fire Department through a
contractual arrangement. The Fire Department administers two stations in the City; Station #32
on Frances Hack Lane, west of Washington Street, and Station #70, at the intersection of
Madison Street and Avenue 54. The Fire Department is also responsible for building and business
inspections, plan review, and construction inspections. Based upon a planning standard of one
paid firefighter per 1,000 population, the City is currently underserved (Source: La Quinta MEA).
Currently, there are two paid firefighters per shift at each of the two fire stations in La Quinta.
Volunteers supplement the paid staff (Source: La Quinta Building & Safety Department).
Structural fires and fires from other man-made features are the most significant fire threats to the
City. Hillside and brush fires are minimal as the hillside areas are virtually barren and the scattered
brush on the valley floor is too sparse to pose a serious fire threat.
Both the Desert Sands Unified School District and the Coachella Valley Unified School District
serve the City. There are two elementary schools, one middle school, and one high school within
the City. The City is also within the College of the Desert Community College District.
Library services are provided by the Riverside County Library System with a branch library
located in the Village area of the City. The existing facility opened in 1988 and unadopted county
planning standards of 0.5 square feet per capita and 1.2 volumes per capita to forecast future
facility requirements to serve the City. Utilizing this 1992 standard, the City was underserved in
space but overserved in terms of volumes (Source: La Quinta MEA; La Quinta Library staff).
Health care services are provided in the City through JFK Memorial Hospital in Indio, and the
Eisenhower Immediate Care Facility in the 111 Center. The Eisenhower Medical Center is located
in Rancho Mirage. The Riverside County Health Department administers a variety of health
programs for area residents and is located in Indio. Paramedic service is provided to the City by
Springs Ambulance Service.
Local Environmental Setting
The nearest City fire station to the project site is Station #32 located at the northwest corner of
the project site.
Governmental services in La Quinta are provided by City staff at the Civic Center, and by other
County, state, and federal agency offices located in the desert area or region. The project site will
be serviced by the local schools.
A. Would the project have an effect upon, or result in the need for new or altered
governmental services in relation to fire protection?
Page 34
Less Than Significant Impact.. The proposed project will increase the need for fire protection
due to the construction of residential units. Development of the project shall comply with the fire
flow and fire safety building standards of the Riverside County Fire Code to prevent fire hazard
on -site and to minimize the need for fire protection services. Unobstructed fire access will be
required through the design of the project streets and setbacks between structures. Other code
requirements (such as sprinkler systems, construction materials, etc.) shall be complied with
(Source: Fire Department).
B. Would the project have an effect upon, or result in the need for new or altered
government services in relation to police protection?
Less Than Significant Impact. There will be a cumulative impact upon police protection
services by the construction of new residential units that will generate calls for various types of
police services and protection. Traffic collisions, patrol requests, and calls for service will impact
the Sheriff's Department. This will generate a need for additional staff in the future.
C. Would the project have an effect upon, or result in a need for new or altered
government services in relation to school services?
Less Than Significant Impact. A response was received from the Desert Sands Unified School
District, dated July 25, 1997. The letter states that the proposed project will potentially result in
an impact on their school system. School overcrowding is a District -wide concern for Desert
Sands. The District's ability to meet the educational needs of the public with new schools has
been seriously impaired in recent years by local, state, and federal budget cuts that have had a
devastating impact on the financing of new schools. The school mitigation fee that is currently
collected on all new development at the time building permits are issued will be required of this
project (Source: DSUSD letter of July 25, 1997).
D. Would the project have an effect upon, or result in a need for new or altered
government services in relation to the maintenance of public facilities,
including roads?
Less Than Significant Impact. The project site is served by existing, but limited infrastructure
tconnected with the past ranching operation and new facilities installed in connection with Tract
128470-1. The proposed project will not require new and altered services for the maintenance of
roadways or other facilities, as internal streets will be private. Additional public roads at the
entrances to the projects will require maintenance by the City, which may impact current staff and
budget concerns.
E. Would the project have an effect upon, or result in a need for new or altered
government services in relation to other governmental services?
Less Than Significant Impact. Building, engineering, inspection, and planning review needed
for the proposed project will be partially offset by application, permit and inspection fees charged
Page 35
to the applicant and contractors.
3.12 UTILITIES
Regional Environmental Services
The City of La Quinta is served by the Imperial Irrigation District (IID) for electrical power
supply and The Gas Company (TGC) for natural gas service. Existing power and gas lines and
substations are found throughout the City. IID has four substations in La Quinta, with electricity
generated by a steam plant in El Centro and hydroelectric power generated by the All American
Canal. General Telephone Exchange (GTE) provides telephone services for the City. Colony
Cablevision serves the area for cable television service. There are several wireless communication
companies that provide services in the La Quinta area.
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. CVWD
operates a water system with potable water pumped from domestic water wells in the City. The
wells range in depth from 500 to 900 feet. Potable water is stored in five reservoirs located in the
City.
The City's stormwater drainage system is administered by the 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
municipal solid waste is taken to the only open landfill (Edom Hill) within the Coachella Valley.
Local Environmental Setting
The project is adjacent to developed areas on the west, north, and east. The site is former farm
land that has been under cultivation until recent years.
A. Would the project result in a need for new systems, or substantial alterations to power
and gas service?
Less Than Significant Impact. Power, sewer, and natural gas lines have been brought in to the
community and are available to the project site. It is not anticipated that the project will require
a significant level of electricity or natural gas to result in the need for new systems or alterations
to existing systems. The project developer will have to coordinate with IID, CVWD, cable
company, and TGC for the timely provision of utilities.
A response letter from IID, dated July 23, 1997, was received by the City. The letter states that
the proposed project will impact electric service to the area (Source: IID letter dated July 23,
1997).
B. Would the project result in a need for new systems, or substantial alteration to
Page 36
. t�
communication systems?
Less Than Significant Impact. The proposed development will require service from General
Telephone Exchange (GTE) for telephone communication. The developer will be required to
coordinate the installation of telephone service infrastructure with GTE. A fiber optic cable is
located along Old Avenue 52. This cable will need to be relocated prior to grading in that area.
Relocation is the responsibility of the Applicant (Source: Richard Tyree, GTE: Jan. 2, 1997).
C. Would the project result in a need for new systems, or substantial alterations to local
or regional water treatment or distribution facilities?
Less Than Significant Impact. The proposed project will require water service. It is not
anticipated that the project will result in a significant adverse impact upon the water resources of
CVWD, with the construction of new facilities, including wells, reservoirs, and booster pumping
stations. The developer will be required to provide land on which some of these facilities will be
located. Potable water consumption has been discussed in section 3.4 of this document. A
response letter from CVWD has been received that states that the district will furnish domestic
water and sanitation service to the project. The project will be required to be annexed into
Improvement District No. 55 to obtain sanitation service (Source: CVWD letter dated August
1, 1997).
D. Would the project result in a need for new systems, or substantial alterations to sewer
services or septic tanks?
Less Than Significant Impact. The proposed project will generate sewage which will have to
be transported and treated by CVWD. The developer will be responsible for the cost of
connection and installation of an on -site sewer system. A response from CVWD has been
received. See discussion above in subsection 3.12 (C) (Source: CVWD letter dated August 1,
1997).
E. Would the project result in a need for new systems, or substantial alteration to storm
water drainage?
,Less Than Significant Impact. The project site is vacant farm land. The project will result in
'substantial construction of buildings, pavement and landscaping. Additional on -site retention
facilities will be required for the development of the project. The Whitewater River Storm channel
is located approximately 3 miles south of the project site. There will be no significant impacts to
the channel (Source: Site Survey; La Quinta General Plan).
F. Would the project result in a need for new systems, or substantial alteration to solid
waste disposal?
Less Than Significant Impact. The proposed project will require solid waste disposal services
from Waste Management of the Desert, the current purveyor of solid waste collection. Solid
Page 37
waste is transported to the one existing landfill in the Coachella Valley. This landfill is reaching
capacity and may be closed in the near future. Development must comply with the City's Source
Reduction and Recycling policies. However, other sites or alternative types of waste disposal
projects are being considered. Any on -site programs will be coordinated with Waste
Management. Solid waste generation is calculated at 4.00 lbs. per person per day (La Quinta
General Plan). A total of 7.76 lbs. per permanently occupied dwelling unit (4.00 x 1.94 = 7.76)
could be generated every day.
3.13 AESTHETICS
Regional Environmental Setting
The City of La Quinta is partially located within a desert valley cove and partially on the desert
floor. 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.
Local Environmental Setting
The project site is located in a predominately residential zoned area in the southern portion of the
City. The Cove residential area immediately to the west, allows a maximum of 17 feet for a single
family residence. The proposed project site is in the RL district that allows up to 28 feet in height
with the exception for houses along Ave. Bermudas which will be restricted to 17 feet height
limitation. Views from the project site consists of the Santa Rosa and Coral Reef Mountains to
the south and southeast, the alluvial fan area to the southwest, and the open valley floor to the
north and northeast (Source: Site Survey; La Quinta MEA).
A. Would the project affect a scenic vista or scenic highway?
Less Than Significant Impact. The project site is located within designated viewshed No. 1,
which includes both distinctive and attractive types of viewsheds. The vistas from the project site
include the Coral Reef Mountains adjacent to the east and south, the Santa Rosa Mountains to
the south and west, and the valley floor to the northeast. Less than significant impacts are
anticipated by this project as the majority of proposed development will be located on the gently
,sloping alluvial fan area (Source: La Quinta MEA; Site Survey).
B. Would the project have a demonstrable negative aesthetic effect?
Less Than Significant Impact. The proposed project will be required to comply with
architectural and landscaping policies and ordinances of the City in effect at the time of
development.
Page 38
C. Would the project create light or glare?
Potentially Significant Unless Mitigated. The proposed project will include exterior security
and low level landscaping lighting which will cumulatively contribute to the existing light and
glare in the City. All such lighting fixtures shall be required to comply with the Dark Sky
Ordinance and other policies of the City, in order to reduce the impact.
3.14 CULTURAL RESOURCES
Regional Environmental. Setting
A portion of the prehistory of the La Quinta area is known through the archaeological record
gained from various archaeological investigations over the past twenty years and from extensive
ethnographic information. A discussion of the prehistory and history of La Quinta is provided in
the Draft Historic Context Statement of the City of La Quinta. Other discussions are found in the
La Quinta General Plan and the Master Environmental Assessment.
Local Environmental Setting
The project site is located in the southern portion of the City. There are recorded archaeological
sites within a one mile radius of the project site as well as sites on the project site. The project site
was previously surveyed for archaeological or historical resources, with both archaeological or
historical sites recorded on the property. In 1984, the first archaeological investigation took place
on the project site in conjunction with a similar proposed golf course/country club project. This
Phase I investigation was conducted by UCR ARU. Six archaeological sites were recorded at that
time. Local Native American consultation for these sites was included in the analysis and
determination of mitigation measures to be required for the sites. None of the recorded sites are
located on proposed TTM 28611.The capped site RIV-1179 is located adjacent to the proposed
TTM 28611.
As mitigation for the archaeological sites for the project under review at that time, an extensive
Phase II investigation was conducted in 1989, by UCR ARU, to test several of the sites and
determine their perimeters and significance. Eleven human cremations were recovered from site
z Riv-1179, as well as numerous artifacts. The additional mitigation for this site was determined
'to be capping in order to preserve the remaining subsurface deposits and to memorialize the burial
ground. The six sites found on the project site are connected with a prehistoric village area,
located partially on the property. Over the past years there has been frequent looting of the sites
and casual pothunting by people trespassing onto the property. In 1988, the Coachella Valley
Water District undertook construction of a large detention basin, drainage channels, and related
flood control facilities on the project site. In the Environmental Assessment prepared by CVWD,
the archaeological resources were not given consideration (CVWD File No. 0121.3198). At least
two of the archaeological sites were destroyed at that time by the water district's actions. There
Page 39
is no record of archaeological monitoring or other mitigation by CVWD at that time. Thus, two
of the sites are lost. The remaining sites consist of bedrock milling stations located at the toe of
the slope. These site can easily be preserved and incorporated into the project as cultural features,
and thus preserved.
Riv-1179 was capped by Keith Companies archaeologists Paul G. Chace, Ph.D., and Charles
Reeves, J.D., in December 1996. The capping consisted of carefully placing at least three feet of
clean, fine sand over the top of the designated site area. The heavy equipment did not touch the
site area. The capping was photodocumented. Annual inspections of the capped site will be
required by the City staff to ensure the stability and proper maintenance of the capping. The
capped site will be required to have a conservation easement placed on it with the deed going to
the City in perpetuity. The site will be preserved for the sensitive memorial of the human remains
and for future scientific study.
A. Would the project disturb paleontological resources?
Less Than Significant Impact. It is known that marine -associated paleontological resources
are found at elevations below 42 feet above mean sea level. The proposed project site is located
at elevations ranging between 42 and 70 feet above MSL. Thus, it was determined that the project
site was just outside of the area designated by the Lakebed Paleontological Determination Study.
The project site will have archaeological monitoring of the earth -moving activities, which will
provide for a contingency in the event that paleontological resources are uncovered as well
(Source: Lakebed Paleontological Determination Study; Wilke 1984; UCR ARU 1986).
B. Would the project affect archaeological resources?
Less Than Significant Impact. There are numerous archaeological sites within close proximity
of the proposed project. The archaeological survey conducted on the project site did locate and
record six prehistoric archaeological sites. None of these sites are located on TTM 28611,
however, at least one site is adjacent to the proposed subdivision. A discussion of these sites and
their current status is provided above. Because of the potential for subsurface cultural deposits,
it is recommended that archaeological monitoring during the clearing and grubbing, grading and
trenching of the project should be done for all on -site and project -related off -site work (Source:
Wilke 1984; UCR ARU 1986).
J
C. Would the project affect historical resources?
Less Than Significant Impact. There are historical resources located and documented on the
master project site. The resources consist of the Hacienda Del Gato and related buildings. In
addition there are fixtures and features related to the ranching operation of the property that are
of historic age and significance. The property was purchased from the state by John and Belle
Marshal in 1902. They established a date and citrus ranch and constructed a large hacienda -style
Page 40
home in the 1930's. The first structures on the ranch were a small adobe house, equipment barn,
and later a caretakers house. The ranch is discussed in the City's Draft Historic Context
Statement and documented in a focused historic investigation by Mellon and Associates, in
November 1996. It has been determined that the hacienda and adjacent grounds are significant
historic resources to the community and that every effort to preserve, rehabilitate and adapt the
property is to be made. A Certificate of Appropriateness was applied for by the applicant to seek
approval of various treatments to the hacienda, and the surrounding grounds, from the City. The
proposed treatments are independent from the project in that they can stand alone even if the
project is never constructed, and that they further the goal of preservation of an important historic
resource. Certificate of Appropriateness 96-001 was recommended for City Council approval by
the Historic Preservation Commission on January 16, 1997. (Sources: La Quinta Historical
Society; La Quinta General Plan; La Quinta MEA; Mellon and Associates 1996). In December
1996, The Keith Companies documented Old Avenue 52, which had been identified by staff as
a potential historic road. The Historic Preservation Commission concluded that the road was
significant as a historic resource, however, due to the loss of the road's integrity, this resource
does not warrant preservation or additional mitigation beyond the documentation prepared by the
consultant. There are no historic resources on proposed TTM 28611.
D. Would the project have the potential to cause a physical change which would affect
unique ethnic values?
No Impact. There is no identifiable unique ethnic value to the proposed project site. The project
site has been a ranch that was first established in 1902. However, development of the property
has been anticipated and promoted since the early 1980's. The historic house and grounds will
be preserved and incorporated into the proposed development. There are no unique ethnic values
identified with the property, other than local historic and prehistoric significance.
E. Would the project restrict existing religious or sacred uses within the potential impact
area?
No Impact. There are no known current religious uses or sacred uses on the proposed project
site. The archaeological investigation for the project transmitted letters of inquiry to the local
tribal councils requesting their comment of this and other issues. No responses were received.
z
3.15 RECREATION
Regional Environmental Setting
The City of La Quinta has an adopted Parks and Recreation Master Plan that assesses the existing
resources and facilities and the future needs of the City. The City has approximately 28.7 acres
of developed parkland for Quimby Act purposes. The 845 acre regional Lake Cahuilla Park is not
included in this count. There are also unimproved bike and equestrian corridors within the City
Page 41
and designated pedestrian hiking trails.
Local Environmental Setting
The project site is former farm land with an historic house and out -buildings. There is no
evidence that there have been any organized or approved recreational uses on the property.
A. Would the project increase the demand for neighborhood or regional parks or other
recreational facilities?
Potentially Significant Unless Mitigated. The proposed master project will impact the existing
park and recreation facilities by the construction of 241 new residential lots. Park fees in lieu of
parkland dedication will be required for this project in order to mitigate this impact upon local
parks. The Parks and Recreation Master Plan states that Planning Area C, within which the
project site is located, is significantly deficient in park and recreation facilities. The paying of the
parkland fee will assist in acquiring the necessary funds to develop future parks and other
recreation facilities in Planning Area C (Sources: Parks and Recreation Master Plan). Proposed
TT 28611 consists of residential and golf course lots.
B. Would the project affect existing recreational opportunities?
Potentially Significant Unless Mitigated. The proposed project of 241 residential lots will
affect existing parks and recreation facilities through added users. There is a significant deficit in
existing parks in the northern area of the City. However, the Fritz B. Burns Park is located at the
northwest corner of the project site. Added users would result in an increased demand upon the
existing park facilities and recreational programs. Payment of the parkland fee will mitigate this
impact by contributing funds toward the construction of new park facilities and added recreational
programs.
SECTION 4: MANDATORY FINDINGS OF SIGNIFICANCE
The proposed project will not have unmitigable significant adverse impacts on the environmental
issues addressed in the checklist and addendum. 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:
• The proposed project will not have the potential to degrade the quality of the
environment, with the implementation of mitigation measures.
• The proposed project will not have the potential to achieve short term goals to the
disadvantage of long-term goals, with the successful implementation of mitigation.
Page 42
The proposed project will not have impacts which are individually limited but
cumulatively considerable when considering planned for proposed development in the
immediate vicinity.
The proposed project will not have environmental effects that will adversely affect
human, either directly or indirectly, with the implementation of mitigation.
SECTION 5: EARLIER ANALYSIS
A. Earlier Analysis Used.
In 1992, EA 92-240 was prepared for Tentative Tract Map 27613. The current proposed project
site is the same location encompassed by Tentative Tract 27613. EA 92-240 assessed the
potential impacts to the environment from the project proposed at that time. That project
consisted of 399 residential units and an 18-hole golf course, and was known as The Traditions.
Much of the general environmental information on resources and hazards assessed in 1992 is still
valid for the current proposed project. A Mitigated Negative Declaration of Environmental
Impact was certified for that assessment.
Also utilized in the current analysis was the La Quinta Master Environmental Assessment (MEA),
prepared in 1991, in conjunction with the 1992 General Plan Update and related EIR.
The special studies prepared for the proposed project consist of:
Preliminary Soil Investigation of Tract 20328, La Quinta, California.
November 1984. Buena Engineers, Inc.
2. Grading Plan Review, Tract 20328, City of La Quinta, California. July 3, 1986. Leighton and
Associates.
La Quinta Stormwater Project, Coachella Valley Water District - Design Report. April
1989. Bechtel Civil, Inc.
t
4. Update of Geotechnical Engineering Report. October 10, 1996.Earth Systems Consultants.
Hydrology/Hydraulic Report for the Tradition Golf Course Project in the City of La Quinta,
Tentative Tract 27613. October 1996. Keith International, Inc.
6. An Archaeological Assessment of the Burns Ranch and Adjacent Properties, La Quinta,
Riverside County, California. Philip J. Wilke, Ph.D., June 1984.
7. Archaeological Investigations at La Quinta, Salton Basin, Southeastern California. Mark Q.
Page 43
Sutton and Philip J. Wilke, Editors. September 1986.
8. Acoustical Analysis: Tract 12480 (sic), City of La Quinta.Gordon Bricken & Associates,
December 13, 1996.
9. USDA Soil Conservation Service Soil Survey of Coachella Valley.1979.
10. Marshall Ranch/Hacienda del Gato Historic Resource Evaluation. Mellon and Associates.
November 1996.
11. Environmental Documents for the La Quinta Stormwater Project (File No. 0121.3198 and
0121.3198.1), Coachella Valley Water District. February 12, 1985.
12. Historic Resource Evaluation Report, The Old Avenue 52, City of La Quinta. Paul G.
Chace, The Keith Companies, December 1996.
13. Environmental Assessment 96-333 prepared for TT 28470, CZ 96-081, CUP 96-031, SDP
96-599, and COA 96-001.
B. Impacts Adequately Addressed. The archaeological issues have been thoroughly
addressed in the archaeological reports for the project site. All other potential impact/issue
areas are considered to be adequately addressed with this environmental assessment.
Certification of this EA by the City Council will confirm the adequacy of the environmental
assessment.
C. Mitigation Measures. Mitigation measures are discussed in this addendum as they relate
to the proposed project. A Mitigation Monitoring Plan containing these measures will be
included as part of the Environmental Assessment and project conditions of approval.
Page 44
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PLANNING COMMISSION RESOLUTION 97-
A RESOLUTION OF THE PLANNING COMMISSION OF THE
CITY OF LA QUINTA, CALIFORNIA RECOMMENDING TO
THE CITY COUNCIL APPROVAL OF A ZONE CHANGE
DESIGNATION FROM GC (GOLF COURSE) TO RL (LOW
DENSITY RESIDENTIAL) FOR A PROPOSED RESIDENTIAL
LOT WITHIN TENTATIVE TRACT MAP 28611 AND TRACT
28470-1 LOCATED AT THE TRADITION CLUB
ZONE CHANGE 97-084
WINCHESTER DEVELOPMENT
WHEREAS, the Planning Commission of the City of La Quinta, California,
did, on the 14th day of October, 1997, hold a duly noticed Public Hearing as
requested by Winchester Development, to rezone .69 acres of the proposed golf
course contained within Tract 28470-1 and proposed Tentative Tract Map 28611,
from GC to RL Zone District, generally located south of the intersection of 52"d
Avenue and Washington Street, more particularly described as follows:
A PORTION OF LOT 92 OF TRACT 28470-1
WHEREAS, at said Public Hearing held on October 14, 1997, upon
hearing and considering all testimony and arguments of all interested persons desiring
to be heard, said Planning Commission did make the following findings to justify the
recommendation for approval of said Zone Change:
1. The proposed Zone Change will result in consistency with the goals,
objectives, and policies of the La Quinta General Plan, in that it will result in
single family house construction on the new lot in conformance with the
density of the Low Density Residential Zone District.
2. Approval of the Zone Change will not create conditions materially detrimental
to the public health, safety and general welfare, in that it is located within a
country club with other residential areas near the property.
3. The proposed Zone Change is compatible with the zoning of surrounding
residential and golf course within the Tradition development. Loss of the golf
course designation will not negatively impact the Tradition development in that
there are 255 acres of golf course remaining which is more than ample to meet
open space requirements and golf course needs.
4. The proposed Zone Change is suitable and appropriate for the subject property
in that the area of the proposed residential lot meets the minimum standards
for lot size, for single family residential development within the design of the
Tradition Club development.
C AczRES97-084.wpd
Planning Commission Resolution 97-
5. The approval of the zone change is warranted because the situation and the
general conditions of the property have substantially changed since the exusting
zoning was imposed, in that the applicant now desires to create an additional
residential custom homesite.
NOW, THEREFORE BE IT RESOLVED by the Planning Commission of the
City of La Quinta, California as follows:
1 . That the above recitations are true and correct and constitute the findings of
the Commission in this case.
2. That it does hereby recommend to the City Council approval of Zone Change
97-084 for the reasons set forth in this Resolution and as noted in Exhibit "A".
PASSED, APPROVED, AND ADOPTED at a regular meeting of the La
Quinta Planning Commission, held this 14th day of October, 1997, by the following
vote, to wit:
AYES:
NOES:
ABSENT:
ABSTAIN:
RICH BUTLER, Chairman
City of La Quinta, California
ATTEST:
JERRY HERMAN, Community Development Director
City of La Quinta, California
C AczRES97-084.wpd
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PLANNING COMMISSION RESOLUTION 97-
A RESOLUTION OF THE PLANNING COMMISSION OF
THE CITY OF LA QUINTA, CALIFORNIA,
RECOMMENDING APPROVAL OF TENTATIVE TRACT
28611 TO RECONFIGURE 21 EXISTING RESIDENTIAL
LOTS (TRACT 28470-1) INTO 32 RESIDENTIAL LOTS, AND
CREATE ONE RESIDENTIAL LOT, WITHIN THE RL ZONE
DISTRICT AT THE TRADITION CLUB DEVELOPMENT
TENTATIVE TRACT 28611 -WINCHESTER DEVELOPMENT
WHEREAS, the Planning Commission of the City of La Quinta, California did on the
14th day of October, 1997, hold a duly -noticed Public Hearing as requested by Winchester
Development on the request to reconfigure 21 existing lots within Tract 28470-1 into 32 residential
lots and create a new residential lot on 148 acres, generally located on the southeast corner of 52"
Avenue and east of Avenida Bermudas, more particularly described as follows:
A PORTION OF SECTIONS 6 AND 7, T6S, R7E, SBB&M
WHEREAS, at said Public Hearing, said Tentative Tract Map was recommended for
approval by the La Quinta Planning Commission based on said findings and subject to certain
conditions; and,
WHEREAS, the La Quinta Planning Commission did on October 14, 1997, find the
following facts to justify recommending approval of said tentative tract map:
The design and improvements of the proposed Tentative Tract 28611 are consistent with the
current goals and objectives ofthe La Quinta General Plan in that the subdivision will result
in the development of one or two-story, single family detached custom homes on large or
medium sized lots surrounded by open space, which meets the General Development
Characteristics for the Low Density Residential Land Use Category stipulated in Table LU-3
of the General Plan Land Use Element.
Tentative Tract 28611 is consistent with current standards of the Municipal Zoning Ordinance
in that the existing Zoning Districts of RL (Residential Low Density), FP (Flood Plain), OS
(Open Space) are appropriate for the development; and the resulting lots will comply with the
applicable Zoning District requirements.
3. Tentative Tract 28611 is consistent with the standards of the City's Subdivision Ordinance
in that all proposed lots meet the required dimensions, slope gradients, and design for access
and circulation.
4. The design of Tentative Tract 28611 and its related improvements are not likely to cause
serious public health problems or adversely impact the general public welfare or safety,
because applicable requirements regarding water, sewer, etc., will be complied with.
Planning Commission Resolution 97-
5. The design of the subdivision or the proposed improvements are not likely to cause
substantial environmental damage or substantially and avoidably injure fish or wildlife or their
habitat, because the site has been graded and has been assessed and it has been determined
that no environmental impacts will occur with appropriate mitigation measures.
6. The design of the subdivision or type of improvements will not conflict with easements,
acquired by the public at large, for access through or use of property within the proposed
subdivision, in that the subdivision is entirely within the Tradition project which is not
accessible to the public at large.
7. The proposed private circulation system will provide for the safe and efficient movement of
vehicles within the project, and the use of small private streets within some areas of the
project will provide needed emergency circulation, where needed.
NOW, THEREFORE. BE IT RESOLVED by the Planning Commission of the City
of La Quinta, California, as follows:
That the above recitations are true and correct and constitute the findings of the Planning
Commission in this case.
2. That it does hereby recommend approval to the City Council, of the above described
Tentative Tract, for the reasons set forth in this Resolution and subject to the attached
Conditions of Approval.
PASSED, APPROVED and ADOPTED at an adjourned regular meeting of the La
Quinta Planning Commission, held on this 14°i day of October, 1997, by the following vote, to wit:
AYES:
NOES:
ABSENT:
ABSTAIN:
RICH BUTLER, Chairman
City of La Quinta, California
ATTEST:
JERRY HERMAN, Community Development Director
City of La Quinta, California
RESOLUTION 97-
CONDITIONS OF APPROVAL - RECOMMENDED
TENTATIVE TRACT 28611
WINCHESTER DEVELOPMENT
OCTOBER 14, 1997
GENERAL
Developer agrees to indemnify, defend, and hold harmless the City of La Quinta in
the event of any legal claim or litigation arising out of the City's approval f this project.
The City of La Quinta shall have the right to select its defense counsel in its sole
discretion.
2. Upon their approval by the City Council, the City Clerk is directed to file these
Conditions of Approval with the Riverside County Recorder for recordation against
the properties to which they apply.
3. This tentative map is an overlay of a portion of Tract 28470-1 and depends on
access, utility, drainage, landscaping, and other improvements which are conditions
of approval for that tract. Except as otherwise set forth herein, beneficial use of the
lots created by this tentative map shall be subject to satisfaction of the Conditions of
Approval and Subdivision Improvement Agreement applicable to Tract 28470-1.
4. Tentative Tract Map 28611 shall comply with the requirements and standards of §§
66410-66499.58 of the California Government Code (the Subdivision Map Act) and
Chapter 13 of the La Quinta Municipal Code (LQMC) unless otherwise modified by
the following conditions.
5. Prior to the issuance of a grading permit or building permit for construction of any
building or use contemplated by this approval, the applicant shall obtain permits
and/or clearances from the following public agencies:
• Fire Marshal
• Public Works Department (Grading Permit, Improvement Permit)
• Community Development Department
• Riverside County Environmental Health Department
• Desert Sands Unified School District
• Coachella Valley Water District
• Imperial Irrigation District
• California Regional Water Quality Control Board (NPDES Permit)
The applicant is responsible for any requirements of the permits or clearances from
those jurisdictions. If the requirements include approval of improvement plans,
applicant shall furnish proof of said approvals prior to obtaining City approval of the
plans.
Rconaprvttt28611 1
Resolution 97-
Conditions of Approval
Tentative Tract 28611 -Winchester Development
October 14, 1997
The applicant shall comply with applicable provisions of the City's NPDES stormwater
discharge permit. For projects requiring project -specific NPDES construction permits,
the applicant shall include a copy of the application for the Notice of Intent with
grading plans submitted for plan checking. Prior to issuance of a grading or site
construction permit, the applicant shall submit a copy of the proposed Storm Water
Pollution Protection Plan for review by the Public Works Department.
6. Provisions shall be made to comply with the terms and requirements of the City's
adopted Infrastructure Fee program in effect at the time of issuance of building
permits.
PROPERTY RIGHTS
7. All easements, rights of way and other property rights required of the tentative map
or otherwise necessary to facilitate the ultimate use of the development and
functioning of improvements shall be dedicated, granted or otherwise conferred, or
the process of said dedication, granting, or conferral shall be ensured, prior to
approval of a final map or parcel map or a waiver of parcel map. The conferral shall
include irrevocable offers to dedicate or grant easements to the City for access to and
maintenance, construction, and reconstruction of all essential improvements which
are located on privately -held lots or parcels.
8. Prior to approval of a final map, parcel map or grading plan, and prior to issuance of
a grading permit, the applicant shall furnish proof of temporary, or permanent
easements, or written permission, as appropriate, from owners of any abutting
properties on which grading, retaining wall construction, permanent slopes, or other
encroachments are to occur.
&. Final map(s) within this tentative map shall retain and depict all existing rights of way
and easements unless otherwise required or approved by the City Engineer.
10. Within one hundred eighty (180) days of the approval of this tentative map, but no
later than the approval date of any final map or building permits in the area within this
tentative map, the applicant shall grant or dedicate to the City, a twenty four (24) foot -
wide drainage easement along the southwesterly portion of Lot 17 of this tentative
map. With the approval of CVWD, the map may extinguish the easement previously
dedicated to CVWD over the same strip of land. The grant deed or dedication shall
provide access for construction, reconstruction, inspection, and maintenance of the
drainage facilities located within the easement.
P:conaprvltt28611 2
Resolution 97-
Conditions of Approval
Tentative Tract 28611 - Winchester Development
October 14, 1997
11. The applicant shall dedicate any easements necessary for placement of and access
to utility lines and structures, drainage basins, mailbox clusters, and common areas.
12. The applicant shall cause no easements to be granted or recorded over any portion
of this property between the date of approval by the City Council and the date of
recording of any final map(s) covering the same portion of the property, except as
herein provided, unless such easements are approved by the City Engineer.
FINAL MAP(S) AND PARCEL MAP(S)
13. As part of the filing package for final map approval, the applicant shall furnish
accurate AutoCad files of the complete map, as approved by the City's map checker,
on storage media and in a program format acceptable to the City Engineer. The files
shall utilize standard AutoCad menu choices so they may be fully retrieved into a
basic AutoCad program.
If the map was not produced in AutoCad or a file format which can be converted to
AutoCad, the City Engineer may accept raster -image files of the map.
IMPROVEMENT PLANS
14. Improvement plans shall be prepared for utility service and access improvements to
individual residential lots and for any other improvements revised from or not included
in the plans approved for Tract 24870-1. Alternatively, the plans for Tract 24870-1
may be revised to accommodate the new conditions created by this map.
15. All plans except utility service and precise grading plans shall have signature blocks
for the City Engineer. Precise grading plans shall have signature blocks for the
Community Development Director and the Building Official. Plans are not approved
t for construction until they are signed.
"Streets and Drainage" plans shall normally include signals, sidewalks, bike paths,
gates and entryways, and parking lots. If water and sewer plans are included on the
street and drainage plans, the plans shall have an additional signature block for the
Coachella Valley Water District (CVWD). The combined plans shall be signed by
CVWD prior to their submittal for the City Engineer's signature.
"Landscaping" plans shall normally include landscape improvements, irrigation,
lighting, and perimeter walls.
Rconaprv=8611 ��
Resolution 97-
Conditions of Approval
Tentative Tract 28611 - Winchester Development
October 14, 1997
Plans for improvements not listed above shall be in formats approved by the City
Engineer.
16. When final plans are approved by the City, and prior to approval of the final map, the
applicant shall furnish accurate AutoCad files of the complete, approved plans on
storage media acceptable to the City Engineer. The files shall utilize standard
AutoCad menu choices so they may be fully retrieved into a basic AutoCad program.
At the completion of construction and prior to final acceptance of improvements, the
applicant shall update the files to reflect as -constructed conditions including approved
revisions to the plans.
If the plans were not produced in AutoCad or a file format which can be converted to
AutoCad, the City Engineer may accept raster -image files of the plans.
IMPROVEMENT AGREEMENT
17. On- and off -site street, drainage, landscaping, and utility improvements serving this
tentative map area are established by the Conditions of Approval for the underlying
Tentative Tract 24870 and are secured with Tract 24870-1. The City will not conduct
final inspections or otherwise allow occupancy of homes within the area covered by
Tentative Map 24870, including this tentative map, until off -site improvements and
necessary interior access improvements secured with Tract 24870-1 are complete
or are progressed according to a phasing plan approved by the City Engineer.
18. For improvements and obligations in addition to or differing from those required of
Tract 24870-1, the applicant shall construct the improvements and/or satisfy the
obligations, or furnish an executed, secured agreement to construct improvements
and/or satisfy obligations required by the City prior to agendization of a final map or
parcel map or issuance of a Certificate of Compliance for a waived parcel map. For
s secured agreements, security provided and the release thereof shall conform with
Chapter 13, LQMC.
19. If improvements are secured, the applicant shall provide approved estimates of
improvement costs. Estimates shall comply with the schedule of unit costs adopted
by City resolution or ordinance. For items not listed in the City's schedule, estimates
shall meet the approval of the City Engineer.
Estimates for utilities and other improvements under the jurisdiction of outside
agencies shall be approved by those agencies. Security is not required for
telephone, gas, or T.V. cable improvements. However, tract improvements shall not
P:conaprv1tt28611 4
.fi
Resolution 97-
Conditions of Approval
Tentative Tract 28611 - Winchester Development
October 14, 1997
be agendized for final acceptance until the City receives confirmation from the
telephone authority that the applicant has met all requirements for telephone service
to building lots within the tentative map area.
20. If the applicant desires to phase improvements and obligations required by the
Conditions of Approval, a phasing plan shall be submitted to the Public Works
Department for review and approval by the City Engineer.
The applicant shall complete required improvements and satisfy obligations as set
forth in the approved -phasing plan. Improvements and obligations required of each
phase shall be completed and satisfied prior to completion of homes or occupancy
of permanent buildings within the phase.
21. If improvements are phased with multiple final maps or other administrative approvals
(site development permits, conditional use permits, etc.), off -site improvements and
development -wide improvements (ie: retention basins, perimeter walls & landscaping,
gates, etc.) shall be constructed or secured prior to approval of the first final map
unless otherwise approved by the City Engineer.
22. Approval of this tentative map and future approval and recordation of resulting final
maps shall in no way nullify the provisions of the existing Reimbursement Agreement
between the City and Tradition Club Associates for the City's cost of previous
improvements to 52nd Avenue and Avenida Bermudas. The area covered by this
tentative map remains subject to the provisions of the Reimbursement Agreement
which may be modified only in the manner prescribed in that agreement.
GRADING
23. Graded, undeveloped land shall be maintained to prevent dust and blowsand
nuisances. The land shall be planted with interim landscaping or provided with other
wind and water erosion control measures approved by the Community Development
and Public Works Departments.
24. Prior to occupation of the project site for construction purposes, the applicant shall
submit and receive approval of a Fugitive Dust Control Plan prepared in accordance
with Chapter 6.16, LQMC. In accordance with said Chapter, the applicant shall
furnish security, in a form acceptable to the City, in an amount sufficient to guarantee
compliance with the provisions of the permit.
P:conaprvltt28611 5
i '�. it
Resolution 97-
Conditions of Approval
Tentative Tract 28611 - Winchester Development
October 14, 1997
25. If required by changes in grading from the approved plan for Tract 24870-1, a grading
plan shall be prepared by a registered civil engineer and must meet the approval of
the City Engineer prior to issuance of a grading permit. The applicant shall prepare
a thorough preliminary geological and soils engineering report (the "soils report") and
shall submit a copy of the report with the grading plan. The grading plan shall
conform with the recommendations of the soils report and shall be certified as
adequate by a soils engineer or an engineering geologist. A statement shall appear
on the final map(s) that a soils report has been prepared pursuant to Section 17953
of the Health and Safety Code.
26. The applicant shall endeavor to minimize differences in elevation at the interface of
this development with abutting properties and of separate tracts within this
development. Building pad elevations on contiguous lots shall not differ by more than
three feet except for lots within a tract, but not sharing common street frontage,
where the differential shall not exceed five feet.
If the applicant is unable to comply with the pad elevation differential requirement, the
City will consider and may approve alternatives that preserve community acceptance
and buyer satisfaction with the proposed development.
27. Prior to issuance of building permits, the applicant shall provide a separate
document, bearing the seal and signature of a California registered civil engineer or
surveyor, that lists actual building pad elevations for the building lots. The document
shall list the pad elevation approved on the grading plan, the as -built elevation, and
the difference between the two, if any. The data shall be organized by lot number
and shall be listed cumulatively if submitted at different times.
DRAINAGE
28. Drainage for this tract shall comply with approved drainage plan for Tract 28470-1.
UTILITIES
29. All existing and proposed utilities shall be installed underground. High -voltage power
lines which the power authority will not accept underground are exempt from this
requirement.
30. In areas where hardscape surface improvements are planned, underground utilities
shall be installed prior to construction of surface improvements. The applicant shall
provide certified reports of utility trench compaction tests for approval of the City
Engineer.
:.r
P conaprvltt28611 6
Resolution 97-
Conditions of Approval
Tentative Tract 28611 - Winchester Development
October 14, 1997
31. The applicant shall prepare plans, or revise the plans, for Tract 28470-1 to provide
utility service to the individual building lots created by this map. The applicant shall
provide security for any significant additional estimated costs for utility construction
due to the increase in building lots over that provided by Tentative 24870.
LANDSCAPING
32. Landscaping shall conform with the approved plans for Tentative Tract 24870.
QUALITY ASSURANCE
33. The applicant shall employ construction quality -assurance measures which meet the
approval of the City Engineer.
34. The subdivider shall arrange and bear the cost of measurement, sampling and testing
not included in the City's permit inspection program but which are required by the City
to provide evidence that materials and their placement comply with plans and
specifications. Testing shall include a retention basin sand filter percolation test, as
approved by the City Engineer, after required tract improvements are complete and
soils have been permanently stabilized.
35. The applicant shall employ or retain California registered civil engineers, geotechnical
engineers, or surveyors, as appropriate, who will provide, or have their agents
provide, sufficient supervision and verification of the construction to be able to furnish
and sign accurate record drawings.
36. Upon completion of construction, the applicant shall furnish the City reproducible
record drawings of all plans which were signed by the City Engineer. Each sheet of
the drawings shall have the words "Record Drawings," "As -Built" or "As -Constructed"
clearly marked on each sheet and be stamped and signed by the engineer or
surveyor certifying to the accuracy of the drawings. The applicant shall revise the
plan computer files previously submitted to the City to reflect the as -constructed
condition.
MAINTENANCE
37. The applicant shall make provisions for continuous maintenance of drainage,
landscaping and on -site street improvements.
P:conaprvltt28611 7
Resolution 97-
Conditions of Approval
Tentative Tract 28611 - Winchester Development
October 14, 1997
FEES AND DEPOSITS
38. The applicant shall pay all deposits and fees required by the City for plan checking
and construction inspection. Deposit and fee amounts shall be those in effect when
the applicant makes application for plan checking and permits.
FIRE MARSHAL
39. Schedule "A fire protection approved Super fire hydrants, 6" X 4" X 2Y21, X 2'/2" will
be located at each street intersection spaced not more than 330 feet apart in any
direction with any portion of any frontage more than 165 feet from a fire hydrant.
Minimum fire flow will be 1000 g.p.m. for a two hour duration at 20 psi.
40. Prior to recordation of the final map, applicant/developer will furnish one blueline copy
of the water system plans to the Fire Department for review/approval. Plans will
conform to the fire hydrant types, location and spacing, and the system will meet the
fire flow requirements. Plans will be signed/approved by a registered civil engineer
and the local water company with the following certification: "I certify that the design
of the water system is in accordance with the requirements prescribed by the
Riverside County Fire Department."
41. The required water system including fire hydrants, will be installed and accepted by
the appropriate water agency prior to any combustible building material being placed
on an individual lot.
P:conaprvltt28611 8
STAFF REPORT
PLANNING COMMISSION
DATE: OCTOBER 14, 1997
CASE: NO.: ENVIRONMENTAL ASSESSMENT 97-344
SPECIFIC PLAN 97-030
SITE DEVELOPMENT PERMIT 97-612
CONDITIONAL USE PERMIT 97-035
REQUEST: I.
RECOMMEND CERTIFICATION OF A MITIGATED
NEGATIVE DECLARATION OF ENVIRONMENTAL IMPACT;
2.
RECOMMEND APPROVAL OF SPECIFIC PLAN,
GUIDELINES AND STANDARDS;
3.
RECOMMEND APPROVAL OF A SITE DEVELOPMENT
PERMIT APPLICATION TO ALLOW CONSTRUCTION OF
12,546 SQUARE FOOT TWO-STORY BUILDING WITH 78
TEES FOR A GOLF DRIVING RANGE
4.
RECOMMEND APPROVAL OF A CONDITIONAL USE
PERMIT FOR A LIGHTED GOLF RANGE
LOCATION:
NORTHEAST CORNER OF ADAMS STREET AND 48T"
AVENUE
APPLICANT:
THOMAS BIENEK
REPRESENTATIVE:
LRS ARCHITECTS
PROPERTY OWNER: CITY OF LA QUINTA
ZONING: REGIONAL COMMERCIAL (CR)
CFENERAL PLAN
DESIGNATION: MIXED REGIONAL COMMERCIAL (MIRC)
SURROUNDING
ZONING/LAND USE: NORTH: PROPOSED AUTO MALL (THE CENTRE AT LA
QUINTA)
SOUTH: RANCHO LA QUINTA (RESIDENTIAL HOMES
AND GOLF COURSE COMMUNITY)
EAST: LAKE LA QUINTA (RESIDENTIAL HOMES)
WEST: VACANT/ MIXED REGIONAL COMMERCIAL
PC.staff report
BACKGROUND AND OVERVIEW:
Property Description
The project is located at the northeast corner of Adams and 48th Avenue on a portion A.P.N. 649-
003-032, comprising 21.4 acres of land. The property is vacant and not currently serviced with gas,
water. or electricity. Adjacent property directly east is vacant; to the west is Lake La Quinta, a single
family residential community. To the south of the property is Rancho La Quinta, a single family
residential and golf course community, and north of the property is the future auto mall "The Centre
at La Quirita.
Applications under consideration
I1SPECIFIC PLAN 97-030
The request is for approval of "The Pairings at La Quinta" a Specific Plan establishing guidelines
and standards for a Two Phase development on 21.4 acres. Phase I consists of a two-story 12,546
square foot building with seventy eight(78) golf tees and a lighted driving range of approximately
200 yards wide and 300 yards long, a professional golf shop, retail outlets, and restaurant; a 1,000
square foot maintenance building; and an 18 hole putting green area for a golf school/training on
17.9 acres.
Phase! II fixture development designates a 60,000 square foot retail building not to exceed 35 feet in
height with 240 parking spaces on 3.5 acres of land with access from Adams Street; this is lower
than the ;maximum allowable square footage under the current zoning ordinance. The Zoning
Ordinance allows a .35 Floor Area Ratio (F.A.R.) in the CR district; development in the Specific
Plan totalls an F.A.R. of .08.
The main vehicle exit/entry to the facility on 48th Avenue is a driveway entrance for right turning
and left turning vehicles. The Specific Plan identifies three vehicle entry/exit driveways to the
property from Adams Street; all Adams Street driveways are right -in and right -out only. One
driveway is identified to provide direct access to the future regional commercial building.
2� SITE DEVELOPMENT PERMIT 97-612 and, 3) CONDITIONAL USE PERMIT 97-035
The development request is for approval of a Site Development Permit application to allow
construction of a two-story 12,546 square foot building 35 feet in height with seventy eight (78) tees,
a professional golf shop, retail outlets, and restaurant, and a 1,000 square foot maintenance building
on 17.9 acres. General Plan Land Use designations allow for the proposed use and development
intensity.
PC.staff report
2
ire•
A Lighted Driving Range is a permitted use in the Regional Commercial District with a Conditional
Use Permit. The proposed use has the potential for adverse impacts on surrounding properties,
residents, or businesses. Conditions are placed the establishment and operation to mitigate or
eliminate such impacts.
The following items provide a brief narrative of the site plan, architectural design, landscape, sign,
and lighting plans:
Site Plan
The lighted golf driving range is a state-of-the-art, two-story facility with night lighting. The 12,546
square foot; Commons Building has been designed to be the hub of the driving range. First floor uses
consist of a professional golf shop, activities room, offices, tenant space, and an outdoor patio area.
The second story, serviced by two elevators and a stairway has a dining room/lounge, kitchen,
outdoor deck, and golf video area. Of the total 78 golf tees, 22 are located on the second level; with
56 located on the first level. The tees are provided with both a heating and misting/cooling system.
The driving range (includes natural turf tees) is 200 yards wide and 300 yards long with a lake
surrounded by target greens. Also provided, to the west of the Commons building, is an 18 hole
putting green area for a golf school and training.
The main vehicle entry/exit entrance to the facility on 48th Avenue is 74 feet wide with a 24'
driveway entrance for right turning and left turning vehicles, a 26' wide landscaped median, and a
24' exit driveway for right turns out only. The 17.9 acre Site Development Application identifies
two vehicle entry/exit driveways to the property from Adams Street; both driveways are 28' wide
allowing right -in and right -out only. The north driveway provides direct access to the golf course
maintenance building and off-street access to the future regional commercial building. The south
driveway provides direct access to the proposed facility parking with future off-street access to the
future regional commercial building. The Commons Building has a landscaped parking lot which
is adjacent to 48th Avenue and Adams Street containing 195 parallel surface parking spaces. All
Adams Street driveways are 28' wide. The applicant is be conditioned to reimburse the City for a
proportional share of street and traffic signal improvements on Adams Street and 48th Avenue since
these improvements will be completed by the City prior to project opening.
The building is set back 92 feet from the south property line; this includes a 20 foot landscape
setback with a six foot wide meandering sidewalk from 48th Avenue. There is a 20 foot landscape
setback on Adams Street from 48th Avenue to the Site Development Permit application property line
which blends into the 18 hole putting green training area that adds to the effective setback. There
is a 20-foot landscape setback along the remainder of the Adams Street frontage for Phase II
development. The east edge of the property line buffers adjacent property with 14 foot setback
which includes a five-foot sidewalk, an eight foot landscaped area with columnar trees, and a six-
foot slump block wall with eight foot pilasters at 40' on center. The total landscape area of 144,842
square feet buffers the outside perimeter of the parking lot and property.
The main customer entrance is located at the center of the south face of the building. The service
delivery entrance is located at the east end of the building and houses trash and recycling bins.
PC.staff report 3
Architectural Design
The two-story Commons Building and maintenance building is part of the golf driving range portion
of the project. The Commons Building, best described as contemporary architectural style, is a
maximum height of 364". A curved copper standing metal seam roof covers an open metal truss
system capping the central tower. The majority of the structure is 27-feet in height with a flat roof.
The exterior materials consist of plaster walls with metal reveals painted in a two tone earth color.
A flat painted metal facia painted in a marine green is proposed. Extensive roof overhangs are
provided generally over all glazed glass areas with aluminum frames. Steel columns clad with
ceramic tile support the metal trellis along the north elevation. Angled wingwalls at the east and
west ends of the building tie in with metal stairways leading to the second floor. Railings are also
painted marine green.
The proposed one story maintenance building is 1,000 square feet and is approximately 19 feet in
height. The maintenance building is located at the extreme north end of the driving range. A curved
standing seam copper metal roof is proposed. The roof extends over the parking spaces and will be
supported by steel columns. The proposed fixed windows and entry doors will have clear glass with
aluminum frames. A painted steel roll -up door, facing south is proposed.
Lighting/ Nettins
To protect adjacent properties from stray golf balls, the applicant is proposing netting adjacent to the
east and west sides of the driving range. Netting is a maximum 110-feet high along the east and west
sides stepping down to 40-feet on the south and north portions. There is 50-foot high netting along
the north edge of the range. The netting consists of black polyester mesh material supported by
modular tripod steel towers that are 3 'x 3' x 3' at the base. There are 18 towers for each side of the
driving range; and 7 towers on the north edge of the range.
Fourteen modular steel towers are used to mount light fixtures to light the course for night use; seven
towers on each side of the rarige provide east and west facing lighting. Each tower has three fixtures
mounted at both 80 and 100 feet, fabric shields of 9' by 12' intertwined with the netting to reduce
light spillage is proposed. Four 100' high steel poles, two on each side of the Commons Building,
vyith three mounted and shielded fixtures on each pole provides north facing light to the tee area for
the driving; range. All tower and pole light fixtures are proposed to have 1,000 watt metal halide and
high pressure sodium lights. In order to flush the ground with light to illuminate dark spots on the
range, bunker lights are strategically placed in eight locations; two fixtures ( at 85 degrees and 35
degrees) mounted at four -feet at each location not exceeding beyond the 100 feet level of the tower
lighting. The bunker lights fixtures are 400 watt metal halide.
Golf school/training area li hg tins
Exterior lighting for the golf school/training area consists of 4 steel poles with 4 light fixtures,
mounted twenty five (25) feet in height. The lights are all 250 watt metal halide shoe boxes which
illuminate; in all parking areas. Three 1000 watt fixtures facing west are mounted at 80 feet on the
modular steel towers.
PC.staff report 4
Parkin Lot of Lighting
Exterior lighting for the parking consists of 16 steel poles with 19 light fixtures, mounted twenty five
(25) feet in height. The lights are all 250 watt metal halide shoe boxes which illuminate in all
parking areas.
Landscape Plan
The preliminary landscape plan consists of date and fan Palm trees and shade trees. The ground
cover and shrub plant material are low water consumption and native to the area; mounding 2'-6'
above curb level in the landscape setbacks is provided to buffer the parking lot. Landscaping
surrounds the outside perimeter of the parking lot on the east, west and south sides of the property.
An six-foot wide sidewalk is incorporated in the landscape easement meandering within the 20 foot
landscape setback on 48th Avenue extending 857 feet along the south portion of the property. The
sidewalk connects to the main entry walkway providing central access to the main building entrance.
Within the 30-foot landscape easement for the project along Adams, a six-foot meandering sidewalk
extends 916 feet north. Adams Street frontage for Phase II development has a 20 foot landscape
easement. The east edge of the property line buffers adjacent property with 14 foot setback which
includes a five-foot sidewalk, eight foot landscaped area with columnar trees, and a six-foot wall
with eight foot pilasters. Planting materials conform to the Coachella Valley Water District General
Landscaping Guidelines.
The driving range consists ofartifrcial turf that is porous for drainage. There are 30 yards of natural
turf driving area in front of the Commons Building. The golf putting/training area consists of plant
material including turf putting greens, shade trees, and planting beds. The preliminary drainage plan
designates on -site drainage in both the putting area and the driving range. Landscaping within the
parking areas is required to equal five percent of the net project area per Zoning Code Section
9.100.040.
Sign Plan
A proposed monument sign for the main project, a 40.5 square foot sign identifying "The Pairings,"
is located at the corner of Adams Street and 48th Avenue. At the main entrance on 48th Avenue is
an 18 square foot identification sign on the entry gate to provide identification for the driving range.
Sign material consists of native stone background and bronze raised letters lit from the ground level
*ith Landscape lights. A stained glass window logo on the south face of the entry area dovetails into
the round second story window with stylized letters "T" and "P" for "The Pairings".
Environmental Assessment
Based on C.E.Q.A. requirements, staff prepared Environmental Assessment 97-344 for the project.
Staff recommends certification of a Mitigated Negative Declaration of Environmental Impact.
COMMENTS FROM OTHER DEPARTMENTS AND AGENCIES:
The project was sent out for comment to City Departments and affected public agencies on August
19, 1997., requesting comments returned by September 11, 1997. All applicable comments are
incorporated in the conditions of approval.
PC.staff report 5
PUBLIC NOTICE:
This case was advertised in the Desert Sun newspaper and posted on September 23,1997. All
property owners within 500 feet of the site were mailed a copy of the public hearing notice.
ANALYSIS AND ISSUES:
Specific plans are designed to allow flexibility for future development of the property. Proposed
development in accordance with the guidelines and standards of the Specific Plan, as conditioned,
will be: consistent with General Plan policies and standards, and Zoning Code development standards
including floor area ratio, landscape, circulation/driveway widths, parking, signs, and site lighting,
golf range lighting and netting; and have been incorporated into the Specific Plan.
Under the Conditional Use Permit, golf course netting and lighting is conditioned to mitigate the
adverse impacts on surrounding residential properties. Staff has worked with the applicant to reduce
light spillage from the golf range lighting as determined from the site photometric studies. To light
the range for night use and minimize light spillage on adjacent properties, the applicant is proposing
tower and pole mounted shielded fixtures in combination with ground mounted fixtures to provide
sufficient foot candle power. The shielded light fixtures are proposed to be mounted on the netting
towers at 80 and 100 feet and are directed downward. However, due to the foot candles needed to
illuminate the range, there is light spillage. As conditioned, the golf range closes at 10 p.m. every
night.
The golf school/training area lighting is proposed to match parking lot lighting with four fixtures
(250 watts) each mounted on a steel pole at 25 feet; and three fixtures (1000 watts) are proposed to
be mounted on netting towers at 80 feet. The project has been conditioned to reduce the tower
mounted lights to 25 feet and no more than 250 watts to be consistent with other lighting fixtures
for the golf school/training area.
Golf range netting is provided to protect adjacent properties from stray golf balls; black polyester
netting is attached to modular steel tripod towers with heights ranging from 40 to 110 feet. Black
netting has been demonstrated to be the least visible color, and becomes increasingly transparent as
distant from the project increases.
The Site Development Permit for the proposed project is compatible with the General Plan
Mixed/Regional Commercial Land Use designation in that the retail and entertainment uses offered
meets the needs of the City and surrounding areas. The Zoning Ordinance allows a .35 Floor Area
Ratio (F.A.R.) in the CR district; development in the Specific Plan totals an F.A.R. of .08; this
project lowers the total square footage the site could achieve and lowers potential traffic and air
quality impact associated with more intense development. The CR district allows building to a 50'
height, the Phase II building is reduced to a maximum 35' height as a more compatible land use
transition with neighboring residential development.
The site design also meets the General Plan Circulation policy of providing landscaped areas within
and contiguous to the street right -of way on Adams Street and 48th Avenue (both Secondary Image
corridors) per General plan policy 3-4.1.4. It also meets the General Plan Circulation policy by
encouraging travel by bicycling in that both streets will improved to include a six foot sidewalk.
PC.st.aff report 6
The conceptual sign plan conforms to the applicable provisions of the Sign Ordinance 281. A
comprehensive sign program will be submitted for approval by the Planning Commission within 30
days of issuance of a building permit.
As result of the potential archeological impacts, the project is conditioned to require conduct a Phase
II significance evaluation prior to issuance of any site clearing, grubbing or grading permit and to
require archeological monitoring during any site clearing, grubbing or grading.
The Community Development Department recommends approval of the project based on the
attached resolutions and recommended Conditions of Approval.
RECOMMENDATION:
1. Adopt Planning Commission Resolution 97-_, recommending certification of a Mitigated
Negative Declaration of Environmental Impact (EA 97-344) according to the findings set
forth in the attached Resolution.
2. Adopt Planning Commission Resolution 97-_, recommending approval of The Pairings
at La Quinta Specific Plan 97-030.
Adopt Planning Commission Resolution 97-_, recommending approval of Site
Development Permit 97-612 to allow construction of a lighted golf range with 12,546 square
foot building and a 1,000 square foot maintenance building at the northeast corner of Adams
Street and 481h Avenue.
4. Adopt Planning Commission Resolution 97-_, recommending approval of Conditional
Use Permit 97-035.
ATTACHMENTS
1. Vicinity Map
2. The Pairings at La Quinta Specific Plan 97-030
3r Letters
Prepared by:
Fred Baker, Principal Planner
Submitted by:
r
C istine di Iorio, Wing Manager
PC.staff report 7 , ,
RESOLUTION 97-
A RESOLUTION OF THE PLANNING COMMISSION OF THE
CITY OF LA QUINTA, CALIFORNIA, RECOMMENDING TO
THE CITY COUNCIL CERTIFICATION OF A MITIGATED
NEGATIVE DECLARATION OF AN ENVIRONMENTAL
IMPACT REPORT PREPARED FOR SPECIFIC PLAN 97-030,
SITE DEVELOPMENT PERMIT 97-612, AND CONDITIONAL
USE PERMIT 97-344
CASE NO.: ENVIRONMENTAL ASSESSMENT 96-344
APPLICANT: THOMAS BIENEK
WHEREAS, the Planning Commission of the City of La Quinta, California,
did on the 14th day of October, 1997, hold a Public Hearing to consider the request of
Thomas Bienek for approval of Specific Plan 97-030, Site Development Permit 97-612,
and Conditional Use Permit 97-612 to allow construction of a two story 12,546
square foot commercial building and a 1,000 square foot maintenance building on a
21.4 acre site, generally at the northeast corner of Adams Street and 48th Avenue,
more particularly described as:
WIEST HALF OF SECTION 29 TOWNSHIPS 5 SOUTH AND 7, EAST S.B.B.M.
WHEREAS, said Environmental Assessment has complied with the
requirements of "The Rules to Implement the California Environmental Quality Act of
1970" as amended, Resolution No. 83-63, in that the Community Development
Director has conducted an Initial Study (Environmental Assessment 97-343) and has
determined that although the proposed project could have a significant adverse impact
on the environment, there would not be a significant effect in this case, because
appropriate mitigation measures were made a part of the Conditions of Approval, and
a Mitigated Negative Declaration of Environmental Impact will be filed; and,
WHEREAS, at said Public Hearing upon hearing and considering all testimony
&d arguments of all interested persons desiring to be heard, said Planning Commission
did make findings to justify recommendation for certification of said Environmental
Assessment:
1. An Environmental Assessment (EA) has been prepared pursuant to the
requirements of the California Environmental Quality Act of 1970 (hereinafter
"CEQA"), as amended (Public Resources Code Section 21000, et. seq.).
2. The City shall balance the benefits of a proposed project against its unavoidable
adverse environmental impacts prior to project approval; which means that the
benefits of a proposed project outweigh the unavoidable adverse environmental
impacts.
PApc Res EEC 97-344.wpd
Planning Commission Resolution 97-
3. Prior to action on the Project and the Entitlement Approvals, the City Council for
the City of La Quinta considered all significant adverse environmental impacts
and mitigation measures, and has found that all potentially significant adverse
environmental impacts which may be caused by the Project and implementation
of the Entitlement Approvals have been lessened or avoided to the extent
feasible.
NOW, THEREFORE, BE IT RESOLVED by the Planning Commission for the
City of La Quinta, California, as follows:
1. That the above recitations are true and correct and constitute the findings of the
Planning Commission in this case;
2. That it does hereby recommend certify Mitigated Negative Declaration of
Environmental Assessment 97-343 for Specific Plan, Site Development Permit
97-612 and Conditional Use Permit 97-344 subject to the Mitigation Monitoring
Plan and the project entitlement Conditions of Approval.
PASSED, APPROVED and ADOPTED at a regular meeting of the La Quinta
Planning Commission, held on this 14" day of October, 1997, by the following vote,
to wit:
AYES:
NOES:
ABSENT:
ABSTAIN:
RICH BUTLER, Chairman
City of La Quinta, California
ATTEST:
JERRY HERMAN,
Community Development Director
City of La Quinta, California
PApc Res EA 97-344.wpd
ENVIRONMENTAL CHECKLIST FORM
Environmental Assessment No. 97-344
Case No.:SP 97-030 Date: September 24, 1997
SDP 97-612
CUP 97-344
I.
Name of :Proponent: Thomas Bienek I City of La Quinta
Address:-80-840 Vista Bonita Trail
Phone: 760-342-1858
Agency Requiring Checklist: City of La Quinta
Project Name (if applicable): The Pairings
CITY OF LA QUINTA
Community Development Department
78-495 Calle Tampico
La Quinta, California 92253
a
II. ENVIRONMENTAL 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" or "Potentially Significant Unless
Mitigated.," as indicated by the checklist on the following pages.
X Land Use and Planning
Population and Housing
Earth Resources
Water
Air duality
Transportation/Circulation
X Iiiological Resources
Energy and Mineral Resources
Risk of IJpset and Human Health
Noise
Mandatory Findings of Significance
III. DETERMINATION.
On the basis of this initial evaluation:
X Public Services
Utilities
X Aesthetics
X Cultural Resources
Recreation
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 although the proposed project could have 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 will be prepared.
I find that the proposed project MAY have a significant effect on the
environment, and an ENVIRONMENTAL IMPACT REPORT 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 "potentially significant impact" or "potential significant unless
mitigated". AN ENVIRONMENTAL IMPACT REPORT is required, but it
must analyze only the effects that remain to be addressed.
Signature Date_September 24. 1997
Printed Name and Title Leslie Mouriquand Associate Planner
For: City, of La Quinta Community Development Department
94
P:\Env Cklst 97-344 -11-
o
Potentially
Potentially
Significant Leis Than
Significant
1'111ess Significant No
Impact
Mitigated Impact Impact
3.1 ;LAND USE AND PLANNING. Would the
project:
a)Conflict with general plan designation or zoning?
X
b)Conflict with applicable environmental plans or
X
policies adopted by agencies with jurisdiction over
the project?
c)Affect agricultural resources or operations (e.g.
X
impact to soils or farmlands, or impacts from
incompatible land uses)?
d)Disrupt or divide the physical arrangement of an
X
established community (including a low-income or
;minority community)?
3.2 POPULATION AND HOUSING.
Would the project:
a)Cumulatively exceed official regional or local
X
'population projections?
b)Induce substantial growth in an area either directly
X
or indirectly (e.g. through projects in an undeveloped
area or extension or major infrastructure)?
c)Displace existing housing, especially affordable
X
housing?
3.3 EARTH AND GEOLOGY. Would the project
result in or expose people to potential impacts
involving:
a)Fault rupture? X
b)Seismic ground shaking X
z c)Seismic ground failure, including liquefaction? X
d)Seiche, tsunami, or volcanic hazard? X
e)Landslides or mudflows? X
f)Erosion, changes in topography or unstable soil X
conditions from excavation, grading or fill?
g)Subsidence of the land? X
h)Expansive soils? X
i)Unique geologic or physical features? X
PAEnv C'klst 97-344 -ut-
a
3.4
3.5
3.6
9
Water. World the prgject result in:
a)Changes in absorption rates, drainage patterns, or
the rate and amount of surface runoff?
b�)Exposure of people or property to water related
hazards such as flooding?
c)Discharge into surface waters or other alteration of
surface water quality (e.g. temperature, dissolved
oxygen or turbidity?
d)changes in the amount of surface water in any
water body?
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?
g)Altered direction or rate of flow of groundwater?
h)Impacts to groundwater quality?
AIR QUALITY. Would the project:
a)Violate any air quality standard to contribute to an
existing or projected air quality violations?
b)Expose sensitive receptors to pollutants?
c)Alter air movement, moisture, or temperature, or
cause any change in climate?
(I)Create objectionable odors?
TRANSPORTATION/CIRCULATION. Would
the project res-ult in:
a)Increased vehicle trips or traffic congestion?
b)Hazards to safety from design features (e.g. sharp
curves or dangerous intersections) or incompatible
uses (e.g. farm equipment)?
PAEnv Cklsl. 97-344
—1v—
Potentially
Potentially Significant I.esc Than
Significant unless Significant No
Impact 'Mitigated . Impact Impact
r
KI
X
R.
X
X
X
X
X
X
X
X
91
a
3.7
3.8
c)Inadequate emergency access or access to nearby
uses?
d)Insufficient parking capacity on site or offsite?
e)Hazards or barriers for pedestrians or bicyclists?
1)conflicts with adopted policies supporting
alternative transportation (e.g. bus turnouts, bicycle
racks)?
g)Rail, waterborne or air traffic impacts?
]BIOLOGICAL RESOURCES. Would the project
result itt impacts to:
a)Endangered, threatened or rare species or their
habitats (including but not limited to plants, fish,
insects, animals, and birds?
b)Locally designated species (e.g. heritage trees)?
c)Locally designated natural communities (e.g. oak
:Forest, coastal habitat, etc.)?
d)Wetland habitat (e.g. marsh, riparian and vernal
pool)?
e)Wildlife dispersal or migration corridors?
ENERGY AND MINERAL RESOURCES.
Would the prgject:
a)Conflict with adopted energy conservation plans'?
'b)Use non-renewable resources in a wasteful and
inefficient manner?
3.9 t RISK OF UPSET/HUMAN 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)?
b)Possible interference with an emergency response
plan or emergency evacuation plan?
c)The creation of any health hazard or potential
health hazards?
PAEnv Cklst 97-344
IMA
Potentially
Potentially Significant
Significant I'nless
Impact :Mitigated;
Less Than
Significant No
Impact Impact
X
X
X
X
X
X
X
X
X
X
X
X
►IN
a
X
Potentially Less Than
Potentially Significant Significant
3.10
3.11
3.12
3.13
Significant Unless
Impact
Impact Mitigated ,
d)Exposure of people to existing sources of potential
health hazards?
ellncreased fire hazard in areas with flammable
X
brush, grass, or trees?
NOISE. Would the proposal result in:
a ►Increases in existing noise levels?
X
b)Exposure of people to severe noise levels?
X
PUBLIC SERVICES. Would the proposal have an
ejTect upon, or result in a need for new or altered
government services in any of the following areas:
a►Fire protection?
X
b)Police protection?
X
c'►Schools?
X
d)Maintenance of public facilities, including roads?
X
e ►other governmental services?
X
UTILITIES. Would the proposal result in a need
fc)r new systems, or substantial alterations to the
fallowing utilities:
a)Power or natural gas?
X
b)Communications systems?
X
c)Local or regional water treatment or distribution
X
facilities?
d)Sewer or septic tanks?
X
e)Storm water drainage
X
f►Solid waste disposal?
X
AESTHETICS. Would the proposal:
a)Affect a scenic vista or scenic highway?
X
b)Have a demonstrable negative aesthetic effect?
X
c)Create light or glare? X
PAEnv Cklst 97-344
-vii-
No
Impact
X
! � J
3.14
3.15
3.16
Potentially
Potentially
Significant less Than
Significant
Unless Significant No
Impact
:Mitigated Impact Impact
CULTURAL RESOURCES. Would the proposal:
a)Disturb paleontological resources?
X
b)Disturb archaeological resources?
X
c)Affect historical resources?
X
d)Have the potential to cause a physical change
X
which would affect unique ethnic cultural values?
e)Restrict existing religious of sacred uses within the
X
potential impact area?
RECREATION. Would the propostd:
a)Increase the demand for neighborhood or regional
X
parks or other recreational facilities?
b)Affect existing recreational opportunities?
X
MANDATORY FINDINGS OF SIGNIFICANCE.
a)Does the project have the Potential to degrade the X
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 X
short-term, to the disadvantage of long-term,
environmental goals?
c)Does the project have impacts that are individually X
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 further projects).
cl)Does the project have environmental effects which X
will cause substantial adverse effects on human
beings, either directly or indirectly?
P:1Env Cklst 97-344
-vii-
EARLIER ANALYSES.
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. Identify earlier analyses and state where they are available for
,review.
lb)Impacts adequately address. Identify which effects from the above checklist were within
the scope of and adequately analyzed by the earlier document.
c)Mitigation measures. 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.
PAEnv Cklst 97-344 -viii- {
a
INITIAL STUDY - ADDENDUM
FOR
ENVIRONMENTAL ASSESSMENT 97-344
The Pairings:
Specific Plan 97-030
Site Development Permit 97-612
Conditional Use Permit 97-344
Applicant:
Thomas L. Bienek
Prepared by:
City of La Quinta
Community Development Department
78-495 Calle Tampico
La Quinta, CA 92253
September 24, 1997
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 .............................. 4
1.4 Summary of Preliminary Environmental Review ...................... 4
2 PROJECT DESCRIPTION ........................................ 4
2.1 Project Location and Environmental Setting .......................... 4
2.2 Physical Characteristics .......................................... 5
2.3 Operational Characteristics ....................................... 5
2.4 Objectives .............................................. 5
2.5 Discretionary Actions ........................................... 5
2.6 Related Projects ............................................... 5
3 ENVIRONMENTAL ASSESSMENT ................................ 5
3.1 Land Use and Planning ......................................... 6
3.2 Population and Housing ......................................... 7
3.3 Earth Resources ............................................... 9
3.4 Water ...................................................... 12
3.5 Air Quality .................................................. 16
3.6 Transportation/Circulation...................................... 18
3.7 Biological Resources .......................................... 21
3.8 Energy and Mineral Resources .................................. 23
3.9 Risk of Upset/Human Health .................................... 23
3.10 Noise ...................................................... 25
3.11 Public Services ............................................... 26
t3.12 Utilities..................................................... 28
3.13 Aesthetics ................................................... 30
3.14 Cultural Resources ............................................ 33
3.15 Recreation .................................................. 34
4 MANDATORY FINDINGS OF SIGNIFICANCE ..................... 35
5 EARLIER ANALYZES .......................................... 35
Page 2
SECTION 1: INTRODUCTION
1.1 PROJECT OVERVIEW
The purpose of this Initial Study is to identify the potential environmental impacts of the
proposed Specific Plan 97-030, Conditional Use Permit 97-344, and Site Development Permit
97-612 to develop a two phase project. The first phase consisting of a golf training/driving
range with ancillary functions such as a central commons facility with retail, restaurants, a
1,000 square foot maintenance service/storage facility, and supporting functions of parking,
service access. Phase two of the project consists of a commercial building to be less than
60,000 square feet in size. The total project site is a 21.4 acre parcel located at the northeast
corner of Adams Street and 48`' Avenue, in the City of La Quinta, California. The project will
be; called "The Pairings at La Quinta".
The proposed Commons Building will have 78 tees, a professional golf shop, retail outlets,
restaurant, storage, and shipping/receiving area. The lighted golf driving range is
approximately 200 yards wide by 300 yards long. Parking is located at the south end of the
project site.
The City of La Quinta is the Lead Agency for the project review, as defined by Section 21067
of the California Environmental Quality Act (CEQA). The Lead Agency is the public agency
which has the principal responsibility for carrying out or approving a project which may have
a significant effect upon the environment. The City of La Quinta, as the Lead Agency, has the
authority to oversee the environmental review and to approve the land use designations.
1.2 PURPOSE OF INITIAL STUDY
As part of the environmental review for the proposed Specific Plan, Site Development Permit,
and Conditional Use Permit, the City of La Quinta Community Development Department
staff has prepared this Initial Study. This document provides a basis for determining the
nature and scope of the subsequent environmental review for the proposed Specific Plan and
development of the project. The purposes of the Initial Study, as stated in Section 15063 of
the State CEQA Guidelines, include the following:
To provide the Agency with information to use as the basis for deciding whether to
prepare an Environmental Impact Report (EIR) or a Negative Declaration of
Environmental Impact for the project;
To enable the applicant, or the City of La Quinta, to modify the project, mitigating
adverse acts before an EIR is prepared, thereby enabling the project to qualify for a
Mitigated Negative Declaration of Environmental Impact;
Page 3
To assist the preparation of an EIR, should one be required, by focusing the analysis
on those issues that will be adversely impacted by the proposed project;
To facilitate environmental review early in the design of the project;
To provide documentation for the findings in a Negative Declaration that the project
will not have a significant effect on the environment;
To eliminate unnecessary EIR's; and,
To determine whether a previously prepared EIR could be used with the project.
1.2; BACKGROUND OF ENVIRONMENTAL REVIEW
The proposed project application was deemed subject to the environmental review
requirements of CEQA. This Initial Study Checklist and Addendum were prepared for review
by the La Quinta Planning Commission and certification by the City Council.
1.41 SUMMARY OF PRELIMINARY ENVIRONMENTAL ASSESSMENT
This Initial Study indicates that there is potential for adverse environmental impacts for some
issue areas contained in the Environmental Checklist. Mitigation measures have been
recommended for the proposed golf facility which will reduce any identified potential impacts
to less than significant levels. As a result, A Mitigated Negative Declaration of Environmental
Impact will be recommended for this project. An EIR will not be necessary.
SECTION 2: PROJECT DESCRIPTION
2.1, PROJECT LOCATION AND ENVIRONMENTAL SETTING
The City of La Quinta is a 31.18 square mile municipality located in the southwestern portion
of the Coachella Valley, in Riverside County, California. The City is bounded on the west by
the: City of Indian Wells, on the east by the City of Indio and Riverside County, on the north
by Riverside County, and County, federal, and state lands to the south. The City of La Quinta
was incorporated in 1982.
The general project location is the northeast corner of the intersection of Adams Street and
48`h Avenue, north of the Rancho La Quinta development, and east of the Lake La Quinta
development.
Page 4
2.2 PHYSICAL CHARACTERISTICS
The project site is a 21.4 acre parcel of vacant desert land. The land does not appear to have
ever been developed.
2.3 OPERATIONAL CHARACTERISTICS
The Pairings golf training/driving facility will function as a private business offering to the
public., for a fee, use of the golf range and golf training opportunities. The golf range will have
lights for night use. There will be a restaurant and professional golf shop as accessory uses
within. the main structure. The future commercial building, in phase two, could function as
any of the permitted land uses in the CR Zoning District.
2.4 OBJECTIVES
The objective of the proposed project is to develop a golf facility and future commercial
building for profit opportunities.
2.5 DISCRETIONARY ACTIONS
A discretionary action is an action taken by a government agency that calls for the exercise
of judgment in deciding whether to approve a project. For this project, the government agency
is the City of La Quinta. The proposed Specific Plan, Site Development Permit, and
Conditional Use Permit will require discretionary approvals by the Planning Commission and
City Council.
2.6 RELATED PROJECTS
There are no other related projects to the proposed golf facility/commercial building project.
SECTION 3: ENVIRONMENTAL ASSESSMENT
'Ms section analyzes the potential environmental impacts associated with the land use, and
project design, and operational considerations of the proposed golf facility. The CEQA
Checklist issue areas are evaluated in this addendum. For each checklist item, the
environmental setting is discussed, including a description of the existing conditions within
the City and the areas affected by the proposed project. Thresholds of significance are defined
either by standards adopted by responsible or trustee agencies, or by referring to criteria in
CEEQA, (Appendix G).
Page 5
3.1 LAND USE AND PLANNING
Regional Environmental Setting
The Ciity of La Quinta is located in the Coachella Valley, in the eastern portion of Riverside
County. The valley is abundant with both desert plant and animal life. The topographical
relief ranges from -237 feet below mean sea level (msl) to about 2,000 feet above msl. The
valley is a part of the Colorado Desert region. Surrounding the valley are the San Jacinto
Mountains, the Santa Rosa Mountains, the Orocopia Mountains, and the San Bernardino
Mountains. The San Andreas fault transects the northeastern edge of the valley.
Local Environmental Setting
The proposed project is located at the northeastern corner of Adams Street and 48`h Avenue.
The land is vacant desert property. The property is dry and sparsely vegetated with some
natural desert vegetation.
A. Would the project conflict with the general plan designation or zoning?
Potentially Significant Unless Mitigated. The location of the proposed golf facility is
within. the CR Zoning District and Mixed/Regional Commercial General Plan Land Use
designation. Lighted golf driving ranges are required to have an approved Conditional Use
Permit prior to construction. Due to potential impacts beyond normally permitted uses,
conditional uses are considered to have more impacts that require analysis and mitigation to
eliminate or reduce adverse impacts. The applicant has submitted a request for approval of
a Conditional Use Permit for the facility as is required by the Zoning Ordinance.
Adjacent land uses consist of vacant commercial land to the north, recently approved Specific
Plan by the City Council for an auto mall with sales and services and commercial uses,
developing residential land to the west and south, and vacant commercial land to the east. The
adjacent land use designations and zoning districts consist of CR (Regional Commercial) to
the north and east, and RL (Low Density Residential) to the south (with golf) and west.
B. Would the project conflict with applicable environmental plans or policies
adopted by agencies with jurisdiction over the project?
No Impact. The City of La Quinta has jurisdiction over this project. The primary
environmental plans and policies pertinent to this project are identified in La Quinta's General
Plan, the General Plan EIR, the La Quinta Master Environmental Assessment, and the City's
CEQA Guidelines. The proposed Specific Plan, Site Development Permit, and Conditional
Use Permit has been transmitted to various agencies for review and comment regarding
conflicts with environmental plans or policies.
Page 6
C. Would the project affect agricultural resources or operations (e.g. impact to soils
or farmlands, or impacts from incompatible land uses)?
No Impact. The La Quinta General Plan does not contain an agricultural land use designation
although there are a few locations with agricultural land uses extant in the south and
southeastern portions of the City. Historically, there has been farming activity in several
sections of the City, however, that has largely been replaced by resort, commercial, and
residential development over the past 15 years. There is no evidence that the project site was
ever farmed (Source: Site Survey).
D. Would the project disrupt or divide the physical arrangement of an established
community (including a low-income minority community)?
Less Than Significant Impact. The project site will be developed with a golf facility
adjacent to existing roadways to the west and south. The project site is adjacent to other CR
zoned vacant parcels to the north and east. No new roadways are proposed with this project.
There are existing and future residential land uses on three sides of the project, with regional
commercial uses and land designations to the north. The project site is a commercial parcel
adj acent to residential land uses for which there are different types and intensities of permitted
uses. The project site is in an area where two types of land use border each other, for which
the transition between land uses can result in some disruption or discontinuity of established
or existing land uses. Mitigation can include visual and sound buffers, architectural review
to ensure design compatibility, and other conditions of approval that may be required of
specific. projects.
3.2 POPULATION AND HOUSING
Rep, ional Environmental Setting
Between 1980 and 1990, the population of La Quinta expanded 125%, as reported by the U.S.
Census. making the City the second fastest growing city in the Coachella Valley. During that
time period, the number of residents in La Quinta blossomed from 4,992 to 11,215. From
1990 to January of 1996, the population grew from 13,070 to 18,050. These figures are based
upon information provided by the U.S. Census Bureau, State Department of Finance, and the
Coachella Valley Association of Governments (CVAG). La Quinta's population ranks sixth
largest of the nine cities in the Coachella Valley. Annual average growth rate has been
approximately 10% in recent years. The projected population of La Quinta by the year 2000
is anticipated to be 23,000 (Source: Community Development Department).
The average age of a City resident is 32 years. Persons over the age of 45 make up 27% of the
City's population (Source: 1990 Census).
Page 7
t
In addition to permanent residents, La Quinta has approximately 9,300 seasonal residents who
spend three to six months in the City. It is estimated that 30% of all housing units in the City
are! used by seasonal residents (Source: Community Development Department).
The total housing stock as of 1996, is listed at 9,352 units. Single family units make up 68
percent of the available housing stock. The housing unit breakdown is as follows: 8,624
detached single family, 481 multi -family units, and 247 mobile homes. The average number
of persons per household is 3.15 (Source: Department of Finance 1996). Median home prices
in La Quinta are approximately $112,000 which is lower than the average for Riverside
County ($120,950), but less than other Southern California counties (Source: La Quinta
Economic Overview 1996 Edition).
Ethnicity information from the 1990 Census revealed that the composition of La Quinta's
population is 70% Caucasian, 26% Hispanic, 2% Afro-American, 1.5% Asian, and 1.0%
Native American. The 1990 Census indicates that 81 % of the La Quinta residents are high
school graduates and 21% are college graduates (Source: Census/Estimates).
Local )Tnvironmental Setting
The project site is located on a 21.4 acre parcel of vacant desert land dimpled with sand dunes.
A. Would the project cumulatively exceed official regional or local population
projections?
No Impact. The proposed project does not include any residential units. Temporary
construction -related jobs will be created as the project is under construction. No jobs will be
lost asa result of the project, in that the project site is vacant land. New jobs will benefit the
cornmuruty, and result in a positive impact. It is anticipated that approximately 20 new jobs
will be created by the project.
B. Would the project induce substantial growth in an area either directly or
indirectly (e.g. through projects in an undeveloped area or extension of major
infrastructure)?
Less Than Significant Impact. The proposed golf facility will make an impact in the
surrounding area as major infrastructure could be altered or required to be extended to service
the: project site (Source: Site Survey). This impact is not anticipated to be significant, as there
is existing development to the west and south, of the project site with infrastructure already
in place.
C. Would the project displace existing housing, especially affordable housing?
No Impact. There are no existing houses on the proposed project site. Thus, there is no
identifiable adverse impact to this issue.
Page 8
3.3 EARTH[ RESOURCES
Regional Environmental Setting
The City of La Quinta has a relatively flat, but gently sloping topography, except for the
hillside: area on the southern and western portions of the City. Elevations in the southeastern
portion of the City reach 1,400 feet above msl. Slopes on the valley floor area of the City are
gentle, except in the rolling sand dune areas. The alluvial soils that make up most of the City
are: underlain by igneous -metamorphic 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. The Coachella Valley is underlain by hundreds of feet to several
thousand feet of Quaternary fluvial, lacustrine, and aeolian soil deposits (Southland
Ge:otechnical 1996:6).
Local Environmental Setting
The area where the parcel is located is in the open desert part of the City. The elevation of the
property is approximately 60 feet above mean sea level (Source: USGS La Quinta Quad
Map).
There its an inferred earthquake fault line located across the project site. There has been no
recorded activity along these fault lines, thus there is a low probability for such activity to
occur. The City of La Quinta lies in a seismically active region of Southern California. Faults
in the region include the San Andreas and Mission Creek faults located several miles to the
north and west. The project lies within Groundshaking Zone III with Zone 12 being the most
hazardous. The project site is within the Blowsand Hazard Zone (Sources: Riverside County
Comprehensive General Plan; La Quinta General Plan; La Quinta MEA).
According to the Soil Survey of Riverside County, California, Coachella Valley Area,
prepared by the U.S.D.A. Soil Conservation Service in 1979, indicates that there are two types
of soil present on the project site ( MaD -Myoma fine sand 5 to 15% slopes, and MaB -
Myoma fine sand 0 to 5% slopes).These soil types have distinctive features and
characteristics. A detailed discussion of these soil types is found in the USDA Soil
Conservation Survey of Riverside County, California - Coachella Valley Area.
A. Would the project result in or expose people to potential impacts involving
seismicity: fault rupture?
Less Than Significant Impact. There is an inferred fault line located on the project site.
Tlds fa.ult is considered potentially active, although no activity has been recorded for the Oast
10,000 years. A major earthquake along the fault would be capable of generating seismic
hazards and strong groundshaking effects in the area. None of the inferred faults in La Quinta
have been placed in an Alquist-Priolo Special Studies Zone. All structures developed on the
Page 9
4
project site would be required to be constructed to current Uniform Building Code (UBC)
seismic; standards in order to mitigate risk of collapse to the extent feasible (Sources:
Riverside County Comprehensive General Plan; City of La Quinta General Plan; La Quinta
MEA; UBC).
While accurate earthquake predictions are not possible, significant geologic information and
statistical analysis have been complied, analyzed, and published intensely by various agencies
over the past 25 years. It has been reported that a 22% conditional probability occurrence for
the! 30 :year period from 1994 to 2024 that a magnitude 7.5 event or greater would occur along
the; Coachella Valley segment of the San Andreas Fault. The primary risk to the project is the
San Andreas Fault. The Coachella Valley Segment of the fault comprises the southern 115
krri of the fault zone. This segment has the longest elapsed time of any portion of the San
Andreas Fault, last experiencing an event about 1690 AD based on USGS dating of trench
surveys near Indio. The San Andreas Fault zone is considered to have characteristic
earthquakes that ruptures each fault segment. The San Andreas Fault may rupture in multiple
segments producing a higher magnitude earthquake (Source: Southland Geotechnical 1996).
Fault rupture is not anticipated to occur at the project site since the well -delineated fault lines
through this region as shown on United States Geological Survey and California Division of
Mines and Geology maps are not near the project site location. However, because the site is
located in an area of high tectonic activity, the potential for surface rupture on undiscovered
or new faults that may underlie the site can not be discounted (Source: Southland
Geotechnical 1996:8).
B. Would the project result in or expose people to potential impacts involving
seismic ground shaking?
Less Than Significant Impact. The future golf facility will be subject to goundshaking
hazards from regional and local events. The proposed project will bring people to the site who
could be subject to these hazards. The Riverside County Comprehensive General Plan
indicates that the project site is within Groundshaking Zone III. A Zone III is an area with
moderate shaking qualities but less severe than a Zone XII which is the highest level. Any
habitable structures constructed will be required to meet current seismic standards of
construction to reduce, or mitigate to the extent feasible, the risk of structural collapse. The
land is generally suitable for the proposed project (Sources: La Quinta MEA; La Quinta
General Plan).
The primary seismic hazard at the project site is strong goundshaking from earthquakes along
the; Sara Andreas and San Jacinto (Source: La Quinta MEA; Riverside County Comprehensive
General Plan).
C. Would the project result in or expose people to potential impacts involving
seismicity: ground failure or liquefaction?
Page 10
Y B `
Less than Significant Impact. The proposed project is not in an area that is anticipated to
be subject to ground failure hazards from earthquake or other events due to the distance from
regional fault lines. The La Quinta General Plan indicates that the project site is not within
a recognized liquefaction hazard area. The majority of the City has a very low liquefaction
susceptibility due to the fact that ground water levels are generally at least 100 feet below the
ground surface (Source: La Quinta MEA; Riverside County Comprehensive General Plan).
D. Would the project result in or expose people to potential impacts involving
seismicity: seiche, tsunami or volcanic hazard?
No Impact. The City is located in an inland valley separated from the Pacific Ocean by
mountain ranges, and would not be subjected to a tsunami. Lake Cahuilla, a man-made
reservoir located in the southeast portion of the City, might experience some moderate wave
activity as a result of an earthquake and groundshaking. However, the lake is not anticipated
to affect this project in the event of a levee failure or seiche because the lake is on the other
side of the Coral Reef Mountains (Source: La Quinta MEA; La Quinta USGS 7.5' Quad
Map).
E. Would the project result in or expose people to potential impacts involving
landslides or mudflows?
No Impact. The terrain within and surrounding the project site is desert valley floor near the
distal end of the gently sloping cove alluvial fan. The parcel is located approximately 1.5
miles north of the Coral Reef Mountains, and over a''/Z mile east of the Santa Rosa Mountains,
thus, mere is no potential danger from landslides and rockfall. No mudflows are anticipated
for this project, as the adjacent hills and mountains are formed of rocky granitic material. The
general area is protected from flood waters by earthen training dikes and retention basins that
are located at the southern portion of the City, and existing drainage channels that are found
near the project site (Source: La Quinta MEA; La Quinta USGS 7.5' Quad Map).
F. Would the project result in or expose people to potential impacts involving
erosion, changes in topography or unstable soil conditions from excavation,
grading, or fill?
Less Than significant Impact. The soils on the project site are underlain by alluvial deposits
of Pleistocene age. Myoma soils are generally used for crops and homesites, and are
excessively drained and include rapidly permeable soil (Source: U.S.D.A. Soil Conservation
Soil Survey of Riverside County, California - Coachella Valley Area; EA 92-240).
Cut and fill is projected for the project in order to level the land. Compliance with a approved
grading plan will be a condition of approval for the project. Monitoring of compliance will
be provided by the City's Public Works Department staff. A site section looking west
indicates that up to 15 feet of dirt will be removed in various places to level and contour the
project: site to the applicant's design (Source: SP 97-030).
Page 11 a ;
G. Would the project result in or expose people to potential impacts involving
subsidence of the land?
Less Than Significant Impact. Dynamic settlement results in geologically seismic areas
where poorly consolidated soils mix with perched groundwater causing dramatic decreases
in the elevation of the ground. The project site is not located in an area designated for
subsidence hazards. (Source: La Quinta MEA).
H. Would the project result in or expose people to potential impacts involving
expansive soils?
Less Than Significant Impact. The underlying soils on the parcels have a low potential for
expansion, thus future construction is not expected to be subject to problems from soil
expansion. The City requires compliance with the Uniform Building Code and the
recommendations of a soils investigation report prior to issuance of building and grading
permits (Sources: U.S.D.A. Soil Conservation Service Soil Survey of Riverside County,
Califonaia - Coachella Valley Area).
I. Would the project result in or expose people to potential impacts involving
unique geologic or physical features?
No Impact. The Coral Reef Mountains represent a unique geologic feature in the La Quinta
area. This unique feature is located outside of the project site boundaries. There is no
identifiable direct significant adverse impact on this issue.
3.4 WATER
Regional Environmental Setting
Groundwater resources in the La Quinta area consist of a system of large aquifers (porous
layers of rock material containing water) and groundwater basins separated by bedrock or
layers of soil that trap or retain groundwater. La Quinta is located above the Coachella Valley
Groundwater Basin which is the major water supply for the potable water needs of the City
as well as a significant supply for the City's nonpotable irrigation needs. Water is pumped
from the underground aquifer via domestic water wells in the City operated and administered
by the Coachella Valley Water District (CVWD).
La Quinta is located primarily in the lower Thermal Subarea of the groundwater basin. The
Thermal Subarea is separated into the upper and lower valley sub -basins near Point Happy,
located southwest of the intersection of Washington Street and State Highway 111. CVWD
estimates that approximately 19.4 million acre feet of water is stored within the Thermal
Subarea which is available for use. Water pumped from the aquifer is treated and distributed
to users through the existing (potable) water distribution system. Water is also pumped for
irrigation purposes to water golf courses and the remaining agricultural uses in the City.
Water supplies are augmented with surface water from the Colorado River transported via the
Coachella Canal.
Page 12
The quality of water in the La Quinta area is highly suitable for domestic purposes. However,
chemicals associated with agricultural production in nearby areas and the use of septic tanks
in the Cove area affect groundwater quality. Groundwater is of marginal to poor quality at
depths of less than 200 feet. Below 200 feet, water quality is generally good and water depths
of 400 to 600 feet are considered excellent.
Percolation from the tributaries of the Whitewater River flowing into La Quinta from the
Santa Rosa Mountains provide a natural source of groundwater replenishment. Artificial
recharging of groundwater will be necessary in the near future.
Surface water in La Quinta is comprised of Colorado River water supplied via the Coachella
Canal and stored in the Lake Cahuilla reservoir; lakes in private developments which are
comprised of canal water and/or untreated groundwater; and the Whitewater River and its
tributaries. The watersheds in La Quinta are subject to intense storms of short duration which
result in substantial runoff. The steep gradient of the Santa Rosa Mountains accelerates the
runoff flowing in the intermittent streams that drain the mountain watersheds. La Quinta is
protected from this runoff by the existing flood control facilities located throughout the City.
One of the primary sources of surface water pollution is erosion and sedimentation from
development construction and operation activities. Without controls, total dissolved solids
(TDS) can increase significantly from the development activities. The Clean Water Act
requires all communities to conform to standards regulating the quality of water discharged
into streams, including stormwater runoff. The National Pollutant Discharge Elimination
System (NPDES) has been implemented as a two-part permitting process, for which the City
of La Quinta participates.
La Quinta is protected from storm water runoff by a stormwater system designed by Bechtel
for the Coachella Valley Water District to protect currently developed and potentially
developable areas of the City from damage during a major rainflood event. The system project
was based on a flood control plan for the general area developed by Bechtel for the District
in 1970. Construction was completed in November 1986 (Source: Bechtel Civil, Inc. 1989:1).
Local Environmental Setting
The project site does not have any natural standing water. Lake Cahuilla, a man-made
reservoir is located approximately 4.5 miles to the southeast, on the east side of the Coral Reef
Mountains. The Whitewater River channel is located slightly over 3/4 mile to the north of the
project: site, but is dry except during seasonal storms. The La Quinta Stormwater Channel is
located approximately '/z mile to the east and is a part of the community -wide network of
flood control facilities.
The City currently has only limited areas which are still subject to storm water flow or
flooding. Flood prone areas are designated with a specific zoning district (Watercourse,
Watershed and Conservation Areas: W-1). The intent of this zoning district is to allow
Page 13
r
development in flood prone areas based upon the submittal of a drainage and stormwater
control plan. The City also implements flood hazard regulations for development within flood
prone ,areas.
A Hydrology/Hydraulic Report was prepared for the project site, in July 1997, by Harold A.
Vance., consulting engineer, and subsequently revised as the project was revised. Runoff from
the prcject is proposed to be conveyed to the driving range and retention areas in the putting
green.
The hydrology study modeled the 100-year storm event to determine the volume of water that
must be contained on site. The area containing this property slopes gently to the southeast.
Historically, runoff from upstream properties might have flowed across the site. However, the
construction of Hwy. I I I and Adams Street have interrupted drainage from the north and
west. The proposed project and grading concept assures that no water will be allowed to flow
into the driving range from the properties to the north. The driving range, putting green, and
other landscaped areas will serve as a runoff retention basin.
A.. Would the project result in changes in absorption rates, drainage patterns, or the
rate and amount of surface runoff?
Less Than Significant Impact. An approved drainage plan will be required prior to issuance
of a grading permit, based upon the recommendations and results of the Drainage study
prepared by Harold A. Vance, July 1997, and revised in October, 1997. There will be changes
in absorption rates, but not drainage patterns or surface runoff as a result of the proposed
project. The absorption rate will be altered by the paving of streets, construction of buildings,
and landscaping.
B., Would the project result in exposure of people or property to water -related
hazards such as flooding?
Less Than Significant Impact. The project site is partially within the X designated flood
hazard area. The X designation is the FIRM zone in which the hazard factors have been
determined to be outside 500-year flood plain.
C, Would the project result in discharge into surface waters or other alteration of
surface water quality (e.g. temperature, dissolved oxygen or turbidity)?
Less Than Significant Impact. Runoff from the project site will be required to be directed
into the retention areas arfd the driving range. There are no existing bodies of surface water
on or adjacent to the project site, however, a man-made lake is proposed for the center of the
driving range. (Source: Site Survey; Coachella Valley Water District; Specific Plan). There
is no proposed discharge into any surface waters. The range utilizes an artificial turf that will
percolate storm water. Adams Street and 481 Avenue will drain to landscape easements along
the right-of-way. Phase II parking will drain to the retention areas included in the Phase I
development.
Page 14
9
D. Would the project result in changes in the amount of surface water in any water
body?
No Impact. There are no bodies of surface water on the subject parcel. Runoff water is
designed to be contained in the driving range and a retention basin in the putting green. All
runoff water will be contained on site.
E. Would the project result in changes in currents, or the course or direction of
water movements?
No Impact. The City of La Quinta does not have any natural bodies of water or rivers. There
are many small man-made lakes and ponds on golf courses within the City. A few agricultural
reservoirs are still in use. The La Quinta Evacuation Channel is a man-made stormwater
channel that is usually dry except for runoff from seasonal storms. The future development
of the project site with the proposed land use designations will not affect, to a significant
degree, any existing drainage corridor (Source: Site Survey; La Quinta MEA).
F. Would the project result in changes in quantity of ground waters, either through
direct additions or withdrawal, or through interception of an aquifer by cuts or
by excavations?
Less Than Significant Impact. Water supply in the City is derived from groundwater and
supplementary water brought in from the Colorado River. Potable water to service this
development will most likely come from existing groundwater wells in the near vicinity and
a new well to be located in the northwest corner of the project site. The Coachella Valley
Water District has stated that it will furnish domestic water and sanitation service to the
project:, but will need additional facilities to provide for expansion of its domestic water
system. The developer will be required to provide land on which some of these facilities will
be located. The district will require that the restaurant install a grease interceptor, including
a sample box, sanitary tce and running trap with clean out, prior to any discharge to its
sanitation facilities. Water from the Coachella Canal is available and shall be used for golf
course and green belt irrigation purposes. CVWD is requiring additional facilities for the
expansion of its irrigation water distribution system to serve the project, which may include
land on which to locate these facilities (Sources: La Quinta MEA; Application Materials;
Coachella Valley Water District, letter dated Sept. 10, 1997). A man-made lake is proposed
for the driving range which will serve as a retention basin with sand filters to aid in
percolation and evaporation of storm water.
G. Would the project result in altered direction or rate of flow of groundwater?
Less Than Significant Impact. The proposed golf facility will not have a significant effect
on groundwater wells by itself. As with any project using substantial amounts of water, there
will be cumulative impacts to quantity of groundwater resources. It is not anticipated that
there will be any significant alteration to the direction of flow of the groundwater supply,
however, the rate of flow may be impacted due to high demand for water. No deep cuts are
Page 15
proposed with this project that would reach the depth of the groundwater except for the
proposed well at the northwest corner of the project. The proposed well is intended to be used
on a temporary basis, for approximately two years, until permanent well facilities can be
constructed by the CVWD (Source: SP 97-030).
H. Would the project result in impacts to groundwater quality?
Less Than Significant Impact. Future development of the project site will include concrete
and asphalt pavement of portions of the site. This pavement will reduce the absorption ability
of the ground. Storm water runoff will be discharged into retention areas and the driving
range. Following a heavy rain, contaminates could be transported into the retention areas or
into the City's storm drain system that could contribute to groundwater and/or surface water
pollution. However, this potential impact is anticipated to be less than significant.
3.5 AIR QUALITY
Regional Environmental Setting
The Coachella Valley is under the jurisdiction of the South Coast Air Quality Management
District (SCAQMD), and in particular, the Southeast Desert Air Basin (SEDAB) division.
SEDAB has a distinctly different air pollution problem than the South Coast Air Basin
(SCAB). A discussion of the jurisdictional organization of SCAQMD and requirements is
found in the La Quinta MEA.
The air quality in Southern California region has historically been poor due to the topography,
climatological influences, and urbanization. State and federal clean air standards established
by the California Air Resources Board and the U. S. Environmental Protection Agency (EPA)
are often exceeded. The SCAQMD is a regional agency charged with the regulation of
pollutant emissions and the maintenance of local air quality standards. Currently, the SEDAB
does not meet federal standards for ozone, carbon monoxide, or particulate matter (PM-10).
In the Coachella Valley, the standard for PM-10 is frequently exceeded. PM-10 is a
particulate matter 10 microns or less in diameter that becomes suspended in the air due
principally to winds, grading activity, and by vehicles traveling on paved and unpaved roads.
Local Environmental Setting
The City of La Quinta is located in the Coachella Valley, which has an and climate,
characterized by hot summers, mild winters, infrequent and low annual rainfall, and low
humidity. Variations in rainfall, temperatures, and localized winds occur throughout the valley
due to the presence of thq surrounding mountains. Air quality conditions are closely tied to
the prevailing winds of the region.
The City of La Quinta is subject to the SCAQMD AQMD, a plan which describes measures
to bring the SCAB into compliance with federal and state air quality standards and to meet
California Clean Air Act requirements. The General Plan for the City contains an Air Quality
Element outlining mitigation measures as required by the Regional AQMP.
Page 16
The City is located within Source Receptor Area (SRA) 30, which includes two air quality
monitoring stations, one located in the City of Palm Springs, and the other in the City of
Indio. The Indio station monitors conditions which are most representative of the La Quinta
area. The Palm Springs station monitors carbon monoxide in addition to ozone and
particulate.
A. Would the project violate any air standard or contribute to an existing or
projected air quality violation?
Less Than Significant Impact. The South Coast Air Quality Management District CEQA
Air�u.ality Handbook indicates that the threshold for significance for restaurants is 20,000
square feet and 9,000 square feet for high turn over restaurants. The proposed project will
have a 6,136 square foot restaurant. The project also proposes 6,400 square feet of retail area,
which is substantially smaller than any of the commercial land uses listed in Table 6-2
Projects of Significance in the above referenced document. Phase two of the Specific Plan
proposes a future commercial building that will be smaller than the 60,000 square feet
allowed by the CR Zoning District. The threshold for requiring an air quality study for a
shopping center is 56,000 square feet of building area. The Specific Plan will be conditioned
to have an air quality study prepared for phase two to assess the potential impacts from the
proposed commercial building.
The project will also be required to submit for review and acceptance, a Transportation
Demand Management (TDM) Plan for future commercial building in phase two. Using the
methodology stipulated in Chapter 9.180 Transportation Demand Management, the proposed
commercial building will generate 120 employees. When a nonresidential land use reaches
or exceeds 100 employees, a TDM Plan is required by the City. The purpose of a TDM Plan
is to reduce air pollution, traffic congestion, and energy consumption caused by automobiles,
by implementing a variety of measures to reduce trips. The City's ordinance lists standards
that must be met and options to include in a TDM Plan.
B. Would the project expose sensitive receptors to pollutants?
Less Than Significant Impact. Sensitive receptors include schools, day care centers, parks
and recreation centers, medical facilities, rest homes, and other land uses that include
concentration of individuals recognized as exhibiting particular sensitivity to air pollution.
The proposed golf facility is considered a sensitive receptor. The adjacent land uses consist
of residential to the west and south, designated regional commercial with a residential overlay
vacant land to the east, and regional commercial vacant land to the north and northeast. The
closest school to the proposed project is the La Quinta High School located north of Hwy.
I I I on Westward Ho Drive east of Dune Palm Road. The Ambient Air Quality Standards
(A.AQS) are designed to protect that segment of the public most susceptible to respiratory
distress or infection, referred to as "sensitive receptors." (Sources: La Quinta General Plan;
Site Survey).
Page 17
C. Would the project alter air movements, moisture, temperature, or cause any
change in climate?
Less Than Significant Impact. The proposed golf facility is not anticipated to result in any
significant impact upon this topic area. There are no significant climatic changes anticipated
with the future development of the project. There are no known significance thresholds for
this topic area.
D., Would the project create objectionable odors?
Less Than Significant Impact. The proposed project will include the use of some
chemicals and fertilizers for the driving range and landscaping that may be odor causing. The
project. does not include onsite storage of these chemicals or fertilizers. A landscaping service
will provide maintenance for the project, including topical additives that will be brought to
the project site, but not stored at the there (Source: SP 97-030). Grass clippings and other
landscape waste should be removed from the property and disposed of at one of the organic
waste recycling centers in the Coachella Valley.
Vehicles traveling on nearby and internal project streets generate gaseous and particular
emissions that may be noticeable on the project site. However, these would be short-term
odors r.hat should dissipate quickly (Source: Site Survey).
3.6 TRANSPORTATION/CIRCULATION
Regional Environmental Setting
La Quinta is a desert community of over 18,600 permanent residents. The City is 31.18 square
miles in size, with substantial room for development. The existing circulation system is a
combination of early roadwork constructed in the 1930's by Riverside County and new
roadways since incorporation of the City in 1982. Key roadways include State Highway 111,
Washington Street, Jefferson Street, Fred Waring Drive, and Eisenhower Drive.
Traffic volumes in La Quinta experience considerable seasonal variation, with the late -winter,
early -spring months representing the peak tourist season and highest traffic volumes.
Existing transit service in La Quinta is limited to three regional fixed -route bus routes
operated by Sunline Transit Agency. One bus route along Washington Street connects the
Cove and Village areas with the community of Palm Desert to the west. Two lines operate
along Highway 111 serving trips between La Quinta and other communities in the desert.
There are only a few existing pedestrian, bicycle and equestrian facilities in La Quinta,
however, these systems will be expanded as the City grows. These facilities, both existing and
future, are designated in the La Quinta General Plan.
Page 18
Local Environmental Setting
The subject project site is located northeast of the intersection of Avenue 48 and Adams
Street. Adams Street is classified as a secondary arterial requiring an 88 foot right-of-way.
The intersection of Adams Street and Avenue 48 is currently controlled by stop signs. Avenue
48 is classified as a primary arterial requiring a 100 to I I0-foot right-of-way. Both are
designated as bikeway corridors. Both roadways are also Secondary Image Corridors.
The La. Quinta General Plan gives design standards for the various street classifications.
According to the standards for secondary and primary arterials, the projected buildout traffic
volume! for Adams Street, north of the subject property will exceed the volume range. It is
projected that Adams Street will experience a daily traffic volume of 14,000 north of Avenue
48., at buildout, providing a Level Of Service A (LOS-A). Avenue 48 will have a daily traffic
volume; of 29,600 for a LOS of C/D. A more detailed explanation of buildout traffic
conditions and levels of service is found in the La Quinta General Plan.
A. Would the project result in increased vehicle trips or traffic congestion?
Less Than Significant Impact. The proposed project traffic was addressed by the La Quinta
General Plan Buildout scenario, and therefore will not be significant as project -related traffic
will not exceed buildout projections for Adams Street or Avenue 48.
B. Would the project result in hazards to safety from design features (e.g. sharp
curves or dangerous intersections) or incompatible uses (e.g. farm
equipment)?
Less Than Significant Impact. The golf facility will not result in safety hazards as the
parking lot and circulation system have been designed according to City standards.
C. Would the project result in inadequate emergency access to nearby uses?
Less Than Significant Impact. The golf facility will not be permitted to obstruct emergency
access to surrounding land uses. The proposed project does not prevent access to any of the
surrounding properties.
D. Would the project result in insufficient parking capacity on -site or off -site?
Less Than Significant Impact. The proposed driving range includes 195 parking spaces on
site in accordance with the requirements of the City for this type of land use. The future
commercial building will include parking spaces to meet the requirements of the City's Off-
street Parking Ordinance.
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i ".
E. Would the project result in hazards or barriers for pedestrian or bicyclists?
Less Than Significant Impact. Both Avenue 48 and Adams Street are designated bikeway
corridors. It is anticipated that hazards to bicyclists and pedestrians will not be increased
significantly as a result of the proposed development (Source: La Quinta General Plan). The
bicycle and pedestrian corridors will be outside of the project perimeter wall within the
roadways.
F. Would the project result in conflicts with adopted policies supporting alternative
transportation (e.g. bus turnouts, bicycle racks)?
No Impact. Bicycle racks are required for commercial land uses (Source: La Quinta Zoning
Ordinance). The closest bus stops to the project area are located along Washington Street and
Hwy. 111, both over '/z mile from the project site.
G. Would the project result in rail, waterborne or air traffic impacts?
No Impacts. There is no rail service in the City of La Quinta. The closest rail line is
approximately six miles to the north of the project site. There are no navigable rivers or
waterways, or air travel lanes or airports within the City. Thus, there will be no impacts upon
these issues. The closest airports are the Bermuda Dunes Airport, a small private facility
located just south of Interstate 10, approximately four miles north of the project site and the
Thermal Airport, located approximately seven miles southeast of the project, on Airport
Boulevard in the Thermal area (Sources: La Quinta MEA; USGS La Quinta 7.5' Quad Map;
Site Survey). °
3.7 BIOLOGICAL RESOURCES
Regional Environmental Setting
The City of La Quinta lies within the Colorado Desert regional environment. Two ecosystems
are found within the City, the Sonoran Desert Scrub and the Desert Transition. The disturbed
environments within the City are classified as either urban or agricultural. A detailed
discussion of these ecosystems is found in the La Quinta Master Environmental Assessment
(1992).
Local Environmental Setting
The project site is located in the Sonoran Desert Scrub ecosystem. Typically, undeveloped
land within this ecosystem is rich in biological resources and habitat. The Sonoran Desert
Scrub is the most typical environment found in the Coachella Valley. It is generally
categorized as containing plants which have the ability to economize water uses, go dormant
Page 20
during; periods of drought, or both. Cacti are very common in these areas due to their ability
to store water. Other plants root deeply and draw upon water from considerable depths. The
variations of desert vegetation result from differences in the availability of water. The most
dense and lush vegetation in the desert is found where groundwater is most plentiful.
The Sonoran Scrub areas are considered habitat for a number of small mammals. These
animals escape the summer heat through their nocturnal and /or burrowing tendencies.
Squirrels, mice and rats are all common rodent species in this environment. The black -tailed
hare is a typical mammal. Predator species include kit fox, coyote, and mountain lion in the
higher elevations. The largest mammal species found in this area is the Peninsular Bighorn
sheep which is found at the higher elevations of the Santa Rosa and San Jacinto Mountain
ranges. Birds and amphibians/reptiles can also be found in the Sonoran Scrub area.
The Desert Transition areas are found in the alluvial fan areas and slopes of the surrounding
mountains. The transition is gradual and involves an intermingling of vegetation types
typicaiily found in the Desert Scrub ecosystem and the Pinon-Juniper Woodland near the top
of the Santa Rosa Mountains. The plant species in the desert transition zone benefit from
slightly higher rainfall. Where creosote bush and bur -sage dominated in the desert scrub areas,
cacti become more abundant and ocotillo dominate on the upper portions of alluvial fans,
be jadas, and rocky mountain slopes.
The La Quinta General Plan identifies the property as being within the habitat of the Fringe -
toed Lizard. (Sources: Site Survey; La Quints MEA). In addition, a biology study was
conducted for the project site by James Cornett, which concludes that no endangered species
were observed during the survey. Payment of the Fringe Toed Lizard fee is mitigation for this
species.
A. Would the project result in impacts to endangered, threatened or rare species or
their habitats (including but not limited to plants, fish, insects, animals, and
birds)?
Less Than Significant Impact. The La Quinta Master Environmental Assessment and the
biology study by Cornett identifies the project site as within the habitat of the Coachella
Valley Fringe Toed Lizard, and the mitigation fee area for the Coachella Valley Fringe -toed
Lizard Habitat Conservation Plan. Payment of this fee serves as mitigation for this species.
No other endangered species or species of special concern were observed during the survey,
thus there is no mitigation required.
B. Would the project result in impacts to locally designated species (e.g. heritage
trees)?
No Impact. There are no locally designated biological resources within the City of La Quinta
as there is no ordinance with which to designate local species. All significant biological
resources are designated at the state and/or federal level by the California Department of Fish
and Game or the U.S. Fish and Wildlife Service (Source: La Quinta MEA).
Page 21
C. Would the project result in impacts to locally designated natural communities
(e.g. oak forest, coastal habitat, etc.)?
No Impact. There are no locally designated natural communities found in or near the project
site. Some of the surrounding parcels are developed with homes, a golf course, or roadways.
Di. Would the project result in impacts to wetland habitat (e.g. marsh, riparian, and
vernal pool)?
No Impact. There are no natural wetlands, marshes, riparian communities, or vernal pools
on the project site or nearby. It is possible that during the last stand of the ancient Lake
Cahuilla, the project site was within a marsh community along the lakeshore or may have
been partially inundated by the lake. However, the lake dried approximately 500 years ago
and the land has been dry since. The project site has become covered by aeolian and flood
event deposits since the prehistoric lake dried (Sources: Site Survey; La Quinta MEA; Draft
Historic Context Statement for City of La Quinta).
E. Would the project result in impacts to wildlife dispersal or migration corridors?
Less Than Significant Impact. The project site is part of a larger project that is surrounded
by developed parcels on two sides which have effectively cut off migration corridors through
the project site except to and from the Coral Reef Mountains. Wildlife corridors are still open
in the Coral Reef Mountains which provide access to the higher mountains to the south.
(Source: La Quinta MEA; Site Survey).
3.8 ENERGY AND MINERAL RESOURCES
Regional Environmental Setting
The City of La Quinta contains both areas of insignificant and significant Mineral Aggregate
Resource Areas (SMARA), as designated by the State Department of Conservation. There are
no known oil resources in the City. Major energy resources used in La Quinta come from the
Imperiial Irrigation District (IID), Southern California Gas Company, and various gasoline
companies.
Local Environmental Setting
There ,are no oil wells or other fuel or energy producing facilities or resources on or near the
project: site. While the project site is undeveloped, there is no significant resource to be mined,
such as rock or gravel. The project site is located within MRZ-1. The MRZ-1 designation is
applied to those areas where adequate information indicates that no significant mineral
deposits are present or where it is judged that little likelihood exists for their presence
(Source: La Quinta MEA; Site Survey).
Page 22
A. Would the project conflict with adopted energy conservation plans?
No Impact. The City of La Quinta does not have an adopted energy plan. However, the City
does have a Transportation Demand Management ordinance in place that focuses on the
conservation of fuel and travel to large commercial centers, which would pertain to the future
commercial building. The Housing Element contains requirements for efficiency in housing
construction and materials, thus reducing energy consumption. Future development will be
required to meet Title 24 energy requirements (Sources: La Quinta General Plan; UBC).
B. Would the project use non-renewable resources in a wasteful and inefficient
manner?
Less Than Significant Impact. Natural resources that may be used by this proposed project
include air, mineral, water, sand and gravel, timber, energy, and other resources needed for
construction and operation. Title 24 requirements shall be complied with for energy
conservation. Any landscaping will also be required to comply with the City's landscape
water conservation ordinance as well as the requirements of the Coachella Valley Water
District (Source: La Quirita MEA; Water Conservation Ordinance; Coachella Valley Water
District).
3.9 RISK OF UPSET/HUMAN HEATH
Regional Environmental Setting
Recent growth has increased the City's exposure to hazardous materials. Such exposure to
toxic materials can occur through the air, in drinking water, in food, in drugs and cosmetics,
and in the work place. Although large scale, hazardous waste generating employment is not
present in the City of La Quinta, the existence of chemicals utilized in dry cleaning
operations, agricultural operations, restaurant kitchen cleaning, landscape irrigation and
exposure to large scale electrical facilities may pose significant threats to various sectors of
the population. Currently, there are no hazardous disposal waste sites located in Riverside
Country.
Local Environmental Setting
In order to comply with AB 2948-Hazardous Waste Management Plans and Facility Siting
Procedures, the City of La Quinta adopted Ordinance 184 consisting of a Hazardous Waste
Management Plan. The project site has not been used for any type of manufacturing or
industry, and there has not been any known dumping of hazardous substances on the property
(Sources: Site Survey; Aerial Photos).
A. Would the project involve a risk of accidental explosion or release of hazardous
substances (including not limited to oil, pesticides, chemical, or radiation)?
Page 23
Less 'Chan Significant Impact. There is a minimal risk of exposure from chemicals and
pesticides that may be used within the project. No other risks are anticipated by the golf
facility. Use of these chemicals shall be by trained personnel only according to local Health
Department, OSHA, and EPA requirements.
B. Would the project involve possible interference with an emergency response plan
or emergency evacuation plan?
Less Than Significant Impact. Construction activities will be confined to the project site,
except for minimal off -site work as is necessary for project roadways, curbs, and gutters.
These activities will not be permitted to interfere with emergency responses to the site or
surrounding areas nor will it obstruct emergency evacuation of the area. Needed measures to
divert and control traffic shall be implemented whenever required.
C. Would the project involve the creation of any health hazard or potential health
hazards?
No Impact. There are no anticipated health hazards associated with the proposed project
beyond those normally associated with a construction project.
D. Would the project involve exposure of people to existing sources of potential
health hazards?
No Impact. There are no identifiable health hazards on the project site. The potential
development of the golf facility is not expected to create any health hazards. Future
development will be required to conform to zoning standards and all applicable health and
safety codes.
E. Would the proposal involve increased fire hazard in areas with flammable
brush, grass, or trees?
Less Than Significant Impact. The proposed project site is on an vacant desert land with
sparse natural vegetation. Thus, there is a very low fire potential from brush, grass, or trees.
3.10 NOISE
Regional Environmental getting
Noise levels in the City are created by a variety of sources within and outside the City
boundaries. The major sources of noise include vehicles on City streets and Highway 111, and
temporary construction noise. The ambient noise levels are dominated by vehicular noise
along the highway and major arterial roadways.
Page 24
a
Local Environmental Setting
The ambient noise level at the project site is dominated by vehicle traffic noise from Adams
Street and Avenue 48. Residential areas are considered noise -sensitive land uses, especially
during the nighttime hours. The nearest residential use is located to the west and south of the
project site. The State Building Code requires that interior noise level in buildings do not
exceed CNEL 45. The General Plan of the City of La Quinta requires that exterior noise levels
do not: exceed CNEL 60 (Sources: Site Survey; La Quinta MEA).
A. Would the project result in increases in existing noise levels?
Less Than Significant Impact. The proposed project is not anticipated to have significant
adverse impacts from noise levels. Existing mitigation consists of a masonry perimeter wall
to the west around the Lake La Quinta project, and a living fence around the Rancho La
Quinta development located to the south. Adams Street and Avenue 48 serve as buffers to the
proposed golf project. Future development adjacent to the driving range will include a solid
masonry wall along the north boundary of Rancho La Quinta and along the east and north
property lines of the project. The wall along the north boundary line is a requirement of the
approved auto mall project adjacent to the north. The existing walls and street buffers,
together with the proposed landscape setbacks within the project site, and proposed walls will
adequately mitigate the potential noise impacts to the surrounding residential land uses.
B. Would the project result in exposure of people to severe noise levels?
Less Than Significant Impact. The La Quinta General Plan regulates excessive noise and
vibration in the City by establishing allowable noise levels for various land uses. Residential
land uses should have a maximum exterior noise level of up to 60 CNEL. If the ambient noise
level is higher than this standard, then it will serve as the standard.
The proposed development will result in short-term impacts associated with construction
activities. During construction, heavy machinery will be capable of generating periodic peak
noise levels ranging from 70 to 95 dBA at a distance of 50 feet from the source. These high
noise levels are short in duration and temporary with the construction phases of the project.
Such high noise levels are not anticipated nor permitted after construction, or during the
"operation" of the development (Source: La Quinta General Plan).
3.11 PUBLIC SERVICES
Regional Environmental Setting
Law enforcement services are provided to the City through a contract with the Riverside
Country Sheriff's Department. The Sheriffs Department extends service to the City from
existing facilities located in the City of Indio. There is a small substation located within the
La Quanta City Fall. The Department utilizes a planning standard of 1.5 deputies per 1,000
population to forecast additional public safety personnel requirements in La Quinta at
Page 25 !
buildout. Based on this standard, the City should have a police force of 25.5 officers, but is
currently under served. Currently, there are three officers per shift with three staggered shifts
per day to serve La Quinta. In addition to patrol, there is also a target team, Community
Services Officer, and School Resources Officer assigned to the City (Source: 101-301 Police
Services Supporting Information).
Fire protection service is provided to the City by Riverside County Fire Department through
a contractual arrangement. The Fire Department administers two stations in the City; Station
#32 on Frances Hack Lane, west of Washington Street, and Station #70, at the intersection
of Madison Street and Avenue 54. The Fire Department is also responsible for building and
business inspections, plan review, and construction inspections. Based upon a planning
standard of one paid firefighter per 1,000 population, the City is currently under served
(Source: La Quinta MEA). Currently, there are two paid firefighters per shift at each of the
two fire stations in La Quinta. Volunteers supplement the paid staff (Source: La Quinta
Building & Safety Department).
Structural fires and fires from other man-made features are the most significant fire threats
to the City. Hillside and brush fires are minimal as the hillside areas are virtually barren and
the scattered brush on the valley floor is too sparse to pose a serious fire threat.
Both the Desert Sands Unified School District and the Coachella Valley Unified School
District serve the City. There are two elementary schools, one middle school, and one high
school within the City. The City is also within the College of the Desert Community College
District.
Library services are provided by the Riverside County Library System with a branch library
located in the Village area of the City. The existing facility opened in 1988 and county
planning standards of 0.5 square feet per capita and 1.2 volumes per capita are used to forecast
future facility requirements to serve the City. Utilizing this 1992 standard, the City was under
served in space but over served in terms of volumes (Source: La Quinta MEA; La Quinta
Library staff).
Health. care services are provided in the City through JFK Memorial Hospital in Indio, and
the Eisenhower Immediate Care Facility in La Quinta on Hwy. 111. The Eisenhower Medical
Center is located in Rancho Mirage. The Riverside County Health Department administers
a variety of health programs for area residents and is located in Indio. Paramedic service is
provided to the City by Springs Ambulance Service.
Local Environmental Setting
The project site is roughly midway between two fire stations, one in Bermuda Dunes on Ave.
42, and one located on Ave. 52.
Page 26
Governmental services in La Quinta are provided by City staff at the Civic Center, and by
other County, state, and federal agency offices located in the desert area or region. The project
site will be serviced by the local schools.
A. Would the project have an effect upon, or result in the need for new or altered
governmental services in relation to fire protection?
Less Than Significant Impact. The proposed project will increase the need for fire
protection due to the construction of structures. Development of the project shall comply with
the fire flow and fire safety building standards of the Riverside County Fire Code to prevent
fire hazard on -site and to minimize the need for fire protection services. Unobstructed fire
access will be required through the design of the project streets and setbacks between
structures. Other code requirements (such as sprinkler systems, construction materials, etc.)
shall be complied with (Source: Fire Department, Aug. 25, 1997).
B.. Would the project have an effect upon, or result in the need for new or altered
government services in relation to police protection?
Less Than Significant Impact. Traffic collisions, patrol requests, and calls for service will
impact the Sheriff s Department. This will generate a need for additional staff in the future
(Source: Sheriff's Dept, Aug. 25, 1997).
C. Would the project have an effect upon, or result in a need for new or altered
government services in relation to school services?
Less Than Significant Impact. School overcrowding is a District -wide concern for Desert
Sands Unified School District. The District's ability to meet the educational needs of the
public with new schools has been seriously impaired in recent years by local, state, and
federal budget cuts that have had an impact on the financing of new schools. The school
mitigation fee that is currently collected on all new development at the time building permits
are issued will be required of this project as mitigation.
D. Would the project have an effect upon, or result in a need for new or altered
government services in relation to the maintenance of public facilities, including
roads?
Less 'Than Significant Impact. The project site is served by existing, but limited
infrastructure connected with the new facilities installed in connection with recent
development to the west and south.
E. Would the project have an effect upon, or result in a need for new or altered
government services in relation to other governmental services?
Less Than Significant Impact. Building, engineering, inspection, and planning review
needed for the proposed project will be partially offset by application, permit and inspection
fees charged to the applicant and contractors.
Page 27
3.12 UTILITIES
Regional Environmental Services
The City of La Quinta is served by the Imperial Irrigation District (IID) for electrical power
supply and The Gas Company (TGC) for natural gas service. Existing power and gas lines and
substations are found throughout the City. IID has four substations in La Quinta, with
electricity generated by a steam plant in El Centro and hydroelectric power generated by the
All American Canal. General Telephone Exchange (GTE) provides telephone services for the
City. Colony Cablevision serves the area for cable television service. There are several
wireless communication companies that provide services in the La Quinta area.
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. CVWD
operates a water system with potable water pumped from domestic water wells in the City.
The wells range in depth from 500 to 900 feet. Potable water is stored in five reservoirs
located in the City.
The C ity's stormwater drainage system is administered by the 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
municipal solid waste is taken to the only open landfill (Edom Dill) within the Coachella
Valley.
Local Environmental Setting
The project is adjacent to developed areas on the west and south. Vacant land is found to the
north and east. An auto mall is approved on land adjacent to the north.
A. Would the project result in a need for new systems, or substantial alterations to
power and gas service?
Less Than Significant Impact. Power, water, sewer, and natural gas lines have been brought
in to the community and are available to the project site. It is not anticipated that the project
will require a significant level of electricity or natural gas to result in the need for new
systerns or alterations to existing systems. The project developer will have to coordinate with
II]D, CVWD, cable company, and TGC for the timely provision of utilities.
B. Would the project result in a need for new systems, or substantial alteration to
communication systems?
Less Than Significant Impact. The proposed development will require service from General
Telephone Exchange (GTE) for telephone communication. The developer will be required to
coordinate the installation of telephone service infrastructure with GTE.
Page 28 f.
C. Would the project result in a need for new systems, or substantial alterations to
local or regional water treatment or distribution facilities?
Less Than Significant Impact. It is not anticipated that the project will result in a significant
adverse impact upon the water resources of the area, with the construction of a new well on
the project site. The proposed private well will be approximately 250 to 275 feet deep and will
be; used as an interim irrigation system until the CVWD installs a permanent water well
facility adjacent to the north of the project site. A response letter from CVWD has been
received that states that the district will furnish domestic water and sanitation service to the
project. The project will be required to be annexed into Improvement District No. 55 to obtain
sanitation service (Source: CV)VD, Sept. 10, 1997).
D. Would the project result in a need for new systems, or substantial alterations to
sewer services or septic tanks?
Less Than Significant Impact. The proposed project will generate sewage which will have
to be transported and treated by CVWD. The developer will be responsible for the cost of
connection and installation of an on -site sewer system. A response from CVWD has been
received. See discussion above in subsection 3.12 (C) (Source: CVWD letter dated Sept. 10,
1997).
E. Would the project result in a need for new systems, or substantial alteration to
storm water drainage?
Less Than Significant Impact. The project will result in substantial construction of
buildings, pavement and landscaping. Additional on -site retention facilities will be required
for the development of the project. The Whitewater River Storm channel is located
approximately 3/4 mile north of the project site. There are no anticipated adverse impacts to
the channel (Source: Site Survey; La Quinta General Plan). The La Quinta Evacuation
Channel is located Yz mile to the east and provides drainage protection for the area.
F. Would the project result in a need for new systems, or substantial alteration to
solid waste disposal?
Less Than Significant Impact. The proposed project will require solid waste disposal
services from the current franchisee when the golf facility is developed. Solid waste is
transported to the one existing landfill in the Coachella Valley. This landfill is reaching
capacity and may be closed in the near future. Development must comply with the City's
Source; Reduction and Recycling policies. Any on -site programs will be coordinated with
Waste Management.
Page 29
3.13 AESTHETICS
Regional Environmental Setting
The City of La Quinta is partially located within a desert valley cove and partially on the
dessert floor. 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.
Local Environmental Setting
The project site is located in a predominately regional commercial zoned area in the northern
portion of the City. The proposed project site is in the CR district with a residential overlay
that allows development up to 50 feet in height. Views from the project site consists of the
Santa Rosa and Coral Reef Mountains to the south and southeast, the alluvial fan area to the
southwest, and the open valley floor to the north and northeast (Source: Site Survey; La
Quinta MEA).
A. Would the project affect a scenic vista or scenic highway?
Potentially Significant Unless Mitigated. The project site is located within designated
viewshed No. 1, which includes both distinctive and attractive types of viewsheds. The vistas
from the project site include the Coral Reef Mountains adjacent to the east and south, the
Santa Rosa Mountains to the south and west, and the valley floor to the northeast. Potentially
significant impacts are anticipated by this project from the building height (35 feet) proposed
by the Specific Plan. The future commercial building has the potential of being constructed
to thirty-six feet in height. The proposed driving range building is proposed to be 35 feet in
height. Given the relatively low profile and elevations of the residential development to the
west and south, a 35 foot commercial building would be a relatively tall building surrounded
by low profile buildings. The building would be seen from some distance away and would be
very noticeable, thus, impacting the viewshed. To mitigate this tall profile, it is recommended
that the maximum height allowed for any building on the project site be no greater than 35
feet. At 35 feet there would be a transition from the low profile residential units and reduce
the visual impact in the project area.
The driving range will have a 110-foot high black nylon netting around it for safety concerns.
The netting will be attached to the 110 foot tall light tripods (modular steel) towers The
towers would be visible away from the project site. The black netting becomes more difficult
to discern as the distance away from the project increases. Black had been demonstrated to
be! the least visible color for netting. There is no identifiable mitigation for the netting other
than color and the applicant is proposing the most invisible color available. There is no
identifiable mitigation for the towers other than color or a lowering of height. The least
intrusive color for the towers is black.
Page 30
B. Would the project have a demonstrable negative aesthetic effect?
Less Than Significant Impact. The proposed project will be required to comply at the time
of development with architectural and landscaping policies and ordinances of the City in
effect at the time of development. The proposed commons building will be 35 feet in height.
The CR Zoning District allows potential building height of 50 feet for the future commercial
building. A 50-foot high commercial building surrounded by low profile residential units
would create a noticeable visual impact. In order to mitigate this impact it is recommended
that the maximum height of all buildings be limited to 36 feet. This reduction in potential
height would lessen the visual impact and provide a transition from the low profile residential
areas to the I I0-foot light towers around the driving range.
C. Would the project create light or glare?
Potentially Significant Unless Mitigated. Fourteen modular steel towers are used to mount
light fixtures to light the course for night use; seven towers on each side of the range provide
east and west facing lighting. Each tower has three fixtures mounted at both 80 and 100 feet,
fabric shields of 9' by 12' intertwined with the netting to reduce light spillage is proposed.
Four 100' high steel poles, two on each side of the Commons Building, with three mounted
and shielded fixtures on each pole provides north facing light to the tee area for the driving
range. All tower and pole light fixtures are proposed to have 1,000 watt metal halide and high
pressure sodium lights. In order to flush the ground with light to illuminate dark spots on the
range, bunker lights are sttategically placed in eight locations; two fixtures ( at 85 degrees and
35 degrees) mounted at four -feet at each location not exceeding beyond the 100 feet level of
the tower lighting. The bunker lights fixtures are 400 watt metal halide.
Staff has worked with the applicant to reduce light spillage from the golf range lighting as
deterinined from the site photometric studies. To light the range for night use and minimize
light spillage on adjacent properties, the applicant is proposing tower and pole mounted
shielded fixtures in combination with ground mounted fixtures to provide sufficient foot
candle power. The shielded light fixtures are proposed to be mounted on the netting towers
at 80 and 100 feet and are directed downward. However, due to the foot candles needed to
illuminate the range, there is light spillage. The golf range will close at 10 p.m. every night.
Exterior lighting for the golf school/training area consists of 4 steel poles with 4 light fixtures,
mounted twenty five (25) feet in height. The lights are all 250 watt metal halide shoe boxes
which illuminate in all parking areas. Three 1000 watt fixtures facing west are mounted at
80 feet, on the modular steel towers.
The golf school/training area lighting is proposed to match parking lot lighting with four
fixtures (250 watts) each mounted on a steel pole at 25 feet; and three fixtures (1000 watts)
are proposed to be mounted on netting towers at 80 feet. A mitigation measure is
recommended to reduce the tower mounted lights to 25 feet and no more than 250 watts to
reduce the lighting intensity.
Page 31
Exterior lighting for the parking consists of 16 steel poles with 19 light fixtures, mounted
twenty five (25) feet in height. The lights are all 250 watt metal halide shoe boxes which
illuminate in all parking areas.
3.14 CULTURAL RESOURCES
Regional Environmental Setting
A portion of the prehistory of the La Quinta area is known through the archaeological record
gained. from various archaeological investigations over the past twenty years and from
extensive ethnographic information. A discussion of the prehistory and history of La Quinta
is provided in the Draft Historic Context Statement of the City of La Quinta. Other
discussions are found in the La Quinta General Plan and the Master Environmental
Assessment.
Local Environmental Setting
The project site is located in the southern portion of the City. There are recorded
archaeological sites within a one mile radius of the project site as well as sites on the project
site. The project site was previously surveyed for archaeological or historical resources, with
both archaeological or historical sites recorded on the property. In 1992, the first
archaeological investigation took place on the project site in conjunction with a proposed
regional shopping mall project that was never approved. This Phase I investigation was
conducted by UCR ARU. Approximately six archaeological sites (prehistoric and historic)
were recorded on the golf facility project site at that time.
A. Would the project disturb paleontological resources?
Less Than Significant Impact. It is known that marine -associated paleontological resources
are found at elevations below 42 feet above mean sea level. The proposed project site is
located at elevations ranging between 60 and 70 feet above MSL. Thus, it was determined that
the project site was outside of the area designated by the Lakebed Paleontological
Determination Study (Source: Lakebed Paleontological Determination Study).
B. Would the project affect archaeological resources?
Potentially Significant Unless Mitigated. There are numerous archaeological sites within
close proximity of the proposed project. The archaeological survey conducted in 1992 which
included the project site did locate and record a total of 13 archaeological sites, 6 of which
appear to be on the golf facility project site. A discussion of these sites and their status is
provided in the archaeological report. There has been no Phase II significance evaluation of
these sites, thus the significance is not known. For purposes of this environmental assessment,
all, of the site will be considered significant until the Phase II evaluation is performed. This
evaluation shall be performed prior to issuance of any type of permit (clearing, grubbing, or
Page 32
t
grading) for the Conditional Use Permit, Site Development Permit, or the Specific Plan. No
clearing, grubbing, or grading shall be conducted without a permit. The evaluation report shall
be submitted to the City for review and consideration by the City's Historic Preservation
Commission. Because of the potential for subsurface cultural deposits, it is recommended that
archaeological monitoring during the clearing and grubbing, grading and trenching of the
project should be done for all on -site and project -related off -site work (Source: Everson 1992;
Brock 1997).
C. Would the project affect historical resources?
Potential Impact Unless Mitigated. There are historical archaeological sites located and
documented on the project site. A Phase II significance evaluation of these resources has not
been conducted. These resources shall be considered significant until such evaluation is
performed. No clearing, grubbing, or grading permits shall be issued for this project until the
evaluation has been completed and the report submitted to the City for review and
consideration by the Historic Preservation Commission. Additional mitigation shall include
monitoring of all clearing, grubbing, grading, and trenching for both on -site and off -site work
associated with this project. (Sources: Everson, 1992; Site Inspection).
D. Would the project have the potential to cause a physical change which would
affect unique ethnic values?
No, Impact. There is no identifiable unique ethnic values associated with the proposed
project site.
E. Would the project restrict existing religious or sacred uses within the potential
impact area?
No Impact. There are no known current religious uses or sacred uses on the proposed project
site.
3.15 RECREATION
Regional Environmental Setting
The City of La Quinta has an adopted Parks and Recreation Element and Master Plan that
assesses the existing resources and facilities and the future needs of the City. The City has
approximately 28.7 acres of developed parkland for Quimby Act purposes. The 845 acre
regional Lake Cahuilla Park is not included in this count. There are also unimproved bike and
equestrian corridors within the City and designated pedestrian hiking trails.
Local Environmental Setting
The project site is vacant desert land. There is no evidence that there have been any organized
or approved public recreational uses on the property.
Page 33
A. Would the project increase the demand for neighborhood or regional parks or
other recreational facilities?
No Impact. The proposed project will not impact the existing park and recreation facilities.
The golf facility will add a new privately -owned recreation opportunity for the City.
B. Would the project affect existing recreational opportunities?
Less Than Significant Impact. The proposed golf facility will not affect existing parks and
recreation facilities except by adding a new recreation opportunity.
SECTION 4: MANDATORY FINDINGS OF SIGNIFICANCE
The proposed project will not have unmitigable significant adverse impacts on the
environmental issues addressed in the checklist and addendum. The following findings can
be! made regarding the mandatory findings of significance set forth in Section 15065 of the
CEQA. Guidelines and bdsed on the results of this environmental assessment:
• The proposed project will not have the potential to degrade the quality of the
environment, with the implementation of mitigation measures.
• The proposed project will not have the potential to achieve short term
goals to the disadvantage of long-term goals, with the successful implementation
of mitigation.
• The proposed project will not have impacts which are individually limited but
cumulatively considerable when considering planned for proposed development
in the immediate vicinity.
• The proposed project will not have environmental effects that will adversely
affect human, either directly or indirectly, with the implementation of mitigation.
SECTION 5: EARLIER ANALYSIS
A. Earlier Analysis Used.
Also utilized in the current analysis was the La Quinta Master Environmental Assessment
(MEA), prepared in 1991, in conjunction with the 1992 General Plan Update and related EIR.
The special studies prepared for the proposed project consist of.
1. Hydrology Study - The Pairings at La Quinta.
Harold A. Vance, Consulting Engineer. July 8, 1997.
2. Cultural Resources Assessment: La Quinta Center, City of La Quinta.
Dicken Everson, Archaeological Research Unit, April 6, 1992.
Page 34
3. USDA Soil Conservation Service Soil Survey of Coachella Valley.
1979.
4. City of La Quinta Historic Context Statement (Draft- Dec. 1996).
Prepared by Leslie Mouriquand.
5. Biological Assessment and Impact Analysis of the proposed Bienek Golf
Driving Range Located within the City of La Quinta, California. James W.
Cornett, Ecological Consultants. July 14, 1997.
6. Lighting Study. Robert J. Dupuy, Interface Engineering Inc. September 16,
1997.
7. Cultural Resources Assessment for the Widening of Adams Street from Avenue
48 north 1000 feet, City of La Quinta, California. James Brock, Archaeological
Advisory Group, May 1997.
B. Impacts Adequately Addressed. The archaeological issues have not been evaluated
for significance for the project site. The project will be conditioned to evaluate the
archaeological sites, submit a report to the City for review prior to any disturbance of
the project site. All other potential impact/issue areas, such as lighting, are considered
to be adequately addressed with this environmental assessment. Certification of this
EA by the City Council will confirm the adequacy of the environmental assessment.
C. Mitigation Measures. Mitigation measures are discussed in this addendum as they
relate to the proposed project. A Mitigation Monitoring Plan containing these measures
will be included as part of the Environmental Assessment and project conditions of
approval.
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PLANNING COMMISSION RESOLUTION 97-
A RESOLUTION OF THE PLANNING COMMISSION OF THE
CITY OF LA QUINTA, CALIFORNIA, RECOMMENDING TO
THE CITY COUNCIL APPROVAL OF SPECIFIC PLAN 97-030
CASE NO. SP 97-030
APPLICANT: THOMAS BIENEK
WHEREAS, the Planning Commission of the City of La Quinta, California, did, on
the 14-th day of October, 1997, hold a duly -noticed Public Hearing to consider "The Pairings at La
Quinta", a Specific Plan with development guidelines and standards, consisting of a combination of
retail, office, commercial services, entertainment, and restaurants on 21.4 acres, generally located
at the northeast corner of Adams Street and Avenue more particularly described as:
A PORTION OF APN: 643-003-032
WHEREAS, said Specific Plan has complied with the requirements of "The Rules
to Implement the California Environmental Quality Act of 1970" as amended (Resolution 83-63).
The Community Development Department has prepared Environmental Assessment 97-344 which
states this Specific Plan will not have a significant impact on the environment based on conditions.
Community Development Director has conducted an Initial Study and has determined that, although
the project could have a significant adverse impact on the environment, the mitigation measures
incorporated into the Conditions of Approval will mitigate those project impacts to levels of
insignificance
WHEREAS, at said Public Hearing, upon hearing and considering all testimony
and arguments, if any, of all interested persons wanting to be heard, said Planning Commission did
make the following mandatory findings of approval to justify a recommendation for approval of said
Specific Plan:
1; That the proposed Specific Plan is consistent with the goals and policies of the La Quinta
General Plan in that the property is designated Mixed Commercial which permits the uses
proposed for the property. The Land Use Element, Mixed/Regional Commercial (M/RC
(Policy 2-3.1), allows major retail business. The project floor area ratio is .08 which is
consistent with General Plan development standards. The project is consistent with the
goals, policies and intent of the La Quinta General Plan Land Use Element (Chapter 2)
provided conditions are met.
pereso.sp97-612
j
Planning Commission Resolution 97-
2. That the Specific Plan is compatible with the existing and anticipated area development in
that the project, as conditioned, provides adequate circulation. The General Plan Circulation
Element identifies Adams Street and Avenue 48 as secondary image corridors; it will have
street improvements with a landscaped median and abundant landscaping contiguous to the
street right-of-way consistent with Circulation Policy 3-4.1.2. The landscape setbacks are
consistent with Circulation Element Policy 3-4.1.11. The project, as conditioned, is
consistent with the goals, objectives, and policies of the General Plan Circulation Element.
3. That the project will be provided with adequate utilities and public services to ensure public
health and safety.
4. That the proposed Specific Plan is conceptual; further review of Phase II development will
be required under a Site Development Permit review process at which time project related
conditions will be attached to mitigate impacts.
NOW, THEREFORE, BE IT RESOLVED by the Planning Commission of the
City of La Quinta, California, as follows:
That the above recitations are true and correct and constitute the findings of the Commission
in this case;
2. That it does hereby recommend confirming the conclusion of Environmental Assessment 97-
344 indicating that the proposed Specific Plan will not result in any significant
environmental impacts as mitigated by the recommended Conditions of Approval;
2. That it does hereby recommend approval of the above -described Specific Plan request for
the reasons set forth in this Resolution, and subject to the attached Conditions of Approval.
PASSED, APPROVED, and ADOPTED at a regular meeting of the La Quinta
Planning Commission, held on this 14th day of October, 1997, by the following vote, to wit:
AYES:
NOES:
ABSENT:
ABSTAIN":
pereso.sp97-612
Planning Commission Resolution 97-
RICH BUTLER, Chairman
City of La Quinta, California
ATTEST:
JERRY HERMAN, Community Development Director
City of La Quinta, California
pereso.sp97-612
PLANNING COMMISSION RESOLUTION 97-
CONDITIONS OF APPROVAL - DRAFT
SPECIFIC: PLAN 97- 612
OCTOBER 14, 1997
Prior to issuance of the first building permit the applicant shall revise the Specific
Plan as follows:
1 . Revise Section 3.60.3.1 OFF-STREET PARKING of the Specific Plan to 1) delete
paragraph one and two relating to shared parking and 2) add Paragraph that
states Specific Plan will be consistent with Zoning Code Section 9.150.060
Spaces Required by Use.
2. Revise Section 3.70.2 OFF -SITE CIRCULATION SYSTEM of the Specific Plan
to delete the words in the second paragraph "... at such time as warrants are
met."
3. Revise Section 3.90.1 SIGNAGE CONCEPTS: THE PAIRINGS of the Specific
Plan to delete the third paragraph which states " The Commons Building will
also have it's name "The Pairings " on the building facade to emphasize the
central location of the complex.
4. Revise Section 3.60.4.7 SITE LIGHTING of the Specific Plan to change the
height of the parking lot lighting poles to 25 feet.
5. Revise Section 3.30.2 GRADING PLAN to clarify the amount of dirt leaving the
site.
6. Revise Exhibit 23 A, Landscape Plan to identify all tree calipers.
7. Revise Exhibit 25, Photometric Plan to show the Golf school/training area
lighting to have the three fixtures on netting towers are to be no more than
250 watts facing west each mounted at 25 feet.
8. Revise Section 3.40.3 ON -SITE STORM WATER RETENTION, second
paragraph, to extend the area drained to the centerline of the adjacent public
streets.
9. Revise Section 3.70.2 OFF -SITE CIRCULATION SYSTEM, second paragraph,
to indicate that the associated street and sidewalk improvements will be
constructed when the access drives are constructed.
10. Applicant agrees to indemnify, defend, and hold harmless the City of La Quinta
in the event of any legal claim or litigation arising out the City's approval of this
project. The City of La Quinta shall have the right to select its defense counsel
in its sole discretion.
CONAPRV. SP97-03 0
PLANNING COMMISSION RESOLUTION 97-
A RESOLUTION OF THE PLANNING COMMISSION OF THE
CITY OF LA QUINTA, CALIFORNIA, RECOMMENDING TO
THE CITY COUNCIL APPROVAL OF SITE DEVELOPMENT
PERMIT 97-612 TO ALLOW CONSTRUCTION OF A 12,546
SQUARE FOOT COMMERCIAL BUILDING, AND A 1,000
SQUARE FOOT MAINTENANCE BUILDING
CASE NO.: SITE DEVELOPMENT PERMIT 97-612
APPLICANT: THOMAS BIENEK
WHEREAS, the Planning Commission of the City of La Quinta, California, did on
the 14`h day of October, 1997, hold a duly noticed Public Hearing for a 21.4 acre site with a two-
story 12,546 square foot commercial building and a 1,000 square foot maintenance building ,
generally at the northeast corner of Adams Street and Avenue 48, more particularly described as:
A PORTION OF APN: 643-003-032
WHEREAS, said Site Development Permit has complied with the requirements of
"The Rules to Implement the California Environmental Quality Act of 1970" as amended
(Resolution 83-63). The Community Development Department has prepared Environmental
Assessment: 97-344 for this project which states the project will not have a significant impact on the
environment based on conditions; and,
WHEREAS, at said Public Hearing, upon hearing and considering all testimony and
arguments, if any, of all interested persons wanting to be heard, said Planning Commission did make
the following mandatory findings of approval to justify a recommendation for approval of said Site
Development Permit 97-612:
The proposed commercial building is consistent with the City's General Plan.
A. The property is designated Mixed/Regional Commercial (M/RC). The Land Use
Element (Policy 2-3.1) of the 1992 General Plan Update allows major retail business.
The project floor area ratio is .08 which is consistent with General Plan development
standards. The project is consistent with the goals, policies and intent of the La
Quinta General Plan Land Use Element (Chapter 2) provided conditions are met.
pereso.sdp 97-612
B. The General Plan Circulation Element identifies Adams Street and Avenue 48 as
secondary image corridors; it will have street improvements with a landscaped
median and abundant landscaping contiguous to the street right-of-way consistent
with Circulation Policy 3-4.1.2. The landscape setbacks are consistent with
Circulation Element Policy 3-4.1.11. The project, as conditioned, is consistent with
the goals, objectives, and policies of the General Plan Circulation Element.
2. The proposed project is consistent with the goals and objectives of the Specific Plan in that
the project is a permitted use and complies with the development standards and design
guidelines.
3. The proposed commercial building is consistent with the City's Zoning Code in that
development standards and criteria contained in the "The Pairings" Specific Plan supplement
replace or are consistent with those in the City's Zoning Code.
4. The site design of the proposed project is compatible with the high quality of commercial
development in the area and accommodates site generated traffic at area intersections.
5. The site design of the proposed project is compatible with adjacent residential in that the
development is set back 92 feet from property lines and is restricted to a 36 feet in height
providing adequate transition of land uses.
6. The landscape design of the proposed project complements the building and the surrounding
commercial area in that it enhances the aesthetic and visual quality of the area and uses a
high quality of materials, and provides an adequate buffer for adjacent residential
development.
5. The architectural design of the project is compatible with surrounding development in that
it is a similar scale of development in the area; the building materials are a durable,
aesthetically pleasing, and low maintenance; and a blend of surfaces and textures are
provided.
6. The conceptual sign program of the project is consistent with the Chapter 9.160 of the Sign
Code in that it provides building identity using common elements of size, color, and
materials.
NOW, THEREFORE, BE IT RESOLVED by the Planning Commission of the City
of La Quin.ta, California, as follows:
pereso.sdp 97-6I2
That the above recitations are true and constitute the findings of the Planning Commission
in this case;
2. That it does recommend approval to the City Council of Site Development Permit 97-612
for the reasons set forth in this Resolution and subject to the attached conditions.
PASSED, APPROVED, and ADOPTED at a regular meeting of the La Quinta City
Planning Commission, held on the 14`' day of October, 1997, by the following vote, to wit:
AYES:
NOES:
ABSENT:
ABSTAIN:
RICH BUTLER, Chairman
City of La Quinta, California
ATTEST:
JERRY HERMAN, Community Development Director
City of La Quinta, California
pereso.sdp 97-612
PLANNING COMMISSION RESOLUTION 97-
CONDITIONS OF APPROVAL - RECOMMENDED
SITE DEVELOPMENT PERMIT 97- 612
OCTOBER 14, 1997
GENERAL CONDITIONS OF APPROVAL
1. The development shall comply with The Pairings Specific Plan (on file in the
Community Development Department), the approved exhibits and the following
conditions, which shall take precedence in the event of any conflicts with the
provisions of the Specific Plan.
2. SDP 97-612 shall comply with all applicable conditions and/or mitigation
measures for the following related approvals:
• Environmental Assessment 97-344
• Specific Plan 97-030
• Conditional Use Permit 97-035
3. Provide adequate trash and recycling areas for each phase as constructed shall
be approved by the Community Development Department prior to Certificate of
Occupancy. Plan to be reviewed for acceptability franchised waste hauler prior
to City review.
4. Prior to issuance of any grading or building permits, or ground disturbance,
mitigation measures as recommended by the Archaeological Assessment for the
site shall be completed at the applicant/developer's expense. This consists of
a Phase II Archaeological Assessment and providing an archaeological monitor
on -site during grading and earth disturbance operations. A final report shall be
submitted prior to issuance of the certificate of occupancy.
5. Handicap access, facilities and parking shall be provided per State and local
requirements.
z
6. Prior to any site disturbance being permitted, including construction, preliminary
site work and/or archaeological investigation, the project developer shall submit
and have approved a Fugitive Dust Control Plan (FDCP), in accordance with
Chapter 6.16 of the La Quinta Municipal Code. The plan shall define all areas
proposed for development and shall indicate time lines for any phasing of the
project, and shall establish standards for comprehensive control of both
anthropogenic and natural creation of airborne dust due to development
activities on site. Phased projects must prepare a plan that addresses control
measures over the entire build out of the project such as for disturbed lands
pending future development.
CONAPRV.SL)P97-612
Resolution 97-
Conditions of Approval - Recommended
Site Development Permit 97-612
October 14, 1997
7. Construction shall comply with all local and State building code requirements as
determined by the Building and Safety Director.
8. Prior to issuance of any land disturbance permit, the applicant shall pay the
required mitigation fees for the Coachella Valley Fringe -Toed Lizard Habitat
Conservation Program, as adopted by the City, in the amount of $600 per acre
of disturbed land.
9. Prior to the issuance of a grading permit, the applicant shall prepare and submit
a written report to the Community Development Director demonstrating
compliance with those Conditions of Approval and mitigation measures of SDP
97-612 and EA 97-344. Prior to the issuance of a building permit, the applicant
shall prepare and submit a written report to the Community Development
Director demonstrating compliance with those Conditions of Approval and
mitigation measures of SDP 97-612, and EA 97-344. Prior to final building
inspection approval, the applicant shall prepare and submit a written report to
the; Community Development Director demonstrating compliance with all
remaining Conditions of Approval and mitigation measures of EA 97-344 and
SDP 97-612. The Community Development Director may require inspection or
other monitoring to assure such compliance.
GENERAL_
10. Upon their approval by the City Council, the City Clerk is directed to file these
Conditions of Approval with the Riverside County Recorder for recordation
against the properties to which they apply.
11. Prior to the issuance of a grading, improvement or building permit, the applicant
shall obtain permits and*/or clearances from the following public agencies:
- Fire Marshal
- Public Works Department (Grading Permit, Improvement Permit)
- Community Development Department
- Riverside Co. Environmental Health Department
- Desert Sands Unified School District
- Coachella Valley Water District
- Imperial Irrigation District
- California Regional Water Quality Control Board (NPDES Permit)
CONAPRV.SDP97-612 2
f
Resolution 97-
Conditions; of Approval - Recommended
Site Development Permit 97-612
October 14, 1997
The applicant is responsible for any requirements of the permits or clearances
from those jurisdictions. If the requirements include approval of improvement
plans, applicant shall furnish proof of said approvals prior to obtaining City
approval of the plans.
For projects requiring NPDES construction permits, the applicant shall include
a copy of the application for the Notice of Intent with grading plans submitted
for plan checking. Prior to issuance of a grading or site construction permit, the
applicant shall submit a copy of an approved Storm Water Pollution Protection
Plan.
12. Provisions shall be made to comply with the terms and requirements of the
City's adopted Infrastructure Fee program in effect at the time of issuance of
building permits.
PRoewry RIGHTS
13. All required easements, rights of way and other property rights shall be granted
prior to issuance of a grading, improvement or building permit for this
development.
14. The applicant shall grant public and private street right of way and utility
easements in conformance with the City's General Plan, Municipal Code,
applicable specific plans, and as required by the City Engineer.
Property rights required of this development include:
A. Avenue 48 - 55-feet, half of 1 10-feet right of way
B. Dune Palms Road - 55-feet, half of 1 10" right of way
Right of way grants shall include additional width as necessary to accommodate
bus turnouts, dedicated turn lanes and other improvements shown on the
approved improvement plans.
15. The applicant shall grant any easements necessary for placement of and access
to utility lines and structures, drainage basins, mailbox clusters, park lands, and
common areas.
CONAPRV.SL)P97-612 3
Resolution 97-
Condi^,,ions of Approval - Recommended
Site Development Permit 97-612
October 14, 1997
16. The applicant shall create 20-foot perimeter setback lots or areas adjacent to
Avenue 48 and Dune Palms Road. Minimum widths may be used as average
widths for meandering wall designs. If a meandering wall is utilized, the
applicant shall dedicate blanket sidewalk easements over the setback areas.
IMPROVEMENT PLANS
17. Improvement plans submitted to the City for plan checking shall be submitted
on 24" x 36" media. On -site plans shall be submitted in the categories of
"Grading, Paving and Drainage" and "Precise Grading and Plot Plan." Off -site
improvements shall be submitted in the categories of "Grading," "Streets &
Drainage," and "Landscaping." The "Precise Grading and Plot Plan" shall have
signature blocks for the Community Development Director and the Building
Official. All other plans shall have signature blocks for the City Engineer. Plans
are; not approved for construction until they are signed.
Offsite street and drainage plans for this development will be limited to
modifications, if any, made to the improvements installed by the City. If water
and sewer plans are included on street and drainage plans, the plans shall have
an additional signature block for the Coachella Valley Water District (CVWD).
The combined plans shall be signed by CVWD prior to their submittal for the
City Engineer's signature.
"Landscaping" plans shall normally include landscape improvements, irrigation,
lighting, and perimeter walls.
Plans for improvements not listed above shall be in formats approved by the
City Engineer.
18. The City may maintain standard plans, details and/or construction notes for
elements of construction. For a fee established by City resolution, the applicant
may acquire standard plan and/or detail sheets from the City.
19. When final plans are approved by the City, and prior to issuance of grading,
improvement or building permits, the applicant shall furnish accurate computer
files of off -site (street, drainage & sidewalk) plans constructed by the applicant.
CONAPIWSEIP97-6I2
4
Resolution 97-
Condition:, of Approval - Recommended
Site Development Permit 97-612
October 14, 1997
The files shall be on storage media and in a program format acceptable to the
City Engineer. At the completion of construction and prior to final acceptance
of improvements, the applicant shall update the files to reflect as -constructed
conditions including approved revisions to the plans.
IMPROVEMENT AGREEMENT
20. The applicant shall construct improvements and/or satisfy obligations, or enter
into a secured agreement to construct improvements and/or satisfy obligations
required by the City prior to issuance of a grading, improvement or building
permit. For secured agreements, security provided, and the release thereof,
shall conform with Chapter 13, LQMC. Improvements and obligations for this
development include:
A. Reimburse the City for the cost to design and construct improvements
made to the north half of Avenue 48 and the east half of Dune Palms
Road including thirteen and four -tenths (13.4%) of the cost to design and
construct the traffic signal at the intersection of the two streets.
B. Construct left -in turn lanes and median breaks as approved for the project
access drivds.
C. Construct six -foot -wide sidewalk and irrigated landscaping in the area
between the street curbs and the project wall along the full frontage of
Avenue 48 and Dune Palms Road.
D. Underground any utility lines within or adjacent to the site which the
utility authority will accept underground.
J1. If the applicant desires to phase improvements and obligations required by the
conditions of approval and secure those phases separately, a phasing plan shall
be submitted to the Public Works Department for review and approval by the
City Engineer.
The applicant shall complete required improvements and satisfy obligations as
set forth in the approved phasing plan. Improvements and obligations required
of each phase shall be completed and satisfied prior to occupancy of permanent
buildings within the phase.
CONAPRV.SL)P97-612 5
Resolution 97-
Condi tions of Approval - Recommended
Site Development Permit 97-612
October 14, 1997
GRADING
22. Graded, undeveloped land shall be maintained to prevent dust and blowsand
nuisances. The land shall be planted with interim landscaping or provided with
other wind and water erosion control measures approved by the Community
Development and Public Works Departments.
23. Prior to occupation of the project site for construction purposes, the Applicant
shall submit and receive approval of a fugitive dust control plan prepared in
accordance with Chapter 6.16, LQMC. In accordance with said Chapter, the
applicant shall furnish security, in a form acceptable to the city, in an amount
sufficient to guarantee compliance with the provisions of the permit.
24. The applicant shall comply with the City's Flood Protection Ordinance.
25. The applicant shall conduct a thorough preliminary geological and soils
engineering investigation and shall submit the report of the investigation ("the
soils report") with the grading plan.
26. A grading plan, which may be combined with the on -site paving and drainage
plan, shall be prepared by a registered civil engineer and must meet the approval
of the City Engineer prior to issuance of a grading permit. The grading plan shall
conform with the recommendations of the soils report and shall be certified as
adequate by a soils engineer or an engineering geologist.
27. Prior to issuance of building permits, the applicant shall provide a separate
document, bearing the seal and signature of a California registered civil engineer
or surveyor, that lists actual building pad elevations. The document shall list the
pad elevation approved on the grading plan, the as -built elevation, and the
difference between the two, if any.
DRAINAGE
28. The design of the development shall not cause any increase in flood boundaries,
levels or frequencies in any area outside the development.
29. S'tormwater falling on site during the peak 24-hour period of a 100-year storm
shall be retained within the development unless otherwise approved by the City
Engineer. The tributary drainage area shall ' extend to the centerline of public
streets adjacent to the development.
CONAPRV.SDP97-612
6
Resolution 97-
Conditions of Approval - Recommended
Site Development Permit 97-612
October 14, 1997
30. Storm drainage historically received from adjoining property and drainage in
excess of the required retention capacity shall be retained on site or passed
through a designated outlet into the historic downstream drainage relief route.
31. Drainage retention shall be in common retention basins or other approved
retention/infiltration system(s). In design of retention facilities, the soil
percolation rate shall be considered to be zero unless the applicant provides
site -specific data that indicates otherwise.
32. Nuisance water shall be retained and disposed of on site in an approved facility.
If storm water retention is in an open basin, a trickling sand filter and leachfield
of a design approved by the City Engineer shall be installed to percolate
nuisance water. The sand filter and leach field shall be sized to percolate 22
gallons per day per 1,000 square feet of drainage area.
33. No fence or wall shall be constructed around retention basins except as
approved by the Community Development Director and the City Engineer.
UTILITIES
34. All existing and proposed utilities within or adjacent to the proposed
development shall be installed underground. High -voltage power lines which the
power authority will not accept underground are exempt from this requirement.
35. In areas where hardscape surface improvements are planned, underground
utilities shall be installed prior to construction of surface improvements. The
applicant shall provide certified reports of utility trench compaction tests for
approval of the City Engineer.
STREET. TRAFFIC AND SITE ACCESS IMPROVEMENTS
36. The applicant shall construct any bus turnouts, median breaks, dedicated turn
lanes and any other necessary or desired modifications to the existing street
improvements as shown on the approved site construction plans.
37. The applicant shall relocate the two most southerly access drives on Dune
Palms Road, if necessary, to achieve a minimum of 250' of distance between
curb returns of adjacent driveways and between curb returns of driveways and
streets.
CONAPRV.SC)P97-612 7
Resolution 97-
Condit:ions of Approval - Recommended
Site Development Permit 97-612
October 14, 1997
38. Access points and turning movements of traffic shall be restricted to the three
28-foot drives on Dune Palms Road and the Avenue 48 main entry, centered
approximately 1,440 feet east of the centerline of Dune Palms Road, which may
be no more than 74' wide including two 24-foot drives and a 26-foot median.
The access drives shall be restricted to right-in/right-out movements with left -in
movements permitted if the applicant installs dedicated left -in lanes with median
breaks which prevent right -out turn movements.
39. Street pavement sections shall be based on a Caltrans design for a 20-year life
and shall consider soil strength and anticipated traffic loading (including site and
building construction traffic). The minimum pavement sections shall be as
follows:
Residential & Parking Areas 3.0" a.c./4.50" a.b.
Primary Arterial 4.5"/6.00"
The applicant shall submit mix designs for road base, Portland cement concrete
and asphalt concrete, including complete mix design lab results, for review and
approval by the City. Construction operations shall not be scheduled until mix
designs are approved.
40. The applicant shall provide public transit amenities as required by Sunline Transit
and/or the City Engineer.
LANDSCAPING
41. The applicant shall provide landscape improvements in the setback areas and
right of way planting areas along Avenue 48 and Dune Palms Road.
42. Landscape and irrigation plans for landscaped lots, landscape setback areas,
medians, and retention basins shall be prepared by a licensed landscape architect.
Landscape and irrigation plans shall be approved by the Community Development
Department. Landscape and irrigation construction plans shall be submitted to
the Public Works Department for review and approval by the City Engineer. The
CONAF'RV.SI)P97-612 8
Resolution 97-
Conditions of Approval - Recommended
Site Development Permit 97-612
October 14, 1997
plants are not approved for construction until they have been approved and signed
by the City Engineer, the Coachella Valley Water District, and the Riverside
County Agricultural Commissioner.
43. Slopes shall not exceed 5:1 within public rights of way and 3:1 in landscape
areas outside the right of way.
44. Landscape areas shall have permanent irrigation improvements meeting the
requirements of the City Engineer. Use of lawn shall be minimized with no dawn
or spray irrigation within 5-feet of curbs along public streets.
45. The applicant shall ensure that landscaping plans and utility plans are coordinated
to provide visual screening of above -ground utility structures.
QUALITY ASSURANCE
46. -rhe applicant shall employ construction quality -assurance measures which meet
the approval of the City Engineer.
47. The applicant shall employ or retain California registered civil engineers,
geotechnical engineers, or surveyors, as appropriate, who will provide, or have
their agents provide, sufficient supervision and verification of the construction to
be able to furnish and sign accurate record drawings.
48. Upon completion of construction, the applicant shall furnish the City reproducible
record drawings of all plans for construction or modification of Avenue 48 and
Dune Palms Roads. Each sheet of the drawings shall have the words "Record
Drawings," "As -Built" or "As -Constructed" clearly marked on each sheet and be
:stamped and signed by the engineer or surveyor certifying to the accuracy of the
drawings.
MAINTENANCE
49. 'The applicant shall make provisions for perpetual maintenance of the perimeter
landscape improvements and sidewalk.
CONAPRV.SDP97-612
9
• .r
Resolution 97-
Conditions of Approval - Recommended
Site Development Permit 97-612
October 14, 1997
FEES AND DEPOSITS
50. 'The applicant shall pay all deposits and fees required by the City for plan
checking and construction inspection. Deposit and fee amounts shall be those
in effect when the applicant makes application for plan checking and permits.
FIRE MARSHAL
51. Provide or show there exists a water system capable of delivering 1750 g.p.m.
for a 2 hour duration at 20 psi residual operating pressure which must be
available before any combustible material is placed on the job site.
52. The required fire flow shall be available from a Super hydrant(s) (6x4" x2-1 /2")
located not less than 25' or more than 165' from any portion of the building(s)
as measured along approved vehicular travel ways.
55. Blue retro-reflective pavement markets shall be mounted on private streets, public
streets and driveways to indicate location of fire hydrants. Prior to installation,
placement of markers must be approved by the Riverside County Fire
Department.
54. Prior to the issuance of a building permit, applicant/developer shall furnish one
blue line copy of the water system plans to the Fire Department for review.
Plans shall conform to the fire hydrant types, location and spacing, and the
system shall meet the fire flow requirements. Plans must be signed by a
registered Civil Engineer and the local water company with the following
certification: 1 certify that the design of the water system is in accordance with
the requirements prescribed by the Riverside County Fire Department".
95. Install a complete fire sprinkler system per NFPA 13. The post indicator valve
and fire department connection shall be located to the front within 50' of a
hydrant, and a minimum of 25' from the building.
56. Install a supervised. water flow fire alarm system as required by the Uniform
Building Code/Riverside County Fire Department and National Fire Protection
Association Standard 72.
CONAPRV.SCIP97-612
10
Resolution 97-
Conditions of Approval - Recommended
Site Development Permit 97-612
October 14, 1997
57. Install panic hardware exit signs as per Chapter 10 of the Uniform Building Code.
58. Install a Hood/Duct automatic fire extinguishing system. System plans must be
submitted, long with a plan check/inspection fee, to the fire Department for
review.
BUILDINGS/FACILITIES
59. Install Knox Key Lock boxes, Models 4400, 3200 or 1300, mounted per
recommended standard of the Knox Company. Plans must be submitted to the
Fire Department for approval of mounting location/position and operating
standards. Special forms are available from this office for the ordering of the Key
Switch, this form must be authorized and signed by this office for the correctly
coded system to be purchased.
All questions regarding the meaning of these conditions should be referred to the
Fire Department Planning and Engineering staff at (619) 863-8886.
MISCELLANEOUS
60. Applicant agrees to indemnify, defend, and hold harmless the City of La Quinta
in the event of any legal claim or litigation arising out the City's approval of this
project. The City of La Quinta shall have the right to select its defense counsel
in its sole discretion.
CONAPRV.SI)P97-6I2
11
PLANNING COMMISSION RESOLUTION 97-
A RESOLUTION OF THE PLANNING COMMISSION
OF THE CITY OF LA QUINTA, CALIFORNIA,
RECOMMENDING TO THE CITY COUNCIL
APPROVAL OF CONDITIONAL USE PERMIT 97-035,
TO ALLOW TOWER MOUNTED GOLF RANGE
LIGHTS IN CONJUNCTION WITH AN 12,546 SQUARE
FOOT COMMERCIAL DEVELOPMENT ON 17.9
ACRES
CASE.NO.: CONDITIONAL USE PERMIT 97-035
APPLICANT: THOMAS BIENEK
WHEREAS, the Planning Commission of the City of La Quinta, California, did on
the 14 TH day of October, 1997, hold a duly noticed Public Hearing to consider Conditional Use
Permit 97-035, to allow tower mounted golf range lights in conjunction with requesting approval for
a 12,546 square foot commercial project on a 17.9 acre site; and,
WHEREAS, said Conditional Use Permit has complied with the requirements of
"The Rules to Implement the California Environmental Quality Act of 1970" as amended
(Resolution 83-63). The Community Development Department has prepared Environmental
Assessment 97-344 for this project which states the project will not have a significant impact on the
environment based on conditions; and,
WHEREAS, at said Public Hearing, upon hearing and considering all testimony and
arguments, if any, of all interested persons wanting to be heard, said Planning Commission did make
the following mandatory findings of approval to justify a recommendation for approval of said
Conditional Use Permit 97-035:
1r That the proposed Specific Plan is consistent with the goals and policies of the La Quinta
General Plan in that the property is designated Mixed Commercial which permits the uses
proposed for the property.
2. The proposed commercial building with a lighted golf range is consistent with the City's
Zoning Code in that development standards and criteria contained in the "The Pairings AT
La Quinta" Specific Plan as conditioned, supplement, replace, or are consistent with those
in the City's Zoning Code.
paeso.cup 97-035
r . t •"
Planning Commission Resolution 97-
3. The requirements of CEQA have been complied with, in that an Initial Study was prepared
(EA 97-344), which concluded that no significant impacts from implementation of the
Specific Plan will occur, with incorporation of mitigation as identified in the Environmental
Assessment. The applicant has agreed to implementing the necessary mitigation prior to site
development activities and is in concurrence with project conditions relating to this.
4. Approval of this Conditional Use Permit will not be detrimental to the public health, safety
or general welfare or incompatible with surrounding properties. The area in the vicinity is
designated and zoned for commercial use, and the site is located at the intersection of two
arterial roadways, which commonly attracts automotive -based commercial uses. The
conditional uses proposed are a consistent representation of the uses which would be
proposed for surrounding sites. The adverse aesthetic impact of tower mounted golf range
lights are mitigated to an acceptable. level with a soft lighting design which includes limiting
the height, direction and wattage of the lights fixtures, shielding the light fixtures, and
limiting the hours of night operation.
NOW, THEREFORE, BE IT RESOLVED by the Planning Commission of the City
of La Quinta, California, as follows:
That the above recitations are true and correct and constitute the findings of the Commission
in this case;
2. That it does hereby recommend confirming the conclusion of Environmental Assessment 97-
34I indicating that the proposed Specific Plan will not result in any significant
environmental impacts as mitigated by the recommended Conditions of Approval;
2. That it does hereby recommend approval of the above -described Specific Plan request for
the reasons set forth in this Resolution, and subject to the attached Conditions of Approval.
PASSED, APPROVED, and ADOPTED at a regular meeting of the La Quinta
Planning Commission, held on this 14th day of October, 1997, by the following vote, to wit:
AYES:
NOES:
ABSENT:
ABSTAIN:
pereso.cup 97-035
RICH BUTLER, Chairman
City of La Quinta, California
ATTEST:
JERRY HERMAN, Community Development Director
City of La Quinta, California
PLANNING COMMISSION RESOLUTION 97-
CONDIIf IONS OF APPROVAL - DRAFT
CONDr ZONAL USE PERMIT 97-035
OCTOBER 14, 1997
1. The golf range lighting shall be designed to in manner which strives to
comply with Section 9.60.160 Outdoor Lighting (Dark Sky Ordinance)of the
Zoning Code. A "soft lighting" design, as submitted (Exhibits 25, 25A, 25B
,and 26),with an acceptable level of lighting which shall consist of the
following: 1) the light fixtures mounted on the netting towers (four mounted
on steel poles) shall be no higher than 100 feet with no more than three
fixtures (at no more than 1000 watts) per tower or pole for range lighting,
2:) tower mounted light fixtures shall have house -side fabric shields measuring
not less than 9' by 12' and pole mounted fixtures shall be also shielded, 3)
eight ground mounted bunker lights each with two fixtures (at no more than
4.00 watts) shall be mounted no higher than 4 feet and directed generally east
and west at 85 and 35 degrees.
2. The golf school/training area lighting shall be designed to in manner which
strives to comply with Section 9.60.160 Outdoor Lighting (Dark Sky
Ordinance)of the Zoning Code. A "soft lighting" design, as submitted
(Exhibits 25, 25A, 25B ,and 26), with an acceptable level of lighting which
shall consist of the following: 1) three fixtures (no more than 250 watts)
facing west each mounted at 25 feet on a netting tower, 2) four fixtures (no
more than 250 watts) each mounted on a steel pole (to match parking lot
lighting) mounted at 25 feet.
3. The parking lot shall be designed to in manner which strives to comply with
Section 9.60.160 Outdoor Lighting (Dark Sky Ordinance)of the Zoning Code.
A "soft lighting" design, as submitted ( Exhibits 25, 25A, 25B ,and 26), with
an acceptable level of lighting which shall consists of the following: 1)
nineteen fixtures (no more than 250 watts) mounted on sixteen square
tubular steel poles at 25 feet.
4. The netting shall consists of black polyester mesh material supported by
modular tripod steel towers that are 3' x 3' x 3' at the base. There are 18
towers for each side of the driving range; and 7 towers on the north edge of
the range; towers shall not exceed 110 feet.
5. Lighting of the driving range shall be limited to 10:00 P.M., seven days per
week.
MISCaLANEOUS
6. Applicant agrees to indemnify, defend, and hold harmless the City of La
Quinta in the event of any legal claim or litigation arising out the City's
approval of this project. The City of La Quinta shall have the right to select
its defense counsel in its sole discretion.
CONALPRW. CUP97-03 5
ATTACHMENT 1
&iMWATER CHANNEL . '
ATTACHMENT 3
October 2, 1997
La Quinta Community Development Department
78-49�5 Calle Tampico,
La Quinta. CA 92253
Gentlemen:
Il OCT rl 6 1997 j
CITY OF LAQUiNTA I
PLANNING DEPARTMENT
We are in receipt of a notice stating that the City of La Quinta Planning Commission has
scheduled a Public Hearing dated October 14, 1997 at 7:00 P.M. in the La Quinta City
Hall Council Chambers. The item under consideration: The Pairings at La Quinta
Specific Plan (97-030), Site Developement Permit (97-612), Conditional Use Permit
(97-344). The applicant is Thomas Bienek. The location: Northeast corner of Adams
Street and 48th Avenue. The applicant is requesting the approval of the Specific Plan,
Site Development, and Conditional Use Permits and review the Development Plans for an
80-Tee Driving Range and two -storey 13,536 square -foot Restaurant/Retail Building and
Pad for a future Retail Building.
I am a full-time resident living at the Rancho La Quinta Country Club. The Ranch La
Quinta Country Club is immediately adjacent to the above proposed developement site.
The following listed comments state my opposition to the type of proposed development
adjacent to the Rancho La Quinta Country Club:
1) The traffic noise resulting from the use of the proposed development cannot be
tolerated by the adjacent existing residential communities.
2) The lighting required for the use of the golf driving range at night would be an
intolerable annoyance to the existing residential communities.
3) There would be a security threat of vandalism and robbery resulting from the
non-residents tail -gating our residential members' cars accessing entry to the Rancho
La Quinta Country Club through the electronically controlled entry gate on the South
side of the 48th Avenue and Adams Street intersection.
The above listed undesireable problems will decrease property values at the Rancho La
Quinta Country Club . I will sell my home should this planned development under
consideration be given approval by the city of La Quinta.
Sincerely,
N
Ernest J. Walsh, M.D.
Address: 48230 Paso Tiempo Lane
La Quinta, CA 92253
'ATE OF CALIFORNIA—BUSINESS, TRANSPORTATION AND HOUSING AGENCY PETE WILSON, Gore►m
iEPARTMENT OF TRANSPORTATION
STRICT 8, P.O. BOX 231
1N BERNARDINO, CALIFORNIA 92402
>D (909) 383-5959
Mr.. Fred Baker
Principal Planner
Community Development Department
City of La Quinta
P.O,. Box 1504
La Quinta, CA 92253
Dear Mr. Baker:
September 2, 1997
08-Riv-111-33.
V_
.�' SEP - 4 M97 L
CITY Or LAQUIN TA
PLANNING DEPARTMENT
The Pairings at La Quinta Specific Plan (SP) 97-030,
Site Development Plan (SDP) 97-612
and Conditional Use Permit (CUP 97-344)
We have reviewed the above -referenced document and request
consideration of the following comment:
• The traffic generated by this proposal does not appear to
have a significant effect on the State highway system;
however, consideration must be given to the cumulative
effects of continued development and resulting decreased
Level of Service (LOS) in this area. The City needs to
ensure that all developments, regardless of their size,
participate on a fair -share basis in the funding of
transportation infrastructure improvements to mitigate
cumulative traffic impacts.
If you have any questions, please contact Cecil Karstensen
1t (909) 383-5922 or FAX (909) 383-7934.
Sincerely,.
( {20BER VEY, Chi
Office 'of Riverside C
Transportation Planni
4GEM CHAMBER OF COMMERCE
QOFTHE DESERT
September 2, 1997 ! r� �,. %F!L---
U
IJ L SEP 1997 I(�,
TO: CITY OF LA QUINTA
COMMUNITY DEVELOPMENT DEPARTMENT �ATY OF LAQUIiU'iA g
FRED BAKER, PRINCIPAL PLANNER PLANNINr, pr7pARTMENT f
FROM: LA QUINTA CHAMBER OF COMMERCE
EXECUTIVE COMMITTEE/PLANNING AND REVIEW
RON DIGRANDI, CHAIRMAN OF THE BOARD
RE: SITE DEVELOPMENT PERMIT (SDP) 97-612
CONDITIONAL USE PERMIT (CUP) 97-344
THE PAIRINGS AT LA QUINTA SPECIFIC PLAN
The Executive Committee of the La Quinta Chamber of Commerce reviewed the
above project on September 2, 19978. The consensus of the committee was to
approve the proposed golf driving range and instruction center. .
Once again, the committee wishes to express that they feel that the architecture
be consistent with the style that La Quinta is know for. Examples would be the La
Quinta Cliffhouse, the La Quinta Resort and Plaza La Quinta. Additionally, the
committee wishes to reiterate their encouragement for a finalized master
architectural plan, which can be distributed to developers when they originally
express interest in beginning a project.
I
HWY 111 LOCATION: 78-371 HWY 111 • LA QUINTA, CALIFORNIA 92253 • (760) 564-3199 FAX (760) 564-3111
VILLAGE LOCATION: 51-351 AVENIDA BERMUDAS • LA QUINTA, CALIFORNIA 92253 • (760) 777-0134 FAX (760) 777-0136
MAILING ADDRESS FOR BOTH LOCATIONS: POST OFFICE BOX 255 • LA QUINTA, CALIFORNIA 92253
RZIVERSIDE COUNTY
LARRY D. SMITH. SHERIFF
Sheri
�EC
:1 U G 1997
82-695 DR. CARREON BLVD. • INDIO, CA 92201 • (619) 863-8990
PROUDLY SERVING AS THE LA QUINTA POLICE DEPARTMENT
August 25, 1997
Cit,Y of La Quinta
Planning Department
78-495 Calle Tampico
La Quinta, Cal. 92253
Attention Fred Baker
Re: La Quinta Specific Plan 97-030
Site Development Permit 97-612
Conditional Use Permit 97-344
The Pairings at La Quinta
Dear Mr. Baker
D1E0--",E�VE
AUG 2 81997
0
CITY OF LAQUINTA
P1 ANNImr; nFPARTMENT
The Sheriff's Department would like to comment on several items in
reference to the Pairings at La Quinta.
Items of concern are:
Lighting must be adequate to ensure safety as allowed
within La Quinta standards. Streets, security walls and
parking areas should be well lighted to provide patrons
and employees with a safer environment and to dissuade
would-be criminals from targeting the area for illegal
activities.
All doors should have an industrial quality key and
latch system. Deadbolt locks are suggested for all
exterior doors.
Windows should not be placed close enough to doors
whibh would allow a person to break the glass and
unlock the door by hand.
All delivery doors should be equipped with a peephole for
delivery identification purposes.
Shrubbery and bushes should be trimmed low to the
ground to eliminate hiding places for criminals.
Product displays should not block windows this allows
better visibility from the street for patrolmen.
Windows should never be concealed by vegetation.
Building parking and unloading areas should be
sufficient as not to create traffic problems.
Addresses must be at least eight inches tall and
contrasting with the background. This will reduce the
response time of emergency vehicles responding to the
complex.
Exterior areas for deliveries should be monitored by
closed circuit remote cameras. This would discourage
criminals from targeting the area for unlawful activities.
Sufficient on site parking should be available to minimize
parking on Avenue 48. Entrances and Exits should be designed
as not to cause traffic problems on Adams Street and Avenue
48.
We appreciate the opportunity to comment on the project from a
law enforcement point of view.
Ronald F. Dye
Captain
Station Commander
s
Imes M. Wright
Fire Chief
idly serving the
lcorporated
Is of Riverside
my and the
s of:
umont
mesa
you Lake
chella
ert Hot Springs
an Wells
e Elsinore
luinta
eno Valley
n Desert
is
echo Mirage
Jacinto
iecula
rd of Supervisors
Buster,
District 1
i Tavaglione,
District 2
Venable,
District 3
Wilson,
District 4
i Mullen,
District 5
RIVERSIDE COUNTY FIRE DEPARTMENT
]it cooperation with the
( a4fornta Department of Forestry and Fire Protection
210 West San Jacinto Avenue • Perris, California 925M • (909) 94t 4MM • FAX (909) 940.691()
August 25, 1997
To: City of La Quinta
Community Development Department
Attn: Fred Baker
Re: Specific Plan 97-030
Site Development Permit 97-612
Conditional Use Permit 97-344
AUG 2 7 1997 91
C►Ty OF fAQUi1VT
WNiNG DEPARTMENT
With respect to the conditions of approval regarding the above referenced cases), the Fire Department
requires the following fire protection measures be provided in accordance with La Quinta Municipal
Code and/or Riverside County Fire Department protection standards:
Provide or show there exists a water system capable of delivering 1750 gpm for a 2 hour duration
at 20 psi residual operating pressure which must be available before any combustible material is
placed on the job site.
2. The required fire flow shall be available from a Super hydrant(s) (6x4" x 2-1/2") located not less
than 25' or more than 165' from any portion of the building(s) as measured along approved
vehicular travel ways.
Blue retro-reflective pavement markers shall be mounted on private streets, public streets and
driveways to indicate location of fire hydrants. Prior to installation, placement of markers must
be approved by the Riverside County Fire Department.
4. Prior to the issuance of a building permit, applicant/developer shall furnish one blue line copy of
the water system plans to the Fire Department for review. Plans shall conform to the fire hydrant
types, location and spacing, and the system shall meet the fire flow requirements. Plans must be
signed by a registered Civil Engineer and the local water company with the following
certification: "I certify that the design of the water system is in accordance with the
requirements prescribed by the Riverside County Fire Department".
Install a complete fire sprinkler system per NFPA 13. The post indicator valve and fire
department connection shall be located to the front within 50' of a hydrant, and a minimum of 25'
from the building.
6. Install a supervised water flow fire alarm system as required by the UBC/Riverside County Fire
Department and National Fire Protection Association Standard 72.
FIRE PREY TION DIVISION
PLANNING SECTION
INDIO 0FFICF.
43-209 Oasis St., 2nd Ff. Indio, CA 92201
(760) 863-8886 - FAX (760) 863-7072
To: City of La Quinta
Re: SP 97-030, SDP 97-612, CUP 97-344
August 25, 1997
7. Install panic hardware and exit signs as per Chapter 10 of the Uniform Building Code.
8. Install portable fire extinguishers per NFPA, Pamphlet # 10, but not less than 2A I OBC in rating.
Contact certified extinguisher company for proper placement of equipment.
9. Install a Hood/Duct automatic fire extinguishing system. System plans must be submitted, along
with a plan check/inspection fee, to the Fire Department for review.
10. Install Knox Key Lock boxes, Models 4400, 3200 or 1300, mounted per recommended standard of
the Knox Company. Plans must be submitted to the Fire Department for approval of mounting
location/position and operating standards. Special forms are available from this office for the
ordering of the Key Switch, this form must be authorized and signed by this office for the correctly
coded system to be purchased.
Final conditions will be addressed when building plans are reviewed. A plan check fee must be paid to the
Fire Department at the time building plans are submitted.
All questions regarding the meaning of these conditions should be referred to the Fire Department Planning &
Engineering staff at (760) 863-8886.
Sincerely,
RAY REGIS
Chief Fire Department Planner
By m /W�,y.
Tom Hutchison
Fire Safety Specialist
JP/th
I
MPtRl I IRRI Atl I IRI I
COACHELLA VALLEY POWER DIVISION
81-600 AVENUE 58 - P. O. BOX 1080 - LA QUINTA, CALIFORNIA 92253-1080
TELEPHONE (760) 398-5854 - FAX (760) 391-5999
II:DPD-DDC
City o1' La Quinta
Mr. Fred Baker, Principal Planner
P.O. Box 1504
La Quinta. CA 92253
Dear Mr. Baker:
September 15, 1997
k SEP 1 7 1997 J
_hi,illry TA
Pi_MQNlNjG 11 r-a�.RTMENT
We assessed the impact this project (The Pairings at La Quinta Specific Plan (SP 97-030) located at the
northeast corner of Adams Street and Avenue 48) will have on electrical service to the area. We found
that although the impact is not significant, the cumulative impact of projects of this size do increase the
electrical demand on Imperial Irrigation District's (IID's) system.
The IID's electric rates are designed to support the operation and maintenance of overhead transmission
lines, sub -transmission lines, and substations. However, any development that requires facilities to serve
its new load will have to pay for the construction of the facilities. Distribution lines will be constructed at
the rate according to the appropriate III) Regulations. Individual customers requesting service will pay
the connect fees and any line extension charges. The developer/owner of a subdivision with underground
utilities will pay for the underground system up front. The IID does not reimburse any of these line
extension charges to the owner or developer. These requirements are designed to minimize the impact to
the existing customers and keep the electric rates as low as possible.
Although the Imperial Irrigation District has received this preliminary plans for impact assessment, we
vrill not begin to engineer nor derive cost estimates for this project until the owner/developer/contractor
applies for electrical service. This procedure helps to eliminate wasted manpower spent on projects that
never reach construction stage.
Dr you have any questions regarding this matter, or if I can be of further assistance, please contact me at
398-5818 or John Salas at 398-5834.
Sincerely,
C,
THOMAS F. LYONS, JR., P.E.
Senior Engineer
TFL.:ss
cc: John Salas
fit;.
N AT ER
ESTABLISHED IN 1918 AS A PUBLIC AGENCY
C ,
�TR
C COACHELLA VALLEY WATER DISTRICT
POST OFFICE BOX 1058 • COACHELLA, CALIFORNIA 92236 • TELEPHONE (760) 398-2651
DIRECTORS OFFICERS
TELLIS CODEKAS, PRESIDENT THOMAS E. LEVY. GENERAL MANAGER -CHIEF ENGINEER
RAYM014D R. F'UMMONDS, VICE PRESIDENT BERNARDINE SUTTON. SECRETARY
JOHN W. MCFADDEN OWEN MC
COOKSeptember 10 , 19 9 7 COOK ASSISTANT GENERAL MANAGER
DOROTHY M. NICHOLS REDWINE AND SHERRILL. ATTORNEYS
THEODORE J. 'ISH
File: 0163.1
Planning Commission - ._•_„�_'�
City of La Quinta
Post Office Box 1304
`v La Quinta, California 92253 �I SEP 16 1997J 1
Gentlemen: ;,iTY OF LAQUIN TA j
PLANN'!NG DEPARTMENT
Subject: The Parings at La Quinta, Specific Plan
(SP97-030), Site Development Permit
(SDP) 97-612, Conditional Use Permit
(CUP) 97-344, Portion of - the Southwest
Quarter of Section 29, Township 5 South,
Range 7 East, San Bernardino Meridian
This area is protected from stormwater flows by a system of channels and dikes,
and may be considered safe from stormwater flows except in rare instances.
This area is designated Zone X on Federal Flood Insurance rate maps which are in
effect at this time.
The district will furnish domestic water and sanitation service to this area in
accordance with the current regulations of this district. These regulations
provide for the payment of certain fees and charges by the subdivider and said
fees and charges are subject to change.
The district will need additional facilities to provide for the orderly
expansion of its domestic water system. These facilities may include wells,
regervoirs and booster pumping stations. The developer will be required to
prd�tide land on which some of these facilities will be located. These sites
shall be shown on the tract map as lots to be deeded- to the district for such
purpose.
This area shall be annexed to Improvement District No. 55 of the district for
sanitation service.
The district requires restaurants to install a grease interceptor, including a
sample box:, sanitary tee and running trap with cleanout, prior to any discharge
to its sanitation facilities. The size of the grease interceptor will be
determined, by the Riverside County Environmental Health Department and approved
by the district. Installation of the interceptor will be inspected by the
district.
TRUE CONSERVATION
USE WATER WISELY
Planning Commission -2- September 10, 1997
City of La Quinta
There are existing district irrigation facilities not shown on the development
plans. Water from the Coachella Canal is available and shall be used for golf
course and green belt irrigation purposes. The District will need additional
facilities for the orderly expansion of its irrigation water distribution system
in order to serve the subject land. These facilities include a new delivery
point. The developer may be required to provide these facilities and the land
on which some of these facilities will be located.
Plans for grading, landscaping and irrigation systems shall be submitted to the
district: for review. This review is for ensuring efficient water management.
If you have any questions please call Dan Farris, principal stormwater engineer,
extension 264.
cc: Don Park
Riverside County Department
of Public Health
46-20SI Oasis Street
Indio, California 92201
Tc:rmc\de\sep\eip97-030
I
Yours very truly,
Tom Levy7
General Manager -Chief Enginee.
COACHELLA VALLEY WATER DISTRICT
48-010 Paso Tiempo Ln.
La.Quinta, CA 92253
October 14, 1997
La Quinta Planning Commission
City of La Quinta
To whom it may concern:
This letter reflects our opposition to the proposal being
considered by the Planning Commission on October 14, 1997,
regarding development of a two-story 80-tee driving range
and restaurant/retail building at the northeast corner of
Adams Street and 48th Avenue, La Quinta, California.
We desire to be on public record as strongly opposed to the
proposed project. Not only would a development of this
nature destroy the ambience of our community, it would
affect negatively the value of our home in Rancho La Quinta.
We purchased our home with the expectation of enjoying a
lifestyle encompassing high standards of peace and tran-
quility in the La Quinta community. Now we are faced with
a project which would destroy all of this. The concept
of high fences, tall light poles/stanchions lighting up
the sk.y at night, hundreds of automobiles creating noise
and congestion in the immediate vicinity of our home is
appalling and very disturbing.
We emphatically urge the Planning Commission to reject the
proposed project.
Thank you for your attention and cooperation.
Sincerely,
Richard G. Stebbins
Evely . Stebbins
October 10th,1997
Planning; Director
City of La Quinta
La Quinta, CA
Reference: proposed driving range at Adams and 48th Ave.
Dear Sir:
As a home owner in Rancho La Quinta I am very much opposed to the propose
new driving range with night lites and restaurant as it will bring down the value
of the homes in Rancho La Quinta. I am not as much opposed to the driving
range as I am the night lites on one hundred foot poles. I just don't think that
this is the highest and best use for this corner. Please accept this as my opposition
to the new proposal.
Sincerely,
'." I
Wayne'.A]. y
48-280 Via Solana
La Quinta, CA
10/11/97 17:04 FAX 16197710569 BOMAR
loos
TO: LA QUINTA CITY COUNCIL
WE STRONGLY OBJECT TO THE PROPOSED DEVELOPMENT ON THE
CORNER OF ADAMS AND 48TH. STREET.
ONE OF MANY REASONS WOULD BE THE LOWERING OF PROPERTY
VALUES. THIS DEVELOPMENT, WITH ITS UNSIGHTLY LIGHT TOWERS
AND TRAFFIC WOULD NOT BE IN KEEPING WITH THE ADJACENT
MULTI -MILLION DOLLAR RESIDENTIAL PROPERTIES.
SESCERELY,
CAPTAIN AND MRS. ROBERT FRIEDRICKS
ii
LA-K-F LA QU I NTA
October 14, 1997 (}C ! 1 ` 1997 J
Planning Commission
City of La Quinta
RE: THE PAIRINGS -Conditional use permit #97-035 "A Proposed Driving Range"
It appears that a great deal of time and effort has been put into the proposed
driving range plan by your staff and Mr. Bienek. Further, Mr. Bienek has
indicated his willingness to be sensitive to his neighbors in the development
of his upscaled driving range.
After reviewing the Specific Plan and Staff Report dated October 14, 1997,
we would ask that you consider the following items as additional conditions
for approval:
1. No parking on Adams Street
2. Landscape screening of the maintenance area so it will not be visable
from Adams Street
3. No public address system
In addition,, our biggest concern is the lighting. Due to their height, the
lights will be visable from our homes at Lake La Quinta.
We request that all efforts be made to mitigate the potential intrusion to
our homes.
With theses items, and previous conditions imposed, we look forward to having
THE PAIRINGS as our neighbors.
Thank you, /
JitiC La Logg;r
Project Dir!_ctor for Wilma
Lake La Quinta
47-305 VIA RAVENNA - LA QUINTA, CALIFORNIA 92253
619.564-5906 w FAX 619.564-5204