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PCRES 1995-012PLANNING COMMISSION RESOLUTION 95-012 A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF LA QUINTA, CALIFORNIA, RECOMMENDING TO THE CITY COUNCIL CERTIFICATION OF THE ENVIRONMENTAL IMPACT REPORT PREPARED FOR SPECIFIC PLAN 94.026 AS BEING ADEQUATE AND COMPLETE; RECOGNIZING THE OVERRIDING CONSIDERATIONS TO CERTAIN ADVERSE IMPACTS; AND RECOGNIZING THE SIGNIFICANT ENVIRONMENTAL EFFECTS WHICH CANNOT BE AVOIDED, BUT WHICH CAN BE REASONABLY MITIGATED, IF THE PROPOSED PROJECT 1S SPECIFIC PLAN 94-026 - TRAVERTINE OF ENVIRONMENTAL IMPACT REPORT WHEREAS, the Planning Commission of the City of La Quinta, California, did, on the 28th day of March, 1995, continued to the llth day of April, 1995, hold duly noticed Public Hearings to consider the request of TRAVTERINE CORPORATION for approval of a Specific Plan to allow construction of 2,300 resort homes, two golf courses, resort hotel, and commercial development on 909.2 acres, more particularly described as: BOUNDED ON THE NORTH BY 60TH AVENUE; 64TH AVENUE TO THE SOUTH; MADISON STREET TO THE EAST; JEFFERSON STREET TO THE WEST WHEREAS, Travertine Corporation has proposed a Specific Plan on. 909.2 acres, consisting of 2,300 resort dwelling units on 4812 acres, 362.9 acres of golf course, 27.2 acres of resort hotel, 10 acres of commercial, and related uses; and, WHEREAS, an Environmental Impact Report (hereinafter "EIR") has been prepared and circulated, pursuant to the requirements of the California Environmental Quality Act of 1970; and, WHEREAS, it is the policy of the State of California and the City of La Quinta, in accordance with the provisions of California Environmental Quality Act of 1970 (hereinafter CEQA), as amended (Public Resources Code, Section 21000 et seq. that the City shall not approve a project unless there is no feasible way to lessen or avoid significant effects; meaning all impacts have been avoided to the extent feasible or substantially lessened and any remaining unavoidable significant impacts are acceptable based on CEQA, Section 15093; and, WHEREAS, it is the policy of the State of California and the City of La Quinta, in accordance with the provisions of CEQA, as amended (Public Resources Code, Section 21000 et seq.), and the State Guidelines for implementation of CEQA, as amended (California Administrative Code, Section RESOPC.145 Planning Commission Resolution 95-012 15000 et seq.), that the City shall balance the benefits of a proposed project against its unavoidable environmental risks prior to project approval; meaning that if the benefits of a proposed project outweigh the unavoidable adverse environmental effects, the adverse environmental effects may be considered acceptable; and, WHEREAS, the Planning Commission of the City of La Quinta has read and considered all environmental documentation comprising the EIR., has found that the EIR considers all potentially significant environmental impacts of the proposed project, is complete and adequate, and fully complies with all requirements of CEQA, the State Guidelines for implementation; and, WHEREAS, the Planning Commission has reviewed and considered certain overriding considerations to adverse impacts, the CEQA Findings and Statements of Facts; and, WHEREAS, prior to action on the project, the Planning Commission has considered all significant impacts, mitigation measures, and project alternatives identified in the EIR, has found that all potentially significant impacts on the project have been lessened or avoided to the extent feasible; and, WHEREAS, Section 15093(b) requires, where the recommendation of the Planning Commission allows the occurrences of significant effects which are identified in the FEIR but are not adequately mitigated, the City must state in writing the reasons to support its action based on the FEIR and/or other information in the record; and, WHEREAS, CEQA and the State CEQA Guidelines provide that no public agency shall approve or carry out a project for which an EIR has been completed and which identifies one or more significant effects of the project unless the public agency makes written findings for each of the significant effects, accompanied by a statement of facts supporting each finding. NOW, THEREFORE, BE IT RESOLVED that the Planning Commission of the City of La Quints, California, does hereby recommend to the City Council certification of the FEIR for Specific Plan 94.026 as adequate and complete. BE IT FURTHER RESOLVED that the Planning Commission of the City of La Quinta, California, in addition to findings made in the body of the Final EIR, recommends to the City Council that the Statements of Overriding Considerations as shown on attached Exhibit "A" entitled "Statement of Overriding Considerations", which is incorporated herein as though set forth at length. BE IT FURTHER RESOLVED that the Planning Commission of the City of La Quinta, California, recommends to the City Council adoption of the CEQA Findings and Statement of Facts as shown on attached Exhibit "B" entitled "CEQA Findings and Statement of Fact", which is incorporated herein as though set forth at length. APPROVED and ADOPTED at a regular meeting of the La Quints Planning Commission held on this I Ith day of April,1995. RESOPC145 Planning Commission Resolution 95-012 AYES: Commissioners Abels, Anderson, Butler, Newkirk, and Chairman Adolph NOES: Commissioner Gardner ABSENT: Commissioner Barrows ABSTAIN: None ATTEST: Development Director La Quhfta, California I — DON ADOLPH Chairtgan City of La Quinta, California RESOPC.145 Green EXHIBIT "A" STATEMENT OF OVERRIDING 1. Implementation of the project will indirectly result in the elimination of the negative impacts associated with vacant property in favor of a quality housing development. 2. The proposed project is necessary to enhance the quality of life in the project area sought as essential and beneficial in attracting new residents, business, and visitors to La Quinta, and generally promoting increased investment and return on property values. 3. Impacts identified as significant from project implementation are generally associated with normal growth, progress, and prosperity. 4. The project will be instrumental in causing new area -wide public facilities to be constructed, which will benefit both existing development and other future adjacent development. 5. Specific plan project implementation will ultimately create new jobs for facilities construction, future development construction, the provision of public services for a larger population base, and to staff new business and operations associated with the specific plan. 6. Improvements to local roadways will occur that will increase vehicular efficiency and local access. 7. The City's economic base will be enhanced through revenues derived from increased sales, taxes, business licenses, and other fees, taxes, and exactions from new development. 8. The proposed project is more restrictive in its development density than what would have been permitted when the project site was under County jurisdiction. DOC►,c.O5o Travertine EXHIBIT "B" CEQA FINDINGS AND STATEMENT OF FACTS BACKGROUND The California Environmental Quality Act (CEQA) and the State CEQA Guidelines (Guidelines) promulgated pursuant thereto provide: "No public agency shall approve or carry out a project for which an environmental impact report has been completed and which identifies one or more significant effects of the project unless the public agency makes one or more of the following written findings for each of the significant effects, accompanied by a Statement of Facts supporting each finding. The possible findings are: 1. Changes or alterations have been required in, or incorporated into, the project which mitigate or avoid the significant environmental effects as identified in the Final EIR. 2. Such changes or alterations are within the responsibility and jurisdiction of another public agency and not the agency making the finding. Such changes have been adopted by such other agency or can and should be adopted by such other agency. 3. Specific economic, social, or other considerations make infeasible the mitigation measures or project alternatives identified in the Final EIR (Section 15091) of the Guidelines). Because the proposed Specific Plan 94-026 constitutes a project under CEQA and the Guidelines, the Planning Commission of the City of La Quinta has required an Environmental Impact Report (EIR). This EIR has identified certain significant effects which may occur as a result of the project, or on a cumulative basis in conjunction with is project and other past, present, and reasonably foreseeable future projects. Further, the Planning Commission recommends approval of this project and, after determining that the EIR is complete and has been prepared in accordance with CEQA and the Guidelines, the findings set forth herein are made: Through preparation of the Initial Study (Environmental Checklist form), the City identified that implementation of the project would not have any significant adverse impacts on the following: Human Health: The project proposes the development of residential units a resort hotel and open space recreation. DOCLC.052 EXHIBIT "C" SIGNIFICANT ENVIRONMENTAL EFFECTS WHICH CANNOT BE AVOIDED IF THE PROJECT IS LAND USE: The Travertine property currently is designated as Low Density Residential in the La Quinta General Plan. The Travertine Specific Plan will require a change in land use designations for various portions of the project site in order to permit the development of residential units, a resort hotel, golf courses, and accessory commercial. The following designations are proposed: Low Density Residential, Neighborhood Commercial, Tourist Commercial, and Golf Course Open Space. A General Plan Amendment will be required in order to redesignate to the proposed land uses. It can be anticipated that development of this project will influence the present pattern of land use in the City of La Quinta. Findings. • 1. The proposed project is not consistent with the existing General Plan Land Use designation of Low Density Residential or R-1 zoning designation for the commercial uses. 2. The required general plan amendment will mitigate General Plan inconsistencies. 3. The conversion of open space areas to urban uses will remain significant. 4. The unavoidable significant effect is acceptable when balanced against the facts set forth on the Statement of Overriding Considerations, giving weight to the remaining unavoidable significant effect. AIR QUALITY: The primary impacts to air quality associated with project implementation will occur from vehicular -related emissions. Indirect impacts will occur from stationary sources, including increased electrical demand requiring combustion in power plants. The project air quality analysis indicates that the thresholds for NO2 and PM10 will be exceeded during the construction phases of the Travertine Specific Plan and is therefore significant. Findings: 1. Mitigation measures have been required for the project which will partially mitigate to the extent feasible the significant impact. 2. The project will have significant long-term impacts to CO, ROC, and NO2 emissions. Doctao47 3. The remaining unavoidable significant effect is acceptable when balanced against facts set forth in the Statement of Overriding Considerations, giving weight to the remaining unavoidable significant effect. WATER RESOURCES: The total water demand for the Travertine project would be approximately 5,566,212 gallons per day at full buildout. This project, together with other closely related past, present, and future project in the Coachella Valley, will result in reductions in the existing underground water supply which is currently in s state of overdraft, and will require further dependence on out-of-state water supplies. The impacts to the water supply within the Coachella Valley are considered cumulatively significant. Findings: The proposed project will result in cumulative water impacts on the Coachella Valley. 2. Cumulative impacts remain significant due to the Coachella Valley's dry climate, exhaustible water supply, and increased dependency on imported water. 3. Potentially significant site disturbance impacts remain due to the unknown off site well and reservoir locations required by the proposed project. 4. The remaining unavoidable significant effect is acceptable when balanced against facts set forth in the Statement of Overriding Considerations, giving weight to the remaining unavoidable significant effect. BIOLOGY: The Travertine project would eliminate a portion of the population of a sensitive plant, the California barrel cactus, which was found on the rocky plains and slopes on the site. This species is listed by the USFWS as a Category 2 species. Other sensitive plants that could be impacted are the triple ribbed milk vetch and the Cove's cassia. These are considered significant impacts. The project would remove essentially all existing biological resources from at least half of the nonagricultural portion of the site. The project would remove approximately 300 acres of natural desert habitat, which will be a direct and cumulative significant impact. The Travertine project would eliminate habitat for on -site wildlife species which are not considered sensitive species. However, this elimination is considered a significant impact. Habitat for sensitive birds found on the project site would be eliminated. These are the prairie falcon, black -tailed gnatchatcher, and the loggerhead shrike. These impacts are considered significant. Approximately 200 acres of formerly occupied desert tortoise habitat would be removed. This is considered a significant impact. The southeast area of the Travertine site is occupied habitat of the round -tailed ground squirrel, and coincides with the approximate location of part of the planned target golf course. The taking of round -tailed ground squirrel habitat is considered significant. OOCLC.047 Findings• 1. The taking of sensitive plants is reduced by mitigation measures, but remains significant after mitigation due to the permanent removal of some sensitive plants. 2. The loss of natural habitat within the Coachella Valley remains unavoidable. 3. Impacts to the prairie falcon, blacktailed gnatcatcher, and loggerhead shrike habitats is lessened with implementation of the Habitat Conservation Plan, but remains significant after mitigation. 4. Impacts to the Palm Springs Round -tailed Ground Squirrels is lessened, butremains significant after mitigation. 5. The taking of sensitive plants is reduced by mitigation but remain significant after mitigation. 6. The loss of natural habitat on -site is considered a significant and unavoidable impact. 7. Impacts to sensitive wildlife species present on -site have been reduced but remain significant after mitigation. 8. Impacts to sensitive bat species can be lessened by implementation of the Habitat Conservation Plan but remains significant after mitigation. 9. The incremental loss of habitat remains cumulatively significant and unavoidable. 10. The incremental loss of Sonoran Creosote Bush Scrub, Desert dry woodland plant and animal communities within the Coachella Valley is considered cumulatively significant and unavoidable. 11. The Travertine project specific and cumulative related impacts have been reduce the extent feasible, however, these impacts remain significant. 12. The remaining unavoidable significant effect is acceptable when balanced against facts set forth in the Statement of Overriding Considerations. giving weight to the remaining unavoidable significant effect. AESTHETICS: The existing viewsheds from the Travertine project (on -site and off -site) will be significantly altered as a considerable amount of open space views will be altered with buildings, landscaped areas, and lighting due to implementation of the project. The Martinez Rock Slide which provides a significant scenic vista will be impacted. OOCLC.047 i The proposed project in conjunction with other proposed projects will result in a cumulatively significant impact related to increased light and glare and a decrease in the existing open space view opportunities. Findings: 1. The Travertine project specific and cumulative impacts have been reduced to the extent feasible, however, these impacts remain significant. 2. The remaining unavoidable significant effect is acceptable when balanced against facts set forth in the Statement of Overriding Considerations, giving weight to the remaining unavoidable significant effect. POPULATION. HOUSING AND EMPLOYMENT: The Travertine project will result in a direct population increase of approximately 6,555 residents on -site. This project is not consistent with the population projections contained within the City of La Quinta General Plan Buildout analyses and is considered a significant impact. The project will increase the concentration of population in an area that is currently vacant open space, resulting in a significant impact. However, the development of these residential units will aid the City of La Quinta in meeting the goal established in the Housing Element of insuring the provision of adequate housing, including a range of housing types and costs for all existing and future residents of La Quinta. The project will result in population, housing, and employment and is not consistent with the City of La Quinta General Plan or SCAG's projections. Findings: 1. Project specific and cumulative population, housing, and employment impacts are considered significant and growth inducing. 2. The remaining unavoidable significant effect is acceptable when balanced against facts set forth in the Statement of Overriding Considerations, giving weight to the remaining unavoidable significant effect. PUBLIC SERVICES AND UTILITIES: Schools: The Travertine project will have a significant impact upon the local schools. Students generated by the proposed project will add to the existing and anticipated overcrowded conditions at the schools that will serve the site. Additional travel -related costs will be incurred by the Coachella Valley Unified School District and Desert Sands Unified School District, as a result of the increased traveling time and.mileage associated with the project development. Cumulative impacts upon school facilities will result due to the existing state of overcrowding and the future increase of students generated by this and other projects. DOCLC.047 Findings. 1. Mitigation measures have been provided to reduce impacts to the extent feasible. 2. Project specific and cumulative impacts remain significant. 3. The remaining unavoidable significant effect is acceptable when balanced against facts set forth in the Statement of Overriding Considerations, giving weight to the remaining unavoidable significant effect. Electricity: Implementation of the Travertine project will result in an increased demand for electricity services. This project in conjunction with other projects will result in a significant cumulative impact in electricity services. Findings. 1. Mitigation measures have been incorporated into the proposed project which will mitigate the project specific impacts to a levels of insignificance, however, the cumulative impacts remain significant on a growth inducing level. 2. The remaining unavoidable significant effect is acceptable when balanced against facts in the Statement of Overriding Considerations, giving weight to the remaining unavoidable significant effect. Gas: Implementation of the Travertine project will result in an increased demand for gas services. This is a significant impact. The Travertine project will have a significant cumulative impact on a growth inducing level. Findings. • 1. Mitigation measures have been incorporated into this proposed project, which will partially mitigate to the extent feasible this significant impact. 2. Cumulative impacts remain significant on a growth inducing level. 3. The remaining unavoidable significant effect is acceptable when balanced against facts set forth in the Statement of Overriding Considerations, giving weight to the remaining unavoidable significant effect. OOCLC.047 Solid Waste: The Travertine project will represent a significant increase in solid waste. This project in conjunction with other projects will pose a cumulatively significant impact. Findings• Mitigation measures have been incorporated into the proposed project that will partially mitigate to the extent possible this significant impact. 2. Cumulative impacts remain significant. 3. The remaining unavoidable significant effect is acceptable when balanced against facts set forth in the Statement of Overriding Considerations, giving weight to the remaining unavoidable significant effect. DOCLC.047 EXHIBIT "D" FINDINGS AND FACTS IN SUPPORT OF FINDINGS FOR SIGNIFICANT ENVIRONMENTAL EFFECTS OF THE PROJECT EFFECTS DETERMINED TO BE MITIGABLE TO A LEVEL OF INSIGNIFICANCE TRAFFIC AND The Travertine Specific Plan is expected to be built out by the year 2020. The following intersections under General Plan buildout conditions require signalization to improve the Level of Service (LOSS with or without the Travertine Specific Plan. The ultimate development of the dwelling units, resort hotel, commercial, and open space uses in the project will generate a significant increase in local and regional traffic volumes. Findings: 1. Mitigation measures will be made a part of the project approval which will mitigate this impact to a level of insignificance. 2. The proposed project specific and cumulative traffic related impacts are mitigated to a less than significant level. NOISE: The proposed Travertine project will result in potentially audible noise increases at the following links: Madison St./North of Airport Blvd. Madison St./North of Avenue 58 Avenue 541West of Madison St. Avenue 58/West of Madison St. This project will experience cumulatively significant audible noise increases at the following intersections: Avenue 62 east and west of Madison St. Madison Street north and south of Avenue 62 Monroe Street from the project site to Avenue 58 The following roadway links will experience potentially audible noise increase: Monroe Street/North of Avenue 50 Avenue 541West of Madison Street DOCLC.051 Findings: 1. Mitigation measures will be incorporated into the project approvals that will mitigate these impacts to a less than significant level. WATER RESOURCES: The proposed Travertine project would generate approximately 710,632 gallons per day (gpd) of wastewater effluent at build out, which would be sent via the proposed system to the Mid -Valley Reclamation Plant. This would increase the daily treatment demand from 2.5 mgd to 3.2 mgd. The Coachella Valley Water District has indicated that they have the capacity of servicing the site. However, sewer service impacts remain significant since the project is bringing sewer service into an area that does not have existing facilities. Mitigation measures have been required for the project that will reduce these impacts to a level less than significant. Findings: 1. Project specific water and sewer impacts are mitigated to a less than significant level. SOILSIGEOLOGYISEISMIC: The Travertine Specific Plan proposes to construct on rubble land (RA)„ Rock outcrop (110� and Carrizo Stoney sand (CcC). These soils are not considered suitable for homesites. The nature of these soils are not conducive to homesites or golf courses because the granitic rock and boulders in these areas would subject people to potentially hazardous rockfall conditions. Soils erosion impacts from development within these areas are considered significant and adverse if not mitigated properly. This project would develop single-family residences, a resort hotel, and two golf courses within Groundshaking Zone III. These land uses are considered normal and low risk land uses and are provisionally suitable. However, the entire development would be subject to potential seismic -related impacts. The project site may be subject to erosion due to active uplift of regional faults, relatively soft rock units, sparse vegetation, and seasonal rainfall. Slides could occur from adjacent existing formations such as the Martinez Slide onto the project site. Findings: 1. There is potential hazards from high wind erosion, seismic events, and landslide activity to the project. 2. Mitigation measures and project changes will be incorporated into the project in order to mitigate these hazards to a level that is less than significant. DOCLC.051 1:111)till 1111411 The Travertine Specific Plan proposes a drainage plan to circumvent the impacts associated with stormwater flows. This project in conjunction with other past, present, and foreseeable future projects will not impact downstream receiving waters. Mitigation measures will be required for the project that will reduce impacts associated with hydrologic issues to a level that is less than significant. Findings: 1. There is a potential for the project to be impacted by the historical flows of stormwater runoff. 2. Mitigation measures will be required for this project that will mitigate these impacts to a level that is less than significant. BIOLOGY: The Travertine project would eliminate habitat for wildlife species on -site. Potential indirect impacts to the bighorn sheep which may frequent the hills overlooking the project site to the west and south are considered significant. However, the project will be required to ensure that a habitat management plan for the bighorn sheep is prepared and implemented. Elements of this management plan will include but are not limited to: designating a buffer area separating the developed area from the toe of the slope; usage of sound walls; restrictions on outdoor lighting; usage of nonreflective surfaces; leash laws for pets; and education of property owners. This plan shall be prepared by a biologist expert in the study of the bighorn sheep and reviewed by the California Department of Fish and Game, prior to issuance of a grading permit. This plan will serve as mitigation that will lower the impact to a level that is less than significant. The Travertine project will remove approximately 200 acres of formerly occupied desert tortoise habitat, this is a significant impact. The applicant will be required to comply with the CDFG Findings: 1. The proposed project will have indirect impacts on the bighorn sheep that may frequent the hills overlooking the project site to the west and south. 2. These impacts will be mitigated to a less than significant level. 3. The proposed project will impact former habitat of the Desert Tortoise. 4. This impact will be mitigated to a level of insignificance. 5. The proposed project has the potential to significantly impact the blueline stream course on -site due to construction activities. DOCLC.051 6. Impacts to. the bluellne stream course can be mitigated to a less than significant level. CULTURAL RESOURCES: Cultural resources were found on the Travertine project site. These resources consist of prehistoric archaeological sites and isolates. An archaeological survey and study was conducted on the project site to locate and determine the significance of the sites. The analysis determined that the archaeological sites are less than significant according to state criteria for such determinations. Findings: 1. Prehistoric archaeological resources were located and assessed on the Travertine Specific Plan site. 2. These cultural resources were determined not to be significant according to state criteria. RECREATION: The Travertine project would generate approximately 6,555 persons based on 2.85; persons per household. Although the project provides for significant recreational opportunities on -site, the project would increase the utilization of off -site parks and recreational facilities. This is considered a significant impact. Mitigation measures will be required to reduce this impact to an insignificant level. Findings: The proposed project will have impacts upon the park and recreation facilities of the City. 2. This impact will be reduced through the required mitigation measures to a level that is less than significant. RISK OF UPSET: The Travertine project may expose people to contaminated soils on -site, hazardous substances, etc., due to the 229 acres of actively cultivated vineyards and maintenance areas. Impacts related to the risk of upset are project specific. Mitigation will be required prior to issuance of grading permits that will assess and remediate any actual contamination. OOCLC.051 Findings: 1. The proposed project may pose a risk of exposure to contaminated soils as a result of cultivation activities on the project site. 2. This potential impact will be mitigated by the requirement for an assessment and annrouriate remediation of any and all contaminated soils prior to issuance of a grading permit, less than significant level. PUBLIC SERVICES AND UTILITIES: Law Enforcement: which will reduce the impact to a Additional staff and service personnel will need to be increased as a result of the Travertine Specific Plan. It is estimated that six additional officers will be required with the development of the project site. Consultation with the Riverside County Sheriff's Department during site planning and design of tract maps will be required to provide any needed mitigation to this impact. Findings: 1. The proposed project will impact the existing level of law enforcement necessitating an increase in law enforcement personnel. 2. This impact will be mitigated by consultation with the Riverside County Sheriff's Department to provide the required level of service resulting in a less than significant impact. Fire Protection: The Riverside County Fire Department has estimated that the Travertine Specific Plan will require one fire defense facility, one pumper staffed with a minimum of two persons, and a truck company staffed with a minimum of three persons. This is a significant impact. This project in conjunction with other proposed projects will ultimately affect fore protection services. Mitigation measures will be required to lessen the impact to fire protection services. Findings: 1. The proposed project will result in significant impacts to fire protection services. 2. These impacts will be mitigated through payment of a fire mitigation fees to the City of La Quinta and the Riverside County Fire Department, and through compliance with fire protection development requirements. DOGM051 Medical Services: The proposed specific plan will impact the existing hospital and medical center facilities. The development of this project and others will result in a need for additional medical services, however, the medical facilities affected, continually forecast and anticipate growth in the area to ensure services commensurate with need. Findings: 1. The proposed project will impact the existing medical facilities. 2. No mitigation is proposed as these facilities anticipate growth in their facilities to provide services commensurate with the projected need. Electricity: The proposed Travertine Specific Plan will result in an increased demand for electricity services. The project -specific impacts related to the electrical needs of the Travertine project will be mitigated to a less than significant level through the requirement for expansion of the on -site and off -site electric lines and substations during project development stage. The developer will be required to pay all costs associated with the extension of such lines and substations. Findings: 1. The proposed project will result in an increased demand for electrical services and facilities both on -site and off -site. 2. This increased demand for electrical services will be met by the developer dudogdle project development stage, which will reduce impacts to a level that is less than significant. Gas: Implementation of the Travertine Specific Plan will result in an increased demand for gas services. This is considered a significant impact. The project will contribute to a cumulative impact on a growth inducing level. Mitigation will consist of the developer paying for all required expansion of gas service to the project from the existing lines. The project -specific impacts will be mitigated to a less than significant level. Findings: 1. The proposed project will impact existing gas service and result in significant growth inducing impacts. DOCLC.051 2. The project -specific impacts will be mitigated to a level that is less than significant. Cable Service: The Travertine project will result in an increased demand for cable television services on the project -specific level. Necessary expansion of the on -site and off -site cable lines will be identified during the development planning stage. The developer will coordinate the installation of cable services with the local cable company. Findings: 1. The proposed project will result in an increased demand for cable services. 2. Mitigation measures will be required that will mitigate the project -specific and cumulative impacts related to the provision of cable service to a less than significant level. DOCLC.051 7 EXHIBIT "E" FINDINGS CONCERNING ALTERNATIVES TO THE PROPOSED ACTION: Prior to recommending adoption Specific Plan 94.026 , the Planning Commission has considered all of the alternatives presented in the Draft EIR and Final EIR and finds that the alternatives other than the preferred alternative are infeasible based on economic, environmental, and other considerations as set forth below. Infeasibility of the "No Proiect Alternative" Implementation of this alternative assumes that the project site would remain in its current land use as vineyards and open space. This alternative would avoid the impacts associated with all of the issue areas assessed by the EIR. Although the No Project Alternative is the environmentally superior alternative to the extent that only the natural environment is considered, it would also mean that the project's objectives would not be achieved and the 2,300 housing units would not be built. This would reduce the future housing supply in the City of La Quinta. Based on these considerations, the Planning Commission finds that Alternative 1 is infeasible. Infeasibility of Alternative 2 Alternative 2 would propose development of the project site utilizing the current General Plan land use designations of Low Density Residential (LDR) (2 to 4 dwelling units per acre), and Open Space (OS) (1 dwelling unit per 10 acres). Of the 909 acres, 861 acres are currently designated as LDR with the remaining acres designated OS. This alternative would result in a dwelling unit density of 2.0 d.u.lacre being assumed for the LDR. Alternative 2 would only include residential units that were consistent with the General Plan designations. A decrease in the number of units from 2,300 to approximately 1,727 units would result. This unit reduction might result in and increase in the preservation of existing biological habitat and open space resources. Implementation of Alternative 2 would result in fewer environmental impacts to land use, traffic and circulation, noise, air quality, water and wastewater resources, biology, recreation and populationlhousinglemployment. There will be similar environmental impacts to soUslgeologylseismic, hydrologylstormwater runoff, aesthetic and cultural resources, risk of upset and public services and utilities. Although Alternative 2 is considered environmentally superior to the proposed Travertine Specific Plan project in that it reduces impacts to eight different environmental issues, 3 of the 8 reduced impacts will still remain significant after mitigation. The applicant's residential objectives would only partially be achieved with approximately 1800 dwelling units, and no recreational objectives would be achieved. Based on these considerations, the Planning Commission finds that Alternative 2 is infeasible. Infeasibility of Alternative 3 Alternative 3 for the Travertine site will provide higher density areas in which greater affordable housing opportunities will be provided in the La Quinta area. The clustering of dwelling units will partially mitigate impacts to biologically sensitive areas of the Palm Springs Round -tailed Ground Squirrel in the eastern portion of the project site, while increasing the bighorn sheep setback in the southern portion of the property. Higher densities in these areas of the site will allow clustering to preserve more desert DOCU.049 scrub habitat with the proposed project. Implementation of Alternative 3 would result in fewer environmental impacts to traffic and circulation, noise, air quality, water and wastewater resources, biology, recreation and populationlhousinglemployment. This alternative will have similar environmental impacts to land use, cultural resources, geologylsoilslseismic, aestheticsivisual, hydrologylstormwater runoff, risk of upset, and public services and utilities. This alternative is considered environmentally superior to the proposed project in that it reduces impacts to seven different environmental issues. However, 4 of the 7 reduced impacts would still remain significant after mitigation. Development of alternative 3 will clustered and will transfer dwelling units from environmentally sensitive habitat. Affordable housing opportunities will be made available for the City of La Quints. This alternative meets most of the recreational and housing objectives of the applicant, however, it does not meet all of the objectives. Based on these considerations, the Planning Commission finds that Alternative 3 is infeasible. DOCLC.049