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PCRES 1997-047PLANNING COMMISSION RESOLUTION 97-047 A RESOLUTION IN THE PLANNING COMMISSION OF THE CITY OF LA QUINTA, CALIFORNIA RECOMMENDING CERTIFICATION OF THE ENVIRONMENTAL IMPACT REPORT PREPARED FOR SPECIFIC PLAN 97-029; DEVELOPMENT AGREEMENT 97-002; CONDITIONAL USE PERMIT 97-034; SITE DEVELOPMENT PERMIT 97-603 AND TENTATIVE PARCEL MAP 28525, AS BEING ADEQUATE AND COMPLETE; RECOGNIZING THE OVERRIDING CONSIDERATIONS TO CERTAIN ADVERSE ENVIRONMENTAL IMPACTS; AND RECOGNIZING THE SIGNIFICANT ADVERSE ENVIRONMENTAL IMPACTS WHICH CANNOT BE AVOIDED, BUT WHICH CAN BE REASONABLY MITIGATED, IF THE PROPOSED PROJECT IS IMPLEMENTED SPECIFIC PLAN 97-029; DEVELOPMENT AGREEMENT 97-002; CONDITIONAL USE PERMIT 97-034; SITE DEVELOPMENT PERMIT 97-603 AND TENTATIVE PARCEL MAP 28525 - STAMKO DEVELOPMENT WHEREAS, the Planning Commission of the City of La Quinta, California, did on the 8th day of July, 1997, hold a duly noticed public hearing to consider the request of Stamko Development (hereinafter "Stamko") for approval of a Specific Plan, Development Agreement, Conditional Use Permit, Site Development Permit and Tentative Parcel Map (hereinafter "the Entitlement Approvals") to allow construction of an 87 acre multi -phased mixed commercial project consisting of an auto sale/service mall and a retail complex and subdivision of the site into ten parcels to allow auto service/sales (hereinafter "the Project'). The Project site is more particularly described as: SOUTH SIDE OF STATE HIGHWAY 111, BETWEEN ADAMS STREET AND DUNE PALMS ROAD (A PORTION OF THE SOUTHWEST AND NORTHWEST QUARTER % OF SECTION 29, T5S, R7E); and WHEREAS, Stamko has proposed a Specific Plan on the 87 acres herein described, consisting of a multi -phased mixed commercial project containing an auto sale/service mall and a retail complex, and related uses; and RESOPC-EASTAM Planning Commission Resolution 97-047 WHEREAS, an EIR has been prepared and circulated, pursuant to the requirements of the California Environmental Quality Act of 1970 (hereinafter "CEQA"), as amended (Public Resources Code §21000, et set.); and WHEREAS, it is the policy of the State of California and the City of La Quinta, in accordance with the provisions of CEQA, that the City shall not approve a project unless there is no feasible way to lessen or avoid significant adverse environmental impacts, which means that all adverse environmental impacts have been avoided to the extent feasible or substantially lessened, and any remaining unavoidable significant adverse environmental impacts are acceptable based upon the City's findings and determinations consistent with CEQA; and WHEREAS, it is the policy of the State of California, and the City of La Quinta, in accordance with the provisions of CEQA, that the City shall balance the benefits of a proposed project against its unavoidable adverse environmental impacts prior to project approval; which means that if the benefits of a proposed project outweigh the unavoidable adverse environmental impacts, the adverse environmental impacts may be considered legally acceptable by the City of La Quinta; and WHEREAS, the Planning Commission of the City of La Quinta has read and considered all documentation comprising the EIR, and has found that the EIR considers all potential significant adverse environmental impacts which may be caused by the proposed project, is complete and adequate, fully complies with all requirements of CEQA and reflects the Planning Commission's independent judgment; and WHEREAS, the Planning Commission has reviewed and considered certain overriding considerations to any potentially significant adverse environmental impacts which cannot be reasonably mitigated to insignificance and has reviewed and considered the CEQA Findings and Statement of Facts prepared in connection with its consideration of the Project and the Entitlement Approvals; and WHEREAS, prior to action on the Project and the E=ntitlement Approvals, the Planning Commission considered all significant adverse environmental impacts, mitigation measures and proposed project alternatives identified in the EIR, 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 and the Planning Commission has determined that the proposed alternatives to the Project do not: 1) meet the City's and/or Stamko's objectives for the Project Site; and/or 2) are not feasible; and/or 3) are not environmentally superior; and WHEREAS, CEQA Guideline Section 15093(b) recognizes that the La Quinta Planning Commission may proceed to recommend approval of the Project and the Entitlement Approvals, despite the fact that certain potentially significant adverse environmental impacts are identified in the EIR which are not mitigated to a level of insignificance, where the City has stated in writing the reasons to support its action based upon the EIR and other information in the public record; and RESOPC-EASTAM Planning Commission Resolution 97-047 WHEREAS, CEQA provides 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 adverse environmental impacts of the proposed project unless the public agency makes written factual findings for each of the potentially significant adverse environmental impacts identified in the EIR. NOW, THEREFORE, BE IT RESOLVED that the Planning Commission of the City of La Quinta, California, does hereby certify the Final Environmental Impact Report (hereinafter "FEIR") for Specific Plan 97-029, Tentative Parcel Map 28525; Conditional Use Permit 97-034; Site Development Permit 97-603 and Development Agreement 97-002, as adequate and complete and in compliance with the requirernents of CEQA. BE IT FURTHER RESOLVED that the Planning Commission of the City of La Quinta, California, in addition to the findings made in the body of the FEIR, finds that the Statement of Overriding Considerations as shown on attached Exhibit A, entitled "Statement of Overriding Considerations", is necessary, and is adopted and incorporated herein by this reference as though fully set forth. BE IT FURTHER RESOLVED that the Planning Commission for the City of La Quinta, California, adopts the CEQA Findings and Statement of Facts as shown on attached Exhibit B, entitled "CEQA Findings and Statement of Facts", which is incorporated herein by this reference as though fully set forth. APPROVED AND ADOPTED at a regular meeting of the La Quinta Planning Commission held on this 8th day of July, 1997. AYES: Commissioners Butler, Kirk, Seaton, Tyler, and Chairman Abels. NOES: Commissioner Woodard. ABSENT: Commissioner Gardner. ABSTAIN: None. 0 4� C% �i JFQU S ABELS, Chairman ty of1-a Quinta, California OTC HERM N, Community Development Director City f La Qu' ta, California OPC-EASTAM EXHIBIT "A" STATEMENT OF OVERRIDING CONSIDERATIONS The Final Environmental Impact Report for the Centre at La Quinta's Specific Plan 97-029; Tentative Parcel Map 28525; Conditional Use Permit 97-034; Site Development Permit 97-603; and Development Agreement 97-002, which allow for construction of an 87 acre multi -phased mixed commercial project consisting of an auto sale/service mall and a retail complex (hereinafter "the Project"),, recognizes that certain specified adverse environmental impacts may be caused by the approval and construction of the Project, which may not be mitigated to a level of insignificance by the application of reasonable mitigation measures. Despite the recognition and finding in the Final Environmental Impact Report for the Project that such unavoidable adverse environmental impacts may be caused by the Project, nevertheless, the Planning Commission of the City of La Quinta expressly finds and declares, after a thorough review and consideration of such potentially adverse environmental impacts, that the benefits of the Project outweigh the unavoidable adverse environmental impacts, and are therefore deemed to be acceptable by the Planning Commission. The Planning Commission of the City of La Quinta bases its determination on the following grounds: 1. Implementation of the Project is consistent with the City's goals and objectives for development of the Project Site, as set forth in the City's General Plan Land Use Element; and 2. Implementation of the Project will enhance the City's economic base from revenues derived from increased sales taxes, business licenses and other fees, taxes and exactions, which will flow from the development of the Project; and 3. Implementation of the Project will result in the elimination of certain negative aesthetic impacts associated with the currently vacant property, including but not limited to the development of landscaped set -backs and medians along that part of Highway 111 that abuts the Project Site; and 4. The potential adverse environmental impacts identified with the construction and operation of the Project are generally associated with normal growth, progress and prosperity in a developing community; and 5. The Project will be instrumental in causing new area -wide public infrastructure improvements to be constructed, which will benefit both existing development and other future development, including but not limited to street improvements and public utility improvements; and 6. The Specific Plan Project implementation will ultimately result in the creation of new jobs for construction and for the operation of new businesses associated with the Project; and 7. The proposed Project is significantly more restrictive in its development density, intensity and potential adverse environmental impacts, than the density, intensity and level of adverse environmental impacts of development which is currently permitted under the applicable General Plan and Zoning Code provisions. Consequently, the Planning Commission finds that the Project is a preferred and appropriate balance between environmental concerns and the need for economic development within the City of La Quinta. CEQA FINDINGS AND STATEMENT OF FACTS BACKGROUND AND PROCEDURE 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: 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 FIR (Section 150910 of the CEQA Guidelines. Because the approval and implementation of Specific Plan 97-029; Development Agreement 97-002; Conditional Use Permit 97-034; Site Development Permit 97-603; and Tentative Parcel Map 28525 constitute a project under CEQA and the CEQA Guidelines, the City Council of the City of La Quinta has required an Environmental Impact Report be prepared. This Environmental Impact Report has identified certain significant effects which may occur as a result of the project, or on a cumulative basis in conjunction with this project and other past, present, and reasonably foreseeable future projects. Further, the Planning Commission recommends approval of this project and, after determining that the Environmental Impact Report is complete and has been prepared in accordance with CEQA and the CEQA Guidelines, the findings set forth herein are made as follows: IMPACTS EVALUATED IN THE DRAFT EIR On the basis of a detailed Initial Study, the City concluded that further evaluation of the project's potential environmental impacts was needed, in the form of a Draft Environmental Impact Report (DEIR). The impact areas to be addressed in the DEIR included: 6 Secondary Land Use Effects 6 Geotechnical Considerations 6 Hydrology/Water Quality 6 Biological Resources 6 Transportation/Circulation Air Quality Noise Water Distribution and Storage Solid Waste Disposal Public Services (Fire Protection, Sheriff Protection, Emergency Medical Response) Aesthetics Cultural Resources The analysis in the DEIR resulted in the following findings concerning the project's environmental impacts and the feasibility/desirability of alternatives to the project: Direct Project Impacts A. Impacts Determined to be Less than Significant 1. Secondary Land Use Effects: No significant secondary land use impacts are anticipated because the affected sites in Indio could be recycled or redeveloped with other economically productive uses. 2. Geotechnical Considerations: No significant geotechnical import are anticipated because no ground rupture is likely to occur during an earthquake; soils have low liquefaction potential; no expansive soils occur on -site; and ground lurching is not expected. 3. Hydrology/Water Quality: No flooding impacts on- or off -site are anticipated, because the proposed runoff management plan would contain developed conditions storm flows (up to and including flows from a 100-year storm) within the project site. Because there will be no offsite run-off, there will be no significant water quality impacts offsite. There will be no significant water quality impacts onsite because the proposed run-off management plan incorporates landscape and mechanical retention facilities that will filter any water run-off. 4. Air Quality: No significant long term carbon monoxide air quality impacts are anticipated because such long term carbon monoxide concentrations would be lower than the significance thresholds established by the South Coast Air Quality Management District (SCAQMD). No significant objectionable odors are anticipated because of the following changes which have been required in, or incorporated into, the project which minimize the potential for objectionable odors to be generated that might affect sensitive receptors on surrounding properties: a. The developer shall implement all rules and regulations adopted by the Governing Board of the SCAQMD which are applicable to the development of the project (such as Rule 402, Nuisance, and Rule I I U, Architectural Coatings) and which are in effect at the time of development. 5. Noise: No significant construction noise impacts are anticipated because of the distance to nearby sensitive receptors and because of mandatory compliance with the City's standard restrictions regarding days and hours when construction activity is permitted. Nevertheless, contractors will be required to implement noise reduction measures to reduce the amount of noise that could affect the Lake La Quinta neighborhood, as follows: a. Between May I and September 30, all construction activity on the project site shall only occur between the hours of 6:00 A.M. and 7:00 P.M. Monday through Friday, and from 8:00 A.M. to 5:00 P.M. on Saturday, and shall be prohibited on Sundays and public holidays. Between October I and April 30, all construction activity on the project site shall only occur between the hours of 7:00 A.M. and 5:30 P.M. Monday through Friday, and from 8:00 A.M. to 5:00 P.M. on Saturday, and shall be prohibited on Sundays and public holidays. b. The Applicant will be required to implement additional noise reduction measures to reduce the amount of noise that could affect the Lake La Quinta neighborhood, such as changing the location of stationary construction equipment, shutting off idling equipment, equipping heavy equipment with noise muffling devices, notifying nearby residents in advance of construction work, and installing temporary acoustic barriers around stationary construction noise sources such as portable generators. Site operation activities will increase local noise levels, but such levels will not exceed the City's noise limits. Noise from proposed auto repair facilities will be contained within enclosed structures, with side entrances oriented away from the Lake La Quinta neighborhood. A six-foot high, masonry wall with a two foot high berm is proposed along the interior edge of the 20 foot -wide landscape setback along Adams Street, which will also provide a noise buffer between the project site and the Lake La Quinta neighborhood. Traffic noise will increase as a result of the project's added traffic on the roadway system, but the increase would not result in noise levels that exceed City noise limits. 6. Water Distribution and Storage: Water supply impacts will not be significant because project water demand will not exceed available water supplies; and, no significant extension of distribution facilities or creation of new water storage facilities will be needed to serve the project. No wasteful water practices have been identified for the proposed project. However, to ensure that future development at the project site does not include activities which consume excessive amounts of water, or which involve wasteful water consumption practices, the following changes have been required in, or incorporated into, the project: a. To ensure that future land uses do not include activities which unnecessarily waste water or which consume exceptional amounts of water, the City will direct the Applicant's contractors to consult with the CV WD to develop appropriate water conservation measures for both landscaping/irrigation requirements and plumbing controls. The City will, require that the Applicant implement the water conservation measures that are developed fi-om the consultations with CV WD, and will require compliance with the City's existing water conservation ordinance to the extent applicable. 7. Public Services: Project construction and operation will increase demand for fire protection, sheriff protection and emergency medical services, to a minor, but less than significant level, and would not require expansions to these services in order to address project impacts. No significant cumulative impacts to public services are anticipated as a result of this project. Although no significant project impacts are anticipated, the following changes or alterations have been required in, or incorporated into, the project which will reduce any potential impacts on the demand for such services. These mitigation measures are as follows: a. All on -site water distribution facilities shall be constructed in accordance with Coachella Valley Water District and Riverside County Fire Department standards. b. Fire hydrants shall be provided at the site to the satisfaction of the Riverside County Fire Department. C. Adequate access and turning radii for fire trucks and other fire fighting apparatus shall be incorporated into project design plans to the satisfaction of the Riverside County Fire Department. d. All on -site structures shall be built to conform with criteria contained within the Uniform Fire Code and in accordance with Riverside County Fire Department and City of La Quinta standards. e. During the construction and operations phases, activities involving the use and storage of highly flammable substances (i.e., fuels and solvents) shall be conducted in accordance with Riverside County Fire Department standards. f. Areas such as streets, security walls and parking areas shall be well lit to dissuade would-be criminals from targeting these area for illegal activities. g. All doors shall have an industrial quality key and latch system. All exterior doors shall have deadbolt locks. h. All delivery doors shall be equipped with a peephole for delivery identification purposes. i. To avoid creating convenient hiding places for would-be criminals, shrubbery found in the site interior shall be trimmed to a height of three feet or less. In addition, product displays and vegetation shall be kept clear of exterior windows to avoid blocking the visibility into store interiors by passing patrol cars. j. Parking and unloading areas shall be designed to avoid creating; traffic problems. k. To reduce the response times of emergency vehicles, addresses shall be at least eight inches tall and shall contrast with the background. Closed circuit, remote video surveillance systems, shall be installed to monitor the security of auto dealership sites. in. Any future proposal to develop a personal goods or vehicle :storage business shall include a closed circuit, remote video surveillance system to monitor site security. n. Any future proposal to develop a business that would be open for 24 hours shall include the following security measures: (1). A closed circuit video monitoring system shall be installed. Security cameras shall be located above cash register areas, entrances and exits and walk-in coolers. Signs shall be posted to advise patrons that the premises are being monitored by 24-hour surveillance cameras. (2) Operation during nighttime hours shall be staffed with more than one employee. (3) Employees shall conduct frequent money drops into the building's safe. 9. Aesthetics: No significant aesthetic impacts are anticipated because the proposed development intensity, and the proposed setbacks and landscaping along Highway I I I and Adams Street, are all consistent with City policies and development standards. Potentially significant outdoor lighting and glare impacts will be avoided through mandatory compliance with the provisions of La Quinta Municipal Code Section 9.100.150, and through proposed lighting restrictions contained in the proposed Specific Plan No. 97-002, Section 2.50.3.7. 10. Cultural Resources: No significant cultural resources impacts are anticipated because no significant cultural resources have been found on -site and the potential to damage undiscovered resources during grading and site development is considered low. Nevertheless, as an added precaution, the project will be required to implement the following mitigation measure: a. A qualified, professional archaeologist will conduct intensive archaeological monitoring of the entire first grading phase. Based on the results of this monitoring program, recommendations for the extent of subsequent grading/site preparation phases will be reassessed. Less intensive monitoring will be conducted throughout the project area during subsequent grading activity. The archaeological monitor will have the authority to halt any activities causing adverse impacts to potentially significant buried archaeological resources. Once identified, the archaeological consultant will evaluate the find(s) in accordance with criteria presented in Appendix K of CEQA. It is also recommended, but not required, that the archaeological monitoring program involve Native American input, either as observers or consultants. The presence of a. Native American monitor would be at the discretion of the local Native American representative(s) and coordinated with the monitoring schedule. B. Impacts That Could be Significant, But are Mitigable to Less Than Significant 1. Geotechnical Considerations: The project site is located within an seismically active area and could be subject to significant groundshaking during an earthquake along the San Andreas Fault or other regional faults. Significant groundshaking could damage structures and thereby expose persons to dangers associated with collapsing structures, falling materials, etc. Changes or alterations have been required in, or incorporated into, the project which mitigate or avoid this potentially significant impact, as follows: a. Structural design will take into account the anticipated ground shaking characteristics in the design of the proposed buildings for earthquake loading. Project plans and specifications shall satisfy the seismic design parameters set forth in the latest addition of the Uniform Building Code, as administered by the City of La Quinta. These criteria are considered minimum guidelines for project structural design. A trace of an inferred fault, considered inactive, occurs near the westen edge of the project site, and may contain soils or geological characteristics which could represent unstable conditions that require special design or construction techniques. Changes or alterations have been required in, or incorporated into, the project which mitigate or avoid this potentially significant impact, as follows: b. The inferred fault trace in the western edge of the project site is not considered active and is not recognized as a major geologic hazard. Pursuant to La Quinta General Plan Policy 8-1.1.1, however, further investigation of this part of the site shall be conducted prior to any grading in that area, to more closely analyze this feature to determine whether it contains any significant geological constraints that would require special design or construction measures. 'If such constraints are found, appropriate design and construction control measures shall be incorporated into grading, foundation and/or structural plans, as recommended by the geotechnical engineer. On -site soils have significant settlement potential, which, if not mitigated, could result in cracked building foundations and cracks in pavement areas. Changes or alterations have been required in, or incorporated into, the project which mitigate or avoid this potentially significant impact, as follows: C. Once the location, size and loading conditions for the proposed buildings have been determined, design level soil engineering studies shall be conducted on a lot by lot basis, if necessary. Those studies will include drilled test borings, laboratory testing program and a design level report. The report will provide criteria for design of foundations, slab -on -grade construction, site grading specifications and utility trench backfrll recommendations. d. The project soil engineer will review the grading plans and project improvement plans for the projects prior to construction. The review is intended to determine compliance with the intent of the recommendations contained in the soils engineering report. e. Site grading and construction will be observed by the project soil engineer and tested, as necessary, to determine general compliance with the recommendations contained in the soils engineering report. In addition, the soil engineer will observe conditions exposed by the grading and record significant features and/or changes that may be exposed. 'Various aspects of grading will be covered in a pre -construction conference with representatives of the owner, grading contractor, civil engineer and geotechnical engineer. f. ' Prior to any grading operations, areas which are to receive select structural fill, foundations, pavement sections, or concrete slabs -on -grade must be cleared of pavements, abandoned utilities and old foundations. The materials to be removed will be observed by a qualified soils engineer when clearing and stripping operations are in progress. g. The bottom of depressions created by the removal of existing structures or pavement should be scarified, and cross scarified at least 8-inches, and recompacted to at least 90 percent of maximum dry density. The depressions should then be backfillled with approved, compacted select structural fill, as specified by the project soils engineer. Clearing and backfrll operations will be conducted under the field observation of the soil engineer. h. Select structural fill material may be placed in thin lifts, moisture conditioned to near optimum moisture content, and compacted to 90 percent of maximum dry density until finished grade has been obtained. Compaction criteria will be based on the laboratory test procedure ASTM D 1557-91. i. The soil engineer will be notified at least 48 hours ;prior to commencement of any grading operations, so he may coordinate the work in the field with the contractors. j. The support of a proposed structure may be provided by conventional, strip and spread footings bearing firm reworked native soil or select structural fill, but not on a combination of both. The design criteria for foundations, including detailed reinforcing requirements, will be determined by a site specific soil engineering study, and the design engineer performing the structural analysis of the proposed building and supporting foundations. k. Perimeter and interior footings should be founded a minimum 12 to 18 inches into the lowest adjacent, compacted soil pads. Interior footing under concrete slab -on -grade should be founded a minimum of 12 to 15 inches into the compacted soil building pad. Select structural fill should be compacted to at least 90 percent of maximum dry density. For the above conditions, the foundations for a proposed structure may be designed for an allowable bearing pressure range of 2000 to 3000 pounds per square foot for dead plus reasonable live loads. These values may be increased by 1 /3 to include short term seismic and wind effects. 1. The soils engineer will observe foundation excavations prior to placing form boards or placement of reinforcing steel. The purpose of this is to verify the soil density within the bearing soils. in. Concrete slabs -on -grade associated with high point loads, such as those associated with fork lifts, and those that will be subjected to heavy construction loads, such as those created by a crane lifting concrete panel, should be sufficiently thick and reinforced to accommodate these loads. n. For concrete slab -on -grade floor construction in warehouse or maintenance areas, where no floor covering will be used (and not subjected to high point loads), a minimum 4 inch layer of 3/4" baserock should be placed and compacted to a minimum of 95 percent of maximum dry density. If a moisture vapor barrier is used, the barrier should be overlaid by 2 inches of commercial quality sand. The sand should be lightly moistened prior to placing concrete. o. Exterior concrete slabs -on -grade, such as driveways, should be founded on at least 6" of approved import baserock, or as specified by the City of La Quinta, which ever is more stringent. The use of reinforcing steel in exterior concrete flatwork is recommended and all construction joints should be held together by steel dowels. It is recommended that exterior concrete flatwork soil areas be premoistened before concrete is placed. p. Interior concrete slabs -on -grade should contain reinforcement with the slabs structurally connected to adjacent perimeter foundations. Reinforcing of interior slabs -on -grade will be provided by the structural engineer, based on the proposed usage. q. Concrete slabs should be divided into essentially equi-dimensional segments during construction to help control cracking during the curing period. Reinforcing of the concrete slab -on -grade is recommended and the slab should be structurally connected to the perimeter foundations at all door openings. Construction joints should be adequately doweled. If interior slabs are designed as free floating, an adequate expansion joint of felt should be placed between the concrete slab and foundation. r. Exterior slabs -on -grade, which will experience vehicular traffic, including fork lift traffic, such as driveway aprons and trash bin aprons, should have at least 8 inches of compacted Class lI aggregate base rock (R= 78 min.) under the concrete slab; actual thickness is dependent upon the slab thickness and actual traffic loads and volume. The baserock should be compacted to at least 95 percent of maximum dry density. S. Backfill of utilities within road right-of-way will be placed in strict conformance with the requirements of the governing agency (City of La Quinta, CV WD, Caltrans, etc.). t. Utility trench backfrll within private property will be placed in strict conformance with the provisions of this report relating to minimum compaction standards. In general, service lines extending inside of the subject property may be backfilled with native soils compacted to a minimum of 90 percent of maximum dry density. Uncontrolled surface drainage that allows ponding to occur on slopes and around structures could weaken slopes and lead to cracked foundations. Changes or alterations have been required in, or incorporated into, the project which mitigate or avoid this potentially significant impact, as follows: U. Where no exterior pavement section abuts the buildings, soil should be backfilled against the exterior footings and the final grade should result in a positive gradient away from the buildings, in order to provide rapid removal of rain and irrigation water away from the foundations. V. To help minimize increased moisture into fill material under new foundations and pavements, good site drainage is important. Site drainage should be in the form of roof gutters, catch basins and other drainage facilities. Down -spouts from the roof of the buildings should discharge collected rainwater onto splashblocks, adjacent paved areas, or be tied into a water -tight drainage pipe, which will carry the collected water away from the building areas. Landscaping and irrigation shall be designed to prevent excess irrigation and ponding. Erosion of soils during periods of high winds can result in removal of material intended to be the foundation of structures and deposition of uncompacted and unstable materials that are susceptible to future settlement. Changes or alterations have been required in, or incorporated into, the project which mitigate or avoid this potentially significant effect, as follows: W. To control erosion during construction, the soil shall be kept moist by frequent watering. After construction, when frequent watering is no longer feasible, install wind -breaks and plant native grasses and brush shall be installed on areas reserved for future phases of development, to minimize the contact of the wind against the ground. 2. Hydrology and Water Quality: The proposed runoff management plan is intended to contain all site runoff for storm conditions up to and including a 100-year storm. To further ensure that all site runoff is contained, changes or alterations have been requirec in, or incorporated into, the project which mitigate or avoid this potentially significant impact, as follows: a. • Final grading and drainage plans for each phase of development shall incorporate retention facilities, and shall prove to the satisfaction of the City of La Quinta that there will be no site runoff for rainstorms up to and including the 100-year storm. b. To ensure the continued effectiveness of the storm drainage and retention facilities, property owner maintenance associations shall be established to regularly clean and maintain landscaping, storm drainage facilities and retention areas, including drywells, which support those properties. 3. Bioloaical Resources: During site grading and construction that occurs during the nesting/breeding season (typically February through July), there is a potential to destroy bird nests that are occupied by native bird species. If this occurs, it would be considered a significant impact. Changes or alterations have been required in, or incorporated into, the project which mitigate or avoid this potentially significant impact, as follows: a. Common and Special -Status Bird Nests. If project site grading; and/or construction will occur during the nestingibreeding season (typically February through July) of native bird species potentially nesting on the site, then the following measure shall be implemented: Prior to construction or site preparation activities, a field survey shall be conducted by a qualified biologist to determine if active nests of special -status birds (e.g., loggerhead shrike) or common bird species protected by the Migratory Bird Treaty Act and/or the California Fish and Game Code, are present in the construction zone or within 50 feet: of the construction zone. If active nests are found, a minimum 50-foot (this distance may be greater depending on the bird species and construction activity, as determined by the biologist) fenced buffer shall be established around the nest site. No construction activities shall be permitted within this nest zone until the young birds have fledged, as determined by the project biologist. The proposed grading concept will result in removal of all existing vegetation on -site, and conversion of this presently open land to a built environment. This will result in a loss of potential habitat for one endangered species (Coachella Valley fringe -toed lizard) and one special status species (flat -tailed homed lizard), which is considered a significant impact. Changes or alterations have been required in, or incorporated into, the project which mitigate or avoid this potentially significant impact, as follows: b. Coachella Valley Fringe -Toed Lizard and Flat -tailed Horned Lizard. The project applicant shall pay $600 per acre developed to the City of La Quinta as part of the Coachella Valley fringe -toed lizard mitigation plan. This mitigation structure has been established by the USFWS and CDFG. The fee is applied when lands within known or historical fringe -toed lizard habitat are developed. The project lies within the fee area. The mitigation fee is used to purchase fringe -toed lizard habitat in special preserves, such as the Coachella Valley Preserve area, for the purpose of maintaining suitable habitat for the fringe -toed lizard. In addition, even though there is only a low potential for the flat -tailed horned lizard to occur on the site due to the disturbed nature of the habitat, the fringe -toed lizard habitat on the site is also suitable for the homed lizard. The payment of the mitigation fee to preserve and enhance fringe -toed lizard habitat, will also benefit the flat -tailed horned lizard. Therefore, the mitigation fee paid for the loss of fringe -toed lizard habitat on the site will also mitigate the loss of this same habitat for flat -tailed horned lizard. 4. Transportation and Circulation: Proper site access control and adequate sight distance are needed to ensure safe ingress/egress at the project's main entrances, and to avoid traffic conflicts with through traffic. Changes or alterations have been required in, or incorporated into, the project which mitigate or avoid this potentially significant impact, as follows: a. The proposed project shall have full access to SR -I I I and Adams Street. The project developer(s) shall construct the site -specific circulation recommendations as depicted in Figure 20 of the DEIR. b. Sight distance at each project entrance shall be reviewed with respect to standard Caltrans/City of La Quinta sight distance standards at the time of preparation of final grading, landscape and street improvement plans. C. The project developer(s) shall provide a westbound 400 foot left turn pocket on SR -I I I for vehicles desiring to turn left into the project site. d. The project developer(s) shall provide a southbound 300 foot left turn pocket on Adams Street for vehicles desiring to turn left into the project site. Traffic signal warrants are projected to be met at the project entrance on Highway 111, upon opening of the project's first phase, and at the Adams Street entrance, as warranted for the mixed -use regional commercial center in the third project phase. Changes or alterations have been required in, or incorporated into, the project which mitigate or avoid this potentially significant impact, as follows: e. The project developer will be required to install a traffic signal at the project entrance/Highway I 1 intersection, as part of the Phase 1 project improvements along Highway 111. f. The project developer will be required to install a traffic signal at the Adams St./47th Avenue entrance to the project site, as warranted in Phase III of the project. 5. Water Distribution and Storage: Although no wasteful water practices or exceptionally high water demand activities are expected to occur as a result of the proposed project, future development proposals for portions of the project site, not currently identified for a specific land use, could involve such activities. Wasteful or high demand water consumption would be considered a significant impact on water distribution and storage. Changes or alterations have been required in, or incorporated into, the project which mitigate or avoid this potentially significant impact, as follows: a. To ensure that future land uses do not include activities which unnecessarily waste water or which consume exceptional amounts of water, the City will direct contractors to consult with the CV WD to develop appropriate water conservation measures for both landscaping/irrigation requirements and plumbing controls. The City will require that the Applicant implement the water conservation measures that are developed from the consultations with CV WD, and will require compliance with the City's existing water conservation ordinance, to the extent applicable. 6. Solid Waste Disposal: Construction -period solid wastes could have a significant impact on local landfill capacity, unless measures are taken to reduce, recycle or reuse such wastes to minimize the amount that must be disposed of at a landfill. Changes or alterations have been required in, or incorporated into, the project which mitigate or avoid this potentially significant impact, as follows: a. Contractors shall separate recyclable construction waste materials in separate bins, and shall arrange for transport of recyclable materials to facilities which accept the materials. A list of recyclable construction materials and recycling facilities is available, and shall be obtained, from the City of La Quinta. All recyclable materials shall be recycled. b. Builders competing for construction contracts shall be required to include proposals for the use of building products made of recycled materials. Given the City's obligations under AB 939 to substantially reduce the amount of solid wastes that must be disposed of at a sanitary landfill, if solid waste reduction, recycling and/or reuse measures are not incorporated into the project, the project's solid waste impact would be considered significant. Changes or alterations have been required in, or incorporated into, the project which mitigate or avoid this potentially significant impact, as follows: C. Green waste generated on the project site shall be treated in such a way as to avoid disposal in landfills. This may be accomplished, for example, by composting either on -site or at approved facilities and mulching for use on- and off -site. d. Prior to the issuance of building permits for each phase of the project, a solid waste management program shall be required from the Applicant for that portion of the site, or for larger areas if more efficient, by the City of La Quinta. These programs shall maximize the recycling potential of packaging materials (cardboard), mixed papers, and scrap ferrous materials, and shall include designated areas for trash separation bins which are accessible to waste haulers, and identification of materials that are to be recycled. The following requirements shall be included in the Applicant's proposed plan: (1) Recycling/separation areas shall be located in close proximity to dumpsters for non-recyclables, elevators, loading docks, and primary internal and external. access points. (From CIWMB Model Ordinance). (2) The locations of recycling/separation areas shall not conflict with any applicable federal, state or local laws relating to fire, building, access, transportation, circulation, or safety. (3) Recycling/separation areas shall be located so that they are convenient for those persons who deposit, collect, and load the recyclable materials. (From CIWMB Model Ordinance). (4) Recycling containers/bins shall be located so that they do not block access to each other. (5) Solid waste collection/recycling shall be compatible with nearby structures, secure, protected against adverse environmental conditions, clearly marked, adequate in capacity, number and distribution, and contain a sufficient number of bins, to serve the recycling needs of the development. (From CIWMB Model Ordinance). (6) Collection/recycling areas shall be designed to accommodate front -loader packing trucks, including maneuvering room. (From CIWMB Model Ordinance) 6 Driveways and/or travel aisles shalla be constructed with adequate width and maneuverability space for unobstructed garbage collection vehicle access and clearance. (From CIWMB Model Ordinance). (7) Signs shall be posted at all access points of the recycling areas that clearly identify all recycling and solid waste collection and loading areas and the materials accepted therein. (From CIWMB Model Ordinance) A variety of hazardous wastes, both liquid and solid, would be generated in small quantities by the proposed auto dealerships and other commercial uses that could be developed in accordance with the proposed Specific Plan. These wastes must be safely stored while awaiting disposal, and there are no waste disposal facilities within Riverside County currently accepting such wastes. Special provisions, therefore, must be made to properly store and dispose of the project's hazardous wastes, to avoid unlawful and unsafe disposal of such materials. Changes or alterations have been required in, or incorporated into, the project which mitigate or avoid this potentially significant impact, as follows: e. Prior to occupancy of each phase of the project, the managers of the auto dealerships and the commercial center shall prepare programs for the proper storage, collection, identification, and disposal of industrial chemical and hazardous material wastes. These programs shall be prepared and implemented to the satisfaction of the Riverside County Waste Resources Management District, the Riverside County Fire Department, and the City of La Quinta. 8. Aesthetics: Placement of large, bulky buildings within the northeastern quadrant of the project site, i.e. the northern portion of the proposed mixed -use regional commercial center area, could result in a substantial, negative alteration of scenic vistas of the Coral Reef and Santa Rosa Mountains, as viewed from Highway 111. This would be considered a significant impact. Changes or alterations have been required in, or incorporated into, the project which mitigate or avoid this potentially significant effect, as follows: a. Limit building heights in the northeastern quadrant of the project site, i.e., the northern half of Planning Area 2 to 25 feet. Buildings closest to Highway I I I shall have staggered setbacks. Each staggered building shall be set back a minimum of 50-feet from the adjacent building. The spacing between buildings shall be a minimum of 65-feet. The proposed project includes a solid, masonry screening wall along the Highway I I I and Adams Street frontages that would be aligned in a straight line along the interior edge of the landscape setback along both frontages. This straight-line wall design would conflict with Section 9.150L.3.b. of the La Quinta Municipal Code, which states that screening walls should not be constructed in long, straight stretches, to prevent visual monotony. This is considered a significant impact. Changes or alterations have been required in, or incorporated into, the project which mitigate or avoid this potentially significant effect, as follows: b. Final plans for landscape improvements along the Highway I I I and Adams Street frontages shall incorporate a screen wall design that avoids a monotonous visual effect, through a meandering alignment, use of offsets, periodic variations in materials, texture, or colors or other measures which achieve the desired effect. C. Significant and Unavoidable Impacts 1. Air Quality: Construction period emissions would exceed the South Coast Air Quality Management District thresholds of significance, resulting in short-term, significant air quality impacts. The following changes or alterations have been required in, or incorporated into, the project which would reduce the volume of such emissions to the extent considered feasible, but not to below a level of significant. a. The project developer shall prepare and implement a construction management plan, as approved by the City of La Quinta, which includes the following measures recommended by the SCAQMD, or equivalently effective measures approved by the SCAQMD: interference. (1) Configure construction parking to minimize traffic (2) Provide temporary traffic controls during all phases of construction activities to maintain traffic flow (e.g., flag person). (3) Schedule construction activities that affect traffic flow on the arterial system to off-peak hours. (4) Reroute construction trucks away from congested streets. (5) Consolidate truck deliveries when possible. (6) Provide dedicated turn lanes for movement of construction trucks and equipment on- and off -site. (7) Prohibit truck idling in excess of two minutes. (8) Maintain equipment and vehicle engines in good condition and in proper tune as per manufacturers' specifications and per SCAQMD rules, to minimize exhaust emissions. (9) Suspend use of all construction equipment operations during second stage smog alerts. Contact the SCAQMD at 800/242-4022 for daily forecasts. (10) Use electricity from power poles rather than temporary diesel - or gasoline -powered generators. (11) Use methanol- or natural gas -powered mobile equipment and pile drivers instead of diesel if readily available at competitive prices. (12) Use propane- or butane -powered on -site mobile equipment instead of gasoline if readily available at competitive prices. b. The developer shall prepare and implement a PM 10 Plan based on the measures of SCAQMD Rule 403, Fugitive Dust, which are in effect at the time of development. The following measures are currently recommended to implement Rule 403, Fugitive Dust. These measures have been quantified by the SCAQMD as being able to reduce dust generation between 30 and 85 percent depending on the source of the dust generation. (1) Apply approved non -toxic chemical soil stabilizers according to manufacturer's specification to all inactive construction areas (previously graded areas inactive for four days or more). (2) Replace ground cover in disturbed areas as quickly as possible. b Enclose, cover, water twice daily, or apply approved soil binders to exposed piles (i.e.. gravel, sand, dirt) according to manufacturers' specifications. (3) Water active grading sites at least twice daily. (4) Suspend all excavating and grading operations when. wind speeds (as instantaneous gusts) exceed 25 mph. (5) Provide temporary wind fencing consisting of three- to five-foot barriers with 50 percent or less porosity along the perimeter of sites that have been cleared or are being graded. (6) All trucks hauling dirt, sand, soil, or other loose materials are to be covered or should maintain at least two feet of freeboard (i.e., minimum vertical distance between top of the load and the top of the trailer), in accordance with Section 23114 of the California Vehicle Code. (7) Sweep streets at the end of the day if visible soil material is carried over to adjacent roads (recommend water sweepers using reclaimed water if :readily available). (8) Install wheel washers where vehicles enter and exit unpaved roads onto paved roads, or wash off trucks and any equipment leaving the site each trip. (9) Apply water three times daily or chemical soil stabilizers according to manufacturers' specifications to all unpaved parking or staging areas or unpaved road surfaces. (10) Enforce traffic speed limits of 15 mph or less on all unpaved roads. Operational emissions (primarily traffic exhaust) would exceed the South Coast Air Quality Management District thresholds of significance, resulting in long-term, significant air quality impacts. The following changes or alterations have been required in, or incorporated into, the project which would reduce the volume of such emissions considered feasible, but not to below a level of significant. C. Where applicable, business owners and operators shall implement all rules and regulations adopted by the Governing Board of the SCAQMD which are applicable to their individual commercial use (such as Rule 402, Nuisance, Rule 1102, Petroleum Solvent Dry Cleaners, Rule I I11, NOx Emissions from Natural Gas -Fired, Fan -Type Central Furnaces, Rule 1146, Emissions of Oxides of Nitrogen from Industrial, Institutional, and Commercial Boilers, Steam Generators, and Process Heaters) and which are in effect at the time of occupancy. d. Where feasible, use solar or low emission water heaters to reduce natural gas consumption and emissions. e. Use energy -efficient and automated controls for air conditioners to reduce energy consumption and emissions. f. Use automatic lighting on/off controls and energy -efficient lighting to reduce electricity consumption and associated emissions. g. Use light-colored roofing materials as opposed to dark roofing materials. These materials would reflect, rather than absorb, sunlight and minimize heat gains in buildings. This measure would lessen the overall demand for mechanical air conditioning systems. h. Comply with Title 24 of the California Code of Regulations which are current at the time of development. i. If any drive -through windows are proposed at a later date on the commercial portion of the site, traffic flow at these drive-throughs shall be improved by designing separate windows for different functions and by providing temporary parking for orders not immediately ready for pickup. Provide bicycle facility improvements on the project site with access to off -site roadways. k. Implement all mitigation measures identified in Section 5.5, Transportation and Circulation for intersection improvements that would reduce traffic congestion. 1. Implement an on -site vehicle circulation plan to reduce vehicle queuing. in. Provide on -site pedestrian facility improvements. II. CUMULATIVE IMPACTS A. Impacts Determined to be Less than Significant Impacts 1. Potential Secondary Land Use Effects: This project would not contribute to any significant cumulative land use impacts. 2. Geotechnical Considerations: This project would not contribute to, and would not be affected by any significant cumulative impacts involving geotechnical considerations. 3. Air quality: The proposed project is consistent with the regional Air Quality Management Plan and would thus not jeopardize attainment of the air quality goals contained in that plan. 4. Noise: This project would not contribute to significant cumulative noise impacts. 5. Public Services: This project would not contribute to significant cumulative impacts on County Fire Department, County Sheriff Department or private emergency medical services. 6. Aesthetics: This project would not contribute to any significant cumulative impacts on local or regional aesthetics. 7. Cultural Resources: This project would not contribute to any significant cumulative impacts involving cultural resources. B. Impacts That Could be Significant, But are Mitigable to Less Than Significant 1. Hydrology/Water Quality: During construction, loose soils could be wind-blown or carried off -site by stormwater runoff that could reach the La Quinta Evacuation Channel, which flows into the Whitewater Channel, a regional flood control facility that ultimately outlets at the Salton Sea. In addition, contaminants from construction staging and storage areas, such as spilled fuels, lubricants and cleaning agents, if not contained, could also be carried by stonnwater runoff to the La Quinta Evacuation Channel and Whitewater Channel. Runoff could from this project site could combine with other off -site sources of water pollution that reach the Whitewater Channel and could result in s(gnificant cumulative water quality impacts at the Salton Sea. Changes or alterations have been required in, or incorporated into, the project which mitigate or avoid this potentially significant effect, as follows: a. Prior to the issuance of any grading permits, a stormwater pollution prevention plan (SWPPP) shall be completed, to the satisfaction of the Colorado Regional Water Quality Control Board and the City of La Quinta. The SWPPP shall include measures to minimize the generation of fugitive dust, prevent erosion and prevent and contain hazardous materials spills. Specific elements of the SWPPP may include, but are not limited to: (1) Dust controls as specified in project PM10 plan (see Section 5.6 Air Quality for further description). inlets. (2) Installation of sand bags at existing and proposed stonn drain (3) Soil stabilizing of future phase areas after rough grading. (4) Covering construction access roads with gravel. (5) Watering site throughout grading. (6) Minimize the number of separate construction and vehicle storage and staging areas, to simplify the collection and disposal of contaminants. (7) Identifying the location of fuel storage areas. (8) Erect barriers around vehicle storage and staging areas and around fuel storage areas, to prevent intrusion by unauthorized persons after construction hours. (9) An ongoing monitoring plan, to ensure that water quality controls are repeated and properly implemented in subsequent construction phases. The monitoring plan should include objectives, parameters for monitoring, schedules, evaluation and actions required. Provide regular monitoring reports, throughout each construction phase. 2. Transportation and Circulation: Projected year 2000 traffic volumes at four intersections would exceed the City's level of service standard, with or without the project traffic. A fifth intersection is projected to operated at a deficient level of service in the year 2005, with or without the project traffic. These are considered significant cumulative impacts. Changes or alterations have been required in, or incorporated into, the project which mitigate or avoid these potentially significant effects, as follows: a. Lane improvements at the Washington Street/Highway III intersection were completed by the City of La Quinta on May 1, 1997. b. A traffic signal is programmed for installation in 1997 by the City of La Quinta, at the intersection of Washington St./48th Avenue. The project developer will participate in this improvement through payment of the City's standard Infrastructure Development Fee. C. A traffic signal is programmed for installation in 1997 by the City of La Quinta, at the intersection of Dune Palms Road/Highway 111. The project developer will participate in this improvement through payment of the City's standard Infrastructure Development Fee. d. A traffic signal, plus northbound left turn lane and southbound left tarn lane improvements , are needed at the intersection of Jefferson St./Miles Avenue by the year 2000, with or without the proposed project. This intersection is 75 percent within the jurisdiction of the City of Indio, and 25 percent within the City of La Quinta. Seventy-five percent of the costs of these improvements will be the responsibility of the City of Indio and the CVAG Regional Arterial Fund, while the remaining 25 percent would be the responsibility of the City of La Quinta. The City of La Quinta will coordinate with CVAG to ensure that these improvements are included in the CVAG regional arterial fund and will commit its share of funding at the time the balance of funding is available for these improvements. The project developer will participate in this improvement through payment of the City's standard Infrastructure Development Fee. e. Northbound and southbound through lanes will need to be added to the intersection of Washington St./Fred Waring Drive, by the year 2005, with or without the proposed project. This intersection is 50 percent within La Quinta, 25 percent within Palm Desert and 25 percent within unincorporated Riverside County. The City of La Quinta will be responsible for 50 percent of the costs of these improvements, while the City of Palm Desert, Riverside County and the CVAG Regional Arterial Fund would be responsible for the other 50 percent. The City of La Quinta will coordinate with CVAG to ensure that these improvements are included in the CVAG regional arterial fund and will commit its share of funding at the time the balance of funding is available for these improvements. The project developer will participate in this improvement through payment of the City's standard Infrastructure Development Fee. 3. Air Quality: Without emission reduction measures, project operational emissions would not achieve the SCAQMD's performance standard for annual emissions reductions, which would be considered a significant cumulative impact. Changes or alterations have been required in, or incorporated into, the project which mitigate or avoid this potentially significant effect, as follows: a. Where applicable, business owners and operators shall implement all rules and regulations adopted by the Governing Board of the SCAQMD which are applicable to their individual commercial use (such as Rule 402, Nuisance, Rule 1102, Petroleum Solvent Dry Cleaners, Rule 1111, NOx Emissions from Natural Gas -Fired, Fan -Type Central Furnaces, Rule 1146, Emissions of Oxides of Nitrogen from Industrial, Institutional, and Commercial Boilers, Steam Generators, and Process Heaters) and which are in effect ar the time of occupancy. b. Where feasible, use solar or low emission water heaters to reduce natural gas consumption and emissions. C. Use energy -efficient and automated controls for air conditioners to reduce energy consumption and emissions. d. Use automatic lighting on/off controls and energy -efficient lighting to reduce electricity consumption and associated emissions. e. Use light-colored roofing materials as opposed to dark roofing materials. These materials would reflect, rather than absorb, sunlight and minimize heat gains in buildings. This measure would lessen the overall demand for mechanical air conditioning systems. f. Comply with Title 24 of the California Code of Regulations which are current at the time of development. g. If any drive -through windows are proposed at a later date on the commercial portion of the site, traffic flow at these drive-throughs shall be improved by designing separate windows for different functions and by providing temporary parking for orders not immediately ready for pickup. h. Provide bicycle facility improvements on the project site with access to off -site roadways. i. ' Implement all mitigation measures identified in Section 5.5, Transportation and Circulation for intersection improvements that would reduce traffic congestion. queuing. Implement an on -site vehicle circulation plan to reduce vehicle k. Provide on -site pedestrian facility improvements. 4. Water Distribution and Storage: Cumulative and long-term water demand throughout La Quinta and the rest of the Coachella Valley Water District (CVWD) service area could result in significant overdrafting of available groundwater supplies and could result in water shortages at various times and in various places within the valley. Changes or alterations have been required in, or incorporated into, the project which mitigate or avoid this potentially significant effect, as follows: a. The City of La Quinta will continue to cooperate with CVWD strategies to manage regional water supplies and distribution facilities. Examples of such strategies currently being implemented or under consideration as part of the CV WD's water management planning program include: (1) To meet the projected regional water demand for the year 2015, CV WD has estimated that another 220 acres of ponds for recharge would be needed in the lower valley. This would allow for percolation of approximately 82,000 acre feet of water per year. If such ponding areas cannot be found in the lower valley, the needed replenishment could be made up by converting current well users (farmers, fish farmers, golf courses and duck clubs) to canal water or other surface sources in the lower valley. (2) Additional replenishment could be achieved through importation of another 41,000 acre feet to supplement groundwater recharge efforts in the upper valley, conserving an additional 25,000 acre feet of water after initial use for fish farms, increasing reclaimed water use on golf courses by 11,000 acre feet, implementing conservation measures on golf courses to save an additional 9,000 acre feet and improving agricultural conservation to save another 5,000 acre feet. It is anticipated that most of the money required to implement and operate CV WD's water plan would come through assessments collected from pump owners for the cost of replacing the amount of water they extract from the basin. Major groundwater users in the upper valley, including the CV WD, have been paying such fees for nearly 20 years. C. Significant and Unavoidable Impacts 1. Solid Waste Disposal: Local landfill capacity is currently projected to be exhausted by the year 2006, and possibly as early as the year 2002, if wastes currently disposed of at the Coachella Sanitary Landfill (scheduled to close in May, 1997) and Mecca II Sanitary Landfill (scheduled to close in the year 2000) are diverted to the Edom Hill Sanitary Landfill, thus accelerating the filling of the Edom Hill landfill more rapidly than with current disposal rates. No other landfills or solid waste recovery/transfer facilities have been approved and programmed for development and operation in the Coachella Valley at this time. Landfill capacity in the rest of Riverside County is projected to be exhausted by the year 2008, approximately three years after the anticipated time of full project occupancy. The project's ongoing, long-term solid waste generation, therefore, would contribute to significant cumulative impacts on the valley -wide and county -wide solid waste disposal systems. The following changes or alterations have been required in, or incorporated into, the project which would reduce the project's solid waste impacts to the extent considered feasible, but would not reduce the level of impact to less than significant if regional solutions to the county's solid waste disposal facilities needs are not developed by the year 2008. a. Green waste generated on the project site shall be treated in such a way as to avoid disposal in landfills. This may be accomplished, for example, by composting either on -site or at approved facilities and mulching for use on- and off -site. b. Prior to the issuance of building permits for each phase of the project, a solid waste management program shall be approved for that portion of the site or for larger areas if more efficient, by the City of La Quinta. These programs shall maximize the recycling potential of packaging materials (cardboard), mixed papers, and scrap ferrous materials, and shall include designated areas for trash separation bins which are accessible to waste haulers, and identification of materials that are to be recycled. The following provisions shall be considered in the preparation of the plans: (1) Locate recycling/separation areas in close proximity to dumpsters for non-recyclables, elevators, loading docks, and primary internal and external access points. (From CIWMB Model Ordinance). (2) Locations of recycling/separation areas shall not conflict with any applicable federal, state or local laws relating to fire, building, access, transportation, circulation, or safety. (3) Locate recycling/separation areas so they are convenient for those persons who deposit, collect, and load the recyclable materials. (From CIWMB Model Ordinance). (4) Place recycling containers/bins so that they do not block access to each other. (5) Solid waste collection/recycling areas are to be compatible with nearby structures, secure, protected against adverse environmental conditions, clearly marked, adequate in capacity, number and distribution, and contain a sufficient number of bins, to serve the recycling needs of the development. (From CIWMB Model Ordinance). (6) Design and construct collection/recycling areas to accommodate front -loader packing trucks, including maneuvering room. (From CIWMB Model Ordinance). (7) Design and construct driveways and/or travel aisles with adequate width and maneuverability space for unobstructed garbage collection vehicle access and clearance. (From CIWMB Model Ordinance). (8) Post signs at all access points of the recycling areas that clearly identify all recycling and solid waste collection and loading areas and the materials accepted therein. (From CIWMB Model Ordinance). III. ALTERNATIVES CONSIDERED AND REJECTED A. Reduced Density Alternative: This alternative consists of the same mix of auto sale/services and retail/mixed commercial activities in the proposed project, in the same basic site plan configuration, but with a reduction in development intensity of 25 percent. The same type and level of on -site environmental impacts would occur with this project or the proposed project. A similar level of impact on public services and land use would occur with this alternative or the proposed project. Off -site impacts attributable to this project's vehicular traffic generation (including traffic noise and automotive exhaust emissions), water distribution and storage, and solid waste disposal would be reduced by approximately 25 percent, compared to the proposed project. These reductions would not, however, reduce the significant and unavoidable air quality or cumulative solid waste impacts associated with the proposed project, to below a level of significant. After implementation of the recommended mitigation measures for the proposed project or this alternative, the level of "net" impact significance (level of impact significance, after application of mitigation measures) for each would be the same, i.e. less than significant, except for air quality and cumulative solid waste impacts. This alternative was rejected as infeasible, because, according to the applicant, it would not meet their objective for return on investment in the subject property. Furthermore, this alternative would not be environmentally superior to the proposed project, with respect to net environmental impact. B. Hotel/Golf/Office Alternative: This alternative is defined as 220,000 square feet of general office space on the northern quarter of the site along Highway 111; a hotel/conference facility with 400 guest rooms and 80,000 square feet of conference space; and a 9-hole golf course covering approximately half of the site area, meandering through the hotel/conference facilities. The same type and level of on -site environmental impacts would occur with this project or the proposed project. A similar level of impact on public services and land use would occur for this alternative or the proposed project. Water demand for this alternative could be higher, lower, or about the same as the proposed project, depending upon the type and intensity of uses for irrigation and interior plumbing and the effectiveness of water conservation efforts. Off -site impacts attributable to traffic generation (including traffic noise and automotive exhaust emissions), would be reduced by approximately 67 percent, compared to the proposed project. Total solid waste generation would be reduced, by about 42 percent, compared to the proposed project. These reductions would not, however, reduce the significant and unavoidable air quality or cumulative solid waste impacts associated with the proposed project, to below a level of significant. After implementation of the recommended mitigation measures for the proposed project or this alternative, the level of net impact significance for each would be the same, i.e. less than significant, except for air quality and cumulative solid waste impacts. This alternative was rejected as infeasible because it is not capable of being accomplished in a successful manner within a reasonable period of time. A completely different site plan would have to be developed, at extra cost and several months of additional time, and new tenants would have to be found who would enter into an agreement with the developer to occupy the commercial spaces created by this alternative development. These considerations represent substantial obstacles that would preclude the successful implementation of this alternative in a reasonable period of time, and, according to the applicant, this alternative would not satisfy their objective for return on investment in this property. Furthermore, this alternative would not be environmentally superior to the proposed project, with respect to net environmental impact. C. Alternative Site Location: This alternative consists of developing the proposed project at an alternative location located on a vacant, 65 acre site bordered by Highway 111, Adams Street and Washington Street, wet of the proposed project site. The same type and level of on -site environmental impacts would occur with this project or the proposed project. A similar level of impact on public services or land use would occur for this alternative or the proposed project. Off -site impacts related to traffic generation (including traffic noise and exhaust emissions), water distribution and storage, and solid waste disposal would be the same for this alternative or the proposed project. In either scenario, significant and unavoidable air quality and cumulative solid waste impacts would result. This alternative was rejected as infeasible because it is not capable of being accomplished in a successful manner within a reasonable period of time. A completely different site plan would have to be developed, at extra cost and several months of additional time. Furthermore, the project applicant does not own or have any substantial interest in this alternative site, and it is not known whether the property owner would sell the property to this project applicant or if the applicant would be able to acquire the property on terms satisfactory to the applicant, the alternative site property owner and the occupants of the proposed auto mall. These considerations represent substantial obstacles that would preclude the successful implementation of this alternative in a reasonable period of time, and, according to the applicant, would not satisfy their objective for return on investment in this property. Furthermore, this alternative would not be environmentally superior to the proposed project. D. No -Project, Existing Conditions Alternative: In this alternative, the project site would remain vacant, and would require acquisition by some entity committed to preserving the site in an undeveloped state. This alternative would avoid all of the environmental impacts associated with the proposed project. This alternative was rejected as infeasible because it does not accomplish the objectives of the City's General Plan Land Use Element, which designates this site for Mixed/Regional Commercial uses to strengthen the City's economic base and provide a range of commercial and/or institutional services for the community. The City has not identified this site for acquisition for any public needs. Furthermore, this alternative would not accomplish the applicant's objective of obtaining a return on investment in this property. E. No -Project, Mixed/Regional Commercial Alternative: This alternative is a development scenario consistent with the La Quinta General Plan land use designation for the proposed project site of Mixed/Regional commercial, at the maximum allowable intensity permitted for that land use category (floor area ratio of 0.35). Under this scenario, a variety of regional commercial, recreational, institutional and residential uses could be developed, pursuant to a planning framework and development regulations set forth in a specific plan. With an F.A.R. of 0.35, approximately 1.3 million square feet of space could be built, roughly twice the size of the proposed 675,000 square foot project. Environmental impacts on -site would be the same for this alternative or the proposed project. Land use impacts could be equivalent, lower, or greater than with the proposed project, depending upon the specific mix of land uses and tenants involved. Impacts to public services and all other off -site impacts, however, would be substantially increased, due to the significantly higher development intensity. This alternative was rejected because it would result in a greater level of environmental impact than the proposed project, and is not necessary to meet the developer's or the City's objectives for the project site.