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PCRES 1998-018PLANNING COMMISSION RESOLUTION 98-018 A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF LA QUINTA, CALIFORNIA, RECOMMENDING TO THE CITY COUNCIL CERTIFICATION OF A MITIGATED NEGATIVE DECLARATION OF ENVIRONMENTAL IMPACT FOR ENVIRONMENTAL ASSESSMENT 98-357 PREPARED FOR GENERAL PLAN AMENDMENT.98-057, CHANGE OF ZONE 98-086, AND RANCHO LA QUINTA SPECIFIC PLAN 84- 004 AMENDMENT NO.2 ENVIRONMENTAL ASSESSMENT 98-357 T.D. DESERT DEVELOPMENT WHEREAS, the Planning Commission of the City of La Quinta, California, did on the 28th day of April, 1998, hold a duly noticed Public Hearing to consider Environmental Assessment 98-357 for General Plan Amendment 98-057, Change of Zone 98-086, Specific Plan 84-004 Amendment No. 2; herein called the project and, WHEREAS, said applications have complied with the requirements of "The Rules to Implement the California Environmental Quality Act of 1970" (as amended; Resolution 83-68 adopted by the La Quinta City Council in that the Community Development Department has prepared an Initial Study (EA 98-357), reviewed a previously. certified Environmental Impact Report No. 90, and Addendum to Environmental Impact Report No. 90, for Specific Plan 84-004 and determined that although the project will have significant adverse impact on the environment, these impacts will be mitigated to less than significant, and a Mitigated Negative Declaration of Environmental Impact is.recommended; and, WHEREAS, the Community Development Director has determined that said project could have a significant adverse effect on the environment, however the mitigation measures identified for this project will reduce impacts to less than significant, and that a Mitigated Negative Declaration of Environmental Impact should be certified; and WHEREAS, upon hearing and considering all testimony and arguments, if any, of all interested persons desiring to be heard, said Planning Commission did find the following facts, findings, and reasons to recommend certification of said Environmental Assessment: I . The project will not be detrimental to the health, safety, or general welfare of the community, either indirectly or directly, in that no significant impacts have been identified, and less than significant or potentially significant impacts can be addressed by the incorporated mitigation measures and standard City development requirements. 2. The project does have the potential to degrade the quality of the environment, however, mitigation measures identified for this project will reduce the impacts to less than significant, and the project in question will not be developed in any manner inconsistent with the General Plan and Specific Plan 84-004 amendment No. 2. Project impact mitigation has been added to the proposal which will address the potential impacts as identified and discussed in the Initial Study. cev-...or ,.../�+/�..Aanrhnl anuinta Planning Commission Resolution 98- 0I8 3. The project does have a less than significant potential to achieve short-term environmental goals, to the disadvantage of long-term environmental goals, with implementation of the monitoring program, as the proposed project will not exceed the total unit count allowed within the General Plan. Impact mitigation is required for any site grading in conjunction with payment of mitigation fees for the loss of habitat for the Fringe -Toed Lizard. 4. The project will have potentially significant impacts which are individually limited, but cumulatively considerable when considering planned or proposed development: in the immediate vicinity, in that the proposed project, whether approved or not, is a consistent representation of the project type to be proposed for the site as long as General Plan designations are applicable, and to the extent that the impacts as identified in the Initial Study will remain similar. The project will have less than significant environmental effects that will adversely affect the human population, either directly or indirectly, with implementation of the recommended mitigation measures, as the project contemplates uses similar to those already assessed under ultimate development of the La Quinta General Plan. NOW, THEREFORE, BE IT RESOLVED by the Planning Commission of the City of La Quinta, California as follows: That the recitations are true and correct and constitute the findings of the Planning Commission for this Environmental Assessment. 2. That it does hereby recommend to the City Council certification of Environmental Assessment 98-357 and associated Mitigation Monitoring Plan for the reasons set forth in this Resolution and as stated in the Environmental Assessment Checklist and Addendum, on file in the Community Development Department. PASSED, APPROVED, AND ADOPTED at a regular meeting of the Lei Quinta Planning Commission held on this 28" day of April, 1998, by the following vote, to wit: AYES: Commissioners Abels, Gardner, Kirk, Woodard, and Chairman Butler NOES: None ABSENT: Commissioners Seaton and Tyler ABSTAIN: None —� RIC ARD BUTLER, Chairman City of La Quinta, California EAResoPC.gp/ci/spRanchoLaquinta Page 2 of 3 Planning Commission Resolution 98-018 ATTEST: JEFqY HE N, Community Development Director City of La Q nta, California Page 3 of 3 INITIAL STUDY - ADDENDUM QI�'3 ENVIRONMENTAL ASSESSMENT 98-357 Specific Plan 84-004-Amendment #2 General Plan Amendment 98-057 Change of Zone 98-086 Rancho La Quinta Specific Plan Applicant: T. D. Desert Development 79-285 Rancho La Quinta Drive La Quinta, CA 92253 Prepared by: City of La Quinta Community Development Department 78-495 Calle Tampico La Quinta, CA 92253 J�eslie Mouriquand Associat Tanner March 20, 1998 I TABLE OF CONTENTS Section Page 1 INTRODUCTION 3 1.1 Project Overview 3 1.2 Purpose of Initial Study 4 1.3 Background of Environmental Review 5 1.4 Summary of Preliminary Environmental Review 5 2 PROJECT DESCRIPTION 6 2.1 Project Location and Environmental Setting 6 2.2 Physical Characteristics 6 2.3 Operational Characteristics 6 2.4 Objectives 6 2.5 Discretionary Actions 7 2.6 Related Projects 7 3 ENVIRONMENTAL ASSESSMENT 7 3.1 Land Use and Planning 7 3.2 Population and Housing 10 3.3 Geologic Problems 12 3.4 Water 16 3.5 Air Quality 20 3.6 Transportation/Circulation 22 3.7 Biological Resources 26 3.8 Energy and Mineral Resources 28 3.9 Hazards 29 3.10 Noise 30 3.11 Public Services 32 3.12 Utilities and Service Systems 34 3.13 Aesthetics 37 3.14 Cultural Resources 38 3.15 Recreation 41 4 MANDATORY FINDINGS OF SIGNIFICANCE 42 5 EARLIER ANALYSES 42 2 SECTION 1: INTRODUCTION 1.1 PROJECT OVERVIEW The purpose of this Initial Study is to identify the potential environmental impacts of the proposed amendment to Specific Plan 84-004, General Plan 98-057, and Change of Zone 98- 086, for the Rancho La Quinta Specific Plan development. The request is for approval of modifications in the internal layout of the Rancho La Quinta Specific Plan, and the City's General Plan. There is a total of 716.6 acres in the specific plan boundaries. The Rancho La Quinta Specific Plan and Environmental Impact Report (EIR) was approved and certified by the Riverside County Board of Supervisors in 1979 (then known as the ATO Desert Project). In 1984, the City of La Quinta adopted an amended Specific Plan (then called The Grove) that reduced the scale of the proposed resort community to 1500 residential units and two 18-hole golf courses and certified the EIR with an addendum that addressed potential impacts to the Fringe -Toed Lizard, schools, and traffic/circulation. This proposed Specific Plan Amendment is the first major update since that time. The project site is bounded on the west by Washington Street, Jefferson Street on the east, 481h Avenue on the north, and by a portion of 50" Avenue on the south. The current Specific Plan approval provides for two 18-hole golf courses and associated club facilities, a maximum of 1,597 residential units, a resort lodge with 80 to 100 guest cottages and resort hotel with 400 rooms. As of fall 1997, one golf course has been constructed and approximately 300 residential building permits have been issued. The proposed General Plan Amendment to the Specific Plan would relocate 30 acres of a 40- acre existing tourist commercial area in the development to the northeast corner of the specific plan to Jefferson Street and 48" Avenue from the Dune Palms entry location, west of the La Quinta Evacuation Channel. In addition, the applicant is requesting as modification to the General Plan Circulation Element to allow 32-foot wide private residential streets, a change from the required 36-foot width. The proposed Rancho La Quinta Specific Plan Amendment No. 2 includes two 18-hole golf courses on approximately 298 acres, 1,597 residential units on 376 acres, 78 casita units (Tourist Commercial/Residential overlay proposed zoning) and private club facility on 36 acres, and 30.2 acres of Tourist Commercial for a resort hotel. The proposed Specific Plan identifies five planning areas for development. Planning Area 1, partially developed, is 233 acres in the northwest quadrant consisting of 105 acres of low density residential, 119.5 acres for the existing 18-hole golf course with 8.5 acres of Water Course/Floodway use incorporated into the golf course design. Project entry points are from Washington at Eisenhower, and 48`h Avenue at Adams Street. Planning Area II, currently under development, is 40 acres located south of 48' Avenue at Dune Palms Road consisting of 26 acres of low density residential, 4 acres of Water Course/Floodway for the golf course, and 10 acres of Tourist Commercial Residential limited to residential uses (allowing interval or fractional ownership) with supporting uses such as the Rancho La Quinta Resort Lodge and Golf Club. Planning Areas III and IV are located east of the La Quinta Evacuation Channel and are not developed. Planning Area III consists of 355 acres with 192 acres of low density residential and 151 acres designated for an 18-hole golf course and driving range. Access to the residential areas will be from Jefferson Street at the Avenue 49 alignment and from 50"' Avenue at the Dune Palms Road alignment. Planning Area IV is located at the corner of 48"' Avenue and Jefferson Street consisting of 30.2 acres Tourist Commercial and 1.8 acres for an Imperial Irrigation District Substation. Planning Area V is east of Washington, south of Cabrillo Way, and is designated as 30.5 acres low density residential and 3.0 acres for Water Course/Floodway (the La Quinta Evacuation Channel), and a .5 acre well site. This is the existing "Ventanas" subdivision with 98 recorded residential lots. This subdivision will be incorporated into the Rancho La Quinta Specific Plan (Source:14). The proposed Change of Zone would change the location of the 40 acre Tourist Commercial (TC) site from 48' Avenue and Dune Palms Road (west of the La Quinta Evacuation Channel) to the corner of 48"' Avenue and Jefferson Street while retaining 10 acres at the Dune Palms site for CT uses such as "casitas" units with interval or fractional ownership. The applicant is also requesting the casitas be identified as Tourist Commercial use with a Residential Specific Plan (RSP) overlay. This use category calls for detached or attached units including, the following key development standards: 1,200 square foot minimum lot size, 420 square feet minimum livable floor area, and 30 foot minimum lot frontages. The City of La Quinta is the Lead Agency for the project review, as defined by Section 21.067 of the California Environmental Quality Act (CEQA). The Lead Agency is the public agency which has the principal responsibility for carrying out or approving specific land uses which may have a significant effect upon the environment. The City of La Quinta, as the Lead Agency, has the authority to oversee the environmental review and to approve amendments to specific plans, general plan amendments, and changes of zone. 1.2 PURPOSE OF INITIAL STUDY As part of the environmental review for the proposed amendments and designation changes, the City of La Quinta Community Development Department staff has prepared this Initial Study. This document provides a basis for determining the nature and scope of the subsequent environmental review for the proposed change in tourist commercial land use. The purposes n Ii of the Initial Study, as stated in Section 15063 of the State CEQA Guidelines, include the following: To provide the Agency with information to use as the basis for deciding whether to prepare an Environmental Impact Report (EIR) or a Negative Declaration of Environmental Impact for the proposed amendments and designation changes; To enable the applicant, or the City of La Quinta, to modify the land use, mitigating adverse acts before an EIR is prepared, thereby enabling the project to qualify for a Mitigated Negative Declaration of Environmental Impact; To assist the preparation of an EIR, should one be required, by focusing the analysis on those issues that will be adversely impacted by the proposed land use, To facilitate environmental review early in the review process, To provide documentation for the findings in a Negative Declaration that the land use will not have a significant effect on the environment; To eliminate unnecessary EIR's, and, To determine whether a previously prepared EIR could be used with the project. 1.3 BACKGROUND OF ENVIRONMENTAL REVIEW The proposed amendments were deemed subject to the environmental review requirements of CEQA in light of the intended land use and potential impacts upon the property and surrounding area. This Initial Study Checklist and Addendum was prepared for review by the City of La Quinta Planning Commission and certification by the City Council. 1.4 SUMMARY OF PRELIMINARY ENVIRONMENTAL ASSESSMENT This Initial Study indicates that there is a potential for adverse environmental impacts to cultural resource issues contained in the Environmental Checklist. The degree of this adverse impact could be significant if not appropriately mitigated. Mitigation measures have been identified for each issue area. As a result, a Mitigated Negative Declaration of Environmental Impact will be recommended for this project. An EIR will not be necessary. SECTION 2: PROJECT DESCRIPTION 2.1 PROJECT LOCATION AND ENVIRONMENTAL SETTING The City of La Quinta is a 31.18 square mile municipality located in the southwestern portion of the Coachella Valley, in Riverside County, California. The City is bounded on the west by the City of Indian Wells, on the east by the City of Indio and Riverside County, on the north by Riverside County, and federal lands to the south. The City of La Quinta was incorporated in 1982. 2.2 PHYSICAL CHARACTERISTICS The proposed Specific Plan Amendment, General Plan Amendment, and Change of Zone are interdependent requests to allow the relocation of 30.2-acres of an existing 40-acre Tourist Commercial area from Planning Area II to Planning Area IV. This relocation will be at the southwest comer of the intersection of Jefferson Street and 48' Avenue to provide for a hotel setting adjacent to an 18-hole golf course and associated support facilities. The existing maximum number of residential units (1,500) will be increased with the addition of the 106-lot Ventanas subdivision to the Specific Plan, as Planning Area V. 2.3 OPERATIONAL CHARACTERISTICS Generally, the Rancho La Quinta Specific Plan would operate as a private, gated residential/resort community with private ownerships. Both property owner/member and visitor/guest residential and recreational opportunities will be provided. The proposed amendments would allow for the construction of a second Tourist Commercial area to allow for the future development of a hotel and accessory tourist facilities in a series of golf -oriented residential villages. The property will have on -site parking. The revised Specific Plan will operate as a residential golf resort with tourist lodging and two 18-hole championship golf courses. The proposed Tourist Commercial residential units in Planning Area IV could possibly operate as potential hotel rooms that can be rented as "keys." An interpretation of the TC residential units may be made that the potential use of the bedrooms within each residential unit will be hotel rooms would classify the units as hotel rooms with residential if the unit owner decided to reside in all or part of a unit. The resort residential uses envisioned for Planning Area IV will generate Transient Occupancy Tax in accordance with the requirements of the City of La Quinta (Source: 14, 39). 2.4 OBJECTIVES The objective of the proposed amendments is to allow a specific land use within an existing specific plan. The proposed specific plan will be developed and function as a private residential/resort development for profit. 0 2.5 DISCRETIONARY ACTIONS A discretionary action is an action taken by a government agency that calls for the exercise of judgment in deciding whether to approve a project. For this project, the government agency is the City of La Quinta. The proposed amendments will require discretionary recommendation of approval by the Historic Preservation Commission and the Planning Commission, and approval by the City Council. The following discretionary approvals will be required for this project: Certification of the Environmental Assessment 98-357; and General Plan Amendment 98-057; Change of Zone 98-086; and, Approval of Specific Plan 84-004 - Amendment #2. 2.6 RELATED PROJECTS The project consists of proposed land use amendments and designation changes, and related environmental assessment. SECTION 3: ENVIRONMENTAL ASSESSMENT This section analyzes the potential environmental impacts associated with the land use design approval of the proposed amendments. The CEQA Checklist issue areas are evaluated in this addendum. For each checklist item, the environmental setting is discussed, including a description of the existing conditions within the City and the areas affected by the proposed amendment. Thresholds of significance are defined either by standards adopted by responsible or trustee agencies, or by referring to criteria in CEQA (Appendix G). 3.1 LAND USE AND PLANNING Regional Environmental Setting The City of La Quinta is located in the Coachella Valley, in the eastern portion of Riverside County. The valley is abundant with both desert plant and animal life. The topographical relief ranges from -237 feet below mean sea level (msl) to about 2,000 feet above msl. The valley is a part of the Colorado Desert region. Surrounding the valley are the San Jacinto Mountains, the Santa Rosa Mountains, the Orocopia Mountains, and the San Bernardino Mountains. The San Andreas fault transects the northeastern edge of the valley. Local Environmental Setting The Rancho La Quinta Specific Plan area totals 716 acres, and is located at the southeast comer of the intersection of Washington Street and 48°i Avenue. The development is bisected 7 by the La Quinta Evacuation Channel in a northeast -southwest trend. The channel serves as a part of the community -wide flood control system to protect local properties from runoff water. There is existing development on the west side of the channel. East of the channel, the land is vacant except for a portion in the southern -most area of the development that has part of the golf course on it. A. Would the project conflict with the general plan designation or zoning? Potentially Significant Unless Mitigated. The property is within the Low Density Residential (RL), Tourist Commercial (TC), Golf Course (GC), Open Space (OS), and Flood Plain (FP) Zoning Districts. The existing General Plan/Land Use designations consist of Low Density Residential (LDR), Tourist Commercial (TC), Parks Facilities (P), Golf Course Open Space (G), and Watercourse/Flood Control (W). The proposed amendments would redesignate existing Golf and LDR-designated areas near the northeast corner of the project to TC for the proposed hotel site, and reconfigure existing LDR and golf areas in the eastern and southern project areas. A 97 lot single family subdivision is being added to the specific plan boundaries. This tract will be called The Ventanas. Adjacent land uses and their designations consist of existing Low Density Residential (Lake La Quinta) and vacant Mixed/Regional Commercial and the Desert Sands Unified School District Administration complex to the north; existing Low Density Residential to the west (Laguna de La Paz, La Quinta Country Club); Medium Density Residential and existing Major Community Facilities (public schools) to the southwest, vacant Low Density Residential and vacant Community Commercial to the south and southeast; and residential and agricultural parcels within the City of Indio to the east of Jefferson Street. The proposed General Plan and land use designations are identical categories to the existing plan and General Plan designations, the minor redistribution of the locations and corresponding acreage create conflicts that are interpreted as adverse impacts. There are conflicts are with the proposed amendments and the City's General Plan map and the Zoning map designations. The General Plan identifies the northeast corner of the project area as designated LDR, which does not allow for Tourist Commercial land uses. These inconsistencies, or adverse impacts, in the land use and zoning designations can be mitigated by the proposed General Plan Amendment 98-057 which proposes to change the LDR to TC in Planning Area IV, and Change of Zone 98-086 which changes the existing RL zone to TC. The approval of this General Plan Amendment will then make the proposed Zoning designation to Tourist Commercial consistent with the General Plan designation with no adverse land use impacts, thus mitigating the issue (Sources: 1, 12, 23). In addition, the proposed General Plan Amendment would modify the General Plan Circulation Element to allow 32-foot wide private residential streets. The General Plan currently requires 36-foot street widths. B. Would the project conflict with applicable environmental plans or policies adopted by agencies with jurisdiction over the project? 0 No Impact. The City of La Quinta has jurisdiction over this project. The primary environmental plans and policies pertinent to this project are identified in La Quinta's General Plan, the General Plan EIR, the ATO Desert Project EIR, the Grove Specific Plan Amended #1 and EIR Addendum, and the La Quinta Master Environmental Assessment (Sources: 1, 12, 14, 32, 36). C. Would the project be incompatible with existing land use in the vicinity? Less Than Significant Impact. Existing land uses adjacent to the Rancho La Quinta Specific Plan consist of developed Low Density Residential, vacant Mixed Regional Commercial, and Flood Plain adjacent to the northern project boundary; existing agriculture and residential adjacent to the eastern project boundary, vacant commercial and vacant low density residential at the southeastern project corner, agriculture and developed residential adjacent to the southern project boundary; developed public school complex and developed residential at the southwestern comer of the project, and developed low density residential on the west side of Washington Street (Sources: 1, 12, 14, 17, 32). Specific plans must demonstrate consistency in regulations, guidelines and programs with the goals and policies set forth in the General Plan. Chapter 4 of the proposed Rancho La Quinta Specific Plan discusses the consistency of the proposed amendments with the elements of the General Plan. These elements are: Land Use, Circulation, Open Space, Parks and Recreation Environmental Conservation, Infrastructure and Public Services, Environmental Hazards, Air Quality, and Housing. Each element contains key issues which direct and guide that element's goals and policies. The applicable key issues are stated as to how the proposed amendment to the Rancho La Quinta Specific Plan conforms to the issues (Source: 14). There are no identifiable conflicts with existing land uses nearby the Specific Plan boundaries. D. Would the project affect agricultural resources or operations (e.g., impacts to soils or farmlands, or impacts from incompatible land uses)? No Impact. The La Quinta General Plan does not contain an agricultural land use designation although there are agricultural land uses extant in the south and southeastern portions of the City. Historically, there has been farming activity in several sections of the City, however, that has largely been replaced by resort and residential development over the past 15 years. Approximately 80 acres of the Rancho La Quinta Specific Plan area was previously fairmed with citrus. However, no farming activity is currently done on the project site (Sources: 14, 18). There is no anticipated adverse impact to agricultural issues by the proposed project amendments. No mitigation is required for this issue. E. Would the project disrupt or divide the physical arrangement of an established community (including a low-income or minority community)? I No Impact. The property is located within a partially -developed gated community. There are no proposed changes to the existing project configuration that would create a disruption to the physical arrangement of the City. There are no low-income or minority communities within the Specific Plan boundaries, thus there is no impact on this issue. No mitigation is required. 3.2 POPULATION AND HOUSING Regional Environmental Setting Between 1980 and 1990, the population of La Quinta expanded 125%, as reported by the U. S. Census, making the City the second fastest growing city in the Coachella Valley. During that time period, the number of residents in La Quinta blossomed from 4,992 to 11,215. From 1990 to January of 1996, the population grew from 13,070 to 18,050. These figures are based upon information provided by the U.S. Census Bureau, the State Department of Finance, and the Coachella Valley Association of Governments (CVAG). La Quinta's population ranks sixth largest of the nine cities in the Coachella Valley. Annual average growth rate has been approximately 10% in recent years. The projected population of La Quinta by the year 2000 is anticipated to be 23,000 (Source: 40). The average age of a City resident is 32 years. Persons over the age of 45 make up 27% of the City's population (Source: 7, 27, 28). In addition to permanent residents, La Quinta has approximately 9,300 seasonal residents who spend three to six months in the City. It is estimated that 30% of all housing units in the City are used by seasonal residents (Source: 27, 40). The total housing stock as of 1996, is listed at 9,352 units. Single family units make up 92.2% of the available housing stock, 5.2% are multi -family units, and 2.6% are mobile homes. The housing unit breakdown is as follows: 8,624 detached single family, 481 multi -family units, and 247 mobile homes. The average number of persons per household is 3.15 (Source: Department of Finance 1996). Median home prices in La Quinta are approximately $117,400 (1990 Census) which is lower than the average for Riverside County ($120,950), but less than other Southern California counties (Source: 27). Ethnicity information from the 1990 Census revealed that the composition of La Quinta's population is 70% Caucasian, 26% Hispanic, 2% Afro-American, 1.5% Asian, and 1.0% Native American. The 1990 Census indicates that 8 1 % of the La Quinta residents are high school graduates and 21% are college graduates (Source: 28, 40). The Coachella Valley has experienced a pronounced growth of population in the past 30 years. Primary factors have been tourism, agriculture, and retirement or resort living, together with their respective secondary supporting service industries. The labor force and employment 10 situation in the Valley reflects some of the circumstances with a population oh higher median age, and which caters to a relatively large influx of seasonal visitors (Source: 32, 40). Local Environmental Setting The project site consists of a 716 acre partially developed gated community the development of which is guided by The Grove Specific Plan. The existing residential units do not include any low or moderate income priced units. There is an existing 18-hole golf course, and related maintenance and club house amenities. A. Would the project cumulatively exceed official regional or local population projections? No Impact. The land uses proposed for this project will consist of additional low density residential, Tourist Commercial resort residential units and accessory tourist recreational and support uses. The proposed amendments to the existing specific plan will not have a significant effect upon the local or regional population projections beyond that projected by the initial approval of the specific plan which was included in the 1992 General Plan and analyzed by the General Plan EIR (Source: 1, 3). The Draft EIR prepared for the original project for the Specific Plan area, the ATO Desert Project, in January 1979, stated that any inducement to growth in the Coachella Valley originates with its seasonal (winter) climate, the Valley's proximity to major metropolitan areas, and its ability to retain within itself the characteristics of a smaller center with emphasis on recreational opportunities. The population increase to be controlled by the proposed project will be the seasonal residents themselves. The original ATO project estimated an occupancy of 2.2 per dwelling unit, and an average residency of 174 days per year, there would be an annualized population increase of 2,157 persons per full year. The existing Grove Specific Plan and the proposed Rancho La Quinta Specific Plan have fewer residential units, thus a smaller total population. The Grove Specific Plan was considered in the 1992 General Plan buildout analysis. Introduction of the proposed project into the area, however, will attract commercial development around its periphery, and cause nearby property prices to rise, thereby making existing agriculture less attractive economically (Source: 1, 2, 3, 14,32). B. Would the project induce substantial growth in an area either directly or indirectly (e.g. through projects in an undeveloped area or extension of major infrastructure)? Potentially Significant Unless Mitigated. The proposed land use and zoning amendment will allow for the development of a resort hotel facility within the Specific Plan. The hotel is proposed to have 400 rooms that will attract additional tourists to La Quinta, and serve to induce growth in both the Rancho La Quinta project and the City in general. Impacts from such added growth include more jobs created to construct and service the tourist amenities, the need for worker housing, and increased demands on infrastructure including roads. Mitigation for these impacts includes the payment of infrastructure fees by the developer, and the implementation of energy and resource conservation methods dictated by the Uniform Building Code and the City's Zoning and Development Code during construction of all structures (Source: 14). Also see discussion above. C. Would the project displace existing housing, especially affordable housing? No Impact. The proposed amendments to the Rancho La Quinta Specific Plan will not have an impact upon existing housing. There is no existing affordable housing that would be displaced by the Specific plan or the proposed amendments (Sources: 14, 17, 18). 3.3 GEOLOGIC PROBLEMS Regional Environmental Setting The City of La Quinta has a gently sloping topography, except for the hillside area on the southern and western portions of the City. Elevations in the southeastern portion of the City reach 1,400 feet above msl. Slopes on the valley floor area of the City are gentle, except in the rolling sand dune areas. The alluvial soils that make up most of the City are underlain by igneous -metamorphic rock, as seen in outcrops in the Santa Rosa Mountains and the Coral Reef Mountains. Soils on the valley floor are made up of very fine grain unconsolidated silty sands. The Coachella Valley is underlain by hundreds of feet to several thousand feet of Quaternary fluvial, lacustrine, and aeolian soil deposits (Source: 29). The Coachella Valley consists of a trough that is bounded by high terrain. The upwind end of the trough is considered to be the San Gorgonio Pass area. From this northwestern extreme, the trough extends for about 30 miles to its downwind end. The Whitewater River is the Valley's major watercourse. The seismicity of the Valley is dominated by the San Andreas Fault, which is approximately 6 miles from the project site at its nearest point. In the event of an earthquake, the intensity of groundshaking will be affected both by distance from the fault and by the thickness of alluvial and sedimentary cover overlying hard bedrock (Source: 32). Local Environmental Setting The specific plan area is located within the Indio Plain, which is predominately a flat valley of fine-grained deposits. Alluvial fans form the marginal limits of the plain. These alluvial fans are products of the erosion of the Santa Rosa Mountains, which consist of large blocks of igneous and metamorphic complex that have been uplifted by faulting (Source: 32). To the north of the site lies the Palm Springs Sand Ridge. This large sand ridge has been formed by the strong prevailing winds that continually move sand and debris in a southwesterly direction down the Coachella Valley (Source: 32). 12 The specific plan area contains two basic geologic units. The older unit is the alluvial plain and lake deposit. These are fine-grained sand, silt, and clay deposits. The other unit is Dune Sand which consists of windblown sand deposits, including both active and stabilized dunes. They are well -sorted, fine to medium -grained, micaeous sands, overlying fanglomerate, alluvial plain, and lacustrine deposits. Both of these units are recent Quaternary in age (Source: 32). A review of the 1949 aerial photograph indicates that the project site was vacant with mesquite -covered sand dunes over much of the property. The elevation of the property ranges from approximately 0 feet above mean sea level to 70 feet above msl, and the topography of the project area consists of rolling sand dunes in the eastern half and relatively flat topography in the southern portion and developed portions of the project (Sources: 14, 17, 18, 30, 31). There is an inferred earthquake fault line trending northwest by southeast through the property. There has been no recorded activity along this fault line, thus there is a low probability for such activity to occur. However, the City of La Quinta lies in a seismically active region of Southern California. Faults in the region include the San Andreas and Mission Creek faults located several miles to the north and west. The Indio Hills Fault lies 6 miles northeast; the Banning Fault lies 8 miles northwest; and the Mecca Hills Fault lies 10 miles southeast (Sources: 2, 32). A. Would the project result in or expose people to potential impacts involving seismicity: fault rupture? Potentially Significant Unless Mitigated. The threat of fault rupture could be present for the Specific Plan area. There is an inferred fault located within the project boundaries that could potentially rupture if the fault became active. This is a hazard of living in a seismically active region for which each resident must be willing to assume if they are to live in the region. The only feasible mitigation is to develop the project according to the recommendations of the geotechnical studies prepared for each tract within the specific plan and construct each structure according to the Uniform Building Code Seismic requirements (Sources: 1, 2, 10). B. Would the project results in or expose people to potential impacts involving seismic ground shaking? Potentially Significant Unless Mitigated. The specific plan area lies mostly within Groundshaking Zone III, with a portion of the northeast corner in Zone IV. Zone XII is the most hazardous level of ground shaking zones (Sources: 1, 2, 10). Mitigation for potential structural damage or failure from seismic activity, including ground shaking, consists of constructing each structure according to the seismic requirements contained in the Uniform Building Code for each Groundshaking Zone (Source: 2). C. Would the project result in or expose people to potential impacts involving seismicity: ground failure or liquefaction? 13 No Impact. The proposed specific plan will not have a significant effect upon ground failure or liquefaction issues, as the property is not within the designated liquefaction hazard area of the City. Liquefaction is not considered a potential hazard since the groundwater is believed to be deeper than 50 feet (the maximum depth that liquefaction is known to occur). Conformance with the latest Uniform Building Code and findings of site specific geotechnic analysis is expected to satisfactorily mitigate potentially adverse effects of future earthquake shaking on structures (Source: 2). D. Would the project result in or expose people to potential impacts involving seismicity: seiche, tsunami or volcanic hazard? No Impact. The City is located in an inland valley, separated from the Pacific Ocean by mountain ranges, and would not be subjected to a tsunami. Lake Cahuilla, a man-made reservoir located in the southeast portion of the City, might experience some moderate wave activity as a result of an earthquake and groundshaking. However, the lake is not anticipated to affect this project in the event of a levee failure or seiche because the lake is on the other side of the Coral Reef Mountains. Thus, there is no anticipated adverse impact fiom these hazards, and there are no mitigation requirements (Sources: 2, 30). E. Would the project result in or expose people to potential impacts involving; landslides or mudflows? No Impact. No mudflows are anticipated for this project, as the adjacent hills and mountains are formed of rocky granitic material, and are some distance away from the project area. The general area of the project site is protected from flood waters by earthen training dikes and retention basins that are located throughout the City, as well as through the project area. The specific plan area will not be effected by this hazard issue (Source: 2). F. Would the project result in or expose people to potential impacts involving erosion, changes in topography or unstable soil conditions from excavation, grading, or rill? Potentially Significant Unless Mitigated. The proposed amendments to the Rancho La Quinta Specific Plan will include future development requiring grading, excavation, and fill activities. No grading, excavation, or trenching is being reviewed for approval at this time. That could potentially cause erosion, changes in the natural topography, and unstable soil conditions. The project site is situated in a level area that is covered by sand dunes rising about 20 feet. The development of each Planning Area will be subject to the approval of Site Development Permits that will include grading plans. A review of the grading plans will be conducted by the City Engineer and the Community Development Department to identify potential soil problems or concerns. Mitigation for problems or concerns could include redesign of proposed grading or implementing the recommendations of the geotechnical reports that are required for each grading plan. This issue will be assessed in detail at the; Site 14 Development level by permit -related environmental assessments conducted by the City (Sources: 14, 32). G. Would the project result in or expose people to potential impacts involving subsidence of the land? Less Than Significant Impact. The specific plan area is not located in an area designated for subsidence hazards. Dynamic settlement results in geologically seismic areas where poorly consolidated soils mix with perched groundwater causing dramatic decreases in the elevation of the ground. The Rancho La Quinta Specific Plan is not anticipated to be effected by subsidence issues. Each specific Site Development permit will be assessed for this issue. Mitigation for any identified problems or concerns would include the implementation of the recommendations of the geotechnical report of specific development areas (Source: 2). H. Would the project result in or expose people to potential impacts involving expansive soils? No Impact. The specific plan area contains three soil associations: Coachella -Mecca Association, Mecca -Indio Association, and Dune Land. Within the three soil associations there are five soil types found on the project site: Indio very fine (Is), Myoma fine sand (MaB), Coachella (CsA), Coachella (CpA); and Myoma (MaD). Each of these soil types is discussed in detail in Sources 32 and 6. Construction in these soils would be subject to wind erosion, the mitigation of which would include the submittal of a wind erosion PM10 Control Plan for review and approval by the Community Development Department. These soils are also classified as prime agricultural land, however, the desire to develop the land for other than agricultural uses dictates the use of this privately -owned land. The soils within the specific plan area are typical of the soils in the Coachella Valley, and present no construction problems. They will require only normal compaction measures, with no reinforcement or pilings necessary (Source: 32). I. Would the project result in or expose people to potential impacts involving unique geologic or physical features? No Impact. The Coral Reef Mountains represent a unique geologic feature in the La Quinta area. This unique feature is located south of the project site. The proposed amendments to the Rancho La Quinta Specific Plan will not have any impacts to unique geological or physical features as the property is approximately 3/4 mile north of the closest mountains (Sources: 1, 14, 18). 15 0 3.4 WATER Regional Environmental Setting Groundwater resources in the La Quinta area consist of a system of large aquifers (porous layers of rock material containing water) and groundwater basins separated by bedrock or layers of soil that trap or retain groundwater. La Quinta is located above the Coachella Valley Groundwater Basin which is the major water supply for the potable water needs of the City as well as a significant supply for the City's nonpotable it -ligation needs. Water is pumped from the underground aquifer via domestic water wells in the City operated and administered by the Coachella Valley Water District (CVWD). The District has its own local wells and has contractual entitlements to Colorado River water. It holds future entitlements to northern California water from the State Water Project (Sources: 2, 32). La Quinta is located primarily in the lower Thermal Subarea of the groundwater basin. The Thermal Subarea is separated into the upper and lower valley sub -basins near Point Happy, located southwest of the intersection of Washington Street and State Highway 111. CVWD estimates that approximately 19.4 million acre feet of water is stored within the Thermal Subarea which is available for use. Water pumped from the aquifer is treated and distributed to users through the existing (potable) water distribution system. Water is also pumped for irrigation purposes to water golf courses and the remaining agricultural uses in the City. Water supplies are augmented with surface water from the Colorado River transported via the Coachella Canal (Source: 2). The quality of water in the La Quinta area is highly suitable for domestic purposes. However, chemicals associated with agricultural production in nearby areas and the use of septic tanks in the Cove area affect groundwater quality. Groundwater is of marginal to poor quality at depths of less than 200 feet. Below 200 feet, water quality is generally good and water depths of 400 to 600 feet are considered excellent. Percolation from the tributaries of the Whitewater River flowing into La Quinta from the Santa Rosa Mountains provide a natural source of groundwater replenishment. Artificial recharging of groundwater will be a necessary in the near future. Surface water in La Quinta is comprised of Colorado River water supplied via the Coachella Canal and stored in the Lake Cahuilla reservoir, lakes in private developments which are comprised of canal water and/or untreated groundwater; and the Whitewater River and its tributaries. The watersheds in La Quinta are subject to intense storms of short duration which result in substantial runoff. The steep gradient of the Santa Rosa Mountains accelerates the runoff flowing in the intermittent streams that drain the mountain watersheds. La Quinta is protected from this runoff by the existing flood control facilities located throughout the City. 16 One of the primary sources of surface water pollution is erosion and sedimentation from development construction and operation activities. Without controls, total dissolved solids (TDS) can increase significantly from the development activities. The Clean Water Act requires all communities to conform to standards regulating the quality of water discharged into streams, including stormwater runoff. The National Pollutant Discharge Elimination System (NPDES) has been implemented as a two-part permitting process, for which the City of La Quinta participates. La Quinta is protected from storm water runoff by a stormwater system designed by Bechtel for the Coachella Valley Water District to protect currently developed and potentially developable areas of the City from damage during a major rainflood event. The system project was based on a flood control plan for the general area developed by Bechtel for the District in 1970. Construction was completed in November 1986 (Source: Bechtel Civil, Inc. 1989:1). Local Environmental Setting The specific plan area does not have any natural standing water. Lake Cahuilla, a man-made reservoir is located approximately two miles to the southeast, on the east side of the Coral Reef Mountain. The Whitewater River channel is located slightly over 2 miles to the north of the project site, but is dry except during seasonal storms. The La Ouinta Stormwater Channel is located within the specific plan area, and is a part of the community -wide network of flood control facilities. The City currently has only limited areas which are still subject to storm water flow or flooding. Flood prone areas are designated with a specific zoning district (Watercourse, Watershed and Conservation Areas: W-1). The intent of this zoning district is to allow development in flood prone areas based upon the submittal of a drainage and stormwater control plan. The City also implements flood hazard regulations for development within flood prone areas. A. Would the project result in changes in absorption rates, drainage patterns, or the rate and amount of surface runoff? Potentially Significant Unless Mitigated. The City of La Quinta requires that all runoff storm and nuisance water be retained on site. There is no city-wide master drainage plan. Drainage plans are project -specific and as such are reviewed by the City Engineer prior to project approval. Each tentative tract or project phase will be required to submit for approval a drainage plan and hydrology report that includes mitigation measures by design. The natural drainage pattern of the project site allows for very little runoff. The high permeability of the desert sands, in combination with the dune topography, results in a wide variety of natural drainage conditions, which do not produce significant runoff problems (Source: 32). 17 0 0 B. Would the project result in exposure of people or property to water -related hazards such as flooding? Potentially Significant Unless Mitigated. The majority of the project site is within the Zone X designated flood hazard area, which is an area determined to be outside of the 500-year flood plain. The Zone X designation is the 100 year flood plain FIRM[ zone in which the hazard factors have been determined. The area surrounding the La Quinta Evacuation Channel is in Flood Zone A which is within the 100-year flood plain boundary. Residential development is prohibited in Zone A, and the project is designed so that Zone A is entirely within the golf course portion of the property and there will be no residences within the boundaries of Zone A (Sources: 2, 14, 19, 23). The Coachella Valley Water District indicated in their comment letter, dated April 8, 1998, that the City shall require a flooding easement as mitigation for all area below the elevation of 50 feet that is subject to possible inundation from the water from the La Quinta Evacuation Channel. This flooding easement shall be granted to the water district. The applicant may choose to ensure that no portion of the project site is below 50 feet elevation. The district also requires that the developer be required to install suitable facilities to limit access to the La Quinta Evacuation Channel right-of-way (Source: 19). C. Would the project result in discharge into surface waters or other alteration 6 surface water quality (e.g. temperature, dissolved oxygen or turbidity)? Potentially Significant Unless Mitigated. Storm runoff from the project site is required to be directed into the existing drainage system for the Rancho La Quinta Specific Plan. The Coachella Valley Water District has stipulated that nuisance flows or other nonstormwater generated runoff shall not be discharged into the La Quinta Evacuation Channel. The channel transects the specific plan area and could become adversely impacted by temperature, dissolved oxygen, or turbidity from irrigation runoff, golf course lake runoff, or other types of nonstorm waters. The mitigation for this issue is to design adequate retention basins and a project drainage system to keep such waters out of the channel and off of adjacent areas. D. Would the project result in changes in the amount of surface water in any water body? No Impact. There are no natural bodies of surface water on or adjacent to the subject property. The proposed amendments to the Rancho La Quinta Specific Plan are not anticipated to have any effect on any natural body of water (Sources: 2, 12, 14). E. Would the project result in changes in currents, or the course or direction of water movements? No Impact. The proposed amendment will not have any effect upon currents or water movements as the subject property is not near any body of water (Sources: 2, 12, 14, 32). IEN F. Would the project result in changes in quantity of ground waters, either through direct additions or withdrawal, or through interception of an aquifer by cuts or by excavations? Potentially Significant Unless Mitigated. Water supply in the City is derived from groundwater and supplementary water brought in from the Colorado River. The proposed amendments to the Rancho La Quinta Specific Plan will utilize both existing water facilities and require additional facilities, such as wells, booster pumping stations, and reservoirs. The developer will be required to provide land on which some of these facilities will be located. The specific plan indicates seven new wells are anticipated. The specific plan states that irrigation water for the golf courses will be provided by a separate system of shallow onsite wells. However, the water district requires that the golf course and green belts shall be irrigated with canal water. The district will need additional facilities for the expansion of its irrigation water distribution system in order to serve the project. These facilities may include additional lateral piping, reservoirs, and booster pumping facilities, and some of the land on which these facilities will be located. The district will furnish domestic water and sanitation service to this area in accordance with the current regulations of the district. These regulations provide for the payment of certain fees and charges by the developer (Source: 19). Mitigation for this issue will require that the developer provide land for needed facilities, and provide payment of necessary fees and charges for facilities. G. Would the project result in altered direction or rate of flow of groundwater? Less Than Significant Impact. The proposed specific plan will have a less than significant effect upon the direction or rate of groundwater flow. The EIR prepared for the ATO Desert Project in 1979 indicated that the water district estimated that on an annual average the amount of water to be consumed for all purposes within the development would be 300 to 500 gallons per day per resident. This would include consumption, sanitation, irrigation, and recreation. Most of the water used would be for irrigation and would eventually return to underground resources. The ATO project proposed 2049 dwelling units, 550 more than the Rancho La Quinta Specific Plan. Therefore, the current project, including proposed amendments, will have less of an impact upon groundwater resources from domestic water usage. The EIR also stated that the ATO project would have no appreciable impact on the supply of water available in the Coachella Valley Groundwater Basin, which covers an area of more than 690 square miles and has a maximum depth of more than 12,000 feet to consolidated rocks. The 1992 General Plan EIR also considered the potential development of the specific plan site as part of the city's buildout scenario at that time, with comments from the water district. The City Council certified that EIR in 1992 (Source: 3). The greatest onsite use of water, irrigation, will be mitigated by a pending and irrigation system designed to conserve water. Water areas of the golf courses and open space areas will be integrated into the drainage system as holding ponds in order to store available runoff onsite. Swales will be located adjacent to developed areas to direct storm runoff to holding 19 ponds. Water collected in the holding ponds will be used for irrigation of golf course and wind barriers (Source: 32). H. Would the project result in impacts to groundwater quality? Less Than Significant Impact. The proposed use of the subject property will include new hard surfaces, such as concrete and asphalt pavement, that would reduce the absorption ability of the ground. Storm water runoff will be discharged into the La Quinta Storm Channel where it will be directed into the Whitewater River Channel. Following a heavy rain, contaminates from parking lots and landscape planters could be transported into the basins or into the nearby storm drains that could contribute to groundwater and/or surface water pollution. However, this potential impact is anticipated to be less than significant. The proposed amendments to the Rancho La Quinta Specific Plan are not anticipated to significantly effect to groundwater quality as the developed portion of the project has been designed to control nuisance waters, thus protecting groundwater quality. 3.5 AIR QUALITY Regional Environmental Setting The Coachella Valley is under the jurisdiction of the South Coast Air Quality Management District (SCAQMD), and in particular, the Southeast Desert Air Basin (SEDAB) division. SEDAB has a distinctly different air pollution problem than the South Coast Air Basin (SCAB). A discussion of the jurisdictional organization of SCAQMD and requirements is found in the La Quinta MEA. The air quality in Southern California region has historically been poor due to the topography, climatological influences, and urbanization. State and federal clean air standards established by the California Air Resources Board and the U. S. Environmental Protection Agency (EPA) are often exceeded. The SCAQMD is a regional agency charged with the regulation of pollutant emissions and the maintenance of local air quality standards. The SCAQMD samples air at over 32 monitoring station in and around the Basin. According to the '1989 South Coast Air Quality Management Plan, SEDAB experiences poor air quality, but of a lesser extent than the SCAB. Currently, the SEDAB does not meet federal standards for ozone, carbon monoxide, or particulate matter (PM-10). In the Coachella Valley, the standard for PM-10 is frequently exceeded. PM-10 is a particulate matter 10 microns or less in diameter that becomes suspended in the air due to winds, grading activity, and by vehicles traveling on unpaved roads, among other causes. Local Environmental Setting The City of La Quinta is located in the Coachella Valley, which has an and climate, characterized by hot summers, mild winters, infrequent and low annual rainfall, and low 20 humidity. Variations in rainfall, temperatures, and localized winds occur throughout the valley due to the presence of the surrounding mountains. Air quality conditions are closely tied to the prevailing winds of the region. The City of La Quinta is subject to the SCAQMD AQMD, a plan which describes measures to bring the SCAB into compliance with federal and state air quality standards and to meet California Clean Air Act requirements. The General Plan for the City contains an Air Quality Element outlining mitigation measures as required by the Regional AQMP. The City is located within Source Receptor Area (SRA) 30, which includes two air quality monitoring stations, one located in the City of Palm Springs, and the other in the City of Indio. The Indio station monitors conditions which are most representative of the La Quinta area. The station has been collecting data for ozone and particulates since 1983. The Palm Springs station monitors carbon monoxide in addition to ozone and particulate and has been in operation since 1985. The La Quinta General Plan MEA/EIR indicates that the Village Area is in the Riverside portion of the southeast Desert Air Basin. This area has been designated as a non -attainment area for photochemical oxidants and suspended particular matter (TSP). Non compliance for ozone is largely the result of transport from the South Coast Air Basin via prevailing winds whereas non compliance for TSP is due to blowing sand and dust locally. Total emissions have been calculated for the build -out of Redevelopment Project No. 1 which includes the Village Area. The project location has the same climate and air quality that were described in the Regional Setting. In addition, the site receives some degree of sheltering from the prevailing wind and blowsand given its proximity to the local mountains (Source: 32). A. Would the project violate any air standard or contribute to an existing or projected air quality violation? Potentially Significant Unless Mitigated. The Rancho La Quinta Specific Plan will have a marginal effect on existing air quality for two basic reasons: 1) The project will have a low - density occupancy. 2) By occurring in the winter months, peak occupancy coincides with the high point in air quality. Air quality problems occur in the summer months when occupancy will be at its lowest. Air quality impacts will be derived from two sources, stationary and mobile. Stationary sources and mobile sources of air quality impacts are discussed and quantified in the ATO Desert Project EIR. The Rancho La Quinta Specific Plan will have fewer dwelling units than the ATO project, thus the air quality impacts should be less. Mitigation measures recommended in the ATO EIR for short-term impacts were identified as the blowing sand and dust generated by grading and construction activities. This impact will be mitigated primarily 21 by suspension of grading operations during periods of extreme wind activity and by using dust - suppression measures in accordance with the City's PM-10 Control Plan required for the project. Long-term impacts are identified as generated by motor vehicle emissions that normally would be generated on a large project. Mitigation for these impacts includes: 1) Street surface area within the development are limited in mileage, and they are designed to encourage pedestrian, golf cart, and bicycle transportation within the project. 2) Residents will allocate most of their time to non -travel pursuits such as golfing and tennis, all within the project boundaries; 3) The utilization of passive solar energy in dwelling unit design and placement (Source: 32). B. Would the project expose sensitive receptors to pollutants? Less Than Significant Impact. The Rancho La Quinta Specific Plan amendments are not anticipated to have a significant effect upon sensitive receptors to pollutants. Sensitive receptors are long-term health care facilities, rehabilitation centers, convalescent centers, retirement homes, residences, schools, playgrounds, child care centers, athletic facilities. A resort hotel would not be a sensitive receptor, but low density residential units would be. The future hotel would be permitted in Planning Area IV, which is located in the northeast corner of the specific plan, away from existing or planned residential areas. Mitigation for this issue will be accomplished by the design of the planning areas (Source: 8, 14). C. Would the project alter air movements, moisture, temperature, or cause any change in climate? Less Than Significant Impact. There are no significant climatic changes anticipated with the proposed Rancho La Quinta Specific Plan, D. Would the project create objectionable odors? No Impact. The proposed Rancho La Quinta Specific Plan is not anticipated to result in any activity which may create objectionable odors. Residential areas, golf courses, and resort hotels are not commonly associated with objectionable odors. Vehicles traveling on nearby and internal project streets generate gaseous and particular emissions that may be noticeable. However, these would be short-term odors that should dissipate quickly. 3.6 TRANSPORTATION/CIRCULATION Regional Environmental Setting La Quinta is a desert community of over 18,600 permanent residents. The City is 31.18 square miles in size, with substantial room for development. The City's existing circulation system is a combination of early road work begun in the 1930's by Riverside County and newer 22 roadways constructed since incorporation of the City in 1992. Key roadways include State Highway 111, Washington Street, Jefferson Street, Fred Waring Drive, and Eisenhower Drive. Traffic volumes in La Quinta experience considerable seasonal variation, with the late -winter, early spring months representing the peak tourist season and highest traffic volumes. Data on automobile accidents is kept in the Public Works Department. Existing transit service in La Quinta is limited to three regional fixed -route bus routes operated by Sunline Transit Agency. One bus route along Washington Street connects the Cove and Village areas with the community of Palm Desert to the west. Two lines operate along Highway 111 serving trips between La Quinta and other communities in the desert. There is no current bus line along Jefferson Street (Source: 1). There are only a few existing pedestrian, bicycle and equestrian facilities in La Quinta, however, these systems will be expanded as the City grows. These facilities, both existing and future, are designated in the La Quinta General Plan. Local Environmental Setting The subject project site is located west of Jefferson Street, east of Washington Street, north of 50' Avenue and south of 48" Avenue. Washington and Jefferson Streets are classified as a Major Arterial with 120-foot rights -of -way. 48' and 50' Avenues are classified as Primary Arterials with 100 to 110 foot rights -of -way. The intersection of Washington Street and Eisenhower Drive/Rancho La Quinta Drive is controlled by a 4-way traffic signal. The intersection of 48" Avenue and Jefferson Street is controlled by a 4-way traffic signal. Washington Street is designated as a Class III- Shared Facilities bikeway corridor. Jefferson Street is classified as a Class II- On -road Bicycle Lane. 48"' and 501h Avenues are classified as a Class 11- On -road Bicycle Lanes (Source: 34). Interior streets within the Rancho La Quinta Specific Plan are privately owned. The La Quinta General Plan gives design standards for the various street classifications. According to these standards, the buildout traffic volume, projected in 1991, for a 24-hour two-way traffic volume for Washington Street, north of 501" Avenue, will be 65,100 Average Daily Trips (ADT) for the 24-hour two-way traffic volume; Jefferson Street, north of 50"i Avenue will be 67,200 ADT at buildout; and 48`" Avenue, between Washington Street and Jefferson Street will be 29,600 ADT at buildout. 50"i Avenue, between Washington Street and Jefferson Street, will be 25,500 ADT at buildout. The 1991 daily traffic flow for Washington Street, north of 501" Avenue is estimated at 21,500 trips, for Jefferson Street, north of 50th Avenue, 8,400 trips, for 501" Avenue, between Washington Street and Jefferson Street, 8,200 trips. There is no 1991 data for 48°i Avenue, as the street was not improved until 1998 (Sources: 1, 2). 23 When the EIR for the ATO Desert Project was prepared in 1979, a traffic study was conducted with the results contained in the document. Trip generation factors for the proposed specific land uses were analyzed for 24-hour and peak times. The 1979 project was determined to have a total number of 11,634 external trips generated during a 24-hour period for all proposed land uses. The EIR discusses in detail the traffic and access issues for the 1979 project. The EIR Addendum for The Grove (the new name of the ATO Desert Project), prepared in 1984, states that the traffic analysis focuses on the full buildout of The project. Traffic generated by The Grove would generate approximately 11% of the two way Average Daily Traffic on both Washington and Jefferson Street. It would generate approximately 5% of the ADT on 50 r Avenue. (These figures are not current according to the City's Engineering Department, and should not be used (Source: 35).) When the traffic generated by the project proposed at that time was overlaid on the existing traffic in 1984, the roadway network and intersections operate at acceptable levels of service. However, when a typical growth rate is applied to background traffic and this traffic is overlain with the traffic generated by the project, the major intersections would need signalization and widened approaches, and the major roadways would need to be widened to provide for the smooth flow of traffic. Mitigation measures called for by the EIR Addendum included completion of proposed roadway improvements (widening, signalization, turning lanes, etc.) to provide for a level of service C during the PM peak hours during the peak season. Since the 1984 EIR Addendum, the City has improved Washington Street, 50`h Avenue., and 48`s Avenue to their ultimate width and configurations. Jefferson Street will still need improvements to accommodate projects such as the Rancho La Quinta Specific Plan. The Rancho La Quinta Specific Plan will be conditioned to provide certain needed roadway improvements as applications for specific development are reviewed by the City, such as the future hotel in Planning Area IV (Source: 35). A. Would the project result in increased vehicle trips or traffic congestion? Less Than Significant Impact. It is not known how many trips the proposed Rancho La Quinta Specific Plan will generate. It is anticipated that there will be fewer trips than that estimated for the ATO project as the Rancho La Quinta Specific Plan will have approximately 500 fewer residential units. However, the Final EIR for the ATO project did determine; that there would be substantial increases on local and regional roadway system. The recommended mitigation for this impact consisted of road improvements on Washington and Jefferson. Based on this information, the proposed specific plan could have a significant adverse impact on the City's circulation system unless the appropriate mitigation is implemented (Sources: 2, 11, 32, 36). The Rancho La Quinta Specific Plan Circulation Plan recommends the following mitigation measures to reduce potential circulation impacts associated with the proposed project and 24 should be implemented in conjunction with development of the residential areas within Planning Area II. 1) The applicant shall develop all roads internal to the project in accordance with the design standards specified in the general plan and the structural standards in effect at the time of tentative tract or zoning approval in conjunction with the phased implementation of the specific plan. All roadways with the specific plan area shall remain private. 2) The primary loop road shall be widened to a minimum pavement width of 36 feet unless the applicant demonstrates that adequate provision has been made for sufficient of -street parking to accommodate all needs, including guests, so that on -street parking is not required. 3) All other roads shall be widened to a minimum pavement width of 32 feet unless the applicant demonstrates that adequate provision has been made for sufficient off-street parking to accommodate all needs, including guests, so that on -street parking is not required (Source: 14). B. Would the project result in hazards to safety from design features (e.g. sharp curves or dangerous intersections) or incompatible uses (e.g. farm equipment)? No Impact. There are no identified hazards from design features in the existing private internal roadways or the external public roadways (Source: 14). C. Would the project result in inadequate emergency access to nearby uses? No Impact. Gated entry points into the specific plan area exist off of Washington Street, 48' and 50" Avenues, The 50°' Avenue entry is a maintenance, emergency access. Future accesses will be located off of Jefferson Street. The proposed use of the property would not be permitted to obstruct emergency access to surrounding land uses. The City's Engineering Department and the Community Development Department have reviewed the proposed specific plan for this issue and have not identified any concerns. Each specific development permit will be reviewed for this issue. D. Would the project result in insufficient parking capacity on -site or off -site? No Impact. On -site parking will be provided for all proposed Planning Areas and land uses. All internal roads, other than the primary loop road, are proposed to be widened to a width of 32 feet unless the Applicant demonstrates that adequate provision has been made for sufficient off-street parking to accommodate all needs, including guests, sot that on -street parking is not required. In general, the project roads shall be developed in accordance with the design standards specified in the specific plan, if approved at 32 feet for internal residential streets, and the structural standards in effect at the time of tentative tract or zoning approval in conjunction with the phased implementation of the specific plan. All roadways within the specific plan area shall remain private (Source: 14). E. Would the project result in hazards or barriers for pedestrian or bicyclists? 25 t No Impact. The perimeter public roadways around the specific plan area are designated bikeway corridors. It is anticipated that hazards to bicyclists and pedestrians will not be increased significantly as a result of the proposed specific plan amendment because there will be no modification to the existing Bike Route Plan adopted by the City (Source: 14, 34). F. Would the project result in conflicts with adopted policies supporting alternative transportation (e.g. bus turnouts, bicycle racks)? No Impact. City-wide mass transit systems and stops are accessible via the perimeter public thoroughfares of Washington Street, 48`h Avenue, and 50' Avenue. There is no existing or proposed mass transit route along Jefferson Street (Source: 1). Bicycle racks are required for commercial land uses. Whether bike racks would be required for future tourist commercial land uses would be determined at the time specific development permits are reviewed for approval. The City does have a Transportation Demand Management Ordinance for those employers with 100 or more employees. The number of potential employees that would be needed for the future hotel and other tourist commercial land uses is not known at this time. This issue would be determined at the time specific development applications are reviewed by the City (Source: 1, 2, 4, 14). G. Would the project result in rail, waterborne or air traffic impacts? No Impacts. There is no rail service in the City of La Quinta. The closest rail line is approximately five miles to the north of the project site. There are no navigable rivers or waterways, or air travel lanes or airports within the City. Thus, there will be no impacts upon these issues. The closest airports are the Bermuda Dunes Airport, a small private facility located just south of Interstate 10, approximately five miles north of the project site and the Thermal Airport, located approximately six miles southeast of the project, on Airport Boulevard in the Thermal area (Sources: La Quinta MEA; USGS La Quinta 7.5' Quad Map, Site Survey). The proposed specific plan amendments will not have any adverse impacts on this issue. 3.7 BIOLOGICAL RESOURCES Regional Environmental Setting The City of La Quinta lies within the Colorado Desert regional environment. Two natural ecosystems are found within the City, the Sonoran Desert Scrub and the Desert Transition. The disturbed environments within the City are classified as either urban or agricultural. A detailed discussion of these ecosystems is found in the La Quinta Master Environmental Assessment (1992). 26 Local Environmental Setting The project site is located in the urban and the Sonoran Desert Scrub ecosystem. The immediate area surrounding the subject property is developed with residential units, and vacant parcels. A. Would the project result in impacts to endangered, threatened or rare species or their habitats (including but not limited to plants, fish, insects, animals, and birds)? Potentially Significant Unless Mitigated. The proposed specific plan amendment will remove over 700 acres of endangered Fringe -Toed Lizard habitat. For the 1979 ATO Desert Project FIR, a biological survey was conducted that stated that the specific plan site was composed of relatively old dunes that are covered with some mesquite as well as other vegetation. The flat or depressed interspaces are populated with salt bush and creosote bush. Abandoned agricultural fields that covered approximately 40 acres within the site were inhabited by weedy annual species. The substrate is predominately wind -deposited sand, and the entire area may once have existed as a single habitat, a mesquite -dominated dune system. There were no known rare or endangered plants on the site. There were 20 different species of animals observed or were expected to inhabit the site include bats, rabbits, rodents, coyotes, skunks, and foxes. At that time none were classified as rare or endangered. There were a number of types of birds present on the site. The Coachella Valley Fringe -Toed Lizard habitat is present on the site. Subsequent to the 1979 EIR, the lizard was listed as an endangered species. The taking of the lizard habitat through development is a significant adverse impact. The mitigation for destruction of its habitat is payment of $600 per acre of disturbed land to the Nature Conservancy for habitat preserve purchase elsewhere. As each grading permit is applied for, payment of the lizard fee is required (Sources: 11, 14, 2, 23). B. Would the project result in impacts to locally designated species (e.g. heritage trees)? No Impact. There are no officially, locally designated biological resources within the City of La Quinta. All significant biological resources are designated by the California Department of Fish and Game or the U.S. Fish and Wildlife Service (Source: 2). The proposed specific plan amendment will not have any effect upon this issue (Source: 14). C. Would the project result in impacts to locally designated natural communities (e.g. oak forest, coastal habitat, etc.)? No Impact. There are no officially, locally designated natural communities found in or near the project site. See discussion above. 27 D. Would the project result in impacts to wetland habitat (e.g. marsh, riparian, and vernal pool)? No Impact. There are no natural wetlands, marshes, riparian communities, or vernal pools on the project site or nearby. The proposed conditional use will not have any effect upon wetland issues (Source: 2, 23). E. Would the project result in impacts to wildlife dispersal or migration conidon? Potentially Significant Unless Mitigated. The project site is within the traditional habitat of the Coachella Valley Fringe -Toed Lizard. Development of the specific plan area will remove lizard habitat, thus impact dispersal or migration corridors. The mitigation for this taking has been determined to be the payment of a fee as discussed above, in VII(a). 3.8 ENERGY AND MINERAL RESOURCES Regional Environmental Setting The City of La Quinta contains both areas of insignificant and significant Mineral Aggregate Resource Areas (SMARA), as designated by the State Department of Conservation. There are no known oil resources in the City. Major energy resources used in La Quinta come from the Imperial Irrigation District (IID), Southern California Gas Company, and various gasoline companies. Local Environmental Setting There are no oil wells or other fuel or energy producing facilities or resources on or near the project site, except for an Imperial Irrigation District power substation located at the northeast comer of the specific plan area. While the project site is only partially developed, there is no significant resource to be mined, such as rock or gravel. The project site is located within MRZ-1. The MRZ-1 designation is applied to those areas where adequate information indicates that no significant mineral despots are present or where it is judged that little likelihood exists for their presence. (Source: 2). A. Would the project conflict with adopted energy conservation plans? No Impact. The City of La Quinta does not have an adopted energy plan. The proposed specific plan amendment will not have any effect upon this issue (Source: 14). B. Would the project use non-renewable resources in a wasteful and inefficient manner? 28 Less Than Significant Impact. Natural resources that may be used in the construction of structures include air, mineral, water, sand and gravel, timber, energy, and other resources needed for construction and operation. Title 24 requirements shall be complied with for energy conservation. Any landscaping will also be required to comply with the City's landscape water conservation ordinance as well as the requirements of the Coachella Valley Water District (Source: 2, 14). C. Would the proposal results in the loss of availability of a known mineral resource that would be of future value to the region and the residents of the State? No Impact. See discussion above in B. 3.9 HAZARDS Regional Environmental. Setting Recent growth pressure has dramatically increased the City's exposure to hazardous materials. Such exposure to toxic materials can occur through the air, in drinking water, in food, in drugs and cosmetics, and in the work place. Although large scale, hazardous waste generating employment is not yet present in the City of La Quinta, the existence of chemicals utilized in dry cleaning operations, agricultural operations, restaurant kitchen cleaning, landscape irrigation and exposure to large scale electrical facilities may pose significant threats to various sectors of the population. Currently, there are no hazardous disposal waste sites located in Riverside County, although transportation of such material out of, and around, La Quinta takes place (Source: 2). Local Environmental Setting In order to comply with AB 2948-Hazardous Waste Management Plans and Facility Siting Procedures, the City of La Quinta adopted Ordinance 184 consisting of a Hazardous Waste Management Plan. The project site has not been used for any type of manufacturing or industry, and there has not been any known dumping of hazardous substances on the property (Sources: 18, 17). A. Would the prgiect involve a risk of accidental explosion or release of hazardous substances (including not limited to oil, pesticides, chemical, or radiation)? Less Than Significant Impact. There is a minimal risk of exposure from chemicals and fuels. No other risks are anticipated by the proposed use. Storage of chemicals, such as pesticides and herbicides, is regulated by the County Health Department and the Fire Marshal (Source: 14). 29 u B. Would the project involve possible interference with an emergency response plan or emergency evacuation plan? No Impact. Construction activities will be confined to the project site, except for off -site work as is necessary for project roadways, curbs, gutters, etc. These activities will not be permitted to interfere with emergency responses to the site or surrounding areas nor will it obstruct emergency evacuation of the area. All such work is subject to permits issued by the Public Works Department. Needed measures to divert and control traffic shall be implemented whenever required (Source: 14). C. Would the project involve the creation of any health hazard or potential health hazards? No Impact. There are no anticipated health hazards associated with the proposed Rancho La Quinta Specific Plan amendments beyond those discussed above (Source: 14). D. Would the project involve exposure of people to existing sources of potential health hazards? No Impact. There are no identifiable health hazards associated with the proposed animal hospital other than those identified above (Source: 14). E. Would the proposal involve increased fire hazard in areas with flammable brush, grass, or trees? No Impact. The proposed Rancho La Quinta Specific Plan amendments will not have any effect upon fire hazard issues (Source: 14). A response letter received from the Riverside County Fire Department, dated March 16, 1998, requires all water mains and fire hydrants to be constructed in accordance with the California Fire Code, and all structures to be constructed with fire retardant roofing material as described in the Uniform Building Code. Final fire protection requirements and impact mitigation measures will be determined when specific project plans are submitted. There were no concerns regarding flammable brush, grass, or trees discussed in this letter (Source: 21). 3.10 NOISE Regional Environmental Setting Noise levels in the City are created by a variety of sources within and outside the City boundaries. The major sources of noise include vehicles on City streets and Highway 111, and temporary construction noise. The ambient noise levels are dominated by vehicular noise along the highway and major arterial roadways. 30 Local Environmental Setting The proposed Rancho La Quinta Specific Plan establishes land uses in conformance with the General Plan which was analyzed in its MEA/EIR. Development of the specific plan will result in increased traffic volumes and an increase in traffic noise. The General Plan and its Mea/EIR require appropriate noise analysis be conducted for projects within the City and that standards and design solution be established to address vehicular traffic. The application of these provisions will mitigate the impact of traffic noise on new developments and land uses. The ambient noise level at the subject site is dominated by vehicle traffic noise primarily from Washington Street, and to a lesser degree from Jefferson Street, Oh Avenue, and 501h Avenue. Residential areas are considered noise -sensitive land uses, especially during the nighttime hours. The nearest residential uses are located northwest and southwest of the subject property, as well as those existing residential units within the project area. The State Building Code requires that interior noise level in buildings do not exceed CNEL 45. 'The General Plan of the City of La Quinta requires that exterior noise levels do not exceed CNEL 60 (Sources: 1, 2, 14). Noise sources around the project site are minimal, with surrounding land uses contributing very little to the ambient noise level of the area. Neither State Highway I I I nor Interstate 10 passes close enough to the project site to impact the noise level of the area, there are no rail or airport facilities in the vicinity (Source: 32). A. Would the project result in increases in existing noise levels? Potentially Significant Unless Mitigated. The Final EIR No. 90 prepared for the ATO Desert Project in 1979, states that that project was determined to result in increased noise during construction, additional vehicular noise upon project completion. The recommended mitigation consisted of grading and construction activities limited to normal working hours, and that setbacks of residential units from noise sources be included in the project design. The proposed Rancho La Quinta Specific Plan states that noise mitigation should be considered with all development near arterial streets. Setbacks from adjacent arterials are required by City development regulation. A noise study shall be prepared for specific development projects adjacent to arterials and other development as required by the City of La Quinta Community Development Department. The recommendations of the noise study shall be implemented as mitigation for noise impacts (Sources: 1, 14, 36). B. Would the project result in exposure of people to severe noise levels? Less Than Significant Impact. The La Quinta General Plan regulates excessive noise and vibration in the City by establishing allowable noise levels for various land uses. The proposed specific plan will result in short-term impacts associated with construction activities. During construction, heavy machinery will be capable of generating periodic peak noise levels ranging 31 from 70 to 95 dBA at a distance of 50 feet from the source. These high noise levels are short in duration and temporary with the construction phases of the project. Such high noise levels are not anticipated nor permitted after construction (Source: 1). 3.11 PUBLIC SERVICES Regional Environmental Setting Law enforcement services are provided to the City through a contract with the Riverside County Sheriff's Department. The Sheriff's Department extends service to the City from existing facilities located in the City of Indio. There is a small substation located within City Hall. The Department utilizes a planning standard of 1.5 deputies per 1,000 population to forecast additional public safety personnel requirements in La Quinta at buildout. Based on this standard, the City should have a police force of 25.5 officers, but is currently underserved. Currently, there are three officers per shift with three staggered shifts per day to serve La Quinta. In addition to patrol, there is also a target team, Community Services Officer, and School Resources Officer assigned to the City (Source: 10 1 -301 Police Services Supporting Information). Fire protection service is provided to the City by Riverside County Fire Department through a contractual arrangement. The Fire Department administers two stations in the City' Station #32 on Frances Hack Lane, west of Washington Street, and Station #70, at the intersection of Madison Street and Avenue 54. The Fire Department is also responsible for building and business inspections, plan review, and construction inspections. Based upon a planning standard of one paid firefighter per 1,000 population, the City is currently underserved (Source: 2). Currently, there are two paid firefighters per shift at each of the two fire stations in La Quinta. Volunteers supplement the paid staff (Source: La Quinta Building & Safety Department). Structural fires and fires from other man-made features are the most significant fire threats to the City. Hillside and brush fires are minimal as the hillside areas are virtually barren and the scattered brush on the valley floor is too sparse to pose a serious fire threat. Both the Desert Sands Unified School District and the Coachella Valley Unified School District serve the City. There are two elementary schools, one middle school, and one high school within the City. Additional schools are planned for the City. The City is also within the College of the Desert Community College District. Library services are provided by the Riverside County Library System with a branch library located in the Village area of the City. The existing facility opened in 1988 and unadopted planning standards of 0.5 square feet per capita and 1.2 volumes per capita to forecast fixture facility requirements to serve the City. Utilizing this 1992 standard, the City was underserved in space but overserved in terms of volumes (Source: 2). 32 Health care services are provided in the City through JFK Memorial Hospital in Indio, and the Eisenhower Immediate Care Facility in the I I I Center. The Eisenhower Medical Center is located in Rancho Mirage. The Riverside County Health Department administers a variety of health programs for area residents and is located in Indio. Paramedic service is provided to the City by Springs Ambulance Service. Animal control services are provided by the City of La Quinta, with impoundment contracted to the County Animal Shelter. Local Environmental Setting The nearest City fire station to the project site is Station 432 located less than a mile southwest of the project site. Governmental services in La Quinta are provided by City staff at the Civic Center, and by other County, state, and federal agency offices located in the desert area or region. The project site will be serviced by the local schools in the Desert Sands Unified School District. A. Would the project have an effect upon, or result in the need for new or altered governmental services in relation to fire protection? Potentially Significant Unless Mitigated The proposed Rancho La Quinta Specific Plan will have a cumulative adverse impact on the Fire Department's ability to provide an acceptable level of service. These impacts are due to the increased number of emergency or public service calls generated by additional buildings and human population. The Fire Department recommends approval of the specific plan subject to conditions. These conditions will mitigate the potential impacts identified at this time. All water mains and fire hydrants providing required fir flows shall be constructed in accordance with the appropriate sections of the California Fire Code, subject to the approval by the Riverside County Fire Department. All buildings shall be constructed with fire retardant roofing material as described in the Uniform Building Code. Final fire protection requirements and impact mitigation measures will be determined when specific project plans are submitted (Source: 21). B. Would the project have an effect upon, or result in the need for new or altered government services in relation to police protection? Less Than Significant Impact. The proposed Rancho La Quinta Specific Plan is not anticipated to have a significant effect upon the need for police protection. The Sheriffs Department has reviewed the proposed land use and does not have any concerns (Source: 22). The specific plan area is further protected by a private security force (Source: 14). C. Would the project have an effect upon, or result in a need for new or altered government services in relation to school services? 33 Potentially Significant Unless Mitigated. The Grove Specific Plan has an agreement with the Desert Sands Unified School District regarding per unit mitigation fee associated with the student generation to be paid by the developer (Source: 14). D. Would the project have an effect upon, or result in a need for new or altered government services in relation to the maintenance of public facilities, including roads? Potentially Significant Unless Mitigated. The proposed Rancho La Quinta Specific Plan could have a significant effect upon public facilities or roads. Some of the impacts will be cumulative and will be mitigated by specific conditions of approval required by various City Departments. Payment of fees for construction and development permits, and inspection and plan checking services, will offset the majority of City and agency expenses for development - related activities related to the specific plan (Sources: 1, 2, 14). E. Would the project have an effect upon, or result in a need for new or altered government services in relation to other governmental services? Less Than Significant Impact. Building, engineering, inspection, and planning review needed for the project will be partially offset by application, permit and inspection fees charged to the applicant and contractors. The proposed specific plan is not anticipated to have a significant impact upon this issue. Other types of public services, such as the public library, schools, waste collection, etc, will receive property tax monies, monthly service collection fees, and sales tax monies generated by the Rancho La Quinta Specific Plan. 3.12 UTILITIES Regional Environmental.Serviees The City of La Quinta is served by the Imperial Irrigation District (IID) for electrical power supply and The Gas Company (TGC) for natural gas service. Existing power and gas lines and substations are found throughout the City. IID has four substations in La Quinta, with electricity generated by a steam plant in El Centro and hydroelectric power generated by the All American Canal. General Telephone Exchange (GTE) provides telephone services for the City. Colony Cablevision serves the area for cable television service. The Coachella Valley Water District (CVWD) provides water and sewer service to the City. CVWD obtains its water from underground aquifers and from the Colorado River. CVWD operates a water system with potable water pumped from domestic water wells in the City. The wells range in depth from 500 to 900 feet. Potable water is stored in five reservoirs located in the City. 34 The City's stormwater drainage system is administered by the CVWD, which maintains and operates a comprehensive system to collect and transport flows through the City. The City is served by Waste Management of the Desert for solid waste disposal. Nonhazardous, mixed municipal solid waste is taken to three landfills within the Coachella Valley. Local Environmental Setting The project is surrounded by both developed and vacant areas. All utilities exist to the subject property that is already developed. The undeveloped portion of the specific plan area will require extension of main lines and connectors to service these areas. A. Would the project result in a need for new systems, or substantial alterations to power and gas service? Less Than Significant Impact. The proposed specific plan is not anticipated to have a significant effect upon power or gas service. There is an existing power substation within the specific plan, near the northeast corner of Jefferson Street and 48°i Avenue. The substation will remain in its location. Natural gas distribution lines are located along Jefferson and Washington Streets. Natural gas service has been provided within the specific plan to the developed areas (Source: 2, 14). B. Would the project result in a need for new systems, or substantial alteration t communication systems? Less Than Significant Impact. Land based telephone services are provided by General Telephone Company. Cellular service providers include LA Cellular and AirTouch Cellular Service. The proposed specific plan is not anticipated to have a significant effect upon communication systems. The developed portion of the specific plan has communication services. The development of the vacant portions of the specific plan would include the normal and expected extension of the existing services (Sources: 2, 14). C. Would the project result in a need for new systems, or substantial alterations to local or regional water treatment or distribution facilities? Less Than Significant Impact. The proposed specific plan will not have a significant effect upon regional water treatment systems. The Coachella Valley Water District has indicated that they will furnish domestic water and sanitation service to this area in accordance with the current regulations of the district. These regulations provide for the payment of certain fees and charges by the subdivider which are subject to change (Source: 19). A trunk line for potable water is located along Washington Street, 48' Avenue, and 50' Avenue. There are existing water lines within the specific plan area, as well (Source: 2). 35 ,11.1i'i D. Would the project result in a need for new systems, or substantial alterations to sewer services or septic tanks? Less Than Significant Impact. The proposed specific plan will result in the generation of additional impacts to existing sewer systems and require the extension of sanitary sewer facilities. The Coachella Valley Water District has indicated that they will furnish sanitation service to the specific plan area. The water district will need additional facilities to provide for the orderly expansion of its domestic water system. These facilities may include wells, reservoirs, and booster pumping stations. The developer will be required to provide land on which some of these facilities will be located. These sites shall be shown on tract maps as lots to be deeded to the district for such purpose (Source: 19) Existing force mains are located along Washington and Jefferson Streets, and 48" and 500' Avenues (Source: 2). As a result of development of this property and others in the area, CVWD proposes to build a regional sewage treatment plant and extend its interceptor main along 50`" Avenue to Washington Street. T. D. Desert Partners, L. P. has constructed an offsite gravity main paralleling Washington Street to the intersection of 50"" Avenue as part of its phased development to serve land west of the CVWD storm water channel. The remainder of the specific plan area will be served by gravity mains to the interceptor main on 50" Avenue. The sanitary sewer system shall be installed in accord with CVWD regulations. The area shall be annexed to Improvement District No. 55 for sanitation service (Source: 14). E. Would the project result in a need for new systems, or substantial alteration storm water drainage? Less Than Significant Impact. The proposed specific plan is not anticipated to have significant effects upon the provision of storm water drainage. The Coachella Valley Water District states that this area is protected from stormwater flows by a system of channels and dikes, and may be considered safe from stonmwater flows except in rare instances. The specific plan area is designated as Zone X on Federal Flood Insurance rate maps which are in effect at this time. The La Quinta Stormwater Evacuation Channel transects the specific plan area. The water district requires a flooding easement for all areas below the elevation of 50 feet that is subject to possible inundation from the water from the channel. This flooding easement shall be granted to the Coachella Valley Water District. The developer shall have the option to keep all elevations above 50 feet as an alternative to the required easement. The developer shall obtain encroachment permits from the district prior to any construction within the right-of-way of the channel. This includes, but not limited to, surface improvements, drainage inlets, landscaping and roadways. A portion of the specific plan area is adjacent to the right-of-way of the channel, and the district requests that the developer install suitable facilities to limit access to this right-of-way. The water district requests the right to review and approve the grading and drainage plan prior to the issuance of grading and/or building permits (Source: 19). 36 Storm water will be held onsite and stored in the system of golf course lakes and low points whose capacity is calculated to hold the necessary storm generated volumes prior to discharge to the storm water evacuation channel which traverses the Rancho La Quinta Specific Plan area. Storm water drainage from perimeter streets shall be accommodated onsite (Source: 14). F. Would the project result in a need for new systems, or substantial alteration to solid waste disposal? Less Than Significant Impact. The proposed specific plan will require solid waste disposal services from Waste Management of the Desert, or the current purveyor of solid waste collection. Prior to regularly scheduled pick-up and removal, refuse will be contained in a maintained surface bin environment. Solid waste may be transported to the three currently existing landfills in the Coachella Valley. The proposed specific plan will not have a significant impact upon solid waste services as the continued development of the specific plan area is a normal and expected expansion of development in La Quinta (Sources: 1, 14). 3.13 AESTHETICS Regional Environmental Setting The City of La Quinta is partially located within a desert valley cove. There are hillsides to the west and south of the City. Views of the desert and surrounding mountains are visible on clear days throughout most of the City. Local Environmental Setting The project site is located in the central portion of the City. Views from the project site consists of the Santa Rosa and Coral Reef Mountains to the south and southeast, the alluvial fan/cove area to the southwest, and the open valley floor to the north and northeast (Sources: 2, 18, 14). A. Would the project affect a scenic vista or scenic highway? Potentially Significant Unless Mitigated. The proposed specific plan will not significantly affect a scenic vista or scenic highway as it is to be located in the open desert floor area of the City. The specific plan area is within Distinctive Viewshed No. 2, located north of 50"' Avenue within the La Quinta Country Club. The 270 degree viewshed if distinctive views and 90 degree viewshed of common views creates a combined high level of visual sensitivity. This viewshed has primary focal points to the northeast and southeast and is highly sensitive to impacts. Viewshed No.4 , located to the northeast of Avenue 52 and Jefferson Street, is a 90 degree viewshed of distinctive views, 90 degree viewshed of attractive views, and 180 degree viewshed of common views creates a combined low to moderate level of visual sensitivity. includes attractive secondary focal points toward the specific plan area. The proposed Rancho 37 La Quinta Specific Plan has existing development that is low profile in mass and height. The proposed future development may include a 4-story, 40-foot high, resort hotel to be located near the northeast corner in Planning Area 1V. The tallest existing buildings in La Quinta are 35-feet. A more detailed analysis will be conducted of this potential impact when the site development application for the hotel and commercial buildings has been submitted to the City for review and approval. Specific mitigation measures, if required, will be identified at that time. The proposed residential units within the specific plan will not exceed 28 feet, thus maintaining the low profile building heights. The La Quinta General Plan states that scenic corridors, vistas, and viewsheds of the Santa Rosa and Coral Reef Mountains. as well as views toward the San Gorgonio Pass, should be preserved and enhanced. (Sources: 1, 2, 14). B. Would the project have a demonstrable negative aesthetic effect? Potentially Significant Unless Mitigated. A specific plan with numerous buildings as part of the development scheme could have potential aesthetic impacts due to architectural design and siting of the buildings, landscaping design. The proposed specific plan will be required to comply with architectural and landscaping policies and ordinances of the City in effect at the time of development. Mitigation for potential aesthetic impacts consists of the review of architectural and landscaping design by the City prior to approval and issuance of any specific grading or building permits (Sources: 1, 4, 14). C. Would the project create light or glare? Potentially Significant Unless Mitigated. Exterior security lighting will cumulatively contribute to the existing light and glare in the City. All such lighting fixtures shall be required to comply with the Dark. Sky policies of the City, in order to reduce the impact. The proposed specific plan could significantly add additional outdoor lighting on the 716 acre area, which could result in adverse impacts to the City. Mitigation for this potential impact is the submittal of lighting plans for each specific site development application, and compliance with the Outdoor Lighting regulations in the Zoning Ordinance (Source: 4). 3.14 CULTURAL RESOURCES Regional Environmental Setting A portion of the prehistory of the La Quinta area is known through the archaeological record gained from various archaeological investigations over the past twenty years and from extensive ethnographic information. A discussion of the prehistory and history of La Quinta is provided in the Draft Historic Context Statement of the City of La Quinta. Other discussions are found in the La Quinta General Plan and the Master Environmental Assessment. ll£ Local Environmental Setting The project site is located in an archaeologically -sensitive area of the City. There many recorded archaeological sites within the specific plan area and within a one mile radius of the project site. The specific plan area was A. Would the project disturb paleontological resources? Potentially significant Unless Mitigated. The proposed specific plan will involve mass and finish grading, excavation, and trenching. A small portion of the specific plan area is within the Paleontological Lakebed Delineation Area. It is possible that paleontological resources could be present that could be impacted by development activities. Mitigation for this potential impact consists of prior to the issuance of a grading permit, the applicant shall retain a professionally qualified paleontologist to provide monitoring of earth -moving activities, including trenching for both on -site and off -site related work. The paleontologist shall conduct a preliminary survey and surface collection of any paleontological resources. The paleontologist shall prepare a monitoring and salvage program for review and approval by the Community Development Department prior to implementation. The project shall be monitored by a professionally qualified paleontologist who maintains the necessary paleontologic collecting permits and repository agreements. In areas of known high potential, the paleontologist may designate a paleontologic monitor to be present during 100% of the earth - moving activities. If, after 50% of the grading is completed, it can be demonstrated that the level of monitoring should be reduced, the paleontologist may so amend the mitigation program. The paleontologic monitor(s) is/are authorized to temporarily divert equipment while removing fossils. The paleontologist shall submit a final report to the Community Development Department. The final report shall discuss the methods used, result of the surface survey, identification, cataloging, curation, and storage of fossil materials collected, and the significance of the paleontological resources. A final report of the finds and their significance after all operations are complete shall be reviewed by the Historic Preservation Commission for acceptability. Acceptance of the final report by the Historic Preservation Commission signifies completion of the program of mitigation. B. Would the project affect archaeological resources? Potentially Significant Unless Mitigated. The proposed specific plan area has several recorded prehistoric archaeological sites and resources within its boundaries. Some of these sites were located within the developed portion of the specific plan and do not require any additional mitigation, However, there are several recorded sites on the undeveloped portion of the specific plan that could be directly impacted by the proposed development. The proposed specific plan states that an archaeological study was conducted by the Archaeological Research Unit, University of California, Riverside, to identify and preliminarily evaluate cultural/historical resources within the undeveloped portions of Rancho La Quinta which comprise the eastern portion of Parcel Map 20469.Preceding an intensive pedestrian 39 „ survey of the project area, the Eastern Information Center (EIC), a branch of the California Historical Resources Information system, performed a cultural resources records search. This search revealed that portions of the study area had undergone some level of archaeological survey, albeit extant reports are generally unclear on the number, content:, and location of specific archaeological sites. The EIC files contain records of two previously recorded prehistoric sites (CA-RIV-1176, CA-RIV-1177) within the subject portion of Parcel 20469. The records search also identified a number of additional archaeological sites and other prior cultural resources inventory surveys in the general vicinity. Along with the two prehistoric sites noted above, one historic (CA-RIV-5772H) and 15 prehistoric (CA-RIV-5764 through -5771, and CA-RIV-5773 through-5780) sites, and two prehistoric archaeological isolates (33-6871, 33-6872) were encountered during fieldwork for the current investigation. Of the 20 archaeological sites now recorded for the specific plan area, it is recommended that both isolates, the historic site, and four of the prehistoric sites (CA-RIV-5766, -5775, -5777, and -5778) not be considered important cultural resource properties under criteria stipulated in the California Environmental Qualitv Act of 1970 (as amended). The remaining 13 prehistoric sites (CA-RIV-1176, -1177, -5764, -5767 through 5771, and -5773 through -5780) are recommended as potentially important cultural resource properties under legislated criteria. These sites are being assessed through the initiation of Phase 11 archaeological mitigation. If a site is determined to be significant as a result of the Phase II investigations, the site shall be retained as open space, capped per current acceptable methods, or excavated and archived per acceptable methods (Source: 14, 38). C. Would the project affect historical resources? Less Than Significant Impact. There is one recorded historic period archaeological site within the specific plan boundaries. The site, (CA-Rl V-5772H) is a small trash dump located near the former agricultural field. Intermixed with the trash debris is solder -drop cans, pre- dating 1950. The archaeology report states that the trash dump is not significant as it offers to evidence that it further investigation would offer additional information of scientific/historical consequence. No further mitigation is required for this resource (Source: 38). D. Would the project have the potential to cause a physical change which would affect unique ethnic values? No Impact. There is no identifiable unique ethnic value to the proposed specific plan site. E. Would the project restrict existing religious or sacred uses within the potential impact area? No Impact. There are no known current religious uses or sacred uses within the specific plan boundaries. ELI 3.15 RECREATION Regional Environmental Setting The City of La Quinta has an adopted Parks and Recreation Master Plan that assesses the existing resources and facilities and the future needs of the City. The City has approximately 28.7 acres of developed parkland for Quimby Act purposes. The 845 acre regional Lake Cahuilla Park is not included in this count. There are also unimproved bike and equestrian corridors within the City and designated pedestrian hiking trails. Local Environmental Setting The City of La Quinta has an adopted Parks and Recreation Master Plan. Objective 3 concerns private recreation facilities, and states; The City shall promote the provision of private recreation facilities to meet a portion of the park and recreation needs which result from gated residential development. Policy 3.1 states: Promote the inclusion of private outdoor and indoor recreation facilities in large residential and commercial projects as a benefit to residents and employees, respectively, as a means of reducing demand on public facilities. Policy 3.2 states: Encourage the development of golf courses in conjunction with major new residential projects. Privately developed golf courses should be available to City residents at a reasonable cost. Policy 3.3 states: Promote the development of commercial recreational facilities that meet workforce needs, and complement public parks, facilities, and programs. Policy 4 states: Park and recreation facilities developed in conjunction with new residential developments shall be eligible for satisfaction of land dedication and park impact fees required by the City, provided that the location and intent of the park is in accord with the spirit and intent of the Parks Master Plan and General Plan standards and requirements. Such privately developed facilities shall be subject to the approval of the Parks and Recreation Manager. The specific plan area is a partially developed gated community with a private 18-hole golf course. An additional 18- hole golf course is proposed in the specific plan. Tennis, spa, and swimming facilities are also proposed (Sources: 7, 14). A. Would the project increase the demand for neighborhood or regional parks or other recreational facilities? No Impact. The Rancho La Quinta Specific Plan is planned as a "recreational/residential' community and therefore contains as a major element an extensive passive and active recreation program of development. Standards for the development of recreation improvements include: promotion of a variety of recreation uses in context with a Rancho La Quinta lifestyle; promotion of high quality, championship -level golf and tennis facilities; and continued development of a variety of housing types with open space providing both passive and active recreation opportunities. The proposed specific plan will not have any impact upon public or private recreation amenities as the subject property is a private, gated community 41 with self-contained recreational facilities, including golf, driving ranges, tennis courts, swimming pools and jacuzzis, health spas, and trail systems (Source: 14). The proposed specific plan will meet Objective 3 of the Parks and Recreation Master Plan, as well as Policies 3.1, 3.2, and 3.3 of same. The demand on public facilities will be reduced by the proposed and existing private recreational amenities within the Specific: Plan, thus, there is no identifiable adverse impact on this issue. All mitigation measures (dedication of park land and payment of in -lieu fees) have been met by the applicant. No additional mitigation is required. B. Would the project affect existing recreational opportunities? No Impact. The proposed specific plan would not have any effect upon existing recreational opportunities as it is a private gated community with self-contained recreational facilities. See discussion above. SECTION 4: MANDATORY FINDINGS OF SIGNIFICANCE The proposed specific plan will have potentially significant adverse impacts on several of the environmental issues addressed in the checklist and addendum. These potentially significant impacts can be mitigated to levels below significance. The following mandatory findings of significance can be made, as set forth in Section 15065 of the CEQA Guidelines, and based on the results of this environmental assessment: * The proposed specific plan will not have the potential to degrade the quality of the environment, with the implementation of mitigation measures. * The proposed specific plan will not have the potential to achieve short term goals to the disadvantage of long-term goals, with the successful implementation of mitigation. * The proposed specific plan will not have impacts which are individually limited but cumulatively considerable when considering planned for proposed development in the immediate vicinity. * The proposed specific plan will not have environmental effects that will adversely affect human, either directly or indirectly, with the implementation of mitigation. 42 SECTION 5: EARLIER ANALYSES Earlier analyses may be used where, pursuant to the tiering, program EIR, or other CEQA process, one or more effects have been adequately analyzed in an earlier EIR or negative declaration. Section 15063(c)(3)(D). In this case a discussion should identify the following on attached sheets: A. Earlier Analyses Used. Identify earlier analyses and state where they are available for review. Sources used in this document are: 1. La Quinta General Plan (1992) 2. La Quinta General Plan Master Environmental Assessment (1992) 3. La Quinta General Plan EIR (1992) 4. La Quinta Zoning Ordinance 5. La Quinta Municipal Code 6. Soil Survey of Riverside County, California - Coachella Valley Area, USDA -Soil Conservation Service (1979) 7. City of La Quinta Parks and Recreation Master Plan (1992) 8. SCAQMD CEQA Air Quality Handbook (Draft) (May 1992) 9. La Quinta General Plan - Final EIR Mitigation Monitoring Program (1992) 10. Riverside County Comprehensive General Plan (1989) 1 I . The Grove, La Quinta, California - EIR Addendum, Robert Lamb Hart, (July 1984) 12. The Grove, La Quinta, California - Specific Plan, Robert Lamb Hart (July 1984) 13. City of La Quinta, Areawide Traffic and Circulation Study, (SP 84-004) Berryman and Stephenson, Inc. 14. Rancho La Quinta: The Essence of Early California, Specific Plan (Draft), Forrest K. Haag, ASLA, (December 1997) 15, Approved Conditions -The Grove Associates, November 20, 1984 16. City of La Quinta, Subdivision Ordinance 17. City Aerial Map 18. Site Visit 19. CVWD letter, April 8, 1998 20. Initial Study Addendum for EA 97-340 21. Fire Marshal letter, March 16, 1998 22. Sheriff letter, March 16, 1998 23. People's Heritage Land Use Due Diligence Planning, Zoning and Development Status Questionnaire (July 7, 1992) 24. EA 87-071 for GPA 87-017 25. Paleontological Lakebed Determination Map 26. (Deleted) 27. City of La Quinta 1995/1996 Department of Finance Estimates, 1990 Census 43 u 11 28. 1990 Census 29. Southland Geotechnical (1996) 30. La Quinta Topographic Quad Sheet, 7.5' 31, 1949 Aerial Photograph 32. EIR No. 90 ATO Desert Project (January 1979) Draft 33. California Statewide Integrated Traffic Records System Report for the City of La Quinta, I/1/97 to 9/30/97 34. La Quinta Bike Route Plan: Existing and Proposed (1996) 35. Steve Speer, Senior Engineer, City of La Quinta, Personal communication, 4-22-98 36. Final EIR No.90 - Specific Plan 127-E 37. (Deleted) 38. Cultural Resources Survey of the Eastern Portion of Parcel 20469 Adjacent to Rancho La Quinta Country Club, Central Coachella Valley, Riverside County; California (Nov. 1995). 39. EA 97-340 40. La Quinta Housing Element (1995) B. Impacts Adequately Addressed. All potential impact/issue areas are considered to be adequately addressed with this environmental assessment. Certification of this Environmental Assessment by the City Council will confirm the adequacy of the environmental assessment. C. Mitigation Measures. Mitigation measures are included in the Mitigation Monitoring Plan (MAP) for the proposed Rancho La Quinta Specific Plan. The proposed specific plan will either be approved or modified subject to conditions of approval, including mitigation measures; or denied. ® Appendix I 41 Environmental Checklist Form - ENVIRONMENTAL ASSESSMENT 98-357 Project Title: SPECIFIC PLAN 84-004, AMENDMENT #2 GENERAL PLAN AMENDMENT 98-057 fr/ZO►1X�7iG1►Cfl�L Lead Agency Name and Address: City of La Quinta P. O. Box 1504, La Quinta, CA 92253 Contact Person and Phone Number: Fred Baker (760)777-7125 4. Project Location: 79-285 Rancho La Quinta Drive, La Quinta, CA 92253 5. Project Sponsor's Name and Address: T. D. Desert Development 79-285 Rancho La Quinta Drive La Quinta, CA 92253 6. General Plan Designation: Golf, Low Density Residential, Tourist Commercial, Watercourse 7. Zoning: RL (Low Density Residential), GC (Golf Course), FP (Floodplan), and TC (Tourist Commercial) Description of Project: The Rancho La Quinta Specific Plan area is 716.6 acres (1.I I square miles). The project boundaries are defined by four arterial streets; Washington, Jefferson Streets, Avenue 48, and Avenue 50. The project area is located at the south of Avenue 48, north of Avenue 50, west of Jefferson and east of Washington. The developed portion of the area consists of residential homes and a 18 hole championship golf course, professional golf shop, tennis and recreational facilities; the undeveloped portion of the area consists of a varied dunes topography with heights of approximately 40 feet. The La Quinta Evacuation Channel (flood control) runs south to north through the middle of the area. 9. Surrounding Land Uses and Setting: NORTH: REGIONAL COMMERCIAL (CR) ACROSS AVENUE 48 SOUTH: LOW DENSITY RESIDENTIAL (RL), MEDIUM DENSITY RESIDENTIAL (RM), AND COMMUNITY COMMERCIAL EAST: RESIDENTIAL/ACROSS JEFFERSON ST. CITY OF INDIO WEST: LOW DENSITY RESIDENTIAL (RL) ACROSS WASHINGTON ST. 10. Other agencies whose approval is required: Fire Marshal, Public Works Department, Riverside County Environmental Health Department, Desert Sands Unified School District, Coachella Valley Water P:\LESLIE\ECF-SP84-004AMDN2&(iPA98-057&ZC98-086 - I - Environmental Facto Potentially Affected: The environmental factors checked below would be potentially affected by this project, involving at least one impact that is a "Potentially Significant Impact" as indicated by the checklist on the following pages. Land Use and Planning Transportation/Circulation X Public Services X Population and Housing N Biological Resources Utilities and Service Systems X Geological Problems Energy and Mineral Resources X Aesthetics X X Water Hazards Cultural Resources X Air Quality Noise Recreation Mandatory Findings of Significance Determination On the basis of this initial evaluation: I find that the proposed project COULD NOT have a significant effect on the environment, and a NEGATIVE DECLARATION will be prepared 11 I find that although the proposed project could have a significant effect on the environment, there will not be a significant effect in this case because the mitigation measures described on an attached sheet have been added to the project. A NEGATIVE DECLARATION will be prepared. I find that the proposed project MAY have a significant effect on the environment, and an ENVIRONMENTAL IMPACT REPORT is required. 11 I find that the proposed project MAY have a significant effect(s) on the environment, but at least one effect 1) has been adequately analyzed in an earlier document pursuant to applicable legal standards, and 2) has been addressed by mitigation measures based on the earlier analysis as described on attached sheets, if the effect is a "potentially significant impact" or "potentially significant unless mitigated." An ENVIRONMENTAL IMPACT REPORT is required, but it must analyze only the effects that remain to be addressed. I find that although the proposed project could have a significant effect on the environment, there WILL NOT be a significant effect in this case because all potentially significant effects (a) have been analyzed adequately in an earlier EIR pursuant to applicable standards and (be) have been avoided or mitigated pursuant to that earlier EIR, including revisions or mitigation measures that are imposed upon the proposed project. APRIL 21, 1998 i rature Date LESLIE MOURIQUAND CITY OF LA OUINTA Printed Name For -2- p Evaluation of Environmental Impacts: 1) A brief explanation is required for all answers except "No Impact" answers that are adequately supported by the information sources a lead agency cites in the parentheses following each question. A "No Impact" answer is adequately supported if the reference information sources show that the impact simply does not apply to projects like the one involved (e.g. the project falls outside a fault rupture zone). A "No Impact" answer should be explained where it is based on project -specific factors as well as general standards (e.g. the project will not expose sensitive receptors to pollutants, based on a project -specific screening analysis). 2) All answers must take account of the whole action involved, including off -site as well as on - site, cumulative as well as project -level, indirect as well as direct, and construction as well as operational impacts. 3) "Potentially Significant Impact" is appropriate if there is substantial evidence that an effect is significant. If there are one or more "Potentially Significant Impact" entries when the determination is made, an EIR is required. 4) "Potentially Significant Unless Mitigated Incorporated" applies where the incorporation of mitigation measures has reduced an effect from "Potentially Significant Impact" to a "Less than Significant hnpact." The lead agency must describe the mitigation measures, and briefly explain how they reduce the effect to a less than significant level (mitigation measures from Section XVII, "Earlier Analyses," may be cross-referenced). 5) Earlier analyses may be used where, pursuant to the tiering, program EIR, or other CEQA process, an effect has been adequately analyzed in an earlier EIR or negative declaration. Section 15063(c)(3)(D). Earlier analyses are discussed in Section XVII at the end of the checklist. 6) Lead agencies are encouraged to incorporate into the checklist references to information sources for potential impacts (e.g., general plans, zoning ordinances). Reference to a previously prepared or outside document should, where appropriate, include a reference to the page or pages where the statement is substantiated. See the sample question below. A source list should be attached, and other sources used or individuals contacted should be cited in the discussion. 7) This is only a suggested form, and lead agencies are free to use different ones. P:\LESLIE\ECF-SP84-004AMDN2&GPA98-057&ZC98-086 -3- 0 U Sample question: Issues (and Supporting Information Sources): Would the proposal result in potential impacts involving: Landslides or mudslides? (1,6) (Attached source list explains that 1 is the general plan, and 6 is a USGS topo map. This answer would probably not need further explanation.) I. LAND USE AND PLANNING. Would the proposal: Potentially Potentially Significant Less Than Significant Unless Significant No Impact Mitigated Impact Impact a) Conflict with general plan designation or zoning? (Source#(s): 1, 12, X 23,20) b) Conflict with applicable environmental plans or policies adopted by agencies with jurisdiction over the project? (1, 14) X c) Be incompatible with existing land use in the vicinity? (1, 14, 20) 1 1 1 X d) Affect agricultural resources or operations (e.g., impacts to soils or farmlands, or impacts from incompatible land uses)? (14, 18) X e) Disrupt or divide the physical arrangement of an established community (including a low-income or minority community)? (12, 14, X 18) 11. POPULATION AND HOUSING. Would the proposal: a) Cumulatively exceed official regional or local population projections? (1) 1 1 1 X b) Induce substantial growth in an area either directly or indirectly (e.g. through projects in an undeveloped area or extension or major infrastructure)? (14) 1 1 X c) Displace existing housing, especially affordable housing? (14, 17 18) P:\LESLIE\ECF-SP84-004AMD42&GPA98-057&ZC98-086 -4- 0 • Issues (and Supporting Information Sources): GEOLOGIC PROBLEMS. Would the proposal result in or expose people to potential impacts involving: a) Fault rupture? (1, 2, 10 ) b) Seismic ground shaking? (2 ) c) Seismic ground failure, including liquefaction? (2) d) Seiche, tsunami, or volcanic hazard? (2) e) Landslides or mudflows? (2) f) Erosion, changes in topography or unstable soil conditions from excavation, grading, or fill? (14) g) Subsidence of the land? (2) h) Expansive soils? (2, 6, 32) i) Unique geologic or physical features? (1, 18) IV. WATER. Would the proposal result in: Potentially Potentially Significant Less Than Significant Unless Significant No Impact Mitigated Impact Impact M©Mm M©Mm Mom©= a) Changes in absorption rates, drainage patterns or the rate and amount of surface runoff? (12, 14) X b) Exposure of people or property to water related hazards such as flooding? (2, 14, 23) c) Discharge into surface waters or other alteration of surface water quality (e.g. temperature, dissolved oxygen or turbidity)? (14, 19) _©_- _® P:\LESLIE\ECF-SP84-004AM Dt2&GPA98-057&ZC98-086 -5- r C LVA VI. Issues (and Supporting Information Sources): d) Changes in the amount of surface water in any water body? (2, 12, 14) e) Changes in currents, or the course or direction of water movements? (12) Potentially Potentially Significant Less Than Significant Unless Significant No Impact Mitigated Impact Impact X f) Change in the quantity of ground waters, either through direct additions or withdrawals, orthrough interception an aquifer by cuts s or excavations, or through substantial loss of groundwater recharge X capability? (14, 19) g) Altered direction or rate of flow of groundwater? (14, 19) h) Impacts to groundwater quality? (14, 19) i) Substantial reduction in the amount of groundwater otherwise available for public water supplies? (14, 19) AIR QUALITY Would the proposal: a) Violate any air quality standard or contribute to an existing or projected air quality violation? (8, 14) b) Expose sensitive receptors to pollutants? (2, 8, 14) =�©= ©W M�©= c) Alter air movement, moisture, or temperature, or cause any change in climate? (14) 1 1 1 X d) Create objectionable odors? (14) TRANSPORTATION/CIRCULATION. Would the proposal result in: a) Increased vehicle trips or traffic congestion? (11, 14) M 0 • VII. Issues (and Supporting Information Sources): b) Hazards to safety from design features (e.g., sharp curves or dangerous intersections) or incompatible uses (e.g., farm equipment)? (14) c) Inadequate emergency access or access to nearby uses? (I1, 14) d) Insufficient parking capacity on -site or off -site? (14) e) Hazards or barriers for pedestrians or bicyclists? (1, 2, 14) f) Conflicts with adopted policies supporting alternative transportation (e.g., bus turnouts, bicycle racks)? (1, 2, 11) g) Rail, waterborne or air traffic impacts? (1, 2, 3, 10) BIOLOGICAL RESOURCES. Would the proposal result in impacts to: Potentially Potentially Significant Less Than Significant Unless Significant No Impact Mitigated Impact Impact a) Endangered, threatened, or rare species or their habitats (including but not limited to plants, fish, insects, animals, and birds)? (2, 11, 14, X 23) b) Locally designated species (e.g., heritage trees)? ( c) Locally designated natural communities (e.g., oak forest, coastal habitat, etc.)? ( ) d) Wetland habitat (e.g., marsh, riparian, and vernal pool)? (23) e) Wildlife dispersal or migration corridors? (2) �©M= P:\LESLI E\ECF-SP84-004AMD# 2&G PA98-05 7&ZC98-086 E 0 VIII. IX. pq Issues (and Supporting Information Sources): ENERGY AND MINERAL RESOURCES. Would the proposal: a) Conflict with adopted energy conservation plans? (14) Potentially Potentially Significant Less Than Significant Unless Significant No Impact Mitigated Impact Impact MGM©I b) Use non-renewable resources in a wasteful and inefficient manner? X (14) c) Result in the loss of availability of a known mineral resource that would be of future value to the region and the residents of the State? (2) HAZARDS. Would the proposal involve: a) A risk of accidental explosion or release of hazardous substances (including, but not limited to: oil, pesticides, chemicals, or radiation)? (14) X b) Possible interference with an emergency response plan or emergency evacuation plan? (14) c) The creation of any health hazard or potential health hazard? (14) M��= d) Exposure of people to existing sources of potential health hazards? I X (14) 1 1 1 I I e) Increased fire hazard in areas with flammable brush, grass, or trees? X (14) NOISE. Would the proposal result in: a) Increases in existing noise levels? (14) b) Exposure of people to severe noise levels? (14) ©m= �M©�= In k4l XIL Potentially Potentially Significant Less Than Significant Unless Significant No Issues (and Supporting Information Sources): Impact Mitigated Impact Impact PUBLIC SERVICES. Would the proposal have an effect upon, or result in a need for new or altered government services in any of the following areas: a) Fire protection? (21) 1 1 X b) Police protection? (22) 1 1 1 X c) Schools? (2) 1 1 X d) Maintenance of public facilities, including roads? (1, 2) 1 1 X e) Other governmental services? (2) I I I X UTILITIES AND SERVICE SYSTEMS. Would the proposal result in a need for new systems or supplies, or substantial alterations to the following utilities: a) Power or natural gas? (2) 1 1 1 X b) Communications systems? (2) 1 1 1 X c) Local or regional water treatment or distribution facilities? (19) 1 1 1 X d) Sewer or septic tanks? (19) 1 1 1 X e) Storm water drainage? (19) 1 1 1 X f) Solid waste disposal? (2) 1 1 1 X g) Local or regional water supplies? (19) 1 1 1 X P: \LESLI E\ECF-S P84-004AMD#2&G PA98-05 7&ZC98-086 -9- E Issues (and Supporting Information Sources): XIII. AESTHETICS. Would the proposal: a) Affect a scenic vista or scenic highway? (2, 14) b) Have a demonstrable negative aesthetic effect? ( ) c) Create light or glare? (1, 2, 14) XIV. CULTURAL RESOURCES. Would the proposal: a) Disturb paleontological resources? (25) b) Disturb archaeological resources? (26) c) Affect historical resources? (26, 38) d) Have the potential to cause a physical change which would affect unique ethnic cultural values? ( ) Potentially Potentially Significant Less Than Significant Unless Significant No Impact Mitigated Impact Impact M©�= M©�= M�©=i e) Restrict existing religious or sacred uses within the potential impact area? ( I I X XV. RECREATION. Would the proposal: a) Increase the demand for neighborhood or regional parks or other recreational facilities? (14) b) Affect existing recreational opportunities? (7, 12, 14) P:\LESLI E\ECF-SP84-004AM D# 2&G PA98-057&ZC98-086 Ll 10 XVI. XVII. MANDATORY FINDINGS OF SIGNIFICANCE. a) Does the project have the potential to degrade the quality of the environment, substantially reduce the habitat of a fish or wildlife species, cause a fish or wildlife population to drop below self- sustaining levels, threaten to eliminate a plant or animal community, reduce the number or restrict the range of a rare to endangered plant or animal, or eliminate important examples of the major periods of California history or prehistory? b) Does the project have the potential to achieve short-term, to the disadvantage of long-term, environmental goals? ©M= c) Does the project have impacts that are individually limited, but cumulatively considerable? ("Cumulatively considerable" means that the incremental effects of a project are considerable when viewed in connection with the effects of past projects, the effects of other current projects, and the effects of probable future projects.) X d) Does the project have environmental effects which will cause substantial adverse effects on human beings, either directory or indirectly? I X EARLIER ANALYSIS. Earlier analysis may be used where, pursuant to the tiering, program EIR, or other CEQA process, one or more effects have been adequately analyzed in an earlier EIR or negative declaration. Section 15063(c)(3)(D). In this case a discussion should identify the following on attached sheets: a) Earlier analysis used. Identify earlier analysis and state where they are available for review. b) Impacts adequately addressed. Identify which effects from the above checklist were within the scope of and adequately analyzed in an earlier document pursuant to applicable legal standards, and state whether such effects were addressed by mitigation measures based on the earlier analysis. c) Mitigation measures. 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