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PCRES 1998-059PLANNING COMMISSION RESOLUTION 98-059 A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF LA QUINTA, CALIFORNIA, RECOMMENDING CERTIFICATION A MITIGATED NEGATIVE DECLARATION OF ENVIRONMENTAL IMPACT FOR ENVIRONMENTAL ASSESSMENT 98-359 FOR SPECIFIC PLAN 98-032 AND CONDITIONAL USE PERMIT 98-040, TO ALLOW RECREATIONAL AND RESORT RESIDENTIAL USES IN THE RETREAT AT THE QUARRY WHEREAS, the Planning Commission of the City of La Quinta, California, did, on the 28' day of July, 1998, hold a duly -noticed Public Hearing as requested by LA QUINTA GOLF PROPERTIES on the Environmental Analysis for Specific Plan 98-032 and Conditional Use Permit 98-040, located at the northeast corner of Tom Fazio Lane North and Quarry Lane in The Quarry at La Quinta; and, WHEREAS, said Environmental Assessment complies with the requirements of "The Rules to Implement the California Environmental Quality Act of 1970" as amended, Resolution 83-63, in that the Community Development Director has conducted an Initial Study (Environmental Assessment 98-359) and has determined that although the proposed conditional use could have a significant adverse impact on the environment, there would not be a significant effect in this case because appropriate mitigation measures were made conditions of approval for Environmental Assessment 98-359, and a Mitigated Negative Declaration of Environmental Impact should be filed; and, WHEREAS, at said Public Hearing, upon hearing and considering all testimony and arguments of all interested persons desiring to be heard, said Planning Commission did make findings to justify the recommendation for certification of said Environmental Assessment; and, WHEREAS, at the Public Hearing, said recommendation for certification was based on findings and subject to certain mitigation measures; and, WHEREAS, the La Quinta Planning Commission on the 28'" day of July, 1998, did find the following facts to justify recommendation for certification of said Environmental Assessment: 1. The proposed Specific Plan and Conditional Use Permit will not have the potential to degrade the quality of the environment, with the implementation of mitigation measures. P:\pc res ea 98-359.wpd Planning Commission Resolution 98-059 2. The proposed Specific Plan and Conditional Use Permit will not have the potential to achieve short term goals to the disadvantage of long-term goals, with the successful implementation of mitigation. 3. The proposed Specific Plan and Conditional Use Permit will not have impacts which are individually limited but cumulatively considerable when considering planned for proposed development in the immediate vicinity. 4. The proposed Specific Plan and Conditional Use Permit will not have environmental effects that will adversely affect human, either directly or indirectly, with the implementation of mitigation. NOW THEREFORE, BE IT RESOLVED by the Planning Commission of the City of La Quinta, California, as follows: 1. That the above recitations are true and correct and constitutes the findings of the Planning Commission in this case; 2. That it does hereby concur with the environmental determination and certification of Environmental Assessment 98-359 for the proposed Specific Plan 98-032 Conditional Use Permit 98-040. PASSED, APPROVED and ADOPTED at a regular meeting of the La Quinta Planning Commission held on this 28"' day of July, 1998, by the following vote, to wit: AYES: Commissioners Abels, Butler, Kirk, Robbins, and Chairman Tyler NOES: None ABSENT: None ABSTAIN: None ROBERT TYLER, Chairman City of La Quinta, California ATTEST: J R� RMAN,/Community Development Director City 01 La Quinta, California Appendix 7 - EA 98-359 Environmental Checklist Form Project Title: SP 98-032, CUP 98-040 The Retreat at the Quarry 2. Lead Agency Name and Address: City of La Quinta, 78-495 Calle Tampico, La Quinta, CA 92253 3. Contact Person and Phone Number: Stan Sawa, Principal Planner (760) 777-7125 4 Project Location: The Quarry APN: 761-070-007 & -009 5. Project Sponsor's Name and Address: La Quinta Golf Properties, 41-865 Boardwalk, Ste. 214, Palm Desert, CA 92211 6. General Plan Designation: LDR 7. Zoning RL 8. Description of Project: (Describe the whole action involved, including but not limited to later phases of the project- and any secondary, support, or off -site features necessary for its implementation. Attach additional sheets if necessary.) To provide ancillary recreational, parking, and resort residential land uses with associated parking to compliment the existing Quarry development. The Quarry is a resort oriented residential community with an 18 hole golf course and clubhouse. Project site is 7.36 acres. 9. Surrounding Land Uses and Setting: Briefly describe the project's surroundings. North: Park facilities (Lake Cahuilla County Park) East: Park Facilities (Lake Cahuilla County Park) South: Quarry development West: Quarry development 10. Other agencies whose approval is required (e.g., permits, financing approval, or participation agreement) None identified. P AL.ESLIE\eaCKLIST98--3 59.wpd .(%rl1'7 '�,IUvJ0 Environmental Factors Potentially Affected: The environmental factors checked below would be potentially affected by this project, involving at least one impact that is a "Potentially Significant Impact" as indicated by the checklist on the following pages. Land Use and Planning Transportation/Circulation Public Services Population and Housing Biological Resources Utilities and Service Systems X Geological Problems Energy and Mineral Resources Aesthetics Water Hazards Cultural Resources Air Qualitv Noise Recreation Mandatory Findings of Significance Determination (To be completed by the Lead Agency.) 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. ZnatureZI 2�C�2r�.��/!cl�''' Date Printed Name For LJti0'vv -2- 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 Impact." 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. P9LESLIEVeaCKLIST98-359.wpd -3- r L) Sample question: 11. Issues (and Supporting Information Sources): Would the proposal result in potential impacts involving: Landslides or mudslides? (1,6) (Attached source list explains that I is the general plan. and 6 is a USGS topo map. This answer would probably not need further explanation.) LAND USE AND PLANNING. Would the proposal: a) Conflict with general plan designation or zoning? (Source#(s): ) Potentially Potentially Significant Less Float Significant Unless Significant No Impact Mitigated Impact Impact b) Conflict with applicable environmental plans or policies adopted by agencies with jurisdiction over the project? ( I I 1 1 X c) Be incompatible with existing land use in the vicinity? ( ) X d) Affect agricultural resources or operations (e.g., impacts to soils or farmlands, or impacts from incompatible land uses)? ( I I X e) Disrupt or divide the physical arrangement of an established community (including a low-income or minority community)? POPULATION AND HOUSING. Would the proposal: a) Cumulatively exceed official regional or local population projections? ( ) b) Induce substantial growth in an area either directly or indirectly (e.g. through projects in an undeveloped area or extension or major infrastructure)? ( ) c) Displace existing housing, especially affordable housing? ( ) in. GEOLOGIC PROBLEMS. Would the proposal result in or expose people to potential impacts involving: a) Fault rupture? ( MM PILES LIEleaCKLIST98-3 59.wpd "I Potentially Potentially Significant Less Than Significant Unless Significant No Issues (and Supporting Information Sources): Impact Mitigated Impact impact b) Seismic ground shaking? ( ) X c) Seismic ground failure, including liquefaction? ( I I I X d) Seiche, tsunami, or volcanic hazard? ( I I I X e) Landslides or mudflows? ( ) X t) Erosion. changes in topography or unstable soil conditions from excavation, grading, or fill? ( ) X g) Subsidence of the land? ( ) X h) Expansive soils? ( ) X i) Unique geologic or physical features? X WATER. Would the proposal result in: a) Changes in absorption rates, drainage patterns or the rate and amount of surface runoff. ( ) X b) Exposure of people or property to water related hazards such as flooding? ( ) X c) Discharge into surface waters or other alteration of surface water quality (e.g. temperature, dissolved oxygen or turbidity)? ( ) X d) Changes in the amount of surface water in anv water body? ( ) X e) Changes in currents, or the course or direction of water movements? ( ) X 00004LI P'\LESLIE\eaCKLIST98-359.wpd -5- V Issues (and Supporting Information Sources): f) Change in the quantitv of ground waters. either through direct additions or withdrawals. or through interception of an aquifer by cuts or excavations. or through substantial loss of groundwater recharge capability? ( ) g) Altered direction or rate of flow of groundwater? ( ) h) Impacts to groundwater quality? ( ) i) Substantial reduction in the amount of groundwater otherwise available for public water supplies? ( ) AIR QUALITY Would the proposal: a) Violate any air quality standard or contribute to an existing or projected air quality violation? ( ) b) Expose sensitive receptors to pollutants? ( Potentially Potentiallv Significant Less Than Significant Unless significant No Impact Mitigated Impact Impact r M_ ®M � m_ ® __®= c) Alter air movement, moisture, or temperature, or cause any change in climate? ( I I I X d) Create objectionable odors? ( VI. TRANSPORTATION/CUBCULATION. Would the proposal result in: a) Increased vehicle trips or traffic congestion? ( M�®= b) Hazards to safety from design features (e.g., sharp curves or dangerous intersections) or incompatible uses (e.g., farm equipment)? ( I I I I X c) Inadequate emergency access or access to nearby uses? ( d) Insufficient parking capacity on -site or off -site? ( VII. Vlll. Issues (and Supporting Information Sources): e) Hazards or barriers for pedestrians or bicvchsts? ( ) Potentially Potentially Significant Less Than Significant Unless significant No Impact Mitigated Impact Impact f) Conflicts with adopted policies supporting alternative transportation (e.g.. bus turnouts, bicvcle racks)? ( I I I X g) Rail. waterborne or air traffic impacts? ( I I I I X BIOLOGICAL RESOURCES. Would the proposal result in impacts to: a) Endangered, threatened, or rare species or their habitats (including but not limited to plants. fish, insects. animals, and birds)? ( ) X b) Locally designated species (e.g., heritage trees)? ( c) Locally designated natural communities (e.g., oak forest, coastal habitat etc.)? ( ) d) Wetland habitat (e.g., marsh. riparian. and vernal pool)? ( e) Wildlife dispersal or migration corridors'? ( ENERGY AND MINERAL RESOURCES. Would the proposal: a) Conflict with adopted energy conservation plans? ( ) M�M= b) Use non-renewable resources in a wasteful and inefficient manner? X 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? = ©m 0" 0013 FLESLIEteaCFLIST98-359.wpd -7- IX. X. XI. Potentianv Potentially significant Less Than significant Unless Significant No Issues (and Supporting Information Sources): Impact Mitigated Impact Impact 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)? X b) Possible interference with an emergency response plan or emergency evacuation plan? ( I I I X c) The creation of anv health hazard or potential health hazard? ( ) X d) Exposure of people to existing sources of potential health hazards? I I I I X c) Increased fire hazard in areas with flammable brush, grass, or trees? X NOISE. Would the proposal result in: a) Increases in existing noise levels? ( ) X b) Exposure of people to severe noise levels? ( ) PUBLIC SERVICES. Would the proposal have an effect upon, or result in a need for new or altered government services in anv of the following areas: a) Fire protection? ( ) b) Police protection? ( ) c) Schools? ( d) Maintenance of public facilities, including roads? ( ) e) Other governmental services? ( ) m�m= Mom©= M�== M� -s- Potentially Potentially Significant Less Than Significant unless Significant No Issues (and Supporting Information Sources): Impact Mitigated Impact Impact XH. 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? ( ) }{ b) Communications systems? ( ) X c) Local or regional water treatment or distribution facilities? ( ) X d) Sewer or septic tanks? ( ) X e) Storm water drainage'? ( ) }( f) Solid waste disposal? ( ) X g) Local or regional water supplies? ( ) X XIII. AESTHETICS. Would the proposal: a) Affect a scenic vista or scenic highway? ( ) X b) Have a demonstrable negative aesthetic effect? ( I I I X c) Create light or glare? ( ) 7{ XIV. CULTURAL RESOURCES. Would the proposal: a) Disturb paleontological resources? ( ) X b) Disturb archaeological resources? ( ) I I — X G 15 PAL.E8LIF,\eaCKLIST98--359.wpd -9- XV XVL Issues (and Supporting Information Sources): c) Affect historical resources? ( d) Have the potential to cause a phvsical change which would affect unique ethnic cultural values? ( ) Potentialh' Potentially Significant Less Than Significant unless Significant No Impact Mitigated Impact Impact e) Restrict existing religious or sacred uses within the potential impact area? ( ) X RECREATION. Would the proposal: a) Increase the demand for neighborhood or regional parks or other recreational facilities? ( ) b) Affect existing recreational opportunities? ( 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? __®- 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? P:ILESLI E\eaCKLI ST98--3 59.wpd UUCUlG XVIL EARLIER ANALYSES. Earlier analvses may be used where. pursuant to the tienng, program Ea or other CEQA process. one or more effects have been adequately analyzed in an earlier FIR or negative declaration. Section 15063(c)(3)(D). In this case a discussion should identify the following on attached sheets: a) Earlier analvses used. Identify earlier analvses 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. For effects that are "Less than Significant with Mitigation Incorporated-" describe the mitigation measures which were incorporated or refined from the earlier document and the extent to which they address site -specific conditions for the project. P'\LES LIE\e.CKLIST95--3 59.wpd U IU J I 01 11 1111 W 111�) FOR ENVIRONMENTAL ASSESSMENT 98-359 Specific Plan 98-032 Conditional Use Permit 98-040 The Retreat at The Quarry Applicant: La Quinta Golf Properties 41865 Boardwalk, Ste. 214 Palm Desert, CA 92211 Prepared by: City of La Quinta Community Development Department 78-495 Calle Tampico La Quinta, CA 92253 July 13, 1998 TABLE OF CONTENTS INTRODUCTION....................................................3 1.1 Project Overview ................................................... 3 1.2 Purpose of Initial Study .............................................. 3 1.3 Background of Environmental Review ................................... 4 1.4 Summary of Preliminary Environmental Review :................ ........... 4 2 PROJECT DESCRIPTION ............................................. 4 2.1 Project Location and Environmental Setting ............................... 4 2.2 Physical Characteristics .............................................. 5 2.3 Operational Characteristics ............................................ 5 2.4 Objectives ............................................. .......... 5 2.5 Discretionary Actions ............................................... 5 2.6 Related Projects ................................................... 5 3 ENVIRONMENTAL ASSESSMENT ..................................... 5 3.1 Land Use and Planning .............................................. 6 3.2 Population and Housing ............................................. 7 3.3 Earth Resources...................................................9 3.4 Water..........................................................13 3.5 Air Quality......................................................16 3.6 Transportation/Circulation.......................................... 18 3.7 Biological Resources .............................................. 20 3.8 Energy and Mineral Resources ....................................... 22 3.9 Hazards........................................................23 3.10 Noise ......................................... ...... .........25 3.11 Public Services ................................................... 26 3.12 Utilities........................................................28 3.13 Aesthetics......................................................30 3.14 Cultural Resources ................................................ 32 3.15 Recreation......................................................33 4 MANDATORY FINDINGS OF SIGNIFICANCE .......................... 34 5 EARLIER ANALYSES ............................................... 34 2 PAEA 98-359Retreat.wpd SECTION 1: INTRODUCTION 1.1 PROJECT OVERVIEW The purpose of this Initial Study is to identify the potential environmental impacts of the proposed Specific Plan 98-032, which will serve to provide design guidelines and development standards for ancillary recreation/clubhouse building, resort residential land uses, landscaping, and parking areas to be constructed at the northeast corner of the intersection of Quarry Lane and Tom Fazio Lane North, adjacent to The Quarry development. In addition, Conditional Use Permit 98-040 is requested for the resort residential units to allow for transient occupancy use. The project site is a 7.36 acre parcel (A.P.N. 761-070-007, 009) located at the northeast portion of the development, south of Lake Cahuilla County Park, in the City of La Quinta, California. The parcel is part of Parcel Map 28650. The adjacent Quarry development is a single family estate residential development with a 18 hole golf course, clubhouse, and open space development on 360 acres. The Retreat will provide accessory resort uses for the Quarry. The proposed Specific Plan is organized into three Planning Areas, of which Planning Area 1 will contain recreational uses and parking on 2.2 acres, Planning Area 2 will contain resort residential uses (5 units) on 2.96 acres, and Planning Area 3 will contain another 2.2 acres of resort residential uses (23 units). The City of La Quinta is the Lead Agency for the project review, as defined by Section 21067 of the California Environmental Quality Act (CEQA). The Lead Agency is the public agency which has the principal responsibility to carry out or approve a project which may have a significant effect upon the environment. The City of La Quinta, as the Lead Agency, has the authority to oversee the environmental review and to approve the land use designations. 1.2 PURPOSE OF INITIAL STUDY As part of the environmental review for the proposed Specific Plan, 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 building. The purposes of the Initial Study, as stated in Section 15063 of the State CEQA Guidelines, include the following: To provide the Agency with information to use as the basis for deciding whether to prepare an Environmental Impact Report (EIR) or a Negative Declaration of Environmental Impact for the Specific Plan and Conditional Use Permit; To enable the applicant, or the City of La Quinta, to modify the Specific Plan and/or Conditional Use Permit, mitigating adverse acts before an EI . is prepared, thereby enabling the project to qualify for a Mitigated Negative Declaration of Environmental Impact, 3 P:\EA 98-359Retreat.wpd u00020 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 Specific Plan and Conditional Use Permit; To facilitate environmental review early in the design of the Specific Plan and Conditional Use Permit, To provide documentation for the findings in a Negative Declaration that the Specific Plan and/or the Conditional Use Permit 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 Specific Plan and Conditional Use Permit. 1.3 BACKGROUND OF ENVIRONMENTAL REVIEW The proposed Specific Plan and Conditional Use Permit applications were deemed by the City to be subject to the environmental review requirements of CEQA. This Initial Study Checklist and Addendum were prepared for review and certification by the La Quints City Council. 1.4 SUMMARY OF PRELIMINARY ENVIRONMENTAL ASSESSMENT This Initial Study indicates that there is potential for adverse environmental impacts for one of the issue areas contained in the Environmental Checklist. This issue area is Earth Resources. Mitigation measures have been recommended for the proposed Specific Plan which will reduce any identified potential impacts to less than significant levels. As a result, a Mitigated Negative Declaration of Environmental Impact will be recommended for this project. An Environmental Impact Report will not be necessary. SECTION 2: PROJECT DESCRIPTION 2.1 PROJECT LOCATION AND ENVIRONMENTAL SETTING The City of La Quinta is a 31.18 square mile municipality located in the southwestern portion of the Coachella Valley, in Riverside County, California. The City is bounded on the west by the City of Indian Wells, on the east by the City of Indio and Riverside County, on the north by Riverside County, and County, federal, and state lands to the south. The City of La Quinta was incorporated in 1982. The general project location is the northeast corner of the intersection of Quarry Lane and Tom Fazio Lane North, in the recently developed Quarry country club. 4 P:\EA 98-359Retreat.wpd 2.2 PHYSICAL CHARACTERISTICS The project site is a 7.36 acre parcel of vacant land within a developing private country club. The land does not appear to have ever been developed, but was rough graded approximately a year ago. The property may have been a part of a rock quarry operation in past years. 2.3 OPERATIONAL CHARACTERISTICS The proposed Specific Plan will serve to provide design guidelines and development standards for the proposed land uses. The text of the Specific Plan includes the project history, land use plans, a circulation plan, conservation, open space and recreation plan, infrastructure and utilities plan, and community design guidelines for architecture and landscaping. (Source: SP 98-032). The Specific Plan will be named The Retreat at The Quarry. The purpose of the Specific Plan is to function as design guidelines and development standards for the proposed ancillary uses to the larger Quarry development. The proposed Conditional Use Permit will serve as the approval mechanism for the transient occupancy use of the resort residential units. The resort residential will generate Transient Occupancy Tax (TOT) payable to the City of La Quinta. 2.4 OBJECTIVES The objective of the proposed Specific Plan is to develop guidelines and development standards for the design and use of the property, and the Conditional Use Permit to have the option to use the resort residential units for short-term rental use. The proposed land uses are to serve as ancillary recreation/resort uses for the property owners and their guests of The Quarry. 2.5 DISCRETIONARY ACTIONS A discretionary action is an action taken by a government agency that calls for the exercise of judgment in deciding whether to approve a project. For this project, the government agency is the City of La Quinta. The proposed Specific Plan and Conditional Use Permit must be approved by the City Council through the public hearing process. 2.6 RELATED PROJECTS There are no other currently related projects, that are being reviewed for approval, other than the proposed Retreat Specific Plan and Conditional Use Permit. SECTION 3: ENVIRONMENTAL ASSESSMENT This section analyzes the potential environmental impacts associated with the land use, and project design, and operational considerations of the proposed Retreat at the Quarry. 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 5 PAEA 98-359Retreat.wpd u^u0U2.? the proposed Specific Plan and Conditional Use Permit. 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 at a distance, and the San Bernardino Mountains. The San Andreas fault transects the northeastern edge of the valley. Local Environmental.Setting The proposed Specific Plan area is located at the northeast corner of Quarry Lane and Tom Fazio Lane North, west of Jefferson Street, in the southeastern portion of the City. The land is vacant property adjacent to a gated country club development. The property is dry and sparsely vegetated and it was mass graded in 1997. The Specific Plan site was adjacent to a gravel quarry site, until development of The Quarry began in 1993. The proposed Conditional Use Permit site is for the proposed residential units within Planning Areas 2 and 3 of The Retreat Specific Plan. A. Would the project conflict with the general plan designation or zoning? Potentially Significant Unless Mitigated. The location of the proposed Specific Plan and Conditional Use Permit area is within the RL (Low Density Residential) Zoning District and the Low Density Residential (LDR)General Plan Land Use designation. The proposed use of the resort residential units for short-term transient occupancy use is a conditional use in the RL Zoning District. The Zoning Ordinance does permit such uses with an approved Conditional Use Permit. The applicant has submitted Conditional Use Permit 98-040 for approval. The overall density of the 7.36 acre Specific Plan/Conditional Use Permit is 3.8 dwelling units per care, which is within the allowed range of 2 to 4 DU/AC for the Low Density Residential (LDR) land use designation. Adjacent land uses consist of developing single family residential to the west and southwest, and an existing County park facility/Lake Cahuilla to the north and northeast. The adjacent land use designations and zoning districts consist of RL\LDR and Open Space (OS) to the west, and south, and Park and Recreation (PR) to the north and northeast. B. Would the project conflict with applicable environmental plans or policies adopted by agencies with jurisdiction over the project? 6 P:\EA 98-359Retreat.wpd 'U1JOU23 No Impact. The City of La Quinta has jurisdiction over this Specific Plan/Conditional Use Permit. The primary environmental plans and policies pertinent to this Specific Plan and Conditional Use Permit are identified in La Quinta's General Plan, the General Plan EIR, the La Quinta Master Environmental Assessment, and the City's CEQA Guidelines. The proposed Specific Plan text and Conditional Use Permit request, has been transmitted to various agencies for review and comment regarding conflicts with environmental plans or policies. C. Would the project be incompatible with existing land uses in the vicinity? No Impact. The proposed Specific Plan/Conditional Use Permit would not be incompatible with existing land uses in the vicinity in that the project consists of residential and recreational land uses which are permitted by the RL Zoning District. The resort residential use of the residential units will be permitted by the proposed Conditional Use Permit. D. Would the project affect agricultural resources or operations (e.g. impact to soils or farmlands, or impacts from incompatible land uses)? No Impact. The La Quinta General Plan does not contain an agricultural land use designation although there are a few locations with agricultural land uses extant in the south and southeastern portions of the City. Historically, there has been farming activity in several sections of the City, however, that has largely been replaced by resort, commercial, and residential development over the past 15 years. The project site was adjacent to a rock quarry prior to development as a country club. It is not evident that there has been any farming on the Specific Plan/Conditional Use Permit site. E. Would the project disrupt or divide the physical arrangement of an established community (including a low-income minority community)? No Impact. The Specific Plan/Conditional Use Permit area will be developed with 2.96 acres of resort residential (5 units), 2.2 acres of recreational with parking, an employee parking lot, and 2.2 acres of additional resort residential (22 units), with access from Tom Fazio Lane North and Quarry Lane. The project site is adjacent to other RL zoned parcels to the west, and south. One new internal roadway (Street "A") is proposed for this project. The existing private streets within The Quarry will provide access to the project site. There are existing residential land uses on two sides of the project, and sparse residential along Madison Street to the east. There is no obvious aspect of this project that would disrupt or divide the physical arrangement of an established community. Development of the Specific Plan would be a logical progression of urban development (Source: SP 98-032, CUP 98- 040). 7 P:\EA 98-359Retreat.wpd � n n 0CCuf„ el 3.2 POPULATION AND HOUSING Regional Environmental Setting Between 1980 and 1990, the population of La Quinta expanded 125%, as reported by the U.S. Census, making the City the second fastest growing city in the Coachella Valley. During that time period, the number of residents in La Quinta blossomed from 4,992 to 11,215. From 1990 to January of 1996, the population grew from 13,070 to 18,050. These figures are based upon information provided by the U.S. Census Bureau, State Department of Finance, and the Coachella Valley Association of Governments (CVAG). La Quinta's population ranks sixth largest of the nine cities in the Coachella Valley. Annual average growth rate has been approximately 10% in recent years. The projected population of La Quinta by the year 2000 is anticipated to be 23,000 (Source: Community Development Department). The average age of a City resident is 32 years. Persons over the age of 45 make up 27% of the City's population (Source: 1990 Census). In addition to permanent residents, La Quinta has approximately 9,300 seasonal residents who spend three to six months in the City. It is estimated that 30% of all housing units in the City are used by seasonal residents (Source: Community Development Department). The total housing stock as of 1996, is listed at 9,352 units. Single family units make up 68 percent of the available housing stock. The housing unit breakdown is as follows: 8,624 detached single family, 481 multi -family units, and 247 mobile homes. The average number of persons per household is 3.15 (Source: Department of Finance 1996). Median home prices in La Quinta are approximately $112,000 which is lower than the average for Riverside County ($120,950), but less than other Southern California counties (Source: La Quinta Economic Overview 1996 Edition). Ethnicity information from the 1990 Census revealed that the composition of La Quinta's population is 70% Caucasian, 26% Hispanic, 2% Afro-American, 1.5% Asian, and 1.0% Native American. The 1990 Census indicates that 81% of the La Quinta residents are high school graduates and 21% are college graduates (Source: Census/Estimates). Local Environmental Setting The project site is located on a 7.36 acre parcel of vacant land within a private gated country club that is partially developed. A. Would the project cumulatively exceed official regional or local population projections? No Impact. The proposed project does include resort residential units that may be used as permanent residences or as resort rentals for short term transient occupancy. Temporary construction -related jobs will be created as the project is under construction. The number of permanent employees is 8 P:\EA 98-359Retreat.wpd U U U.01 5 anticipated to be six. No new jobs are anticipated, as existing employees from the Quarry Clubhouse will be assigned to The Retreat on a part-time basis (Source: EA 97-347; SP 98-032). B. Would the project induce substantial growth in an area either directly or indirectly (e.g. through projects in an undeveloped area or extension of major infrastructure)? Less Than Significant Impact. The proposed Specific Plan/Conditional Use Permit will make only a cumulative impact to the existing major infrastructure, which could be altered or required to be extended to service the project site (Source: SP 98-032, CUP 98-040). This impact is not anticipated to be significant, as there is adjacent infrastructure in connection with The Quarry project. C. Would the project displace existing housing, especially affordable housing? No Impact. There are no existing houses or approvals for unconstructed houses, on the proposed project site. Thus, there is no identifiable adverse impact to the supply of affordable housing. 3.3 EARTH RESOURCES Regional Environmental Setting The City of La Quinta has a relatively flat, but gently sloping topography, except for the hillside areas 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. Local Environmental Setting The area where the parcel is located is in the southern alluvial foothill part of the City. The elevation of the property is approximately 30 feet above sea level (Source: USGS La Quinta Quad Map). There is an inferred earthquake fault line located approximately one quarter mile southwest of the project site. There has been no recorded activity along these fault lines, thus there is a low probability for such activity to occur. The City of La Quinta lies in a seismically active region of Southern California. Faults in the region include the San Andreas and Mission Creek faults located several miles to the north and west. The project lies within Groundshaking Zone III with Zone XII being the most hazardous (Sources: Riverside County Comprehensive General Plan; La Quinta General Plan, La Quinta MEA; EA 97-347). 9 P:\EA 98-359Retreat.wpd uG0026 According to the Soil Survey of Riverside County, California, Coachella Valley Area, prepared by the U.S.D.A. Soil Conservation Service in 1979, indicates that there are two types of soil present on the project site ( MaB -Mvoma fine sand 0 to 5% slope, and CdC - Carsitas gravelly sand, 0 to 9% slopes). These soil types have distinctive features and characteristics. The CdC soil slow runoff characteristics, moderate erosion hazards, and slight blowsand hazards. The MaB soil has medium runoff characteristics, slight erosion hazard, and high blowing soil hazard. MaB is suitable for truck crops, citrus, dates, grapes, alfalfa hay, recreation, and homesites. CdC is suitable for watershed, wildlife habitat, creation, and homesites. Citrus and grapes are grown where there is irrigation water. A detailed discussion of these soil types is found in the USDA Soil Conservation Survey of Riverside County, California - Coachella Valley Area (Source: EA 97-347). A. Would the project result in or expose people to potential impacts involving seismicity: fault rupture? Less Than Significant Impact. There is an inferred fault line located southwest and south of the project site. This fault is considered potentially active, although no activity has been recorded for the last 10,000 years. A major earthquake along the fault would be capable of generating seismic hazards and strong groundshaking effects in the area. None of the inferred faults in La Quinta have been placed in an Alquist-Priolo Special Studies Zone. All structures developed on the project site are required to be constructed to current Uniform Building Code (UBC) seismic standards in order to mitigate risk of collapse to the extent feasible (Sources: Riverside County Comprehensive General Plan, City of La Quinta General Plan; La Quinta MEA; UBC; EA 97-347). While accurate earthquake predictions are not possible, significant geologic information and statistical analysis have been complied, analyzed, and published intensely by various agencies over the past 25 years. It has been reported that a 22% conditional probability occurrence for the 30-year period from 1994 to 2024 that a magnitude 7.5 event or greater would occur along the Coachella Valley segment of the San Andreas Fault. The primary risk to the project is the San Andreas Fault. The Coachella Valley Segment of the fault comprises the southern 115 km of the fault zone. This segment has the longest elapsed time of any portion of the San Andreas Fault, last experiencing an event about 1690 AD based on USGS dating of trench surveys near Indio. The San Andreas Fault zone is considered to have characteristic earthquakes that ruptures each fault segment. The San Andreas Fault may rupture in multiple segments producing a higher magnitude earthquake (Source: Southland Geotechnical 1996, EA 97-347). Fault rupture is not anticipated to occur at the project site since the well -delineated fault lines through this region as shown on United States Geological Survey and California Division of Mines and Geology maps are not near the project site location. However, because the site is located in an area of high tectonic activity, the potential for surface rupture on undiscovered or new faults that may underlie the site can not be discounted (Source: Southland Geotechnical 1996:8, EA 97-347). B. Would the project result in or expose people to potential impacts involving seismic ground shaking? 10 P:\EA 98-359Retreat.wpd ,r UV10 I.1 Potentially Significant Unless Mitigated. The proposed Specific Plan/Conditional Use Permit will be subject to groundshaking hazards from regional and local events. The proposed project will bring people (members and employees) to the site who could be subject to these hazards. The Riverside County Comprehensive General Plan indicates that the project site is within Groundshaking Zone IIl. A Zone III is an area with moderate shaking qualities but less severe than a Zone XII which is the highest level. Any habitable structures constructed will be required to meet current seismic standards of construction for Seismic Zone III minimum to reduce, or mitigate to the extent feasible, the risk of structural collapse. The land is generally suitable for the proposed project (Sources: La Quinta MEA; La Quinta General Plan; EA 97-347). The primary seismic hazard at the project site is strong groundshaking from earthquakes along the San Andreas and San Jacinto (Source: La Quinta MEA; Riverside County Comprehensive General Plan; EA 97-347). Strong ground motion resulting from earthquake activity along the nearby San Andreas or San Jacinto fault systems is likely to impact the site during the anticipated lifetime of the structures. C. Would the project result in or expose people to potential impacts involving seismicity: ground failure or liquefaction? Less than Significant Impact. The La Quinta Master Environmental Assessment indicates that the Specific Plan/Conditional Use Permit site is outside of a recognized liquefaction hazard area. The majority of the City has a very low liquefaction susceptibility due to the fact that ground water levels are generally at least 100 feet below the ground surface (Source: La Quinta MEA; Riverside County Comprehensive General Plan, EA 97-347). 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 approximately one quarter mile north of the project site (Source: La Quinta MEA; La Quinta USGS 7.5' Quad Map; EA 97-347). E. Would the project result in or expose people to potential impacts involving landslides or mudflows? No Impact. The terrain within and surrounding the project site is desert valley floor north of the Guadalupe Creek and Devil Canyon alluvial fan. The parcel is located east of the Coral Reef Mountains. Thus, there is no potential danger from landslides and rockfall. No mudflows are anticipated for this project, as the adjacent hills and mountains are formed of rocky granodioritic material. The general area is protected from flood waters by earthen training dikes and retention 11 PAEA 98-359Retreat.wpd basins that are located at the southeastern portion of the City. (Source: La Quinta MEA, La Quinta USGS 7.5' Quad Map; EA 97-347). 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 soils on the project site are underlain by alluvial deposits of fine grained windblown sands of Pleistocene age. Myoma soils are generally used for crops and homesites, and are excessively drained and include rapidly permeable soil (Source: U.S.D.A. Soil Conservation Soil Survey of Riverside County, California - Coachella Valley Area). The surface soils are non -expansive and fall within the "very low" expansion category in accordance with the Uniform Building Code Classification System. Balanced cut and fill is projected for the project. Compliance with an approved grading plan will be a condition of approval for the project. Monitoring of compliance will be provided by the City's Public Works Department staff. All grading shall be performed under the testing and inspection of the Soils Engineer or his/her representative. Prior to placement of concrete, foot excavations shall be inspected in order to verify that they extend into compacted soil and are free of loose and disturbed materials (Source: EA 97-347). G. Would the project result in or expose people to potential impacts involving subsidence of the land? Less Than Significant Impact. Dynamic settlement results in geologically seismic areas where poorly consolidated soils mix with perched groundwater causing dramatic decreases in the elevation of the ground. The project site is not located in an area designated with subsidence hazards. (Source: La Quinta MEA). A. Would the project result in or expose people to potential impacts involving expansive . soils? Less Than Significant Impact. The underlying soils on the parcels have a low potential for expansion, thus future construction is not expected to be subject to problems from soil expansion. The City requires compliance with the Uniform Building Code and the recommendations of a soils investigation report prior to issuance of building and grading permits (Sources: U.S.D.A. Soil Conservation Service Soil Survey of Riverside County, California - Coachella Valley Area). I. Would the project result in or expose people to potential impacts involving unique geologic or physical features? No Impact. The Coral Reef Mountains represent a unique geologic feature in the La Quinta area. This unique feature is located outside of the project site boundaries. There is no identifiable direct significant adverse impact on this issue (Source: La Quinta MEA, Site Survey). 12 PAEA 98-359Retreat.wpd UliC11:_' 3.4 WATER Regional Environmental.Setting Groundwater resources in the La Quinta area consist of a system of large aquifers (porous layers of rock material containing water) and groundwater basins separated by bedrock or layers of soil that trap or retain groundwater. La Quinta is located above the Coachella Valley Groundwater Basin which is the major water supply for the potable water needs of the City as well as a significant supply for the City's nonpotable irrigation needs. Water is pumped from the underground aquifer via domestic water wells in the City operated and administered by the Coachella Valley Water District (CVWD). La Quinta is located primarily in the Lower Thermal Subarea of the groundwater basin. The Thermal Subarea is separated into the Upper and Lower Valley Sub -Basins near Point Happy, located southwest of the intersection of Washington Street and State Highway 111. CVWD estimates that approximately 19.4 million acre feet of water is stored within the Thermal Subarea which is available for use. Water pumped from the aquifer is treated and distributed to users through the existing (potable) water distribution system. Water is also pumped for irrigation purposes to water golf courses and the remaining agricultural uses in the City. Water supplies are augmented with surface water from the Colorado River transported via the Coachella Canal. The quality of water in the La Quinta area is highly suitable for domestic purposes. However, chemicals associated with agricultural production in nearby areas and the use of septic tanks in the Cove area affect groundwater quality. Groundwater is of marginal to poor quality at depths of less than 200 feet. Below 200 feet, water quality is generally good and water depths of 400 to 600 feet are considered excellent. Percolation from the tributaries of the Whitewater River flowing into La Quinta from the Santa Rosa Mountains provide a natural source of groundwater replenishment. Artificial recharging of groundwater will be necessary in the near future. Surface water in La Quinta is comprised of Colorado River water supplied via the Coachella Canal and stored in the Lake Cahuilla reservoir; lakes in private developments which are comprised of canal water and/or untreated groundwater; and the Whitewater River and its tributaries. The watersheds in La Quinta are subject to intense storms of short duration which result in substantial runoff. The steep gradient of the Santa Rosa Mountains accelerates the runoff flowing in the intermittent streams that drain the mountain watersheds. La Quinta is protected from this runoff by the existing flood control facilities located throughout the City. One of the primary sources of surface water pollution is erosion and sedimentation from development construction and operation activities. Without controls, total dissolved solids (TDS) can increase significantly from the development activities. The Clean Water Act requires all communities to conform to standards regulating the quality of water discharged into streams, including stormwater 13 P:\EA98-359Retreat.wpd 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. 1989:11 EA 97-347). Local Environmental Setting The project site does not have any natural standing water. Lake Cahuilla, a man-made reservoir is located approximately one quarter mile to the north. The Whitewater River channel is located approximately seven miles to the north of the project site, but is dry except during seasonal storms. The La Quinta Stotmwater Channel is located approximately six miles to the northwest 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 man-made lake is proposed for this project. A. Would the project result in changes in absorption rates, drainage patterns, or the rate and amount of surface runoff:' Less Than Significant Impact. An approved drainage plan was prepared for the Retreat project site as required by Site Development Permit 97-617. There will be changes in absorption rates, but not drainage patterns or surface runoff as a result of the proposed project. The absorption rate will be altered by the paving of streets, construction of buildings, and landscaping. Stormwater falling on site during the peak 24-hour period of a 100-year storm shall be retained on site (Source: EA 97- 347). B. Would the project result in exposure of people or property to water -related hazards such as flooding? Less Than Significant Impact. The project site is partially within the X designated flood hazard area. The X designation is the FIRM zone in which the hazard factors have been determined to be outside 500-year flood plain. Plans for stormwater protective works shall be submitted to the CVWD for review and approval. A portion of this development lies within the flooding easement of Dike No. 2. The developer shall submit all plans to the district for review and approval prior to construction within the flooding easement (Source: CVWD, June 1, 1998). The proposed man-made lake is in the center of the Specific Plan area and will serve as a retention facility. 14 p:\EA 98-359Retreat.wpd U1;;�i�31 C. Would the project result in discharge into surface waters or other alteration of surface water quality (e.g. temperature, dissolved oxygen or turbidity)? Less Than Significant Impact. Storm and nuisance runoff will be required to be retained and disposed of on site in an approved percolation device. Existing drainage is to the northeast. No changes to the existing drainage pattern are proposed. A Drainage Analysis calculated that a total of 14,191 c. f. of retention is needed for the 2.2 acre parcel of which the proposed recreation/club house is proposed. On -site retention areas consist of the proposed tennis court, proposed lake, and two small retention basins. (Source: SP 98-032), D. Would the project result in changes in the amount of surface water in any water body? No Impact. There are no existing bodies of surface water on the subject parcel. However, a man- made lake is proposed. The lake will be 8 feet deep, with a capacity of 76,200 cubic feet. It will be lined with 20mm PVC and earth with a concrete apron. Fresh water will fill the lake. E. Would the project result in changes in currents, or the course or direction of water movements? No Impact. The City of La Quinta does not have any natural bodies of water or rivers. There are many small man-made lakes and ponds on golf courses within the City. A few agricultural reservoirs are still in use. The La Quinta Evacuation Channel is a man-made stormwater channel that is usually dry except for runoff from seasonal storms. The future development of the project site with the proposed land use designations will not affect, to a significant degree, any existing drainage corridor (Source: Site Survey, La Quinta MEA). F. Would the project result in changes in quantity of ground waters, either through direct additions or withdrawals, or through interception of an aquifer by cuts or by excavations? Less Than Significant Impact. Water supply in the City is derived from groundwater and supplementary water brought in from the Colorado River. Potable water to service this development will most likely come from existing groundwater wells in the near vicinity. The Coachella Valley Water District will furnish domestic water and sanitation service to the project (Sources: La Quinta N EA; SP 98-032, CVWD, June 1, 1998). G. Would the project result in altered direction or rate of flow of groundwater? Less Than Significant Impact. The proposed Specific Plan improvements will not result in a significant effect on groundwater wells by itself. As with any project using substantial amounts of water, there will be cumulative impacts to quantity of groundwater resources. It is not anticipated that there will be any significant alteration to the direction of flow of the groundwater supply, however, the rate of flow may be impacted due to high demand for water. No deep cuts are proposed 15 P:\EA 98-359Retreat.wpd uCC(�30 with this project that would reach the depth of the groundwater. Groundwater is below 100 feet (Source: SP 98-032, Sladden Engineering, November 4, 1997), A. Would the project result in impacts to groundwater quality? Less Than Significant Impact. Future development of the Specific Plan site will include concrete and asphalt pavement of portions of the site. This pavement will reduce the absorption ability of the ground. Storm water runoff will be discharged into the four retention areas. Following a heavy rain, contaminates could be transported into the retention areas or into the City's storm drain system that could contribute to groundwater and/or surface water pollution. However, this potential impact is anticipated to be less than significant. Would the project result in substantial reduction in the amount of groundwater otherwise available for public water supplies? Less Than Significant Impact. The Coachella Vallev Water District has submitted a will serve letter, dated June I, 1998. 3.5 AIR QUALITY Regional Environmental Setting The Coachella Valley is under the jurisdiction of the South Coast Air Quality Management District (SCAQMD), and in particular, the Southeast Desert Air Basin (SEDAB) division. SEDAB has a distinctly different air pollution problem than the South Coast Air Basin (SCAB). A discussion of the jurisdictional organization of SCAQMD and requirements is found in the La Quinta MEA. The air quality in Southern California region has historically been poor due to the topography, climatological influences, and urbanization. State and federal clean air standards established by the California Air Resources Board and the U. S. Environmental Protection Agency (EPA) are often exceeded. The SCAQMD is a regional agency charged with the regulation of pollutant emissions and the maintenance of local air quality standards. Currently, the SEDAB does not meet federal standards for ozone, carbon monoxide, or particulate matter (PM-10). In the Coachella Valley, the standard for PM-10 is frequently exceeded. PM-10 is a particulate matter 10 microns or less in diameter that becomes suspended in the air due principally to winds, grading activity, and by vehicles traveling on paved and unpaved roads. Local Environmental Setting The City of La Quinta is located in the Coachella Valley, which has an and climate, characterized by hot summers, mild winters, infrequent and low annual rainfall, and low humidity. Variations in rainfall, temperatures, and localized winds occur throughout the valley due to the presence of the surrounding mountains. Air quality conditions are closely tied to the prevailing winds of the region. 16 p:\EA 98-359Retreat.wpd 1 r•, i7 ��L,,3 The Citv of La Quinta is subject to the SCAQMD AQMD, a plan which describes measures to bring the SCAB into compliance with federal and state air quality standards and to meet California Clean Air Act requirements. The General Plan for the City contains an Air Quality Element outlining mitigation measures as required by the Regional AQMP. The City is located within Source Receptor Area (SRA) 30. which includes two air quality monitoring stations, one located in the City of Palm Springs, and the other in the City of Indio. The Indio station monitors conditions which are most representative of the La Quinta area. The Palm Springs station monitors carbon monoxide in addition to ozone and particulate. A. Would the project violate any air standard or contribute to an existing or projected air quality violation? Less Than Significant Impact. The South Coast Air Quality Management District CE A Air Quality Handbook indicates that the threshold for significance for a racquet club (the most closely related type of land use to the proposed project) is I11,000 square feet of building area. The proposed recreation building will include 3,100 square feet of building area, thus, there is no anticipated significant air quality impact. The proposed 28 resort residential units will not exceed the 170 unit single family residential air quality threshold or the 193 unit threshold for a resort hotel. Thus, the anticipated air quality impact resulting from the Specific Plan is less than significant. B. Would the project expose sensitive receptors to pollutants? Less Than Significant Impact. Sensitive receptors include schools, day care centers, parks and recreation centers, medical facilities, rest homes, and other land uses that include concentration of individuals recognized as exhibiting particular sensitivity to air pollution. The proposed recreation/club house facility is a sensitive receptor. The adjacent land uses consist of residential and public park, which are sensitive receptors, as well. The closest schools to the proposed project are Harry Truman Elementary and La Quinta Middle School located north of Avenue 50, west of Park Avenue, approximately 4 miles northwest of the proposed project site. The Ambient Air Quality Standards (AAQS) are designed to protect that segment of the public most susceptible to respiratory distress or infection, referred to as "sensitive receptors." (Sources: La Quinta General Plan, La Quinta MEA: Site Survey; Draft SCAQMD CEQA Air Quality Handbook, SP 98-032). C. Would the project alter air movements, moisture, temperature, or cause any change in climate? No Impact. The proposed Specific Plan/Conditional Use Permit is not anticipated to result in any significant impact upon this topic area. There are no known significance thresholds for this topic area in which to assess impacts. D. Would the project create objectionable odors? 17 P:\LA 98-359Retreat.wpd Less Than Significant Impact. Vehicles traveling on nearbv streets generate gaseous and particular emissions that may be noticeable on the project site. However, these would be short-term odors that should dissipate quickly. The project might store small quantities of chemicals (cleansers and disinfectants) for which their could be odors, but storage of such chemicals is limited to inside the building or at the Maintenance facility for the country club (Source: Site Survey, SP 98-032, CUP 98-040). 3.6 TRANSPORTATION/CIRCULATION Regional Environmental Setting La Quinta is a desert community of over 18,600 permanent residents, and approximately 9,500 seasonal residents. The City is 31.18 square miles in size, with substantial room for development. The existing circulation system is a combination of early road work constructed in the 1930's by Riverside County and new roadways since incorporation of the City in 1982. Key roadways include State Highway 1 11, Washington Street, Jefferson Street, Fred Waring Drive, and Eisenhower Drive. Traffic volumes in La Quinta experience considerable seasonal variation, with the late -winter, early - spring months representing the peak tourist season and highest traffic volumes. Existing transit service in La Quinta is limited to three regional fixed -route bus routes operated by SunLine Transit Agency. One bus route along Washington Street connects the Cove and Village areas with the community of Palm Desert to the west. Two lines operate along Highway l 1 1 serving trips between La Quinta and other communities in the desert. There are only a few existing pedestrian, bicycle and equestrian facilities in La Quinta, however, these systems will be expanded as the City grows. These facilities, both existing and fixture, are designated in the La Quinta General Plan. Local Environmental Setting The subject project site is located northeast of the intersection of Quarry Lane and Tom Fazio Lane North Avenue. Both streets are classified as private streets within The Quarry development, and Quarry Lane is a private roadway almost to the junction of 58' Avenue. The intersection is currently controlled by stop signs. A. Would the project result in increased vehicle trips or traffic congestion? Less Than Significant Impact. The proposed Specific Plan/Conditional Use Permit traffic is not anticipated to have a significant effect upon the Quarry development, or upon the adjacent areas, since the use of the building will be by property owners as part of the existing internal circulation and traffic. Additional vehicle trips will result from the proposed development within Specific Plan 98- 032. It is anticipated that trips associated with the tennis court, recreation building, swimming pool, 18 P:\EA 98-359Retreat.wpd tl'JJ(JJ and other recreation facilities will be a mix of Quarry residents and visitors to the Retreat; therefore, generating some new trips. The proposed resort residential units will generate new vehicle trips. The proposed 28 units could generate approximately 280 trips per day. Adjusting for multiple keys by increasing the trip generation factor by 20% would result in approximately 336 daily trips added to the Quarry development (Source: Endo Engineering, Aug., 1997). 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. The proposed Specific Plan/Conditional Use Permit will not result in safety hazards as the circulation system for The Quarry has been previously reviewed by the City, and the proposed new road within the Retreat is a local access roadway with gentle curves. No design hazards have been identified by the City's Public Works Department. C. Would the project result in inadequate emergency access to nearby uses? No Impact. The proposed Specific Plan/Conditional Use Permit will not be permitted to obstruct emergency access to surrounding land uses. The proposed project does not prevent access to any of the surrounding properties. Primary access to and from the facility will be from Tom Fazio Lane North. An emergency access gate onto Quarry Lane is also proposed. D. Would the project result in insufficient parking capacity on -site or off -site? Less Than Significant Impact. The proposed Specific Plan/Conditional Use Permit includes parking in accordance with the requirements of the City for recreation types of land uses. There will be a total of 56 parking spaces for the employees and members (Source: SP 98-032). Parking for the residential dwelling units within the Planning Areas shall be provided through uncovered or detached covered parking structures. One and two car attached garages may however, be incorporated into the design of the residential units. Planning Area 1 will have 20 parking spaces (16 standard, 4 handicapped) and 10 spaces for residential parking needed by units in Planning Area 2. Planning Area 2 will provide 2 spaces per lot (5 lots maximum). Parking needs for Planning Area 3 will be subject to a Conditional Use Permit for future development. Resort residential requires one space per bedroom. E. Would the project result in hazards or barriers for pedestrian or bicyclists? Less Than Significant Impact. It is anticipated that hazards to bicyclists and pedestrians will not be increased significantly as a result of the proposed Specific Plan/Conditional Use Permit development (Source: La Quinta General Plan). There are no designated bike lanes within the Quarry development. F. Would the project result in conflicts with adopted policies supporting alternative transportation (e.g. bus turnouts, bicycle racks)? 19 P:\EA 98-359Retreat.wpd tiJ�}vJU No Impact. The project is not along a designated bus route, and therefore will not have a bus turnout or bus service included with the Specific Plan/Conditional use Permit. There are no adopted policies requiring alternative transportation for a gated country club development unless there are over 100 employees (Source: La Quinta MEA). There are policies in the General Plan pertaining to alternative transportation. The Specific Plan/Conditional Use Permit does not conflict with these policies in that The Retreat will utilize internal golf cart circulation. G. Would the project result in rail, waterborne or air traffic impacts? No Impact. There is no rail service in the City of La Quinta. The closest rail line is approximately nine 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 8 miles north of the project site and the Thermal Airport, located approximately 7 miles northeast of the project, on Airport Boulevard in the Thermal area (Sources: La Quinta MEA, USGS La Quinta 7.5' Quad Map; Site Survey). 3.7 BIOLOGICAL RESOURCES Regional Environmental Setting The City of La Quinta lies within the Colorado Desert regional environment. Two ecosystems are found within the City, the Sonoran Desert Scrub and the Desert Transition. The disturbed environments within the City are classified as either urban or agricultural. A detailed discussion of these ecosystems is found in the La Quinta Master Environmental Assessment (1992). Local Environmental Setting The project site is located in a border area between the Desert Transition ecosystem and the Sonoran Desert Scrub ecosystem. Typically, undeveloped land within the Sonoran Desert Scrub ecosystem is rich in biological resources and habitat. The Sonoran Desert Scrub is the most typical environment found in the Coachella Valley. It is generally categorized as containing plants which have the ability to economize water uses, go dormant during periods of drought, or both. Cacti are very common in these areas due to their ability to store water. Other plants root deeply and draw upon water from considerable depths. The variations of desert vegetation result from differences in the availability of water. The most dense and lush vegetation in the desert is found where groundwater is most plentiful. The Sonoran Scrub areas are considered habitat for a number of small mammals. These animals escape the summer heat through their nocturnal and /or burrowing tendencies. Squirrels, mice and rats are all common rodent species in this environment. The black -tailed hare is a typical mammal. Predator species include kit fox, coyote, and mountain lion in the higher elevations. The largest mammal species found in this area is the Peninsular Bighorn sheep which is found at the higher — 20 PAEA 98-359Retreat.wpd 0uC,, 7 elevations of the Santa Rosa and San Jacinto Mountain ranges. Birds and amphibians/reptiles can also be found in the Sonoran Scrub area (Source: La Quinta MEA). The Desert Transition areas are found in the alluvial fan areas and slopes of the surrounding mountains The transition is gradual and involves an intermingling of vegetation types typically found in the Desert Scrub ecosystem and the Pinon-Juniper Woodland near the top of the Santa Rosa Mountains. The plant species in the desert transition zone benefit from slightly higher rainfall. Where creosote bush and bur -sage dominated in the desert scrub areas, cacti become more abundant and ocotillo dominate on the upper portions of alluvial fans, bajadas, and rocky mountain slopes (Source: La Quinta MEA). A. Would the project result in impacts to endangered, threatened or rare species or their habitats (including but not limited to plants, fish, insects, animals, and birds)? No Impact. There are no designated habitats of endangered, threatened, or rare species known to be within the project site (Source: La Quinta MEA). The project was transmitted for comment to the U.S. Fish and Wildlife and Department of Fish and Game, however, no comments have been received, to date, from these entities. A biological survey was conducted on the adjacent Quarry project area in 1993. No evidence of plant species of special concern was found. The hillsides to the north, west, and south of the Quarry project are said to be peninsular bighorn habitat. The biology report for the Quarry concluded that bighorn did not utilize the project site for drinking, lambing, or foraging, but may occasionally traverse the extreme western portion of the Quarry site as they move from one portion of the Santa Rosa Mountains to another. There is a slight possibility that desert tortoise may occur on the site, but evidence of occupation was not found (Source: Keith Companies, 1993). B. Would the project result in impacts to locally designated species (e.g. heritage trees)? No Impact. There are no locally designated biological resources within the City of La Quinta. All significant biological resources are designated at the state and/or federal level by the California Department of Fish and Game or the U.S. Fish and Wildlife Service. There have been no comments received, to date, regarding this project from the U. S. Fish & Wildlife Service or the California Department of Fish and Game (Source: La Quinta MEA). C. Would the project result in impacts to locally designated natural communities (e.g. oak forest, coastal habitat, etc.)? No Impact. There are no locally designated natural communities found in or near the Specific Plan/ Conditional Use Permit site. Most of the surrounding parcels are developed with homes or roadways. There are no intact significant natural biological communities remaining in the area of the project site. There have been no comments received to date from the U.S. Fish & Wildlife Service or the California Department of Fish and Game for this Specific Plan/Conditional Use Permit. 21 P:\EA 98-359Retreat.wpd UC�f 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 Specific Plan/Conditional Use Permit site or nearby. The project site is a dry desert parcel within a developing country club. There have been no comments received to date regarding this project from the U. S. Fish & Wildlife Service or the California Department of Fish and Game. E. Would the project result in impacts to wildlife dispersal or migration corridors? Less Than Significant Impact. Wildlife corridors are open in the Coral Reef Mountains which provide access to the higher Santa Rosa Mountains to the southwest (Source: La Quinta MEA; Site Survey). There have been no comments received to date on this project from the U. S. Fish & Wildlife Service or the California Department of Fish and Game. 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. The project site is located within MRZ-3. The MRZ-3 designation is applied to those areas containing mineral deposits the significance of which can not be evaluated from available (Source: La Quinta MEA, Site Survey). However, the project site is adjacent to the former location of a sand and gravel quarry that was active in the recent past. The quarry pit was more than 30 feet deep and over 300 feet wide (Source: Keith Companies, 1993). A. Would the project conflict with adopted energy conservation plans? No Impact. The City of La Quinta does not have an adopted energy plan, however, there are policies and goals in the City's General Plan that recommend conservation of materials and fuels to the extent possible. the City's General Plan Housing Element contains requirements for efficiency in construction and materials with the goal of reducing energy consumption. All development within the Specific Plan Shall be required to meet Title 24 energy requirements (Sources: La Quinta General Plan, UBC). B. Would the project use non-renewable resources in a wasteful and inefficient manner? 22 PAEA 98-359Retreat.wpd 0"iJ J Less Than Significant Impact. Natural resources that may be used by this proposed Specific Plan/Conditional Use Permit include air, mineral, water, sand and gravel, timber, energy, and other resources needed for construction. Title 24 (of the Uniform Building Code) requirements shall be complied with for energy conservation. Any landscaping will also be required to comply with the City's landscape water conservation ordinance as well as the requirements of the Coachella Valley Water District (Source: La Quinta WA, Water Conservation Ordinance; Coachella Valley Water District, UBC). C. Would the project 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? Less Than Significant Impact. The Quarry development includes the area of a former sand and gravel quarry that operated for several years under Riverside County jurisdiction. The entire quarry pit was incorporated into the country club development. Although the underlying area of the country club could be reclaimed for future quarrying activity, it is not feasible that this will happen. 3.9 HAZARDS Regional Environmental Setting Recent growth has increased the City's exposure to hazardous materials. Such exposure to toxic materials can occur through the air, in drinking water, in food, in drugs and cosmetics, and in the work place. Although large scale, hazardous waste generating employment is not present in the City of La Quinta, the existence of chemicals utilized in dry cleaning operations, agricultural operations, restaurant kitchen cleaning, landscape irrigation and exposure to large scale electrical facilities may pose significant threats to various sectors of the population. Currently, there are no hazardous disposal waste sites located in Riverside County, Local Environmenta! Setting In order to comply with AB 2948-Hazardous Waste Management Plans and Facility Siting Procedures, the City of La Quinta adopted Ordinance 184 consisting of a Hazardous Waste Management Plan. The project site has not been used for any type of manufacturing or industry, and there has not been any known dumping of hazardous substances on the property (Sources: Site Survey; Aerial Photos). A sand and gravel quarry was located adjacent to the west and southwest of the site where the Quarry development is now located. A. Would the project involve a risk of accidental explosion or release of hazardous substances (including not limited to oil, pesticides, chemical, or radiation)? Less Than Significant Impact. There is a minimal risk of exposure from chemicals and pesticides that may be used within the project. No other risks are anticipated by the project. Use of any 23 P:\EA 98-359Retreat.wpd VJ'JUf� chemicals during the construction phase or on -going operations shall be by trained personnel only according to local Riverside County Health Department, OSHA, and EPA requirements. B. Would the project involve possible interference with an emergency response plan or emergency evacuation plan? Less Than Significant Impact. Construction activities will be confined to permitted sites within the Specific Plan, except for minimal off -site work as permitted for project roadways, curbs, and gutters. These activities will not be permitted to interfere with emergency responses to the site or surrounding areas nor will it obstruct emergency evacuation of the area. Needed measures to divert and control traffic shall be implemented whenever required. Traffic diversions are subject to inspection by the City's Public Works Department. C. Would the project involve the creation of any health hazard or potential health hazards? No Impact. There are no anticipated health hazards associated with the proposed Specific Plan/Conditional Use Permit beyond those normally associated with a construction project, which consist primarily of accidental injuries. D. Would the project involve exposure of people to existing sources of potential health hazards? No Impact. There are no identifiable significant health hazards on the project site. The potential development of the proposed Specific Plan/Conditional Use Permit is not expected to create any health hazards. Development will be required to conform to zoning standards and all applicable health and safety codes. E. Would the proposal involve increased fire hazard in areas with flammable brush, grass, or trees? Less Than Significant Impact. The proposed Specific Plan/Conditional Use Permit site is on a vacant parcel with sparse natural vegetation. The parcel has been previously graded. Thus, there is a very low fire potential from brush, grass, or trees. The construction of the proposed building will increase fire hazards for which the Fire Marshal requires conditions of approval for type of construction and materials to mitigate potential impacts. 24 PAEA 98-359Retreat.wpd uJJ041 3.10 NOISE Regional Environmental ,Setting Noise levels in the City are created by a variety of sources within and outside the City boundaries. The major sources of noise include vehicles on City streets and Highway 111, and temporary construction noise. The ambient noise levels are dominated by vehicular noise along the highway and major arterial roadways. Local Environmental Setting The ambient noise level at the project site is dominated by vehicle traffic noise from Quarry Lane and Tom Fazio Lane North. Residential areas are considered noise -sensitive land uses, especially during the nighttime hours. Residential uses are located to the west of the project site. The State Building Code requires that interior noise level in buildings do not exceed CNEL 45, The General Plan of the City of La Quinta requires that exterior noise levels do not exceed CNEL 60 (Sources: Site Survey; La Quinta MEA). A. Would the project result in increases in existing noise levels? Less Than Significant Impact. Vehicular noise would result from employees, members, and guests arriving and departing the site. The building will be 400 feet from the nearest residential unit. There is an existing block wall along Tom Fazio Lane that extends to Quarry Lane. Additional block wall is proposed along the northern property boundary adjacent to Lake Cahuilla Drive. These walls will serve as mitigation for properties on both sides of the was from sound affecting and originating from the proposed project. Existing noise levels would be increased due to short-term construction activities and long-term operational activities (e.g. noise generated by vehicles and equipment run by residents, visitors, and landscape/maintenance crews). Noise increases could impact wildlife in the adjacent Sant Rosa Mountains, Lake Cahuilla County Park users, and PGA West residents and guests. For the most pat, these impacts will be mitigated through use of construction equipment mufflers and adherence to allowed construction working hours. The project shall comply with the City Zoning Code noise regulations. Significant impacts are not anticipated (Source: Keith Companies, 1993). B. Would the project result in exposure of people to severe noise levels? Less Than Significant Impact. The La Quinta General Plan regulates excessive noise and vibration in the City by establishing allowable noise levels for various land uses. Residential land uses should have a maximum exterior noise level of up to 60 CNEL. If the ambient noise level is higher than this standard, then it will serve as the standard. No severe noise impacts are anticipated from the Retreat Specific Plan. 25 P:\EA 98-359Retreat.wpd vvvG4;' The proposed development will result in short-term impacts associated with construction activities. During construction, heavy machinery will be capable of generating periodic peak noise levels ranging from 70 to 95 dBA at a distance of 50 feet from the source. These high noise levels are short in duration and temporary with the construction phases. Such high noise levels are not anticipated or permitted after construction, or during the "operation" of the facility (Source: La Quinta General Plan). 3.11 PUBLIC SERVICES Regional Environmental Vetting Law enforcement services are provided to the City through a contract with the Riverside County Sheriff's Department. The Sheriffs Department extends service to the City from existing facilities located in the City of Indio. There is a small substation located within the La Quinta City Hall. The Department utilizes a planning standard of 1.5 deputies per 1,000 population to forecast additional public safety personnel requirements in La Quinta at buildout. Based on this standard, the City should have a police force of 25.5 officers, but is currently underserved. Currently, there are three officers per shift with three staggered shifts per day to serve La Quinta. In addition to 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 932 on Frances Hack Lane, west of Washington Street, and Station #70, at the intersection of Madison Street and Avenue 54. The Fire Department is also responsible for building and business inspections, plan review, and construction inspections. Based upon a planning standard of one paid firefighter per 1,000 population, the City is currently underserved (Source: La Quinta MEA). Currently, there are two paid firefighters per shift at each of the two fire stations in La Quinta. Volunteers supplement the paid staff (Source: La Quinta Building & Safety Department). Structural fires and fires from other man-made features are the most significant fire threats to the City. Hillside and brush fires are minimal as the hillsides are virtually barren and the scattered brush on the valley floor is too sparse to pose a serious fire threat. Both the Desert Sands Unified School District and the Coachella Valley Unified School District serve the City. There are two elementary schools, one middle school, and one high school within the City. The City is also within the Desert Community College District. Library services are provided by the Riverside County Library System with a branch library located in the Village area of the City. The existing facility opened in 1988 and county planning standards of 0.5 square feet per capita and 1.2 volumes per capita are used to forecast future facility requirements to serve the City. Utilizing this 1992 standard, the City was underserved in space but overserved in — terms of volumes (Source: La Quinta MEA, La Quinta Library staff). 26 RNEA 98-359Retreat.wpd Health care services are provided in the City through JFK Memorial Hospital in Indio, and the Eisenhower Immediate Care Facility in La Quinta on Hwy. 111. The Eisenhower Medical Center is located in Rancho Mirage. The Riverside County Health Department administers a variety of health programs for area residents and is located in Indio. Paramedic service is provided to the City by Springs Ambulance Service. Local Environmental Setting The project site is south of Fire Station #70, located at the southwest corner of the intersection of 54th Avenue and Madison Street. Ambulance services are also dispatched from Station 470. The Quarry is a gated community with private security service. 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 is located 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? Less Than Significant Impact. The proposed Specific Plan/Conditional Use Permit will increase the need for fire protection due to the construction of structures. Development of the project shall comply with the fire flow and fire safety building standards of the Riverside County Fire Code to prevent fire hazard on -site and to minimize the need for fire protection services. Unobstructed fire access will be required through the design of the project streets and setbacks between structures. Other code requirements (such as sprinkler systems, construction materials, etc.) shall be complied with. The comment letter from the Fire Department shall be made part of the Conditions of Approval for the Site Development Permit (Source: Fire Department, October 21, 1997, and May 19, 1998). B. Would the project have an effect upon, or result in the need for new or altered government services in relation to police protection? Less Than Significant Impact. Traffic collisions, patrol requests, and calls for service will impact the Sheriff's Department. This will generate a cumulative need for additional staff in the future. A comment letter from the Sheriff's Department stated that there were no objections to the proposed project (Source: Sheriffs Dept, November 17, 1997, and May 19, 1998). C. Would the project have an effect upon, or result in a need for new or altered government services in relation to school services? Less Than Significant Impact. School overcrowding is a District -wide concern for the Desert Sands Unified School District. The District's ability to meet the educational needs of the public with new schools has been seriously impaired in recent years by local, state, and federal budget cuts that have had an impact on the financing of new schools. The proposed project is anticipated to have a 27 P:\EA 98-359Retreat.wpd �IUJV4`t minor impact on the school system. The school mitigation fee that is currently collected on all new development at the time building permits are issued will be required of this project as mitigation in compliance with State mandate for school impact mitigation (Source: DSUSD, November 17, 1997, and Tune 4, 1998). There is no evidence to show that State mandated school fees will not be adequate to address impacts to school facilities, in that the proposed Specific Plan and Conditional Use Permit as proposed do not affect the current land use as it would be assessed at time of development, whether or not the project is implemented. D. Would the project have an effect upon, or result in a need for new or altered government services in relation to the maintenance of public facilities, including roads? Less Than Significant Impact. The Specific Plan/Conditional Use Permit site is served by existing infrastructure connected with the facilities installed in connection with development of The Quarry. The proposed street within The Retreat Specific Plan is to be a private street improved and maintained by the property owners association. Access to the Quarry is via 58" Avenue, which is a public roadway. There will be "wear and tear" on 58" Avenue leading up to the entrance of The Quarry which will require maintenance services by the City. E. Would the project have an effect upon, or result in a need for new or altered government services in relation to other governmental services? Less Than Significant Impact. Building, engineering, inspection, and planning review needed for the proposed project will be partially offset by application, permit and inspection fees charged to the applicant and contractors. It is not anticipated that there will be a significant impact to City staff from the proposed project. 3.12 UTILITIES Regional Environmental Services The City of La Quinta is served by the Imperial Irrigation District (IID) for electrical power supply and The Gas Company (TGC) for natural gas service. Existing power and gas lines and substations are found throughout the City. IID has four substations in La Quinta, with electricity generated by a steam plant in El Centro and hydroelectric power generated by the All American Canal. General Telephone Exchange (GTE) provides telephone services for the City. Media One serves the area for cable television service. There are several wireless communication companies that provide services in the La Quinta area. The Coachella Valley Water District (CVWD) provides water and sewer service to the City. CVWD obtains its water from underground aquifers and from the Colorado River. CVWD operates a water system with potable water pumped from domestic water wells in the City. The wells range in depth from 500 to 900 feet. Potable water is stored in five reservoirs located in the City. 28 PAEA 98-359Retreat.wpd 000045 The City's stormwater drainage system is administered by the CVWD, which maintains and operates a comprehensive system to collect and transport flows through the City. The City is served by Waste Management of the Desert for solid waste disposal. Nonhazardous, mixed municipal solid waste is taken to the only open landfill (Edom Hill) within the Coachella Valley. Local Environmental. Setting The project site is within a developing area. An existing sewer force main and water truck line are located along the east side of Quarry Lane. Existing utilities are located throughout The Quarry development for which The Retreat project will be able to access. A. Would the project result in a need for new systems, or substantial alterations to power and gas service? Less Than Significant Impact. Power, water, sewer, and natural gas lines have been brought in to the community and are available to the project site. It is not anticipated that the project will require a significant level of electricity or natural gas to result in the need for new systems or alterations to existing systems. The project developer will have to coordinate with IID and The Gas Company for the timely provision of utilities. B. Would the project result in a need for new systems, or substantial alteration to communication systems? Less Than Significant Impact. The proposed development will require service from General Telephone Exchange (GTE) for telephone communication. The developer will be required to coordinate the installation of telephone service infrastructure with GTE. Media One is the current provider of cable television services for which the developer will have to coordinate with if the project is to have cable television service. Telephone and television service are existing in The Quarry development, thus there will not be a need for significant alterations to these services from the proposed project. C. Would the project result in a need for new systems, or substantial alterations to local or regional water treatment or distribution facilities? Less Than Significant Impact. It is not anticipated that the project will result in a significant adverse impact upon the water resources of the area. The developer has been in contact with the Coachella Valley Water District regarding the provision of service to the project site. No significant impacts are anticipated by the proposed project (Source: CVWD, June 1, 1998). D. Would the project result in a need for new systems, or substantial alterations to sewer services or septic tanks? 29 p:\EA 98-359Retreat.wpd 0! .046 Less Than Significant Impact. The proposed project will generate sewage which will have to be transported and treated by CVWD. The developer will be responsible for the cost of connection and installation of an on -site sewer system. The developer has been in contact with the Coachella Valley Water District regarding the provision of sewer service. Since sewer service exists at The Quarry development, it is not anticipated that there will be a significant impact upon the sewer system from the proposed project (Source: CVWD, October 27, 1997, and June 1, 1998). E. Would the project result in a need for new systems, or substantial alteration to storm water drainage? Less Than Significant Impact. The project will result in substantial construction of buildings, pavement and landscaping. The Whitewater River Storm channel is located approximately 7 miles north of the project site. There are no anticipated adverse impacts to the channel (Source: Site Survey; La Quinta General Plan). The La Quinta Evacuation Channel is located 6 miles to the northwest and provides drainage protection for the general area. Drainage specific to the proposed project will be directed to the proposed lake as designed by the drainage plan for the Retreat development. There is no anticipated significant drainage impacts from the proposed Retreat project. On -site drainage plans for the project site will be reviewed to ensure compatibility with the overall drainage plan prior to issuance of grading or building permits. 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/Conditional Use Permit will require solid waste disposal services from the current franchisee when development occurs. Solid waste is transported to the one existing landfill in the Coachella Valley. This landfill is reaching capacity and may be closed in the near future. Development must comply with the City's Source Reduction and Recycling policies. Any on -site programs will be coordinated with Waste Management. This project will cumulatively impact solid waste systems and facilities (Source: Specific Plan 98-032). G. Would the project result in a need for new systems or supplies, or substantial alterations to local or regional water supplies? Less Than Significant Impact. Water system improvements and infrastructure were installed with the construction of The Quarry development a few years ago. There should only be minor modifications and extensions required with the proposed Retreat Specific Plan development. 3.13 AESTHETICS Regional Ennironmental.Setting The City of La Quinta is partially located within a desert valley cove and partially on the desert floor. There are hillsides to the west and south of the City. Views of the desert and surrounding mountains 30 PAEA 98-359Retreat.wpd G� - G 4 7 are visible on clear days throughout most of the City. Dominate architectural styles found in the City are Mediterranean and Spanish Revival, with a relatively low profile for residential structures and for most commercial structures, as well. Local Environmental Setting The project site is located in a predominately residential and open space zoned area in the southeastern portion of the City. The proposed Specific Plan allows development up to 34 feet in height and two stories. Views from the project site consists of the Santa Rosa and Coral Reef Mountains to the west and south, the Guadalupe Creek/Devil's Canyon alluvial fan area to the west, and the open valley floor to the north and northeast (Source: Site Survey; La Quinta MEA). A. Would the project affect a scenic vista or scenic highway? Less Than Significant Impact. The project site is not located within a viewshed as designated by the City's General Plan. The vistas from the project site include the Coral Reef Mountains adjacent to the west, the Santa Rosa Mountains to the south, and the valley floor to the northeast and east. The proposed buildings will be constructed with low profiles. B. Would the project have a demonstrable negative aesthetic effect? No Impact. The proposed Conditional Use Permit and future development will be required to comply at the time of development with architectural and landscaping policies of Specific Plan 98- 032. The design guidelines contained in the Specific Plan are intended to establish a resort residential design which is consistent with the adjacent golf course community of The Quarry; delineate criteria for enhancing the natural site features, native plant materials and habitat areas, and provide a consistent approach to site planning, building design, street furniture and signs, wall and fence materials and color, lighting, landscaping, and other design elements. The architecture is described as "desert architecture" and may include Spanish mission, southwest adobe, pueblo, and other compatible styles. The predominant color of all structures should be limited to the spectrum of white, cream, tan, sand, light brown, mauve, and other earth tones. Roofing materials should be limited to concrete -based or clay tile materials in barrel tile or shake type forms. The predominate exterior building material should be textured or smooth finish stucco. Wood, tile and limited wrought iron should be used as accent materials as dictated by the applicable architectural style (Source: SP 98- 032). C. Would the project create light or glare? Less Than Significant Impact. The development within the proposed Specific Plan will include exterior security and both low and high level landscaping lighting which will cumulatively contribute to the existing light and glare in the City. All lighting for the project must comply with the Dark Sky Ordinance and the requirements of the Lighting Ordinance for the proposed uses. The tennis court will not have night lights. 31 PAEA 98-359Retreat.wpd 0rJJ043 3.14 CULTURAL RESOURCES Regional Environmental. Setting A portion of the prehistory of the La Quinta area is known through the archaeological record pieced together from various archaeological investigations over the past twenty years and from extensive ethnographic information collected. A discussion of the prehistory and history of La Quinta is provided in the Draft Historic Context Statement of the City of La Quinta. Other discussions are found in the La Quinta General Plan and the Master Environmental Assessment. Local Environmental.Setting The project site is located in the southeastern portion of the City. There are recorded archaeological sites within a one mile radius of the project site, indeed within The Quarry development. The project site was surveyed in conjunction with the environmental assessment prepared for Site Development Permit 97-617 for The Retreat, and monitored during grading operations. There are no recorded prehistoric or historic sites on the project site, although there are recorded sites within The Quarry development. A. Would the project disturb paleontological resources? Less Than Significant Impact. It is known that marine -associated paleontological resources are found at elevations below 42 feet above mean sea level. The proposed project site is located at or just above sea level. It was determined that the project site was inside of the area designated by the Lakebed Paleontological Determination Map (Source: Lakebed Paleontological Determination Map). During mass grading of the Specific Plan area (for SDP 97-617) paleontological resources were encountered (Source: Paul G. Chace, Keith Companies, 1997). If additional grading or trenching below the level of previously disturbed earth is proposed for development within the Specific Plan, additional paleontological monitoring shall be required. B. Would the project affect archaeological resources? Less Than Significant Impacts. There are several archaeological sites within close proximity of the proposed Specific Plan site. The archaeological survey conducted in 1997, by Keith Companies archaeologists for the project site, and the archaeological monitoring of the mass grading activities, did not locate any archaeological sites. It is likely that previous agricultural use and sand and gravel quarrying of the project area accounts for the absence of prehistoric material on the ground surface. However, a potential still remains for the discovery of subsurface archaeological resources on the project site. C. Would the project affect historical resources? 32 P:\EA98-359Retreat.wpd vi�0043 No Impacts. There were no existing historic resources located during the cultural resources survey conducted in 1997 (Source: Drover, 1997). D. Would the project have the potential to cause a physical change which would affect unique ethnic values? No Impact. There is no identifiable unique ethnic values associated with the proposed project site. E. Would the project restrict existing religious or sacred uses within the potential impact area? No Impact. There are no known current religious uses or sacred uses on the proposed project site (Source: Site Survey). 3.15 RECREATION Regional Environmental. Setting The City of La Quinta has an adopted Parks and Recreation Element and Master Plan that assesses the existing resources and facilities and the future needs of the City. The City has approximately 28.7 acres of developed parkland for Quimby Act purposes. The 845 acre regional Lake Cahuilla Park is not included in this count. There are also unimproved bike and equestrian corridors within the City and designated pedestrian hiking trails. Local Environmental.Setting The Retreat Specific Plan/Conditional Use Permit site is vacant desert land within a walled country club with a golf course. There is no evidence that there have been any organized or approved public recreational uses on the project site. A. Would the project increase the demand for neighborhood or regional parks or other recreational facilities? Less Than Significant Impact. The proposed Specific Plan/Conditional Use Permit will not significantly impact the existing park and recreation facilities. The recreation/club house and tennis court and pool will add a new privately -owned recreation opportunity to the City. Infrastructure fees will be assessed on the project and will serve as mitigation for this issue (Source: SP 98-032). The proposed new resort residential units will create a less than significant impact on the existing recreation facilities by adding new users. This increased demand will be slightly off -set by the construction of new facilities within The Retreat, such as the spa, pool, tennis court, and recreation building. B. Would the project affect existing recreational opportunities? 33 P:\EA 98-359Retreat.wpd No Impact. The proposed Specific Plan/Conditional Use Permit will not affect existing parks and recreation facilities. SECTION 4: MANDATORY FINDINGS OF SIGNIFICANCE The proposed Specific Plan/Conditional Use Permit will not have unmitigable significant adverse impacts on the environmental issues addressed in the checklist and addendum. The following findings can be made regarding the mandatory findings of significance set forth in Section 15065 of the CEQA Guidelines and based on the results of this environmental assessment: • The proposed 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. SECTION 5: EARLIER ANALYSES A. Earlier Analyses Used. Utilized in the current analysis was the La Quinta Master Environmental Assessment (MEA), prepared in 1991, in conjunction with the 1992 General Plan Update and related EIR. Other references include: 1. Bechtel Civil, Inc., 1989. 2. CVWD, October 27, 1997, June 1, 1998, project comment letters. 3. Draft SCAQMD CEQA Air Quality Handbook. 4. Southland Geotechnical, 1996. 5. USDA Soil Conservation Service, Soil Survey of Coachella Valley, 1979. 6. City of La Quinta Historic Context Statement (Draft- Dec. 1996). 7, The Gas Company, November 18, 1997, project comment letter. 8. Desert Sands Unified School District, November 17, 1997, and June 4, 1998. project comment letters. 9. Riverside County Sheriff, November 17, 1997, and May 19, 1998, project comment letter. 34 P:\EA 98-359Retreat.wpd 10. Specific Plan 98-032 The Retreat IL Environmental Assessment 97-347 - The Retreat (SDP 97-617) The special studies prepared for the proposed project consist of 1. Drainage Analysis for PM 28650, Jerry L. Miles, Keith Companies, Oct. 28, 1997. 2. Cultural Resources Assessment: Chris Drover, Keith Companies, 1997. 3. Soils Investigation Status, Sladden Engineering, October 23, and November 4, 1997. 4. Report of an Archaeological Monitoring Program for The Retreat at the Quarry, Parcel Map 28650. Paul G. Chace, Ph.D., The Keith Companies. January 1998. B. Impacts Adequately Addressed. All potential impact/issue areas, are considered to be adequately addressed with this environmental assessment. Certification of this EA by the Planning Commission will confirm the adequacy of the environmental assessment. C. Mitigation Measures. Mitigation measures are discussed in this addendum as they relate to the proposed project. 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