PCRES 1998-078PLANNING COMMISSION RESOLUTION 98-078
A RESOLUTION OF THE PLANNING COMMISSION OF THE
CITY OF LA QUINTA, CALIFORNIA, RECOMMENDING
CERTIFICATION OF THE SUPPLEMENTAL
ENVIRONMENTAL IMPACT REPORT PREPARED FOR
SPECIFIC PLAN 97-029 AMENDMENT #1, SITE
DEVELOPMENT PERMIT 97-603 AMENDMENT #1, AND
DEVELOPMENT AGREEMENT 97-002 AMENDMENT #1, AS
BEING ADEQUATE AND COMPLETE; RECOGNIZING THE
OVERRIDING CONSIDERATIONS TO CERTAIN
UNAVOIDABLE ADVERSE ENVIRONMENTAL IMPACTS;
AND RECOGNIZING THE SIGNIFICANT ADVERSE
ENVIRONMENTAL IMPACTS WHICH CANNOT BE
AVOIDED BUT WHICH CAN BE REASONABLY MITIGATED
IF THE PROPOSED PROJECT IS IMPLEMENTED.
THE CENTRE AT LA QUINTA SPECIFIC PLAN 97-029- AMENDMENT #1,
SITE DEVELOPMENT PERMIT 97-603- AMENDMENT #1, DEVELOPMENT
AGREEMENT 97-002- AMENDMENT #1, AND SUPPLEMENT TO
ENVIRONMENTAL ASSESSMENT 97-337
WHEREAS, the Planning Commission of the City of La Quinta, California, did, on
the 13th day of October, and the 1 o`h day of November 1998, hold duly noticed Public
Hearings to consider the request of Stamko Development Co. for certification of the
Environmental Impact Report (hereinafter "Original EIR") for approval of a Specific Plan,
Development Agreement, Conditional Use Permit, Site Development Permit (hereinafter
the `Prior Entitlement Approvals") to allow construction of an 87 acre multi -phased mixed
commercial property consisting of an auto sale/service mall and a retail complex and
subdivision of the site into ten parcels to allow auto service/sales (hereinafter the "Original
Project"). The original project site is more particularly described as:
SOUTH SIDE OF STATE HIGHWAY 111 BETWEEN ADAMS
STREET AND DUNE PALMS ROAD (A PORTION OF THE
SOUTHWEST AND NORTHWEST Y4 OF SECTION
29,T5S, R7 E ).
WHEREAS, on the 15th day of July, 1997, the City Council of the City of La Quinta,
California, approved and adopted Resolution 97-62, certifying the adequacy and
completeness of the Original EIR, and adopting findings and a Statement of Overriding
Considerations, in connection with its approval of the Original Project; and
PACH RIST1\PCResoEA97-337.wpd
Planning Commission Resolution 98-078
WHEREAS, Stamko Development Co. is now requesting amendments to the
approved Specific Plan 97-029, Site Development Permit 97-603, and Development
Agreement 97-002 (the "New Entitlement Approvals"), to reflect modification to the internal
layout of the project and the refinement of the development concept (the "Amended
Project"). The Amended Project constitutes a change in the Original Project previously
analyzed in the Original EIR, rather than a separate project under the California
Environmental Quality Act ("CEQA"); and
WHEREAS, a Supplemental Environmental Impact Report (the "Supplemental EIR")
has been prepared and circulated pursuant to the requirements of CEQA (Public
Resources Code, §§2100 at seq.), to update the Original EIR to analyze the potential
environmental impacts of the Amended Project; and
WHEREAS, it is the policy of the State of California and the City of La Quinta, in
accordance with the provisions of CEQA, that the City shall not approve a project unless
there is no feasible way to lessen or avoid significant adverse environmental impacts,
which means that all adverse environmental impacts have been avoided to the extent
feasible or substantially lessened, and any remaining unavoidable significant adverse
environmental impacts are acceptable based upon the City's findings and determinations
of overriding considerations; and
WHEREAS, it is the policy of the State of California, and the City of La Quinta, in
accordance with the provisions of CEQA, that the City shall balance the benefits of a
proposed project against its unavoidable adverse environmental impacts prior to project
approval; which means that if the benefits of a proposed project outweigh the unavoidable
adverse environmental impacts, the adverse environmental impacts may be considered
legally acceptable by the City of La Quinta; and
WHEREAS, the Planning Commission of the City of La Quinta has considered all
documentation comprising the Original EIR and the Supplemental EIR, and has found that
the EIR as updated and augmented by the Supplemental EIR considers all potential
significant adverse environmental impacts which may be caused by the proposed
Amended Project, and has found that the Supplemental EIR is complete and adequate,
fully complies with all requirements of CEQA, and reflects the Planning Commission's
independent judgment; and
WHEREAS, the Planning Commission has reviewed and considered certain
overriding considerations to any potentially significant adverse environmental impacts
which cannot be reasonably mitigated to insignificance, and has reviewed and considered
the CEQA Findings and Statement of Facts prepared in connection with its consideration
of the Amended Project; and
Planning Commission Resolution 98-078
WHEREAS, prior to recommending any action on the Amended Project, the
Planning Commission has considered all potentially significant adverse environmental
impacts, mitigation measures and proposed project alternatives identified in the Original
EIR and the Supplemental EIR, and has found that all potentially significant adverse
environmental impacts which may be caused by the Amended Project have been lessened
or avoided to the extent feasible; and the Planning Commission has determined that the
proposed alternatives to the Amended Project do not: (1) meet the City's and/or Stamko's
objectives for the project site; and/or (2) are not feasible; and/or (3) are not
environmentally superior; and
WHEREAS, CEQA Guidelines, Section 15093(b) recognizes that the La
Quinta City Council may proceed to approve the Amended Project, despite the fact that
certain potentially significant adverse environmental impacts are identified in the Original
EIR, as updated by the Supplemental EIR, which are not mitigated to a level of
insignificance, where the City has stated in writing the reasons to support its action based
upon the EIR, Supplemental EIR and other information in the public record; and
WHEREAS, CEQA provides that no public agency shall approve or carry out
a project for which an EIR has been completed and which identifies one or more significant
adverse environmental impacts of the proposed project unless the public agency makes
written factual findings for each of the potentially significant adverse environmental
impacts identified in the EIR.
WHEREAS, the Amended Project constitutes a proposed change in the
Original Project which requires minor additions or changes to the Original EIR to make it
adequately apply to the Amended Project, thus warranting preparation of a Supplemental
EIR.
WHEREAS, the Amended Project does not constitute a substantial change
to the Original Project that would require major revisions to the Original EIR.
WHEREAS, no substantial changes have occurred with respect to the
circumstances under which the Amended Project will be undertaken which will require
major modifications or revisions to the Original EIR, due to the involvement of new
significant environmental effects or a substantial increase in the severity of previously
identified significant effects.
WHEREAS, no new information of substantial importance which was not
known and could not have been known with the exercise of reasonable diligence at the
time the Original EIR was certified as complete, has become available which shows any
of the following:
PACH RISTI\PCResoEA97-337.wpd
Planning Commission Resolution 98-078
1. The Amended Project will have one or more significant effects not discussed in the
Original EIR;
2. Significant effects previously examined will be substantially more severe than
shown in the Original EIR;
3. Mitigation measures or alternatives previously found not to be feasible would in fact
be feasible, and would substantially reduce one or more significant effects of the
project, but the project proponents decline to adopt the mitigation measure or
alternative; or
4. Mitigation measures or alternatives which are considerably different from those
analyzed in the Original EIR would substantially reduce one or more significant
effects on the environment, but the project proponents decline to adopt the
mitigation measure or alternative.
WHEREAS, the Planning Commission has determined that a Supplemental
EIR is appropriate under Public Resources Code § 21166 and CEQA Guidelines § 15163,
and will update the Original EIR to make it apply to the Amended Project;
NOW, THEREFORE, BE IT RESOLVED that the Planning Commission of the
City of La Quinta, California, does hereby recommend certification of the Supplemental
Environmental Impact Report for the Amended Project, as adequate and complete in
compliance with the requirements of CEQA, and as sufficient to update the Original EIR
to make it apply to the Amended Project.
BE IT FURTHER RESOLVED that the Planning Commission of the City of
La Quinta, California, recommends that:
1. The City Council make a finding, in addition to the findings made in the body of the
EIR and Supplemental EIR, that the "Statement of Overriding Considerations" as
shown on the attached Exhibit "A," and incorporated herein by this reference as
though fully set forth, is necessary; and
2. The City Council adopt the Statement of Overriding Considerations.
BE IT FURTHER RESOLVED that the Planning Commission for the City of
La Quinta, California, recommends that the City Council adopt the CEQA Findings and
Statement of Facts as shown on attached Exhibit "B," and incorporated herein by this
reference as though fully set forth.
APPROVED AND ADOPTED at a regular meeting of the La Quinta Planning
Commission held on this 10th day of November, 1998.
PACH RISTI\PCResoEA97-337.wpd
Planning Commission Resolution 98-078
AYES: Commissioners Abels, Butler, Robbins, and Chairman Tyler.
NOES: Commissioner Kirk.
ABSENT: None.
ABSTAIN: None.
ROBERT T. TYLER, Chairman
City of La Quinta
ATTEST:
H
munity Development Director
of La Quinta, California
P:\CH RISTAPCResoEA97-337.wpd
Planning Commission Resolution 98-078
EXHIBIT A
STATEMENT OF OVERRIDING CONSIDERATIONS
The Original Environmental Impact Report for the Centre at La Quinta's Specific
Plan 97-029; Tentative Parcel Map 28525; Conditional Use Permit 97-034; Site
Development Permit 97-603; and Development Agreement 97-002, as modified and
updated by the Supplemental Environmental Impact Report for the Centre at La Quinta
Specific Plan 97-029- Amendment #1; Site Development Permit 97-603- Amendment #1;
and Development Agreement 97-002- Amendment #1, which collectively allow for
construction of an 87 acre multi -phased mixed commercial project consisting of an auto
sale/service mall and a retail complex (hereinafter "the Amended Project"), recognize that
certain specified adverse environmental impacts may be caused by the approval and
construction of the Amended Project, which may not be mitigated to a level of
insignificance by the application of reasonable mitigation measures. Despite the
recognition and finding in the Original Environmental Impact Report and the Supplemental
Environmental Impact Report that such unavoidable adverse environmental impacts may
be caused by the Amended Project, nevertheless, the City Council of the City of La Quinta
expressly finds and declares, after a thorough review and consideration of such potentially
adverse environmental impacts, that the benefits of the Amended Project outweigh the
unavoidable adverse environmental impacts, and are, therefore, deemed to be acceptable
by the City Council. The City Council of the City of La Quinta bases its determination on
the following grounds:
1. Implementation of the Amended Project is consistent with the City's goals and
objectives for development of the Project Site, as set forth in the City's General Plan
Land Use Element; and
2. Implementation of the Amended Project will enhance the City's economic base from
revenues derived from increased sales taxes, business licenses and other fees,
taxes and exactions, which will flow from the development of the Amended Project;
and
3. Implementation of the Amended Project will result in the elimination of certain
negative aesthetic impacts associated with the currently vacant property, including
but not limited to the development of landscaped set -backs along that part of
Highway 111 that abuts the Project Site; and
4. The potential adverse environmental impacts identified with the construction and
operation of the Amended Project are generally associated with normal growth,
progress and prosperity in a developing community; and
P:\CHRlST1\PCResoEA97-337.wpd
Planning Commission Resolution 98-078
5. The Amended Project will be instrumental in causing new area -wide public
infrastructure improvements to be constructed, which will benefit both existing
development and other future development, including but not limited to street
improvements and public utility improvements; and
6. Construction and operation of the Amended Project will ultimately result in the
creation of new jobs for construction and for the operation of new businesses
associated with the Project; and
7. The Amended Project is significantly more restrictive in its development density,
intensity and potential adverse environmental impacts, than the density, intensity
and level of adverse environmental impacts of development which is currently
permitted under the applicable General Plan and Zoning Code provisions.
Consequently, the City Council finds that the Amended Project is a preferred and
appropriate balance between environmental concerns and the need for economic
development within the City of La Quinta.
8. These findings and determinations are based upon the Original Environmental
Impact Report, the Supplemental Environmental Impact Report, and the files and
records maintained by the City of La Quinta Community Development Department
with respect to the Centre at La Quinta project (Specific Plan 97-029), including
without limitation, the administrative record prepared in connection with the Original
Environmental Impact Report.
P•\CHR ISTI\PCResoEA97-337."d
CEQA FINDINGS AND STATEMENT OF FACTS
BACKGROUND AND PROCEDURE
The California Environmental Quality Act (CEQA) and Section 15091
of the Guidelines for Implementation of the California
Environmental Quality Act (CEQA Guidelines) provide that: "No
public agency shall approve or carry out a project for which an
environmental impact report (EIR) has been certified which
identifies one or more significant environmental effects of the
project unless the public agency makes one or more written findings
for each of those significant effects, accompanied by a brief
explanation of the rationale for each finding. The possible
findings are:
1. Changes or alterations have been required in, or incorporated
into, the project which avoid or substantially lessen the
significant environmental effect as identified in the final
EIR.
2. Such changes or alterations are within the responsibility and
jurisdiction of another public agency and not the agency
making the finding. Such changes have been adopted by such
other agency or can and should be adopted by such other
agency.
Specific economic, legal, social, technological, or other
considerations, including provision of employment
opportunities for highly trained workers, make infeasible the
mitigation measures or project alternatives identified in the
final EIR.
On July 15, 1997, the City Council of the City of La Quinta
unanimously adopted Specific Plan 97-029 to permit and control
development of an auto/sales services mall and a future mixed -use
retail commercial center on the project site (the 'Original
Project"). The potential environmental impacts associated with the
development of the Original Project were assessed in an EIR (State
Clearinghouse no. 97011055) which was also unanimously certified by
the City Council (the `Original EIR"). The specific actions
approved by the City Council on July 15, 1997 are as follows:
• Resolution 97-62: Certification of Environmental Impact
Report
• Resolution 97-63: Approval of Tentative Parcel Map 28525
• Resolution 97-64: Adoption of Specific Plan 97-029
• Resolution 97-65: Approval of Site Development Permit 97-603
• Resolution 97-66: Approval of Conditional Use Permit
• Ordinance No. 306: Approval of Development Agreement
The original EIR assessed the project's potential impacts to the
following environmental areas:
GOOui3
P1CHRISTI\.4EIRFind.WPD 1
• Secondary Land Use Effects
• Geotechnical Considerations
• Hydrology and Water Quality
• Biological Resources
• Transportation and Circulation
• Air Quality
• Noise
Water Distribution and Storage
• Solid Waste Disposal
• Public Services (Fire Protection,
Emergency Medical Response)
• Aesthetics
• Cultural Resources
Sheriff Protection,
The Original EIR also assessed the project's potential growth
inducing impacts and evaluated five alternatives to the Original
Project.
As required by CEQA, findings were made for each of the significant
environmental impacts of the Original Project. Measures were
adopted as conditions of approval for the Specific Plan to mitigate
certain of the significant impacts of the Original Project. A
Statement of Overriding Considerations was adopted by the City
Council to address certain unavoidable adverse impacts of the
Original Project including air quality impacts and cumulative solid
waste disposal impacts.
Approval and implementation of Specific Plan 97-029 Amendment #1,
Site Development Permit 97-603 - Amendment #1, and the Development
Agreement 97-002 - Amendment #1 constitute a proposed change to the
Original Project under CEQA and the CEQA Guidelines (the "Amended
Project"). Section 15163 of the CEQA Guidelines allows public
agencies to prepare a supplement to an EIR if changes to a project
require the preparation of a Subsequent EIR pursuant to CEQA
Guidelines section 15162, and only minor additions or changes would
be necessary to make the previous EIR adequately apply to the
project in the changed situation. When preparing a supplement to
an EIR, the following factors apply:
1. A supplement to an EIR need contain only the information
necessary to make the previous EIR adequate for the project as
revised;
2. A supplement to an EIR shall be given the same kind of notice
and public review as is given to a draft EIR under Section
15087 of the CEQA Guidelines;
3. A supplement to an EIR may be recirculated by itself without
recirculating the previous draft or final EIR; and
4. When the lead agency decides whether to approve the project,
the decision -making body shall consider the previous EIR as
PACHRISTI\SEIRFind.WPD 2
U��vL
revised by the supplemental EIR. A finding under Section
15og1 of the CEQA Guidelines shall be made for each
significant effect shown in the previous EIR as revised.
Preparation of an Supplemental EIR is specifically encouraged as a
way of promoting efficiency in the environmental review process.
Using these guidelines, the City has required that a Supplemental
EIR (SEIR) be prepared for the Amended Project. This SEIR has
identified certain significant effects which may occur as a result
of the Amended Project, or on a cumulative basis in conjunction
with the Amended Project and other past, present, and reasonably
foreseeable future projects. Further, the Planning Commissions
recommends approval of the Amended Project and, after determining
that the SEIR is complete and has been prepared in accordance with
CEQA and the CEQA Guidelines, recommends that the City Council
adopt the findings set forth herein as follows:
IMPACTS EVALUATED IN THE SUPPLEMENTAL EIR
In accordance with Sections 15060(c) and 15081 of the CEQA
Guidelines, the City completed a preliminary review of the Amended
Project and the decision was made that further evaluation of the
Amended Project's potential environmental impacts was needed in the
form of an SEIR. The topics evaluated in the SEIR include all of
the topics evaluated in the previously certified EIR as listed
below:
• Secondary Land Use Effects
• Geotechnical Considerations
• Hydrology and Water Quality
• .Biological Resources
• Transportation and Circulation
• Air Quality
• Noise
• Water Distribution and Storage
• Solid Waste Disposal
• Public Services (Fire Protection, Sheriff Protection,
Emergency Medical Response)
• Aesthetics
• Cultural Resources
The analysis in the SEIR resulted in the following findings
concerning the project's impacts.
I. Direct Project Impacts
A. Impacts Determined to be Less Than Significant
1. Secondary Land Use Effects: Up to three existing
auto dealers in the City of Indio may relocate to the project site.
No significant secondary land use impacts are anticipated because
retail demand analysis indicates that there is sufficient retail
demand to support the redevelopment of the auto dealership sites in
O
PACHRISTI\SEIRFind.WPD 3 U V �'
Indio for other retail commercial uses. The retail demand analysis
shows that land use impacts on Indio would not be significant for
any of the four development scenarios, including Development
Scenario 4, which consists of developing the entire site with
retail commercial uses.
2. Geotechnical Considerations: No ground rupture is
anticipated during an earthquake; soils have low liquefaction
potential; no expansive soils occur on -site; ground lurching is
not expected.
3. Hydrology and Water Quality: No flooding impacts
on- or off -site are anticipated because the proposed runoff
management plan would contain storm flows (up to and including
flows from a 100-year storm) within the project site.
4. Biological Resources: The constructed project would
attract urban -adapted wildlife that would compete with native
species in nearby open areas. This is an adverse, but not
significant, impact. No flat -tailed horned lizards or their sign
have been observed on the site and the habitat on -site is only
considered marginally suitable to support this species. The loss
of on -site habitat for the loggerhead shrike and Coachella Valley
round -tailed ground squirrel will not substantially reduce the
number or restrict the range of these animals.
5. Transportation and Circulation: Project traffic in
the Year 2000 would not degrade levels of service below City
standards at 13 of 15 study area intersections. Year 2005 project
traffic volumes would not degrade levels of service below City
standards at 11 of 15 study area intersections.
6. Air Ouality: The project would be consistent with
the Air Quality Management Plan (AQMP) forecasts for this area,
consistent with the air quality -related regional plans, and should
not jeopardize attainment of state and federal ambient air quality
standards in the Coachella Valley. Intersection carbon Monoxide
concentrations would be lower than State and Federal standards. .No
significant impacts from odors are anticipated. Toxic air
pollutants are not expected to occur in any meaningful amounts in
conjunction with operation of the project.
7. Noise: Construction activities would temporarily
increase local noise levels, but, given the distance to nearby
sensitive receptors and mandatory compliance with the City's
standard restrictions regarding days and hours when construction
activity is permitted, no significant construction noise levels are
anticipated. Nevertheless, contractors will also be required to
implement noise reduction measures to reduce the amount of noise
that could affect the Lake La Quinta neighborhood, as follows:
a. Between May 1 and September 30, all
construction activity on the project site shall only occur between
the hours of 6:00 A.M. and 7:00 P.M. Monday through Friday, and
from 8:00 A.M. to 5:00 P.M. on Saturday, and shall be prohibited
�� on
P:\CHRISTI\SEIRF1nd.WPD 4 U V O G n l
Sundays and public holidays. Between October 1 and April 30, all
construction activity on the project site shall only occur between
the hours of 7:00 A.M. and 5:30 P.M. Monday through Friday, and
from 8:00 A.M. to 5:00 P.M. on Saturday, and shall be prohibited on
Sundays and public holidays.
b. Implement appropriate additional noise
reduction measures to reduce the amount of noise that could affect
the Lake La Quinta neighborhood, such as changing the location of
stationary construction equipment, shutting off idling equipment,
equipping heavy equipment with noise muffling devices, notifying
nearby residents in advance of construction work, and installing
temporary acoustic barriers around stationary construction noise
sources such as portable generators.
On -site activities at auto dealerships and most
commercial uses will increase local noise levels, but such levels
would not exceed the City's noise limits. The project includes
features to reduce noise heard at the Lake La Quinta neighborhood
such as enclosed auto repair facilities with side entrances
oriented away from the neighborhood, 100-foot minimum setbacks from
the Adams Street property line, and the prohibition of the general
use of public address systems at the auto dealerships. Traffic
noise would increase as a result of the project's added traffic on
the roadway system, but the increase would not result in noise
levels that exceed City noise limits.
8. Water Distribution and Storaag: Project water
demand would not exceed available water supplies. No significant
extension of distribution facilities or creation of new water
storage facilities would be needed to serve the project. No
wasteful water practices have been identified for the proposed
project. However, to ensure that future development at the project
site does not include activities which consume excessive amounts of
water or which involve wasteful water consumption practices, the
following changes have been required in, or incorporated into, the
project:
a. To ensure that future land uses do not include
activities which unnecessarily waste water or which consume
exceptional amounts of water, the City will direct contractors to
consult with the Coachella Valley Water District (CVWD) to develop
appropriate water conservation measures for both
landscaping/irrigation requirements and plumbing controls.
Consistent with CVWD's existing and future water conservation
plans, policies and standards, the City will require that the
developer(s) implement the water conservation measures that are
devised from the consultations with CVWD, and will require
compliance with the City's water conservation programs and
ordinance, to the extent applicable.
9. Solid Waste Disiosal: The development flexibility
provided by the Amended Project has the potential to reduce the
amount of solid waste generated at the site and its associated
impacts. Development Scenarios 2, 3, and 4 would reduce the amount
�? `�
PACHRISTI\SEIRFind.WPD 5 ki li 4.
of industrial chemicals and hazardous materials requiring disposal,
with Development Scenario 4 all but eliminating these types of
materials from being used at and disposed of from the site. These
are considered beneficial impacts of the changes to the original
Project. The types of plants used in the site's landscaping
features would continue to produce less waste than traditional
ornamental landscaping.
lo. Public Services: Project construction and operation
would increase demand for fire protection, sheriff protection and
emergency medical services, to a minor, but less than significant
level, and would not require expansions to these services in order
to address project impacts. The following changes or alterations
have been required in, or incorporated into, the project to
minimize potential impacts:
a. All on -site water distribution facilities shall
be constructed in accordance with Coachella Valley Water District
and Riverside County Fire Department standards.
b. Fire hydrants shall be provided at the site tc
the satisfaction of the Riverside County Fire Department.
C. Adequate access and turning radii for fire
trucks and other fire fighting apparatus shall be incorporated into
project design plans to the satisfaction of the Riverside County
Fire Department.
d. All on -site structures shall be built to
conform with criteria contained within the Uniform Fire Code and in
accordance with Riverside County Fire Department and City of La
Quinta standards.
e. During the construction and operations phases,
activities involving the use and storage of highly flammable
substances (i.e., fuels and solvents) shall be conducted in
accordance with Riverside County Fire Department standards.
f. Areas such as streets, security walls and
parking area shall be well lit to dissuade would-be criminals from
targeting these area for illegal activities.
g. All doors shall have an industrial quality key
and latch system. All exterior doors shall have deadbolt locks.
h. All delivery doors shall be equipped with a
peephole for delivery identification purposes.
i. To avoid creating convenient hiding places for
would-be criminals, shrubbery found in the site interior shall be
trimmed to a height of three feet or less. In addition, product
displays and vegetation shall be kept clear of exterior windows to
avoid blocking the visibility into store interiors by passing
patrol cars.
j. Design parking and unloading areas to avoid
P:\CHRISTI\SEIRFind.WPD 6 0 0 0 02 3
creating traffic problems.
k. To reduce the response times of emergency
vehicles, addresses shall be at least eight inches tall and
contrast with the background.
1. Install closed circuit, remote video
surveillance systems to monitor the security of auto dealership
sites.
M. Any future proposal to develop a personal goods
or vehicle storage business shall include a closed circuit, remote
video surveillance system to monitor site security.
n. Any future proposal to develop a business.that
would be open for 24 hours shall include the following security
measures:
(1). Installation of a closed circuit video
monitoring system. Security cameras shall be located above cash
register areas, entrances and exits and walk-in coolers. Signs
shall be posted to advise patrons that the premises are being
monitored by 24-hour surveillance cameras.
(2). Staff the operation with more than one
employee during nighttime hours.
(3). Employees shall conduct frequent money
drops into the building's safe.
11. Aesthetics: The proposed development intensity and
the proposed setbacks along Highway ill and Adams Street are
consistent with City policies and development standards. Limited
building heights and increased building spacing in the northeastern
quadrant of the project site would preserve views of the most
prominent upper elevation features of the Santa Rosa Mountains.
The following change or alteration has been incorporated into the
project to minimize potential impacts:
a. Building heights in the northeastern quadrant
of the project site, i.e., the northern half of the mixed -use,
regional commercial center, shall be limited to 25 feet. Spacing
between buildings shall be a minimum of 65 feet. Buildings located
closest to Highway 111 shall have "staggered" setbacks. Each
staggered building shall be set back a minimum of 50 feet from the
adjacent building.
The display area lighting along Highway ill and
Adams Street represents a substantial increase in lighting along
the site's frontages with these roadways. The impact is not
considered significant for the following reasons. All of the
increased lighting would be directed downward, with. the exception
of the display pad bollards. All lighting is required to be
directed onto the site only,. and to comply with the City's "Dark
UUo0,24
P:\CHR1ST1\SE1RFind.WPD.
Sky" ordinance and the Highway Ill Design Theme- The lighting
features would be separated from traffic on Highway Ill and Adams
Street by 50- and 20-foot bermed and landscaped setback areas. The
lighting would also be similar to the lighting on the mixed retail
portions of the site and similar commercial centers in the
immediate vicinity of the site. The City will also require future
lighting plans to be submitted in conjunction with building plans
for each pad development that demonstrate that the lighting
features do not illuminate off -site areas and that the plans comply
with the City's "Dark Sky" ordinance.
12. Cultural Resources: No significant cultural
resources have been found on -site and the potential to damage
undiscovered resources during grading and site development is
considered low. Nevertheless, as an added precaution, the project
will be required to implement the following mitigation measure:
a. A qualified, professional archaeologist will
conduct intensive archaeological monitoring of the entire first
grading phase. Based on the results of this monitoring program,
recommendations for the extent of subsequent grading/site
preparation phases can be reassessed. It is recommended that some
level of monitoring be conducted throughout the project area, as
cultural resources in this area of the desert often include
delicate and relatively small finds (e.g., small campsites,
cremations, or other ceremonial sites). It is recommended that the
archaeological monitor have the authority to halt any activities
causing adverse impacts to potentially significant buried
resources. Once identified, the archaeological consultant will
evaluate the find(s) in accordance with criteria presented in
Appendix K of the CEQA Guidelines. It is also recommended that the
archaeological monitoring program involve Native American input,
either as observers or consultants. The presence of a Native
American monitor would be at the discretion of the local Native
American representatives) and coordinated with the monitoring
schedule.
B. Impacts That Could be Significant, But are Mitigable to
Less Than Significant Levels
1. Geotechnical Considerations: The project site is
located within a seismically active area and could be subject to
substantial groundshaking during an earthquake along the San
Andreas Fault or other regional faults. Substantial groundshaking
could damage structures and thereby expose persons to dangers
associated with collapsing structures, falling materials, etc.
Changes or alterations have been required in, or incorporated into,
the project which mitigate or avoid this potentially significant
effect, as follows:
a. Structural design will take into account the
anticipated ground shaking characteristics in the design of the
proposed buildings for earthquake loading. Project plans and
specifications shall satisfy the seismic design parameters set
forth in the latest addition of the Uniform Building Code, as
vO0�w5
P:\C H R ISTIISEIRFind. W PD 8
administered by the City of La Quinta. These criteria are
considered minimum guidelines for project structural design.
A trace of an inferred fault, considered inactive,
occurs near the western edge of the project site, and may contain
soils or geological characteristics which could represent unstable
conditions that require special design or construction techniques.
Changes or alterations have been required in, or incorporated into,
the project which mitigate or avoid this potentially significant
effect, as follows:
b. The inferred fault trace in the western edge of
the project site -is not considered active and is not recognized as
a major geologic hazard. Pursuant to La Quinta General Plan Policy
8-1.1.1, however, once the location, size and loading conditions
for the proposed buildings have been determined, further
investigation of this part of the site shall be conducted prior to
any grading in that area, to more closely analyze this feature to
determine whether it contains any significant geological
constraints that would require special design or construction
measures. If such constraints are found, incorporate appropriate
design and construction control measures into grading, foundation
and/or structural plans, as recommended by the geotechnical
engineer.
On -site soils have significant settlement potential,
which, if not properly engineered, could result in cracked building
foundations and other pavement areas. Changes or alterations have
been required in, or incorporated into, the project which mitigate
or avoid this potentially significant effect, as follows:
C. Once the location, size and loading conditions
for the proposed buildings have been determined, conduct design
level soil engineering studies on a lot by lot basis, if necessary.
Those studies will include drilled test borings, laboratory testing
program and a design level report. The report will provide
criteria for design of foundations, slab -on -grade construction,
site grading specifications and utility trench backfill
recommendations.
d. The project soil engineer will review the
grading plans and project improvement plans for the projects prior
to construction. The review is intended to determine compliance
with the intent of the recommendations contained in the soils
engineering report.
e. Site grading and construction will be observed
by the project soil engineer and tested, as necessary, to determine
general compliance with the recommendations contained in the soils
engineering report. In addition, the .soil engineer will observe
conditions exposed by the grading and record significant features
and/or changes that may be exposed. Various aspects of grading
will be covered in a pre -construction conference with
representatives of the owner, grading contractor, civil engineer
PACHRISTI\.4EIRFind.WPD 9 000026
and geotechnical engineer.
f. Prior to any grading operations, areas which
are to receive select structural fill, foundations, pavement
sections, or concrete slabs -on -grade must be cleared of pavements,
abandoned utilities and old foundations. The depth of the
materials to be removed will be observed by a qualified soils
engineer when clearing and stripping operations are in progress.
g. The bottom of depressions created by the
removal of existing structures or pavement should be scarified and
cross scarified at least 8-inches and recompacted to at least 90
percent of maximum dry density. The depressions should then be
backfilled with approved, compacted select structural fill, as
specified by the project soils engineer. Clearing and backfill
operations will be conducted under the field observation of the
soil engineer.
h. Select structural fill material may be placed
in thin lifts, moisture conditioned to near optimum moisture
content, and compacted to 90 percent of maximum dry density until
finished grade has been obtained. Compaction criteria will be
based on the laboratory test procedure ASTM D 1557-91.
i. The soil engineer will be notified at least 48
hours prior to commencement of any grading operations, so he may
coordinate the work in the field with the contractors.
j. The support of a proposed structure may be
provided by conventional, strip and spread footings bearing firm
reworked native soil or select structural fill, but not on a
combination of both. The design criteria for foundations,
including detailed reinforcing requirements, will be determined by
a site specific soil engineering study, and the design engineer
performing the structural analysis of the proposed building and
supporting foundations.
k. Perimeter and interior footings should be
founded a minimum 12 to 18 inches into the lowest adjacent,
compacted soil pads. Interior footing under concrete slab -on -grade
should be founded a minimum of 12 to 15 inches into the compacted
soil building pad. Select structural fill should be compacted to
at least 90 percent of maximum dry density. For the above
conditions, the foundations for aproposed structure may be
designed for an allowable bearing pressure range of 2000 to 3000
pounds per square foot for dead plus reasonable live loads. These
values may be increased by 1/3 to include short term seismic and
wind effects.
1. The soils engineer will observe foundation
excavations prior to placing form boards or placement of
reinforcing steel. The purpose of this is to verify the soil
density within the bearing soils.
M. Concrete slabs -on -grade associated with high
000"27
PACHRISTI\SEIRFind.WPD 10
point loads, such as those associated with fork lifts, and those
that will be subjected to heavy construction loads, such as those
created by a crane lifting concrete panel, should be sufficiently
thick and reinforced to accommodate these loads.
n. For concrete slab -on -grade floor construction
in warehouse or maintenance areas where no floor covering will be
used (and not subjected to high point loads), a minimum 4 inch
layer of 3/4" baserock should be placed and compacted to a minimum
of 95 percent of maximum dry density. If a moisture vapor barrier
is used, the barrier should be overlaid by 2 inches of commercial
quality sand. The sand should be lightly moistened prior to
placing concrete.
o. Exterior concrete slabs -on -grade, such as
driveways, shall be founded on at least 6" of approved import
baserock, or as specified by the City of La Quinta, which ever is
more stringent. The use of reinforcing steel in exterior concrete
flatwork is recommended and all construction joints should be held
together by steel dowels. It is recommended that exterior concrete
flatwork soil areas be premoistened before concrete is placed.
p. Interior concrete slabs -on -grade shall contain
reinforcement with the slabs structurally connected to adjacent
perimeter foundations. Reinforcing of interior slabs -on -grade will
be provided by the structural engineer, based on the proposed
usage.
q. Concrete slabs shall be divided into
essentially equi-dimensional segments during construction to help
control cracking during the curing period. Reinforcing of the
concrete slab -on -grade is recommended and the slab should be
structurally connected to the perimeter foundations at all door
openings. Construction joints should be adequately doweled. If
interior slabs are designed as free floating, adequate expansion
joint of felt should be placed between the concrete slab and
foundation.
r. Exterior slabs -on -grade, which will experience
vehicular traffic, including fork lift traffic, such as driveway
aprons and trash bin aprons, should have at least 8 inches of
compacted Class II aggregate base rock (R= 78 min.) under the
concrete slab; actual thickness is dependent upon the slab
thickness and actual traffic loads and volume. The baserock should
be compacted to at least 95 percent of maximum dry density.
S. Backfill of utilities within road right-of-way
will be placed in strict conformance with the requirements of the
governing agency (City of La Quinta, CVWD, Caltrans, etc.).
t. Utility trench backfill within private property
will be placed in strict conformance with the provisions of this
report relating to minimum compaction standards. In general,
service lines extending inside of the subject property may be
backfilled with native soils compacted to a minimum of 90 percent
u000 3
P1CHRISTI\SEIRFind.WPD 11
of maximum dry density.
Uncontrolled surface drainage that allows ponding to
occur on slopes and around structures could weaken slopes and lead
to cracked foundations. Changes or alterations have been required
in, or incorporated into, the project which mitigate or avoid this
potentially significant effect, as follows:
U. Where no exterior pavement section abuts the
buildings, soil shall be backfilled against the exterior footings
and the final grade should result in a positive gradient away from
the buildings, in order to provide rapid removal of rain and
irrigation water away from the foundations.
V. To help minimize increased moisture into fill
material under new foundations and pavements, good site drainage is
important. Site drainage shall be in the form of roof gutters,
catch basin and other drainage facilities. Down -spouts from the
roof of the buildings shall discharge collected rainwater onto
splashblocks, adjacent paved areas, or be tied into a water -tight
drainage pipe, which would carry the collected water away from the
building areas. Design landscaping and irrigation to prevent
excess irrigation and ponding.
Erosion of soils during periods of high winds can
result in removal of material intended to be the foundation of
structures and deposition of uncompacted and unstable materials
that are susceptible to future settlement. Changes or alterations
have been required in, or incorporated into, the project which
mitigate or avoid this potentially significant effect, as follows:
W. To control erosion during construction, soil
shall be kept moist by frequent watering. After construction, when
frequent watering is no longer feasible, wind -breaks installed, and
plant native grasses and brush shall be planted on areas reserved
for future phases of development, to minimize the contact of the
wind against the ground.
2. Hydrology and Water Ouality: Uncontrolled grading
and site preparation activities could result in erosion and runoff
of loose soils and other contaminants that could adversely affect
downstream water quality. Changes or alterations have been
required in, or incorporated into, the project which mitigate or
avoid this potentially significant effect, as follows:
a. Prior to the issuance of any grading permits,
a stormwater pollution prevention plan (SWPPP) shall be completed,
to the satisfaction of the Colorado Regional Water Quality Control
Board and the City of La Quinta. The SWPPP shall include measures
to minimize the generation of fugitive dust, prevent erosion and
prevent and contain hazardous materials spills. Specific elements
of the SWPPP may include, but are not limited to:
(1). Dust controls as specified in project PMlo
PACHRISTI\SEIRFind.WPD 12 G 0 0 ! } i^+ 9
plan (see Section 5.6, Air Quality, for further description).
(2). Installation of sand bags at existing and
proposed storm drain inlets
(3). Soil stabilizing of future phase areas
after rough grading
(4) Covering construction access roads with
gravel
(5). Watering site throughout grading
(6). Minimize the number of separate
construction and vehicle.storage and staging areas, to simplify the
collection and disposal of contaminants.
(7). Identifying the location of fuel storage
areas.
(8). Erect barriers around vehicle storage and
staging areas and around fuel storage areas, to prevent intrusion
by unauthorized persons after construction hours
(9). An ongoing monitoring plan, to ensure that
water quality controls are repeated and properly implemented in
subsequent construction phases. The monitoring plan should include
objectives, parameters for monitoring, schedules, evaluation and
actions required. Provide regular monitoring reports, throughout
each construction phase.
The proposed runoff management plan is intended to contain all site
runoff for storm conditions up to and including a 100-year storm.
However, if storm drainage facilities are not properly designed and
maintained, this plan may not achieve this level of flood control
and it is possible that damage to on- or off -site properties could
result. Changes or alterations have been required in, or
incorporated into, the project which mitigate or avoid this
potentially significant effect, as follows:
b. Final grading and drainage plans for each phase
of development shall incorporate retention facilities, and shall
prove to the satisfaction of the City of La Quinta that there will
be no site runoff for rainstorms up to and including the 100-year
event.
C. To ensure the continued effectiveness of the
storm drainage and retention facilities, property owner maintenance
associations shall be established to regularly clean and maintain
landscaping, storm drainage facilities and retention areas,
including drywells, which support those properties.
Some of the runoff from the north sides of Pads
1, 2, and 3 in Development Scenarios 1 through 3 would drain into
the landscape setback from Highway ill. The depths of the catch
basins are not consistent with the Highway ill Design Theme or the
La Quinta Municipal 'Code. Changes or alterations have been
required in, or incorporated into, the project which mitigate or
avoid this potentially significant effect, as follows:
d. The on -site setback areas along Highway ill
shall be redesigned so that their storm water retention areas do
P:\CHRISTI\SEIRRnd.WPD 13 U 0 0 V 17, 0
not accommodate on -site drainage from the northerly portions of
Pads 1, 2, and 3 under Development Scenarios 1 through 3. Other
on -site retention areas shall be either expanded or new ones
identified to accommodate on -site storm water flows.
3. Biological Resources: During site grading and
construction that occurs during the nesting/breeding season
(typically February through July), there is a potential to destroy
bird nests that are occupied by native bird species. If this
occurs, it would be a violation of the Migratory Bird Treaty Act
and/or the California Fish and Game Code and would be considered a
significant impact. Changes or alterations have been required in,
or incorporated into, the project which mitigate or avoid this
potentially significant effect, as follows:
a. Common and Special -Status Bird Nests. If
project site grading and/or construction would occur during the
nesting/breeding season (typically February through July) of native
bird species potentially nesting on the site, then the following
measure shall be implemented.
Prior to construction or site preparation
activities, a field survey shall be conducted by a qualified
biologist to determine if active nests of special -status birds
(i.e., loggerhead shrike) or common bird species protected by the
Migratory Bird Treaty Act and/or the California Fish and Game Code,
are present in the construction zone or within 50 feet of the
construction zone. If active nests are found, a minimum 50-foot
(this distance may be greater depending on the bird species and
construction activity, as determined by the biologist) fence
barrier shall be erected around the nest site. No construction
activities shall be permitted within this nest zone until the young
birds have fledged, as determined by the project biologist.
Implementation of the project will eliminate
essentially all potential habitat for the Coachella Valley
fringe -toed lizard species on the site. This lizard species is
listed as threatened by State and Federal agencies. The loss of
this habitat could restrict the range of these animals and would be
considered a substantial impact on a rare or endangered species.
In addition, the project site is within the habitat fee area
pursuant to the Coachella Valley Fringe -toed Lizard Habitat
Conservation Plan. Changes or alterations have been required in,
or incorporated into, the project which mitigate or avoid this
potentially significant effect, as follows:
b. The project applicant shall pay $600 per acre
developed to the City of La Quinta as part of the Coachella Valley
fringe -toed lizard mitigation plan.
4. Transportation and Circulation: Proper site access
control and adequate sight distance are needed to ensure safe
ingress/egress at the project's main entrances, and to avoid
PACHRISTI\SEIRFind.WPD 14
traffic conflicts with through traffic. Changes or alterations
have been required in, or incorporated into, the project which
mitigate or avoid this potentially significant effect, as follows:
a. The proposed project shall have full access to
SR-111 and Adams Street. The project developer(s) shall construct
the site -specific circulation recommendations as depicted in Figure
15 of the SEIR.
b. Sight distance at each project entrance shall
be reviewed with respect to standard Caltrans/City of La Quinta
sight distance standards at the time of preparation of final
grading, landscape and street improvement plans.
C. The project developer(s) shall provide a
westbound 400 foot left turn pocket on Highway 111 for vehicles
desiring to turn left into the project site.
d. The project developer(s) shall provide a
southbound 300 foot left turn pocket on Adams Street for vehicles
desiring to turn left into the project site.
Project traffic in the Year 2000 would degrade
levels of service below City standards at two of 15 study area
intersections. For Year 2000 with project traffic conditions, a
traffic signal is projected to be warranted at the intersection of
the project entrance (La Quinta Drive) at SR-111. Year 2005
project traffic volumes would degrade levels of service below City
standards at four of 15 study area intersections. For Year 2005
with project traffic conditions, a traffic signal is projected to
be warranted at the Intersection of Adams Street at 47th
Avenue/project entry. Changes or alterations have been required
in,.or incorporated into, the project which mitigate or avoid this
potentially significant effect, as follows:
e. Intersection improvements shall be constructed
as identified in Table 10 of the SEIR. The project developer(s)
shall participate in the construction of traffic improvements at
affected locations in the City's arterial network, through payment
of required Infrastructure Development Fees.
f. The project developer(s) shall consult with the
Sunline Transit Agency to consider expanding service within the
area.
g. Prior to the issuance of building permits for
any individual or combined site development involving at least 100
employees, prepare TDM plans for City approval, in accordance with
Section 9.180 of the La Quinta Municipal Code. The TDM plans shall
also satisfy the requirements of SCAQMD Rule 2202, and shall be
reasonably calculated to achieve an average vehicle occupancy rate
(VOR) of 1.3. The TDM plan shall also indicate specific strategies
and guidelines to reduce the number of single -occupant vehicle
P:\CHRISTI\SEIRPind.WPD 15 0 n Q V Jr)
trips and increase the amount of non -vehicular transportation.
h. To accommodate future bus service on key
roadways, the project developer(s) shall plan transit stops at the
far side of major intersections and at locations which would not
conflict with peak hour traffic flows (see Figure 20 [of the
certified EIR] for suggested locations). Pedestrian access to the
bus stops shall be provided. Actual transit stop locations shall
be coordinated with the Sunline Transit Agency.
i. . The project developer(s) shall provide on -site
bike racks on the commercial portion of the project to encourage
the use of bicycles as an alternative means of transportation.
j. The project developer(s) shall designate a
portion of the commercial retail parking area to encourage employee
ride sharing.
5. Noise: Although no buildings have been designed for
the mixed regional commercial uses, it is possible that delivery
areas for large commercial uses could be located behind the
buildings along the frontage of Adams Street. It is also possible
that deliveries for some commercial uses such as grocery stores
could occur during nighttime hours when people are most sensitive
to noise, and when roadway traffic volumes may be so low that
delivery noise does not blend with the traffic noise. This could
cause substantial disturbance and a potentially significant impact.
Changes or alterations have been required in, or incorporated into,
the project which mitigate or avoid this potentially significant
effect, as follows:
a. Commercial delivery areas shall be either
oriented away from Adams Street, or shielded by a minimum six-foot
solid masonry wall with the height determined from the elevation of
the delivery platform.
6. solid waste Disposal: Construction -period solid
wastes could have a significant impact on local landfill capacity
unless measures are taken to reduce, recycle or reuse such wastes
to minimize the amount that must be disposed of at a landfill.
Changes or alterations have been required in, or incorporated into,
the project which mitigate or avoid this potentially significant
effect, as follows:
a. Contractors shall separate recyclable
construction waste materials in separate bins, and shall arrange
for transport of recyclable materials to facilities which accept
the materials. A list of recyclable construction materials and
recycling facilities is available, and shall be obtained, from the
City of La Quinta. All recyclable materials shall be recycled.
b. Builders competing for construction contracts
shall be required to include proposals for the use of building
P:\CHRISTI\SEIRF1nd.WPD 16 0 0 lJ J
products made of recycled materials.
Given the City's obligations under AB 939 to
substantially reduce the amount of solid wastes that must be
disposed of at a sanitary landfill, if solid waste reduction,
recycling and/or reuse measures are not incorporated into the
project the project's solid waste impact would be considered
significant. Changes or alterations have been required in, .or
incorporated into, the project which mitigate or avoid this
potentially significant effect, as follows:
C. Green waste generated on the project site shall
be treated in such a way as to avoid disposal in landfills. This
may be accomplished, for example, by composting either on -site or
at approved facilities and mulching for use on- and off -site.
d. Prior to the issuance of building permits for
each phase of the project, a solid waste management program shall
be approved for that portion of the site or for larger areas if
more efficient, by the City of La Quinta. These programs shall
maximize the recycling potential of packaging materials
(cardboard), mixed papers, and scrap ferrous materials, and shall
include designated areas for trash separation bins which are
accessible to waste haulers, and identification of materials that
are to be recycled. The following provisions shall be considered
in the preparation of the plans:
(1). Locate recycling/separation areas in close
proximity to dumpsters for non-recyclables, elevators, loading
docks, and primary internal and external access points. (From
CIWMB Model Ordinance)
(2). Locations of recycling/separation areas
shall not conflict with any applicable federal, state or local laws
relating to fire, building, access, transportation, circulation, or
safety.
(3). Locate recycling/separation areas so they
are convenient for those persons who deposit, collect, and load the
recyclable materials. (From CIWMB Model Ordinance)
(4). Place recycling containers/bins so that
they do not block access to each other.
(5). Solid waste collection/recycling areas are
to be compatible with nearby structures, secure, protected against
adverse environmental conditions, clearly marked, adequate in
capacity, number and distribution, and contain a sufficient number
of bins, to serve the recycling needs of the development. (From
CIWMB Model Ordinance)
(6). Design and construct collection/recycling
areas to accommodate front -loader packing trucks, including
maneuvering room. (From CIWMB Model Ordinance)
(7). Design and construct driveways and/or
U U jl
UJ
P:\CHRISTI\SEIRFind.WPD 17,
travel aisles with adequate width and maneuverability space for
unobstructed garbage collection vehicle access and clearance.
(From CIWMB Model Ordinance)
(8). Post signs at all access points of the
recycling areas that clearly identify all recycling and solid waste
collection and loading areas and the materials accepted therein.
(From CIWMB Model Ordinance)
A variety of hazardous wastes, both liquid and
solid, would be generated in small quantities by the proposed auto
dealerships and other commercial uses that could be developed in
accordance with the Specific Plan. These wastes must be safely
stored while awaiting disposal, and there are no waste disposal
facilities within Riverside County currently accepting such wastes.
Special provisions, therefore, must be made to properly store and
dispose of the project's hazardous wastes, to avoid unlawful and
unsafe disposal of such materials. Changes or alterations have been
required in, or incorporated into, the project which mitigate or
avoid this potentially significant effect, as follows:
e. Prior to occupancy of each phase of the
project, the managers of the auto dealerships, any other businesses
within the proposed auto mall area that generate hazardous wastes,
and the mixed -use, regional commercial center, shall prepare
programs for the proper storage, collection, identification, and
disposal of industrial chemical and hazardous material wastes.
Such programs may, for example, include current waste disposal
practices such as contracting with State licensed, private firms
for the collection of waste materials, for use by the same or other
firms who produce new products from the recycled wastes and/or who
transport such wastes to properly licensed and permitted disposal
facilities. These hazardous waste management programs shall be
prepared and implemented to the satisfaction of the Riverside
County Fire Department and the City of La Quinta. Prior to the
issuance of any occupancy permit by the City, the occupant shall
verify, in writing, that the occupant has complied with all
applicable Federal, State, County and City requirements for the
handling and disposal of hazardous waste material, and shall file
an annual report with the City Community Development Department
reporting the types of hazardous waste generated and methods of
waste disposal. The annual report shall include evidence of proper
disposal with a California -certified hazardous waste disposal
company.
7. Aesthetics: Proposed berming provided along Highway
ill would not fully screen views of vehicles in regular new vehicle
display areas located between the special vehicle display pads
along Highway 111 or vehicles displayed on the rest of the
dealership pads. This is not consistent with the standards in
Section 9.150.L.1 of the La Quinta Municipal Code for the screening
of parking areas and the Highway ill Design Theme guidelines for
screening "outdoor storage/display areas." This inconsistency is
represents a significant aesthetic impact. Unscreened views of
entrances in and out of dealership/repair buildings on Pads^1, 2,
U H'' 5
PACHRISTI\SEIRFind.WPD 18
and 3 would also be a significant aesthetic impact. Changes or
alterations have been required in, or incorporated into, the
project which mitigate or avoid these potentially significant
effects, as follows:
a. All auto dealership regular vehicle display
areas and service area entrances shall be fully screened from view
from Highway ill and Adams Street by ,landscaping, walls and/or
berms in accordance with Section 9.150.L.1 of the La Quinta
Municipal Code and the Highway 111 Design Theme.
Based on the previous mitigation measure, the possibility exists
for solid, masonry screening walls to be constructed along the
Highway ill and Adams Street frontages that would be aligned in a
straight line along the interior edge of the landscape setback
along both frontages. This straight-line wall design would
conflict with Section 9.150L.3.b. of the La Quinta Municipal Code,
which states that screening walls should not be constructed in
long, straight stretches, to prevent visual monotony. This is
considered a significant impact. Changes or alterations have been
required in, or incorporated into, the project which mitigate or
avoid this potentially significant effect, as follows:
b. Any screening walls constructed along the
Highway ill and Adams Street frontages shall incorporate a design
that avoids a monotonous visual effect, through a meandering
alignment, use of offsets, periodic variations in materials,
texture, or colors or other measures which achieve the desired
effect.
C. Significant and Unavoidable Impacts
1. Air Ouality: Construction period emissions would
exceed thresholds of significance recommended by the South Coast
Air Quality Management District (SCAQMD), resulting in short-term,
significant air quality impacts. The following changes or
alterations have been required in, or incorporated into, the
project which would reduce the volume of such emissions to the
extent considered feasible, but not to below less than significant
levels.
a. The project developer shall prepare and
implement a construction management plan, as approved by the City
of La Quinta, which includes the following measures recommended by
the SCAQMD, or equivalently effective measures' approved by the
SCAQMD:
(1). Configure construction parking to minimize
traffic interference.
(2). Provide temporary traffic controls during
all phases of construction activities to maintain traffic flow
(e.g., flag person).
(3). Schedule construction activities that
flO
PACHRISTI\SEIRFind.WPD 19 U v J 0
affect traffic flow on the arterial system to off-peak hours.
(4). Reroute construction trucks away from
congested streets.
(5). Consolidate truck deliveries when
possible.
(6). Provide dedicated turn lanes for movement
of construction trucks and equipment on- and off -site.
(7). Prohibit truck idling in excess of two
minutes.
(8). Maintain equipment and vehicle engines in
good condition and in proper tune as per manufacturers'
specifications and per SCAQMD rules, to minimize exhaust emissions.
(9). Suspend use of all construction equipment
operations during second stage smog alerts. Contact the SCAQMD at
800/242-4022 for daily forecasts.
(10). Use electricity from .power poles
rather than temporary diesel- or gasoline -powered generators.
(11). Use methanol- or natural gas -powered
mobile equipment and pile drivers instead of diesel if readily
available at competitive prices.
(12). Use propane- or butane -powered
on -site mobile equipment instead of gasoline if readily available
at competitive prices.
b. The developer shall prepare and implement a PM,o
Plan based on the measures of SCAQMD Rule 403, Fugitive Dust, which
are in effect at the time of development. The following measures
are currently recommended to implement Rule 403, Fugitive Dust.
These measures have been quantified by the SCAQMD as being able to
reduce dust generation between 30 and 85 percent depending on the
source of the dust generation.
(1). Apply approved non -toxic chemical soil
stabilizers according to manufacturer's specification to all
inactive construction areas (previously graded areas inactive for
four days or more).
(2). Replace ground cover in disturbed areas as
quickly as possible.
(3). Enclose, cover, water twice daily, or
apply approved soil binders to exposed piles (i.e., gravel, sand,
dirt) according to manufacturers' specifications.
(4). water active grading sites at least twice
daily.
P:\CHRISTI\SEIRFind.WPD 20
a
(5). Suspend all excavating and grading
operations when wind speeds (as instantaneous gusts) exceed 25 mph.
(6). Provide temporary wind fencing consisting
of three- to five-foot barriers with 50 percent or less porosity
along the perimeter of sites that have been cleared or are being
graded.
(7). All trucks hauling dirt, sand, soil, or
other loose materials are to be covered _Qr should maintain at least
two feet of freeboard (i.e., minimum vertical distance between top
of the load and the top of the trailer), in accordance with Section
23114 of the California Vehicle Code.
(8). Sweep streets at the end of the day if
visible soil material is carried over to adjacent roads (recommend
water sweepers using reclaimed water if readily available).
(9). Install wheel washers where vehicles enter
and exit unpaved roads onto paved roads, or wash off trucks and any,
equipment leaving the site each trip.
(10). Apply water three times daily or
chemical soil stabilizers according to manufacturers'
specifications to all unpaved parking or staging areas or unpaved
road surfaces.
(11). Enforce traffic speed limits of 15
mph or less on all unpaved roads.
Operational emissions (primarily traffic exhaust)
would exceed thresholds of significance recommended the SCAQMD,
resulting in long-term, significant air quality impacts. The
following changes or alterations have been required in, or
incorporated into, the project which would reduce the volume of
such emissions to the extent considered feasible, but not to below
less than significant levels.
C. Where applicable, business owners and operators
shall implement all rules and regulations adopted by the Governing
Board of the SCAQMD which are applicable to their individual
commercial use (such as Rule 402, Nuisance, Rule 1102, Petroleum
Solvent Dry Cleaners, Rule 1111, NO Emissions from Natural
Gas -Fired, Fan -Type Central Furnaces, Rule 1146, Emissions of
Oxides of Nitrogen from Industrial, Institutional, and Commercial
Boilers, Steam Generators, and Process Heaters) and which are.in
effect at the time of occupancy.
d. Where feasible, use solar or low emission water
heaters to reduce natural gas consumption and emissions.
e. use energy -efficient and automated controls for
air conditioners to reduce energy consumption and emissions.
P:\CHRISTI\SEIRFind.WPD 21
f. Use automatic lighting on/off controls and
energy -efficient lighting to reduce electricity consumption and
associated emissions.
g. Use light-colored roofing materials as opposed
to dark roofing materials. These materials would reflect, rather
than absorb, sunlight and minimize heat gains in buildings. This
measure would lessen the overall demand for mechanical air
conditioning systems.
h. Comply with Title 24 of the California Code of
Regulations which are current at the time of development.
i. If any drive -through windows are proposed at a
later date on the commercial portion of the site, traffic flow at
these drive-throughs shall be improved by designing separate
windows for different functions and by providing temporary parking
for orders not immediately ready for pickup.
j. Provide bicycle facility improvements on the
project site with access to off -site roadways.
k. Implement all mitigation measures identified in
Section 5.5, Transportation and Circulation for intersection
improvements that would reduce traffic congestion.
1. Implement an on -site vehicle circulation plan
to reduce vehicle queuing.
M. Provide on -site pedestrian facility
improvements.
II. CUMULATIVE IMPACTS
A. Impacts Determined to be Less than Significant
1. Potential Secondary Land Use Effects: No significant
cumulative impacts are anticipated.
2. Geotechnical Considerations: This project would not
contribute to cumulative impacts involving geological hazards or
features on any other sites.
3. Transportation and Circulation: Cumulative traffic
in the Year 2000 would not degrade levels of service below City
standards at 13 of 15 study area intersections. Year 2005
cumulative traffic volumes would not degrade levels of service
below City standards at 11 of 15 study area intersections.
4. Air Quality: The project would be consistent with
the AQMP forecasts for this area, be consistent with the air
quality -related regional plans, and should not jeopardize
attainment of state and federal ambient air quality standards in
the Coachella Valley. Its cumulative air quality impacts are,
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therefore, not significant.
5. Noise: Project traffic would add to cumulative
traffic volumes on the surrounding street system, near several
sensitive receptor locations. The projected noise levels along the
affected roadways would not exceed City standards.
6. Public Services: This project would not contribute
to significant cumulative impacts on County Fire Department, County
Sheriff Department or private emergency medical services.
7. Aesthetics: Project development would continue
expansion of commercial development along Highway 111 corridor as
envisioned in the La Quinta General Plan. No significant
cumulative aesthetic impacts are anticipated along the Highway ill
corridor.
g. Cultural Resources: This project would not
contribute to any significant cumulative impacts involving cultural
resources.
B. Impacts That Could be Significant, But are Mitigable to
Less Than Significant Levels
1. Hydrology and Water Quality: Uncontrolled grading
and site preparation activities could result in erosion and runoff
of loose soils and other contaminants that could adversely affect
downstream water quality. Changes or alterations have been
required in, or incorporated into, the project which mitigate or
avoid this potentially significant effect, as follows:
a. Prior to the issuance of any grading permits,
a stormwater pollution prevention plan (SWPPP) shall be completed,
to the satisfaction of the Colorado Regional Water Quality Control
Board and the City of La Quinta. The SWPPP shall include measures
to minimize the generation of fugitive dust, prevent erosion and
prevent and contain hazardous materials spills. Specific elements
of the SWPPP may include, but are not limited to:
(1). Dust controls as specified in project PMlo
plan (see Section 5.6, Air Quality, for further description).
(2). Installation of sand bags at existing and
proposed storm drain inlets
after rough grading
gravel
(3). Soil stabilizing of future phase areas
(4). Covering construction access roads with
(5). Watering site throughout grading
(6). Minimize the number of separate
construction and vehicle storage and staging areas, to simplify the
PACHRISTI\SEIRFind.WPD 23 U 0 0 7'1
collection and disposal of contaminants.
(7). Identifying the location of fuel storage
areas.
(8). Erect barriers around vehicle storage and
staging areas and around fuel storage areas, to prevent intrusion
by unauthorized persons after construction hours
(9). An ongoing monitoring plan, to ensure that
water quality controls are repeated and properly implemented in
subsequent construction phases. The monitoring plan should include
objectives, parameters for monitoring, schedules, evaluation and
actions required. Provide regular monitoring reports, throughout
each construction phase.
3. Biological Resources: Loss of potential on -site
habitat for the Coachella Valley fringe -toed lizard species would
contribute to the net cumulative loss of habitat for this
threatened species. Changes or alterations have been required in,
or incorporated into, the project which mitigate or avoid this
potentially significant effect, as follows:
a. The project applicant shall pay $600 per acre
developed to the City of La Quinta as part of the Coachella Valley
fringe -toed lizard mitigation plan.
4. Transportation and Circulation: Cumulative
development traffic in the Year 2000 would degrade levels of
service below City standards at two of 15 study area intersections.
Year 2005 cumulative traffic volumes would degrade levels of
service below City standards at four of 15 study area
intersections. Changes or alterations have been required in, or
incorporated into, the project which mitigate or avoid this
potentially significant effect, as follows:
e. Construct intersection improvements, as
identified in Table 10 of the SEIR. The project developer(s) shall
participate in the construction of traffic improvements at affected
locations in the City's arterial network, through payment of
required Infrastructure Development Fees.
f. The project developer(s) shall consult with the
Sunline Transit Agency to consider expanding service within the
area.
g. Prior to the issuance of building permits for
any individual or combined site development involving at least 100
employees, prepare TDM plans for City approval, in accordance with
Section 9.180 of the La Quinta Municipal Code. The TDM plans shall
also satisfy the requirements of SCAQMD Rule 2202, and shall be
reasonably calculated to achieve an average vehicle occupancy rate
(VOR) of 1.3. The TDM plan shall also indicate specific strategies
and guidelines to reduce the number of single -occupant vehicle
trips and increase the amount of non -vehicular transportation.
PACHRISTI\SEIRFind.WPD 24 0 00 0 41
h. To accommodate future bus service on key
roadways, the project developer(s) shall plan transit stops at the
far side of major intersections and at locations which would not
conflict with peak hour traffic flows (see Figure 20 [of the
certified EIR] for suggested locations). Pedestrian access to the
bus stops shall be provided. Actual transit stop locations shall
be coordinated with the Sunline Transit Agency.
i. The project developer(s) shall provide on -site
bike racks on the commercial portion of the project to encourage
the use of bicycles as an alternative means of transportation.
j. The project developer(s) shall designate a
portion of the commercial retail parking area to encourage employee
ride sharing.
4. Water Distribution and Storage: Cumulative and
long-term water demand throughout La Quinta and the rest of the
CVWD service area could result in significant overdrafting of
available groundwater supplies and could result in water shortages
at various times and in various places within the valley. Changes
or alterations have been required in, or incorporated into, the
project which mitigate or avoid this potentially significant
effect, as follows:
a. The City of La Quinta will continue to
cooperate with CVWD strategies to manage regional water supplies
and distribution facilities. Examples of such strategies currently
being implemented or under consideration as part of the CVWD's
water management planning program include:
(1). To meet the projected. regional water
demand for the year 2015, CVWD has estimated that another 220 acres
of ponds for recharge would be needed in the lower valley. This
would allow for percolation of approximately 82,000 acre feet of
water per year. If such ponding areas cannot be found in the lower
valley, the needed replenishment could be made up by converting
current well users (farmers, fish farmers, golf courses and duck
clubs) to canal water or other surface sources in the lower valley.
(2). Additional replenishment could be achieved
through importation of another 41,000 acre feet to supplement
groundwater recharge efforts in the upper valley, conserving an
additional 25,000 acre feet of water after initial use for fish
farms, increasing reclaimed water use on golf courses by 11,000
acre feet, implementing conservation measures on golf courses to
save an additional 9,000 acre feet and improving agricultural
conservation to save another 5,000 acre feet.
It is anticipated that most of the money
required to implement and operate CVWD's water plan would come
through assessments collected from pump owners for the cost of
replacing the amount of water they extract from the basin. Major
groundwater users in the upper valley, including the CVWD, have
been paying such fees for nearly 20 years.
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C. Significant and Unavoidable Impacts
1. Solid waste Disposal: Existing landfill capacity in
Riverside County is projected to be exhausted by the year 2008,
approximately three years after the anticipated time of full
project occupancy. The project's ongoing, long-term solid waste
generation, therefore, would contribute to significant cumulative
impacts on the valley -wide and county -wide solid waste disposal
systems. The proposed Specific Plan Amendment,' however, provides
flexible design scenarios which have the potential to generate less
solid waste and, therefore, less cumulative demand for waste
disposal than the approved project. The following changes or
alterations have been required in, or incorporated into, the
project which would reduce the project's solid waste impacts to the
extent considered feasible, but would not reduce the impact to less
than significant levels if regional solutions to the county's solid
waste disposal facilities needs are not developed by the year 2008.
a. Green waste generated on the project site shall
be treated in such a way as to avoid disposal in landfills. This
may be accomplished, for example, by composting either on -site or
at approved facilities and mulching for use on- and off -site.
b. Prior to the issuance of building permits for
each phase of the project, a solid waste management program shall
be approved for that portion of the site or for larger areas if
more efficient, by the City of La Quinta. These programs shall
maximize the recycling potential of packaging materials
(cardboard), mixed papers, and scrap ferrous materials, and shall
include designated areas for trash separation bins which are
accessible to waste haulers, and identification of materials that
are to be recycled. The following provisions shall be considered
in the preparation of the plans:
(1). Locate recycling/separation areas in close
proximity to dumpsters for non-recyclables, elevators, loading
docks, and primary internal and external access points. (From
CIWMB Model Ordinance)
(2). Locations of recycling/separation areas
shall not conflict with any applicable federal, state or local laws
relating to fire, building, access, transportation, circulation, or
safety.
(3). Locate recycling/separation areas so they
are convenient for those persons who deposit, collect, and load the
recyclable materials. (From CIWMB Model Ordinance)
(4). Place recycling containers/bins so that
they do not block access to each other.
(5). Solid waste collection/recycling areas are
to be compatible with nearby structures, secure, protected against
adverse environmental conditions, clearly marked, adequate in
capacity, number and distribution, and contain a sufficient number
of bins, to serve the recycling needs of the development. (From
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P:\CHRISTI\SEIRFind.WPD 26
CIWMB Model Ordinance)
(6). Design and construct collection/recycling
areas to accommodate front -loader packing trucks, including
maneuvering room. (From CIWMB Model Ordinance)
(7). Design and construct driveways and/or
travel aisles with adequate width and maneuverability space for
unobstructed garbage collection vehicle access and clearance.
(From CIWMB Model Ordinance)
(8). Post signs at all access points of the
recycling areas that clearly identify all recycling and solid waste
collection and loading areas and the materials accepted therein.
(From CIWMB Model Ordinance)
III. ALTERNATIVES CONSIDERED AND REJECTED
Five alternatives to the approved Specific Plan were evaluated
in the Original EIR. The alternatives compared the environmental
advantages and disadvantages of different land uses and a different
site location as a means of reducing or avoiding the significant
impacts that would occur with the approved project. These
alternatives are as follows along with the reasons that they were
rejected:
A. Reduced Density Alternative: Rejected as infeasible
because it would not meet the project objective for return on
investment in the subject property. Furthermore, this alternative
would not be environmentally superior to the project, with respect
to net environmental impact.
B. Hotel/Golf/Office Alternative: Rejected as infeasible
because it is not capable of being accomplished in a successful
manner within a reasonable period of time. A completely different
site plan would have to be developed, at extra cost and several
months of additional time, and new tenants would have to be found
who would enter into an agreement with the developer to occupy the
commercial spaces created by this alternative development. These
considerations represent substantial obstacles that would preclude
the successful implementation of this alternative in a reasonable
period of time, and, according to the applicant, this alternative
would not satisfy their objective for return on investment in this
property. Furthermore, this alternative would not be
environmentally superior to the project, with respect to net
environmental impact.
C. Alternative Site Location: Rejected as infeasible
because it is not capable of being accomplished in a successful
manner within a reasonable period of time. A completely different
site plan would have to be developed, at extra cost and several
months of additional time. Furthermore, the project applicant does
not own or have any substantial interest in this alternative site,
and it is not known whether the property owner would sell the
property to this project applicant or if the applicant would be
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