PCRES 2001-080PLANNING COMMISSION RESOLUTION 2001-080
A RESOLUTION OF THE PLANNING COMMISSION OF THE
CITY OF LA QUINTA, CALIFORNIA, RECOMMENDING
CERTIFICATION OF AN ADDENDUM TO ENVIRONMENTAL
IMPACT REPORT #41 PREPARED FOR GENERAL PLAN
AMENDMENT 2001-078, ZONE CHANGE 2001-101,
SPECIFIC PLAN 121-E AMENDMENT #5, SITE
DEVELOPMENT PERMIT 2001-703, AND TENTATIVE
TRACT MAP 30125
CASE NO: EIR #41 ADDENDUM
APPLICANT: KSL DEVELOPMENT CORPORATION
WHEREAS, the Planning Commission of the City of La Quinta, California,
did, on the 8th of May, 2001 hold a duly noticed Public Hearing to consider an
Addendum to Environmental Impact Report #41 for General Plan Amendment 2001-
078, Zone Change 2001-101, Specific Plan 121-E Amendment #5, Site Development
Permit 2001-703 and Tentative Tract Map 30125 located at the southeast corner of
Avenue 50 and Eisenhower Drive, and more particularly described as follows:
APN's 658-190-004, 773-020-033, 770-020-021, 773-020-034
WHEREAS, said Addendum has complied with the requirements of "The
Rules to Implement the California Environmental Quality Act of 1970" (as amended;
Resolution 83-68 adopted by the La Quinta City Council) in that the Community
Development Department has determined that although the proposed General Plan
Amendment 2001-078, Zone Change 2001-101, Specific Plan 121-E Amendment #5,
Site Development Permit 2001-703 and Tentative Tract Map 30125 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 a part of the
Addendum and included in the Conditions of Approval; and,
WHEREAS, upon hearing and considering all testimony and arguments,
if any, of all interested persons desiring to be heard, said Planning Commission did find
the following facts, findings, and reasons to justify recommending certification of said
Addendum:
The proposed General Plan Amendment 2001-078, Zone Change 2001-101,
Specific Plan 121-E Amendment #5, Site Development Permit 2001-703 and
Tentative Tract Map 30125 will not be detrimental to the health, safety, or
general welfare of the community, either indirectly, or directly, in that no
significant unmitigated impacts were identified by the Addendum.
&\W PDOCS\PCReso KSLEA.wpd
Planning Commission Resolution 2001-080
KSL Development Corporation
EIR#41 Addendum
May 8, 2001
2. The proposed General Plan Amendment 2001-078, Zone Change 2001-101,
Specific Plan 121-E Amendment #5, Site Development Permit 2001-703 and
Tentative Tract Map 30125 will not have the potential to degrade the quality
of the environment, substantially reduce the habitat of 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 rare or
endangered plants or animals or eliminate important examples of the major
periods of California history or prehistory.
3. There is no evidence before the City that the proposed project will have the
potential for an adverse effect on wildlife resources or the habitat on which the
wildlife depends.
4. The proposed General Plan Amendment 2001-078, Zone Change 2001-101,
Specific Plan 121-E Amendment #5, Site Development Permit 2001-703 and
Tentative Tract Map 30125 do not have the potential to achieve short-term
environmental goals, to the disadvantage of long-term environmental goals, as
no significant effects on environmental factors have been identified by the
Addendum.
4. The proposed General Plan Amendment 2001-078, Zone Change 2001-101,
Specific Plan 121-E Amendment #5, Site Development Permit 2001-703 and
Tentative Tract Map 30125 will not result in impacts which are individually
limited or cumulatively considerable when considering planned or proposed
development in the immediate vicinity, as development patterns in the area will
not be significantly affected by the proposed project.
5. The proposed General Plan Amendment 2001-078, Zone Change 2001-101,
Specific Plan 121-E Amendment #5, Site Development Permit 2001-703 and
Tentative Tract Map 30125 will not have environmental effects that will
adversely affect the human population, either directly or indirectly, as no
significant impacts have been identified which would affect human health, risk
potential or public services.
6. There is no substantial evidence in light of the entire record that the project may
have a significant effect on the environment.
7. The Planning Commission has considered the Addendum to Environmental
Impact Report #41 and the Addendum reflects the independent judgement of
the City.
G:\WPDOCS\PCResoKSLEA.wpd
Planning Commission Resolution 2001-080
KSL Development Corporation
EIR#41 Addendum
May 8, 2001
8. The City has on the basis of substantial evidence, rebutted the presumption of
adverse effect set forth in 14 CAL Code Regulations 753.5(d).
9. The location and custodian of the City's records relating to this project is the
Community Development Department located at 78-495 Calle Tampico, La
Quinta, California.
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 for this Addendum.
2. That it does hereby recommend to the City Council certification of the
Addendum to Environmental Impact Report #41 for the reasons set forth in this
Resolution and as stated in the Addendum text on file in the Community
Development Department.
3. That the Addendum to Environmental Impact Report #41 reflects the
independent judgement of the City.
PASSED, APPROVED and ADOPTED at a regular meeting of the La Quinta
Planning Commission held on this 8th day of May, 2001, by the following vote, to wit:
AYES: Commissioners Abels, Butler, Kirk, Tyler, and Chairman Robbins
NOES: None
ABSENT: None
ABSTAIN: None
ST E ROBBINS, Chairman
City of La Quinta, California
0
HEOMn, Community Development Director
La buinta, California
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ADDENDUM TO ENVIRONMENTAL IMPACT REPORT
(CEQA GUIDELINE 15164)
FOR
SPECIFIC PLAN 121-E, AMENDMENT #5
GENERAL PLAN AMENDMENT NO. 2001-078,
CHANGE OF ZONE NO. 2001-101,
SITE DEVELOPMENT PERMIT 2001-703 AND
TENTATIVE TRACT MAP 30125
Planning Commission Resolution 2001-080
Adopted May 22, 2001
G:\WPDOCS\EIRAddKSL121 E. WPD
The City of La Quinta, as lead agency under the California Environmental Quality Act,
Public Resources Code section 21000, et seq. ("CEQA") has prepared this Addendum
pursuant to CEQA Guideline 15164. This is an Addendum to Environmental Impact
Report #41 ("EIR") that the County of Riverside certified in 1975 for the La Quinta
Resort Specific Plan, SP 121-E.
The purpose of this Addendum is to document certain changes to the project which
will be implemented through the following land use approvals:
GENERAL PLAN AMENDMENT NO. 2001-78,
AMENDMENT NO. 5 TO SPECIFIC PLAN 121-E,
CHANGE OF ZONE NO. 2001-101,
SITE DEVELOPMENT PERMIT 2001-70 AND
TENTATIVE TRACT MAP 30125
These are collectively referred to as "the Revised Project."
The Revised Project consists of 17.82 acres of the 622 acre project. Six acres of the
Revised Project area is currently designated Tourist Commercial and the remaining 11
acres is designated as Low Density Residential. The Revised Project will convert
currently vacant lands of which six acres os being used as interim employee parking
areas to low density residential lots, and ancillary facilities including a clubhouse and
associated amenities. The City has determined that the proposed residential
development will be consistent with the density and character of the adjacent
residential development, and will be consistent with the goals, policies, and objectives
of the City's General Plan and Specific Plan 121-E, as amended.
The Revised Project does not represent an increase in the total number of units allowed
within the Specific Plan boundary. The Specific Plan "cap" on residential units remains
622 units in the low density residential category. The approvals requested include the
following:
1 . General Plan Amendment and Change of Zone to change the designation on six
acres of the 17.82 acres from Tourist Commercial to Low Density Residential;
2. Specific Plan Amendment to incorporate the General plan Amendment and Zone
Change above, and to expand the landscaping palette within the Specific Plan;
3. Site Development Permit to review the design of three residential unit types for
the proposed homes within the same 17.82 acres; and
4. Tentative Tract Map to divide the 17.82 acres into 65 single family lots, a
clubhouse lot, and a number of numbered lots for streets and common open
space areas.
The City has compared the impacts of the Revised Project with those impacts analyzed
in the EIR and finds as follows:
r.�,n,onnrc�nRA.VrIKS 191F WP)
Aesthetics - Impacts no
greater than those
previously analyzed.
The previously
approved Tourist
Commercial designation
will be replaced with
less dense housing.
The scale, height, and
mass will all be
reduced within this
area as compared with
the original project. The
elimination of employee
parking will be a
beneficial impact for
the area.
Agriculture Resources -
Not applicable
Hazards and Hazardous
Materials - Impacts no
greater than those
previously analyzed.
Hydrology and Water
Quality - Impacts lower
than those previously
analyzed. Tourist
commercial development
can be expected to
generate an equivalent
amount of water usage
as residential
development. The single
family homes on the
site, however, will
create a lower
percentage of
impervious surfaces,
which will result in more
surface water
percolation.
Public Services -
Impacts lower than
those previously
analyzed. The impacts
associated with Tourist
Commercial
development would
have been expected to
be greater than those
associated.
Recreation - Impacts no
greater than those
previously analyzed.
The Revised project will
include on -site
clubhouse facilities, and
will be surrounded by
golf course. The overall
number of residential
units within the total
project will not increase.
Impacts to recreational
facilities will not
increase over those
already analysed.
G:\WPDOCS\EIRAdd KSL121 E.WPD
Air Quality - Impacts no
greater than those
previously analyzed.
Although residential
development generates
a high number of trips
per unit, tourist
c o m m e r c i a l
development is also a
high trip generator.
Since the certification of
the original EIR, PM10
has become an issue of
concern in the Coachella
Valley. The City requires
the development of
PM10 management
plans, which are
reviewed and approved
by the City Engineer
prior to the issuance of
building permits. The
project proponent will
be required to submit
such a plan, which will
provide sufficient
mitigation to assure that
PM10 impacts are
reduced to less than
significant levels.
The construction air
quality impacts will be
reduced for single family
homes over those
analyzed for tourist
c o m m e r c i a l
development in the EIR,
since single family home
construction disturbs
less ground, is of
shorter duration, and
requires less equipment.
Land Use Planning -
Impacts no greater than
those previously
analyzed. The Revised
Project is consistent
with the goals, policies
and objectives of the
General Plan and the
Specific Plan, and
continues the
development pattern
established in the
Specific Plan.
Transportation/Traffic-
Impacts less than those
previously analyzed. The
single family units will
not increase the total
number of units to be
constructed within the
project, and will
therefore not increase
the number of residential
trips to be generated by
the project at buildout.
The elimination of the
tourist commercial
development will reduce
the overall number of
trips to and from the
project at buildout.
G:\WPDOCS\EIRAdd KSL121 E.WPD
Biological Resources -
impacts in addition to
those previously
analyzed. Since
certification of the
original EIR, species of
concern in the Coachella
Valley have increased. A
preliminary biological
resource analysis
conducted for the
Revised Project
indicated the presence
of a mesquite hummock
on the site, which will
be eliminated by the
construction of the
homes. Mesquite
hummocks provide
important habitat to a
number of species of
concern. In order to
mitigate this potential
impact, the following
mitigation measure shall
be implemented:
Prior to construction or
site preparation
activities, the project
developer shall enter
into a Memorandum of
Understanding (MOU)
with CDFG and an
appropriate non-profit
organization whose
purpose is to acquire
and manage land for the
purpose of protecting
special status plants and
wildlife. This MOU shall
provide the organization
chosen the financial
resources necessary to
purchase and manage
1.1 acres of mesquite
hummock habitat in the
Biological Resources,
cont'd -
The Revised project also
was identified as
potential habitat for
Coachella Valley Fringe -
toed Lizard and
Coachella Valley Milk
Vetch. Site surveys are
being conducted, and
the project proponent
will be required to
conform to the
mitigation measures
resulting from these
studies.
Utilities and Service
Systems - Impacts less
than those previously
analyzed. The proposed
residential units will
generate a lower need
for utilities and service
systems than
development of a tourist
commercial project on
six acres of the site.
G:\WPDOCS\EIRAddKSL121 E.WPD
Cultural Resources -
Mineral Resources - Not
Population and Housing -
Impacts no greater than
applicable.
Impacts less than those
those previously
previously analyzed.
analyzed. The site has
The change in land use
been previously
designation will reduce
disturbed, and is not
the potential number of
expected to contain
jobs to be generated by
culturally significant
the project overall, and
resources. Should
will not create a need for
r e s o u r c e s b e
additional housing.
encountered during site
grading and excavation,
the project proponent
shall cease all work on
the site until an
archaeological monitor
has been retained.
Geology and Soils -
Impacts no greater than
those previously
analyzed. The project
proponent shall be
required to implement
the Uniform Building
Code for Zone III
groundshaking zones,
and shall be required to
prepare site -specific
soils analysis prior to
issuance of building
permits.
Noise - Impacts have
changed from those
previously analyzed. A
noise impact analysis
was prepared for the
Revised Project. The
noise analysis identified
potential impacts to
homes adjacent to both
Avenue 50 and
Eisenhower Drive. In
order to mitigate this
impact, the following
mitigation measures
shall be implemented.
1. A 6 foot wall above a
four foot berm shall be
erected on both the
Eisenhower Drive and
Avenue 50 frontages of
the Revised Project.
2. Interior noise levels
shall not exceed 45 dBA
CNEL.
3.All construction
activities shall be limited
to the hours prescribed
in the La Quinta
Municipal Code.
4. Construction
staging areas
shall be located
as far from
e x i s t i n g
residential
development as
possible.
G:\WPDOCS\EIRAddKSL121 E.WPD
The City finds that consideration of the Revised Project does not call for the
preparation of a subsequent EIR pursuant to CEQA Guideline 15162 or Public
Resources Code Section 21166, in that the Revised Project does not involve:
1 . substantial changes to the project analyzed in the EIR which would involve new
significant effects on the environment or substantially increase the severity of
previously identified impacts;
2. substantial changes with respect to the circumstances under which the project
is being undertaken which would involve new significant effects on the
environment not analyzed in the EIR substantially increase the severity of
previously identified impacts; or
3. new information of substantial importance which would involve new significant
effects on the environment not analyzed in the EIR substantially increase the
severity of previously identified impacts.
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