PCRES 2003-003 Walgreens EA 2002-460 MNDPLANNING COMMISSION RESOLUTION 2003-003
A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY
OF LA QUINTA, CALIFORNIA, CERTIFYING A MITIGATED
NEGATIVE DECLARATION OF ENVIRONMENTAL IMPACT FOR
ENVIRONMENTAL ASSESSMENT 2002-460 PREPARED FOR
SITE DEVELOPMENT PERMIT 2002-754.
CASE NO.: ENVIRONMENTAL ASSESSMENT 2002-460
APPLICANT: EVERGREEN DEVCO
WHEREAS, the Planning Commission of the City of La Quinta, California,
did, on the 28`h day of January, 2003 hold a duly noticed Public Hearing to consider
Environmental Assessment 2002-460 and Site Development Permit 2002-753 to allow
a single -story ±14,560 square foot drug and retail store, generally located at the
northeast corner of Washington Street and Avenue 48, more particularly described as
follows:
APN: 643-200-001,
WHEREAS, said Environmental Assessment 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 prepared an Initial Study (EA 2002-460)
and has determined that although the proposed project 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 assessment and
included in the Conditions of Approval for Site Development Permit 2002-753, and
therefore, a Mitigated Negative Declaration of Environmental Impact should be filed;
and,
WHEREAS, upon hearing and considering all testimony and arguments,
if any, of all interested persons desiring to be heard, said Planning Commission did
make the following findings to justify certifying said Environmental Assessment:
1 . The proposed project 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 Environmental Assessment 2002-460.
2. The proposed project 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.
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t
PLANNING COMMISSION RESOLUTION 2003-003
ENVIRONMENTAL ASSESSMENT 2002-460
JANUARY 28, 2003
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 in that mitigation measures are imposed on the project that will
reduce impacts to less than significant levels.
4. The proposed project does 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
Environmental Assessment.
5. The proposed project 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.
6. The proposed project 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.
7. There is no substantial evidence in light of the entire record that the project may
have a significant effect on the environment in that mitigation measures are
imposed on the project that will reduce impacts to a less than significant level.
8. The Planning Commission has considered Environmental Assessment 2002-460
and said Assessment reflects the independent judgement of the City.
9. 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).
10. 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, 92253.
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 constitute the findings of the
Planning Commission for this Environmental Assessment.
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4
PLANNING COMMISSION RESOLUTION 2003-003
ENVIRONMENTAL ASSESSMENT 2002-460
JANUARY 28, 2003
2. That it does hereby certify Environmental Assessment 2002-460 for the
reasons set forth in this Resolution and as stated in the Environmental
Assessment Checklist and Addendum on file in the Community Development
Department and attached hereto.
3. That Environmental Assessment 2002-460 reflects the independent judgement
of the City.
PASSED, APPROVED and ADOPTED at a regular meeting of the La Quinta
Planning Commission held on this 281h day of January, 2003, by the following vote,
to wit:
AYES: Commissioners Abels, Kirk, Robbins, and Vice Chairman Tyler
NOES: None
ABSENT: Chairman Butler
ABSTAIN: None
RI BUTLER, Chairman
City of La Quinta, California
ATTEST:
tY HEIRMAN, Community Development Director
of La Quinta, California
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Environmental Checklist Form
w
1 . Project Title: Site Development Permit 2002-753; Walgreens Drug and
Retail Store
2. Lead Agency Name and Address: City of La Quinta
78-495 Calle Tampico
La Quinta, CA 92253
3. Contact Person and Phone Number: Martin Magana, 760-777-7125
4. Project Location: The northeast corner of Washington Street and Avenue
48; APN: 643-200-001
5. Project Sponsor's Name and Address:
Evergreen Devco,Inc.
2920 East Camelback Rd., Suite 100
Phoenix, AZ 85016
6. General Plan Designation: Community Commercial
7. Zoning: Regional Commercial
8. Description of Project: (Describe the whole action involved, including but not limited to
later phases of the project, and any secondary, support, or off -site features necessary for
its implementation. Attach additional sheets if necessary.)
The Site Development Permit proposes the construction of a 14,560 drug
and retail store (Walgreens) on a portion of a 4.03 acre site. The balance of
the site, labeled Phase Il, are undefined in terms of use.
9. Surrounding Land Uses and Setting: Briefly describe the project's surroundings.
North: Vacant, approved for Marriott Residence Inn
South: Avenue 48, golf course and single-family residential
West: Washington Street, La Quinta Arts Foundation partially developed site
East: Caleo Bay and single-family residential
10. Other agencies whose approval is required (e.g., permits, financing approval, or
participation agreement.)
Coachella Valley Water District
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Environmental Factors Potentially Affected:
The environmental factors checked below would be potentially affected by this project,
involving at least one impact that is a "Potentially Significant Impact' as indicated by
the checklist on the following pages.
Aesthetics
Agriculture Resources
Air Quality
Biological Resources
Cultural Resources
Geology and Soils
Hazards and Hazardous
Materials
Hydrology and Water Quality
Land Use Planning
Mineral Resources
Noise
Population and Housing
Public Services
Recreation
Transportation/Traffic
Utilities and Service Systems
Mandatory Findings
Determination (To be completed by the Lead Agency.) On the basis of this initial evaluation:
I find that the proposed project COULD NOT have a significant effect on the environment, and a NEGATIVE
DECLARATION will be prepared
I find that although the proposed project could have a significant effect on the environment,
there will not be a significant effect in this case because revisions in the project have been made by or agreed
to by the applicant. A MITIGATED NEGATIVE DECLARATION will be prepared.
LJ
I find that the proposed project MAY have a significant effect on the environment, and an ENVIRONMENTAL
IMPACT REPORT is required.
INK
I find that the proposed project MAY have a "potentially significant impact" or "potentially significant unless
mitigated' on the environment, but at least one effect 1) has been adequately analyzed in an earlier document
pursuant to applicable legal standards, and 2) has been addressed by mitigation measures based on the earlier
analysis as described on attached sheets. An ENVIRONMENTAL IMPACT REPORT is required, but it must
analyze only the effects that remain to be addressed.
I find that although the proposed project could have a significant effect on the environment, because all potentially
significant effects (a) have been analyzed adequately in an earlier EIR pursuant to applicable standards, and (b)
have been avoided or mitigated pursuant to that earlier FIR, including revisions or mitigation measures that are
imposed upon the proposed project, nothing further is required.
El
Signature
Date
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Evaluation of Environmental Impacts:
1) A brief explanation is required for all answers except "No Impact" answers that are
adequately supported by the information sources a lead agency cites in the parentheses following
each question. A "No Impact" answer is adequately supported if the reference information sources
show that the impact simply does not apply to projects like the one involved (e.g. the project falls
outside a fault rupture zone). A "No Impact' answer should be explained where it is based on
project -specific factors as well as general standards (e.g. the project will not expose sensitive
receptors to pollutants, based on a project -specific screening analysis).
2) All answers must take account of the whole action involved, including off -site as well as on -
site, cumulative as well as project -level, indirect as well as direct, and construction as well as
operational impacts.
3) "Potentially Significant Impact' is appropriate if there is substantial evidence that an effect
is significant. If there are one or more "Potentially Significant Impact' entries when the
determination is made, an EIR is required.
4) "Negative Declaration: Potentially Significant Unless Mitigation Incorporated" applies where
the incorporation of mitigation measures has reduced an effect from "Potentially Significant Impact'
to a "Less Significant Impact." The lead agency must describe the mitigation measures, and briefly
explain how they reduce the effect to a less than significant level (mitigation measures from Section
XVIII, "Earlier Analysis," may be cross-referenced).
5) Earlier analysis may be used where, pursuant to the tiering, program EIR, or other CEQA
process, an effect has been adequately analyzed in an earlier EIR or negative declaration. Section
15063(c)(3)(D). Earlier analysis are discussed in Section XVIII at the end of the checklist.
6) Lead agencies are encouraged to incorporate into the checklist references to information
sources for potential impacts (e.g., general plans, zoning ordinances). Reference to a previously
prepared or outside document should, where appropriate, include a reference to the page or pages
where the statement is substantiated.
7) Supporting Information Sources: A source list should be attached, and other sources used or
individuals contacted should be cited in the discussion.
8) The analysis of each issue should identify:
a) the significance criteria or threshold used to evaluate each question; and
b) the mitigation measure identified, if any, to reduce the impact to less than significance.
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Issues (and Supporting Information Sources):
Would the proposal result in potential impacts involving:
AESTHETICS: Would the project:
a) Have a substantial adverse effect on a scenic vista? (General Plan
Exhibit 3.6)
b) Damage scenic resources, including, but not limited to, trees, rock
outcroppings, and historic buildings within a state scenic highway?
(Aerial photograph)
c) Substantially degrade the existing visual character or quality of the
site and its surroundings? (Application materials)
d) Create a new source of substantial light or glare which would
adversely affect day or nighttime views in the area? (Application
materials)
I1. AGRICULTURAL RESOURCES:. In determining whether impacts
to agricultural resources are significant environmental effects, lead
agencies may refer to the California Agricultural Land Evaluation and
Site Assessment Model prepared by the California Dept. Of
Conservation as an optional model to use in assessing impacts on
agriculture and farmland. Would the project:
a) Convert Prime Farmland, Unique Farmland, or Farmland of
Statewide Importance (Farmland) to non-agricultural use? (General
Plan EIR p. 11I-21 ff.)
b) Conflict with existing zoning for agricultural use, or a Williamson
Act contract? (Zoning Map, Property Owner)
c) Involve other changes in the existing environment which, due to
their location or nature, could individually or cumulatively result in
loss of Farmland, to nonagricultural use? (No ag. land in proximity to
project site)
III. AIR QUALITY: Where available, the significance criteria established
by the applicable air quality management or air pollution control
district may be relied upon to make the following determinations.
Would the project:
a) Conflict with or obstruct implementation of the applicable Air
Quality Attainment Plan or Congestion Management Plan?
(SCAQMD CEQA Handbook)
b) Violate any stationary source air quality standard or contribute to an
existing or projected air quality violation? (SCAQMD CEQA
Handbook)
c) Result in a net increase of any criteria pollutant for which the
project region is non -attainment under an applicable federal or state
ambient air quality standard (including releasing emissions which
exceed quantitative thresholds for ozone precursors)? (SCAQMD
CEQA Handbook, 2002 PM10 Plan for the Coachella Valley)
Potentially
Potentially
Significant
Less Than
Significant
Unless
Significant
No
Impact
Mitigated
Impact
Impact
►9
X
ki
M
X
K4
W7
M
X
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IV.
V
d) Expose sensitive receptors to substantial pollutant concentrations?
(Project Description, Aerial Photo, site inspection)
e) Create objectionable odors affecting a substantial number of
people? (Project Description, Aerial Photo, site inspection)
BIOLOGICAL RESOURCES: Would the project:
a) Have a substantial adverse impact, either directly or through habitat
modifications, on any species identified as a candidate, sensitive, or
special status species in local or regional plans, policies, or
regulations, or by the California Department of Fish and Game or U.S.
Fish and Wildlife Service? (Master Environmental Assessment, p. 73
ff.)
b) Have a substantial adverse impact on any riparian habitat or other
sensitive natural community identified in local or regional plans,
policies, regulations or by the California Department of Fish and
Game or US Fish and Wildlife Service? (Master Environmental
Assessment, p. 73 ff.)
c) Adversely impact federally protected wetlands (including, but not
limited to, marsh, vernal pool, coastal, etc.) Either individually or in
combination with the known or probable impacts of other activities
through direct removal, filling, hydrological interruption, or other
means? (Master Environmental Assessment, p. 73 ff.)
d) Interfere substantially with the movement of any resident or
migratory fish or wildlife species or with established resident or
migratory wildlife corridors, or impede the use of wildlife nursery
sites? (Master Environmental Assessment, p. 73 ff.)
e) Conflict with any local policies or ordinances protecting biological
resources such as a tree preservation policy or ordinance? (Master
Environmental Assessment, p. 73 ff.)
f) Conflict with the provisions of an adopted Habitat Conservation
Plan, Natural Conservation Community Plan, or other approved local,
regional, or state habitat conservation plan? (Master Environmental
Assessment, p. 73 ff.)
CULTURAL RESOURCES: Would the project:
a) Cause a substantial adverse change in the significance of a historical
resource which is either listed or eligible for listing on the National
Register of Historic Places, the California Register of Historic
Resources, or a local register of historic resources? (Master
Environmental Assessment p. 123 ff.)
b) Cause a substantial adverse change in the significance of a unique
archaeological resources (i.e., an artifact, object, or site about which it
can be clearly demonstrated that, without merely adding to the current
body of knowledge, there is a high probability that it contains
information needed to answer important scientific research questions,
has a special and particular quality such as being the oldest or best
available example of its type, or is directly associated with a
scientifically recognized important prehistoric or historic event or
person)? (Master Environmental Assessment p. 123 ff.)
X
X
X
X
X
X
X
X
X
X
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c) Disturb or destroy a unique paleontological resource or site?
(Master Environmental Assessment Exhibit 5.9)
d) Disturb any human remains, including those interred outside of
formal cemeteries? (Master Environmental Assessment p. 123 ff.)
V1. GEOLOGY AND SOILS: Would the project:
a) Expose people or structures to potential substantial adverse effects,
including the risk of loss, injury, or death involving:
i) Rupture of a known earthquake fault, as delineated on the most
recent Alquist-Priolo Earthquake Fault Zoning Map issued by the State
Geologist for the area or based on other substantial evidence of a
known fault? (MEA Exhibit 6.2)
ii) Strong seismic ground shaking? (MEA Exhibit 6.2)
iii) Seismic -related ground failure, including liquefaction? (General
Plan Exhibit 8.2)
iv) Landslides? (General Plan Exhibit 8.3)
b) Result in substantial soil erosion or the loss of topsoil? (General
Plan Exhibit 8.4)
c) Be located on a geological unit or soil that is unstable, or that would
become unstable as a result of the project, and potentially result in on -
or off -site landslides, lateral spreading, subsidence, liquefaction or
collapse? (General Plan Exhibit 8.1)
d) Be located on expansive soil, as defined in Table 18-1-B of the
Uniform Building Code (1994), creating substantial risks to life or
property? (General Plan Exhibit 8.1)
e) Have soils incapable of adequately supporting the use of septic
tanks or alternative waste water disposal system where sewers are not
available for the disposal of waste water? (General Plan Exhibit 8.1)
VIL HAZARDS AND HAZARDOUS MATERIALS: Would the
project:
a) Create a significant hazard to the public or the environment through
the routine transport, use, or disposal of hazardous materials?
(Application materials)
b) Create a significant hazard to the public or the environment through
reasonably foreseeable upset and accident conditions involving the
likely release of hazardous materials into the environment?
(Application materials)
c) Reasonably be anticipated to emit hazardous materials, substances,
or waste within one -quarter mile of an existing or proposed school?
(Application materials)
X
X
X
X
X
X
X
X
X
X
K1
0
KI
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d) Is the project located on a site which is included on a list of
hazardous materials sites complied pursuant to Government Code
Section 65962.5 and, as a result, would it create a significant hazard to
the public or the environment? (Riverside County Hazardous Materials
Listing)
e) For a project located within an airport land use plan or, where such
a plan has not been adopted, within two miles of a public airport or
public use airport, would the project result in a safety hazard for
people residing or working in the project area? (General Plan land use
map)
f) For a project within the vicinity of a private airstrip; would the
project result in a safety hazard for people residing or working in the
project area? (General Plan land use map)
g) Impair implementation of or physically interfere with an adopted
emergency response plan or emergency evacuation plan? (General
Plan MEA p. 95 ft)
h) Expose people or structures to the risk of loss, injury or death
involving wildlands fires, including where wildlands are adjacent to
urbanized areas or where residences are intermixed with wildlands?
(General Plan land use map)
VIII. HYDROLOGY AND WATER QUALITY: Would the project:
a) Violate Regional Water Quality Control Board water quality
standards or waste discharge requirements? (General Plan EIR, p. III-
187 ff.)
b) Substantially deplete groundwater supplies or interfere substantially
with groundwater recharge such that there would be a net deficit in
aquifer volume or a lowering of the local groundwater table level (i.e.,
the production rate of pre-existing nearby wells would drop to a level
which would not support existing land uses or planned uses for which
permits have been granted? (General Plan EIR p. III-87 ff.)
c) Substantially alter the existing drainage pattern of the site or area,
including through the alteration of the course of stream or river, in a
manner which would result in substantial erosion or siltation on- or
off -site? (Project Preliminary Grading Plan)
d) Substantially alter the existing drainage pattern of the site or area,
including through the alteration of the course of a stream or river, or
substantially increase the rate or amount of surface runoff in a manner
which would result in flooding on- or off -site? (Project Preliminary
Grading Plan)
e) Create or contribute runoff water which would exceed the capacity
of existing or planned stonnwater drainage systems to control?
(Project Preliminary Grading Plan)
f) Place housing within a 100-year floodplain, as mapped on a federal
Flood Hazard Boundary or Flood Insurance Rate Map or other flood
hazard delineation map? (Master Environmental Assessment Exhibit
6.6)
g) Place within a 100-year floodplain structures which would impede or
redirect flood flows? (Master Environmental Assessment Exhibit 6.6)
M
012
X
2
X
X
X
X
X
X
X
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IX. LAND USE AND PLANNING: Would the project:
a) Physically divide an established community? (Project Description)
b) Conflict with any applicable land use plan, policy, or regulation of
an agency with jurisdiction over the project (including, but not limited
to the general plan, specific plan, local coastal program, or zoning
ordinance) adopted for the purposes of avoiding or mitigating an
environmental effect? (General Plan p. 18 ff.)
c) Conflict with any applicable habitat conservation plan or natural
communities conservation plan? (Master Environmental Assessment p.
74 ff.)
X. MINERAL RESOURCES: Would the project:
a) Result in the loss of availability of a known mineral resource
classified MRZ-2 by the State Geologist that would be of value to the
region and the residents of the state? (Master Environmental
Assessment p. 71 ff.)
b) Result in the loss of availability of a locally important mineral
resource recovery site delineated on a local general plan, specific plan
or other land use plan? (Master Environmental Assessment p. 71 ff.)
XI. NOISE: Would the project result in:
a) Exposure of persons to, or generation of noise levels in excess of
standards established in the local general plan or noise ordinance, or
applicable standards of other agencies? (General Plan p. 95)
b) Exposure of persons to or generation of excessive groundborne
vibration or groundborne noise levels? (Residential project -- no
ground borne vibration)
c) A substantial temporary or periodic increase in ambient noise levels
in the project vicinity above levels existing without the project?
(General Plan FIR, p. I1I-144 ff)
d) For a project located within an airport land use plan or, where such
a plan has not been adopted, within two miles of a public airport or
public use airport, would the project expose people residing or
working in the project area to excessive noise levels? (General Plan
land use map)
e) For a project within the vicinity of a private airstrip, would the
project expose people residing or working in the project area to
excessive levels? (General Plan land use map)
XII. POPULATION AND HOUSING: Would the project:
X
km
M
X
ki
X
X
012
KI
a) Induce substantial population growth in an area, either directly (for
example, by proposing new homes and businesses) or indirectly (for X
example, through extension of roads or other infrastructure)? (General _
Plan, p. 9 ff., application materials)
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b) Displace substantial numbers of existing housing, necessitating the
construction of replacement housing elsewhere? (Application
Materials)
c) Displace substantial numbers of people, necessitating the
construction of replacement housing elsewhere? (Application
Materials)
XIII. PUBLIC SERVICES
a) Would the project result in substantial adverse physical impacts
associated with the provision of new or physically altered
governmental facilities, need for new or physically altered
governmental facilities, the construction of which could cause
significant environmental impacts, in order to maintain acceptable
service ratios, response times or other performance objectives for any
of the public services:
Fire protection? (General Plan MEA, p. 57)
Police protection? (General Plan MEA, p. 57)
Schools? (General Plan MEA, p. 52 ff.)
Parks? (General Plan; Recreation and Parks Master Plan)
Other public facilities? (General Plan MEA, p. 46 ff.)
XIV. RECREATION:
a) Would the project increase the use of existing neighborhood and
regional parks or other recreational facilities such that substantial
physical deterioration of the facility would occur or be accelerated?
(Application Materials)
b) Does the project include recreational facilities or require the
construction or expansion of recreational facilities which might have
an adverse physical effect on the environment? (Application
Materials)
XV. TRANSPORTATION/TRAFFIC: Would the project:
a) Cause an increase in traffic which is substantial in relation to the
existing traffic load and capacity of the street system (i.e, result in a
substantial increase in either the number of vehicle trips, the volume to
capacity ratio on roads, or congestion at intersections)? (General Plan
EIR, p. III-29 ff.)
b) Exceed, either individually or cumulatively, a level of service
standard established by the county congestion management agency for
designated roads or highways? (General Plan EIR, p. III-29 ff.)
c) Result in a change in air traffic patterns, including either an increase
in traffic levels or a change in location that results in substantial safety
risks? (No air traffic involved in project)
d) Substantially increase hazards to a design feature (e.g, sharp curves
or dangerous intersections) or incompatible uses (e.g., farm
equipment)? (Project Site Plan)
X
X
X
1�
94
X
M
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e) Result in inadequate emergency access? (Project Site Plan)
f) Result in inadequate parking capacity? (Project Site Plan)
g) Conflict with adopted policies supporting alternative transportation
(e.g., bus turnouts, bicycle racks)? (Project Description)
XVI. UTILITIES AND SERVICE SYSTEMS: Would the project:
a) Exceed wastewater treatment requirements of the applicable
Regional Water Quality Control Board? (General Plan MEA, p. 58 ff.)
b) Require or result in the construction of new water or wastewater
treatment facilities or expansion of existing facilities, the construction
of which could cause significant environmental effects? (General Plan
MEA, p. 58 ff.)
c) Require or result in the construction of new storm water drainage
facilities or expansion of existing facilities, the construction of which
could cause significant environmental effects? (General Plan MEA, p.
58 ff.)
d) Are sufficient water supplies available to serve the project from
existing entitlements and resources, or are new or expanded
entitlements needed? (General Plan MEA, p. 58 ff.)
e) Has the wastewater treatment provider which serves or may serve
the project determined that it has adequate capacity to serve the
project's projected demand in addition to the provider's existing
commitments? (General Plan MEA, p. 58 ff.)
f) Is the project served by a landfill with sufficient permitted capacity
to accommodate the project's solid waste disposal needs? (General
Plan MEA, p. 58 ff.)
XVII. MANDATORY FINDINGS OF SIGNIFICANCE:
a) Does the project have the potential to degrade the quality of the
environment, substantially reduce the habitat of a fish or wildlife
species, cause a fish or wildlife population to drop below self-
sustaining levels, threaten to eliminate a plant or animal community,
reduce the number or restrict the range of a rare or endangered plant or
animal or eliminate important examples of the major periods of
California history or prehistory?
b) Does the project have the potential to achieve short-term, to the
disadvantage of long-term, environmental goals?
c) Does the project have impacts that are individually limited, but
cumulatively considerable? ("Cumulatively considerable" means that
the incremental effects of a project are considerable when viewed in
connection with the effects of past projects, the effects of other current
project, and the effects of probable future projects)?
d) Does the project have environmental effects which will cause
substantial adverse effects on human beings, either directly or
indirectly?
X
!A
X
X
X
X
X
X
X
G/
►i
X
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XVIII. EARLIER ANALYSIS.
Earlier analysis may be used where, pursuant to the tiering, program EIR, or other CEQA process, one or more effects
have been adequately analyzed in an earlier EIR or negative declaration. Section 15063(c)(3)(D). In this case a
discussion should identify the following on attached sheets.
a) Earlier analysis used. Identify earlier analysis and state where they are available for review.
None
b) Impacts adequately addressed. Identify which effects from the above checklist were within the scope of and
adequately analyzed in an earlier document pursuant to applicable legal standards, and state whether such effects were
addressed by mitigation measures based on the earlier analysis.
Not applicable.
c) Mitigation measures. For effects that are "Less than Significant with Mitigation Incorporated," describe the
mitigation measures which were incorporated or refined from the earlier document and the extent to which they address
site -specific conditions for the project.
See attached Addendum.
SOURCES
Master Environmental Assessment, City of La Quinta General Plan 2002.
General Plan, City of La Quinta, 2002.
General Plan EIR, City of La Quinta, 2002.
SCAQMD CEQA Handbook.
City of La Quinta Municipal Code
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Addendum for Environmental Assessment 2002-460
a►, b) & c)
Washington is designated an Image Corridor in the General Plan. The
proposal includes a single story Mediterranean style building on 4 acres. The
proposal will be a low rise building which will not impact scenic vistas.
Surrounding development, both existing and planned, reflects the same low
rise design. The project will reflect the high quality development which the
General Plan encourages on Washington Street. No scenic landmarks occur
at or near the site.
I. d) The project will generate light from parking lot lighting. The City's dark sky
ordinance will be applied to all lighting plans submitted for the proposed
project site. These requirements do not allow lighting to spill over to other
properties, which will mitigate the potential impacts associated with the
project. The potential impacts associated with light and glare are not
expected to be significant.
II. a)-c)
The proposed project site is neither in a prime agricultural area, nor subject to
Williamson Act contracts.
III. a), c)
The proposed project will result in the construction of 14,560 square feet of
retail space, which will generate 1,284 trips at buildout'. Since the balance
of the uses on the site are not identified, additional trips are likely, but
cannot be calculated at this time. Based on the drugstore trip generation, the
proposed project will generate the following pollutants.
Running Exhaust Emissions
(pounds/day)
PM10 PM10 PM10
CO ROC NOx Exhaust Brakes Tires
50 mph 39.80 1.53 8.16 -- 0.17 0.17
Daily
Threshold* 550 75 100 150
Based on 1,284 trips/day and average trip length of 6 miles, using EMFAC7G
Model provided by California Air Resources Board. Assumes catalytic light
autos at 75°F, year 2005. * Operational thresholds provided by SCAQMD
for assistance in determining the significance of a project and the need for
an EIR.
Trip Generation, 6th Edition, Institute of Transportation Engineers, for category 881, Pharmacy/Drugstore
with Drive -Through Window.
P:\CAROLYN\Reso & Cond\EA460Adden Walgreens.wpd
The proposed project will not exceed any threshold for the generation of moving
emissions, as established by the South Coast Air Quality Management District
in determining the need for an EIR. It is further unlikely that the additional
buildings on the site, currently designated as Phase II, will generate sufficient
trips to exceed standards. However, the future buildings will be subject to
review under CEQA, and their potential effects will be analyzed at that time.
The impacts to air quality relating to chemical pollution from the proposed
project are not expected to be significant at this time.
III. d) The construction of the proposed project will generate dust, which could impact
residents both on and off site. The Coachella Valley is a severe non -attainment
area for PM10 (particulate matter of 10 microns or smaller).
The proposed project would result in the disturbance of up to 4.03 acres of
land, and the movement of about 555 cubic yards of dirt on the site. Cut and
fill is expected to be balanced. This has the potential to generate 106.4 pounds
per day in fugitive dust during the grading of the site. The Valley has recently
adopted stricter measures for the control of PM10. These measures will be
integrated into conditions of approval for the proposed project. These include
the following control measures.
CONTROL
MEASURE TITLE & CONTROL METHOD
BCM-1 Further Control of Emissions from Construction Activities: Watering, chemical
stabilization, wind fencing, revegetation, track -out control
BCM-2 Disturbed Vacant Lands: Chemical stabilization, wind fencing, access
restriction, revegetation
BCM-3 Unpaved Roads and Unpaved Parking Lots: Paving, chemical stabilization,
access restriction, revegetation
BCM-4 Paved Road Dust: Minimal track -out, stabilization of unpaved road shoulders,
clean streets maintenance
The contractor will be required to submit a PM10 Management Plan prior to
initiation of any earth moving activity. In addition, the potential impacts
associated with PM10 can be mitigated to a level less than significant by the
measures below.
1. Construction equipment shall be properly maintained and serviced to
minimize exhaust emissions.
2. Existing power sources should be utilized where feasible via temporary
power poles to avoid on -site power generation.
P:\CAROLYN\Reso & Cond\EA460Adden Walgreensmpd
3. Construction personnel shall be informed of ride sharing and transit
opportunities.
4. Cut and fill quantities will be balanced on site.
5. Any portion of the site to be graded shall be pre -watered to a depth of
three feet prior to the onset of grading activities.
6. Watering of the site or other soil stabilization method shall be employed
on an on -going basis after the initiation of any grading activity on the
site. Portions of the site that are actively being graded shall be watered
regularly to ensure that a crust is formed on the ground surface, and shall
be watered at the end of each work day.
7. Landscaped areas shall be installed as soon as possible to reduce the
potential for wind erosion. Landscaping along Caleo Bay and on the
northern boundary of the site shall be installed immediately following
completion of precise grading on the site.
8. The areas identified as Phase II on the site plan shall be landscaped and
irrigated with either sod or hydroseed, or desert wildflower mix prior to
issuance of a certificate of occupancy for the building.
9. SCAQMD Rule 403 shall be adhered to, insuring the clean up of
construction -related dirt on approach routes to the site.
10. All grading activities shall be suspended during first and second stage
ozone episodes or when winds exceed 25 miles per hour
11. The project proponent shall conform to the notification standards
included in the 2002 SIP for PM10 in the Coachella Valley.
III. e) The construction of the proposed project will not generate any objectionable
odors.
IV) a►-f)
The proposed project is located within the required fee area for the Coachella
Valley Fringed -toed lizard, and will be required to pay the mandated fee at the
issuance of building permits. The payment of the fee will reduce the potential
impacts to this species to a less than significant level.
The site has previously been graded, and is significantly impacted for potential
-- as a biological habitat. The impacts to other biological resources are not
expected to be significant.
P:\CAROLYN\Reso & Cond\EA460Adden Walgreens.wpd
V. a)-d)
The site has been previously graded, and has a low potential for surficial
archaeological resources. There is, however, a potential that buried resources
do occur on the site which will not be uncovered until grading and excavation
occur. As a result, the following mitigation measure shall be required:
Should any earth moving activity on the site uncover a potential
archaeological resource, all activity on the site shall stop until such time
as a qualified archaeologist has evaluate the resource, and recommended
mitigation measures. The archaeologist shall also be required to submit
to the Community Development Department, for review and approval, a
written report on all activities on the site prior to occupancy of the first
building on the site.
VI. a) i1-iv)
The proposed project lies in a Zone III groundshaking zone. The property, as
with the rest of the City, will be subject to significant ground movement in the
event of a major earthquake. Structures on the site will be required to meet the
City's standards for construction, which include Uniform Building Code
requirements for seismic zones. The City Engineer will require the preparation
of site -specific geotechnical analysis in conjunction with the submittal of
grading plans. This requirement will ensure that impacts from ground shaking
are reduced to a less than significant level. The site is not in an area subject to
liquefaction or landslides.
VI. b) The site is located in a severe blowsand hazard area, and will therefore be
subject to significant soil erosion from wind. The project proponent will be
required to implement the mitigation measures listed under air quality, above,
to guard against soil erosion due to wind. These mitigation measures will lower
the potential impacts associated with wind erosion to a less than significant
level.
VI. c)-e)
The soils on the site are not expansive, and will support the development
proposed by the project proponent. The project proponent will be required to
submit a site -specific geotechnical study at the time of building permit issuance
to assure that all building techniques employed on the site result in safe
structures. These standards will lower the potential impacts to a less than
significant level.
Vill. a), c),d) & e)
The proposed project will be responsible for the drainage of on and off site
flows. The City Engineer requires that all project retain the 100 year storm on -
site. The proposed project will be required to conform to this standard, which
is expected to lower potential impacts to a less than significant level.
PACAROLYWReso & Cond\EA46OAdden Walgreens.wpd
VIII. b)
The Coachella Valley Water District provides domestic water to the subject
property. The retail development on the project site will be required to
implement the City's standards for water conserving plumbing fixtures and on -
site retention, which both aid in reducing the potential impacts to groundwater.
The proposed project will also meet the requirements of the City's water -
conserving landscaping ordinance. These standards will reduce potential impacts
to a less than significant level.
IX. a)-c)
The project site is currently vacant, and will be developed for its General Plan
designation of Community Commercial. The project is consistent with the
General Plan and Zoning designations for the project site. The project will not
divide an existing community, or conflict with a land use plan or with a habitat
or natural community conservation plan.
X.a) & b)
The project site occurs outside the MRZ-2 Zone, and is not expected to contain
resources.
XI. a) The project site is located in an area of the City subject to high traffic noise
levels. The project will develop as retail commercial development, which is not
a sensitive receptor. The closest sensitive receptors are located to the east and
south of the project site, in Lake La Quinta and Rancho La Quinta. The project
site plan includes parkway landscaping and parking lot setbacks which will
increase the separation between the commercial land use and the residential
units. The project site will include a loading and delivery area on the north side
of the site, and a drive -through window on the east side of the site. These uses
have a potential to generate loud noises, particularly from truck traffic and
loudspeakers at the drive -through. The most sensitive times for noise at
sensitive receptors is the night-time hours, when ambient noise levels are low.
Therefore, in order to mitigate the potential impacts to the sensitive receptors
on the east and south, the following mitigation measure shall be implemented:
1. The delivery and drive -through hours on the project site shall be limited
to 7 a.m. to 10 p.m.
XI. c) The construction of the project will generate noise from construction equipment
and activities. Existing homes occur to the east and south of the site. Homes
are considered sensitive receptors to noise, and the construction at the site
could have a short term negative impact. In order to reduce these potential
— impacts, the following mitigation measures shall be implemented:
P:\CAROLYN\Reso & Cond\EA460Adden Walgreens.wpd
1. All internal combustion equipment operating within 500 feet of any
occupied residential unit shall be fitted with properly operating mufflers
and air intake silencers.
2. All stationary construction equipment (e.g. generators and compressors)
shall be located in the northwestern quarter of the site, as far away from
existing homes as possible.
3. Construction activities shall be limited to the hours prescribed in the La
Quinta Municipal Code.
XI. d) & e)
The project site is not within the vicinity of an airport or airstrip.
XII. a)-c)
The project site is currently vacant, and will result in the construction of
commercial development. No impacts to population and housing are expected.
XIII. a)
Buildout of the site will have a less than significant impact on public services.
The proposed project will be served by the County Sheriff and Fire Department, -
under City contract. Buildout of the proposed project will generate property and
sales tax which will offset the costs of added police and fire services.
The commercial development will be required to pay the state -mandated school
fees to mitigate potential impacts to schools.
To offset the potential impacts on City traffic systems, the project or its
components will be required to participate in the City's Impact Fee Program.
Site development is not expected to have a significant impact on municipal
services or facilities.
XIV. a) & b)
The construction of commercial development will not impact recreational
services. The generation of property and sales tax, and the General Plan policies
in place to ensure that standards for parkland acquisition are followed by the
City as development occurs, will mitigate potential impacts to these facilities to
a less than significant level.
XV. a) & b)
The proposed project will generate 1,284 trips per day, and will generate
additional trips when the Phase II components of the project are constructed.
However, the proposed project is well within the type of use identified in the
P:\CAROLYN\Reso & Cond\EA46OAdden Walgreens.wpd
General Plan for the Community Commercial designation, and has been analyzed
in terms of the impacts to traffic and circulation on Washington and Avenue 48.
The impacts to the circulation system are expected to be consistent with those
identified in the General Plan EIR, and are not expected to be significant.
XV. c)-g)
The project will not impact air patterns. The design of the site does not create
any hazardous design features. The site plan includes parking requirements
generally in conformance to the City's standards. The site plan provides for
emergency access points. Alternative transportation in the form of bus stops
will be implemented throughout the area based on General Plan policies and
programs.
XVI. a)-f)
Utilities are available at the project site. The project developer will be required
to pay connection and service fees for each of the utilities, which are designed
to incorporate future needs and facilities. These fees will eliminate the potential
impacts associated with utilities at the site.
P:\CAROLYN\Reso & Cond\EA460Adden Walgreens.wpd
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