PCRES 2005-031PLANNING COMMISSION RESOLUTION 2005-031
A RESOLUTION OF THE PLANNING COMMISSION OF THE
CITY OF LA QUINTA, CALIFORNIA, RECOMMENDING TO
THE CITY COUNCIL OF THE CITY OF LA QUINTA
APPROVAL OF AN ADDENDUM TO A SUPPLEMENTAL EIR
(SCHEDULE NO. 97011055) FOR ENVIRONMENTAL
ASSESSMENT 97-337
CASE NO.: ADDENDUM TO A SUPPLEMENTAL EIR FOR
ENVIRONMENTAL ASSESSMENT 97-337
APPLICANT: STAMKO DEVELOPMENT CO.
WHEREAS, an Addendum to a Supplemental EIR (Schedule No.
9701 1055) for Environmental Assessment 97-337 has been prepared and determined
that the Specific Plan Amendment as part of the Implementing Project does not trigger
the need for the preparation of an additional Environmental Assessment, pursuant to
CEQA Guideline 15162 or Public Resources Code Section 21166, in that the
Implementing Project does not involve:
1. Substantial changes to the project analyzed in the Environmental Addendum
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 Environmental Addendum; or
3. New information of substantial importance which would involve new significant
effects on the environment not analyzed in the Environmental Addendum to
substantially increase the severity of previously identified impacts.
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 a recommendation to certify an Addendum to a
Supplemental EIR (Schedule No. 97011055) for Environmental Assessment 97-337
and;
1. The Implementing 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 the Environmental
Addendum.
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Planning Commission Resolution 2005-031
Addendum to Supplemental EIR for Environmental Assessment 97-337
Stamko Development Co.
Adopted: July 26, 2005
2. The Implementing 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 in that no significant effects on environmental
factors have been identified by the Environmental Addendum.
3. There is no evidence before the City that the Implementing Project will have the
potential for an adverse effect on wildlife resources or the habitat on which the
wildlife depends in that no significant effects on environmental factors have
been identified by the Environmental Assessment.
4. The Implementing 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 Implementing 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 Implementing 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 and that the Specific Plan Amendment complies with all
mitigation measures adopted in Environmental Assessment 97-337.
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 97-337
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).
Planning Commission Resolution 2005-031
Addendum to Supplemental EIR for Environmental Assessment 97-337
Stamko Development Co.
Adopted: July 26, 2005
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.
WHEREAS, the Planning Commission of the City of La Quinta, California,
did, on the 14 nt' day of June, 2005 hold a duly noticed Public Hearing and continued
said hearing to the 28" day of June, 2005, and again continued said hearing to the
26" day of July, 2005 to consider a request by Stamko Development Co. for approval
of a Specific Plan Amendment to add a new driveway access on Adams Street and a
change of the design of the internal circulation pattern, internal access, and retention
basin the Centre at La Quinta Specific Plan, generally located at the southwest of
Highway 1 1 1 and Adams Street, a portion of Planning Area 2 of Specific Plan 97-029,
as Amended.
WHEREAS, at said Public Hearing, 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 mandatory findings pursuant to Sections
9.240.010 of the Zoning Code to justify recommending approval of said Specific Plan
Amendment, respectively:
1. Consistency with the General Plan: The Implementing Project as proposed is
consistent with the goals and policies of the General Plan in that the design,
height, scale and mass of the project is compatible with the Mixed/Regional
Commercial Land Use designation.
2. Land Use Compatibility: The Implementing Project is consistent with the
development standards of the Regional Commercial Zoning District, including
but not limited to, setbacks, architecture, building heights, building mass,
exterior lighting, parking, sign program, circulation, open space and landscaping.
3. Public Welfare: The Amended Specific Plan will not create conditions materially
detrimental to the public health, safety and general welfare in that the proposed
changes are compatible with surrounding development and as conditioned meet
the street design standards of the City.
4. Compliance with the California Environmental Quality Act (CEQA): The
Implementing Project is consistent with the requirements of CEQA, in that an
Addendum to a Supplemental EIR (Schedule No. 9701 1055) for Environmental
Assessment 97-337 has been prepared and determined that consideration of an
Implementing Project does not call for the preparation of an additional
Planning Commission Resolution 2005-031
Addendum to Supplemental EIR for Environmental Assessment 97-337
Stamko Development Co.
Adopted: July 26, 2005
Environmental Assessment, pursuant to CEQA Guideline 15162 or Public
Resources Code Section 21166, in that the Implementing .Project does not
involve:
a. Substantial changes to the project analyzed in the Environmental
Addendum which would involve new significant effects on the
environment or substantially increase the severity of previously identified
impacts;
b. 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 Environmental Addendum; or
C. New information of substantial importance which would involve new
significant effects on the environment not analyzed in the Environmental
Addendum substantially increases the severity of previously identified
impacts.
There are no changed circumstances, conditions, or new information, which
would trigger the preparation of a subsequent environmental analysis pursuant
to Public Resources Code Section 21166.
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 to recommend approval of the Addendum to
Environmental Assessment 97-733 and this Specific Plan Amendment;
2. That it does hereby recommend to the City Council of the City of La Quinta
approval of the Addendum to a Supplemental EIR (Schedule No. 97011055) for
Environmental Assessment 97-337 and approve Specific Plan 97-029,
Amendment No. 4 for the reasons set forth in this Resolution, subject to the
Conditions of Approval attached hereto;
PASSED, APPROVED and ADOPTED at a regular meeting of the La Quinta
Planning Commission held on this 26th day of July, 2005, by the following vote, to
wit:
Planning Commission Resolution 2005-031
Addendum to Supplemental EIR for Environmental Assessment 97-337
Stamko Development Co.
Adopted: July 26, 2005
AYES: Commissioners Alderson, Ladner, Quill, and Chairman Kirk
NOES: None
ABSENT: Commissioner Daniels
ABSTAIN: None
T IRK, Chairman
City of La Quinta, California
ATTEST:
as
DOU LAS AEVANS
Community Development Director
City of La Quinta, California
ADDENDUM TO SUPPLEMENTAL EIR
(SCH NO. 97011055)
(CEQA GUIDELINE 15164)
FOR
SPECIFIC PLAN 97-029, AMENDMENT NO. 4
APPROVAL OF A NEW DRIVEWAY ACCESS ON ADAMS STREET AND A CHANGE
OF THE INTERNAL CIRCULATION PATTERN FOR THE SOUTHEAST PORTION OF
THE CENTRE AT LA QUINTA, SOUTH OF AUTO CENTRE DRIVE AND EAST OF
ADAMS
PROJECT BACKGROUND
The City of La Quinta ("City"), as lead agency under the California Environmental
Quality Act, Public Resources Code section 21000, of seq. ("CEQA") has prepared
this Addendum pursuant to CEQA Guideline 15164 to address the potential
environmental impacts of development of a 22 acre portion of Planning Area II of
the Centre at La Quinta Specific. The environmental impacts associated with the
development of that portion of Planning Area II of the Centre at La Quinta Specific
Plan located at the southwest portion of the center; east of Adams Street and
south of Highway 111, were analyzed in the Supplemental EIR adopted in
connection with the approval of Amendment #1 to the Centre at La Quinta Specific
Plan.
PURPOSE OF ADDENDUM
This Addendum is intended to address whether changes or additions must be made
to the previously adopted Supplemental EIR. Moreover, this Addendum is intended
to verify that the proposed changes in the Specific Plan would be consistent with
the scope of development analyzed in the Supplemental EIR, and to further verify
that there have been no changes in circumstances or disclosure of new information
which would trigger the requirement to do a subsequent environmental assessment
of the project. The previous Supplemental EIR and supporting Environmental
Assessment 97-337 identified that subsequent site development permit
applications would be part of the overall project assessed at that time, namely,
disposition and development of the 22 acres of property located at the southwest
portion of the center; east of Adams Street and south of Highway 111.
The proposed Specific Plan Amendment is consistent with the development
assumptions relied upon in conducting the environmental analysis in the
Supplemental EIR. There has been no change in the proposed development of the
site. The only difference in the proposed Specific Plan Amendment when compared
to the development assumptions reflected in the Supplemental EIR is the addition of
an access driveway into the Commercial Center and a modification of the internal
circulation. The proposed Specific Plan Amendment includes a requirement a
Traffic Study to be completed which considers operational expansion of the north
bound turn pockets on Adams Street and Highway 111. The Traffic Study and any
additional improvements needed, including reconstruction of the median island,
shall be to be completed within two years of the application submittal date for the
next Site Development Permit request within Planning Area 2 in the Centre at La
Quinta.
The City has compared the impacts of the proposed Specific Plan with those
impacts analyzed in the Supplemental EIR and finds as follows:
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Aesthetics — Impacts
Hazards and Hazardous
Public Services - impacts
identical to those
Materials - Impacts
identical to those
previously analyzed.
identical to those
previously analyzed. The
The allowed land uses
previously analyzed.
land uses proposed for the
(retail commercial, high
Implementation of the
site have not changed,
density affordable
proposed Specific Plan
and will require the same
housing, and auto
Amendment will not
level of service as that
dealers) has not
change the land uses on
evaluated in the
changed from that
the site, which will be
Supplemental EIR.
reviewed in the original
regulated for hazardous
Supplemental EIR.
materials storage and
transport by the City
and County.
Agriculture Resources -
Hydrology and Water
Recreation - Impacts
Impacts no greater than
Quality — Impacts
equivalent to those
previously analyzed.
equivalent to those
previously analyzed. The
The site is in the urban
previously analyzed. The
allowed land uses will
core of the City, and is
City still requires the
have no impact on
not in agriculture, nor is
implementation of
recreational facilities in
it within several miles of
NPDES standards and
the City.
lands in agriculture.
on -site retention, which
will be implemented for
the proposed Specific
Plan Amendment.
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Air Quality - Impacts
equivalent to those
previously analyzed. No
changes have been
proposed in the project
which would result in a
greater number of
vehicle trips, which are
the primary source of
emissions associated
with buildout of the
project.
Biological Resources -
impacts equivalent to
those previously
analyzed.
No physical changes are
proposed in the project.
The impacts to
biological resources will
not change.
Cultural Resources -
Impacts no greater than
those previously
analyzed. The required
mitigation associated
with the Supplemental
EIR will be implemented
with Site Development
Permits for the Project,
and will reduce impacts
to less than significant
levels.
Land Use Planning -
Impacts equivalent to
those previously
analyzed. The property
is vacant and will not
impact an established
community. The
proposed project is
consistent with the uses
contemplated and
allowed in the General
Plan and Zoning
Ordinance. It serves to
implement the Specific
Plan for the Centre at La
Quinta.
Mineral Resources — The
site does not contain
mineral resources.
Noise - Impacts no
greater than those
previously analyzed. The
land uses proposed
consist of commercial
uses which are not
sensitive receptors.
There no changes in
proposed land uses.
Transportation/Traffic -
Impacts less than or equal
to those previously
analyzed. An additional
driveway into the
Commercial Center will
provide dispersion of
traffic. Evaluation of
street designs for the
project, and determination
of the need for
redesigning left turn lane
pockets which will provide
equivalent or better traffic
safety, and that the level
of service associated with
the existing street design
and improvements will
remain at better than
acceptable levels at
project buildout based on
the refined street traffic
and design study.
Utilities and Service
Systems Impacts identical
to those previously
analyzed. No physical
change is proposed to the
project, and impacts to
utilities will be as
previously analyzed.
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Geology and Soils -
Population and Housing -
Impacts identical to
Impacts identical to those
those previously
previously analyzed. The
analyzed. The structures
proposed commercial land
proposed for the project
uses will not induce
site have not changed,
significant population
and the mitigation
growth.
measures originally
approved will be
implemented with Site
Development Permits
for the Project.
SUMMARY OF FINDINGS
The City finds that none of the conditions described in Section 15162 of the CEQA
Guidelines requiring preparation of a subsequent or supplemental MND or EIR have
occurred. More specifically, the City has determined that:
Finding 1. There are no substantial changes to the Specific Plan that would
require major revisions of the Supplemental EIR due to new significant
— environmental effects or a substantial increase in the severity of impacts
identified in the previous Supplemental EIR.
Facts in Support of Finding. The project has not changed substantially
from the development assumptions contained in the previously Supplemental
EIR. The Supplemental EIR assumed development of approximately 850,000
square feet of general retail, auto dealer, and high density housing uses for the
entire Specific Plan Area. A portion of the site, 22 acres is within Planning
Area II of the Centre at La Quinta Specific Plan.
The proposed Specific Plan Amendment provides no change in the allowed
square footage in the adopted Specific Plan. Accordingly, the Specific Plan
Amendment is consistent with the development assumptions contained in the
Supplemental EIR. The proposed design changes i.e. a new driveway entrance
does not result in additional or more severe significant impacts since the
development potential remains the same as the in the Supplemental EIR.
Finding 2. No substantial changes have occurred in the circumstances
under which the proposed Specific Plan Amendment is being undertaken that
will require major revisions of the previously adopted Supplemental EIR to
disclose new significant environmental effects or that would result in a
substantial increase in the severity of the impacts identified in the MND.
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Facts Supporting the Finding. The circumstances under which the
proposed Specific Plan Amendment will be undertaken are accurately and
adequately described in the previously adopted. The new driveway access
does not result in additional or more sever significant impacts since the
development potential remains the same as in the Supplemental EIR. There
have been no substantial changes in the circumstances under which the
proposed Specific Plan Amendment will be developed resulting in new or more
severe significant impacts.
Finding 3. There is no additional new information of substantial
importance, which was not known at the time of the adoption of the previous
Supplemental EIR, indicating that: (1) The project will have one or more
significant effects not discussed in the Supplemental EIR; (2) There are no
impacts that were determined to be significant in the Supplemental EIR that
would be substantially more severe; (3) There are no additional mitigation
measures or alternatives to the project that would substantially reduce one or
more identified significant impacts; and (4) There are no additional mitigation
measures or alternatives which were rejected by the City that would
substantially reduce any identified significant impact identified in the
Supplemental EIR.
Facts Supporting the Finding. No new information of substantial
importance to the conclusions of the previously adopted Supplemental EIR
has been identified with the analysis of this Addendum Moreover, the
previously adopted Supplemental EIR concluded that all potentially significant
impacts may be reduced to less than significant levels with the implementation
of identified mitigation measures. The mitigation measures identified in the
Supplemental EIR will be adopted and implemented with Site Developemnt
Permits for the Project. Finally, no additional significant impacts are identified
pursuant this Addendum.
June 3, 2005
Date
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