PC Resolution 2018-007PLANNING COMMISSION RESOLUTION 2018 - 007
A RESOLUTION OF THE PLANNING COMMISSION OF THE
CITY OF LA QUINTA, CALIFORNIA, RECOMMENDING TO
THE CITY COUNCIL APPROVAL OF ENVIRONMENTAL
ASSESSMENT 2017-0009, GENERAL PLAN AMENDMENT
2017-0001, ZONE CHANGE 2017-0001, TENTATIVE TRACT
MAP 2017-0007, SPECIFIC PLAN 2017-0003 AND SITE
DEVELOPMENT PERMIT 2017-0012 FOR THE CENTRE AT LA
QUINTA, LOCATED AT THE SOUTHWEST CORNER OF AUTO
CENTER DRIVE AND LA QUINTA DRIVE.
CASE NUMBERS:
ENVIRONMENTAL ASSESSMENT 2017-0009
GENERAL PLAN AMENDMENT 2017-0001
ZONE CHANGE 2017-0001
SPECIFIC PLAN 2017-0003
TENTATIVE TRACT MAP 2017-0007
SITE DEVELOPMENT PERMIT 2017-0012
APPLICANT: SHOPOFF REALTY INVESTMENTS LP
WHEREAS, the Planning Commission of the City of La Quinta, California did, on
the 121h day of June, 2018, hold a duly noticed Public Hearing to consider a request by
Shopoff Realty Investments LP for approval of the Centre at La Quinta project,
generally located at the southwest corner of Auto Center Drive and La Quinta Drive,
more particularly described as:
APN 600-340-048
WHEREAS, the Design and Development Department published a public hearing
notice in The Desert Sun newspaper on June 1, 2018 as prescribed by the Municipal
Code. Public hearing notices were also mailed to all property owners within 500 feet
of the site; and
Environmental Assessment 2017-0009
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 Section 9.250.010
of the Municipal Code to justify approval of Environmental Assessment 2017-0009
[Exhibit A]:
1. As conditioned, the proposed application will not be detrimental to the
health, safety, or general welfare of the community, either indirectly, or
Planning Commission Resolution 2018 - 007
ENVIRONMENTAL ASSESSMENT 2017-0009
GENERAL PLAN AMENDMENT 2017-0001
ZONE CHANGE 2017-0001
TENTATIVE TRACT MAP 2017-0007
SPECIFIC PLAN 2017-0003
SITE DEVELOPMENT PERMIT 2017-0012
Centre at La Quinta
Adopted: June 12, 2018
Page 2 of 9
directly, in that all potential significant impacts have been mitigated to less
than significant levels by the mitigation measures included in Environmental
Assessment 2017-0009.
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. Potential impacts can be
mitigated to a less than significant level.
3. There is no evidence before the City that the proposed project will have the
potential for an adverse effect on wildlife resources of the habitat on which
the wildlife depends.
4. 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. Impacts which are individually
limited or cumulatively considerable can be mitigated to be less than
significant.
5. The proposed project will not have environmental effects that will adversely
affect the human population, either directly or indirectly. Impacts
associated with traffic, noise and air quality can be mitigated to less than
significant levels.
General Plan Amendment 2017-0001
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 Section 9.230.010
of the La Quinta Municipal Code to justify recommending to the City Council approval
of General Plan Amendment 2017-0001:
Planning Commission Resolution 2018 - 007
ENVIRONMENTAL ASSESSMENT 2017-0009
GENERAL PLAN AMENDMENT 2017-0001
ZONE CHANGE 2017-0001
TENTATIVE TRACT MAP 2017-0007
SPECIFIC PLAN 2017-0003
SITE DEVELOPMENT PERMIT 2017-0012
Centre at La Quinta
Adopted: June 12, 2018
Page 3 of 9
1. Internal General Plan Consistency. The amendment is internally consistent
with those goals, objectives and policies of the general plan which are not
being amended. The amendment is consistent with Policies LU-4.1, LU-5.2,
LU-7.1 and LU-7.3, which allow flexibility in land use designations based on
market forces and changes in development patterns.
2. Public Welfare. Approval of the amendment will not create conditions
materially detrimental to the public health, safety and general welfare.
Impacts to residents associated with noise, traffic and air quality have been
reduced to less than significant levels through the imposition of mitigation
measures contained in E 2017-0009.
3. General Plan Compatibility. The new designation is compatible with the
designations on adjacent properties, insofar as the Medium High Density
Residential of the project site will serve as a buffer between the Low Density
Residential designation to the west, and the General Commercial
designation to the east.
4. Property SuitabilitX. The new designation is suitable and appropriate for the
subject property, insofar as the property is flat and appropriate for
residential development.
4. Change in Circumstances. Approval of the amendment is warranted
because the situation and the general conditions of the property have
substantially changed since the existing designation was imposed, insofar
as commercial markets are changing, and may not support such a use on
the project site in the future.
Zone Change 2017-00001
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 Section 9.220.010
of the La Quinta Municipal Code to justify recommending to the City Council approval
of Zone Change 2017-0001:
Planning Commission Resolution 2018 - 007
ENVIRONMENTAL ASSESSMENT 2017-0009
GENERAL PLAN AMENDMENT 2017-0001
ZONE CHANGE 2017-0001
TENTATIVE TRACT MAP 2017-0007
SPECIFIC PLAN 2017-0003
SITE DEVELOPMENT PERMIT 2017-0012
Centre at La Quints
Adopted: June 12, 2018
Page 4 of 9
1. Consistency with General Plan. The zone map change is consistent with the
goals, objectives and policies of the general plan relating to the provision of
a mix of land uses, and flexibility to allow changes in market conditions.
2. Public Welfare. Approval of the zone map change will not create conditions
materially detrimental to the public health, safety and general welfare.
Impacts to residents associated with noise, traffic and air quality have been
reduced to less than significant levels through the imposition of mitigation
measures contained in E 2017-0009.
3. Land Use Compatibility. The new zoning is compatible with the zoning on
adjacent properties, insofar as it will create a buffer between the Low
Density zone to the west, and the Regional Commercial zone to the east.
4. Property Suitability. The new zoning is suitable and appropriate for the
subject property, insofar as the land is flat and appropriate for residential
development.
5. Change in Circumstances. Approval of the zone map change is warranted
because the situation and the general conditions of the property have
substantially changed since the existing zoning was imposed, insofar as
commercial markets are changing, and may not support such a use on the
project site in the future.
Specific Plan (Amendment) 2017-0003
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 Section 9.240.010
of the La Quinta Municipal Code to justify recommending to the City Council approval
of said Specific Plan, subject to the attached conditions of approval [Exhibit B]:
1. Consistency with General Plan. The proposed Specific Plan Amendment is
consistent with the goals and policies of the La Quinta General Plan in that it
will result in the development of 131 housing units and a future commercial
development, consistent with the Medium High Residential and General
Commercial land use designations, respectively. The amendment is
Planning Commission Resolution 2018 - 007
ENVIRONMENTAL ASSESSMENT 2017-0009
GENERAL PLAN AMENDMENT 2017-0001
ZONE CHANGE 2017-0001
TENTATIVE TRACT MAP 2017-0007
SPECIFIC PLAN 2017-0003
SITE DEVELOPMENT PERMIT 2017-0012
Centre at La Quinta
Adopted: June 12, 2018
Page 5 of 9
consistent with Policies LU-4.1, LU-5.2, LU-7.1 and LU-7.3, which allow
flexibility in land use designations based on market forces and changes in
development patterns. The project conceptual landscape design is
consistent with Goal WR-1 as it will result in the efficient use and
conservation of the City's water resources.
2. Public Welfare. Approval of the proposed Specific Plan Amendment will not
create conditions materially detrimental to public health, safety and general
welfare. Impacts to residents associated with noise, traffic and air quality
have been reduced to less than significant levels through the imposition of
mitigation measures contained in E 2017-0009.
3. Land Use Compatibility. The proposed Specific Plan Amendment
incorporates a land use that is compatible with zoning on adjacent
properties. The Medium Density Residential development will provide a
buffer between low density residential development to the west, and
regional commercial development to the east. The commercial parcel on the
north end of the property will be compatible with similar Regional
Commercial developments to the north and east.
4. Property Suitability
The uses permitted in the Specific Plan are suitable and appropriate for the
subject property in that the site is relatively flat, vacant, and the area can be
served by all necessary public services and utilities. The proposed project is
local on an Arterial Street as well as collector and local roadways, and
provides access to surrounding commercial development and transit
services.
Tentative Tract Map 2LD17-0003
WHEREAS, at said Public Hearing, upon hearing and considering all testimony
and arguments, if any, of all interested persons desiring to be heard, the Planning
Commission did make the following mandatory findings to justify approval of said
Tentative Tract Map, subject to the attached conditions of approval [Exhibit Cl:
1. Tentative Tract Map 37359 (TTM 2017-0007) is consistent with the La Quinta
General Plan, and Specific Plan Amendment 2017-0003 as amended. The
Planning Commission Resolution 2018 - 007
ENVIRONMENTAL ASSESSMENT 2017-0009
GENERAL PLAN AMENDMENT 2017-0001
ZONE CHANGE 2017-0001
TENTATIVE TRACT MAP 2017-0007
SPECIFIC PLAN 2017-0003
SITE DEVELOPMENT PERMIT 2017-0012
Centre at La Quints
Adopted: June 12, 2018
Page 6 of 9
Tentative Tract Map is consistent with the Medium/High Density Residential
and the General Commercial land use designations as set forth in the
General Plan, and as set forth in Specific Plan Amendment 2017-0003.
2. The design and improvement of Tentative Tract Map 37359 is consistent
with the La Quinta General Plan, and Specific Plan Amendment 2017-0003
with the implementation of recommended conditions of approval.
3. The design of Tentative Tract Map 37359 and proposed improvements are
not likely to cause substantial environmental damage, nor substantially and
avoidably injure fish or wildlife or their habitat. The Design and
Development Department has prepared Environmental Assessment 2017-
0009 for this project, in compliance with the requirements of the California
Environmental Quality Act (CEQA). The Design and Development Director
has determined that although the proposed project could have a significant
effect on the environment, there will not be a significant effect because
mitigation measures have been incorporated and will be implemented to
reduce impacts to less than significant levels.
4. The design of Tentative Tract Map 37359 and type of improvements are not
likely to cause serious public health problems, insofar as the project will be
required to comply with all laws, standards and requirements associated
with sanitary sewer collection, water quality and other public health issues.
5. The site of the proposed subdivision is physically suitable for the type of
development and proposed density of development insofar as the site is
relatively flat, vacant, and can be served by all necessary public services and
utilities.
6. The proposed subdivision is consistent with all applicable provisions of this
title and the La Quinta Zoning Ordinance, including, but not limited to,
minimum lot area requirements, any other applicable provisions of this
code, and the Subdivision Map Act.
7. The design and improvements required for Tentative Tract Map 37359 will
not conflict with easements, acquired by the public at large, for access
through or use of the property. All roadway improvements, easements, if
Planning Commission Resolution 2018 - 007
ENVIRONMENTAL ASSESSMENT 2017-0009
GENERAL PLAN AMENDMENT 2017-0001
ZONE CHANGE 2017-0001
TENTATIVE TRACT MAP 2017-0007
SPECIFIC PLAN 2017-0003
SITE DEVELOPMENT PERMIT 2017-0012
Centre at La Quints
Adopted: June 12, 2018
Page 7 of 9
any and surrounding improvements will be completed to City standards.
Site Development Permit 2017-0012
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 Section 9.210.010
of the Municipal Code to justify approval of said Site Development Permit, subject to
the attached conditions of approval [Exhibit DI:
1. Consistency with General Plan
The proposed Specific Plan Amendment is consistent with the goals and
policies of the La Quinta General Plan in that it will result in the development
of 131 housing units and a future commercial development, consistent with
the Medium High Residential and General Commercial land use
designations, respectively. The amendment is consistent with Policies LU-
4.1, LU-5.2, LU-7.1 and LU-7.3, which allow flexibility in land use
designations based on market forces and changes in development patterns.
The project conceptual landscape design is consistent with Goal WR-1 as it
will result in the efficient use and conservation of the City's water resources.
2. Consistency with Zoning Code
The proposed development, as conditioned, is consistent with the purpose
and intent of the Medium Density Residential District as well as the
development standards of the City's Zoning Code and Centre at La Quinta
Specific Plan, as amended, in terms of site layout, product type, architectural
style and landscaping. The project satisfies the District's intent to provide for
the construction of multi -family residential land uses. The development
standard and land use deviations may be approved with the Specific Plan
Amendment.
3. Compliance with CE A
The Design and Development Department has prepared Environmental
Assessment 2017-0009 for this project, in compliance with the requirements
of the California Environmental Quality Act (CEQA). The Design and
Development Director has determined that although the proposed project
could have a significant effect on the environment, there will not be a
Planning Commission Resolution 2018 - 007
ENVIRONMENTAL ASSESSMENT 2017-0009
GENERAL PLAN AMENDMENT 2017-0001
ZONE CHANGE 2017-0001
TENTATIVE TRACT MAP 2017-0007
SPECIFIC PLAN 2017-0003
SITE DEVELOPMENT PERMIT 2017-0012
Centre at La Quinta
Adopted: June 12, 2018
Page 8 of 9
significant effect because mitigation measures have been incorporated and
will be implemented to reduce impacts to less than significant levels.
4. Architectural Design
The architectural design of the project, including, but not limited to, the
architectural style, scale, building mass, materials, colors, architectural
details, roof style and other architectural elements are compatible with
surrounding development and with the quality of design prevalent in the
city.
5. Site Design
The site design of the project including, but not limited to, project entries,
interior circulation, pedestrian and bicycle access, pedestrian amenities,
screening of equipment and trash enclosures, exterior lighting, and other
site design elements are compatible with surrounding development and
with the quality of design prevalent in the city.
6. Landscape Design
Project landscaping, including, but not limited to, the location, type, size,
color, texture and coverage of plant materials, has been designed so as to
provide visual relief, complement buildings, provide a harmonious transition
between adjacent land uses, and provide an overall unifying influence to
enhance the visual continuity of the project. The proposed project is
consistent with the landscaping standards and plant palette and
implements the standards for landscaping and aesthetics established in the
General Plan and Zoning Code.
NOW, THEREFORE, BE IT RESOLVED by the Planning Commission of the City of
La Quinta, California, as follows:
SECTION 1. That the above recitations are true and constitute the Findings of the
Planning Commission in this case;
SECTION 2. That the Planning Commission hereby recommends to the City Council
approval of Environmental Assessment 2017-0009, General Plan Amendment 2017-
0001, Zone Change 2017-0001, Tentative Tract Map 2017-0007, Specific Plan 2017-
0003 and Site Development Permit 2017-0012.
Planning Commission Resolution 2018 - 007
ENVIRONMENTAL ASSESSMENT 2017-0009
GENERAL PLAN AMENDMENT 2017-0001
ZONE CHANGE 2017-0001
TENTATIVE TRACT MAP 2017-0007
SPECIFIC PLAN 2017-0003
SITE DEVELOPMENT PERMIT 2017-0012
Centre at La Quinta
Adopted: June 12, 2018
Page 9 of 9
PASSED, APPROVED, and ADOPTED at a regular meeting of the City of La
Quinta Planning Commission, held on this the 12th day of June, 2018, by the following
vote:
AYES: COMMISSIONERS BETTENCOURT, CALDWELL, CURRIE, PROCTOR,
WRIGHT AND CHAIRPERSON QUILL
NOES: NONE
ABSENT: COMMISSIONER MCCUNE
ABSTAIN: NONE
VAUL QUILL, Chairperson
City of La Quinta, California
ATTEST:
4
t
GABRIEL P EZ, Pl / ping Manager
City of La Quinta, California
"EXHIBIT A"
FiRSTCARBON
DRAFT
Initial Study/Mitigated Negative Declaration
La Quinta—The Centre at La Quinta (APN 600-340-048) Project
City of La Quinta, Riverside County, California
Prepared for:
City of La Quinta
Planning Division
78-495 Calle Tampico
La Quinta, CA 92253
760.777.7125
Contact: Nicole Sauviat Criste, Consulting Planner
Prepared by:
FirstCarbon Solutions
250 Commerce, Suite 250
Irvine, CA 92602
714.508.4100
Contact: Frank Coyle, Project Director
Cecilia So, Project Manager --
Report Date: March 5, 2018
NORTH AMERICA I EUROPE I AFRICA I AUSTRALIA I ASIA
ANADECINNOVAfION
W W W.FI RSTCARBONSOLUTIONS.COM
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City of La Quinta
Lo Quinta—The Centre at La Quinta (APN 600-340-048) Project
Initial Study/Mitigated Negative Declaration Table of Contents
Table of Contents
Acronymsand Abbreviations......................................................................................................... v
Section1: Introduction.................................................................................................................. 1
1.1- Purpose.............................................................................................................................. 1
1.2 - Project Location................................................................................................................. 1
1.3 - Environmental Setting....................................................................................................... 1
1.4 - Project Description............................................................................................................ 2
1.5 - Required Discretionary Approvals ............. ............................ ........................................ - 13
1.6 - Intended Uses of this Document..................................................................................... 14
Section2: Environmental Checklist.............................................................................................. 15
Section 3: Environmental Evaluation............................................................................................ 17
1.
Aesthetics................................................................................................................... 17
2.
Agriculture and Forestry Resources........................................................................... 20
3.
Air Quality................................................................................................................... 23
4.
Biological Resources................................................................................................... 36
5.
Cultural Resources......................................................................................................44
6.
Geology and Soils....................................................................................................... 48
7.
Greenhouse Gas Emissions........................................................................................ 54
8.
Hazards and Hazardous Materials..,...........................................................................
60
9.
Hydrology and Water Quality.....................................................................................
65
10.
Land Use and Planning............................................................................................... 75
11.
Mineral Resources...................................................................................................... 79
12.
Noise...........................................................................................................................80
13.
Population and Housing.............................................................................................
90
14.
Public Services............................................................................................................
92
15.
Recreation..................................................................................................................
97
16.
Transportation/Traffic...............................................................................................100
17.
Tribal Cultural Resources..........................................................................................
110
18.
Utilities and Service Systems....................................................................................
114
19.
Mandatory Findings of Significance.........................................................................
120
Section 4: References .......................
....... 123
Section5: List of Preparers......................................................................................................... 127
Appendix A: Air Quality Impact Analysis and Greenhouse Gas Analysis
A.1 - Air Quality Impact Analysis
A.2 - Greenhouse Gas Analysis
Appendix B: Biological Resource Assessment Technical Memorandum
Appendix C: Phase I Environmental Site Assessment and Limited Soil Investigation
Appendix D: Noise Impact Analysis
Appendix E: Traffic Impact Analysis
Appendix F: Hydrology Supporting Information
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Table of Contents
F.1- Water Quality Management Plan
F.2 - Preliminary Drainage Study
Appendix G: Cultural Due Diligence
Appendix H: Geotechnical Investigation
City of La Quinta
La Quinta—The Centre at La Quinta (APN 600-340-048) Project
Initial Study/Mitigated Negative Declaration
List of Tables
Table 1: SCAQMD Thresholds of Significance........................................................................................23
Table 2: Construction Emissions Summary (Without Mitigation).........................................................27
Table 3: Operational Emissions Summary (Without Mitigation)...........................................................28
Table 4: Maximum Daily Disturbed Acreage..........................................................................................31
Table 5: Localized Construction Emissions (Without Mitigation)...........................................................31
Table 6: Regional Construction Emissions (With Mitigation).................................................................32
Table 7: Localized Construction Emissions (With Mitigation)...............................................................32
Table8: Closest Known Active Faults......................................................................:.............................49
Table 9: Total Project Year 2019 Greenhouse Gas Emissions.................................................................56
Table 10: 2005 BAU vs. 2035 Project Greenhouse Gas Emissions.........................................................57
Table 11: Project Consistency with Scoping Plan Greenhouse Gas Emission Reduction ........................58
Table 12: Intersection Analysis Locations............................................................................................101
Table13: Roadway Segment Analysis Locations...................................................................................101
Table 14: Impact Criteria for Intersections Already Operating at LOS E or LOS F..................................102
Table 15: Summary of Intersection Operations...................................................................................105
Table 16: Summary of Roadway Segment Analysis.............................................................................106
List of Exhibits
Exhibit1: Regional Location Map............................................................................................................3
Exhibit 2: Local Vicinity Map Aerial Base................................................................................................5
Exhibit 3: Residential Site Plan................................................................................................................9
Exhibit4: Hotel Site Plan. ....................................................................................................................... 11
iv FirstCarbon Solutions
1:\Pubk.i, ns\Chen[JPN-1N)\5007\50070002\ISMND\50070002 The CentreLaQuintaISMNDd—
City of La Quinta
La Quinta—The Centre at La Quinta (APN 600-340-048) Project
Initial Study/Mitigated Negative Declaration
Acronyms and Abbreviations
µg/m3
micrograms per cubic meter
°F
degrees Fahrenheit
°C
degrees Celsius (Centigrade)
amsl
above mean sea level
ADT
average daily traffic
AP
Alquist-Priolo
ARB
California Air Resources Board
ASTM
American Society of Testing and Materials
BMP
Best Management Practices
CAAQS
California Ambient Air Quality Standards
CBC
California Building Code
CDFW
California Department of Fish and Wildlife
CEQA
California Environmental Quality Act
CERCLA
Comprehensive Environmental Response, Compensation and Liability Act
CERT
Community Emergency Response Team
CMP
Congestion Management Program
CNPS
California Native Plant Society
CVMSHCP
Coachella Valley Multiple Specific Habitat Conservation Plan
CVWD
Coachella Valley Water District
DAMP
Drainage Area Management Plan
DTSC
California Department of Toxic Substances
E+P
Existing Plus Project
EOC
emergency operations center
FEMA
Federal Emergency Management Agency
LOS
level of service
LQMC
La Quinta Municipal Code
MEP
maximum extent practicable
mph
miles per hour
MS4
municipal separate storm sewer (drain) systems
MSHCP
Multiple Species Habitat Conservation Plan
NAAQS
National Ambient Air Quality Standards
NPDES
National Pollution Discharge Elimination System
PBS
Peninsular Bighorn Sheep
PRD
Permit Registration Document
RCRA
Resources Conservation and Recovery Act
FirstCarbon Solutions v
Y:\Pebl Ica Lions\Client JPN-1N)\5007\50070002\ISMND\50070002 The Centre La Quinta ISMND,doa
Acronyms and Abbreviations
City of La Quinta
La Quinta—The Centre at La Quinta (APN 600-340-048) Project
Initial Study/Mittgated Negative Declaration
RCTC
Riverside County Transportation Commission
RWQCB
Regional Water Quality Control Boards
SCAG
Southern California Association of Governments
SOl
Sphere of Influence
SWPPP
Storm Water Pollution Prevention Plan
SWRCB
State Water Resources Control Board
USFWS
U.S. Fish and Wildlife Service
UWMP
Urban Water Management Plan
V/C
volume -to -capacity
VOC
volatile organic compounds
WQMP
Water Quality Management Plan
vi FirstCarbon Solutions
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City of La Quinto
La Quinta—The Centre at La Quinta (APN 600-340-048) Project
Initial Study/Mitigated Negative Declaration
*CTION 1: INTRODUCTION
1.1- Purpose
Introduction
The purpose of this Initial Study/Mitigated Negative Declaration (IS/MND) is to identify any potential
environmental impacts from implementation of The Centre at La Quinta Project in the City of La
Quinta, California. Pursuant to California Environmental Quality Act (CEQA) Guidelines Section
15367, the City of La Quinta is the Lead Agency in the preparation of this IS/MND and any additional
environmental documentation required for the project. The City has discretionary authority over the
proposed project. The intended use of this document is to determine the level of environmental
analysis required to comply with CEQA and to provide the basis for input from public agencies,
organizations, and interested members of the public.
The remainder of this section provides a brief description of the project location and the
characteristics of the project. Section 2 includes an environmental checklist giving an overview of
the potential impacts that may result from project implementation. Section 3 elaborates on the
information contained in the environmental checklist, along with justification for the responses
provided in the environmental checklist.
1.2 - Project Location
The project is located at the central portion of the City of La Quinta, Riverside County, California
(Exhibit 1) and identified by Assessor's Parcel Number (APN) 600-340-048. The City of La Quinta is
bounded on the west by the cities of Indian Wells and Palm Desert, on the east by the City of Indio
and Riverside County, on the north by Riverside County, and federal and county lands to the south.
The approximately 22-acre project site is vacant, situated within a primarily mixed commercial and
residential area. The project site is located south of Auto Center Drive and east of Adams Street
(Exhibit 2).
Regional access to the site is provided via Highway 111, which is located approximately 1,230 feet
north of the site. Local access to the site is provided via Adams Street and La Quinta Drive.
1.3 - Environmental Setting
The project area currently consists of an irregularly shaped undeveloped lot. The project site is
bound on the north by undeveloped land and Auto Centre Drive, followed by commercial
development. To the south, the site is bounded by a residential development; to the east by La
Quinta Drive, followed by commercial development; and to the west by Adams Street, followed by
residential development.
The project site is located on the United States Geological Survey (USGS) La Quinta, California 7.5
Minute Quadrangle map (USGS 2012). The property elevation ranges from approximately 51 feet
above mean sea level (amsl) at the base of the property's southern -most retention basin, to
approximately 69 feet amsl within the northern portion of the site. Surface drainage flows
FirstCorbon Solutions
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Introduction
City of La Quinta
La Quinta—The Centre at La Quinta (APN 600-340-048) Project
Initial Study/Mitigated Negative Declaration
predominantly to the east-southeast toward the lower elevations. Except for the storm drainage
system discharging into the existing retaining basin to the southeast, there are no storm drain pipes
to connect to. The existing 5.9 acre-feet retention basin is located at the southeast corner of the
project.
The property has never been developed, with the exception of agricultural fields during the early
1960s until early 1970s.
1.3.1 - General Plan
The project site is located within The Centre at La Quinta Specific Plan area. According to the
Specific Plan General Plan Land Use Map, the site is currently designated General Commercial (GC).
This land use designation applies to the majority of commercial land on Highway 111 in the City. The
full range of commercial uses can occur within this designation, ranging from supermarkets and
drugstores in a neighborhood shopping center, to major national retailers in large buildings. The
project proposes to change the southwestern portion of the project site to Medium/High Density
Residential (MHDR).
1.3.2 - Zoning
According to the City of La Quinta Zoning Map, the site is currently zoned as CR (Regional
Commercial). The CR district is intended to provide a broad range of goods and services serving the
entire region. Representative land uses include corporate headquarters, regional service centers,
research and development facilities, major community facilities, major medical facilities, overnight
commercial lodging, entertainment, and automobile -oriented sales and services.'
1.4 - Project Description
The proposed project will subdivide The Centre at La Quinta Specific Plan Planning Area II (PA II) into
two separate land use areas: the northerly 2.8 acres of the site will remain General Commercial and
the remaining 19.2 acres are proposed to be amended to a Medium High Density Residential
General Plan land use designation and a Medium Density zoning designation. A new private access
from Adams Street and La Quinta Drive is proposed, as well as a reconfiguration of an existing
retention basin.
The project site is currently designated General Commercial under the City's February 2013 General
Plan. General Plan Amendment (GPA) 2017-001 will amend the land use designation to Medium
High Density Residential (MHDR) on 19.2 acres of Planning Area II.
Zone Change (ZC) 2017-001 is being processed concurrently to amend the zoning district and will
change the current zoning of the project site from Regional Commercial (CR) to Medium Density
Residential (RM) on 19.2 acres of Planning Area II.
' City of La Quinta Municipal Code http://www.gcode.us/codes/laquinta/
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Palm Desert
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Project Site La Quinta
National Forest
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Source: Census 2000 Data, The CaSIL, FCS GIS 2016.
FIRSTCARBON 5 2.5 0 5
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Exhibit 1
Regional Location Map
50070003 • 06/2017 1 1_regional.mxd CITY OF LA QUINTA - LA QUINTA—THE CENTRE PROJECT
INITIAL STUDY / MITIGATED NEGATIVE DECLARATION
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City of La Quinta
La Quinta—The Centre at La Quints (APN 600-340-048) Project
Initial Study/Mitigated Negative Declaration Introduction
The Specific Plan Amendment will allow for a mixed -use development consisting of commercial and
residential uses. The commercial parcel is envisioned to contain a hotel with a parking lot along with
an active use amenity (pool), and perimeter landscaping will complete the development. The
residential parcel will allow medium -density detached one- and two-story residential condominium
clusters with up to 131 homes. A primary gated entrance would be provided on Adams Street for
visitors, residents and emergency access, with a secondary gate for resident and emergency access
provided off La Quinta Drive.
Specific Plan Amendment No. 5 will supersede Amendment No. 4. The Specific Plan is a regulatory
document that, once adopted, serves as the Development Code for the Amendment area. Upon
completion of the Specific Plan adoption process, future development must be consistent with the
Specific Plan and any amendments thereto.
The project also involves Tentative Tract Map (TTM) 2017-007, which will subdivide the project site
for condominium purposes into three smaller numbered parcels and a 1.74-acre lettered parcel for
the retention basin. The Tentative Tract Map will be reviewed by the Planning Commission, after
which its recommendation will be reviewed by the City Council for final determination. The Site
Development Permit is required by the City for final approval of the landscape design, architectural
design, and site plan. The SDP requires separate public hearings before the Planning Commission
and City Council.
As shown on Exhibit 3, the project Applicant proposes to construct 131 residential dwelling units,
each with private exterior yard areas. The project has internal open space lots, and private streets
with a primary gated entrance on Adams Street (visitors and residents). A secondary access will be
provided off La Quinta Drive. The project will include 362 parking spaces for use by the residential
units. The community's proposed density is 6.92 units per net acre. The residential area allows
residential units with a maximum density of 8 units per acre. The currently proposed project under
this Specific Plan has been designed for medium -density detached residential condominiums.
Ancillary uses include clubhouses, community pool/cabana, and common landscape areas.
The northern parcel of the Specific Plan area is designated for commercial use and is intended to be
developed with a hotel. As shown on Exhibit 4, the project Applicant also proposes to construct a
125-room hotel with a pool (Exhibit 4). The hotel will be three stories in height, with 13,500 square
feet per floor, for a hotel building total of 40,500 square feet. The project will include 150 parking
spaces for the use of hotel guests and employees.
1.4.1 - Architectural Features
A Desert Contemporary architectural style will be utilized in the Specific Plan Area. The Desert
Contemporary style is composed of simple, rectangular geometric forms with generous window
areas accented by bold use of colors detailed by canopies and projects. Stucco is the dominant wall
material, with massing changes, color blocking, and accent details providing interest. Flat roofs are
typical but shallow -pitched roofs may also be utilized.
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Introduction
City of La Quinta
La Quinta—The Centre at La Quinta (APN 600-340-048) Project
Initial Study/Mitigated Negative Declaration
The residential development character reflects a neighborhood scale with building massing that
does not overwhelm the street scene. A mix of one- and two-story massing is proposed to create a
pleasant neighborhood environment and street scene. Residential clusters are permitted within the
Specific Plan. A residential cluster allows homes to be clustered around a common driveway so that
garages generally do not face the street. The benefits of the residential cluster concept include
reducing the overall scale of the site, removing garages from the main circulation, and enhancing the
pedestrian experience. Each home will have private backyard space and some will have roof decks.
Variety in plan form height and massing provides for interest and diversity along the street.
Architectural details and warm color palettes provide variation among the Desert Contemporary
plans.
The main recreation area includes a recreation building, pool, spa, and outdoor shared spaces. The
recreation building will also have a Desert Contemporary architectural style.
1.4.2 - Utilities
Potable Water
The potable water system is operated and administered by the Coachella Valley Water District
(CVWD), which extends service on the basis of approved designs and improvements constructed by
the private developer. There are existing 18-inch water lines available in Adams Street, Auto Center
Drive and La Quinta Drive, and a 12-inch water line in Auto Center Way South to provide water
connections for development in the Specific Plan area. The project will connect to water lines in
Adams Street, Auto Center Drive, and La Quinta Drive via 8-inch lines.
Sanitary Sewage
The sanitary sewage collection and treatment system in the City is operated and maintained by the
CVWD, which extends service on the basis of approved designs and improvements constructed by
the private developer. There is an existing 18-inch sewer main in Adams Street and an existing
8-inch sewer line in Auto Center Drive for the development to connect to. The residential portion of
the project will be served by 8-inch sewer mains and the hotel will be served by a 6-inch sewer main.
Stormwater Drainage
The preliminary grading and drainage concept of the development has been designed to reduce
import and/or export of materials while also providing an effective system of drainage and
stormwater management. The runoff from the developed areas at higher elevations will be directed
to lower areas of the site where the existing stormwater retention basin is located. This basin is
proposed to be reconfigured and made deeper to accommodate additional flows from the
development. Stormwater runoff from a theoretical 100-year, 24-hour storm will be retained on -site
within the stormwater retention basin in conformance with the City's current drainage policies.
Emergency overflow provisions shall be provided at the southeast corner of the Specific Plan area.
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FIRSTCARBON
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S0070002 • 11/2017 1 3_siteplan,cdr
Exhibit 3
Residential Site Plan
CITY OF LA QUINTA • LA QUINTA—THE CENTRE PROJECT
INITIAL STUDY / MITIGATED NEGATIVE DECLARATION
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50070002 - 06/2017 1 4_hotel.cdr
Exhibit 4
Hotel Site Plan
CITY OF LA QUINTA - LA QUINTA—THE CENTRE PROJECT
INITIAL STUDY / MITIGATED NEGATIVE DECLARATION
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City of La Quinta
La Quinta—The Centre at La Quinta (APN 600-340-048) Project
Initial Study/Mitigated Negative Declaration
Electricity
Introduction
Electrical power will be provided by the Imperial Irrigation District to the site from the La Quinta
Substation. Electrical power is currently available along Adams Street.
Natural Gas
Southern California Gas provides service adjacent to the site from its service mains along Adams
Street, Auto Center Drive, and La Quinta Drive.
Telephone
Land -based telephone services are provided by Frontier Communications along Adams Street.
Regionally, cellular service providers include AT&T, Verizon Wireless, Sprint, and others.
Internet
Internet service is provided via a host of currently available vendors, both land -based and cellular.
Trash
Refuse collection within the city limits is provided by Burrtec Waste Management. Refuse collection
occurs in accordance with a schedule established by the franchisee and the City.
1.4.3 - Site Access
Access to the project site will be provided to Adams Street, Auto Centre Drive, and La Quinta Drive
via the following driveways:
• Adams Street by way of Driveway 1 (full access)
Auto Center Way South by way of Driveway 2 (full access)
Auto Centre Drive by way of Driveway 3 (full access)
La Quinta Drive by way of Driveway 4 (full access)
1.5 - Required Discretionary Approvals
The City of La Quinta, as Lead Agency for the project, has discretionary authority over the project. In
order to implement this project, the Applicant would need to obtain the following permits/approvals
from the City of La Quinta, including but not limited to:
City Council approval of the Initial Study/Mitigated Negative Declaration
City Council approval of GPA 2017-2017-001
City Council approval of Zone Change 2017-001
City Council approval of the SPA 2017-003
City Council approval of a Site Development Permit, which includes approval of:
- The Site Plan
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Introduction
- The Architectural Design
- The Landscape and Lighting Design
City of La Quinto
La Quinta—The Centre at La Quinta (APN 600-340-048) Project
Initial Study/Mitigated Negative Declaration
• City Council approval of the Tentative Tract Map 2017-007
• City Council approval of the Final Tract Maps, Grading Plans and Building Permits
1.6 - Intended Uses of this Document
This IS/MND has been prepared to provide the environmental analysis for the proposed project.
This document will also serve as a basis for soliciting comments and input from members of the
public and public agencies regarding the proposed project. The Draft IS/MND will be circulated for a
minimum of 20 days, during which period comments concerning the analysis contained in the
IS/MND should be sent to:
Nicole Sauviat Criste, Consulting Planner
City of La Quinta
Planning Division
78-495 Calle Tampico
La Quinta, CA 92253
Phone: 760.777.7125
Email: ncriste@la-quinta.org
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City of Lo Quints
La Quinta—The Centre at La Quints (APN 600-340-048) Project
Initial Study/Mitigated Negative Declaration
SECTION 2: ENVIRONMENTAL CHECKLIST
Environmental Factors Potentially Affected
Environmental Checklist
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 and Forestry ® Air Quality
Resources
® Biological Resources ® Cultural Resources ❑ Geology/Soils
Greenhouse Gas ❑ Hazards/Hazardous Materials ❑ Hydrology/Water Quality
Emissions
❑
Land Use/Planning
❑ Mineral Resources
® Noise
❑
Population/Housing
U Public Services
❑ Recreation
®
Transportation/Traffic
® Tribal Cultural Resources
❑ Utilities/Services Systems
❑
Mandatory Findings of
Significance
Environmental Determination
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 project proponent. A MITIGATED NEGATIVE DECLARATION will be prepared.
❑ I find that the proposed project MAY have a significant effect on the environment, and an
ENVIRONMENTAL IMPACT REPORT is required.
I find that the proposed project MAY have a "potentially significant impact" or "potentially
significant unless mitigated" impact 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 measure 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 or
NEGATIVE DECLARATION pursuant to applicable standards, and (b) have been avoided or
mitigated pursuant to that earlier EIR or NEGATIVE DECLARATION, including revisions or
mitigation measures that are imposed upon the proposed project, nothing further is required.
Date: Signed:
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City of La Quinta
La Quinta—The Centre at La Quinta (APN 600-340-048) Project
Initial Study/Mitigated Negative Declaration
Environmental Issues
1. Aesthetics
Would the project:
a) Have a substantial adverse effect on a scenic
vista?
b) Substantially damage scenic resources, including,
but not limited to, trees, rock outcroppings, and
historic building within a state scenic highway?
c) Substantially degrade the existing visual character
or quality of the site and its surroundings?
d) Create a new source of substantial light or glare
which would adversely affect day or nighttime
views in the area?
Environmental Setting
Environmental Evaluation
Less than
Significant
Potentially Impact with Less than
Significant Mitigation Significant No
Impact Incorporated Impact Impact
❑
❑
®
❑
❑
❑
❑
❑
❑
❑
❑
❑
®
❑
This section evaluates potential effects on aesthetic resources that may result from project
implementation. Description and analysis are based on the La Quinta General Plan. The City enjoys
views of the Santa Rosa, San Jacinto and San Bernardino mountains to the southwest, northwest and
north, respectively. The site is located on the Valley floor, and has views of these ranges above
surrounding development.
The project site is located within The Centre at La Quinta Specific Plan area. The area surrounding
the project site consists of commercial to the north and east, and residential uses to the south and
west. The project site is an empty lot that has remained undeveloped for over 20 years.
Environmental Evaluation
Would the project:
a) Have a substantial adverse effect on a scenic vista?
Less than significant impact. Most of La Quinta is surrounded by the Santa Rosa and San Jacinto
Mountains, which provide scenic resources. The project site is located approximately 7 miles east of
the base of the San Jacinto Mountains and approximately 0.5 miles east of the Santa Rosa
Mountains. The most prominent views of the mountains can be viewed from the project site on the
Adams Street side when facing south and west.
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Environmental Evaluation
City of La Quints
La Quinta—The Centre at La Quinta (APN 600-340-048) Project
Initial Study/Mitigated Negative Declaration
The project site is located south of Auto Center Drive and East of Adams Street. The site is bounded to
the south by a residential development, to the east by La Quinta Drive, followed by a commercial
development and to the west by Adams Street, followed by residential development. The residential
development located south of the project site is two -stories in height, and the residential development
to the west comprises mainly one-story buildings.
Increasing the amount of medium/high-density residential housing in the area will not have a
significant impact from a distance. At their proximity to the project, the two-story residential
dwelling units and three-story hotel may provide obstruction of views of mountains depending on
the vantage point of the viewer. However, views from neighboring residential developments are toward
the west and southwest, and the proposed project will not impact these views. The project will not be
out of character or scale with surrounding development, and will not adversely affect distant views of
scenic vistas. As such, impacts would be less than significant.
b) Substantially damage scenic resources, including, but not limited to, trees, rock outcroppings,
and historic building within a state scenic highway?
No impact. According to the La Quinta General Plan, the project is not located in an area that has
scenic resources such as trees, rock outcroppings or historic buildings. While the City does contain
known historic and prehistoric resources, these are not located close enough to the project site to be
affected. The project site is a vacant lot that is zoned for regional commercial uses. The surrounding
area is urbanized and comprises commercial and residential uses.
The project is not located near an officially designated scenic highway. According to the California
Scenic Highway Mapping System of the California Department of Transportation, the closest state
scenic highway is SR-74 near the City of Palm Desert, approximately 6.4 miles west of the project site.
Highway 111 is located 0.3 mile from the project site and is designated an eligible state scenic
highway. According to the California Department of Transportation (Caltrans), an eligible scenic
highway cannot be considered a scenic highway until the local jurisdiction adopts a scenic corridor
protection program and receives approval from Caltrans. The project would not interfere with any
state scenic highway, trees, rock outcroppings, or historic buildings within the City.
c) Substantially degrade the existing visual character or quality of the site and its surroundings?
No impact. The project site is located within The Centre at La Quinta Specific Plan area. According
to the City of La Quinta Zoning Map, the site is currently designated CR (Regional Commercial). The
project includes the construction of residential units and a commercial component which could be a
three story hotel. The surrounding land uses consist of residential uses to the south and west,
commercial uses to the east, and undeveloped land and commercial uses to the north.
This development would not alter or degrade the visual character or quality of the site and its
surroundings. The area surrounding the site currently comprises uses similar to those of the
proposed project. By developing the vacant lot, the project would enhance the existing character by
adding residential and commercial uses, as well as landscaping to the site. As such, impacts would
be less than significant.
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City of La Quinta
La Quinta—The Centre at La Quinta (APN 600-340-048) Project
Initial Study/Mitigated Negative Declaration
Environmental Evaluation
d) Create a new source of substantial light or glare which would adversely affect day or nighttime
views in the area?
Less than significant impact. The City of La Quinta is located within the boundaries of the Mount
Palomar Nighttime Lighting Policy Area and the City has an Outdoor Light Control Ordinance
(Municipal Code Chapter 9.100.150, Outdoor Lighting) to protect the night sky and prevent light
impacts. The project will be required to comply with this ordinance. While the project will increase
the lighting in the immediate area, it will not produce significant light or glare that would adversely
affect day or nighttime views in the area. Although the proposed project would add additional
lighting sources on -site, these new sources of lighting would be similar to existing lighting patterns in
the area. As such, impacts would be less than significant and no mitigation is necessary.
Mitigation Measures
None.
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Environmental Evaluation
City of La Quints
La Quinta—The Centre at La Quinta (APN 600-340-048) Project
Initial Study/Mitigated Negative Declaration
Less than
Significant
Potentially Impact with Less than
Significant Mitigation Significant No
Environmental Issues Impact Incorporated Impact Impact
2. Agriculture and Forestry 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 (1997)
prepared by the California Dept. of Conservation as an optional model to use in assessing impacts on
agriculture and farmland. In determining whether impacts to forest resources, including timberland, are
significant environmental effects, lead agencies may refer to information compiled by the California
Department of Forestry and Fire Protection regarding the state's inventory of forest land, including the
Forest and Range Assessment Project and the Forest Legacy Assessment project; and forest carbon
measurement methodology provided in Forest Protocols adopted by the California Air Resources Board.
Would the project:
a) Convert Prime Farmland, Unique Farmland, or
Farmland of Statewide Importance (Farmland),
as shown on the maps prepared pursuant to the
❑
❑
❑
0
Farmland Mapping and Monitoring Program of
the California Resources Agency, to non-
agricultural use?
b) Conflict with existing zoning for agricultural use,
❑
❑
❑
or a Williamson Act contract?
c) Conflict with existing zoning for, or cause
rezoning of, forest land (as defined in Public
Resources Code section 12220(g)), timberland
(as defined by Public Resources Code section
❑
❑
❑
4526), or timberland zoned Timberland
Production (as defined by Government Code
section 51104(g))?
d) Result in the loss of forest land or conversion of
❑
❑
❑
forest land to non -forest use?
e) Involve other changes in the existing
environment which, due to their location or
nature, could result in conversion of Farmland,
LI
❑
❑
❑
to non-agricultural use or conversion of forest
land to non -forest use?
Environmental Setting
This section evaluates potential effects on agricultural resources that may result from project
implementation. The Coachella Valley was founded as a farming community in the 1880s. The area
remained a robust center of agriculture until tourism began in the 1920s. The first residential
community was developed in the 1930s, and the City has been expanded to accommodate a wide
variety of uses such as agricultural, equestrian, tourism, and residential. The project site is located
on an undeveloped lot in the City's urban core and has no history of agricultural or forestry uses.
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City of La Quinta
La Quinta—The Centre at La Quinta (APN 600-340-048) Project
Initial Study1mirigated Negative Declaration Environmental Evaluation
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 (1997)
prepared by the California Department of Conservation as an optional model to use in assessing
impacts on agriculture and farmland. In determining whether impacts to forest resources, including
timberland, are significant environmental effects, lead agencies may refer to information compiled by
the California Department of Forestry and Fire Protection regarding the State's inventory of forest
land, including the Forest and Range Assessment Project and the Forest Legacy Assessment project;
and forest carbon measurement methodology provided in Forest Protocols adopted by the California
Air Resources Board (ARB).
Environmental Evaluation
Would the project:
a) Convert Prime Farmland, Unique Farmland, or Farmland of Statewide Importance (Farmland), as
shown on the maps prepared pursuant to the Farmland Mapping and Monitoring Program of the
California Resources Agency, to non-agricultural use?
No impact. According to the California Department of Conservation Farmland Mapping and
Monitoring Program data from 2014, the eastern portion of La Quinta contains areas that are
designated Farmland of Statewide Importance and Unique Farmland. The project site is located in
an area that is designated Urban and Built-up Land by the Farmland Mapping and Monitoring
Program. The project site is located within The Centre at La Quinta Specific Plan area and is currently
designated General Commercial (GC). According to La Quinta's Zoning Map, the site is currently
designated CR (Regional Commercial). There is no land identified in the City's 2035 General Plan as
designated for agriculture or farming. Development of the currently vacant project site would not
result in conversion of farmland to nonagricultural uses. As such, implementation of the proposed
project would result in no impacts to farmland.
b) Conflict with existing zoning for agricultural use, or a Williamson Act contract?
No impact. Less than 0.5 square mile of the City of La Quinta is designated Williamson -Act Prime
Agricultural Land, which is located on low -density residential land in the eastern area of the City, at
the intersection of Monroe Street and Avenue 54, according to the General Plan. The La Quinta
2035 General Plan does not designate any land for agricultural use. The project would not conflict
with any existing zoning for agricultural use or Williamson Act contract, and no impact would occur.
c) Conflict with existing zoning for, or cause rezoning of, forest land (as defined in Public Resources
Code section 12220(g)), timberland (as defined by Public Resources Code section 4526), or
timberland zoned Timberland Production (as defined by Government Code section 51104(g))?
No impact. The project site is zoned for commercial use. The City of La Quinta does not zone any
lands as forest land, timberland, or timberland production. No impact would occur.
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Environmental Evaluation
City ofta Quints
La Quints —The Centre at La Quinta (APN 600-340-048) Project
Initial Study/Mitigated Negative Declaration
d) Result in the loss of forest land or conversion of forest land to non -forest use?
No impact. The project site is currently zoned for commercial use. There is no land designated
forest land within the project site. There is no forest land in the City of La Quinta according to the
City's zoning map. As such, there are no impacts related to forest land and no mitigation measures
are necessary.
e) Involve other changes in the existing environment which, due to their location or nature, could
result in conversion of Farmland, to non-agricultural use or conversion of forest land to non -
forest use?
No impact. According to the City of La Quinta 2035 General Plan, the City's Sphere of Influence has
approximately 1,832 acres of land designated Farmland of Local Importance, which represents
approximately 22 percent of total land within the Sphere of Influence. Within the city limit,
approximately 1,214 acres are designated Farmlands of Local Importance. There are no lands
designated or zoned for agricultural use or forest land located on or in the vicinity of the project site.
The project site is a vacant lot surrounded by residential and commercial uses.
No impacts related to farmland or forest land would occur.
Mitigation Measures
None.
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City of La Quints
La Quinto—The Centre at La Quinta (APN 600-340-048) Project
Initial Study/Mitigated Negative Declaration
Less than
Significant
Potentially Impact with
Significant Mitigation
Environmental Issues Impact Incorporated
Environmental Evaluation
Less than
Significant No
Impact Impact
3. 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 plan?
b) Violate any air quality standard or contribute
❑
❑
®
❑
substantially to an existing or projected air
quality violation?
c) Result in a cumulatively considerable 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)?
d) Expose sensitive receptors to substantial
❑
®
❑
❑
pollutant concentrations?
e) Create objectionable odors affecting a
❑
❑
®
❑
substantial number of people?
Environmental Setting
This analysis is based on the Air Quality Impact Analysis report prepared by Urban Crossroads dated
November 13, 2017. The report is contained in Appendix A of this IS/MND.
The project site is located in the northern region of the Salton Sea Air Basin (SSAB) within the
jurisdiction of the South Coast Air Quality Management District (SCAQMD). The SCAQMD has
developed regional and localized significance thresholds for regulated pollutants, as summarized in
Table 1. The SCAQMD's CEQA Air Quality Significance Thresholds indicate that any projects in the
SSAB with daily emissions that exceed any of the indicated thresholds should be considered having an
individually and cumulatively significant air quality impact.
Table 1: SCAQMD Thresholds of Significance
Pollutant Construction Operations
Regional Thresholds
NOx 100 Ibs/day 100 Ibs/day
VOC 75 Ibs/day 75 Ibs/day
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Environmental Evaluation
City of La Quinta
La Quinta—The Centre at La Quints (APN 600-340-048) Project
Initial Study/Mitigated Negative Declaration
Table 1 (cont.): SCAQMD Thresholds of Significance
Pollutant
Construction
Operations
PMlo
150 Ibs/day
150 Ibs/day
PMZ 5
55 Ibs/day
55 Ibs/day
SOX
150 Ibs/day
150 Ibs/day
CO
550 Ibs/day
550 Ibs/day
Lead
3 Ibs/day
3 Ibs/day
Localized Thresholds
NO,, 248 Ibs/day (site preparation)
N/A
266 Ibs/day (grading)
CO 1,796 Ibs/day (site preparation)
N/A
1,961 Ibs/day (grading)
PMlo 11 Ibs/day (site preparation)
N/A
12 Ibs/day (grading)
PM25 7 Ibs/day (site preparation)
N/A
7 Ibs/day (grading)
Notes:
NO,, = nitrogen oxides; VOC = volatile organic compounds; CO = carbon monoxide
PMIo = particulate matter with an aerodynamic resistance diameter of 10 micrometers or less
PMZ 5 = particulate matter with an aerodynamic resistance diameter of 2.5 micrometers
Source: SCAQMD CEQA Handbook (SCAQMD 1993).
The significance criteria established by the air quality management district is relied upon to make the
following determinations.
Environmental Evaluation
Would the project:
a) Conflict with or obstruct implementation of the applicable air quality plan?
Less than significant impact. The proposed project is located within the SSAB, in Riverside County.
The SCAQMD regulates the Riverside County portion of the SSAB. The 2016 Air Quality Management
Plan (AQMP) was released in March 2017. The 2016 AQMP continues to evaluate current integrated
strategies and control measures to meet the National Ambient Air Quality Standards (NAAQS), as well
as explore new and innovative methods to reach its goals. Some of these approaches include
utilizing incentive programs, recognizing existing co -benefit programs from other sectors, and
24
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City of La Quinta
La Quinta—The Centre at La Quinta (APN 600-340-048) Project
Initial Study/Mitigated Negative Declaration
Environmental Evaluation
developing a strategy with fair -share reductions at the federal, state, and local levels.2 The Project's
consistency with the AQMP was determined using the 2016 AQMP.
Criteria for determining consistency with the AQMP are defined in Chapter 12, Section 12.2 and
Section 12.3 of the SCAQMD's CEQA Air Quality Handbook (1993) (24). These indicators are
discussed below:
Consistency Criterion No. 1: The proposed project will not result in an increase in the
frequency or severity of existing air quality violations or cause or contribute to new violations,
or delay the timely attainment of air quality standards or the interim emissions reductions
specified in the AQMP.
Construction Impacts
Consistency Criterion No. 1 refers to violations of the California Ambient Air Quality Standards
(CAAQS) and NAAQS. CAAQS and NAAQS violations would occur if regional emission thresholds
were exceeded. As shown in Table 2, the project's construction -source emissions would not exceed
applicable SCAQMD's regional thresholds of significance.
Operational Impacts
The project regional analysis demonstrates that project operational -source emissions would not
exceed applicable thresholds as shown in Table 3, and would therefore not result in or cause
violations of the CAAQS and NAAQS.
On the basis of the preceding discussion, the project is determined to be consistent with the first
criterion.
Consistency Criterion No. 2: The Project will not exceed the assumptions in the AQMP based
on the years of Project build -out phase.
Overview
The 2016 AQMP demonstrates that the applicable ambient air quality standards can be achieved
within the timeframes required under federal law. Growth projections from local general plans
adopted by cities in the air district are provided to the Southern California Association of
Governments (SCAG), which develops regional growth forecasts that are then used to develop future
air quality forecasts for the AQMP. Development consistent with the growth projections in a city's
General Plan is considered consistent with the AQMP.
Construction Impacts
Peak day emissions generated by construction activities are largely independent of land use
assignments, but rather are a function of development scope and maximum area of disturbance.
r South Coast Air Quality Management District. Final 2016 Air Quality Management Plan (AQMP). Website:.http:Hwww.agmd.gov
/docs/defa ult-source/clea n-air-plans/air-q ua lity-management-plans/2016-a it-q ual ity-ma nagement-plan/final-2016-
aqmp/final20l6agmp.pdf?sfvrsn=ll. Accessed March 2017.
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Environmental Evaluation
City of Lo Quints
Lo Quinta—The Centre at Lo Quints (APN 600-340-048) Project
Initial Study/Mitigated Negative Declaration
Irrespective of the site's land use designation, development of the site to its maximum potential
would likely occur, with disturbance of the entire site occurring during construction activities.
Operational Impacts
The current General Plan and Zoning designations of the property are General Commercial and
Regional Commercial, respectively. A GPA and zone change are proposed as part of the project to
allow for medium -density residential uses on 19.2 acres of the site, and commercial uses on the
remaining 2.8 acres of the site. The project would result in significantly fewer vehicle trips and
consequently fewer emissions than if the project site were to be developed to the extent allowable
under the current commercial land use and zoning designations, as discussed in Section 16,
Transportation/Traffic, below. Furthermore, the project would not exceed the applicable SCAQMD
regional and localized thresholds for construction -source and operational -source activity.
AQMP Consistency Conclusion
The project would not result in or cause NAAQS or CAAQS violations, would not exceed the growth
projections for the project area, and would not exceed the applicable SCAQMD regional and
localized thresholds. The project is therefore considered consistent with the AQMP.
b) Violate any air quality standard or contribute substantially to an existing or projected air quality
violation?
Less than significant impact. This section addresses regional criteria pollutant impacts. The non -
attainment regional pollutants of concern are ozone, and PMLo. Ozone is a regional pollutant formed
by a photochemical reaction in the atmosphere and not directly emitted into the air. Ozone
precursors, such as volatile organic compounds (VOC) and nitrogen oxides (NO),), react in the
atmosphere in the presence of sunlight to form ozone. Therefore, the SCAQMD ozone threshold is
based on the emissions of the ozone precursors VOC and NO),. This impact section includes analysis
of, and significance determinations for, those pollutants. The concentration and operational
emissions from the project were estimated using the California Emissions Estimator Model
(CaIEEMod Version 2016.3.1).
Construction Emissions
Construction emissions result from on -site and off -site activities. On -site emissions principally
consist of exhaust emissions from the heavy-duty off -road construction equipment, on -site motor
vehicle operation, and fugitive dust (mainly PM2.5 and PMlo) from disturbed soil. Off -site emissions
are caused by motor vehicle exhaust from delivery and haul truck vehicles, worker traffic, and road
dust (mainly PM25 and PMLo). The majority of this fugitive dust will remain localized and will be
limited to the atmosphere around the project site. However, the potential for off -site impacts from
fugitive dust exists unless control measures are implemented to reduce the particulate emissions
from this source prior to leaving the project site.
SCAQMD Rules that are currently applicable during construction activity for this project include, but
are not limited to: Rule 1403 (Asbestos); Rule 1113 (Architectural Coatings); Rule 431.2 (Low Sulfur
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La Quinto-The Centre at La Quinta (APN 600-340-048) Project
Initial Study/Mitigated Negative Declaration
Environmental Evaluation
Fuel); Rules 403 and 403.1 (Fugitive Dust) and Rule 1186 (Street Sweepers) .3,4,5,6 The project would
be required to prepare a fugitive dust control plan to comply with SCAQMD Rule 403.1.
The proposed mixed -use project consists of medium density residential homes and a commercial
site, which may develop as a 125-room hotel.
Project construction is assumed to start in January 2018, with operations commencing in 2020. All of
the construction assumptions are included in the November 13, 2017 Air Quality Impact Analysis
provided by Urban Crossroads. The project's estimated maximum daily construction emissions
without mitigation are summarized in Table 2.
Table 2: Construction Emissions Summary (Without Mitigation)
Emissions (pounds per day)
Year
VOc
NOx
c0
Sox
PM10
PM2.1
2018
6.15
71.75
36.69
0.07
23.46
13.07
2019
55.72
30.87
26.65
0.06
3.87
1.91
Maximum Daily
55.72
71.75
36.69
0.07
23.46
13.07
Emissions
SCAQMD Regional
75
100
550
150
150
55
Threshold
Threshold Exceeded?
NO
NO
NO
NO
NO
NO
Notes:
NO, = nitrogen oxides; VOC = volatile organic compounds; CO = carbon monoxide; PIVllo = particulate matter with an
aerodynamic resistance diameter of 10 micrometers or less; PMZ 5 = particulate matter with an aerodynamic resistance
diameter of 2.5 micrometers
The maximum daily emissions are the maximum emissions compared from summer and winter seasons. Source of
emissions: Urban Crossroads.
As shown in Table 2, the maximum daily construction emissions without mitigation are below the
recommended SCAQMD's regional thresholds of significance. Therefore, the project would not
result in a significant impact during construction, and no mitigation is necessary.
Operational Emissions
Operational activities associated with the proposed project will result in emissions of VOCs, NO,
carbon monoxide (CO), sulfur oxides (SOx), PM2.5 and PM10. Operational emissions would be
expected from the following primary sources:
a South Coast Air Quality Management District. Rule 1113. Architectural Coatings (Online).
http://www.aqmd.gov/ruies/reg/regll/rlll3.pdf.
R RULE 431.2. Sulfur Content of Liquid Fuels. [Online] http
://www.aqmd.gov/docs/default-
2.pdf?sfvrsn=4.
s RULE 403. Fugitive Dust. Online htt //www.a md. ov/docs default-source/rule-book/rule- iv/rule-403. df?sfvrsn=4.
g [Online] P� q g / P
RULE 1186. PM10 Emissions From Paved and Unpaved Roads, and Livestock Operations. [Online]
http://www.agmd.gov/docs/default-source/rule-book/reg-xi/rule-1186-1-less-polluting- sweepers. pdf?sfvrsn=4.
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Environmental Evaluation
• Area Source Emissions
• Energy Source Emissions
• Mobile Source Emissions
City of La Quinta
La Quinta—The Centre at La Quinta (APN 600-340-048) Project
Initial Study/Mitigated Negative Declaration
Area source emissions include architectural coatings, consumer products (cleaning compounds,
personal care products, detergents etc.), and landscape maintenance equipment. Natural gas
combustion for heating and electricity usage is the main source of energy emissions. Project -
related operational air quality impacts would derive primarily from vehicle trips generated by the
project. Trip characteristics available from The Centre at La Quinta Traffic Impact Analysis (Urban
Crossroads, Inc.) were utilized in this analysis.
The project's estimated maximum daily operational emissions are summarized in Table 3.
Table 3: Operational Emissions Summary (Without Mitigation)
Emissions (pounds per day)
Operational Activities —Scenario
voc
NO„
co SO„
PM10 Pm,.,
Area Source
18.42
2.46
35.56 0.07
3.55 3.55
Energy Source
0.14
1.21
0.77 7.47E-03
0.09 0.09
Mobile Source
5.17
33.48
46.56 0.16
10.60 2.95
Total Maximum Daily Emissions
23.73
37.15
82.89 0.24
14.24 6.59
SCAQMD Regional Threshold
75
100
550 150
150 55
Threshold Exceeded?
NO
NO
NO NO
NO NO
Notes:
NO„ = nitrogen oxides; VOC = volatile organic compounds; CO
= carbon monoxide; PM10 = particulate
matter with an
aerodynamic resistance diameter of 10 micrometers or less; PM25 = particulate matter with an aerodynamic resistance
diameter of 2.5 micrometers
The maximum daily emissions are the maximum
emissions compared from summer and winter seasons. Source of
emissions: Urban Crossroads.
The Air Quality Impact Analysis report evaluated 152 residential dwelling units, which is more
conservative than the currently proposed 131 residential dwelling units. As such, the analysis
represents a highly conservative estimate of greenhouse gas impacts.
As shown in Table 3, the project's operational -related emissions would not exceed the SCAQMD's
regional thresholds of significance for any of the criteria pollutants. Therefore, the project would
result in a less than significant impact, and no mitigation is necessary.
c) Result in a cumulatively considerable net increase of any criteria pollutant for which the project
region is in non -attainment under an applicable federal or state ambient air quality standard
(including releasing emissions, which exceed quantitative thresholds for ozone precursors)?
Less than significant impact.
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City of La Quinta
La Quinta—The Centre at La Quinta (APN 600-340-048) Project
Initial Study/Mitigated Negative Declaration
Environmental Evaluation
The project area is designated a non -attainment area for ozone, PMlo and PM2.5. The SCAQMD has
published a report on how to address cumulative analysis impacts from air pollution: White Paper on
Potential Control Strategies to Address Cumulative Impacts from Air Pollution.' In this report, the
SCAQMD clearly states (page D-3):
... the AQMD uses the same significance thresholds for project specific and
cumulative impacts for all environmental topics analyzed in an Environmental
Assessment or EIR. The only case where the significance thresholds for project
specific and cumulative impacts differ is the Hazard Index (HI) significance threshold
for toxic air contaminant (TAC) emissions. The project specific (project increment)
significance threshold is HI > 1.0 while the cumulative (facility -wide) is HI > 3.0. It
should be noted that the HI is only one of three TAC emission significance thresholds
considered (when applicable) in a CEQA analysis. The other two are the maximum
individual cancer risk (MICR) and the cancer burden, both of which use the same
significance thresholds (MICR of 10 in 1 million and cancer burden of 0.5) for project
specific and cumulative impacts.
Projects that exceed the project -specific significance thresholds are considered by the SCAQMD to be
cumulatively considerable. This is the reason project -specific and cumulative significance
thresholds are the same. Conversely, projects that do not exceed the project -specific thresholds are
generally not considered to be cumulatively significant.
Therefore, this analysis assumes that individual projects that do not generate construction or
operational -related emissions that exceed the SCAQMD's regional daily thresholds of significance
would also not cause a cumulatively considerable increase in emissions for those pollutants for which
the Basin is in nonattainment. Alternatively, individual project -level construction and operation
emissions that exceed the SCAQMD thresholds of significance would be considered cumulatively
considerable.
As shown in Table 2 and Table 3, the project's construction and operational related emissions would
not exceed the applicable SCAQMD regional thresholds. Therefore, the proposed project would
have a less than significant impact related to criteria pollutant emissions on both a project -level and
cumulative basis.
d) Expose sensitive receptors to substantial pollutant concentrations?
Less than significant impact with mitigation incorporated.
Sensitive Receptors
Those individuals who are sensitive to air pollution include children, the elderly, and persons with
preexisting respiratory or cardiovascular illness. For purposes of CEQA, the SCAQMD considers a
' White Paper on Potential Control Strategies to Address Cumulative Impacts from Air Pollution. [Online] South Coast Air Quality
Management District, 2003. http://www.agmd.gov/docs/default-source/Agendas/Environmental-Justice/cumulative-impacts-
working-group/cumulative-im pacts-white-paper.pdf.
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City of la Quinta
La Quinta—The Centre at La Quinta (APN 600-340-048) Project
Initial Study/Mitigated Negative Declaration
sensitive receptor to be a location where a sensitive individual could remain for 24 hours, such as
residences, hospitals, or convalescent facilities (SCAQMD 2009). Commercial and industrial facilities
are not included in the definition because employees do not typically remain on -site for 24 hours.
However, when assessing the impact of pollutants with 1-hour or 8-hour standards (such as NO2 and
carbon monoxide), commercial and/or industrial facilities would be considered sensitive receptors
f o r those purposes. The closest sensitive receptors are the existing residences 25 meters south of
t h e project site.
Localized Significance Threshold Analysis —Criteria Pollutants
Localized Significant Thresholds (LSTs) were developed in response to the SCAQMD Governing Board's
environmental justice (EJ) initiatives (EJ initiative 1-4), recognizing that criteria pollutants such as CO;
NO),; and PMIo and PM2.5 in particular can have local impacts as well as regional impacts. The goal of
significance thresholds is to ensure that no source creates, or receptor endures, a significant adverse
impact from any project. LSTs represent the maximum emissions or air concentrations from a project
that will not cause or contribute to an exceedance of the most stringent applicable federal or state
ambient air quality standard, at any nearby sensitive or worker receptor.
The SCAQMD has divided the Air Basin into 36 Source Receptor Areas. These Source Receptor Areas
are designated to provide a general representation of the local meteorological, terrain, and air quality
conditions within the particular geographical area. To facilitate the localized assessment process,
the SCAQMD provides a series of look -up tables that contain LSTs for each Source Receptor Area
within the Air Basin. The localized assessment methodology limits the emissions in the analysis to
those generated from on -site activities. If on -site construction emissions exceed the LSTs, then the
project would be considered to have a significant air quality impact. The project is located within
Source Receptor Area 30. The nearest sensitive receptors along the project site would be located
approximately 25 meters south of the project site.
The analysis makes use of methodology included in the SCAQMD Final Localized Significance
Threshold Methodology." The California Emissions Estimator Model (CaIEEMod) calculates
construction emissions from the number of equipment hours and the maximum daily disturbance
activity possible for each piece of equipment. In order to compare CaIEEMod reported emissions
against the localized significance threshold lookup tables, project design features or mitigation
measures should contain the following parameters:
1. The off -road equipment list (including type of equipment, horsepower, and hours of
operation) assumed for the day of construction activity with maximum emissions.
2. The maximum number of acres disturbed on the peak day.
3. Any emission control devices added onto off -road equipment.
4. Specific dust suppression techniques used on the day of construction activity with maximum
emissions.
SCAQMD. Localized Significance Thresholds Methodology. S.I. South Coast Air Quality Management District, 2003.
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La Quinta—The Centre at La Quinto (APN 600-340-048) Project
Initial Study/Mitigated Negative Declaration
Environmental Evaluation
Table 4 is used to determine the maximum daily disturbed -acreage for use in determining the
applicability of the SCAQMD's LST look -up tables.
Table 4: Maximum Daily Disturbed Acreage
Construction
Equipment
Phase Equipment Type
Quantity
Site Rubber Tired
3
Preparation Dozers
Crawler Tractors
4
Graders
0
Scrapers
0
Total acres graded per day during Site Preparation
Grading Rubber Tired
1
Dozers
Crawler Tractors
2
Graders
1
Scrapers
2
Total acres graded per day during Grading
Source: Urban Crossroads.
Acres graded per Operating Hours Acres graded
8 hour day per Day per day
0.5 8 1.5
0.5 8 2
0.5 8 0
1 8 0
3.5
0.5 8 0.5
0.5 8 1
0.5 8 0.5
1 8 2
4
As shown in Table 4, the project could actively disturb approximately 3.5 acres per day during the
site preparation phase and 4 acres per day during the grading phase of construction. As such, the
SCAQMD look -up tables are utilized to determine the appropriate thresholds for a 3.5-acre
disturbance and 4-acre disturbance using linear regression, in accordance with SCAQMD
recommendations.
As a conservative measure, the SCAQMD's screening look -up tables are utilized in determining
impacts. As previously noted, a 25-meter receptor distance is utilized to determine the LSTs for
emissions of CO, NO, PMlo, and PM2.5. Table 5 identifies the localized impacts at the nearest
receptor location in the vicinity of the project without mitigation. It should be noted that the
impacts prior to mitigation measures take credit for reductions from standard regulatory
requirements such as Rule 403.
Table 5: Localized Construction Emissions (Without Mitigation)
Emissions (pounds per day)
On -Site Site Preparation Emissions NO„ CO PM10 PM'.'
Maximum Daily Emissions 71.70 23.76 23.31 13.03
SCAQMD Localized Threshold 248 1,796 11 7
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Environmental Evaluation
City of La Quinta
La Quinta—The Centre at La Quinta (APN 600-340-048) Project
Initial Study/Mitigated Negative Declaration
Table 5 (cont.): Localized Construction Emissions (Without Mitigation)
Emissions (pounds per day)
On -Site Site Preparation Emissions
NO„
CO
PM10
PM'.'
Threshold Exceeded?
NO
NO
YES
YES
Maximum Daily Emissions
71.27
35.73
12.64
6.38
SCAQMD Localized Threshold
266
1,961
12
7
Threshold Exceeded?
NO
NO
YES
NO
Source: Urban Crossroads.
As shown, emissions during construction activity would have the potential to exceed SCAQMD's LSTs
for emissions of PMIo and PM2.5. However, requiring all off -road construction equipment greater
than 150 horsepower used during site preparation and grading activities to be ARB certified tier 3 or
better, would reduce emissions to below the thresholds. Therefore, Mitigation Measure (MM) AIR-1
is included to reduce the potential localized impact. Table 6 shows the maximum daily regional
construction emissions with implementation of Mitigation Measure AIR-1. Table 7 shows the
localized impacts at the nearest receptor location in the vicinity of the project with implementation
of Mitigation Measure AIR-1.
Table 6: Regional Construction Emissions (With Mitigation)
Emissions (pounds per day)
Year
VOc
NO„
CO sox
PMIo
PM2 s
2018
4.09
34.04
41.36 0.07
9.05
5.03
2019
55.72
30.87
26.65 0.06
3.49
1.91
Maximum Daily Emissions
55.72
34.04
41.36 0.07
9.05
5.03
SCAQMD Regional
75
100
550 150
150
55
Threshold
Threshold Exceeded?
NO
NO
NO NO
NO
NO
Source: Urban Crossroads.
Table 7: Localized Construction Emissions (With Mitigation)
Emissions (pounds per day)
On -Site Site Preparation Emissions
NO„ CO
PMIo
PM'.'
Maximum Daily Emissions
27.05 30.31
8.90
4.99
SCAQMD Localized Threshold
248 1,796
11
7
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La Quinta—The Centre at La Quinta (APN 600-340-048) Project
Initial Study/MfHgated Negative Declaration Environmental Evaluation
Table 7 (cont.): Localized Construction Emissions (With Mitigation)
Emissions (pounds per day)
On -Site Site Preparation Emissions NO co PM20 Pm,.,
Threshold Exceeded? NO NO NO NO
Maximum Daily Emissions 33.97 40.40 5.15 2.79
SCAQMD Localized Threshold 266 1,961 12 7
Threshold Exceeded? NO NO NO NO
Source: Urban Crossroads 2017.
The modeling results summarized above show that, with implementation of Mitigation Measure AIR-
1, emissions during construction activity would not exceed any of the applicable LSTs.
Localized Significance -Long-term Operational Activity
The proposed project involves the construction and operation of 131 dwelling units and a 125-room
hotel. According to SCAQMD LST methodology, LSTs would apply to the operational phase of a
proposed project, if the project includes stationary sources, or attracts mobile sources that may
spend long periods queuing and idling at the site (e.g., transfer facilities and warehouse buildings).
The proposed project does not include such uses; thus, because of the lack of significant stationary
source emissions, no long-term localized significance threshold analysis is needed.
CO Hotspot Analysis
As discussed below, the project would not result in potentially adverse CO concentrations or "hot
spots."
It has long been recognized that CO hotspots are caused by vehicular emissions, primarily when
i d I i n g at congested intersections. In response, vehicle emissions standards have become
increasingly stringent in the last twenty years. Currently, the allowable CO emissions standard in
California is a maximum of 3.4 grams/mile for passenger cars (there are requirements for certain
vehicles that are more stringent). With the turnover of older vehicles, introduction of cleaner fuels,
and implementation of increasingly sophisticated and efficient emissions control technologies, CO
concentration in the SCAB is now designated as being in attainment. CO concentrations in the project
vicinity have steadily declined, as indicated by historical emissions data presented in the June 2, 2017
Air Quality Analysis provided by Urban Crossroads.
To establish a more accurate record of baseline CO concentrations affecting the SCAB, a CO hot spot
analysis was conducted in 2003 for four busy intersections in Los Angeles at the peak morning and
afternoon time periods. This hot spot analysis did not predict any violation of CO standards. Further
detailed information regarding CO hot spots is discussed in the November 13, 2017 Air Quality
Impact Analysis contained in Appendix A of this IS/MND.
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Environmental Evaluation
City of La Quints
La Quinta—The Centre at La Quints (APN 600-340-048) Project
Initial Study/Mittgated Negative Declaration
The Bay Area Air Quality Management District (BAAQMD) concludes that under existing and future
vehicle emission rates, a given project would have to increase traffic volumes at a single intersection
by more than 44,000 vehicles per hour or 24,000 vehicles per hour where vertical and/or horizontal
air does not mix —in order to generate a significant CO impact.9
At buildout of the project, the highest average daily trips on a segment of road would be 52,300 daily
trips on the south leg of Washington Street and Highway 111, which is significantly lower than the
highest daily traffic volumes generated at the busiest intersection in the CO "hot spot" analysis.
The proposed project would not produce the volume of traffic required to generate a CO hot spot
either in context of the 2003 Los Angeles hot spot study or based on representative BAAQMD CO
threshold considerations. Therefore, CO "hot spots" are not an environmental impact of concern for
the proposed project. Localized air quality impacts related to operational mobile -source emissions
would therefore be less than significant.
e) Create objectionable odors affecting a substantial number of people?
Less than significant impact. Land uses that are sources of objectionable odors that may affect
substantial numbers of people include wastewater treatment facilities, landfills, refineries, chemical
manufacturing facilities, feedlots, and dairies. Odors can cause a variety of responses. The impact
of an odor often results from interacting factors such as frequency (how often), intensity (strength),
duration (time), offensiveness (unpleasantness), location, and sensory perception. The proposed
project does not include odor emitting land uses.
During construction, the various diesel -powered vehicles and equipment in use on -site would create
localized odors. These odors would be temporary and would not likely be noticeable beyond the
project's site boundaries. Established requirements addressing construction equipment operations,
and construction material use, storage, and disposal requirements act to minimize odor impacts that
may result from construction activities. Moreover, construction -source odor emissions would be
temporary, short term, and intermittent in nature and would not result in persistent impacts that
would affect substantial numbers of people. Potential construction -source odor impacts are
therefore considered less than significant.
Potential sources of operational odors generated by the project would include disposal of
miscellaneous refuse. SCAQMD Rule 402 acts to prevent occurrences of odor nuisances.lo
Consistent with City requirements, all project -generated refuse would be stored in covered containers
and removed at regular intervals in compliance with solid waste regulations.
Potential operational -source odor impacts would therefore be considered less than significant.
9 BAAQMD CEQA Guidelines. May 2017. Website: htt www.baa md. ov/-/media/files lannin and-research/ce a/ce a
Y P�// q g /P g- q q
_guidelines_may2017-pdf.pdf?la=en.
10 South Coast Air Quality Management District. RULE 402. Nuisance. [Online] May 7, 1976. [Cited: November 13, 2013.1 Website:
http://www.aqmd.gov/rules/reg/regO4/r4O2.pdf
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La Quinta— The Centre at La Quints (APN 600-340-048) Project
Initial Study/Mitigated Negative Declaration
Environmental Evaluation
Mitigation Measures
MM AIR-1 During site preparation and grading activities, all off -road construction equipment
greater than 150 horsepower (>150 HP) shall be ARB certified Tier 3 or better.
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Environmental Evaluation
City of La Quinta
La Quinta—The Centre at La Quinta (APN 600-340-048) Project
Initial Study/Mitigated Negative Declaration
Less than
Significant
Potentially Impact with Less than
Significant Mitigation Significant No
Environmental Issues
Impact Incorporated Impact Impact
4. Biological Resources
Would the project:
a)
Have a substantial adverse effect, 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?
b)
Have a substantial adverse effect on any riparian
❑ ❑ ❑
habitat or other sensitive natural community
identified in local or regional plans, policies, and
regulations or by the California Department of
Fish and Game or U.S. Fish and Wildlife Service?
c)
Have a substantial adverse effect on federally
❑ ❑ ❑
protected wetlands as defined by Section 404 of
the Clean Water Act (including, but not limited
to, marsh, vernal pool, coastal, etc.) through
direct removal, filling, hydrological interruption,
or other means?
d)
Interfere substantially with the movement of
❑ ❑ ❑
any native resident or migratory fish or wildlife
species or with established native resident or
migratory wildlife corridors, or impede the use
of wildlife nursery sites?
e)
Conflict with any local policies or ordinances
❑ ❑ ® ❑
protecting biological resources, such as a tree
preservation policy or ordinance?
f)
Conflict with the provisions of an adopted
❑ ❑ ❑
Habitat Conservation Plan, Natural Community
Conservation Plan, or other approved local,
regional, or state habitat conservation plan?
Environmental Setting
The analysis provided below is based on the Biological Resource Assessment Technical Memorandum
for Assessor's Parcel Number 600-340-048 at 79315 Highway 111, La Quinta, California, prepared by
FirstCarbon Solutions (FCS) and included in Appendix B.
36 FirstCarbon Solutions
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City of La Quinta
La Quinta—The Centre at La Quinta (APN 600-340-048) Project
Initial Study/Mitigated Negative Declaration Environmental Evaluation
Literature Review
An FCS biologist researched readily available information, including relevant literature, databases,
agency web sites, various previously completed reports and management plans, Geographic
Information System (GIS) data, maps, aerial imagery from public domain sources, and in-house records
to (1) assess habitats, special -status plant and wildlife species, jurisdictional waters, critical habitats, and
wildlife corridors that may occur in and near the project site, and (2) identify local or regional plans,
policies, and regulations that may apply to the project. Plant and wildlife species protected by federal
agencies, state agencies, and nonprofit resource organizations, such as the California Native Plant
Society (CNPS), are collectively referred to as "special -status species."11 Some of these plant and wildlife
species are afforded special legal or management protection because they are limited in population size,
and typically have a limited geographic range and/or habitat.
Field Survey
Following the literature review, an FCS biologist conducted a reconnaissance -level biological survey
on the project site. The survey included the following:
• Habitat assessment and plant community mapping.
General plant survey.
• General wildlife survey.
• Jurisdictional assessment.
3 Wildlife movement evaluation.
The pedestrian survey was conducted on foot during the daylight hours and covered all accessible
areas of the project site. Observations were also made with aerial imagery. The biologist
characterized the existing habitat and searched for the presence of sensitive plant communities,
special -status plants and wildlife, jurisdictional areas, and potential wildlife corridors.
Existing Site Conditions
The parcel currently consists of an undeveloped property with uncultivated areas having a sparse
cover of desert shrubs and weeds. The site is bordered by commercial (auto mall) and industrial
uses to the north and east, and single-family and multi -family residential uses to the south and west.
The project site consists primarily of land that has been disturbed from human activity. Disturbed
lands are no longer recognizable as a native or naturalized vegetation association, but they continue
to retain a soil substrate. The project site is moderately disturbed by construction activities,
including light rough grading, excavation of three retention basins, existence of a large stormwater
outfall basin, the installation of basic utility infrastructure, and creation of 1:1 berm slopes (possibly
for wind erosion control) along the western, southern, and eastern boundaries.
11 Avian species protected by the Migratory Bird Treaty Act (MBTA) are not considered "special -status species"
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Environmental Evaluation
Land Cover Types
City of Lo Quinta
La Quinta—The Centre at La Quinta (APN 600-340-048) Project
Initial Study/Mitigated Negative Declaration
The project site occurs within one vegetation community/land cover type: disturbed. Disturbed land
is characterized as an area that has been physically disturbed (by previous legal human activity) and
is no longer recognizable as a native or naturalized vegetation association, but continues to retain a
soil substrate. Typically, vegetation, if present, is nearly exclusively composed of non-native plant
species such as ruderal exotic species that take advantage of disturbance, or shows signs of past or
present animal usage that removes any capability of providing viable natural habitat for uses other
than dispersal.
Vegetation within the project site consists of non-native plants, weeds and desert shrubs. Vegetation
observed included salt cedar (Tamarisksp.), a highly invasive shrub species. Each of the three
shallow retention basins is filled with new -growth salt cedar. Mature salt cedar is present in the
stormwater outfall retention basin, and is the predominant vegetation type in the basin. The
stormwater retention basin also supports one mature cottonwood tree (Populus fremontii ssp.
fremontii) about 40 years old, and other large, invasive trees. The stormwater retention basin is
about 15 to 20 feet in depth, with cooler temperatures than the rest of the site (up to 20 degrees
Fahrenheit [°F] cooler, due to shading) and may function as an oasis for wildlife species.
Special -Status Plants
No listed, sensitive, or rare plant species were observed within the project site during the field
survey. In addition, the literature review and field survey determined that the project site lacks
suitable habitats, soils and/or other factors to support special -status plant species.
Special -Status Wildlife
No listed or sensitive wildlife species were observed within the project site during the field survey.
In addition, the literature review and field survey concluded that none of the listed species in the
wildlife inventory have more than a low potential to exist within the project site, due to a lack of
certain suitable biological and physical features that are needed to adequately support them.
However, habitat conditions create a moderate potential for four sensitive bird species to occur
within the project site. The most likely possibility for feasible habitat on the parcel is within the
stormwater outfall basin. The basin is 15 to 20 feet deep and supports a large cottonwood tree and
other large, invasive trees; and it has a substantially cooler temperature than the rest of the site.
The basin appears to function as an oasis and could at least temporarily support special -status bird
species Crissal thrasher (Toxostoma crissale), yellow warbler (Setophaga petechia), yellow -breasted
chat (Icteria virens), and summer tanager (Piranga rubra). These species have modeled habitat
immediately adjacent to the parcel, and the outfall basin was alive with bird activity during the
reconnaissance -level field survey.
Jurisdictional Areas
It was concluded that the project site does not contain federal or state wetlands, waters, or habitats
that are potentially subject to the jurisdictional authority of the United States Army Corps of
Engineers (USACE), the Regional Water Quality Control Board (RWQCB), or CDFW. The project site
38 FirstCarbon Solutions
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La Quinta—The Centre at La Quinta (APN 600-340-048) Project
Initial Study/Mitigated Negative Declaration
Environmental Evaluation
does contain three shallow, man-made water retention basins and one stormwater outfall retention
basin with affiliated stormwater infrastructure. The overall project area has less than a 3 percent
slope to the north. No standing or flowing water was present during the survey, but soil patterns
and soil erosion patterns indicated that urban and stormwater runoff flows on the site at least
intermittently. Erosion crevasses into the three man-made retention basins were also noted during
the survey and are evident signs of water passage through the site. The stormwater culvert affiliated
with the stormwater outfall retention basin was determined to measure approximately 18 inches in
diameter and drains stormwater and urban runoff from the adjacent development into a storm
grate, which routes any flowing water below ground and possibly off -site. The three retention basins
do not appear to drain off -site (all approximately 4 to 5 feet in depth). The retention basins and
stormwater retention basin are not under state or federal jurisdiction.
Critical Habitats
The literature review determined that the project site is not located within a designated or proposed
critical habitat for listed plant or wildlife species.
Wildlife Corridors
The site is bordered by commercial and industrial uses to the north and east, and single-family and
multi -family residential uses to the south and west. The literature review determined that the
project site is not located within a CDFW designated Essential Habitat Connectivity Area or a Natural
Landscape Block. The field survey determined that the project site does not function as a wildlife
movement corridor. The project site does not contain wildlife travel routes, such as a riparian strip,
ridgeline, or drainage; or wildlife crossings, such as a tunnel, culvert, or underpass. In addition, the
project site is not located adjacent to, nor connects, large blocks of habitat. The project site does
not represent a wildlife movement corridor because it is completely surrounded by other
development, walls, fencing, and roadways. These permanent structures serve as significant barriers
to wildlife movement through the project site and region.
Nursery Sites
The project site does not support resident or migratory fish species, and no native wildlife nursery
sites or rookeries were observed within the project site during the field survey.
Habitat Conservation Plan/Natural Community Conservation Plan
The project site is located within the City of La Quinta and within areas covered by the Coachella
Valley Multiple Species Habitat Conservation Plan/Natural Community Conservation Plan (CVMSHCP)
in Riverside County. The project site is not located within or adjacent to a CVMSHCP designated
conservation area. The CVMSHCP is a comprehensive, multi -jurisdictional regional plan focusing on
conservation of species and their associated habitats to address biological and ecological diversity
conservation needs, while development is simultaneously approved on non-federal lands in the
Coachella Valley region of Riverside County. The City of La Quinta is a plan participant and a
signatory to the Implementing Agreement.
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Environmental Evaluation
Environmental Evaluation
City of La Quinta
La Quinta—The Centre at La Quinta (APN 600-340-048) Project
Initial Study/Mitigated Negative Declaration
This section evaluates potential effects on biological resources that may result from project
implementation.
Would the project:
a) Have a substantial adverse effect, 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?
Less than significant impact with mitigation incorporated. No sensitive wildlife species were
observed within the project site during the field survey and a majority of the sensitive species in the
wildlife inventory do not have more than a low potential to exist within the project site. However,
four sensitive bird species, Crissal thrasher, yellow warbler, yellow -breasted chat, and summer
tanager, have a moderate potential to occur within the stormwater outfall basin and could
potentially be impacted by the project. The project will remove the habitat within the basin. Crissal
thrasher, yellow warbler, yellow -breasted chat, and summer tanager are CVMSHCP Covered Species.
The City of La Quinta is a signatory to the Implementing Agreement and participant in the CVMSHCP
through the contribution and funding of the Reserve System. Plan participants are Permittees of the
Section 10(a) permit issued by the USFWS and the Natural Community Conservation Plan (NCCP)
permit issued by CDFW for "take" of Covered Species in conformance with the CVMSHCP and the
Implementing Agreement. Through this participation, incidental take of species is allowed because
these actions have been mitigated for through the Reserve System. Accordingly, payment of Local
Development Mitigation Fees by the project proponent, and compliance with the conditions of the
CVMSHCP Permit authorization provides full mitigation for direct, indirect, and cumulative impacts
on Crissal thrasher, yellow warbler, yellow -breasted chat, and summer tanager. Impacts to these
sensitive birds are covered by the CVMSHCP and will be less than significant.
While the project site is disturbed, it supports open space, shrubs, and trees that could potentially
provide cover, foraging, and nesting habitat for resident and migratory birds. These birds are
protected by the Migratory Bird Treaty Act (MBTA) and/or the California Fish and Game Code (§§
3503, 3503.5, 3513, and 3800), which render it unlawful to take native breeding birds, and their
nests, eggs, and young. The project has the potential to result in direct impacts on breeding birds, if
project activities occur during the breeding bird season and birds are nesting within the project site
and/or immediate vicinity at that time. Temporary direct impacts on breeding birds could occur
from increased noise, vibration, and dust during construction, which could adversely affect the
breeding behavior of some birds, and lead to the loss (take) of eggs and chicks, or nest
abandonment. Impacts on nesting birds would be considered significant. Implementation of
Mitigation Measure BIO-1 would help to avoid, eliminate, or reduce direct impacts on breeding birds
to less than significant levels.
40 FirstCorbon Solutions
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City of La Quinta
La Quinta—The Centre at La Quints (APN 600-340-048) Project
Initial Study/Mitigated Negative Declaration
Environmental Evaluation
With implementation of Mitigation Measure 1310-1 and payment of the Local Development
Mitigation Fee, the project is anticipated to have no substantial adverse effect, 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 CDFW or USFWS.
b) Have a substantial adverse effect on any riparian habitat or other sensitive natural community
identified in local or regional plans, policies, and regulations or by the California Department of
Fish and Game or U.S. Fish and Wildlife Service?
No impact. Riparian habitats are those on, relating to, or near the banks of a river, stream, creek,
spring, seep, pond or lake. The project site is disturbed and does not support aquatic features,
wetlands, or jurisdictional areas necessary to support riparian vegetation. Sensitive plant
communities (sensitive habitats) are communities that are of limited distribution statewide or within
a county or region and are often vulnerable to environmental impacts of projects (CDFG 2009). No
riparian habitat or other sensitive natural communities were observed on the project site; therefore,
the project is not anticipated to have direct or indirect impacts on riparian habitats or other sensitive
natural community identified in local or regional plans, policies, regulations, or by CDFW or USFWS.
c) Have a substantial adverse effect on federally protected wetlands as defined by Section 404 of
the Clean Water Act (including, but not limited to, marsh, vernal pool, coastal, etc.) through direct
removal, filling, hydrological interruption, or other means?
No impact. The project site is disturbed and does not support aquatic features, wetlands or
jurisdictional areas; therefore, the project is not anticipated to have direct or indirect impacts on
federally protected wetlands as defined by section 404 of the Federal Clean Water Act (CWA). As it
relates to the significance criterion, the project is anticipated to have no substantial adverse effect
on federally protected wetlands through direct removal, filling, hydrological interruption, or other
means.
d) Interfere substantially with the movement of any native resident or migratory fish or wildlife
species or with established native resident or migratory wildlife corridors, or impede the use of
wildlife nursery sites?
No impact. The project site does not contain and is not connected to an established wildlife
corridor; therefore, the project is not anticipated to have direct or indirect impacts on wildlife
corridors or wildlife movement. The project site does not support resident or migratory fish species
or wildlife nursery sites; therefore, the project is not anticipated to have direct or indirect impacts on
wildlife nursery sites. As it relates to the significance criterion, the project is not anticipated to
interfere substantially with the movement of any native resident or migratory fish or wildlife species
or with established native resident or migratory wildlife corridors; or impede the use of native
wildlife nursery sites.
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Environmental Evaluation
City of La Quinta
Lo Quinta—The Centre at La Quinta (APN 600-340-048) Project
Initial Study/Mitigated Negative Declaration
e) Conflict with any local policies or ordinances protecting biological resources, such as a tree
preservation policy or ordinance?
Less than significant impact.
The City of La Quinta General Plan Special Status Species map includes special -status species known
to occur in the City or its Sphere of Influence. The project site is not located within the special -
status species habitat areas. Lastly, the City of La Quinta does not have any tree ordinances in place.
The impacts associated with the implementation of the proposed project with respect to local
policies or ordinances protecting biological resources would be less than significant.
f) Conflict with the provisions of an adopted Habitat Conservation Plan, Natural Community
Conservation Plan, or other approved local, regional, or state habitat conservation plan?
No impact. The project site is located within the CVMSHCP. Each project located within the plan
area must be consistent with the CVMSHCP. The project site is not located within or adjacent to a
CVMSHCP designated conservation area; therefore, the Land Use Adjacency Guidelines do not apply.
In order to mitigate any potential impacts on plant and wildlife species covered by the CVMSHCP, the
project proponent will comply with the CVMSHCP, the Implementing Agreement, and the City of La
Quinta's Ordinance No. 487. This can be accomplished by paying a Development Mitigation Fee in
full to the City of La Quinta before the issuance of a grading permit. The project proponent will
submit the required Development Mitigation Fee. Complying with the CVMSHCP and paying the
development mitigation fees gives plan participants full mitigation under the Federal Endangered
Species Act (ESA), the California Endangered Species Act (CESA), the Native Plant Protection Act
(NPPA), CEQA, and National Environmental Policy Act (NEPA) for impacts on plant and wildlife
species covered by the CVMSHCP and their habitats; therefore, the project is not anticipated to
conflict with the provisions of an adopted Habitat Conservation Plan (HCP), NCCP, or other approved
local, regional, or state HCP.
Mitigation Measures
MM 131O-1 Construction during Breeding Season and Pre -construction Breeding Bird Surveys
To be in compliance with the MBTA and the California Fish and Game Code, and to
avoid and reduce direct and indirect impacts on migratory non -game breeding birds,
and their nests, young, and eggs to less than significant levels, the following
measures shall be implemented.
All ground -disturbing activities, including removal of vegetation, that would
remove or disturb potential nest sites shall be scheduled outside the breeding
bird season, if feasible. The breeding bird nesting season is typically from January
15 through September 15, but can vary slightly from year to year, usually
depending on weather conditions. Removing all physical features that could
potentially serve as nest sites outside of the breeding bird season also would help
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La Quinta—The Centre at La Quinta (APN 600-340-048) Project
Initial Study/Mitigated Negative Declaration
Environmental Evaluation
to prevent birds from nesting within the project site during the breeding season
and during construction activities.
• If project activities that would remove or disturb potential nest sites cannot be
avoided during January 15 through September 15, a qualified biologist shall
conduct a pre -construction clearance and nesting bird survey to search for all
potential nesting areas, breeding birds, and active nests or nest sites within the
limits of project disturbance up to seven days prior to mobilization, staging and
other disturbances. The survey shall end no more than three days prior to
vegetation, substrate, and structure removal and/or disturbance.
If no breeding birds or active nests are observed during the pre -construction
survey, or if they are observed and would not be disturbed, then project activities
may begin and no further mitigation would be required.
• If an active bird nest is located during the pre -construction survey and potentially
would be disturbed, a no -activity buffer zone shall be delineated on maps and
marked (flagging or other means) up to 500 feet for special -status avian species
and raptors, or 75 feet for non -special status avian species, at the discretion of the
qualified biologist. The limits of the buffer shall be demarcated so as to not
provide a specific indicator of the location of the nest to predators or people.
Materials used to demarcate the nests would be removed as soon as work is
complete or the fledglings have left the nest. Buffer zones shall not be disturbed
until a qualified biologist determines that the nest is inactive.
t7 Birds or their active nests shall not be disturbed, captured, handled or moved.
Inactive nests may be moved by a qualified biologist, if necessary, to avoid
disturbance by project activities.
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City of La Quints
La Quinta—The Centre at La Quinta (APN 600-340-048) Project
Initial Study/Mitigated Negative Declaration
Less than
Significant
Potentially Impact with Less than
Significant Mitigation Significant No
Environmental Issues Impact Incorporated Impact Impact
5. Cultural Resources
Would the project:
a) Cause a substantial adverse change in the
❑
❑
❑
significance of a historical resource as defined in
§15064.5?
b) Cause a substantial adverse change in the
❑
®
❑
❑
significance of an archaeological resource
pursuant to §15064.5?
c) Directly or indirectly destroy a unique
❑
®
❑
❑
paleontological resource or site or unique
geologic feature?
d) Disturb any human remains, including those
❑
z
❑
❑
interred outside of formal cemeteries?
Environmental Setting
A due diligence assessment for the project site was conducted June 17, 2016. This due diligence
investigation consisted of a California Historical Resources Information System (CHRIS) records
search, a review of historic aerial photography and maps for the subject parcel, a Native American
Heritage Commission (NAHC) Sacred Lands File Search, a paleontological literature review and
localities database search, and a reconnaissance -level survey.
The results of the records search indicate that roughly 85 percent of the 1-mile search radius has
been previously studied for cultural resources and that the resulting understanding of the general
region is thorough. The surrounding area has a high sensitivity for prehistoric resources and a
moderate sensitivity for historic resources. The abundance of prehistoric sites within the 1-mile
search radius is understandable considering the proximity to ancient Lake Cahuilla, a natural water
source that would have had abundant plant and animal resources. The distribution of prehistoric
sites lacks an identifiable pattern, since they seem to be dispersed evenly throughout the search
radius. Such a sporadic pattern is common near ancient lake beds, whose shorelines expanded and
receded over time creating large numbers of small settlements over expansive surface areas rather
than concentrated locations. The only discernable concentration of prehistoric sites within the
search radius is located to the northwest of the project area around the location of Whitewater River
and Point Happy. This is likely because the natural streambed and adjacent defensible high point
made this particular landform location a desirable long-term settlement location, even into more
recent prehistoric times.
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La Quinta—The Centre at La Quinta (APN 600-340-048) Project
Initial Study/Mitigated Negative Declaration Environmental Evaluation
Environmental Evaluation
Would the project:
a) Cause a substantial adverse change in the significance of a historical resource as defined in
§15064.5?
No impact. The project area itself has been studied in depth through surveys in 1992 and 1997 and
monitoring during excavations and grading conducted in 1999/2000 and again in 2008 (Appendix G).
FCS Archaeologist Coral A. Eginton, M.A., RPA, conducted a reconnaissance -level pedestrian survey
of the project area on June 10, 2016. The survey was accomplished using parallel transects at 15-
meter intervals. Photographs were taken during the survey, and notes on topography, soil
composition, and natural resources within the project area were recorded in a field notebook. The
entire project area was scrutinized for the presence of natural and historic features that may indicate
the presence of archaeological sites. Where surface -level fill material had been eroded and
underlying native soil was exposed, particular attention was paid to the depth of delineation and the
composition of subsurface deposits. No ground disturbance or testing was authorized as part of this
investigation, but where native soils were accessible and where bioturbation had disturbed
sediments, hand screening and additional investigation were conducted. The pedestrian survey
confirmed that the upper 3 feet of soil within the project area has been locally excavated and
engineered to its current compaction (approximately 75 percent) (Appendix G). Therefore, the
potential to encounter historical resources within the uppermost strata is virtually non-existent. No
impacts are expected to occur.
b) Cause a substantial adverse change in the significance of an archaeological resource pursuant to
§lS064.5?
Less than significant impact with mitigation incorporated. The general area has been shown to be
highly sensitive for prehistoric resources. The abundance of previously recorded cultural resources
within the immediate vicinity of the project area exhibit no clear distribution pattern, which is likely
due to the proximity of the project area to the boundaries of ancient Lake Cahuilla. Furthermore,
two prehistoric resources have been previously recorded within the project area, indicating that the
subject parcel itself has a high sensitivity to produce prehistoric resources. While these two sites no
longer exist, they strongly suggest additional archaeological resources may be present in a
subsurface context. Disturbance of these resources could result in significant impacts during grading
activities. As such, implementation of Mitigation Measure CUL-1 is necessary to reduce impacts to
less than significant levels.
c) Directly or indirectly destroy a unique paleontological resource or site or unique geologic feature?
Less than significant impact with mitigation incorporated. On June 1, 2016, FCS requested that Dr.
Samuel A. McLeod of the Los Angeles Natural History Museum conduct a paleontological literature
review and localities database search for the proposed project area. A Vertebrate Paleontology
Records Check letter report was received from Dr. McLeod on June 15, 2016 indicating that while
there are no known fossil localities within the project area, there is a locality on record in similar
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La Quinta—The Centre at La Quinta (APN 600-340-048) Project
Environmental Evaluation Initial Study/Mitigated Negative Declaration
geological deposits exposed elsewhere in the region. The closest vertebrate fossil locality, that of a
horse (LACM1269), was uncovered from older Quaternary Alluvium deposits 10 miles northwest of
the project area in a drainage on the northwest side of Edom Hill near Seven Palms Valley. A copy of
the paleontological letter report can be found in Attachment C of Appendix G. There are also
vertebrate and invertebrate fossils associated with Lake Cahuilla in the upper sediments in the
vicinity of the project. However, the upper three feet of the entire project is local fill material
consisting of heavily impacted lake sediments.
The paleontological records search determined that while the native topsoils have a low potential to
yield significant fossilized material, the underlying older sediments may produce significant fossils.
As such, implementation of Mitigation Measure CUL-2 is necessary to reduce impacts to less than
significant levels.
d) Disturb any human remains, including those interred outside of formal cemeteries?
Less than significant impact with mitigation incorporated. Although the project site is not known to
contain any human remains or burial grounds, the project area has been identified as highly sensitive
for archaeological resources, which could include human remains. As such, implementation of
Mitigation Measure CUL-3 is necessary to reduce impacts to less than significant levels.
Mitigation Measures
MM CUL-1 Prior to any ground -disturbing activities, the applicant shall retain the services of a
qualified archaeologist and Tribal Monitor. Copies of contracts with monitoring
archaeologists and Tribal Monitors shall be provided to the City prior to the issuance
of any ground -disturbing permit. Full-time archaeological monitoring shall be
conducted by a qualified archaeologist for excavations that will exceed 3 feet in
depth. In the event that buried cultural resources are discovered during
construction, the archaeologist shall be permitted to stop construction operations
within 50 feet of the find and the Applicant and/or the Applicant's representative
shall immediately notify the City. The archaeologist shall determine whether the
find requires further study. The Applicant shall include a standard inadvertent
discovery clause in every construction contract to inform contractors of this
requirement. The archaeologist shall make recommendations concerning
appropriate measures that will be implemented to protect the resource(s), including
but not limited to excavation and evaluation of the finds in accordance with Section
15064.5 of the CEQA Guidelines. Any previously undiscovered resources found
during construction within the project area should be recorded on appropriate
Department of Parks and Recreation (DPR) 523 forms and evaluated for significance
in terms of CEQA criteria. The archaeologist shall provide the City with a report of all
monitoring activities within 30 days of completion of these activities.
MM CUL-2 Prior to any ground -disturbing activities, the applicant shall retain the services of a
qualified geologist or paleontologist. Full-time monitoring shall be conducted for all
46
excavations that will exceed 3 feet in depth. In the event that paleontological
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La Quinta—The Centre at La Quinta (APN 600-340-048) Project
Initial StudyJMiriyated Negative Declaration
Environmental Evaluation
resources are discovered during construction, the paleontologist shall be permitted
to stop construction operations within 50 feet of the find and the Applicant and/or
the Applicant's representative shall immediately notify the City. The paleontologist
shall determine whether the find requires further study. The Applicant shall include
a standard inadvertent discovery clause in every construction contract to inform
contractors of this requirement. The paleontologist shall make recommendations
concerning appropriate measures that will be implemented to protect the
resource(s), including but not limited to excavation and evaluation of the finds in
accordance with the Society of Vertebrate Paleontology Guidelines. Any fossils
recovered during mitigation shall be deposited in an accredited and permanent
scientific institution. The paleontologist shall provide the City with a report of all
monitoring activities within 30 days of completion of these activities.
MM CUL-3 In the event of the accidental discovery of any human remains on the project, CECIA
Guidelines Section 15064.5; Health and Safety Code Section 7050.5; and Public
Resources Code (PRC) Sections 5097.94 and 5097.98 must be followed. If during the
course of project development there is accidental discovery of any human remains,
the following steps shall be taken:
1. There shall be no further excavation or disturbance of the site or any nearby area
reasonably suspected to overlie adjacent human remains until the County
Coroner is contacted to determine if the remains are Native American and if an
investigation of the cause of death is required. If the coroner determines the
remains to be Native American, the coroner shall contact the Native American
Heritage Commission (NAHC) within 24 hours, and the NAHC shall identify the
person or persons it believes to be the "most likely descendant" (MLD) of the
deceased Native American. The MLD may make recommendations to the
landowner or the person responsible for the excavation work, for means of
treating or disposing of, with appropriate dignity, the human remains and any
associated grave goods as provided in Public Resource Code Section 5097.98,
Environmental Issues.
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Environmental Evaluation
City of La Quinta
La Quinta—The Centre at Lo Quinta (APN 600-340-048) Project
Initial Study/Mitigated Negative Declaration
Less than
Significant
Potentially
Impact with
Less than
Significant
Mitigation
Significant
No
Environmental Issues
Impact
Incorporated
Impact
Impact
6. 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?
Refer to Division of Mines and Geology
Special Publication 42.
ii) Strong seismic ground shaking?
❑
❑
®
❑
iii) Seismic -related ground failure, including
❑
❑
®
❑
liquefaction?
iv) Landslides?
❑
❑
®
❑
b)
Result in substantial soil erosion or the loss of
❑
❑
®
❑
topsoil?
c)
Be located on a geologic 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 landslide, lateral spreading,
subsidence, liquefaction or collapse?
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?
e)
Have soils incapable of adequately supporting
❑
❑
❑
the use of septic tanks or alternative wastewater
disposal systems where sewers are not available
for the disposal of wastewater?
Environmental Setting
A geotechnical investigation was prepared for the project site by Sladden Engineering (2017) and is
included in Appendix H. Geotechnical investigations are intended to evaluate the engineering
properties of the subsurface materials, to evaluate their in -situ characteristics, and to provide
engineering recommendations and design criteria for sire preparation, foundation design, and the
design of various site improvements.
48
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La Quinta—The Centre at La Quinta (APN 600-340-048) Project
Initial Study/Mitigated Negative Declaration
Environmental Evaluation
Seismically induced ground rupture is defined as the physical displacement of surface deposits in
response to an earthquake's seismic waves. Ground rupture is most likely along active faults, and
typically occurs during earthquakes of magnitude 5.0 or higher. Ground rupture only affects the
area immediately adjacent to a fault.
The proposed project is located in the highly seismic Southern California region within the influence
of several fault systems that are considered to be active or potentially active. An active fault is
defined by the State of California as a "sufficiently active and well defined fault" that has exhibited
surface displacement within the Holocene epoch (about the last 11,000 years). A potentially active
fault is defined by the State as a fault with a history of movement within Pleistocene time (between
11,000 and 1.6 million years ago).
The site has been subjected to strong seismic shaking related to active faults that traverse through
the region. Some of the more significant seismic events near the subject site within recent times
include M6.0 North Palm Springs (1986), M6.1 Joshua Tree (1992), M7.3 Landers (1992), M6.2 Big
Bear (1992) and M7.1 Hector Mine (1999).
Table 8: Closest Known Active Faults
Fault Name
Distance (Km)
Maximum Event
San Andreas —Coachella
9.1
7.2*
San Andreas —Southern
9.1
7.2*
Burnt Mountain
28.1
6.5
Eureka Peak
29.6
6.4
San Andreas —San Bernardino
30.2
7.5*
San Jacinto—Anza
33.8
7.2
San Jacinto —Coyote Creek
34.4
6.8
Pinto Mountain
48.6
7.2
Note:
8.2 for multiple -segment rupture
The Alquist-Priolo Earthquake Fault Zoning Act was passed in 1972 to mitigate the hazard of surface
faulting to structures for human occupancy. The Act's main purpose is to prevent the construction of
buildings used for human occupancy on the surface trace of active faults. The Act requires the State
Geologist to establish regulatory zones, known as "Alquist-Priolo (AP) Earthquake Fault Zones," around
the surface traces of active faults and to issue appropriate maps. If an active fault is found, a
structure for human occupancy cannot be placed over the trace of the fault and must be set back
from the fault (typically 50 feet).
Liquefaction describes the behavior of soils that, when loaded, suddenly suffer a transition from a
solid state to a liquefied state, or having the consistency of a heavy liquid. Liquefaction can occur
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La Quinta—The Centre at La Quinta (APN 600-340-048) Project
Initial Study/Mitigated Negative Declaration
during vibratory conditions such as those induced by seismic event, under saturated conditions in
soils, such as sand, in which the strength is purely frictional. A low relative density and loose
consistency of the granular materials, shallow groundwater table, long duration, and high
acceleration of seismic shaking are some of the factors that can cause liquefaction. Presence of
predominately cohesive or fine-grained materials and/or absence of saturated conditions can
preclude liquefaction. Liquefaction hazards are usually manifested in the form of buoyancy forces
expected on structures during liquefaction, increase in lateral earth pressures due to liquefaction,
horizontal and vertical movements of structures resulting from lateral spreading, and post -
earthquake settlement of the liquefied materials.
Environmental Evaluation
Would the project:
a) Expose people or structures to potential substantial adverse effects, including the risk of loss,
injury or death involving:
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? Refer to Division of Mines and Geology Special Publication 42.
No impact. Surface rupture is expected to occur along pre-existing, known active fault traces.
However, surface rupture could potentially splay or step from known active faults or rupture along
unidentified traces. Based upon review of Rogers (1965), Jennings (1994), CDOC (2017), and RCPR
(2017), known faults are not mapped on or projecting towards the site. In addition, no signs of
active surface faulting were observed during Sladden Engineering's review of non -stereo digitized
photographs of the site and site vicinity (Google 2017). Finally, no signs of active surface fault
rupture or secondary seismic effects (lateral spreading, lurching, etc.) were identified on -site during
Sladden Engineering's field investigation. In addition, according to the City of La Quinta General Plan
EIR Faults and Historical Seismicity Map, the project site is not located within an Alquist-Priolo Special
Studies Zone. Therefore, risks associated with primary surface ground rupture should be considered
"low," and there would be no impact.
ii) Strong seismic ground shaking?
Less than significant impact. As with all areas of Southern California, the project would be subject
to strong ground shaking associated with seismic activity. The City of Quinta is located across the
boundary of the Colorado Desert and Peninsula Ranges Provinces that include low-lying basins,
northwest -trending valleys and mountain ranges.12 There are numerous earthquake -producing faults
in this region, including the San Andreas Fault Zone (including the San Gorgonio Pass Thrust Fault),
San Jacinto Fault Zone, Pinto Mountain Fault, faults in the Eastern California Shear Zone (including the
Burnt Mountain, Eureka Peak, and Pisgah -Bullion Mountain -Mesquite Lake faults), and the Elsinore
Fault. As stated in Impact 6a)i, the nearest fault to the project area is the San Andreas Fault, located
12
http://www.laquintaca.gov/home/showdocument?id=15858 La Quints General Plan EIR
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Initial Study/Mitigated Negative Declaration
Environmental Evaluation
approximately 6.44 miles to the northeast and capable of generating at least magnitude 6.7 (Richter
scale) earthquakes.
As previously addressed in Impact 6a)i, the project site is not located within an earthquake fault zone.
In addition, the project would involve all new structures and would be required to conform to the
seismic design parameters of the California Building Code (CBC). Compliance with the seismic
design parameters as outlined in the most recent CBC would ensure habitable structures are built to a
level such that they can withstand acceptable seismic risk and, therefore, would ensure that impacts
would be less than significant.
iii) Seismic -related ground failure, including liquefaction?
Less than significant impact. According to the City of La Quinta General Plan EIR Seismic Hazards
Map, the project area is not located within areas of high or moderate liquefaction susceptibility.
The project must comply with the most current California Building Code (CBC) in effect at the time
building permits are issued. A geotechnical investigation was prepared that fully identifies any site -
specific risk for liquefaction. The geotechnical report also outlines certain building
recommendations in accordance with the CBC. Grading recommendations will be provided in a final
report. As stated in the geotechnical investigation, according to the County of Riverside (RCPR
2017), the site is situated within a Moderate liquefaction zone. Based on Sladden Engineering's
review of groundwater levels in the site vicinity (> 50 feet bgs; Tyley 1974), risks associated with
liquefaction are considered negligible. Therefore, impacts would be less than significant.
iv) Landslides?
Less than significant impact. According to the geotechnical investigation prepared by Sladden
Engineering (2017), no signs of slope instability in the form of landslides, rock falls, earthflows or
slumps were observed at or near the subject site. The site is situated on relatively flat ground and
not immediately adjacent to any slopes or hillsides. As such, risks associated with slope instability
should be considered negligible. In addition, according to the City of La Quinta General Plan EIR
Seismic Hazards Map, the project area is not located within an earthquake- induced slope instability
zone, or in a liquefaction susceptibility zone. Therefore, project implementation would not expose
people or structures to potential substantial adverse effects involving landslides.
b) Result in substantial soil erosion or the loss of topsoil?
Less than significant impact. The project site is currently an undeveloped lot. Within the Project
area, there is a natural sand migration process called "blowsand" that has direct and indirect effects
on air quality. Blowsand produces particulate matter (PMlo) in two ways: (1) by direct particle
erosion and fragmentation as natural PMlo, and (2) by secondary effects, as sand deposits on road
surfaces.
During the construction phase of the project, the area may be exposed to soil erosion or the loss of
topsoil. However, the project would comply with SCAQMD fugitive dust regulations (Rules 403 and
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Initial Study/Mitigated Negative Declaration
403.1) and would prevent the loss of soil through wind or water erosion by implementing an
effective combination of erosion and sediment control and good housekeeping Best Management
Practices (BMPs). The project would be required to prepare a fugitive dust control plan to comply
with Rule 403.1,and La Quinta Municipal Code Section 6.16. The project would also be subject to
compliance with the National Pollutant Discharge Elimination System (NPDES) permitting process,
since 1 or more acres of soil would be disturbed. Prior to the issuance of preliminary or precise
grading permits, the project Applicant shall provide the City Engineer with evidence that a Notice of
Intent (NOI) has been filed with the State Water Resources Control Board (SWRCB). Such evidence
shall consist of a copy of the NOI stamped by the SWRCB or RWQCB, or a letter from either agency
stating that the NO1 has been filed. In addition, prior to the issuance of grading permits, the
Applicant shall prepare a SWPPP that complies with the Construction General Permit, and at a
minimum will include the following:
• Discuss in detail the BMPs planned for the project related to control of sediment and erosion,
non -sediment pollutants, and potential pollutants in non-stormwater discharges;
Describe post -construction BMPs for the project; the Applicant shall explain the maintenance
program for the project's BMPs.
• Lastly, the Applicant shall list the parties responsible for the SWPPP implementation and the
BMP maintenance during and after grading. The project Applicant shall implement the SWPPP
and modify the SWPPP as directed by the Construction General Permit.
Following compliance with SCAQMD fugitive dust rules and NPDES regulatory requirements, project
implementation would result in a less than significant impact involving soil erosion or the loss of
topsoil.
c) Be located on a geologic 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 landslide, lateral spreading, subsidence,
liquefaction or collapse?
Less than significant impact. According to the geotechnical investigation prepared by Sladden
Engineering (2017), no fissures or other surficial evidence of subsidence were observed at the
project site. With the exception of isolated tension zones typically manifested on the ground surface
as fissures and/or ground cracks, subsidence related to groundwater depletion is generally localized
with very little differential settlement over short distances, such as across individual buildings.
The CVWD has publicly acknowledged regional subsidence throughout the southern portion of the
Coachella Valley, and has indicated a commitment to groundwater replenishment programs that are
intended to limit future subsidence. At this time, subsidence is considered a regional problem
requiring regional mitigation not specific to the project. Following compliance with the City's
Building Regulations, the recommendations of the geotechnical investigations prepared for the
project and the 2016 CBC, project implementation would not expose people or structures to
potential substantial adverse effects involving unstable geologic units or soils. As described above,
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Initial Study/Mitigated Negative Declaration
Environmental Evaluation
the site is not expected to be subject to liquefaction or landslide. Thus, impacts would be less than
significant.
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?
Less than significant impact. Expansive soils contain significant amount of clay particles that swell
and shrink periodically when exposed to liquid and then dried. Generally, the soil on the project site
consists of silty sand (SM) and sandy silt (ML). Based on the results of Sladden Engineering's
laboratory testing (E12), the materials underlying the site are considered to have a "very low" to
"low" expansion potential. Impacts would be less than significant.
e) Have soils incapable of adequately supporting the use of septic tanks or alternative wastewater
disposal systems where sewers are not available for the disposal of wastewater?
No impact. The project does not propose the use of septic tanks. The sanitary sewage collection
and treatment system in the City is operated and maintained by the CVWD, which extends service
based upon approved designs and improvements constructed by the private developer. There is an
existing 18-inch sewer main in Adams Street and an existing 8-inch sewer line in Auto Center Drive
for the development to connect to. The residential uses on the project site will be served by 8-inch
sewer mains, and the hotel component will be served by a 6-inch sewer main. Therefore, no impacts
would occur.
Mitigation Measures
None.
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City of La Quints
La Quinta—The Centre at La Quinta (APN 600-340-048) Project
Initial Study/Mitigated Negative Declaration
Less than
Significant
Potentially Impact with Less than
Significant Mitigation Significant No
Environmental Issues Impact Incorporated Impact Impact
7. Greenhouse Gas Emissions
Would the project:
a) Generate greenhouse gas emissions, either ® ❑
directly or indirectly, that may have a significant
impact on the environment?
b) Conflict with any applicable plan, policy or ❑ ❑ ® ❑
regulation of an agency adopted for the purpose
of reducing the emissions of greenhouse gases?
Environmental Setting
In April 2008, the SCAQMD, in order to provide guidance to local lead agencies on determining the
significance of GHG emissions identified in CEQA documents, convened a "GHG CEQA Significance
Threshold Working Group." The goal of the working group is to develop and reach consensus on an
acceptable CEQA significance threshold for GHG emissions that would be utilized on an interim basis
until ARB (or some other state agency) develops statewide guidance on assessing the significance of
GHG emissions under CEQA.
Initially, SCAQMD staff presented the working group with a significance threshold that could be
applied to various types of projects —residential, non-residential, industrial, etc. However, the
threshold is still under development. In December 2008, staff presented the SCAQMD Governing
Board with a significance threshold for stationary source projects where it is the lead agency. This
threshold uses a tiered approach to determine a project's significance, with 10,000 metric tons of
carbon dioxide equivalent (MT COZe) as a screening numerical threshold for stationary sources.
More importantly, it should be noted that when setting the 10,000-MT COZe threshold, the SCAQMD
did not consider mobile sources (vehicular travel); rather, the threshold is based mainly on stationary
source generators such as boilers, refineries, power plants, etc. Therefore, it would be misleading to
apply a threshold that was developed without consideration for mobile sources to a project where
the majority of emissions are related to mobile sources. Thus, there is no SCAQMD threshold that
can be applied to this project.
In September 2010, the Working Group released additional revisions that consist of the following
recommended tiered approach:13
Tier 1 consists of evaluating whether or not the Project qualifies for applicable CEQA
exemptions.
13 Greenhouse Gas CEQA Significance Threshold Stakeholder Working Group Meeting #15. South Coast Air Quality Management
District. Diamond Bar 2010.
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Initial Study/Mitigated Negative Declaration
Environmental Evaluation
Tier 2 consists of determining whether or not a Project is consistent with a greenhouse gas
reduction plan. If a Project is consistent with a greenhouse gas reduction plan, it would not
have a significant impact.
• Tier 3 consists of screening values at the discretion of the lead agency; however they should
be consistent for all projects within its jurisdiction. Project -related construction emissions
should be amortized over 30 years and should be added back the Project's operational
emissions. The following thresholds are proposed for consideration:
- 3,000 MT CO2e per year for all land use types
or
- 3,500 MT CO2e per year for residential; 1,400 MT CO2e per year for commercial; or 3,000 MT
CO2e per year for mixed -use projects
o Tier 4 has the following options:
- Option 1: Reduce emissions from business as usual by a certain percentage (currently
undefined)
- Option 2: Early implementation of applicable AB 32 Scoping Plan measures
- Option 3: A project -level efficiency target of 4.8 MT CO2e per service population as a 2020
target and 3.0 MT CO2e per service population as a 2035 target. The recommended plan -
level target for 2020 is 6.6 MT CO2e and the plan level target for 2035 is 4.1 MT CO2e
Tier 5 involves mitigation offsets to achieve target significance thresholds.
Environmental Evaluation
Would the project:
a) Generate greenhouse gas emissions, either directly or indirectly, that may have a significant
impact on the environment?
Less than significant impact. The City of La Quinta has not adopted its own numeric threshold of
significance for determining impacts with respect to greenhouse gas (GHG) emissions. A screening
threshold of 4.8 MT CO2 per service population per year is used to determine whether a significant
impact would occur. The project would be required to comply with the community -wide
greenhouse gas reduction measures and programs for new development included in the City of La
Quinta's Greenhouse Gas Reduction Plan. This approach is a widely accepted screening threshold
used by numerous cities in the South Coast Air Basin and is based on the SCAQMD staff's proposed
GHG screening threshold for stationary source emissions for non -industrial projects, as described in
the SCAQMD's Interim CEQA GHG Significance Threshold for Stationary Sources, Rules and Plans
(SCAQMD Interim GHG Threshold). The SCAQMD Interim GHG Threshold identifies a screening
threshold to determine whether additional analysis is required.14 The project's estimated GHG
emissions are shown in Table 9.
14 South Coast Air Quality Management District. Interim CEQA GHG Significance Threshold for Stationary Sources, Rules and Plans.
http://www.aqmd.gov/hb/2008/December/081231a.htm.
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Environmental Evaluation
City of La Quinta
La Quinta—The Centre at La Quinta (APN 600-340-048) Project
Initial Study/Mitigated Negative Declaration
Table 9: Total Project Year 2019 Greenhouse Gas Emissions
Emission Source
Annual construction -related
emissions amortized over 30 years
Area
Energy
Mobile Sources
Waste
Water Usage
Total CO2E (All Sources)
Service Population
Total CO2e/Service Population
SCAQMD Threshold (Service Population)
Significant?
Source: Urban Crossroads, 2017.
Emissions (metric tons per year)
CO2
CH4
Total CO2e
24.86
4.47E-03
-
24.98
113.16
5.00E-02
2.23E-03
151.11
938.79
0.03
1.00E-02
942.73
2,476.367
0.17
2,481.02
50.10
2.96
—
124.11
81.74
0.43
1.00E-02
95.66
3,783.61
1,234
3.07
4.8
NO
As shown on Table 9, the project would result in 3.07 MT CO2e per service population per year
compared to the SCAQMD Tier 4 threshold of 4.8 MT CO2e per service population per year and thus
would not exceed the SCAQMD screening threshold. As such, project -related emissions would not
have a potential significant direct or indirect impact on GHG and climate change.
b) Conflict with any applicable plan, policy or regulation of an agency adopted for the purpose of
reducing the emissions of greenhouse gases?
Less than significant impact. La Quinta is committed to reducing GHG emissions within its
jurisdiction and prepared a Greenhouse Gas Reduction Plan as a first step towards achieving the AB
32 goal. The City of La Quinta issued a draft version of Greenhouse Gas Emission Reduction Plan in
July 2012, which was subsequently adopted in February 2013 as part of the 2035 General Plan
update.15 The City has developed a GHG emissions inventory which establishes 2005 as the baseline
year and projects future year emissions based on 2005 emission levels. La Quinta has set forth
reduction targets consistent with AB 32 and aims to reduce CO2e emissions to 10 percent below 2005
levels by 2020 and 28 percent below 2005 by 2035.
15 City of La Quinta GHG Reduction Plan. July 2012. http://www.laquintaca.gov/home/showdocument?id=15955:
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Environmental Evaluation
The project's year 2005 baseline emissions were compared with the project's year 2035 emissions,
as shown in Table 10. The summary of baseline emissions in Table 10 includes the construction -
related GHG emissions as calculated for opening year. The proposed project's emissions for the
baseline year would be 4,339.17 MT CO2e per year and the project's 2035 emissions would be 3,001
MT COZe per year. This yields a reduction of approximately 30.84 percent, which satisfies the City's
GHG Reduction Plan target of a 28 percent reduction. As such, the project is considered consistent
with the City of La Quinta GHG Reduction Plan.
Table 10: 2005 BAU vs. 2035 Project Greenhouse Gas Emissions
COZe Emissions Levels by Year (metric tons per year)
Emission Source
2005 BAU
2035 Project
Annual Construction -related emissions
24.98
24.98
amortized over 30 years
Area
115.14
122.33
Energy Use
1,129.05
942.73
Mobile Sources
2,850.23
1,691.09
Waste
124.11
124.11
Water Usage
95.66
95.66
Tota 1
4,339.17
3,000.90
Reduction over BAU
30.84%
Project Minimum Improvement
28.0%
Meets Requirement?
YES
Consistency with AB 32
AB 32 requires California to reduce its GHG emissions by approximately 28.5 percent when compared
to GHG emissions produced under a Business as Usual scenario.16 ARB identified reduction measures
to achieve this goal as set forth in the ARB Scoping Plan. Thus, projects that are consistent with the
ARB Scoping Plan are also consistent with the 28.5 percent reduction below business as usual
required by AB 32.
The ARB Scoping Plan recommendations serve as statewide measures to reduce GHG emissions
levels. The Project would be consistent with the applicable measures established in the Scoping
Plan, as shown in Table 11.
16 Assembly Bill 32: Global Warming Solutions Act. [Online] 2006. [Cited: November 13, 2013.] Website: http://www.arb.ca.gov/cc
/ab32/ab32.htm.
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Table 11: Project Consistency with Scoping Plan Greenhouse Gas Emission Reduction
Number Scoping Plan Measure
T-1 Pavley Motor Vehicle Standards
(AB 1493)
H-4 Limit High GWP Use in Consumer
Products
H-1 Motor Vehicle Air Conditioning
Systems —Reduction from Non -
Professional Servicing
Remarks
Residents and employees would purchase vehicles
in compliance with then -current ARB vehicle
standards.
Residents and employees would use consumer
products that would comply with then -existing
regulations.
This specific measure is beyond the purview of any
individual project. Notwithstanding, it is
reasonably expected that residents and employees
would follow the law and not perform prohibited
air conditioning repairs and would instead use
professional servicing, as needed.
T-4 Tire Pressure Program Motor vehicles driven by residents and employees
would maintain proper tire pressure when vehicles
are serviced.
T-2 Low Carbon Fuel Standard Motor vehicles driven by residents and employees
would use fuels that are compliant with existing
standards.
W-1 Water Use Efficiency Development proposals within the project site would
implement measures to minimize water use and
maximize efficiency as required by the California
Water Conservation in Landscaping Act of 2006
(AB1881), which requires the City to adopt the
Department of Water Resources updated Water
Efficient Landscape Ordinance. These requirements
would apply to the Project.
GB-1 Green Buildings Development within the project site would be
constructed in compliance with existing state or
local green building standards.
H-5 Air Conditioning Refrigerant Leak Motor vehicles driven by residents and employees
Test During Vehicle Smog Check would comply with the leak test requirements
during smog checks.
E-1 Energy Efficiency Measures
(Electricity)
CR-1 Energy Efficiency (Natural Gas)
GB-1 Greening New Residential and
Commercial Construction
The project would comply with existing electrical
energy efficiency standards.
Development within the project site would comply
with existing natural gas energy efficiency
standards.
Development proposals within the project site
would comply with existing green building
standards.
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City of La Quinta
La Quinta—The Centre at La Quinta (APN 600-340-048) Project
Initial Study/Mitigated Negative Declaration
Consistency with SB 32
Environmental Evaluation
Senate Bill 32 (SB 32) requires the State to reduce statewide greenhouse gas emissions to 40 percent
below 1990 levels by 2030, a reduction target that was first introduced in Executive Order B-30-15.
The new legislation builds upon the AB 32 goal of 1990 levels by 2020 and provides an intermediate
goal to achieving Executive Order S-3-05, which sets a statewide greenhouse gas reduction target of
80 percent below 1990 levels by 2050.1718
According to research conducted by the Lawrence Berkeley National Laboratory and supported by
the ARB, California, under its existing and proposed GHG reduction policies, is on track to meet the
2020 reduction targets under AB 32 and could achieve the 2030 goals under SB 32.19
The project applicant would not interfere with any future City -mandated, state -mandated, or
federally mandated retrofit obligations enacted or promulgated to legally require development
citywide, statewide, or nationwide to assist in meeting state -adopted greenhouse gas emissions
reduction targets, including that established under Executive Order S-3-05, Executive Order B-30-15,
or SB 32.
The project would not interfere with the State's implementation of (i) Executive Order B-30-15 and
SB 32's target of reducing statewide GHG emissions to 40 percent below 1990 levels by 2030 or (ii)
Executive Order S-3-05's target of reducing statewide GHG emissions to 80 percent below 1990
levels by 2050 because it would not interfere with the State's implementation of GHG reduction
plans described in the ARB's Updated Scoping Plan, including providing for 12,000 megawatts of
renewable distributed generation by 2020, the California Building Commission mandating net zero
energy homes in the building code after 2020, or existing building retrofits under AB 758. Therefore,
the project's impacts on greenhouse gas emissions in the 2030 and 2050 horizon years would be less
than significant.
Mitigation Measures
None.
Policy Matters Journal: A Student Publication from the Goldman School of Public Policy. New California Emissions Targets Spell Next
Step in the State's Fight against Climate Change. [Online] September 1, 2016. http://www.policymattersjournal.org/sb32.html.
19 Senate Bill No. 32. [Online] September 8, 2016. https://Ieginfo.legislature.ca.gov/faces/bilINavClient.xhtml?bill_id=201520160SB32
19 Lawrence Berkeley National Laboratory. California's Policies Can Significantly Cut Greenhouse Gas Emissions through 2030.
Lawrence Berkeley National Laboratory. [Online] January 22, 2015. http://newscenter.lbi.gov/2015/01/22/californias-policies-can-
significantly cut -greenhouse -gas- emissions-2030/.
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Environmental Evaluation
Environmental Issues
8. 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?
b) Create a significant hazard to the public or the
environment through reasonably foreseeable
upset and accident conditions involving the
release of hazardous materials into the
environment?
c) Emit hazardous emissions or handle hazardous
or acutely hazardous materials, substances, or
waste within one -quarter mile of an existing or
proposed school?
d) Be located on a site which is included on a list of
hazardous materials sites compiled pursuant to
Government Code Section 65962.5 and, as a
result, would it create a significant hazard to the
public or the environment?
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?
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?
g) Impair implementation of or physically interfere
with an adopted emergency response plan or
emergency evacuation plan?
h) Expose people or structures to a significant risk
of loss, injury or death involving wildland fires,
including where wildlands are adjacent to
urbanized areas or where residences are
intermixed with wildlands?
City of La Quinta
La Quinta—The Centre at Lo Quints (APN 600-340-048) Project
Initial Study/Mitigated Negative Declaration
Less than
Significant
Potentially Impact with Less than
Significant Mitigation Significant No
Impact Incorporated Impact Impact
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Environmental Setting
A Phase I ESA was prepared for the project site by EEI Geotechnical & Environmental Solutions
(2016), and is included in Appendix C. Phase I HAS are intended to identify potential environmental
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City of La Quinta
La Quinta—The Centre at La Quinta (APN 600-340-048) Project
Initial Study/Mitigated Negative Declaration
Environmental Evaluation
liabilities associated with the presence of hazardous materials, their use, storage, and disposal on
and in the vicinity of a property, as well as any previous regulatory noncompliance that may have
occurred on a property. The goal of a Phase I ESA is to identify the presence or likely presence of any
hazardous substances or petroleum products on a property that may indicate an existing release, a
past release, or a material threat of a release of any hazardous substance or petroleum product into
the soil, groundwater, or surface water of the property. The ESA was prepared in accordance with
the American Society of Testing and Materials (ASTM) standard practice ASTM 1527-13 standard.
A hazardous material is any item or agent (biological, chemical, radiological, and/or physical), which
has the potential to cause harm to humans, animals, or the environment, either by itself or through
interaction with other factors. There are also hazardous materials found in common household
items such as repellants, detergents, aerosols, etc.
The federal government, state government, and local authorities help regulate the uses and
transportation of many hazardous materials. Some agencies applicable to the project include the
United States Environmental Protection Agency (EPA); the federal Comprehensive Environmental
Response, Compensation and Liability Act (CERCLA); the California Department of Toxic Substances
(DTSC); Resources Conservation and Recovery Act (RCRA); and the Cortese List (California
Government Code Section 65962.5). The State of California also uses hazardous materials
databases, such as GeoTracker and EnviroStor, to help map out active and closed hazardous waste
sites. According to GeoTracker and EnviroStor, there are numerous hazardous waste materials sites
within one mile of the project but all are closed. The project site itself is not located on a hazardous
waste materials site.
Environmental Evaluation
Would the project -
a) Create a significant hazard to the public or the environment through the routine transport, use,
or disposal of hazardous materials?
Less than significant impact. The project would involve the routine transport, use, and disposal of
hazardous materials throughout the construction phase. Potential hazardous materials transported,
used, or disposed of during project construction would be limited to commonly used substances
such as gasoline, diesel, oil, grease, mechanical fluids, paints, and cleaning solvents. To mitigate the
potential for hazardous material impacts, the project would be required to comply with all applicable
local, state, and federal regulations governing hazardous materials. Compliance with these
regulations would ensure that hazardous material wastes generated during the construction process
are disposed of properly by qualified professionals. Therefore, short-term, construction -related
impacts would be less than significant.
Once operational, the proposed project would result in the on -site use of common types of
hazardous materials, such as cleaning and degreasing solvents, fertilizers, pesticides, and other
materials used in the regular maintenance and landscaping of residential and hotel developments.
Residential and commercial hotel uses are required to comply with existing hazardous materials
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Environmental Evaluation
City of La Quinta
La Quinta—The Centre at La Quinta (APN 600-340-048) Project
Initial Study/Mitigated Negative Declaration
regulations, and verification of compliance would be monitored by County and State agencies (such
as the Riverside County Department of Environmental Health, Occupational Safety and Health
Administration in the workplace or Department of Toxic Substances Control for hazardous waste).
These potentially hazardous materials would not be of a type or occur in sufficient quantities to pose
a significant hazard to the public and safety or the environment.
The City of La Quinta adopted the California Fire Code, and regularly updates it, for the purpose of
prescribing regulations governing conditions hazardous to life and property from hazardous
materials or explosions (as well as fire). Compliance with existing safety standards related to the
handling, use, and storage of hazardous materials, and compliance with the safety procedures
mandated by applicable federal, state, and local laws and regulations (e.g., La Quinta Municipal Code
([LQMC]) Chapter 8.08, the Resource Conservation and Recovery Act, California Hazardous Waste
Control Law, and principles prescribed by the California Department of Health Services, Centers for
Disease Control and Prevention, and National Institute of Health) would be required by the City of La
Quinta and the respective agencies with enforcement authority.
For these reasons, hazardous materials used during project operation would not pose any
substantial public health or safety hazards related to hazardous materials. The project would also
comply with all existing regulations and procedures, including the Department of Transportation
provisions regulating the transport of hazardous materials, would minimize risks to the maximum
extent practicable. Therefore, project implementation would result in less than significant impacts.
b) Create a significant hazard to the public or the environment through reasonably foreseeable upset
and accident conditions involving the release of hazardous materials into the environment?
Less than significant impact. The proposed project includes the construction of 131 single-family
residential units and a 125-room hotel. Based on the nature and quantity of the hazardous materials
that would be used and stored during construction (e.g., diesel -fueled equipment, asphalt), and
operation (e.g., household cleaners) of the project, it is unlikely that upset and accident conditions
involving the release of hazardous materials into the environment would occur because the project
would be required to comply with applicable laws. As indicated in Impact 8a) above, all hazardous
materials would be handled in accordance with applicable laws.
Asbestos -containing materials and lead -based paint are usually found in buildings constructed prior
to 1978. Since the project site has been historically undeveloped, the presence of asbestos -
containing materials or lead -based paint is not anticipated. In addition, EEI Geotechnical &
Environmental Solutions preformed a Phase I ESA, which revealed no evidence of a Recognized
Environmental Condition in connection with the subject property.
Compliance with the established regulations would ensure that the project would not create a
significant hazard to the public or the environment through reasonably foreseeable upset and
accident conditions involving the release of hazardous materials into the environment. Therefore,
the project would have a less than significant related impact.
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La Quinta—The Centre at La Quinta (APN 600-340-048) Project
Initial Study/Mitigated Negative Declaration
Environmental Evaluation
c) Emit hazardous emissions or handle hazardous or acutely hazardous materials, substances, or
waste within one -quarter mile of an existing or proposed school?
No impact. The project site is not located within 0.25 mile of an existing or proposed school. The
nearest school is La Quinta High School, located approximately 0.54 mile northeast of the project site.
The next closest school is Amelia Earhart Elementary School, which is located approximately1.03 miles
northeast of the project site. Then follows John Glenn Middle School, located approximately 1.08
miles northeast of the project site. Because of the nature of the project, it is not anticipated that
the future buildings would emit hazardous emissions or handle hazardous or acutely hazardous
materials, substances, or waste in reportable quantities. Therefore, project implementation would
result in less than significant impacts involving hazardous emissions or handling hazardous or acutely
hazardous materials, substances, or waste within 0.25 mile of an existing or proposed school.
d) Be located on a site which is included on a list of hazardous materials sites compiled pursuant to
Government Code Section 65962.5 and, as a result, would it create a significant hazard to the
public or the environment?
No impact. The California Department of Toxic Substances Control compiles a list, most commonly
known as a Cortese List, of known sites containing hazardous materials. The project site is not listed
as a known site containing hazardous materials; therefore, no impacts would occur.
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?
No impact. The project site is located approximately 2.77 miles southwest of the Bermuda Dunes
Airport and approximately 8.35 miles northwest of the Jacqueline Cochran Regional Airport. The
project site is not located within an airport land use plan. Therefore, the project will not result in a
safety hazard for people residing or working in the project area.
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?
No impact. The project area is not located within the vicinity of a private airstrip that would result in
a safety hazard for people residing or working in the project area. No impact is expected.
g) Impair implementation of or physically interfere with an adopted emergency response plan or
emergency evacuation plan?
Less than significant impact. The City currently contracts with Riverside County Fire Department for
emergency services, and the City's Emergency Services Division is responsible for preparing the
community for natural and manmade disasters and emergencies. The City is also involved in the
Community Emergency Response Team (CERT) program. The CERT Program educates people about
disaster preparedness for hazards that may impact their area, and trains them in basic disaster
response skills such as fire safety, light search and rescue, team organization, and disaster medical
operations. New residents of the project may allow for more volunteers for groups such as CERT.
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Environmental Evaluation
City of La Quinta
La Quints —The Centre at La Quinta (APN 600-340-048) Project
Initial Study/Mitigated Negative Declaration
The City prepared an Emergency Operations Plan to address emergency response, and has instituted
the Code RED notification system to help notify the public, through telephone calls, about
emergencies such as water contamination, evacuation notices, wildfires, bomb threats, hazardous
spills, and other emergency situations.20 An emergency operations center (EOC) is the base of
operation during emergency situations and is considered a critical facility. The La Quinta Civic Center
building has been designated the City's primary EOC. The Riverside County Administrative Centers in
Riverside and Indio, which have been designated the County's EOCs, and the County's mobile EOC
may also be employed to provide assistance during an emergency. The proposed project would not
impair the operation of EOCs or physically interfere with the emergency response plan. As such, the
proposed project is expected to have a less than significant effect with an adopted emergency
response plans or emergency evacuation plans.
h) Expose people or structures to a significant risk of loss, injury or death involving wildland fires,
including where wildlands are adjacent to urbanized areas or where residences are intermixed
with wildlands?
No impact. The project site is located within an urban area and not adjacent to wildlands. In
addition, according to the CAL FIRE Riverside County Fire Hazard Severity Zone Map, the project site
is not located within a Very High Fire Hazard Severity Zone. Therefore, project implementation
would not expose people or structures to a significant risk involving wild land fires.
Mitigation Measures
None.
20 http://www.laquintaca.gov/home/showdocument?id=12446.
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City of La Quints
La Quinta—The Centre at La Quinta (APN 600-340-048) Project
Initial Study/Mitigated Negative Declaration
Environmental Issues
9. Hydrology and Water Quality
Would the project:
a) Violate any water quality standards or waste
discharge requirements?
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 (e.g., 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?
c) Substantially alter the existing drainage pattern of
area, including through the alteration of the
course of a stream or river, in a manner which
would result in substantial erosion or siltation on -
or off -site?
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?
e) Create or contribute runoff water which would
exceed the capacity of existing or planned
stormwater drainage systems or provide
substantial additional sources of polluted runoff?
f) Otherwise substantially degrade water quality?
g) Place housing within a 100-year flood hazard area
as mapped on a federal Flood Hazard Boundary or
Flood Insurance Rate Map or other flood hazard
delineation map?
h) Place within a 100-year flood hazard area
structures which would impede or redirect flood
flows?
i) Expose people or structures to a significant risk of
loss, injury or death involving flooding, including
flooding as a result of the failure of a levee or
dam?
j) Inundation by seiche, tsunami, or mudflow?
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Environmental Evaluation
Less than
Significant
Potentially Impact with Less than
Significant Mitigation Significant No
Impact Incorporated Impact Impact
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Environmental Evaluation
Environmental Setting
Domestic Water Resources
City of La Quinta
La Quinta—The Centre at La Quints (APN 600-340-048) Project
Initial Study/Mitigated Negative Declaration
CVWD provides domestic and irrigation water to the City and its Sphere of Influence. CVWD uses
wells to extract groundwater, which naturally recharge from runoff from the mountains, as well as
from CVWD groundwater recharge ponds located in the western Valley and south of the City in
Martinez Canyon. The City and CVWD have implemented a number of conservation programs in
recent years which have reduced consumption of domestic water. The City has also implemented
water conservation measures in landscaping maintenance. Chapter 8.13 of the Municipal Code,
Water Efficient Landscaping, provides detailed requirements for water conservation in landscaping of
new and existing projects. In addition, California Green Building Code requirements provide for the
use of water -efficient fixtures in new homes or businesses, or those which are undergoing major
remodeling. These requirements extend to water features, fountains and lakes within projects,
which can be a significant source of water loss, particularly due to the evaporation which occurs in
the City's desert environment.
Whitewater River Sub -basin
The Coachella Valley is underlain by a substantial subsurface groundwater basin, or aquifer, in which
groundwater has accumulated over millions of years, primarily from runoff from surrounding
mountains. The aquifer is naturally subdivided by fault barriers into sub -basins, which are further
divided into subareas. Most of the Coachella Valley, including the City of La Quinta, is underlain by
the Whitewater River Sub -basin. It extends from Palm Springs to the Salton Sea, and is subdivided
into a number of subareas. Water in the aquifer flows from the northwest to the southeast. The
Lower Thermal subarea occurs under the City, and provides it with its primary source of domestic
water. The subarea's water supply occurs at depths of 300 to 600 feet below the surface, and may
extend to a depth of 1,000 feet. The Upper and Lower Thermal subareas together are estimated to
contain 19.4 million acre-feet of water (1 acre-foot is equal to 325,851 gallons). Continued growth in
the City and the region has resulted in an increased demand for domestic water. As a result, CVWD
extracts more water from the Lower Thermal subarea than is naturally recharged into it every year —
a condition known as overdraft. In April 2016, CVWD released the 2016/2017 Engineer's Report on
Water Supply and Replenishment Assessment. The report concluded that the total outflow for the
East Whitewater River Sub -basin in 2015 was 172,200 acre-feet, including total groundwater
production, subsurface drainage outflow, and evapotranspiration. In 2015, total inflow for the East
Whitewater River Sub -basin was 199,100 acre-feet, including natural inflow, non -consumptive
return, and water replenished by CVWD at replenishment facilities. The annual balance is the total
inflow less the total outflow for a gain of 26,900 acre-feet of water in storage in the sub -basin in
2015.
Water Quality
The Coachella Valley has generally good to excellent water quality, except where water tables in the
Sub -basin are perched or semi -perched and groundwater contains high concentrations of dissolved
solids. During seasonal rain events, stormwater—which travels over built surfaces such as parking
lots and building rooftops —has the potential to be contaminated by oils, solvents, and chemicals.
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City of La Quinta
La Quinta—The Centre at La Quints (APN 600-340-048) Project
Initial Study/Mitigated Negative Declaration
Environmental Evaluation
The City implements the requirements of the NPDES to assure that stormwaters are protected from
pollutants. Groundwater quality may also be affected by long-term discharge associated with septic
systems. These impacts are not anticipated because the project will be required to connect to sewer
facilities operated by CVWD.
Project impacts related to water quality could occur over three different periods: during the
earthwork and construction phase, when the potential for erosion, siltation, and sedimentation
would be the greatest; following construction, before the establishment of ground cover, when the
erosion potential may remain relatively high; and lastly, after project completion, when impacts
related to sedimentation would decrease markedly, but those associated with urban runoff would
remain similar to existing conditions.
National Pollutant Discharge Elimination System
In Section 402 of the Clean Water Act, the EPA has established regulations under the NPDES program
to control direct stormwater discharges from construction activities disturbing 1 acre or more of
land. In California, the SWRCB administers the NPDES permitting program and is responsible for
developing NPDES permitting requirements. The NPDES program regulates industrial pollutant
discharges, which include construction activities. The SWRCB works in coordination with the
RWQCBs to preserve, protect, enhance, and restore water quality. The City is within the jurisdiction
of the Colorado River RWQCB.
Short-term Construction
Dischargers whose projects disturb 1 or more acres of soil (or whose projects disturb less than 1 acre
but are part of a larger common plan of development that in total disturbs 1 or more acres), are
required to obtain coverage under the General Permit for Discharges of Storm Water Associated with
Construction Activity Construction General Permit Order 2009-0009-DWQ.
Construction activity subject to this permit includes clearing, grading, and disturbances to the
ground, such as stockpiling or excavation, but does not include regular maintenance activities
performed to restore the original line, grade, or capacity of the facility. To obtain coverage for
discharges under the General Construction Permit, dischargers are required to electronically file the
Permit Registration Documents (PRDs)—which include an NOI, a Storm Water Pollution Prevention
Plan (SWPPP), and other compliance -related documents required by the General Permit.
Long -Term Operations
The Municipal Storm Water Permitting Program regulates stormwater discharges from municipal
separate storm sewer (drain) systems (MS4s). The MS4 permits require the discharger to develop
and implement a Storm Water Management Plan/Program with the goal of reducing the discharge of
pollutants to the maximum extent practicable (MEP). MEP is the performance standard specified in
Section 402(p) of the Clean Water Act. The management programs specify what BMPs will be used
to address certain program areas.
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Environmental Evaluation
City of La Quinta
La Quinta—The Centre at La Quinta (APN 600-340-048) Project
Initial Study/Mitigated Negative Declaration
The Riverside County Flood Control and Water Conservation District, the County of Riverside, and
the City of La Quinta, along with nine other incorporated cities therein (Permittees) discharge
pollutants from their MS4s. Stormwater and non-stormwater enter and are conveyed through the
MS4s and are discharged to surface water bodies. These discharges are regulated under waste
discharge requirements contained in Order No. 117-2013-0011, Waste Discharge Requirements for
the County of Riverside, Riverside County Flood Control and Water Conservation District, and the
incorporated cities of Riverside County within the Whitewater River Basin, which was approved on
June 20,2013 (Order No. 117-2013-0011, which also serves as NPDES permit no. CAS617002).
The permit requires the development and implementation of a program addressing stormwater
pollution issues in development planning for private projects. The primary objectives of the
municipal stormwater program requirements are to (1) effectively prohibit non-stormwater
discharges, and (2) reduce the discharge of pollutants from stormwater conveyance systems to the
MEP statutory standard. The Whitewater River Region Water Quality Management Plan (WQMP)
Guidance Document was developed as part of the municipal stormwater program to address
stormwater pollution from new development and redevelopment by the private sector. This WQMP
contains a list of the minimum required BMPs that must be employed for a designated project. The
Permittees are required to adopt the document's requirements in their own water quality
regulations. Developers must incorporate appropriate WQMP requirements into their project plans.
Each Permittee must approve the project plan as part of their development plan approval process
and prior to issuing Grading and Building Permits for projects covered by the model WQMP
requirements.
The WQMP Guidance document describes the process for preparing Conceptual or Preliminary
WQMPs and final project WQMPs for certain new development and significant redevelopment
projects called "Priority Projects." A project is considered a Priority Project if it results in new
development that creates home subdivisions with 10 or more housing units. As the project would
be considered a priority project, the project applicant will be required to submit to the local land use
authority a drainage study report prepared by a civil engineer registered in the State of California
with experience in water resources management. As noted above, the project would be undertaken
in accordance with the La Quinta Drainage Area Management Plan (DAMP). Prior to issuance of a
Grading or Building Permit for the project, the Public Works Department and Planning Department
would review the project plans and impose terms, conditions, and requirements on the project, as
needed.
Environmental Evaluation
This section evaluates potential effects on Hydrology and Water Quality that may result from project
implementation. Descriptions and analysis in this section are based on information from the La
Quinta General Plan, La Quinta Municipal Code, the Project Specific Water Quality Management Plan
(Appendix F), and the Preliminary Drainage Study for the project (Appendix F).
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La Quinta—The Centre at La Quints (APN 600-340-048) Project
Initial StudylMitigated Negative Declaration
Would the project:
a) Violate any water quality standards or waste discharge requirements?
Environmental Evaluation
Less than significant impact. Construction activities related to the project could expose soils to
erosion from rainfall, runoff, and wind. Wind erosion could result in the generation of fugitive dust,
which is addressed in Section 3.3, Air Quality. Erosion from rainfall and runoff is more problematic
because pollutants from heavy equipment or construction related materials, such as diesel, gasoline,
oils, grease, solvents, lubricants, or other petroleum products could mix with the water and run
off -site.
The project would disturb 1 or more acres and thus would be required to obtain coverage under the
Statewide Construction General Permit and prepare a SWPPP, pursuant to Chapter 8.70: Surface
Water Management and Discharge Controls, of the LQMC. The SWPPP is required to list BMPs the
discharger will use to protect stormwater runoff and the placement of those BMPs.
Additionally, pursuant to LQMC Section Chapter 8.70: Surface Water Management and Discharge
Controls, all new development and significant redevelopment within the City must be undertaken in
accordance with the La Quinta DAMP, including but not limited to the Development Project
Guidance; and any conditions and requirements established by the Planning Commission, which are
reasonably related to the reduction or elimination of pollutants in stormwater runoff from the project
site. Prior to the City's issuance of a Grading or Building Permit for the project, the Public Works and
Planning Divisions would review the plans and impose terms, conditions, and requirements, as
needed, in accordance with LQMC Chapter 8.70. Additionally, the City enforces its Master Plan of
Drainage, and LQMC Title 13 Chapter 24Section 120: Drainage, addresses drainage protocols within
the City during construction of new projects.
Overall, the project would be subject to compliance with the and LQMC and LA Quinta DAMP. A
WQMP has been prepared for the project by MDS Consulting, dated July 2017, and is included as
Appendix F. The WQMP states that the project will be required to retain Urban Runoff on -site in
conformance with local ordinance. Furthermore, the WQMP includes BMP-related source control,
operations and maintenance. Adherence to the BMPs identified in the WQMP as well as compliance
with NPDES, DAMP, and the LQMC requirements would ensure that the long-term project -related
impacts to water quality would be less than significant.
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 (e.g., 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?
Less than significant impact. In compliance with legislative requirements, CVWD has prepared its
2015 Urban Water Management Plan (UWMP). The UWMP provides information on the present and
future water resources and demands, and assesses CVWD's water resource needs. The UWMP also
accounts for new growth and development that is expected to occur within the La Quinta Planning
Area. According to the UWMP Figure 3-1, Coachella Valley Water Agencies Boundaries, CVWD
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Environmental Evaluation
City of La Quinta
La Quinta—The Centre at La Quinta (APN 600-340-048) Project
Initial Study/Mitigated Negative Declaration
supplies water to the project site. Water supplies that serve the existing La Quinta PA are derived
from groundwater in storage and imported Colorado River water and State Water Project exchange
water. All urban water demands are currently met through groundwater supplies. New water
demands generated by proposed development in the project area will be met through a
combination of groundwater, imported supplies, and reclaimed water. CVWD expects to have
sufficient water supplies to serve development in the La Quinta PA, including the project area,
through 2035 and beyond by utilizing a combination of water supply sources and treating surface
water supplies to potable quality standards. CVWD projects that, in 2035, the urban water demand
total of 242,700 acre-feet per year will be supplied by 53 percent groundwater, 20 percent treated
Colorado River Water, 22 percent untreated Colorado River Water, and 4 percent desalinated
agricultural drain water.
The water supply study prepared for the City General Plan states that the average per capita water
demand for the CVWD Service Area was approximately 482 gallons per capita per day (gpcd) for
2010 and is projected to be 423 gpcd for 2035. The 2015 CVWD Urban Water Management Plan
(UWMP) states that the 2010 per capita water demand for the La Quinta PA is approximately 473
gallons per day and is projected to be 361 gpcd in 2035. As such, the water demand estimates for
the La Quinta PA for 2010 and 2035 are 2 percent and 15 percent more efficient compared to the
CVWD estimates. As such, water demands generated by the General Plan PA, including the project
area, are fully captured and accounted for within the CVWD UWMP projections. As of completion of
the UWMP in 2016, the per capita use is already 19 percent lower than the 2020 target of 473
gallons of water used per capita. However, as the project includes a zone change to allow for
residential development, the project would result in a higher water demand than a commercial
project permitted under the Regional Commercial zone.
Water will be necessary for the proposed project during both the construction and operational
phases. In the short-term, on -site water will be required during site grading as part of the dust
mitigation program. Over the long-term, annual water consumption will be that required by the 131
residential units and hotel development. The project would generate approximately 341 new
residents from the 131 single-family residential units (according to the United States Census Bureau
of 2.6 persons per household). To conservatively estimate the water demand of the residential
portion of the project, the 473 gpcd water demand from the UWMP is used. The water demand of
the residential component of the project is expected to be 58,871,945 gallons, or 180.7 acre-feet per
year (473 gpcd x 341 persons x 365 days/year = 58,871,945 gallons/year).
The CVWD UWMP states that the visitor population also makes use of the Valley's hotel/motel/time-
share resorts as well as mobile home parks. These properties use water year-round for irrigation
even when not occupied during the summer months. Per capita water use calculations consider only
the permanent population but include all water uses, leading to higher gpcd estimates. For the
CVWD service area, commercial use includes businesses, commercial properties, restaurants, hotels
and motels. According to the CVWD UWMP, the demand for potable and raw water for commercial
uses is projected at 6,400 acre-feet for 2020. Most existing and all new commercial customers are
required to have separate landscape irrigation services. Commercial water use makes up about 6
percent of water use and 1 percent of connections. For reference purposes, the United States
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La Quinta—The Centre at La Quinta (APN 600-340-048) Project
Initial Study/Mitigated Negative Declaration
Environmental Evaluation
Environmental Protection Agency Water Use Tracking brochure estimates median water use for hotel
development at 102 gallons per room per day. The project includes the construction of a 125-room
hotel. As a result, the hotel development is expected to have a water usage of 14.28 acre-feet per
year (102 x 125 x 365 = 4,653,750 gallon per day, or 14.28 acre-feet).
By comparison, a commercial development permitted under the current zoning (22-acre site zoned
Regional Commercial with floor -area ratio of 0.35) would be 335,412 square feet in size. The City
requires one parking space per 300 square feet of office use, and 1,118 parking spaces would require
181,278 square feet of total parking area 21. Therefore, it is estimated there would be 441,630 square
feet of landscaping. The water demand of a corporate building (permitted under the existing
Regional Commercial zone) would be 12.78 acre-feet per year (34 g/sf/day x 335.412 ksf x 365 =
4,162,462 gallons, or 12.78 acre-feet). The water demand of the associated landscaping would be
12,718,944 gallons, or 39 acre-feet per year23. In total, the water demand for a commercial
development would be 51.78-acre feet per year.
In total, the project would have a water demand of 195 acre-feet per year, which is 143.22 acre-feet
more than the water demand of a commercial development permitted under the Regional
Commercial zone The projected CVWD water supply in 2020 is estimated to be 113,400 acre-feet,
and would continue to increase through 2040. Although the proposed project has a higher water
demand than a development permitted under the Regional Commercial zone, the project's water
demand would only account for a nominal 0.13 percent of the projected CVWD water supply. In
addition, the project would meet or exceed all building code requirements including Title 24 and
CALGreen. The project would utilize water efficient toilets, fixtures, and irrigation systems, as well as
drought tolerant landscaping to reduce the project's overall water demand.
CVWD has concluded that it is capable of meeting the water demands of its customers in normal,
single dry, and multiple dry years between 2015 and 2035. Although the project includes residential
development which would have a higher water demand than commercial uses, the project's water
use is nominal compared to CVWD's projected water supply. Further, CVWD also has plans to
increase its use of recycled water and may develop desalinated agricultural drain water to
supplement the existing supplies in the future if necessary. Therefore, project implementation
would not substantially deplete groundwater supplies, and impacts would be less than significant.
c) Substantially alter the existing drainage pattern of area, including through the alteration of the
course of a stream or river, in a manner which would result in substantial erosion or siltation on -
or off -site?
Less than significant impact. The City's stormwater collection system includes catch basins, drainage
basins, pumping stations, and force mains. Except for the storm drain system discharging into the
22 Cityof La Quinta Municipal Code. Website: htt www. code.us/codes/la uinta ?view=deskto &to is=9-9_150-9 150 080.
P P�// 9 q /• P p� - _ _
Accessed February 28, 2018.
23 County of Riverside. Landscape formula: maximum applied water allowance = ETo x 0.45 x Landscaped Area. Website:
http://Planning.rctlma.org/Portals/O/Postings/Paradise%2OValley%20SP%20339%20EIR/Appendices/0-1/ 20-
20Water%2OSupply%2OAssessment.pdf?ver=2017-12-27-145308-330. Accessed February 28, 2018. In addition, the project area is
within Zone 3 of CVWD ETo zone. Website: http://www.cvwd.org/DocumentCenter/View/1598. Accessed February 28, 2018.
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City of La Quinta
La Quinta—The Centre at La Quinto (APN 600-340-048) Project
Environmental Evaluation Initial Study/Mitigated Negative Declaration
existing retaining basin to the southeast, there are no storm drain pipes to connect to. As part of the
project, construction activities including grading, paving and site improvements may result in loose
sediment. However, project implementation would comply with NPDES, DAMP, and LQMC
requirements, and would ensure that the project would not alter the existing drainage pattern such
that significant impacts to on- or off -site erosion and/or siltation would occur.
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?
Less than significant impact. Upon project implementation, drainage patterns would be similar to
existing conditions, as surrounding areas around the project are already developed, and no stream
or river traverses the project site or is located in the project vicinity. Except for the storm drain
system discharging into the existing retaining basin to the southeast, there are no storm drain pipes
to connect to. Both the hotel portion and the residential portion of the site would include a
retention basin to infiltrate and store the required stormwater produced over the peak 24-hour
period of a 100-year storm. The existing basin is proposed to be re -graded to accommodate the
additional stormwater volume generated from the proposed hotel portion of the site.
Project implementation would not substantially increase the rate or amount of surface runoff in a
manner that would result in flooding on- or off -site. The City has adopted a Master Drainage Plan,
which is currently in effect. Project drainage facilities would be subject to compliance with the
Master Drainage Plan and must be reviewed/approved by the Public Works Department. The project
would result in an increase in impervious surface areas. However, the project would also be subject
to compliance with LQMC Section Chapter 8.70: Surface Water Management and Discharge Controls,
and the City's DAMP, and thus would result in less than significant impacts on drainage patterns and
flooding.
e) Create or contribute runoff water which would exceed the capacity of existing or planned
stormwater drainage systems or provide substantial additional sources of polluted runoff?
Less than significant impact. Both the hotel portion and the residential portion of the site would
include retention basins to infiltrate and store the required stormwater produced over the peak 24-
hour period of a 100-year storm. The existing basin is proposed to be re -graded to accommodate
the additional stormwater volume generated from the proposed hotel portion of the site.
Construction activities such as grading and paving could introduce additional pollutants and
sediment into water runoff and flow into nearby storm drains. The City will require, as a condition of
approval, that a SWPPP that complies with the NPDES requirements of the Clean Water Act be
prepared. Projects that comply with NPDES requirements would not result in a significant impact
related to changes in the quantity, rate, or quality of stormwater runoff from the site. Finally,
continuous use and operation of the site would not create or contribute runoff water that would
exceed the capacity of existing stormwater drains on the project site. Therefore, impacts would be
less than significant.
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City of La Quinta
La Quinta—The Centre at La Quinta (APN 600-340-048) Project
Initial Study/Mitigated Negative Declaration
Environmental Evaluation
Additionally, the proposed project will implement Best Management Practices (BMPs) to address the
Pollutants of Concern that may potentially be generated by the operation of the project site. The
project will be required to retain urban runoff on -site in conformance with local ordinance. Table 7
of the WQMP in Appendix F contains further details regarding applicable BMPs for the proposed
project.
f) Otherwise substantially degrade water quality?
No impact. Reference Impacts 9a), 9c), 9d), and 9e). Project development will not otherwise
substantially degrade water quality. In addition, the WQMP prepared for the project will provide
non-structural and structural BMP and related requirements to be utilized to reduce water quality
impacts.
g) Place housing within a 100-year flood hazard area as mapped on a federal Flood Hazard Boundary
or Flood Insurance Rate Map or other flood hazard delineation map?
No impact. A Special Flood Hazard Area, as identified on the Federal Emergency Management
Agency Flood Insurance Rate Map, is the area that will be inundated by the flood event having a one
(1) percent chance of being equaled or exceeded in any given year. The 1-percent annual chance
flood is also referred to as the base flood or 100-year flood.
The project site is in Zone X pursuant to Federal Emergency Management Agency (FEMA) Flood
Insurance Rate Map, Map No. 06065C2234G. Zone X is an area of minimal flood hazard. It includes
the areas located outside the Special Flood Hazard Area and higher than the elevation of the 0.2-
percent-annual-chance (or 500-year) flood. The project is not located within a Special Flood Hazard
Area. Therefore, project implementation would not place housing within a Special Flood Hazard Area.
h) Place within a 100-year flood hazard area structures which would impede or redirect flood flows?
No impact. As previously addressed in Impact 9g), the project site is not located within the 100-year
floodplain. Therefore, no impacts associated with placing structures within a 100-year flood hazard
area would occur.
i) Expose people or structures to a significant risk of loss, injury or death involving flooding,
including flooding as a result of the failure of a levee or dam?
No impact. The project site is not located within the inundation area of a levee or dam, or within
coastal areas that are subject to coastal storm surges, according to Riverside County's General Plan
Environmental Impact Report Figure 4.11.2 Dam Failure Inundation Zones. Therefore, project
implementation would not expose people or structures to a significant risk involving flooding
associated with the failure of a levee or dam, or coastal storm surges. No impacts would occur.
j) Inundation by seiche, tsunami, or mudflow?
No impact. A seiche is an earthquake or slide -induced wave that can be generated in an enclosed
body of water. There is no enclosed body of water in the project vicinity.
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Environmental Evaluation
City of La Quinta
La Quinta—The Centre at La Quinta (APN 600-340-048) Project
Initial Study/Mitigated Negative Declaration
A tsunami is a sea wave generated by an earthquake, landslide, volcanic eruption, or even by a large
meteor hitting the ocean. According to the Governor's Office of Emergency Services Map, the
project site is not located within a tsunami inundation area.
Potential risks from mudflows (e.g., mudslide, debris flow) do not exist within the project area, as
steep slopes are not located on or in proximity of the project site.
Therefore, project implementation would not expose people or structures to potential hazards from
inundation by seiche, tsunami, or mudflow. No impact would occur.
Mitigation Measures
None.
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City of Lo Quinta
Lo Quinta—The Centre at La Quinta (APN 600-340-048) Project
Initial Study/Mitigated Negative Declaration Environmental Evaluation
Less than
Significant
Potentially Impact with Less than
Significant Mitigation Significant No
Environmental Issues Impact Incorporated Impact Impact
10. Land Use and Planning
Would the project:
a) Physically divide an established community?
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b) Conflict with any applicable land use plan,
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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 purpose of avoiding or mitigating an
environmental effect?
c) Conflict with any applicable habitat conservation
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plan or natural communities conservation plan?
Environmental Setting
The project proposes to develop 131 residential dwelling units and 125 hotel rooms on a 22-acre lot
in the City of La Quinta. The project site is located within The Centre at La Quinta Specific Plan area.
According to the Specific Plan Land Use Map, the site is currently designated General Commercial
(GC). The area surrounding the project site is designated General Commercial to the north and east,
land surrounding the project site to the south and west is designated for residential uses.
The project site is currently designated General Commercial under the City's February 2013 General
Plan. GPA 2017-001 will amend the land use designation to Medium High Density Residential
(MHDR) for a 19.2 acre portion of PA II.
Zone Change (ZC) 2017-001 is being processed concurrently to amend the zoning district and will
change the current zoning of the project site from Regional Commercial (CR) to Medium density
residential (RM) for a 19.2 acre portion of PA II.
The SPA will allow the construction of high density detached housing and a hotel near services and
employment in PA II of The Centre at La Quinta Specific Plan. Amendment No. 5 will supersede
Amendment No. 4. The Specific Plan is a regulatory document that, once adopted, serves as the
Development Code for the Amendment area. Upon completion of the Specific Plan adoption
process, future development must be consistent with the Specific Plan and any amendments
thereto.
The project also involves Tentative Tract Map (TTM) 2017-007, which will subdivide the project site
into three smaller numbered parcels and a 1.74-acre lettered parcel for the retention basin. Parcel 1
will be 2.67 acres in size and will accommodate the commercial component of the project. Parcel 2
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Environmental Evaluation
City of La Quinta
La Quinta—The Centre at La Quinta (APN 600-340-048) Project
Initial Study/Mitigated Negative Declaration
will be 4.59 acres in size, and Parcel 3 will be 13.01 acres in size. These two parcels are proposed for
the residential component of the project.
Environmental Evaluation
Would the project:
a) Physically divide an established community?
No impact. The project vicinity is generally built out with a variety of residential and commercial
uses and roadway infrastructure. The proposed project would introduce new residential and hotel
uses; however, the implementation of the proposed project would be consistent with surrounding
land uses. While the project would result in minor changes to the way vehicles access the project
site, it would not involve changes to any circulation facilities in the surrounding community. The
nature of the residential component of the project would be consistent with the surrounding
residential uses west and south of the project site, across Adams Street and immediately south of
the project site. The commercial component of the project would be consistent with the
surrounding commercial uses north and east of the project site. As such, the project would not
physically divide an established community and impacts would be less than significant.
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 purpose of avoiding or mitigating an environmental effect?
Less than significant impact. Currently, the project site is designated General Commercial under
the City's February 2013 General Plan. In order to implement the residential aspect of the project,
approval of GPA 2017-001 will be required to amend the land use designation to Medium High
Density Residential for a portion of PA II. Furthermore, the project site is currently zoned as Regional
Commercial. Approval of ZC 2017-001will be required to amend the zoning district to Medium
density residential for a 19.2 acre portion of PA II. The remaining 2.7 acres of PA II will remain
designated General Commercial, which allows for hotel use.
The SPA will allow the construction of medium density detached housing and a commercial uses
near services and employment.
The General Plan Amendment will change the land use designation of 19.2 acres from General
Commercial to Medium/High Density Residential. The change is land use designation can be
supported if the General Plan considers such changes. In this case, the following policies of the
General Plan Land Use Element support the change, as described below.
a, Policy LU-4.1 Encourage compatible development adjacent to existing neighborhoods and
infrastructure.
The proposed project will provide medium density residential development immediately adjacent to a
mix of existing low and medium density residential projects located to the west of Adams Street. The
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La Quinta—The Centre at La Quinta (APN 600-340-048) Project
Initial Study/Mitigated Negative Declaration
Environmental Evaluation
proposed project will create a buffer between these developments and the more intense commercial
development to the east and north.
Policy LU-5.2 Consider changes in market demand in residential product type to meet the
needs of current and future residents.
The proposed project will result in 131 detached condominium units that will broaden the housing
stock available in the City.
Policy LU-7.1 Encourage the use of mixed use development in appropriate locations.
The proposed project will provide both residential and commercial land uses. Further, the residential
component of the project will facilitate pedestrian access to adjacent and nearby employment and
shopping opportunities, and public transit, which is located less than '4 mile from the project site.
Policy LU-7.3 Encourage the use of vacant pads in existing commercial development on
Highway 111 for residential use.
The balance of the Specific Plan has been developed for commercial land uses. The proposed project
introduces residential development on a remaining pad, and provides an opportunity to locate
medium density residential units in walking distance to employment, shopping and transit.
As described, the General Plan Amendment is consistent with the vision of the General Plan, insofar
as it provides for a change of use to meet market demand, as envisioned in the General Plan.
The Zone Change requested for this project would result in 19.2 acres of Medium Density Residential
development. The proposed project requests modifications to the City's Zoning standards in the
Medium Density Residential zone for rear yard setbacks, dwelling unit size and common area open
space. In the case of the rear yard setbacks, a reduction of 5 feet, from 15 feet to 10 feet is
requested. This modification will still provide 10 foot deep rear yards, which in this case will be
enclosed within private yards. The provision of private open space in a multi -family project is an
added amenity that would not be normally applied to such a project. Therefore, the reduction is
balanced by the provision of private yards. The reduction in unit size reflects the applicant's analysis
of market demand. Entry level residential units will range from 1,500 to 2,400 square feet, as shown
in the SDP. The range of units therefore provides for a concurrent range of family size and income
levels within the project, assuring diversity for the market. The reduction sought in unit size, should
it be implemented by a modified SDP in the future, would not represent a significant variation in the
City's zoning standards. Finally, the project will provide a marginally reduced amount of common
area open space. As described above, however, the project will also provide individual private rear
yards, which are not usually provided in multi -family residential projects. The private yards will offset
the shortfall in common area open space, and will not result in significant impacts relating to zoning
standards.
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Environmental Evaluation
City of La Quinto
La Quinta—The Centre at Lo Quinta (APN 600-340-048) Project
Initial Study/Mitigated Negative Declaration
The Specific Plan proposes no changes to the development standards of the Regional Commercial
portion of the project. Therefore, in the overall, impacts associated with consistency with the
General Plan and Zoning Ordinance will not be significant.
c) Conflict with any applicable habitat conservation plan or natural communities conservation plan?
Less than significant impact. The City of La Quinta is located within the CVMSHCP. The CVMSHCP
aims to address the conservation needs of 27 plant and animal species and natural vegetation
communities that occur in the Coachella Valley region. The City of La Quinta outlines goals and
policies to ensure the protection of these habitat conservation plans and natural community
conservation plans.
Implementation of the proposed project will not conflict with an established conservation plan
adopted by the City. The nearest point of the Santa Rosa and San Jacinto Mountains Conservation
Area, the closest CVMSHCP conservation area, lies approximately 0.78 mile south of the proposed
project. Because the project is located within the CVMHCP fee area, the project would be subject to
a mitigation fee to ensure the future availability of funds to purchase regional conservation lands.
These fees are intended to offset the potential impacts of development on the natural environment.
Therefore, project impacts would be less than significant.
Mitigation Measures
None.
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City of La Quinta
La Quinta—The Centre at La Quinta (APN 600-340-048) Project
Initial Study/Mitigated Negative Declaration
Environmental Issues
11. Mineral Resources
Would the project:
a) Result in the loss of availability of a known
mineral resource that would be of value to the
region and the residents of the state?
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?
Environmental Setting
Environmental Evaluation
Less than
Significant
Potentially
Impact with
Less than
Significant
Mitigation
Significant
No
Impact
Incorporated
Impact
Impact
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According to the City of La Quinta General Plan, most of the City, including the project site, lies
within Mineral Resource Zone (MRZ)-1. MRZ-1 lands are areas where adequate information
indicates that no significant mineral deposits are present, or where it is judged that little likelihood
for their presence exists. According to the La Quinta General Plan Geologic Map, the project site
contains alluvial sand and clay of valley areas.
Environmental Evaluation
Would the project:
a) Result in the loss of availability of a known mineral resource that would be of value to the region
and the residents of the state?
Less than significant impact. The proposed project will not result in any impacts to a known
mineral resource that would be of value to the region and the residents of the state. Therefore,
impacts would be less than significant.
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?
Less than significant impact. The proposed project would not 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. Therefore, impacts would be less than significant.
Mitigation Measures
None.
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Environmental Evaluation
Environmental Issues
12. 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?
b) Exposure of persons to or generation of
excessive groundborne vibration or
groundborne noise levels?
c) A substantial permanent increase in ambient
noise levels in the project vicinity above levels
existing without the project?
d) A substantial temporary or periodic increase in
ambient noise levels in the project vicinity above
levels existing without the project?
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 expose
people residing or working in the project area to
excessive noise levels?
f) For a project within the vicinity of a private
airstrip, would the project expose people
residing or working in the project area to
excessive noise levels?
Environmental Setting
City of La Quinta
Lo Quinta—The Centre at La Quinta (APN 600-340-048) Project
Initial Study/Mitigated Negative Declaration
Less than
Significant
Potentially Impact with Less than
Significant Mitigation Significant No
Impact Incorporated Impact Impact
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This analysis is based on the Noise Impact Analysis report prepared by Urban Crossroads dated July
27, 2017. The report is contained in Appendix D of this IS/MND.
To assess the existing noise level environment, six 24-hour noise level measurements were taken at
sensitive receiver locations in the project study area. The receiver locations were selected to
describe and document the existing noise environment within the project study area.
To describe the existing noise environment, the hourly noise levels were measured during typical
weekday conditions over a 24-hour period. By collecting individual hourly noise level measurements,
it is possible to describe the daytime and nighttime hourly noise levels and calculate the 24-hour
CNEL. The long-term noise readings were recorded using Piccolo Type 2 integrating sound level
meter and dataloggers. The Piccolo sound level meters were calibrated using a Larson -Davis
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Initial Study/Mitigated Negative Declaration
Environmental Evaluation
calibrator, Model CAL 150. All noise meters were programmed in "slow" mode to record noise levels
in "A" weighted form. The sound level meters and microphones were equipped with a windscreen
during all measurements. All noise level measurement equipment satisfies the American National
Standards Institute (ANSI) standard specifications for sound level meters ANSI S1.4-2014/IEC 61672-
1:2013. The noise measurements presented below focus on the average or equivalent sound levels
(1-4. The equivalent sound level (Leq) represents a steady state sound level containing the same total
energy as a time varying signal over a given sample period.
The background ambient noise levels in the project study area are dominated by the transportation -
related noise associated with the arterial roadway network and the nearby commercial land uses,
including the Walmart east of the project site.
A summary of the ambient noise measurement results is provided below. The noise measurement
result tables and complete monitoring data results are provided in the Noise Impact Analysis report
contained in Appendix D of this IS/MND.
• Location L1 represents the noise levels west of the Project site on Adams Street near existing
residential homes. The noise level measurements collected show an overall 24-hour exterior
noise level of 73.2 dBA CNEL. The average daytime noise level was calculated at 65.6 dBA Leq
with an average nighttime noise level of 66.7 dBA LeQ.
• Location L2 represents the noise levels on Auto Center Way South adjacent to the Project site
and an existing vacant lot. The noise level measurements collected show an overall 24-hour
exterior noise level of 68.5 dBA CNEL. The average daytime noise level was calculated at 60.2
dBA L, with an average nighttime noise level of 62.3 dBA Leq.
Location L3 represents the noise levels at the northeast corner of the Project site, south of
auto dealerships and west of an existing parking lot. The 24-hour CNEL indicates that the
overall exterior noise level is 67.5 dBA CNEL. The average daytime noise level was calculated
at 65.1 dBA L, with an average nighttime noise level of 59.4 dBA Leq.
Location L4 represents the noise levels east of the Project site near the loading docks of an
existing Walmart store. The noise level measurements collected show an overall 24-hour
exterior noise level of 62.8 dBA CNEL. The average daytime noise level was calculated at 57.8
dBA LeQ with an average nighttime noise level of 55.9 dBA Leq.
Location L5 represents the noise levels west of the Project site across Adams Street near
existing residential homes. The noise level measurements collected show an overall 24-hour
exterior noise level of 69.7 dBA CNEL. The average daytime noise level was calculated at 66.8
dBA LeQ with an average nighttime noise level of 61.8 dBA Leq.
• Location L6 represents the noise levels south of the Project site at the entrance to an existing
residential community east of Adams Street. The 24-hour CNEL indicates that the overall
exterior noise level is 63.7 dBA CNEL. The average daytime noise level was calculated at 60.2
dBA L,,Q with an average nighttime noise level of 56.1 dBA Leq.
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La Quinta—The Centre at La Quinta (APN 600-340-048) Project
Environmental Evaluation Initial Study/Mitigated Negative Declaration
Project -related construction noise is expected to create temporary and intermittent noise impacts at
receivers surrounding the Project site. Using sample reference noise levels to represent the planned
construction activities of The Centre La Quinta site, this analysis estimates the Project -related
construction noise levels at nearby sensitive receiver locations and the contribution of project -
related construction noise levels to the existing environment.
Traffic generated by the operation of the proposed project will influence the traffic noise levels in
surrounding off -site areas. To quantify the traffic noise increases on the surrounding off -site areas,
the changes in traffic noise levels on 19 roadway segments surrounding the project site were
calculated based on the change in the average daily traffic (ADT) volumes. The traffic noise levels
provided in this analysis are based on the traffic forecasts found in The Centre La Quinta Traffic
Impact Analysis prepared by Urban Crossroads, Inc. To assess the off -site noise level impacts
associated with the proposed project, noise contour boundaries were developed for Existing,
Existing plus Ambient (EA) 2019, and EA plus Cumulative (EAC) 2019 traffic conditions.
Environmental Evaluation
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?
Less than significant impact with mitigation incorporated. A significant impact would occur if
implementation of the project would result in noise levels in excess of established standards.
Potential impacts associated with short-term construction and long-term stationary and mobile noise
sources in the vicinity of the project site are discussed below.
Construction Noise Impacts
A significant impact would occur if project -related construction activities would:
• Occur at any time other than the permitted hours identified on Table 4-2 (City of La Quinta
Municipal Code, Section 6.08.050); or
Create noise levels which exceed the 85 dBA Leq acceptable noise level threshold at the nearby
sensitive receiver locations (National Institute for Occupational Safety and Health [NIOSH],
Criteria for Recommended Standard: Occupational Noise Exposure).
The City does not have an established threshold to define what constitutes a substantial temporary
increase. Therefore, to evaluate whether the project will generate potentially significant temporary
construction noise levels at off -site sensitive receiver locations, this analysis utilizes an industry -
accepted construction -related noise level threshold from the Criteria for Recommended Standard:
Occupational Noise Exposure prepared by NIOSH. A division of the U.S. Department of Health and
Human Services, NIOSH identifies a noise level threshold based on the duration of exposure to the
source. The construction related noise level threshold starts at 85 dBA for more than eight hours per
day, and for every 3 dBA increase, the exposure time is cut in half. This results in noise level
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Environmental Evaluation
thresholds of 88 dBA for more than 4 hours per day, 92 dBA for more than 1 hour per day, 96 dBA for
more than 30 minutes per day, and up to 100 dBA for more than 15 minutes per day. For the
purposes of this analysis, the lowest, more conservative construction noise level threshold of 85 dBA
Leq is used as an acceptable threshold for construction noise at the nearby sensitive receiver locations.
Since this construction -related noise level threshold represents the energy average of the noise
source over a given time, it is expressed as Leq noise levels. Therefore, the noise level threshold of 85
dBA Leq over a period of 8 hours or more is used to evaluate the potential project -related construction
noise level impacts at the nearby sensitive receiver locations. No nighttime construction activity is
permitted by the City of La Quinta Municipal Code. In accordance with the noise ordinance, project
construction activities shall occur only between the hours of 7:00 a.m. and 5:30 p.m. Mondays to
Fridays during the months of October to April, and between the hours of 6:00 a.m. and 7:00 p.m.
Mondays to Fridays during the months of May to September. All year, construction activities are
limited to the hours of 8:00 a.m. to 5:00 p.m. on Saturdays, with no activity allowed on Sundays.
Therefore, nighttime noise level impacts are not analyzed in this noise study.
Construction noise represents a short-term increase of the ambient noise levels. Construction
related noise impacts are expected to create temporary and intermittent high-level noise conditions
at receivers surrounding the project site. Impacts due to temporary or periodic noise increases are
discussed in Impact 12d) below.
The project's peak construction noise levels at the nearest potentially impacted receiver locations (the
residential land uses located directly south of the project site) are expected to approach 68.0 dBA Leq
and will satisfy the NIOSH 85 dBA Leq significance threshold during temporary project construction
activities.
In addition, the project construction noise levels at future, occupied on -site land uses between the
project's hotel and residential uses would be the same or less than those identified at the closest
sensitive receiver location. This is due to the similar distance from the nearest off -site receiver
location to that of the distance between the project hotel and residential uses. Impacts at the
nearest off -site receiver location are shown to be less than significant, and, therefore, the same would
be true at hotel and residential uses if one use is constructed prior to the other.
The noise impact due to unmitigated project construction noise levels is, therefore, considered a less
than significant impact at all nearby sensitive receiver locations. Therefore, based on the results of
this analysis, all nearby sensitive receiver locations will experience less than significant impacts due to
project construction noise levels.
Operational Noise Impacts to Proposed On -site Receptors
A significant impact would occur if the on -site exterior noise levels exceed 65 dBA CNEL at the
proposed outdoor living areas of residential homes, or 70 dBA CNEL at the proposed hotel use. In
addition, interior noise levels shall not exceed 45 dBA CNEL for residential homes and the hotel
building (City of La Quinta City of La Quinta Municipal Code, Ordinance 550, Section 9.100.210 (B) &
General Plan Noise Element Policy N-1.2).
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Environmental Evaluation
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La Quinta—The Centre at La Quinta (APN 600-340-048) Project
Initial Study/Mitigated Negative Declaration
Traffic noise sources. An on -site exterior noise impact analysis has been completed to determine
the transportation related noise exposure and to identify potential necessary noise mitigation
measures for the proposed project. The modeled on -site traffic noise levels indicate that the
proposed buildings adjacent to Adams Street, Auto Center Drive, and La Quinta Drive will experience
exterior noise levels ranging from 61.1 to 69.5 dBA CNEL prior to the incorporation of any noise
attenuation measures. The project will include construction of a minimum 6-foot-high noise barrier
to shield the outdoor living areas (backyards) of lots adjacent to Adams Street.
With implementation of the planned noise barrier, the mitigated future exterior traffic noise levels
will range from 58.8 to 62.1 dBA CNEL at the proposed residential land uses. This noise analysis
shows that implementation of the planned noise barrier will reduce traffic noise levels to satisfy the
City of La Quinta 65 dBA CNEL exterior noise level standards for proposed residential land use.
Further, exterior noise levels at the hotel building facades are shown to satisfy the 70 dBA CNEL
conditionally acceptable General Plan Noise Element Criteria. The interior noise level analysis is
provided below to ensure adequate noise abatement measures are included in the construction of
the project's hotel and residential buildings. To provide the necessary interior noise level reduction,
buildings adjacent to Adams Street, Auto Center Drive, and La Quinta Drive will require a windows
closed condition and a means of mechanical ventilation (e.g. air conditioning), as required by
Mitigation Measure NOI-1. The analysis shows that the future unmitigated noise levels at the first -
floor building facade are expected to range from 58.8 to 66.3 dBA CNEL. The first -floor interior noise
level analysis shows that the City of La Quinta 45 dBA CNEL interior noise level standards can be
satisfied using standard windows with a minimum STC rating of 27.
The analysis shows that the future noise levels at the second -floor building facade are expected to
approach 69.5 dBA CNEL, and standard windows with a minimum STC rating of 27 will satisfy the City
of La Quinta's 45 dBA CNEL interior noise level standards. The third -floor exterior noise levels at the
hotel building facades will approach 66.3 dBA CNEL, and standard windows with a minimum STC
rating of 27 will satisfy the City of La Quinta's 45 dBA CNEL interior noise level standards for
residential development.
Therefore, with implementation of Mitigation Measure NOI-1, requiring installation of mechanical
ventilation systems to permit windows to remain closed for prolonged periods, traffic noise impacts
would be reduced to less than significant levels.
Stationary noise sources. Implementation of the proposed project would expose new noise sensitive
land uses to potential noise impacts from existing stationary noise sources such as rooftop HVAC units.
In addition, the project would introduce new stationary noise sources (i.e., parking lot and mechanical
equipment noise from the proposed hotel land use) that could impact existing or proposed noise
sensitive land uses.
One existing stationary noise source in the project study area is the Walmart loading docks located
immediately east of the project site. Noise -generating activities at the Walmart include truck pass -
by events, loading and unloading of material, forklift movements, and storage container bin
activities. Based on reference measurements taken by Urban Crossroads, Inc. of Walmart truck
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La Quinta—The Centre at La Quinta (APN 600-340-048) Project
Initial Study/Mitigated Negative Declaration
Environmental Evaluation
loading activity, the unmitigated noise levels from a typical truck approach and back-up to a loading
dock is 69.2 Lso at 50 feet when operating continuously. While the project site is located greater
than approximately 200 feet from the loading dock activities, trucks will pass by the residential
homes heading south on La Quinta Drive. However, as noted in the traffic noise source impact
discussion above, implementation of Mitigation Measure NOI-1 would reduce all traffic noise
impacts on adjacent roadway segments to less than significant levels. Therefore, implementation of
Mitigation Measure NOI-1 would reduce potential truck passing noise impacts to less than significant
levels.
The project will also be located adjacent to a potential CVWD well site which has the potential to
generate stationary -source noise at nearby residential homes. The well site is in the southwest
corner of the project site adjacent to Adams Street. At the time this analysis was prepared, no
details on the well site were available. Based on reference measurements taken by Urban
Crossroads, Inc. at CVWD well sites, the unmitigated noise levels from enclosed well site equipment
typically approach 45.4 Lso at 50 feet when operating continuously, and will satisfy the stationary -
source residential noise level limits at the property line In addition, the project will include
construction of a 6-foot-high soundwall along the project's western project property line. Therefore,
due to distance attenuation and implementation of the proposed soundwall, operational noise levels
of the CVWD well site would not exceed City's land use compatibility standards and noise impacts
would be less than significant.
The project hotel use is expected to generate stationary -source noise levels from pool activity, roof-
top air conditioning units, a transformer, an emergency backup generator, and parking lot vehicle
movements. These noise sources could potentially result in noise impacts to the proposed
residential land uses that would be located directly south of the hotel site. The calculated combined
hourly noise levels associated with the rooftop air conditioning units, parking lot vehicle movements,
park activity, outdoor pool/spa activity, a pad -mounted transformer, and an emergency backup
generator are expected to range from 32.1 to 48.1 dBA Lso at the sensitive off -site receiver locations.
These noise levels when averaged over a 24-hour period would not exceed the City's exterior noise
level standard of 65 dBA CNEL for residential homes, nor would they exceed the interior noise level
standard of 45 dBA CNEL. Therefore, impacts from the stationary noise sources of the proposed
hotel land use on the proposed residential land uses would be less than significant.
Project -Related Operational Noise Impacts to Off -Site Receptors
A significant impact would occur if project -related operational (stationary -source) noise levels would
exceed the exterior 65 dBA Lso daytime or 50 dBA Lso nighttime noise level standards for residential
land uses; or the exterior 75 dBA Lso daytime or 65 dBA Lso nighttime noise level standards for non-
residential uses. These standards shall not be exceeded for a cumulative period of 30 minutes (1-50),
or plus 5 dBA cannot be exceeded for a cumulative period of more than 15 minutes (1-25) in any
hour, or the standard plus 10 dBA for a cumulative period of more than 5 minutes (1-8) in any hour, or
the standard plus 15 dBA for a cumulative period of more than 1 minute (1-2) in any hour, or the
standard plus 20 dBA at any time (Lme,J (City of La Quinta Municipal Code, Ordinance 550, Section
9.100.210 (B) & (C)).
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City of La Quints
La Quinta—The Centre at La Quints (APN 600-340-048) Project
Initial Study1mirigated Negative Declaration
Implementation of the proposed project would introduce new stationary noise sources to the
existing environment. New stationary noise sources include rooftop air conditioning units, parking
lot vehicle movements, park activity, outdoor pool/spa activity, a pad -mounted transformer, and an
emergency backup generator. The hourly noise levels associated with these stationary noise sources
are expected to range from 32.1 to 48.1 dBA Lso at the nearest off -site sensitive receiver locations.
These project -related operational noise levels will satisfy the City of La Quinta exterior noise level
standards at the off -site receiver locations in the project study area. Further, this analysis
demonstrates that the project will contribute a less than significant operational noise level impact to
the existing ambient noise environment at all the nearby sensitive receiver locations. Therefore, the
operational noise level impacts associated with the proposed project activities, such as the rooftop
air conditioning units, parking lot vehicle movements, park activity, outdoor pool/spa activity, a pad -
mounted transformer, and an emergency backup generator will result in a less than significant
impact to off -site receptors.
b) Exposure of persons to or generation of excessive groundborne vibration or groundborne noise
levels?
Less than significant impact. A significant impact would occur if short-term project generated
construction vibration levels exceed the County of Riverside vibration standard of 0.01 in/sec (RMS)
at sensitive receiver locations (County of Riverside General Plan Noise Element, Policy N 16.3).
Common sources of groundborne vibration include construction activities such as blasting, pile
driving, and operating heavy earthmoving equipment. Based on the reference vibration levels
provided by the Federal Transit Administration (FTA), a large bulldozer represents the peak source of
vibration with a reference velocity of 0.089 in/sec PPV at 25 feet. The nearest off -site receptors are
the residential land uses located directly south of the project site, approximately 107 feet from the
nearest construction footprint where heavy construction equipment would operate. At this distance
construction vibration velocity levels are expected to approach 0.01 in/sec PPV. To assess the
human perception of vibration levels, the velocities are converted to RMS vibration levels based on
the Caltrans Transportation and Construction Vibration Guidance Manual conversion factor of 0.71.
The construction vibration levels in RMS would approach 0.007 in/sec (RMS) at the nearby receiver
locations. The proposed project construction activities will satisfy the County of Riverside vibration
standard of0.01 in/sec RMS at all the nearby sensitive receiver locations during project construction.
This standard is used in the absence of a City -specific standard. Therefore, the project -related
vibration impacts represent a less than significant impact during the worst -case construction
activities at the project site.
Further, the vibration levels due to project construction do not represent vibration levels capable of
causing building damage to nearby residential homes. The FTA identifies construction vibration
levels capable of building damage ranging from 0.12 to 0.5 in/sec PPV. The peak project -
construction vibration levels are shown to approach 0.01 in/sec PPV, and are below the FTA vibration
levels for building damage at buildings near the project site. Further, the levels at the site of the
closest sensitive receivers are unlikely to be sustained during the entire construction period, but will
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La Quinta—The Centre at La Quinta (APN 600-340-048) Project
Initial Study/Mitigated Negative Declaration Environmental Evaluation
occur rather only during the times that heavy construction equipment is operating adjacent to the
project site perimeter. Construction at the project site will be restricted to daytime hours consistent
with the City's requirements, thereby eliminating potential vibration impact during the sensitive
nighttime hours. Therefore, construction -related groundborne vibration impacts would be
considered less than significant.
Upon completion of construction, the project would not include any permanent sources of
groundborne vibration. As such, implementation of the proposed project would not expose persons
within the project vicinity to excessive groundborne vibration levels. Therefore, project- related
groundborne vibration impacts would be considered less than significant.
c) A substantial permanent increase in ambient noise levels in the project vicinity above levels
existing without the project?
Less than significant impact. For purposes of this analysis, a substantial permanent increase in
ambient noise levels would occur if the existing ambient noise levels at existing and future nearby
noise -sensitive land uses (e.g. residential, etc.):
• Are less than 60 dBA and the project creates a readily perceptible 5 dBA or greater project -
related noise level increase; or
Range from 60 to 65 dBA and the project creates a barely perceptible 3 dBA or greater project -
related noise level increase; or
• Already exceed 65 dBA, and the project creates a community noise level impact of greater
than 1.5 dBA.
Traffic noise sources. Traffic generated by the operation of the proposed project will influence the
traffic noise levels in surrounding off -site areas. To quantify the traffic noise increases on the
surrounding off -site areas, the changes in traffic noise levels on 19 roadway segments surrounding
the project site were calculated from the change in the ADT volumes. The traffic noise levels
provided in this analysis are based on the traffic forecasts found in The Centre La Quinta Traffic
Impact Analysis prepared by Urban Crossroads, Inc. To assess the off -site noise level impacts
associated with the proposed project, noise contour boundaries were developed for Existing,
Existing plus Ambient (EA) 2019, and EA plus Cumulative (EAC) 2019 traffic conditions. The analysis
shows that the project will generate less than significant noise level increases of up to 0.9 dBA CNEL
on the study area roadway segments under any of the modeled traffic scenarios.
Therefore, the analysis shows that the unmitigated project -related traffic noise level increases under
all traffic scenarios will be less than significant.
Stationary noise sources. The analysis also shows that the project stationary noise sources would
result in noise levels ranging from 32.1 to 48.1 dBA Lso at the nearest off -site sensitive receiver
locations, which will contribute an operational noise level increase of 1.0 dBA Lso during the daytime
and up to 0.8 dBA Lso during the nighttime hours. Since the project -related operational noise level
contributions of up to only 1.0 dBA L,,, the increases at the sensitive receiver locations will be less
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La Quinta—The Centre at La Quinta (APN 600-340-048) Project
Initial StudylMitigated Negative Declaration
than significant. On this basis, project operational stationary -source noise would not result in a
substantial temporary/periodic, or permanent increase in ambient noise levels in the project vicinity
above levels existing without the project, and impacts would be less than significant.
d) A substantial temporary or periodic increase in ambient noise levels in the project vicinity above
levels existing without the project?
Less than significant impact. Implementation of the project would result in short-term increases in
ambient noise levels due to construction activities. To describe the temporary project construction
noise level contributions to the existing ambient noise environment, the project construction noise
levels were combined with the existing ambient noise levels measurements at the off -site receiver
locations. The difference between the combined project -construction and ambient noise levels are
used to describe the construction noise level contributions. A temporary noise level increase of 12
dBA is considered a potentially significant impact, based on the Caltrans substantial noise level
increase criteria used to assess the project -construction noise level increases. No nighttime
construction activity is permitted in the City of La Quinta Municipal Code, and, therefore, nighttime
noise level increases are not analyzed in this noise study.
The results of the analysis show that the project will contribute unmitigated, worst -case construction
noise level increases at adjacent residential homes (the residential land uses located directly south of
the project site) of up to 8.4 dBA Leq and at the adjacent Walmart approaching 10.4 dBA Leq during the
daytime hours. Since the worst -case temporary noise level increase of up to 10.4 dBA Leq during
project construction will be below the 12 dBA Leq significance threshold, the unmitigated construction
noise level increases are considered less than significant temporary noise impacts.
Therefore, implementation of the project would not result in a substantial temporary or periodic
increase in ambient noise levels above levels existing without the project and this impact would be
less than significant.
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 expose people
residing or working in the project area to excessive noise levels?
No impact. The project site is not located within 2 miles of a public airport or within an airport land
use plan. As such, the project site would not be exposed to excessive noise levels from airport
operations, and, therefore, impacts would be considered less than significant.
f) For a project within the vicinity of a private airstrip, would the project expose people residing or
working in the project area to excessive noise levels?
No impact. The project site is not located within the vicinity of a private airstrip. As such, the
project site would not be exposed to excessive noise levels from airport operations, and, therefore,
impacts would be considered less than significant.
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Mitigation Measures
MM N0I-1 The project shall supply an alternate mechanical ventilation system for all proposed
residential units that will permit windows to remain closed for prolonged periods of
time.
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La Quinto—The Centre at La Quinta (APN 600-340-048) Project
Initial Study/Mitigated Negative Declaration
Less than
Significant
Potentially
Impact with
Less than
Significant
Mitigation
Significant
No
Environmental Issues
Impact
Incorporated
Impact
Impact
13. Population and Housing
Would the project:
a) Induce substantial population growth in an area,
❑
❑
❑
either directly (for example, by proposing new
homes and businesses) or indirectly (for
example, through extension of roads or other
infrastructure)?
b) Displace substantial numbers of existing
❑
❑
❑
housing, necessitating the construction of
replacement housing elsewhere?
c) Displace substantial numbers of people,
❑
❑
❑
M
necessitating the construction of replacement
housing elsewhere?
Environmental Setting
As a vacation destination, the City of La Quinta's population varies by season. According to the
United States Census Bureau, the City's population is estimated at 40,956 persons in 2016.
Environmental Evaluation
Would the project:
a) Induce substantial population growth in an area, either directly (for example, by proposing new
homes and businesses) or indirectly (for example, through extension of roads or other
infrastructure)?
Less than significant impact. The project site is currently vacant. The proposed project includes the
construction of 131 medium -high density single-family residential units and a 125-room hotel.
According to the United States Census Bureau, the average household size in 2016 is 2.6 persons per
household. The project is anticipated to generate approximately 341 new residents.
The project includes a commercial component on the northern portion of the site. The Specific Plan
allows for all types of retail, office and resort uses on this portion of the site. The applicant has
indicated that a hotel may occur on this site. The proposed 125-room hotel would have a total floor
area of 40,000 square feet. According to the County of Riverside General Plan Socioeconomic Build -
out Assumptions and Methodology section, commercial retail uses have the employee generation
factor of 500 square feet/employee. Thus, the proposed hotel is estimated to generate 81 new jobs.
However, the kinds of labor force skills required for the proposed hotel use are those from the
hospitality industry and are of the type that are typically filled by workers who are already present in
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the local labor force. It is therefore reasonable to expect that many of the project's estimated
employees would be drawn from the local labor force population readily available in the City and
surrounding communities. Therefore, substantial population growth is not expected to occur
because of the employment opportunities resulting from project buildout, and impacts would be
less than significant. In addition, the mix of housing and commercial uses provided by the project
would serve both residents of the area as well as tourists. This will contribute to the economic
vitality of City of La Quinta. Furthermore, the proposed project supports the General Plan's goals for
addressing economic needs, creating employment opportunities, and meeting market demand.
The project would induce population growth through the establishment of additional housing.
However, the potential population growth would be nominal, representing approximately one
percent (0.9 percent) increase over the City's existing 2016 population of approximately 40,956
persons. The SCAG estimates that the City's population will reach 41,625 in 2020, and 46,297 in
2035. This project would be consistent with the population forecast. Therefore, project
implementation would not induce substantial population growth within the City.
b) Displace substantial numbers of existing housing, necessitating the construction of replacement
housing elsewhere?
No impact. The project site is currently vacant and does not contain any existing housing units. The
project is a 131-unit residential and a 125-room hotel development. The implementation of the
proposed project will not displace any existing housing or require the construction of replacement
housing elsewhere. As such, no impacts would occur.
c) Displace substantial numbers of people, necessitating the construction of replacement housing
elsewhere?
No impact. As previously discussed, the project site is currently vacant, and the project
implementation would include the construction of 131 single-family residential units and a 125-room
hotel. Therefore, the project would not displace any people or require the construction of
replacement housing elsewhere.
Mitigation Measures
None.
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City of La Quints
La Quinta—The Centre at La Quinta (APN 600-340-048) Project
Initial Study/Mitigated Negative Declaration
Less than
Significant
Potentially Impact with Less than
Significant Mitigation Significant No
Impact Incorporated Impact Impact
14. Public Services
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:
a) Fire protection?
❑
❑
b) Police protection?
®
[l
c) Schools?
❑
❑
E
El
d) Parks?
❑
❑
e) Other public facilities?
El
0
N
El
Environmental Setting
This section evaluates potential effects on public services within the City that may result from
project implementation. La Quinta's 2016 population was 40,956. The City operates three fire
stations within the City and contracts for fire services through the County of Riverside. According to
the La Quinta Police Department's website, the Riverside County Sheriff's Department is located at
86-625 Airport Boulevard in the City of Thermal, approximately 12.3 miles southeast of the project
site. Additionally, there is a Civic Center Community Policing Office located at 78-495 Calle Tampico
in La Quinta, which is approximately 3.2 miles south of the project site. La Quinta is served by two
public school districts, the Desert Sands and the Coachella Valley Unified School Districts. There are
11 parks within the City and La Quinta maintains a standard of 5.0 acres of parkland for every 1,000
residents.
Environmental Evaluation
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:
a) Fire protection?
Less than significant impact. According to the City of La Quinta General Plan, the City contracts with
the Riverside County Fire Department for fire protection services.25 Current minimum staffing is
three firefighters per front -roll fire engine, of whom one will be a "Company Officer" -level supervisor
25 http://www.laquintaca.gov/home/showdocument?id=15841.
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and at least one will be Paramedic Licensed. Volunteer Reserve firefighters are used to supplement
paid staff by providing additional firefighters and, during busy periods, staffing equipment. The
closest La Quinta Fire Station is located approximately 1.3 miles north of the project site at 44555
Adams St.
According to the La Quinta General Plan, in 2010, average response time (driving) was 3.9 minutes
throughout the City. The City has an Insurance Services Office (ISO) public protection class rating of
4 (on a scale of 1 through 10, with 10 being the highest), based on the provision of staffing,
communication, water system for suppression, building standards, and other criteria. The City also
relies on mutual aid agreements with neighboring jurisdictions to provide additional fire protection
services when necessary. The Fire Department responds to emergency medical incidents and
provides Basic and Advanced Life Support via paramedic engines.
Fire services in La Quinta are based on delivering a minimum of three personnel in the response time
standard of 5 minutes or less, 90 percent of the time. This requires the strategic placement of fire
stations to maintain calculated travel times. Additional facilities, including fire stations, will be
needed in areas where growth occurs. Based on current city limits and the SOI, the Fire Department
has identified the need for two additional stations in the southeastern section of the City.
In 1996 the City analyzed the fiscal impacts of anticipated development on certain public facilities
and prepared a schedule of development impact fees based on that analysis. According to the City
of La Quinta Development Impact Fee Study, development impact fees are one-time charges
imposed on development projects to recover capital costs for public facilities needed to serve those
new developments and additional residents, employees, and visitors. Development impact fees
fund the construction of certain capital improvements within the City. The recommended impact
fees for fire protection for residential -multi -family and other is $206 per dwelling unit and $171 per
1,000 square feet of gross building area for office/hospitality uses.
The proposed project involves the development of 131 residential dwelling units and a 125-room
hotel on a 22-acre lot in the City of La Quinta. The development would be built to current code
standards, including Fire Code. The project would be subject to review by the Riverside County Fire
Department to ensure that adequate fire services would be provided to the project at the time of
the development. As such, impacts would be less than significant.
b) Police protection?
Less than significant impact. The City of La Quinta contracts with the Riverside County Sherriff's
Department for the provision of police protection services. According to the La Quinta Police
website, the Riverside County Sheriff's Department is located at 86-625 Airport Boulevard in the City
of Thermal, approximately 12.3 miles southeast of the project site. Additionally, there is a Civic
Center Community Policing Office located at 78-495 Calle Tampico in La Quinta, which is
approximately 3.2 miles south of the project site.
The Police Department also operates community programs in the City, including a School Resource
Officer program at all local schools; a volunteer Citizens on Patrol Program, a Junior Cadet program,
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Environmental Evaluation
City of La Quinta
La Quinta—The Centre at La Quinta (APN 600-340-048) Project
Initial Study/Mitigated Negative Declaration
and a volunteer Citizens on Patrol Program; and Community Service Officers who are assigned to
each division and who act as Community Program Coordinators, responsible for Neighborhood
Watch programs and community liaison. The City also relies on mutual aid agreements with
neighboring jurisdictions for additional police support, when necessary.26
At buildout, the City could potentially have a population of 79,956. La Quinta's 2016 population was
40,956 residents according to the United States Census Bureau. The project is anticipated to
generate approximately 341 new residents (131 dwelling units multiplied by the average 2.6 persons
per household). New residents as a result of the project would cause less than a 1-percent increase
in the City's population, therefore not requiring an expansion of police facilities within the City.
According to the February 2013 Final Development Impact Fee Study, the City of La Quinta does not
currently have any police facility fees.
While the proposed project could potentially result in an increased number of calls for police
services, the nominal increase in population would not require the construction of new police
facilities or the expansion of existing facilities to accommodate new staff or equipment. Therefore,
impacts to police protection would be less than significant.
c) Schools?
Less than significant impact. According to the La Quinta General Plan, the City is served by two
public school districts, the Desert Sands and the Coachella Valley Unified School Districts, both of
which provide Kindergarten through 12th grade education. College and university courses are
provided at three regional institutions located in the City of Palm Desert. The project site is served
by Desert Sands Unified School District, and the nearest schools to the project site are Harry S.
Truman Elementary School, located approximately 1.2 miles southwest, and John Glenn Middle
School, located approximately 1.2 miles to the northeast.
Buildout of the City, according to the General Plan's land use plan, has the potential to generate
31,603 housing units in the City, and 21,500 in the Sphere of Influence. These new households have
the potential to increase school enrollment to 23,293 students at buildout. As school facilities in
Districts are close to or over capacity, additional schools will be required to accommodate these
students. The exact number of new schools will depend on actual buildout levels and the rate at
which new development occurs.
The proposed project involves the development of 131 residential dwelling units and a 125-room
hotel on a 22-acre lot in the City of La Quinta. The project could result in an increased enrollment
for schools within the vicinity as it would generate approximately341 new residents, but the project
would not in itself require new or expansion of schools. According to the U.S. Census Bureau, 21.9
percent of La Quinta's population are persons under 18 years of age and 4.8 percent of La Quinta's
population are persons under 5 years of age. Therefore, approximately 17.1 percent are in the age
range to attend elementary, middle, or high school. 17.1 percent of 341 residents results in
26
http://www.laquintaca.gov/home/showdocument?id=15841.
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Initial Study/Mitigated Negative Declaration
Environmental Evaluation
approximately 59 new students, which is a nominal increase (0.8 percent) when compared with the
overall student population of the City of La Quinta, which is 7,004 students. Pursuant to California
Government Section 65996, new development is required to pay applicable impact fees to ensure
that adequate school and related facilities will be available, which is the exclusive method of
mitigation for impacts associated with increased student enrollment. Because the project would be
required to pay school impact fees in accordance with state law, the proposed project would not
result in adverse physical impacts to schools. Therefore, impacts would be less than significant.
d) Parks?
Less than significant impact. The City of La Quinta operates 11 city parks, the Civic Center Campus,
and three nature preserve areas. There are also a number of public parks located within existing
subdivisions. The City of La Quinta works in conjunction with the Desert Sands Unified School
District to share the use of recreational facilities on school grounds. La Quinta is also home to one
public and 22 privately owned and operated golf courses, seven of which are open and available for
public use. La Quinta's designated recreational open space totals approximately 5,259 acres.27
The Quimby Act authorizes a city or county to require the dedication of land or to impose fees for
park or recreational purposes as a condition of the approval of a = subdivision map, if specified
requirements are met.28 The Quimby Act sets a minimum threshold of 3.0 acres of parkland per
1,000 residents; the City of La Quinta has a policy of providing a minimum of 5.0 acres per 1,000
residents and currently contains 218.75 acres of Quimby parkland within the City. The City of La
Quinta currently provides 5.34 acres of parkland per 1,000 residents for a 2016 population of 40,956
which exceeds the minimum of 5.0 acres per 1,000 residents. The implementation of the project
would only increase the population by approximately 341 residents. As such, the project would not
result in a substantial population increase in the City and would not significantly affect the ratio of
parkland per 1,000 residents.
In addition, the recreational amenities within the project have been designed to meet the
anticipated activities of the community. The proposed project includes 3.2 acres of common open
space (active) for 341 estimated new residents. This would equate to approximately 0.01 acres of
common open space per resident, which far exceeds the Quimby Act and City's open space
requirements which requires at least 0.005 acres per resident. In addition, the community
recreational area features several amenities including:
• Bocce ball court with decomposed granite, real or artificial turf, surfacing and spectator bench
seating areas.
Pocket parks and seating nodes with unifying community elements like specimen trees, seat
walls, benches and sculptural landscaping.
a Outdoor fitness areas with high -quality equipment allowing for individual and group training
and exercising with some bench seating along the perimeter.
http://www.laquintaca.gov/home/showdocument?id=15838
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La Quinta—The Centre at La Quinta (APN 600-340-048) Project
Environmental Evaluation Initial Study/Mitigated Negative Declaration
► A fenced community dog park area.
A large, central Clubhouse with various resort -style indoor and outdoor amenities allowing for
numerous groups to enjoy and entertain their families and guests.
a A heated pool with contemporary styled cabanas/shade structures that complement the
adjacent buildings as a year-round leisure recreational amenity for residents, larger group
gatherings, and special events.
• Pool decking sized and designed to allow for lounge chaises, tables, and chairs that can be
readjusted/moved as needed providing flexibility to the arrangement of site furnishings.
• A spa facility with a trellis and seating area.
• Barbecue facility with shaded trellis string lighting and pool area interface. This barbecue area
includes two separate built-in barbecue entertainment counters for resident use.
• Outdoor flex space with fire place and table seating with a clubhouse kitchen interface.
Flexible and movable site furnishings will support various types of events and parties.
;, Seating area with fire pit/table and built-in seating that interfaces with pool restroom building
and east pool area entry.
The project will provide adequate recreational facilities to the residents and hotel guests so that the
project will not increase the demand on nearby recreational facilities. As stated above, the project
provides 3.2 acres of open space for a total of 0.01 acres of open space per estimated new resident.
The project far exceeds the Quimby Act and City requirements for open space. Therefore, impacts
related to parkland from the project would be less than significant.
e) Other public facilities?
Less than significant impact. Public facilities in the City of La Quinta include City -owned buildings
such as City Hall, a Wellness Center, and the Library (collectively part of the Civic Center Campus).
The City of La Quinta maintains a number of public recreational facilities for its residents, including
Fritz Burns Pool, La Quinta Sports Complex, La Quinta Community Center, Colonel Paige Middle
School Fields, Boys and Girls Club of La Quinta, La Quinta Museum, and the Wellness Center. The
proposed project involves the development of 131 residential dwelling units and a 125-room hotel
on a 22-acre lot in the City of La Quinta. The proposed project would generate approximately341
new residents. This is less than a 1 percent increase in the City's population. Therefore, the
proposed project would not result in a significant impact to public facilities, nor require the
development of new facilities or expansion of existing facilities. Impacts to public facilities would be
less than significant.
Mitigation Measures
None.
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La Quinta—The Centre at La Quinta (APN 600-340-048) Project
Initial Study/Mitigated Negative Declaration
Environmental Evaluation
Less than
Significant
Potentially
Impact with
Less than
Significant
Mitigation
Significant
No
Environmental Issues
Impact
Incorporated
Impact
Impact
15. Recreation
a) Would the project increase the use of existing
❑
❑
Z
❑
neighborhood and regional parks or other
recreational facilities such that substantial
physical deterioration of the facility would occur
or be accelerated?
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?
Environmental Setting
This section analyzes the potential effects on recreational resources that may result from project
implementation. The City of La Quinta operates 11 city parks, the Civic Center Campus, and three
nature preserve areas. There are also a number of public parks located within existing subdivisions.
La Quinta park is located 0.77 miles north of the project site and the La Quinta Civic Center Campus
is located 2 miles southwest of the project site.
Environmental Evaluation
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?
Less than significant impact. According to the City's General Plan, La Quinta currently has 218.75
acres of Quimby Act Parkland within its city limits. The project does not propose new or physically
altered park facilities. The project involves construction of 131 residential dwelling units and a 125-
room hotel. As analyzed in the Land Use and Planning section, the project is estimated to generate
341 new residents in the City. The proposed project includes 3.2 acres of common open space
(active).
According to the 2035 General Plan, the Quimby Act sets a minimum threshold of 3.0 acres of
parkland per 1,000 residents. The City of La Quinta provides a minimum of 5.0 acres of parkland per
1,000 residents, and it currently exceeds its level of service, providing 5.3 acres of parkland per 1,000
residents for its 2016 population of 40,956 residents. The project is expected to generate 341 new
residents. This nominal increase to the population of the City of La Quinta will result in a less than
significant impact on recreational facilities and regional parks.
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La Quinta—The Centre of La Quinto (APN 600-340-048) Project
Initial StudylMidgoted Negative Declaration
In addition, as discussed in Impact 14d), the project will provide adequate recreational amenities
within the project to meet the anticipated activities of the community. The project will not
substantially 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.
Impacts will be less than significant.
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?
Less than significant impact. As discussed in Impact 14d: Public Services, the project proposes the
construction of the following recreational facilities:
Bocce ball court with decomposed granite, real or artificial turf, surfacing and spectator bench
seating areas.
• Pocket parks and seating nodes with unifying community elements like specimen trees, seat
walls, benches and sculptural landscaping.
Outdoor fitness areas with high -quality equipment allowing for individual and group training
and exercising with some bench seating along the perimeter.
A fenced community dog park area.
A large, central Clubhouse with various resort -style indoor and outdoor amenities allowing for
numerous groups to enjoy and entertain their families and guests.
A heated pool with contemporary styled cabanas/shade structures that complement the
adjacent buildings as a year-round leisure recreational amenity for residents, larger group
gatherings, and special events.
• Pool decking sized and designed to allow for lounge chaises, tables, and chairs that can be
readjusted/moved as needed providing flexibility to the arrangement of site furnishings.
A spa facility with a trellis and seating area.
• Barbecue facility with shaded trellis string lighting and pool area interface. This barbecue area
includes two separate built-in barbecue entertainment counters for resident use.
Outdoor flex space with fire place and table seating with a clubhouse kitchen interface.
Flexible and movable site furnishings will support various types of events and parties.
• Seating area with fire pit/table and built-in seating that interfaces with pool restroom building
and east pool area entry.
Furthermore, the developer will be required to participate in funding of future parks through the
payment of a parks fee based on the Municipal Code requirements. The addition of 341 residents
will not impact the City's recreational facilities, as the development would provide the above -
mentioned facilities to its residents. Therefore, the project would have a less than significant impact
on recreation.
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La Quinta—The Centre at La Quinta (APN 600-340-048) Project
Initial Study/Mitigated Negative Declaration
Mitigation Measures
None.
Environmental Evaluation
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La Quinta—The Centre at La Quinta (APN 600-340-048) Project
Initial Study/Mitigated Negative Declaration
Less than
Significant
Potentially Impact with Less than
Significant Mitigation Significant No
Environmental Issues Impact Incorporated Impact Impact
16. Transportation/Traffic
Would the project:
a) Conflict with an applicable plan, ordinance or ❑ ❑ ® ❑
policy establishing measures of effectiveness for
the performance of the circulation system,
taking into account all modes of transportation
including mass transit and non -motorized travel
and relevant components of the circulation
system, including but not limited to
intersections, streets, highways and freeways,
pedestrian and bicycle paths, and mass transit?
b) Conflict with an applicable congestion
❑
❑
®
❑
management program, including, but not limited
to level of service standards and travel demand
measures, or other standards established by the
county congestion management agency for
designated roads or highways?
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?
d) Substantially increase hazards due to a design
❑
❑❑
❑
feature (e.g., sharp curves or dangerous
intersections) or incompatible uses (e.g., farm
equipment)?
e) Result in inadequate emergency access?
❑
®
❑
❑
f) Conflict with adopted policies, plans, or
❑
E]
®
❑
programs regarding public transit, bicycle, or
pedestrian facilities, or otherwise decrease the
performance or safety of such facilities?
Environmental Setting
This analysis is based on the Traffic Impact Analysis (TIA) report prepared by Urban Crossroads dated
November 20, 2017. The report is contained in Appendix E of this IS/MND.
As directed by City of La Quinta staff, the TIA was prepared in accordance with the City of La Quinta's
Engineering Bulletin #06-13 (dated July 23, 2015) and Engineering Bulletin #10-01 (dated August 9,
2010). To ensure that the TIA satisfies the City of La Quinta's traffic study requirements, Urban
Crossroads, Inc. prepared a traffic study scoping package for review by City staff prior to the
preparation of their report. The Agreement provides an outline of the project study area, trip
generation, trip distribution, and analysis methodology. The Agreement approved by the City is also
included in Appendix E of this report.
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La Quinta—The Centre at La Quints (APN 600-340-048) Project
Initial Study/Mitigated Negative Declaration
Environmental Evaluation
Study Area and Analysis Scenarios
The following 14 study area intersections listed in Table 12 were selected for the TIA based on
consultation with City of La Quinta staff.
Table 12: Intersection Analysis Locations
ID
Intersection Location
Jurisdiction
1
Washington Street/Highway 111
La Quinta
2
Adams Street/Highway 111
La Quinta
3
Adams Street/Avenue 47/Auto Centre Drive
La Quinta
4
Adams Street/Driveway 1
La Quinta
5
Adams Street/Via Grazianna
La Quinta
6
Adams Street/Avenue 48
La Quinta
7
Auto Center Way/Highway 111
La Quinta
8
Auto Center Way/Auto Centre Drive
La Quinta
9
Auto Center Way/Driveway 2
La Quinta
10
Driveway 3/Auto Centre Drive
La Quinta
11
La Quinta Drive/Highway 111
La Quinta
12
La Quinta Drive/Auto Centre Drive
La Quinta
13
La Quinta Drive/Driveway 4
La Quinta
14
Dune Palms Road/Highway 111
La Quinta
Through consultation with City staff, daily volume -to -capacity (V/C) roadway analyses have been
evaluated for the following roadway segments as shown on Table 13:
Table 13: Roadway Segment Analysis Locations
ID Roadway Segment Location Jurisdiction
1 Adams Street, Highway 111 to Avenue 47/Auto Centre Drive La Quinta
2 Adams Street, Avenue 47/Auto Centre Drive to Via Grazianna La Quinta
3 Adams Street, Via Grazianna to Avenue 48 La Quinta
4 Highway 111, Adams Street to Auto Center Way La Quinta
5 Highway 111, Auto Center Way to La Quinta Drive La Quinta
6 Highway 111, La Quinta Drive to Dune Palms Road La Quinta
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City of La Quinta
La Quinta—The Centre at La Quinta (APN 600-340-048) Project
Initial Study/Mitigated Negative Declaration
In accordance with the City of La Quinta's traffic study guidelines the following scenarios have been
analyzed in the TIA:
• Existing (2017) Conditions
Existing plus Project (E+P) Conditions
Existing plus Ambient Growth plus Project (EAP) (2019) Conditions
Existing plus Ambient Growth plus Project plus Cumulative (EAPQ (2019) Conditions
The proposed project land use is less intense and would generate fewer vehicle trips than could
otherwise occur under the current General Plan designation for the site. As such, General Plan
Buildout traffic conditions have not been evaluated.
City of La Quinta Required Intersection Level of Service
In accordance with City of La Quinta traffic study guidelines, signalized intersections or all -way stop
controlled intersections operating at LOS D or better and cross -street stop controlled intersections
operating at LOS E or better for the side street have been utilized for the purposes of this analysis.
In addition to these requirements, LOS C has been utilized as the minimum LOS for the project
driveway locations.
Criteria for Determining Significant Impacts
Intersections
Pursuant to the criteria outlined for the analysis of study area intersections using the Highway
Capacity Manual (HCM), a potentially significant project impact is defined to occur at any signalized
intersection if the addition of project trips will result in the level of service (LOS) for that intersection
to exceed the criteria established in Table 15 for E+P traffic conditions.
Table 14: Impact Criteria for Intersections Already Operating at LOS E or LOS F
Significant Changes in LOS
LOS E An increase in delay of 2 seconds or more
LOS F An increase in delay of 1 second or more
Source: City of La Quinta Engineering Bulletin #06-13 Table 4.0.
A potentially significant project impact at an unsignalized study area intersection is defined to occur
when an intersection has a projected LOS F on a side street for a two-way stop control, or LOS E or
worse for signalized intersections and all -way stop controlled intersections and the addition of
project traffic results in an addition of 3 seconds or more of delay for any movement.
A potentially significant cumulative impact is defined to occur at any signalized intersection if the
addition of project trips will result in the LOS for that intersection to exceed the criteria established
in Table 14 for Opening Year Cumulative traffic conditions.
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Initial Study/Mitigated Negative Declaration
Roadway Segments
Environmental Evaluation
A potentially significant project impact is defined to occur at any study area roadway segment if the
segment is projected to be operating at LOS E or LOS F and the V/C ratio increases by 0.02 or more
with the addition of project traffic for E+P traffic conditions.
A potentially significant cumulative impact is defined to occur at any study area roadway segment if
the project would cause the Existing LOS to fall to worse than LOS D for Opening Year Cumulative
traffic conditions. A potentially significant cumulative impact is also defined to occur on any study
area roadway segment that is already operating at LOS E or LOS F, if the project traffic will increase
the V/C ratio by more than 0.02 for Opening Year Cumulative With Project traffic conditions.
Project Trip Generation
The trip generation rates are based upon data collected by the Institute of Transportation Engineers
(ITE) for Single Family Detached Residential (ITE Land Use Code 210) and Hotel (ITE Land Use Code
330) land uses in its published Trip Generation Manual, 9th Edition, 2012.
In accordance with the City of La Quinta's traffic study guidelines, trip generation estimates for the
project were determined by utilizing the published rates for the peak hour of the generator rather
than for the peak hour of adjacent street traffic, where possible. The proposed project is anticipated
to generate a net total of approximately 2,468 trip -ends per day on a typical weekday with 180
vehicles per hour during the weekday AM peak hour and 227 vehicles per hour during the weekday
PM peak hour.
The site is currently zoned Regional Commercial and is designated General Commercial in the City's
currently adopted General Plan. The General Commercial land use designation allows for the
maximum development of commercial retail uses at a floor -to -area ratio of 0.25 (or 25 percent) of
the total acreage. For the proposed site area, the total acreage of 21.97 acres equates to
approximately 239,253 square feet (sf) of commercial retail use. A development project constructed
in accordance with the currently approved land use would be anticipated to generate a net total of
approximately 10,216 trip -ends per day with 230 AM peak -hour trips and 888 PM peak -hour trips
under the ITE Land Use code for Shopping Center.
The development of the proposed project is anticipated to generate 7,748 fewer trip -ends per day
with 50 fewer AM peak -hour trips and 661 fewer PM peak -hour trips compared with the land uses
and intensities that could occur under the current General Plan designations. As such, long-range
traffic conditions were not evaluated for the purposes of this traffic study.
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Would the project:
City of La Quinta
La Quinta—The Centre at La Quinta (APN 600-340-048) Project
Initial Study/Mitigated Negative Declaration
a) Conflict with an applicable plan, ordinance or policy establishing measures of effectiveness for
the performance of the circulation system, taking into account all modes of transportation
including mass transit and non -motorized travel and relevant components of the circulation
system, including but not limited to intersections, streets, highways and freeways, pedestrian and
bicycle paths, and mass transit?
Less than significant impact. The results of the potentially significant project and cumulative impacts
for the study area intersections for E+P and Opening Year Cumulative traffic conditions are summarized
in Table 15. As shown on Table 15, the development of the proposed project is not anticipated to
result in a potentially significant project or cumulative impact. A summary of roadway segment V/C
analysis is provided on Table 16. As shown on both tables, the study area intersections and roadway
segments are anticipated to operate at acceptable LOS under existing and future project conditions.
The project is not anticipated to result in a significant impact on the study area intersections under
existing and future traffic conditions, based on the City's Significance Criteria. As such, the project
would comply with the City's standards. The proposed project is forecast to generate 2,468 daily
weekday trips with 180 vehicle trips in the AM peak hour and 227 vehicle trips in the PM peak hour.
The results of the traffic analysis indicate that the proposed project would not create any project -
level significant impacts to the surrounding roadway system during any of the scenarios evaluated.
The project would not conflict with any applicable plan, ordinance, or policy establishing measures
of effectiveness for the performance of the circulation system. Thus, the project would result in less
than significant impacts on traffic/circulation and the surrounding roadway network, and no
mitigation would be required.
See Impact 16f) regarding the proposed project's impact on transit, bicycle, and pedestrian facilities.
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La Quinta-The Centre at La Quinto (APN 600-340.048) Project
Initial Study/Miffgated Negative Declaration
M Intersection
1 Washington Street/Highway 111
2 Adams Street/Highway 111
3 Adams Street/Avenue 47/Auto Centre Drive
4 Adams Street/Driveway 1
5 Adams Street/Via Grazianna
6 Adams Street/Avenue 48
7 Auto Center Way/Highway 111
8 Auto Center Way/Auto Centre Drive
9 Auto Center Way/Driveway 2
10 Driveway 3/Auto Centre Drive
11 La Quinta Drive/Highway 111
12 La Quinta Drive/Auto Centre Drive
13 La Quinta Drive/Driveway4
14 Dune Palms Road/Highway 111
Table 15: Summary of Intersection Operations
Existing (2017)
E+P
Potentially
Significant
:el,ry° LOS'
Dcltq'
LDS'
Proj"c
frslfic
Specirlc
Control'
: AM PM AM PM
AM PM
AM PM
Impact'
TS
36.6 37.9 D D
36.6 37.9
D D
No
TS
29.9 27.9 C C
30.3 33.8
C C
No
TS
11.1 18.2 B B
12.9 20.0
B B
No
TS
Future Intersection
10.1 9.9
B A
No
CSS
12.2 1M B B
12,5 15.1
B C
No
TS
30.5 29.7 C C
30.7 29.8
C C
No
CSS
9.6 11.6 A B
9.6 11.9
A 8
No
TS
3.8 4.9 A A
4.1 5.2
A A
No
TS
Future Intersection
0.0 0.0
A A
No
AWS
Future Intersection
9.1 9-9
A A
No
CSS
17.6 13.6 8 8
19.2 14.5
B B
No
TS
BA 11.6 A B
8.7 12.1
A B
No
TS
Future IntersectlnrF
9.4 9.9
A A
No
TS
34.Z 23.4 C C
34.3 23.4
C C
No
Environmental Evaluation
EAP (2019)
EAPC (2019)
Potentially
Delay'
LOS`
Drlayl
Loss
Signiflcant
cumulative Acceptable
AM
PM
AM
PM
AM
PM
AM PM
Impact
LOS'
37.0
38.3
D
D
37.7
39.2
D
D
No
E
32.4
34.9
C
C
31.9
35.5
C
D
No
E
13.0
20.5
B
C
13.2
21.6
B
C
No
D
10.2
10.0
B
B
10.3
10.1
B
a
No
C
12.7
15.5
B
C
12.9
16-0
B
S
No
C
31.1
30.2
C
C
31.1
30.3
C
C
No
D
9-6
11.9
A
B
9.7
12.6
A
a
No
E
4.2
5.2
A
A
4.2
5.3
A
A
No
D
0.0
0.0
A
A
0.0
0.0
A
A
No
C
9.1
10.1
A
B
9-2
10.0
A
B
No
C
21.7
20.2
C
C
22-1
23.2
C
C
No
E
8.7
12.5
A
B
8-8
13.1
A
B
No
D
9.4
9.8
A
A
9A
9.8
A
A
No
C
34.7
23.8
C
C
34.6
29.1
C
C
No
E
Notes:
' According to the 2010 Highway Capacity Manual, overall average intersection delay and level ofservice are shown for intersections with a traffic signal
For froeryectianb with crass street stop contrpi, rho delay and Ievei of service for the worst individual moyemnrlt (or movements sharing a single lane) are shown.
CSS = Class -greet Slap; TS= Tm(Pc Slgna I; AWS - All-waV Stop, RA = Raundaboul
' A "tentially.sfiinlRW nt prowt traffic impact is defined to occur at any sigoallxed intersection if the intersection is operating at LOS E and the project causes the delay to increase by 2 seconds or more, If the signalized
intersection is operating at LOS F, a potentially significant project specific traffic impact is defined to occur if the project causes the delay to increase by 1 second or more, Far cross -street stop controlled intersections, a
potentially significant project specific traffic impact is defined to occur if the intersection is operating at LOS F on the side street and the addition of project traffic results in an increase of 3 seconds or more of delay for
any movement.
° A potentiYlly significant cumulative traffic impact is defined to occur at any signalized intersection ifthe intersection is operating at LOS E and the project causes the delay to increase by 2 seconds or more. Ifthe
signalized intersection is operating at LOS F, a potentially significant cumulative traffic impact is defined to occur if the project causes the delay to increase by 1 second or more. For cross -street stop controlled
intersections, a potentially significant cumulative traffic impact is defined to occur ifthe intersection is operating at LOS F on the side street and the addition of project traffic results in an increase of 3 seconds or more of
delay for any movement,
s LOS = Level of Service
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La Quinta—The Centre at La Quinta (APN 600-340-048) Project
Initial study/Mit0gated Negative Declaration
Table 16: Summary of Roadway Segment Analysis
Environmental Evaluation
Existing (2017) E+P EAP (2019) Potentially EAPC (2019) Potentially
Significant Significant
Project Project
Roadway LOS Traffic Traffic Acceptable
# Roadway Segment Limits Section Capacity' V/C LOS WC LOS WC LOS Impact2 WC L05 Impact' LOS
1 Hwy. 111 to Av. 47/Auto 4D 28,000 0.43 A 0.46 A 0.48 A No 0.50 A No D
Centre Dr.
2 Adams St. Av. 47/Auto Centre Dr. 4D 28,000 0.42 A 0.45 A 0.47 A No 0.49 A No D
to Via Grazianna
3 Via Grazianna to Av. 48 4D 28,000 0.42 A 0.44 A 0.45 A No 0.47 A No D
4 Adams St. to Auto
Center Wy. 6D 61,100 0.56 A 0.56 A 0.58 A No 0.64 B No D
5 Hwy. 111 Auto Center Wy. to La 6D 61,100 0.56 A 0.57 A 0.59 A No 0.64 B No D
Quinta Dr.
6 La Quinta Dr. to Dune
Palms Rd. 6D 61,100 0.59 A 0.60 B 0.62 B No 0.67 B No D
Notes:
' These maximum roadway capacities have been extracted from the City of La Quinta Engineering Bulletin #06-13 (Revised July 23, 2015).
These roadway capacities are "rule of thumb" estimates for planning purposes. The LOS E service volumes are estimated maximum daily capacity for respective classifications. Capacity is
affected by such factors as intersections (spacing, configuration and control features), degree of access control, roadway grades, design geometrics (horizontal and vertical alignment
standards), sight distance, vehicle mix (truck and bus traffic) and pedestrian and bicycle traffic,
= A potentially significant project traffic impact is defined to occur on any road segment if the segment is projected to be operating at LOS E or LOS F with project traffic included and the V/C
is increased by 0.02 or more by addition of project traffic.
A potentially significant cumulative traffic impact is defined to occur on any road segment if the project would cause the existing LOS to fall to worse than LOS D for Opening Year
Cumulative (2019) With Project volumes. A potentially significant cumulative traffic impact is also defined to occur if the segment is projected to be operating at LOS E or LOS F with
project traffic included and the V/C is increased by 0.02 or more by addition of project traffic.
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City of La Quinta
La Quinta—The Centre at La Quinta (APN 600-340-048) Project
Initial StudylVidgated Negative Declaration
Environmental Evaluation
b) Conflict with an applicable congestion management program, including, but not limited to level
of service standards and travel demand measures, or other standards established by the county
congestion management agency for designated roads or highways?
Less than significant impact. The intent of a Congestion Management Program (CMP) is to more
directly link land use, transportation, and air quality, thereby prompting reasonable growth
management programs that will effectively utilize new transportation funds, alleviate traffic
congestion and related impacts, and improve air quality. Counties within California have developed
CMPs with varying methods and strategies to meet the intent of the CMP legislation. The County of
Riverside CMP became effective with the passage of Proposition 111 in 1990 and updated most
recently in 2011. The Riverside County Transportation Commission (RCTC) adopted the 2011 CMP
for the County of Riverside in December 2011.
Highway 111 is designated a highway on the CMP System from Interstate 10 (1-10) to the Imperial
County Line. The following five study area intersections along Highway 111 are CMP locations:
Washington Street and Highway 111
o Adams Street and Highway 111
Auto Center Way and Highway 111
La Quinta Drive and Highway 111
Dune Palms Road and Highway 111
The following three study area roadway segments along Highway 111 are CMP facilities:
Adams Street to Auto Center Way
Auto Center Way to La Quinta Drive
La Quinta Drive to Dune Palms Road
RCTC has adopted LOS E as the minimum standard for intersections and segments along the CMP
System of Highways and Roadways. As stated in Impact 16a), the CMP intersections and roadway
segments are anticipated to operate at an acceptable LOS of D or better under all analysis scenarios.
As such, impacts on the applicable congestion management program would be less than significant.
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 impact. The project site is located approximately 2.77 miles southwest of the Bermuda Dunes
Airport and approximately 8.35 northwest of the Jacqueline Cochran Regional Airport. The project
site is not located within an airport land use plan. Therefore, the project will not result in a change
in air traffic patterns in the project area.
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La Quinta—The Centre at La Quinta (APN 600-340-048) Project
Initial Studyl0tlgated Negative Declaration
d) Substantially increase hazards due to a design feature (e.g., sharp curves or dangerous
intersections) or incompatible uses (e.g., farm equipment)?
Less than significant impact. The project would not include hazardous design features nor would it
include incompatible uses. There are no sharp curves along Adams Street, La Quinta Drive, or Auto
Center Way that would create hazards to either pedestrian or vehicular traffic. The site adjacent
roadways of Auto Centre Drive, Adams Street, and La Quinta Drive are constructed to their ultimate
General Plan designation. Curb -and -gutter and sidewalk improvements are in place, however,
should be modified accordingly based on proposed driveway locations. As such, impacts related to
increasing hazards due to design features would be less than significant. The project driveways will
be constructed in conformance with City of La Quinta standards, including provisions for sight
distance requirements. On -site traffic signing and striping will be implemented in conjunction with
detailed construction plans for the project and as approved by the City of La Quinta. Therefore, the
project would not substantially increase hazards related to design features.
e) Result in inadequate emergency access?
Less than significant impact with mitigation incorporated. Regional access to the project site is
provided via Highway 111 and the 1-10 Freeway via Washington Street.
Access to the project site will be provided to Adams Street, Auto Centre Drive, and La Quinta Drive
via the following driveways:
Adams Street via Via Grazianna/Driveway 1 (full access)
• Auto Center Way via Driveway 2 (full access)
• Auto Centre Drive via Driveway 3 (full access)
• La Quinta Drive via Driveway 4 (full access)
Implementation of Mitigation Measure TRANS-1 is recommended to address site access
improvements for the project. With the implementation of Mitigation Measure TRANS-1, the
project's impacts to adequate emergency access will be reduced to a less than significant level.
f) Conflict with adopted policies, plans, or programs regarding public transit, bicycle, or pedestrian
facilities, or otherwise decrease the performance or safety of such facilities?
Less than significant impact.
Transit Service
The study area is currently served by the SunLine Transit Agency with bus services along Highway
111, Washington Street, and Adams Street via Lines 70 and 111. Transit service in the vicinity of the
project site provided via Lines 70 and 111. There is an existing bus stop for Line 70 on the southwest
corner of Adams Street and Highway 111, and a bus stop for Line 111 on the southeast corner of
Adams Street and Highway 111.
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City of La Quinta
La Quinta—The Centre at La Quints (APN 600-340-048) Project
Initial Study/Mitigated Negative Declaration
Pedestrian and Alternative Facilities
Environmental Evaluation
The project site has existing pedestrian access to sidewalks along Adams Street, Auto Centre Drive,
and La Quinta Drive. In addition, the study area currently includes Class II bike lanes on Adams
Street south of Highway 111.
According to the City of La Quinta General Plan Update Future Buildout Golf Cart/neighborhood
electric vehicle (NEV) Paths, future Class III golf cart/NEV paths are proposed along Auto Centre
Drive and Dune Palms Road. Avenue 47 (west of Adams Street) is planned to be a Class II Golf
Cart/NEV path into the adjacent Washington Park Retail and terminating at Washington Street.
The implementation of the project will not alter transit services or pedestrian facilities.
Mitigation Measures
MM TRANS-1 Curb -and -gutter and sidewalk improvements are in place but shall be modified
accordingly, based on proposed driveway locations.
The project shall construct curb -and -gutter and sidewalk improvements along the
project's western boundary along the southern extension of Auto Center Way.
• Adams Street & Driveway 1—Modify the raised median to provide the following
storage lengths:
- Southbound Left -Turn Lane: Improve the raised median to provide a pocket
length of 100 feet to meet City standards for deceleration lanes and to allow
right-in/right-out and left -in access only.
• Auto Center Way & Driveway 2—Construct the intersection with the following:
- Construct east leg to facilitate ingress and egress access to the proposed hotel.
• Driveway 3 & Auto Centre Drive —Construct the intersection with the following:
- Construct south leg to facilitate ingress and egress access to the proposed hotel-
- Westbound left -turn lane: provide a minimum of 50 feet of storage within the
existing two -way -left turn lane (painted median).
• La Quinta Drive & Driveway 4—Construct the intersection with the following:
- Construct west leg to facilitate ingress and egress access to the proposed
residential use.
- Northbound left -turn lane: provide a minimum of 50 feet of storage within the
existing two -way -left turn lane (painted median).
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Environmental Issues
City of La Quints
La Quinta—The Centre at La Quinta (APN 600-340-048) Project
Initial Study/Mitigated Negative Declaration
Less than
Significant
Potentially Impact with
Significant Mitigation
Impact Incorporated
Less than
Significant No
Impact Impact
17. Tribal Cultural Resources
Would the project cause a substantial adverse change in the significance of a tribal cultural resource,
defined in Public Resources Code section 21074 as either a site, feature, place, cultural landscape that is
geographically defined in terms of the size and scope of the landscape, sacred place, or object with
cultural value to a California Native American tribe, and that is:
a) Listed or eligible for listing in the California ❑ ❑ ❑
Register of Historical Resources, or in a local
register of historical resources as defined in
Public Resources Code section 5020.1(k), or
b) A resource determined by the lead agency, in its ❑ ® ❑ ❑
discretion and supported by substantial
evidence, to be significant pursuant to criteria
set forth in subdivision (c) of Public Resources
Code Section 5024.1. In applying the criteria set
forth in subdivision (c) of Public Resource Code
Section 5024.1, the lead agency shall consider
the significance of the resource to a California
Native American tribe.
Environmental Evaluation
Would the project cause a substantial adverse change in the significance of a tribal cultural resource,
defined in Public Resources Code section 21074 as either a site, feature, place, cultural landscape
that is geographically defined in terms of the size and scope of the landscape, sacred place, or object
with cultural value to a California Native American tribe, and that is:
a) Cause a substantial adverse change in the significance of a tribal cultural resource listed or eligible
for listing in the California Register of Historical Resources, or in a local register of historical
resources as defined in Public Resources Code section 5020.1(k)?
No impact: Tribal Cultural Resources (TCRs) can include wood, stone, foundations, and other
structural remains; debris -filled wells or privies; and deposits of wood, glass, ceramics, and other
refuse. The general area has been shown to be highly archaeologically sensitive for both prehistoric
and historic resources. The abundance of previously recorded cultural resources within the
immediate vicinity of the project area exhibit no clear distribution pattern, which is likely due to the
proximity of the project area to the boundaries of ancient Lake Cahuilla. Furthermore, four
resources (two historic and two prehistoric) have been previously recorded within the project area,
indicating that the subject parcel itself has a high sensitivity to produce both historic and prehistoric
resources. However, these were determined to be ineligible for the NR or CR and were destroyed as
a result of previous excavations on -site.
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La Quinta—The Centre at La Quinta (APN 600-340-048) Project
Initial StudylMitigated Negative Declaration Environmental Evaluation
The project area itself has been studied in depth through subsequent surveys in 1992 and monitored
during excavations and grading conducted in 1999/2000 (RI-3481 and RI-3482) and again in 2008.
Confirmation through the pedestrian survey confirmed that the upper 3 feet of soil within the
project area has been locally excavated and engineered to its current compaction (approximately 75
percent). Therefore, the potential to encounter tribal cultural resources within the uppermost strata
is virtually non-existent.
All of the letters may be found in their entirety in Appendix G.
b) Cause a substantial adverse change in the significance of a tribal cultural resource determined by
the lead agency, in its discretion and supported by substantial evidence, to be significant
pursuant to criteria set forth in subdivision (c) of Public Resources Code Section 5024.1?
Less than significant impact with mitigation incorporated. The NAHC conducted a search of their
Sacred Lands File on May 19, 2017. The search was negative for any listed Sacred Lands in proximity
of the project. NAHC recommended certain tribes affiliated to the general area be contacted and
invited to comment or share information regarding cultural resources in the area. FCS notified the
tribes of the project in writing on May 22, 2017 as part of its cultural resource analysis. One
response has been received dated June 13, 2017 identifying the project as within the Agua Caliente
Tribe's Traditional Use Area (Appendix G).
The City conducted AB 52 and SB 18 consultations with tribes as designated by NAHC. The Agua
Caliente Tribe requested the following in a letter dated December 18, 2017:
1. A copy of the records search with associated survey reports and site records from the
information center.
2. A cultural resources inventory of the project area by a qualified archaeologist prior to any
development activities in this area.
3. Copies of any cultural resource documentation (report and site records) generated in
connection with this project.
4. The presence of an archaeologist who meets the Secretary of Interior's standards during any
ground -disturbing activities.
5. The presence of an approved Agua Caliente Native American Cultural Resource Monitor(s)
during any ground -disturbing activities (including archaeological testing and surveys). Should
buried cultural deposits be encountered, the Monitor may request that destructive
construction halt and the Monitor shall notify a Qualified Archaeologist (Secretary of the
Interior's Standards and Guidelines) to investigate and, if necessary, prepare a mitigation plan
for submission to the State Historic Preservation Officer and the Agua Caliente Tribal Historic
Preservation Office.
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Environmental Evaluation
City of La Quinta
La Quinta—The Centre at La Quinta (APN 600-340-048) Project
Initial Study/Mitigated Negative Declaration
6. This area is highly sensitive for cultural resources. The Agua Caliente Band of Cahuilla Indians
Tribal Historical Preservation Officer (THPO) requests a meeting with the City of La Quinta
before any ground -disturbing activities take place.
On December 20, 2017 the Viejas Tribal Government responded to the SB 18 notification and
determined that the project site has little cultural significance or ties to Viejas.
On January 9, 2018, the Augustine Band of Cahuilla Indians responded to the SB 18 notification. They
responded that they were unaware of specific cultural resources that may be affected by the
proposed project.
The Agua Caliente Band of Cahuilla Indians responded to the AB 52 consultation letter that although
the project is outside of the Agua Caliente Band of Cahuilla Indians territory, it is within the Tribe's
Traditional Use Area. The Tribe reiterated its concerns consistent with their December 2017 letter.
Mitigation Measures TCR-1 and TCR-2 would address all tribes' requests and ensure that the project
would not cause a substantial adverse change in the significance of a tribal cultural resource.
Mitigation Measures
MM TCR-1 Prior to any ground -disturbing activities, the applicant shall retain the services of a
qualified archaeologist and Tribal Monitor. Copies of contracts with monitoring
archaeologists and Tribal Monitors shall be provided to the City prior to the issuance
of any ground -disturbing permit. Full-time archaeological monitoring shall be
conducted by a qualified archaeologist for excavations that will exceed 3 feet in
depth. In the event that buried cultural resources are discovered during
construction, the archaeologist shall be permitted to stop construction operations
within 50 feet of the find and the Applicant and/or the Applicant's representative
shall immediately notify the City. The archaeologist shall determine whether the
find requires further study. The Applicant shall include a standard inadvertent
discovery clause in every construction contract to inform contractors of this
requirement. The archaeologist shall make recommendations concerning
appropriate measures that will be implemented to protect the resource(s), including
but not limited to excavation and evaluation of the finds in accordance with Section
15064.5 of the CEQA Guidelines. Any previously undiscovered resources found
during construction within the project area should be recorded on appropriate
Department of Parks and Recreation (DPR) 523 forms and evaluated for significance
in terms of CEQA criteria. The archaeologist shall provide the City with a report of
all monitoring activities within 30 days of completion of these activities.
MM TCR-2 In the event of the accidental discovery of any human remains on the project, CEQA
Guidelines Section 15064.5; Health and Safety Code Section 7050.5; and Public
Resources Code (PRC) Sections 5097.94 and 5097.98 must be followed. If during the
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Initial Study/Mitigated Negative Declaration
Environmental Evaluation
course of project development there is accidental discovery of any human remains,
the following steps shall be taken:
1. There shall be no further excavation or disturbance of the site or any nearby area
reasonably suspected to overlie adjacent human remains until the County
Coroner is contacted to determine if the remains are Native American and if an
investigation of the cause of death is required. If the coroner determines the
remains to be Native American, the coroner shall contact the Native American
Heritage Commission (NAHC) within 24 hours, and the NAHC shall identify the
person or persons it believes to be the "most likely descendant" (MLD) of the
deceased Native American. The MILD may make recommendations to the
landowner or the person responsible for the excavation work, for means of
treating or disposing of, with appropriate dignity, the human remains and any
associated grave goods as provided in Public Resource Code Section 5097.98,
Environmental Issues.
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La Quinta—The Centre at La Quinta (APN 600-340-048) Project
Initial Study/Mitigated Negative Declaration
Less than
Significant
Potentially
Impact with
Less than
Significant
Mitigation
Significant
No
Environmental Issues
Impact
Incorporated
Impact
Impact
18. Utilities and Service Systems
Would the project:
a)
Exceed wastewater treatment requirements of the
❑
U
❑
applicable Regional Water Quality Control Board?
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?
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?
d)
Have sufficient water supplies available to serve
❑
❑
®
❑
the project from existing entitlements and
resources, or are new or expanded entitlements
needed?
e)
Result in a determination by the wastewater
❑
❑
®
❑
treatment provider which serves or may serve
the project that it has adequate capacity to
serve the project's projected demand in addition
to the provider's existing commitments?
f)
Be served by a landfill with sufficient permitted
❑
❑
®
❑
capacity to accommodate the project's solid
waste disposal needs?
g)
Comply with federal, state, and local statutes
❑
f J
❑
[-1
and regulations related to solid waste?
Environmental Setting
Wastewater Collection and Treatment
Sanitary sewer collection and treatment facilities are provided by the CVWD within most of the City.
There are two CVWD wastewater treatment plants that serve the City of La Quinta. Water Reclamation
Plant 7 (WRP-7) is located at Madison Street and Avenue 38, northeast of the City in Indio. It provides
wastewater treatment for development in the City of La Quinta north of Miles Avenue. The capacity of
WRP-7 is 5 million gallons per day (mgd), and the plant processes approximately 2.8 to 3.0 mgd. It has
the capacity to expand to 7.5 mgd. Currently there is sufficient excess capacity; therefore, although
expansion capacity exists, no such plans are proposed at this time.
The Mid -Valley Water Reclamation Plant (WRP-4), located in Thermal (11.8 miles southeast of the
Village), serves the area in the City of La Quinta located south of Miles Avenue including the project.
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La Quinta—The Centre at La Quinta (APN 600-340-048) Project
Initial Study/Mitigated Negative Declaration
Environmental Evaluation
The WRP-4 has a current capacity of just under 10 mgd, and processes approximately 5 mgd per day.
Given the excess capacity, there are currently no plans for expansion at the Mid -Valley plant. WRP-4
does not include tertiary treatment facilities. CVWD indicates that such facilities could be located at
this plant in the future should demand warrant.
There is an existing 18-inch sewer main in Adams Street and an existing 8-inch sewer lines in Auto
Center Drive for the development to connect to. On -site there will be 8-inch sewer mains except
that the commercial retail site will have a 6-inch sewer main.
Water Supply
The Coachella Valley including the project area is located within the Colorado River Watershed,
which drains into the Salton Trough. The desert climate is characteristically dry, with an average of
less than 4 inches of annual rainfall. Therefore, water is an especially limited and valuable resource.
To satisfy the demand for water from residential, commercial and agricultural users, the Coachella
Valley supplements local groundwater supplies with water from northern California and the
Colorado River.
Northern California water is conveyed to southern California via the California aqueduct. Over 23
million people and 755,000 acres of agricultural lands are served by the system. Supplies to
southern California vary annually based on weather. Water supplies are more available in wet years
and decrease during dry years.
California is entitled to 4.4 million acre-feet of Colorado River water per year, as set forth in a 1964
Supreme Court ruling. Although Colorado River water is one of the Coachella Valley's main source of
water, it is considered poor in quality. In addition to the high levels of total dissolved solids, this
water has been cited as contributing to the salinity problems in the Valley. This supply is used
mainly for irrigation.
Solid Waste
The City has a solid waste service agreement with Burrtec Waste and Recycling Services, LLC for the
collection and transport of solid waste to landfill sites. The service agreement between the City and
Burrtec Waste and Recycling Services, LLC is negotiated every 5 years. The Edom Hill Transfer Station
accepts solid waste from the City. All waste received at the Edom Hill Transfer Station is transferred
to one of three landfills: Lambs Canyon Landfill near Beaumont, Badlands Landfill near Moreno
Valley, and El Sobrante Landfill near Corona.29 These landfills have remaining capacity of 19,242,950,
15,648,799, and 145,530,000 tons, respectively, and are expected to close in 2029, 2022 and 2045,
respectively.30 The State of California has mandated a 50 percent waste diversion rate that must be
met by all counties and cities.
According to CalRecycle, the State's integrated waste management agency, solid waste generated by
construction and demolition sites may account for as much as 22 percent of the solid waste stream.
29 City of La Quinta. SilverRock Resort. Addendum to the Adopted Mitigation Negative Declaration. Page 230.
30 CalRec cle. 2017. Facility/Site /Site Summary details. Available: htt //www.calrec cle.ca. ov SWFacilities/Director /33-AA- 0217 Detail .
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La Quinta—The Centre at La Quinta (APN 600-340-048) Project
Initial Study/Mitigated Negative Declaration
Prior to the issuance of grading permits, the City refers developers to Burrtec environmental staff to
develop a recycling plan to recycle at least 50 percent of these materials.
Environmental Evaluation
This section evaluates potential effects on Utilities and Service Systems that may result from project
implementation. Descriptions and analysis in this section are based on results from the La Quinta
General Plan, La Quinta Municipal Code, the Project Specific Water Quality Management Plan
(Appendix F), and the Preliminary Drainage Study for the project (Appendix F).
Would the project:
a) Exceed wastewater treatment requirements of the applicable Regional Water Quality Control
Board?
Less than significant impact. Wastewater from the project would mainly consist of effluent typical
of residential and hotel units. Small quantities of hazardous household materials such as cleaning
solvents may be present, but not in quantities sufficient to exceed treatment requirements. The
project would also be required to meet all applicable regulations, including NPDES permit
requirements and those of the RWQCB. The proposed project shall be connected to sanitary sewer
service. Lastly, the City shall ensure coordination with the CVWD to assure that existing and future
extended sanitary sewer facilities are adequate to meet the needs of project. Therefore, impacts
would be less than significant.
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?
Less than significant impact. As stated above, both water reclamation plants are processing less
wastewater than their capacity. Together, the two plants have a remaining capacity of approximately
6 mgd. The project would be served by WRP-4, which has approximately 4 mgd remaining capacity.
The proposed project includes the development of 131 residential units and a 125-room hotel. The
increase in density and the intensification of land uses would increase the amount of wastewater
generated in the project area. As stated in the General Plan EIR31, it is assumed that domestic
wastewater flows are equivalent to the potable water demand projections. Therefore, the project
would generate 66.04 acre-feet of wastewater per year, or 58,957 gallons per day. The amount of
wastewater generated by the project would account for a nominal 1.47 percent of the remaining
capacity of WRP-4.
Lastly, the requirement of all projects within the project area to pay a connection fee would
financially assist towards the future expansion and upgrading of wastewater drainage infrastructure.
Therefore, implementation of the proposed project would not exceed wastewater treatment
requirements. impacts would be less than significant.
31
http://www.laquintaca.gov/home/showdocument?id=15857, page III-187
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La Quinta—The Centre at La Quints (APN 600-340-048) Project
Initial Study/Mitigated Negative Declaration
Environmental Evaluation
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?
Less than significant impact. The proposed project would be served by existing stormwater facilities
maintained by the City of La Quinta. As stipulated in the City's General Plan EIR Mitigation Measure
6, new development is required to construct on -site retention/detention basins and other
stormwater management facilities that are capable of managing stormwater flows. Further, the
project would be subject to Chapter 8.70.070 of the City's Municipal Code, which stipulates that the
project must comply with all WQMP requirements as may be set forth in the stormwater
management plan for such projects, along with all related conditions and requirements established
by the City.
The proposed project will implement BMPs to address the pollutants of concern that may potentially
be generated by from the operation of the project site. The project will be required to retain Urban
Runoff on -site in conformance with local ordinance. Table 7 of the Project Specific Water Quality
Management Plan (WQMP) in Appendix F contains further details regarding applicable BMPs for the
proposed project. Please also see Section 8, Hydrology and Water Quality, above.
Further, pursuant to the WQMP, the project would be required to implement stormwater best
management practices that limit the volume and flow of stormwater to the municipal storm sewer
system (Appendix F). Therefore, overall, impacts would be less than significant.
d) Have sufficient water supplies available to serve the project from existing entitlements and
resources, or are new or expanded entitlements needed?
Less than significant impact. The project consists of 131 dwelling units and a 125-room hotel on
approximately 22 acres. The project would connect to the CVWD's water facilities, similar to the
existing residential uses nearby. The CVWD provides water to its customers from several sources,
including groundwater, the State Water Project, and the Colorado River.
A commercial development permitted under the current zoning (Regional Commercial with floor -
area ratio of 0.35) would be 335,412 square feet in size. The water demand of a corporate building
(permitted under the existing Regional Commercial zone) would be 12.78 acre-feet per year
(34g/sf/day x 335.412 ksf x 365 = 4,162,462 gallons, or 12.78 acre-feet).32
As detailed under Impact 9b), the proposed project would have a water demand of 66.04 acre-feet
per year. Although the proposed project has a much higher water demand compared with a
commercial development permitted under the current zoning, the project's water demand would
account for a nominal percentage (0.05 percent) of the projected CVWD water supply. The
projected CVWD water supply in 2020 is estimated to be 113,400 acre-feet, and would continue to
increase through 2040.
32 https://www.energystar.gov/sites/default/files/buildings/tools/DataTrends_Water_20121002.pdf.
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Environmental Evaluation
City of La Quinta
La Quinta—The Centre at La Quints (APN 600-340-048) Project
Initial Study/Mitigated Negative Declaration
Further, CVWD also has plans to increase its use of recycled water and may develop desalinated
agricultural drain water to supplement the existing supplies in the future if necessary. Although the
project will result in increased water usage beyond existing conditions (since the site is currently
vacant) and what was planned under the City's General Plan, the increased water demand only
accounts for a negligible amount of CVWD's project water supply. No new or expanded water supply
entitlements would be needed. Therefore, impacts would be less than significant.
e) Result in a determination by the wastewater treatment provider which serves or may serve the
project that it has adequate capacity to serve the project's projected demand in addition to the
provider's existing commitments?
Less than significant impact. As discussed in Impact 18b), the project would generate 66.04 acre-
feet of wastewater per year, or 58,957 gallons per day. Alternatively, a commercial development
permitted under the current zoning would generate 12.78 acre-feet of wastewater per year, or
11,410 gallons per day. Although the proposed project would generate a much higher amount of
wastewater, it would account for a nominal percentage (1.47 percent) of the remaining capacity of
WRP-4. As such, there is sufficient capacity at the treatment plant to serve the proposed project in
addition to existing commitments. Impacts would be less than significant.
f) Be served by a landfill with sufficient permitted capacity to accommodate the project's solid
waste disposal needs?
Less than significant impact. As discussed above, there is sufficient landfill capacity available to
accommodate the construction and operational phase of the project. The project would be served
by three landfills: the Lambs Canyon Landfill near Beaumont, the Badlands Landfill near Moreno
Valley, and the El Sobrante Landfill near Corona. These landfills have a remaining combined capacity
of 180,421,749 tons. The proposed project includes the construction of a 125-room hotel and 131
residential units, which would require a GPA and a zone change. The increase in density and the
intensification of land uses would increase the amount of solid waste generated in the project area.
According to the CalRecycle Estate Solid Waste Generation rates website, the 125-room hotel would
generate 250 pounds of solid waste per day (2pounds/room/day). The residential development
would generate 1,602 pounds of solid waste per day (12.23lbs/household/day)33. In total, the project
would generate 1,852 pounds of solid waste per day. The three existing landfills described above
would have long-term capacity sufficient for expected solid waste generated by the project, and
Burrtec plans on providing service to accommodate future development.
Burrtec also implements recycling programs and provides those services as part of its waste contract
obligations. Beyond typical household recycling pick-up and diversion, Burrtec also provides several
recycling -related programs to City residents, including curbside pick-up of large items, waste motor
oil, green waste, and other off -site programs and events for a -waste and paper shredding. Burrtec is
required to meet all local, regional, state, and federal standards for solid waste disposal. Thus,
impacts would be less than significant.
33 https://www2.calrecycle.ca.gov/WasteCharacterization/General/Rates
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La Quinta—The Centre at La Quinta (APN 600-340-048) Project
Initial Study/Mitigated Negative Declaration
Environmental Evaluation
g) Comply with federal, state, and local statutes and regulations related to solid waste?
Less than significant impact. Solid waste disposal services must follow federal, state, and local
statutes and regulations related to the collection of solid waste. The project proposes development
of residential uses, which would not involve the production and/or disposal of any acutely toxic or
otherwise hazardous materials. The proposed project would comply with all state and local waste
diversion requirements, including The Integrated Waste Management Act (AB 939), which requires
projects to meet at least a 50 percent diversion rate, and Municipal Code Chapter 6.04, regarding
waste collection. As such, impacts would be less than significant.
Mitigation Measures
u 9NO
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Environmental Evaluation
Environmental Issues
19. 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 impacts that are
individually limited, but cumulatively
considerable? ("Cumulatively considerable"
means that the incremental effects of a project
are considerable when viewed in connection
with the effects of past projects, the effects of
other current projects, and the effects of
probable future projects)?
c) Does the project have environmental effects,
which will cause substantial adverse effects on
human beings, either directly or indirectly?
Environmental Evaluation
City of Lo Quints
La Quints —The Centre at La Quinta (APN 600-340-048) Project
Initial Study/Mitigated Negative Declaration
Less than
Significant
Potentially
Impact with
Less than
Significant
Mitigation
Significant
No
Impact
Incorporated
Impact
Impact
❑
❑
❑
❑
❑
❑
❑
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?
Less than significant with mitigation incorporated. As described in the analysis above,
implementation of the proposed project would not degrade the quality of the environment;
substantially reduce the habitats of fish or wildlife species; cause a fish or wildlife population to drop
below self-sustaining levels; threatens to eliminate a plant or animals; or eliminate important
examples of major periods of California history or prehistory with the incorporation of the identified
mitigation measures.
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Initial Study/Mitigated Negative Declaration
Environmental Evaluation
b) Does the project have impacts that are individually limited, but cumulatively considerable?
("Cumulatively considerable" means that the incremental effects of a project are considerable
when viewed in connection with the effects of past projects, the effects of other current
projects, and the effects of probable future projects)?
Less than significant impact with mitigation incorporated. The residential and hotel development
contemplated by the proposed project would increase or intensify certain impacts to a greater
extent (i.e., water usage and wastewater generation) than what could occur from commercial
development that would be permitted under the City's existing General Plan and zoning for the site.
However, these impacts would still be less than significant. In addition, the proposed project would
result in potentially significant project -specific impacts to air quality, biological resources, and
cultural resources and could result in noise and traffic impacts. However, mitigation measures have
been identified that would reduce these impacts to less than significant levels. Furthermore, the Air
Quality and Transportation/Traffic analyses presented in Section 3 and Section 16, respectively, of
this document considered cumulative impacts and determined that cumulative air quality and traffic
impacts would less than significant. The proposed project would have less than significant impacts
to all other resource areas discussed in the analysis section, above. No additional mitigation
measures would be required to reduce cumulative impacts to less than significant levels.
c) Does the project have environmental effects, which will cause substantial adverse effects on
human beings, either directly or indirectly?
Less than significant impact with mitigation incorporated. Previous sections of this Initial
Study/Mitigated Negative Declaration reviewed the project's potential impacts related to air quality,
geology/soils, hazards/hazardous materials, noise, vibration and other environmental issue areas
that could impact human beings. Implementation would not displace or otherwise significantly
impact existing residences. As concluded in these previous discussions, the project would result in
less than significant environmental impacts with implementation of project design features,
conditions and recommended mitigation measures. Therefore, with implementation of the specified
mitigation, the project would cause less than significant adverse effects on human beings.
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Initial Study/Mitigated Negative Declaration
References
Assembly Bill No. 1191 Chapter 276. Quimby Act: Fees. Accessed May 5, 2017. Website:
https:Hleginfo.legislature.ca.gov/faces/billTextClient.xhtml?bill_id=201520160AB1191.
California Department of Conservation. 2014. Riverside County Important Farmland Data. Accessed
May16, 2017. Website: ftp://ftp.consrv.ca.gov/pub/dIrp/FMMP/pdf/2014/rivl4_c.pdf.
California Department of Conservation. Riverside County Williamson Act FY 2015/2016. 2014.
Accessed May 16, 2017. Website: ftp:Hftp.consrv.ca.gov/pub/dlrp/FMMP/pdf/2014
/riv14_c.pdf.
California Department of Transportation. Riverside County Scenic Highway Mapping System.
Accessed May 16, 2017. Website: http://www.dot.ca.gov/hq/LandArch/16_1ivabiIity
/scenic_highways/.
California Department of Transportation. The California Scenic Highway Program. 29 July. 2008.
Accessed May 22, 2017. Website: http://www.dot.ca.gov/dist3/departments/mtce/
scenic.htm.
City of La Quinta General Plan Chapter II Community Development. La Quinta. Accessed May 5,
2017. Website: http://www.laquintaca.gov/home/showdocument?id=15838.
City of La Quinta General Plan Update: Biological Resources. La Quinta. Accessed May 5, 2017.
Website: http://www.laquintaca.gov/home/showdocument?id=15865.
City of La Quinta Master Drainage Plan. Website: http://www.laquintaca.gov/home
/showdocument?id=8523. Accessed May 21, 2017.
City of La Quinta. 2010. Emergency Operations Plan. May 3. Website: http://www.laquintaca.gov
/home/showdocument?id=12446. Accessed June 2017.
City of La Quinta. General Plan EIR Faults and Historical Seismicity Map Exhibit III-8. 2010. Website:
http://www.laquintaca.gov/home/showdocument?id=15858. Accessed May, 2017.
City of La Quinta. General Plan EIR Geologic Map of the Planning Area Map Exhibit III-6. 2010.
Website: http://www.laquintaca.gov/home/showdocument?id=15858. Accessed May,
2017.
City of La Quinta. General Plan EIR Seismic Hazards Map Exhibit III-9. 2010. Website:
http://www.laquintaca.gov/home/showdocument?id=15858. Accessed May, 2017.
City of La Quinta. The Centre at La Quinta Specific Plan Amendment #4. Website:
http://lglaserfiche.docsonthecloud.com/WebLink/PDF/kaoepgpzn5cyl lmcvwxgc5eh/10/SP
% 2097-029%20The%20Center%20at%20LQo20(2005)%20-%20Amendment%204.pdf.
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References
City of La Quinto
La Quinta—The Centre at La Quinta (APN 600-340-048) Project
Initial StudylMitigated Negative Declaration
Coachella Valley Multiple Species Habitat Conservation Plan/Natural Community Conservation Plan.
Website: http://www.cvmshcp.org/pdf%20files/Annual%20
Report%202016/2016%20Annua1%20Report%20Final. pdf. Accessed May 5, 2017.
Coachella Valley Multiple Species Habitat Conservation Plan/Natural Community Conservation Plan.
Conservation Areas Map. Website: http://www.cvmshcp.org/Plan%20Documents/_system_
files/d4-1.pdf. Accessed June 26, 2017
Coachella Valley Water District (CVWD). July 1, 2016. Website: http://cvwd.org/ArchiveCenter
/View File/Item/516. Accessed May 21, 2017.
County of Riverside. 2015. Appendix E-1: Socioeconomic Build -Out Assumptions and Methodology.
December 8. Website: http://planning.rctlma.org/Portals/0/genplan/general_plan_2016/
appen dices/Appen dix%20E-1_120815.pdf?ver=2016-04-01-142000-897. Accessed May
2017.
FEMA Flood Insurance Map. Website: https://msc.fema.gov/portal/search?AddressQuery=79315%
20Highway%20111%201a%20quinta#searchresultsanchor. Accessed May 21, 2017.
La Quinta General Plan Chapter III Natural Resources. La Quinta. Accessed May 5, 2017. Website:
http://www.laquintaca.gov/home/showdocument?id=15843.
La Quinta General Plan Chapter V Public Infrastructure & Services. Accessed May 5, 2017. Website:
http://www.laquintaca.gov/home/showdocument?id=15841.
La Quinta General Plan EIR Technical Appendices Appendix E. La Quinta. Accessed May 5, 2017.
Website: http://www.laquintaca.gov/home/showdocument?id=15863.
La Quinta Municipal Code. La Quinta. Accessed May 5, 2017. Website: http://www.gcode.us/
codes/laquinta/.
La Quinta Municipal Code. Title 9 Zoning. Chapter 9.100.150 Outdoor Lighting. Accessed May 7,
2017. Website: http://gcode.us/codes/laquinta/?view=desktop&topic=9-9_60.
Riverside County General Plan Environmental Impact Report: Flood and Dam Inundation Hazards.
Website: http://planning.rctlma.org/Portals/0/genplan/general_plan_2015/DEIR%20521
/04- 11_FloodAndDaminundationHazards.pdf. Accessed May 5, 2017.
Riverside County Planning Department. Riverside Extended Mountain Area Plan Figure 5. 8
December. 2015. Website: http://planning.rctima.org/Portals/0/genplan
/general_plan_2016/area_plans/REMAP_120815m. pdf?ver=2016-04-01- 101022-710.
Accessed May 22, 2017.
The Governor's Office of Emergency Services Map. Website: http://myhazards.caloes.ca.gov/.
Accessed May 21, 2017.
United States Geological Survey (USGS). La Quinta, California 7.5 Minute Quadrangle map (USGS,
2012).
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City of La Qulnta
La Quinta—The Centre at La Quinta (APN 600-340-048) Project
Initial Study/Mitigated Negative Declaration References
Whitewater River MS4 Permit. Website: http://www.waterboards.ca.gov/rwgcb7/board_decisions
/adopted_orders/orders/2013/0011cv_ms4.pdf. Accessed May 21, 2017.
Whitewater River Region Water Quality Management Plan (WQMP) Guidance Document. Website:
http://www.floodcontrol.co.riverside.ca.us/NPDES/WhitewaterWS.aspx. Accessed May 21,
2017.
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City of La Quints
La Quinta—The Centre at La Quinta (APN 600-340-048) Project
Initial Study/Mitigated Negative Declaration
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250 Commerce, Suite 250
Irvine, CA 92602
Phone: 714.508.4100
Fax: 714.508.4110
List of Preparers
Project Director..................................................................................................................... Frank Coyle
ProjectManager, ....................................................................................................................... Cecilia So
Environmental Analyst.......................................................................................................Connor
Tindall
EnvironmentalAnalyst.................................................................................................................. Tsui Li
EnvironmentalIntern.......................................................................................................... Dina Sabatelli
Editor................................................................................................................................... Ed Livingston
Word Processor.............................................................................................................. Ericka Rodriguez
GIS/Graphics..................................................................................................................
John De Martino
Reprographics..................................................................................................................... Octavio Perez
Matthew McLaughlin
Urban Crossroads, Inc. —Technical Subconsultant
260 E. Baker Street, Suite 200
Costa Mesa, CA 92626
Phone: 949.660.1994
Fax: 949.660.1911
EEI—Technical Subconsultant
2195 Faraday Avenue, Suite K
Phone: 760.431.3747
Fax: 760.431.3748
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City of la Quinta
EA 2017-0009 Mitigation Monitoring and Reporting Program
Environmental Assessment 2017-0009
The Centre at La Quinta
Mitigation Monitoring and Reporting Program
Method of Timing of Responsible for Verification of Completion
Mitigation Measures Verification Verification Verification Date Initial
3. Air Quality
MM AIR-1: During site preparation and grading activities, all off -road On site inspection During site Project Contractor,
construction equipment greater than 150 horsepower (>150 HP) shall preparations and Public Works
be ARB certified Tier 3 or better. grading activities Inspector
4. Biological Resources
MM 6I0-1: Construction during Breeding Season and Pre -construction Submittal of pre- Prior to any Project Biologist,
Breeding Bird Surveys construction survey ground Planning Division,
To be in compliance with the MBTA and the California Fish and Game disturbance Public Works
Code, and to avoid and reduce direct and indirect impacts on migratory
non -game breeding birds, and their nests, young, and eggs to less than
significant levels, the following measures shall be implemented.
• All ground -disturbing activities, including removal of vegetation, that
would remove or disturb potential nest sites shall be scheduled
outside the breeding bird season, if feasible. The breeding bird nesting
season is typically from January 15 through September 15, but can
vary slightly from year to year, usually depending on weather
conditions. Removing all physical features that could potentially serve
as nest sites outside of the breeding bird season also would help to
prevent birds from nesting within the project site during the breeding
season and during construction activities,
• If project activities that would remove or disturb potential nest sites
cannot be avoided during January 15 through September 15, a qualified
biologist shall conduct a pre -construction clearance and nesting bird
survey to search for all potential nesting areas, breeding birds, and
active nests or nest sites within the limits of project disturbance up to
seven days priorto mobilization, staging and other disturbances. The
survey shall end no more than three days prior to vegetation, substrate,
and structure removal and/or disturbance.
City of Lo Quints
EA 7017-0009
Mitigation Measures
• If no breeding birds or active nests are observed during the
pre -construction survey, or if they are observed and would
not be disturbed, then project activities may begin and no
further mitigation would be required.
• If an active bird nest is located during the pre -construction
survey and potentially would be disturbed, a no -activity
buffer zone shall be delineated on maps and marked
(flagging or other means) up to 500 feet for special -status
avian species and raptors, or 75 feet for non -special status
avian species, at the discretion of the qualified biologist. The
limits of the buffer shall be demarcated so as to not provide
a specific indicator of the location of the nest to predators or
people. Materials used to demarcate the nests would be
removed as soon as work is complete or the fledglings have
left the nest. Buffer zones shall not be disturbed until a
qualified biologist determines that the nest is inactive.
• Birds or their active nests shall not be disturbed, captured,
handled or moved. Inactive nests may be moved by a
qualified biologist, if necessary, to avoid disturbance by
project activities.
S. Cultural Resources
MM CUL-1: Prior to any ground -disturbing activities, the
applicant shall retain the services of a qualified archaeologist
and Tribal Monitor. Copies of contracts with monitoring
archaeologists and Tribal Monitors shall be provided to the City
prior to the issuance of any ground -disturbing permit. Full-
time archaeological monitoring shall be conducted by a
qualified archaeologist for excavations that will exceed 3 feet in
depth. In the event that buried cultural resources are
discovered during construction, the archaeologist shall be
permitted to stop Construction operations within 50 feet of the
find and the Applicant and/or the Applicant's representative
Method of Verification Timing of Verification
Submittal of monitoring Prior to ground -
contracts, fully executed disturbance
Responsible for
Verification
Planning Division
MiNgailori Maaltmin0 and AepornnR Pm gmm
Verification of Completion
Date Initial
City of to Quinto
EA 2017-0009
Mitigation Measures
shall immediately notify the City. The archaeologist shall
determine whether the find requires further study. The
Applicant shall include a standard inadvertent discovery clause
in every construction contract to inform contractors of this
requirement. The archaeologist shall make recommendations
concerning appropriate measures that will be implemented to
protect the resource(s), including but not limited to excavation
and evaluation of the finds in accordance with Section 15064.5
of the CECIA Guidelines. Any previously undiscovered
resources found during construction within the project area
should be recorded on appropriate Department of Parks and
Recreation (DPR) 523 forms and evaluated for significance in
terms of CEQA criteria. The archaeologist shall provide the City
with a report of all monitoring activities within 30 days of
completion of these activities.
MM CUL-2: Prior to any ground -disturbing activities, the
applicant shall retain the services of a qualified geologist or
paleontologist. Full-time monitoring shall be conducted for all
excavations that will exceed 3 feet in depth. In the event that
paleontological resources are discovered during construction,
the paleontologist shall be permitted to stop construction
operations within 50 feet of the find and the Applicant and/or
the Applicant's representative shall immediately notify the City.
The paleontologist shall determine whether the find requires
further study. The Applicant shall include a standard
inadvertent discovery clause in every construction contract to
inform contractors of this requirement. The paleontologist
shall make recommendations concerning appropriate
measures that will be implemented to protect the resource(s),
including but not limited to excavation and evaluation of the
finds in accordance with the Society of Vertebrate Paleontology
Guidelines. Any fossils recovered during mitigation shall be
deposited in an accredited and permanent scientific
Responsible for
Method of Verification Timing of Verification Verification
Submittal of monitoring Prior to ground- Planning Division
contracts, fully executed disturbance
Mitigation Monitoring and Reporting Program
Verification of Completion
Date Initial
City of is Quinto
FA?o17-DIM
Mitigation Measures
institution. The paleontologist shall provide the City with a
report of all monitoring activities within 30 days of completion
of these activities.
MM CUL-3: In the event of the accidental discovery of any
human remains on the project, CEQA Guidelines Section
15064.5; Health and Safety Code Section 7050.5; and Public
Resources Code (PRC) Sections 5097.94 and 5097.98 must be
followed. If during the course of project development there is
accidental discovery of any human remains, the following steps
shall betaken:
1. There shall be no further excavation or disturbance of the
site or any nearby area reasonably suspected to overlie
adjacent human remains until the County Coroner is
contacted to determine if the remains are Native American
and if an investigation of the cause of death is required. If
the coroner determines the remains to be Native
American, the coroner shall contact the Native American
Heritage Commission (NAHC) within 24 hours, and the
NAHC shall identify the person or persons it believes to be
the "most likely descendant" (MLD) of the deceased Native
American. The MLD may make recommendations to the
landowner or the person responsible for the excavation
work, for means of treating or disposing of, with
appropriate dignity, the human remains and any associated
grave goods as provided in Public Resource Code Section
5097.98, Environmental Issues.
Mitigation Monitoring and Reporting Program
Verification of Completion
Responsible for
Method of Verification Taming of Verification Verification Date Initial
Verify protocol is followed In the event of an Project Contractor,
accidental discovery Planning Division,
of any human County Coroner
remains are found on
project
City Of La Quinta
EA 2027-0009
Responsible for
Mitigation Measures Method of Verification TimrriC of Verification Venfiwuon
12. Noise
MM NOI-1: The project shall supply an alternate mechanical Inspection Prior to issuance of a ' Building Division
ventilation system for all proposed residential units that will certificate of
permit windows to remain closed for prolonged periods of time. ! occupancy
16. Transportation/Traffic
MM TRANS-1: Curb -and -gutter and sidewalk improvements Inspection
are in place but shall be modified accordingly, based on
proposed driveway locations.
The project shall construct curb -and -gutter and sidewalk
improvements along the project's western boundary along the
southern extension of Auto Center Way.
• Adams Street & Driveway 1—Modify the raised median to
provide the following storage lengths:
- Southbound Left -Turn Lane: Improve the raised median to
provide a pocket length of 100 feet to meet City standards
for deceleration lanes and to allow right-in/right-out and
left -in access only.
• Auto Center Way & Driveway 2—Construct the intersection
with the following:
- Construct east leg to facilitate ingress and egress access to
the proposed hotel.
• Driveway 3 & Auto Centre Drive —Construct the intersection
with the following:
Construct south leg to facilitate ingress and egress access
to the proposed hotel.
Westbound left -turn lane: provide a minimum of 50 feet
of storage within the existing two -way -left turn lane
(painted median).
• La Quinta Drive & Driveway 4—Construct the intersection
with the following:
- Construct west leg to facilitate ingress and egress access to
the proposed residential use.
Prior to issuance of a Building Division,
certificate of 1 Public Works
occupancy
Mitigation Monitoring and Reporting Program
Verification of Completion
Date Initial
City of is Quinto
EA 2017-0009
Mitigation Measures
Northbound left -turn lane: provide a minimum of 50 feet
of storage within the existing two -way -left turn lane
(painted median).
17. Tribal Cultural Resources
Method of Verification Timing of Verification
MM TCR-1: Prior to any ground -disturbing activities, the Submittal of pre -
applicant shall retain the services of a qualified archaeologist construction survey
and Tribal Monitor. Copies of contracts with monitoring
archaeologists and Tribal Monitors shall be provided to the City
prior to the issuance of any ground -disturbing permit. Full-
time archaeological monitoring shall be conducted by a
qualified archaeologist for excavations that will exceed 3 feet in
depth. In the event that buried cultural resources are
discovered during construction, the archaeologist shall be
permitted to stop construction operations within 50 feet of the
find and the Applicant and/or the Applicant's representative
shall immediately notify the City. The archaeologist shall
determine whether the find requires further study. The
Applicant shall include a standard inadvertent discovery clause
in every construction contract to inform contractors of this
requirement. The archaeologist shall make recommendations
concerning appropriate measures that will be implemented to
protect the resource(s), including but not limited to excavation
and evaluation of the finds in accordance with Section 15064.5
of the CEQA Guidelines. Any previously undiscovered
resources found during construction within the project area
should be recorded on appropriate Department of Parks and
Recreation (DPR) 523 forms and evaluated for significance in
terms of CEQA criteria. The archaeologist shall provide the City
with a report of all monitoring activities within 30 days of
completion of these activities.
Mitigation Monitoring and Reporting Program
Responsible for Verification of Completion
Verification Date Initial
Prior to any ground Project Biologist,
disturbance Planning Division,
Public Works
City O to Quimm
FA 2017-8009
Mitigation Measures
MM TCR-2: In the event of the accidental discovery of any
human remains on the project, CEQA Guidelines Section
15064.5; Health and Safety Code Section 7050.5; and Public
Resources Code (PRC) Sections 5097.94 and 5097.98 must be
followed. If during the course of project development there is
accidental discovery of any human remains, the following steps
shall be taken:
1. There shall be no further excavation or disturbance of the site
or any nearby area reasonably suspected to overlie adjacent
human remains until the County Coroner is contacted to
determine if the remains are Native American and if an
investigation of the cause of death is required. If the coroner
determines the remains to be Native American, the coroner
shall contact the Native American Heritage Commission
(NAHC) within 24 hours, and the NAHC shall identify the
person or persons it believes to be the "most likely
descendant' (MILD) of the deceased Native American. The
MLD may make recommendations to the landowner or the
person responsible for the excavation work, for means of
treating or disposing of, with appropriate dignity, the human
remains and any associated grave goods as provided in Public
Resource Code Section 5097.98, Environmental Issues.
I
Method of Verification Timing of Verification
Verify protocol is followed In the event of
(if necessary) accidental discovery
of human remains
Mitigation Monitoring and Reporting Program
Verification of Comp ietion
Responsible for - - -- - - - - -- -,
Verification j Date iniiiai
City of La Quinta,
County Coroner, and
the Native American
Heritage Commission
EXHIBIT B
PLANNING COMMISSION RESOLUTION 2018 - 007
CONDITIONS OF APPROVAL - APPROVED
SPECIFIC PLAN 2017-0003 (SPECIFIC PLAN 1997-029, AMENDMENT 5)
THE CENTRE AT LA QUINTA
ADOPTED: JUNE 12, 2018
Page 1 of 6
SPECIFIC PLAN 2017-0003
GENERAL
1. The applicant agrees to defend, indemnify and hold harmless the City of La Quinta
("City"), its agents, officers and employees from any claim, action or proceeding to
attack, set aside, void, or annul the approval of this Specific Plan. The City shall have
sole discretion in selecting its defense counsel.
The City shall promptly notify the applicant of any claim, action or proceeding and shall
cooperate fully in the defense.
2. Specific Plan 2017-0003 shall be developed in compliance with these conditions, and
the approved Specific Plan document. In the event of any conflicts between these
conditions and the provisions of Specific Plan 2017-0003, these conditions shall take
precedence.
3. Specific Plan 2017-0003 shall comply with all applicable terms, conditions and/or
mitigation measures for the following related approvals:
Environmental Assessment 2017-0009
Tentative Tract Map 2017-0001
Specific Plan 2017-0003
In the event of any conflict(s) between approval conditions and/or provisions of these
approvals, the Design and Development Director shall adjudicate the conflict by
determining the precedence.
4. Within 30 days of City Council approval, applicant shall provide an electronic copy (.pdf)
and three bound paper copies of the Final Specific Plan document to the Design and
Development Department. The Final Specific Plan shall include all text and graphics, all
amendments per this action, and correction of any typographical errors, internal
document inconsistencies, and other amendments deemed necessary by the Planning
Manager.
5. If the City or Applicant receive the right to maintain the landscaped parkway on the
east side of Adams Street, from the project entrance south to the southern project
boundary, the applicant or Homeowners' Association if responsible, shall be responsible
for maintenance, and shall enter into an Agreement with the City to maintain the
parkway in perpetuity.
6. The applicant shall record Conditions, Covenants, and Restrictions (CC&Rs) on the
Property. The CC&Rs shall (1) require minimum covenants for satisfactory, perpetual
PLANNING COMMISSION RESOLUTION 2018 - 007
CONDITIONS OF APPROVAL - APPROVED
SPECIFIC PLAN 2017-0003 (SPECIFIC PLAN 1997-029, AMENDMENT 5)
THE CENTRE AT LA QUINTA
ADOPTED: JUNE 12, 2018
Page 2 of 6
maintenance obligations on the Property; (2) name the City of La Quinta as an express
third party beneficiary; (3) be reviewed and approved by the City Attorney's Office prior
to recordation; and (4) state that the CC&Rs cannot be amended without prior written
consent of the City.
7. The Recreation Center and all associated facilities, including the pool, picnic areas, etc.
represented in the Site Development Permit on sheet L2, Community Club, shall be
completed and open for use prior to the occupancy of the 20th residential unit. The
developer shall bond for the full value of improvements for the Community Club prior to
the issuance of the 1st building permit.
8. All mitigation measures contained in Environmental Assessment 2017-0009 shall be
implemented.
MM AIR-1 During site preparation and grading activities, all off -road construction
equipment greater than 150 horsepower (>150 HP) shall be ARB
certified Tier 3 or better.
MM BI0-1 To be in compliance with the MBTA and the California Fish and Game
Code, and to avoid and reduce direct and indirect impacts on migratory
non -game breeding birds, and their nests, young, and eggs to less than
significant levels, the following measures shall be implemented.
• All ground -disturbing activities, including removal of vegetation,
that would remove or disturb potential nest sites shall be
scheduled outside the breeding bird season, if feasible. The
breeding bird nesting season is typically from January 15
through September 15, but can vary slightly from year to year,
usually depending on weather conditions. Removing all physical
features that could potentially serve as nest sites outside of the
breeding bird season also would help to prevent birds from
nesting within the project site during the breeding season and
during construction activities.
• If project activities that would remove or disturb potential nest
sites cannot be avoided during January 15 through September
15, a qualified biologist shall conduct a pre -construction
clearance and nesting bird survey to search for all potential
nesting areas, breeding birds, and active nests or nest sites
within the limits of project disturbance up to seven days prior to
mobilization, staging and other disturbances. The survey shall
end no more than three days prior to vegetation, substrate, and
structure removal and/or disturbance.
A If no breeding birds or active nests are observed during the pre -
construction survey, or if they are observed and would not be
PLANNING COMMISSION RESOLUTION 2018 - 007
CONDITIONS OF APPROVAL - APPROVED
SPECIFIC PLAN 2017-0003 (SPECIFIC PLAN 1997-029, AMENDMENT 5)
THE CENTRE AT LA QUINTA
ADOPTED: JUNE 12, 2018
Page 3 of 6
disturbed, then project activities may begin and no further
mitigation would be required.
If an active bird nest is located during the pre -construction
survey and potentially would be disturbed, a no -activity buffer
zone shall be delineated on maps and marked (flagging or other
means) up to 500 feet for special -status avian species and
raptors, or 75 feet for non -special status avian species, at the
discretion of the qualified biologist. The limits of the buffer shall
be demarcated so as to not provide a specific indicator of the
location of the nest to predators or people. Materials used to
demarcate the nests would be removed as soon as work is
complete or the fledglings have left the nest. Buffer zones shall
not be disturbed until a qualified biologist determines that the
nest is inactive.
Birds or their active nests shall not be disturbed, captured,
handled or moved. Inactive nests may be moved by a qualified
biologist, if necessary, to avoid disturbance by project activities.
MM CUL-1 Prior to any ground -disturbing activities, the applicant shall retain the
services of a qualified archaeologist and Tribal Monitor. Copies of
contracts with monitoring archaeologists and Tribal Monitors shall be
provided to the City prior to the issuance of any ground -disturbing
permit. Full-time archaeological monitoring shall be conducted by a
qualified archaeologist for excavations that will exceed 3 feet in depth.
In the event that buried cultural resources are discovered during
construction, the archaeologist shall be permitted to stop construction
operations within 50 feet of the find and the Applicant and/or the
Applicant's representative shall immediately notify the City. The
archaeologist shall determine whether the find requires further study.
The Applicant shall include a standard inadvertent discovery clause in
every construction contract to inform contractors of this requirement.
The archaeologist shall make recommendations concerning
appropriate measures that will be implemented to protect the
resource(s), including but not limited to excavation and evaluation of
the finds in accordance with Section 15064.5 of the CEQA Guidelines.
Any previously undiscovered resources found during construction
within the project area should be recorded on appropriate Department
of Parks and Recreation (DPR) 523 forms and evaluated for significance
in terms of CEQA criteria. The archaeologist shall provide the City with
a report of all monitoring activities within 30 days of completion of
these activities.
MM CUL-2 Prior to any ground -disturbing activities, the applicant shall retain the
services of a qualified geologist or paleontologist. Full-time monitoring
PLANNING COMMISSION RESOLUTION 2018 - 007
CONDITIONS OF APPROVAL - APPROVED
SPECIFIC PLAN 2017-0003 (SPECIFIC PLAN 1997-029, AMENDMENT 5)
THE CENTRE AT LA QUINTA
ADOPTED: JUNE 12, 2018
Page 4 of 6
shall be conducted for all excavations that will exceed 3 feet in depth.
In the event that paleontological resources are discovered during
construction, the paleontologist shall be permitted to stop construction
operations within 50 feet of the find and the Applicant and/or the
Applicant's representative shall immediately notify the City. The
paleontologist shall determine whether the find requires further study.
The Applicant shall include a standard inadvertent discovery clause in
every construction contract to inform contractors of this requirement.
The paleontologist shall make recommendations concerning
appropriate measures that will be implemented to protect the
resource(s), including but not limited to excavation and evaluation of
the finds in accordance with the Society of Vertebrate Paleontology
Guidelines. Any fossils recovered during mitigation shall be deposited
in an accredited and permanent scientific institution. The
paleontologist shall provide the City with a report of all monitoring
activities within 30 days of completion of these activities.
MM CUL-3 In the event of the accidental discovery of any human remains on the
project, CEQA Guidelines Section 15064.5; Health and Safety Code
Section 7050.5; and Public Resources Code (PRC) Sections 5097.94 and
5097.98 must be followed. If during the course of project development
there is accidental discovery of any human remains, the following steps
shall be taken:
1. There shall be no further excavation or disturbance of the site or
any nearby area reasonably suspected to overlie adjacent
human remains until the County Coroner is contacted to
determine if the remains are Native American and if an
investigation of the cause of death is required. If the coroner
determines the remains to be Native American, the coroner shall
contact the Native American Heritage Commission (NAHC) within
24 hours, and the NAHC shall identify the person or persons it
believes to be the "most likely descendant" (MLD) of the
deceased Native American. The MLD may make
recommendations to the landowner or the person responsible
for the excavation work, for means of treating or disposing of,
with appropriate dignity, the human remains and any associated
grave goods as provided in Public Resource Code Section
5097.98, Environmental Issues.
MM N0I-1 The project shall supply an alternate mechanical ventilation system for
all proposed residential units that will permit windows to remain closed
for prolonged periods of time.
PLANNING COMMISSION RESOLUTION 2018 - 007
CONDITIONS OF APPROVAL - APPROVED
SPECIFIC PLAN 2017-0003 (SPECIFIC PLAN 1997-029, AMENDMENT 5)
THE CENTRE AT LA QUINTA
ADOPTED: JUNE 12, 2018
Page 5 of 6
MM TRANS-1Curb-and-gutter and sidewalk improvements are in place but shall be
modified accordingly, based on proposed driveway locations.
The project shall construct curb -and -gutter and sidewalk improvements
along the project's western boundary along the southern extension of
Auto Center Way.
• Adams Street & Driveway 1—Modify the raised median to
provide the following storage lengths:
Southbound Left -Turn Lane: Improve the raised median to provide a
pocket length of 100 feet to meet City standards for deceleration
lanes and to allow right-in/right-out and left -in access only.
• Auto Center Way & Driveway 2—Construct the intersection with
the following:
Construct east leg to facilitate ingress and egress access to the
proposed hotel.
• Driveway 3 & Auto Centre Drive —Construct the intersection with
the following:
Construct south leg to facilitate ingress and egress access to the
proposed hotel.
Westbound left -turn lane: provide a minimum of 50 feet of storage
within the existing two -way -left turn lane (painted median).
La Quinta Drive & Driveway 4—Construct the intersection with
the following:
Construct west leg to facilitate ingress and egress access to the
proposed residential use.
Northbound left -turn lane: provide a minimum of 50 feet of storage
within the existing two -way -left turn lane (painted median).
MM TCR-1 Prior to any ground -disturbing activities, the applicant shall retain the
services of a qualified archaeologist and Tribal Monitor. Copies of
contracts with monitoring archaeologists and Tribal Monitors shall be
provided to the City prior to the issuance of any ground -disturbing
permit. Full-time archaeological monitoring shall be conducted by a
qualified archaeologist for excavations that will exceed 3 feet in depth.
In the event that buried cultural resources are discovered during
PLANNING COMMISSION RESOLUTION 2018 - 007
CONDITIONS OF APPROVAL - APPROVED
SPECIFIC PLAN 2017-0003 (SPECIFIC PLAN 1997-029, AMENDMENT 5)
THE CENTRE AT LA QUINTA
ADOPTED: JUNE 12, 2018
Page 6 of 6
construction, the archaeologist shall be permitted to stop construction
operations within 50 feet of the find and the Applicant and/or the
Applicant's representative shall immediately notify the City. The
archaeologist shall determine whether the find requires further study.
The Applicant shall include a standard inadvertent discovery clause in
every construction contract to inform contractors of this requirement.
The archaeologist shall make recommendations concerning
appropriate measures that will be implemented to protect the
resource(s), including but not limited to excavation and evaluation of
the finds in accordance with Section 15064.5 of the CEQA Guidelines.
Any previously undiscovered resources found during construction
within the project area should be recorded on appropriate Department
of Parks and Recreation (DPR) 523 forms and evaluated for significance
in terms of CEQA criteria. The archaeologist shall provide the City with
a report of all monitoring activities within 30 days of completion of
these activities.
MM TCR-2 In the event of the accidental discovery of any human remains on the
project, CEQA Guidelines Section 15064.5; Health and Safety Code
Section 7050.5; and Public Resources Code (PRC) Sections 5097.94 and
5097.98 must be followed. If during the course of project development
there is accidental discovery of any human remains, the following steps
shall be taken:
1. There shall be no further excavation or disturbance of the site or
any nearby area reasonably suspected to overlie adjacent human
remains until the County Coroner is contacted to determine if the
remains are Native American and if an investigation of the cause of
death is required. If the coroner determines the remains to be
Native American, the coroner shall contact the Native American
Heritage Commission (NAHC) within 24 hours, and the NAHC shall
identify the person or persons it believes to be the "most likely
descendant" (MLD) of the deceased Native American. The MLD
may make recommendations to the landowner or the person
responsible for the excavation work, for means of treating or
disposing of, with appropriate dignity, the human remains and any
associated grave goods as provided in Public Resource Code
Section 5097.98, Environmental Issues.
PLANNING COMMISSION RESOLUTION 2018 - 007 EXHIBIT C
CONDITIONS OF APPROVAL - APPROVED
TENTATIVE TRACT MAP 2017-0007 (TTM 37359)
THE CENTRE AT LA QUINTA
ADOPTED: JUNE 12, 2018
Page 1 of 24
GENERAL
1. The applicant agrees to defend, indemnify and hold harmless the City of La Quinta
("City"), its agents, officers and employees from any claim, action or proceeding
to attack, set aside, void, or annul the approval of this Tentative Tract Map, or
any Final Map recorded thereunder. The City shall have sole discretion in
selecting its defense counsel.
The City shall promptly notify the applicant of any claim, action or proceeding and
shall cooperate fully in the defense.
2. This Tentative Tract Map, and any Final Map recorded thereunder, shall comply
with the requirements and standards of Government Code § § 66410 through
66499.58 (the "Subdivision Map Act"), and Chapter 13 of the La Quinta
Municipal Code ("LQMC").
3. Prior to the issuance of any grading, construction, or building permit by the City,
the applicant shall obtain any necessary clearances and/or permits from the
following agencies, if required:
• Riverside County Fire Marshal
• La Quinta Development Services Division (Grading Permit, Green Sheet
(Public Works Clearance) for Building Permits, Water Quality Management
Plan(WQMP) Exemption Form - Whitewater River Region, Improvement
Permit)
• La Quinta Planning Division
• Riverside Co. Environmental Health Department
• Desert Sands Unified School District (DSUSD)
• Coachella Valley Water District (CVWD)
• Imperial Irrigation District (IID)
• California Regional Water Quality Control Board (CRWQCB)
• State Water Resources Control Board
• SunLine Transit Agency (SunLine)
■ South Coast Air Quality Management District Coachella Valley (SCAQMD)
The applicant is responsible for all requirements of the permits and/or clearances
from the above listed agencies. When these requirements include approval of
improvement plans, the applicant shall furnish proof of such approvals when
submitting those improvements plans for City approval.
4. Coverage under the State of California General Construction Permit must be
obtained by the applicant; who then shall submit a copy of the Regional Water
Quality Control Board's ("RWQCB") acknowledgment of the applicant's Notice of
PLANNING COMMISSION RESOLUTION 2018 - 007 EXHIBIT C
CONDITIONS OF APPROVAL - APPROVED
TENTATIVE TRACT MAP 2017-0007 (TTM 37359)
THE CENTRE AT LA QUINTA
ADOPTED: JUNE 12, 2018
Page 2 of 24
Intent ("NOI") and Waste Discharger Identification (WDID) number to the City
prior to the issuance of a grading or building permit.
5. The applicant shall comply with applicable provisions of the City's NPDES
stormwater discharge permit, LQMC Sections 8.70.010 et seq. (Stormwater
Management and Discharge Controls), and 13.24.170 (Clean Air/Clean Water);
Riverside County Ordinance No. 457; the California Regional Water Quality
Control Board — Colorado River Basin Region Board Order No. 137-2013-001 1 and
the State Water Resources Control Board's Order No. 2012-0006-DWQ.
A. For construction activities including clearing, grading or excavation of land
that disturbs one (1) acre or more of land, or that disturbs less than one (1)
acre of land, but which is a part of a construction project that encompasses
more than one (1) acre of land, the Permitee shall be required to submit a
Storm Water Pollution Protection Plan ("SWPPP") to the State Water
Resources Control Board.
The applicant or design professional can obtain the California Stormwater
Quality Association SWPPP template at www.cabmphandbooks.com for
use in their SWPPP preparation.
B. The applicant shall ensure that the required SWPPP is available for
inspection at the project site at all times through and including acceptance
of all improvements by the City.
C. The applicant's SWPPP shall include provisions for all of the following Best
Management Practices ("BMPs") (LQMC Section 8.70.020 (Definitions)):
1) Temporary Soil Stabilization (erosion control).
2) Temporary Sediment Control.
3) Wind Erosion Control.
4) Tracking Control.
5) Non -Storm Water Management.
6) Waste Management and Materials Pollution Control.
D. The SWPPP and BMPs shall remain in effect for the entire duration of
project construction until all improvements are completed and accepted by
the City Council.
E. The inclusion in the Conditions, Covenants, and Restrictions (CC&Rs), a
requirement for the perpetual maintenance and operation of all post -
construction BMPs as required.
6. Permits issued under this approval shall be subject to the provisions of the
Development Impact Fee and Transportation Uniform Mitigation Fee programs in
PLANNING COMMISSION RESOLUTION 2018 - 007 EXHIBIT C
CONDITIONS OF APPROVAL - APPROVED
TENTATIVE TRACT MAP 2017-0007 (TTM 37359)
THE CENTRE AT LA QUINTA
ADOPTED: JUNE 12, 2018
Page 3 of 24
effect at the time of issuance of building permit(s).
7. Developer shall reimburse the City, within thirty (30) days of presentment of the
invoice, all costs and actual attorney's fees incurred by the City Attorney to
review, negotiate and/or modify any documents or instruments required by these
conditions, if Developer requests that the City modify or revise any documents or
instruments prepared initially by the City to effect these conditions. This
obligation shall be paid in the time noted above without deduction or offset and
Developer's failure to make such payment shall be a material breach of the
Conditions of Approval.
8. Developer shall reimburse the City, within thirty (30) days of presentment of the
invoice, all costs and actual consultant's fees incurred by the City for engineering
and/or surveying consultants to review and/or modify any documents or
instruments required by this project. This obligation shall be paid in the time
noted above without deduction or offset and Developer's failure to make such
payment shall be a material breach of the Conditions of Approval.
PROPERTY RIGHTS
9. Prior to issuance of any permit(s), the applicant shall acquire or confer easements
and other property rights necessary for the construction or proper functioning of
the proposed development. Conferred rights shall include irrevocable offers to
dedicate or grant access easements to the City for emergency services and for
maintenance, construction and reconstruction of essential improvements.
10. Pursuant to the aforementioned condition, conferred rights shall include approvals
from the master developer over easements and other property rights necessary for
construction and proper functioning of the proposed development not limited to
access rights over proposed and/or existing private streets that access public
streets and open space/drainage facilities of the master development.
11. The applicant shall retain for private use on the Final Map all private street rights -
of -way in conformance with the City's General Plan, Municipal Code, applicable
specific plans, and/or as required by the City Engineer.
12. The applicant shall offer for dedication all public street rights -of -way in
conformance with the City's General Plan, Municipal Code, applicable specific
plans, and/or as required by the City Engineer.
13. The public street right-of-way offers for dedication required for this development
include:
A. PUBLIC STREETS
PLANNING COMMISSION RESOLUTION 2018 - 007 EXiHIBIT C
CONDITIONS OF APPROVAL - APPROVED
TENTATIVE TRACT MAP 2017-0007 (TTM 37359)
THE CENTRE AT LA QUINTA
ADOPTED: JUNE 12, 2018
Page 4 of 24
1) Adams Street — No additional right of way dedication is required.
2) La Quinta Drive — No additional right of way dedication is required.
14. Dedications shall include additional widths as necessary for dedicated right and
left turn lanes, bus turnouts, and other features contained in the approved
construction plans.
Pursuant to this requirement, the Applicant shall include in the submittal packet
containing the draft final map submitted for map checking, an offsite street
geometric layout, drawn at 1 " equals 40 feet, detailing the following design
aspects: median curb line, outside curb line, lane line alignment including lane
widths, left turn lanes, deceleration lane(s) and bus stop turnout(s). The
geometric layout shall be accompanied with sufficient professional engineering
studies to confirm the appropriate length of all proposed turn pockets and
auxiliary lanes that may impact the right of way dedication required of the project
and the associated landscape setback requirement.
15. When the City Engineer determines that access rights to the proposed street
rights -of -way shown on the approved Tentative Tract Map are necessary prior to
approval of the Final Map dedicating such rights -of -way, the applicant shall grant
the necessary rights -of -way within 60 days of a written request by the City.
16. The applicant shall offer for dedication on the Final Map a ten -foot wide public
utility easement contiguous with, and along both sides of all private streets. Such
easement may be reduced to five feet in width with the express written approval
of IID.
17. Where public facilities (e.g., sidewalks) are placed on privately -owned setbacks,
the applicant shall offer for dedication blanket easements for those purposes on
the Final Map.
18. The applicant shall offer for dedication those easements necessary for the
placement of, and access to, utility lines and structures, drainage basins, mailbox
clusters, park lands, and common areas on the Final Map.
19. Direct vehicular access to Adams Street and La Quinta Drive is restricted, except
for those access points identified on the tentative tract map, or as otherwise
conditioned in these conditions of approval. The vehicular access restriction shall
be shown on the recorded final tract map.
20. The applicant shall furnish proof of easements, or written permission, as
appropriate, from those owners of all abutting properties on which grading,
retaining wall construction, permanent slopes, or other encroachments will occur.
PLANNING COMMISSION RESOLUTION 2018 - 007 EXHIBIT C
CONDITIONS OF APPROVAL - APPROVED
TENTATIVE TRACT MAP 2017-0007 (TTM 37359)
THE CENTRE AT LA QUINTA
ADOPTED: JUNE 12, 2018
Page 5 of 24
21. The applicant shall cause no easement to be granted, or recorded, over any
portion of the subject property between the date of approval of the Tentative
Tract Map and the date of recording of any Final Map, unless such easement is
approved by the City Engineer.
STREET AND TRAFFIC IMPROVEMENTS
22. The applicant shall comply with the provisions of LQMC Sections 13.24.060
(Street Improvements), 13.24.070 (Street Design - Generally) & 13.24.100
(Access for Individual Properties and Development) for public streets; and Section
13.24.080 (Street Design - Private Streets), where private streets are proposed.
23. Streets shall have vertical curbs or other approved curb configurations that will
convey water without ponding, and provide lateral containment of dust and
residue during street sweeping operations. If a wedge or rolled curb design is
approved, the lip at the flowline shall be near vertical with a 1 /8" batter and a
minimum height of 0.1'. Unused curb cuts on any lot shall be restored to
standard curb height prior to final inspection of permanent building(s) on the lot.
24. The applicant shall construct the following street improvements to conform with
the General Plan (street type noted in parentheses.)
A. OFF -SITE STREETS
1) Adams Street
a. The applicant shall pay his fair -share (67.6% calculated in the
Traffic Impact Analysis, Table 1-6) towards the design and
construction of a northbound deceleration/right turn only lane
on Adams Street at Auto Center Drive. The amount of the
applicant's fair share for the above -mentioned improvements
shall be as approved by the City Engineer.
b. Widen the east side of the street along frontage as necessary
in order to accommodate a deceleration/right turn only lane
serving the main entrance to the project.
C. Reconstruct the existing landscaped median to provide the left
turn in with physical left turn out restriction and restore the
median landscaping.
2) La Quinta Drive
a. The applicant shall pay the City to restripe dual northbound
PLANNING COMMISSION RESOLUTION 2018 - 007 EXHIBIT C
CONDITIONS OF APPROVAL - APPROVED
TENTATIVE TRACT MAP 2017-0007 (TTM 37359)
THE CENTRE AT LA QUINTA
ADOPTED: JUNE 12, 2018
Page 6 of 24
left turn lanes and a through/right turn lane with modification
made to the traffic signal detection zones at the intersection of
Highway 111.
3) Auto Center Way South
a. The applicant shall construct curb, gutter, and 6-foot wide
sidewalk on the east side.
4) Auto Center Drive and Auto Center Way — The applicant shall
reconstruct the roundabout to include a truck apron.
Other required improvements in the right-of-way and/or adjacent landscape
setback area include:
a) All appurtenant components such as, but not limited to: curb,
gutter, traffic control striping, legends, and signs.
The applicant is responsible for construction of all improvements mentioned
above.
The applicant shall extend improvements beyond the project boundaries to ensure
they safely integrate with existing improvements (e.g., grading; traffic control
devices and transitions in alignment, elevation or dimensions of streets and
sidewalks).
B. INTERNAL STREETS
1) Construct internal streets per the approved lay -out shown on the
Tentative Tract map and/or as approved by the City Engineer.
Minimum street width shall be 25 feet except at the entry
accessway. On -street parking shall be prohibited except in
designated parking stall areas. The applicant shall make provisions
for perpetual enforcement of the "No Parking" restrictions.
2) The location of driveways shall not be located within the curb return
and away from intersections, when possible.
25. The applicant shall design street pavement sections using CalTrans' design
procedure for 20-year life pavement, and the site -specific data for soil strength
and anticipated traffic loading (including construction traffic). Minimum structural
sections shall be as follows:
Parking Lot & Aisles (Low Traffic) 3.0" a.c./4.5" c.a.b.
PLANNING COMMISSION RESOLUTION 2018 - 007 EXHIBIT C
CONDITIONS OF APPROVAL - APPROVED
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ADOPTED: JUNE 12, 2018
Page 7 of 24
Parking Lot & Aisles (High Traffic) 4.5" a.c /5.5" c.a.b.
Residential 3.0" a.c./4.5" c.a.b.
or the approved equivalents of alternate materials per the City Engineer.
26. The applicant shall submit current mix designs (less than two years old at the
time of construction) for base, asphalt concrete and Portland cement concrete.
The submittal shall include test results for all specimens used in the mix design
procedure. For mix designs over six months old, the submittal shall include recent
(less than six months old at the time of construction) aggregate gradation test
results confirming that design gradations can be achieved in current production.
The applicant shall not schedule construction operations until mix designs are
approved.
27. All gated entries shall provide for a three -car minimum stacking capacity for
inbound traffic to be a minimum length of 62 feet from call box to the street; and
shall provide for a full turn -around outlet for non -accepted vehicles or as approved
by the City Engineer.
Where a gated entry is proposed, the applicant shall submit a detailed exhibit at a
scale of 1 " = 10', demonstrating that those passenger vehicles that do not gain
entry into the development can safely make a full turn -around (minimum radius to
be 24 feet) out onto the main street from the gated entry. Pursuant to said
condition, there shall be a minimum of twenty five feet width provided at the
turn -around opening provided.
Two lanes of traffic shall be provided on the entry side of each gated entry, one
lane shall be dedicated for residents and one lane for visitors. The two travel
lanes shall be a minimum of 20 feet of total paved roadway surface or as
approved by the Fire Department.
Entry drives, main interior circulation routes, standard knuckles, corner cutbacks,
bus turnouts, dedicated turn lanes and other features shown on the approved
construction plans, may require additional street widths as may be determined by
the City Engineer.
28. General access points and turning movements of traffic are limited to the
following:
Adams Street (Primary Entry): Right turn in, right turn out, and left turn in
movements are permitted. Left turn movements out are prohibited.
La Quinta Drive (Secondary Entry): Full turn movements in and out are allowed.
PLANNING COMMISSION RESOLUTION 2018 - 007 EXHIBIT C
CONDITIONS OF APPROVAL - APPROVED
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ADOPTED: JUNE 12, 2018
Page 8 of 24
29. Improvements shall include appurtenances such as traffic control signs, markings
and other devices, raised medians if required, street name signs and sidewalks.
Mid -block street lighting is not required.
30. Improvements shall be designed and constructed in accordance with City adopted
standards, supplemental drawings and specifications, or as approved by the City
Engineer. Improvement plans for streets, access gates and parking areas shall be
stamped and signed by qualified engineers.
31. Standard knuckles and corner cut -backs shall conform to Riverside County
Standard Drawings #801 and #805, respectively, unless otherwise approved by
the City Engineer.
FINAL MAPS
32. Prior to the City's approval of a Final Map, the applicant shall furnish accurate
mylars of the Final Map that were approved by the City's map checker on a
storage media acceptable to the City Engineer. The Final Map shall be 1 " = 40'
scale.
PARKING and ACCESS POINTS
33. The design of parking facilities shall conform to LQMC Chapter 9.150 and in
particular the following:
A. The parking stall and aisle widths and the double hairpin stripe parking stall
design shall conform to LQMC Chapter 9.150.
B. Cross slopes should be a maximum of 2% where ADA accessibility is
required including accessibility routes between buildings.
C. Building access points shall be shown on the Precise Grading Plans to
evaluate ADA accessibility issues.
D. Accessibility routes to public streets and adjacent development shall be
shown on the Precise Grading Plan.
E. Parking stall lengths shall be according to LQMC Chapter 9.150 and be a
minimum of 17 feet in length with a 2-foot overhang for standard parking
stalls and 18 feet with a 2-foot overhang for handicapped parking stall or
as approved by the City Engineer. One van accessible handicapped parking
stall is required per 8 handicapped parking stalls.
PLANNING COMMISSION RESOLUTION 2018 - 007 EXHIBIT C
CONDITIONS OF APPROVAL - APPROVED
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ADOPTED: JUNE 12, 2018
Page 9 of 24
F. Drive aisles between parking stalls shall be a minimum of 26 feet with
access drive aisles to Public Streets a minimum of 28 feet or as approved
by the City Engineer.
Entry drives, main interior circulation routes, corner cutbacks, bus turnouts,
dedicated turn lanes, ADA accessibility route to public streets and other features
shown on the approved construction plans, may require additional street widths
and other improvements as may be determined by the City Engineer.
IMPROVEMENT PLANS
As used throughout these Conditions of Approval, professional titles such as "engineer,"
"surveyor," and "architect," refer to persons currently certified or licensed to practice
their respective professions in the State of California.
34. Improvement plans shall be prepared by or under the direct supervision of
qualified engineers and/or architects, as appropriate, and shall comply with the
provisions of LQMC Section 13.24.040 (Improvement Plans).
35. The following improvement plans shall be prepared and submitted for review and
approval by the Development Services Division. A separate set of plans for each
line item specified below shall be prepared. The plans shall utilize the minimum
scale specified, unless otherwise authorized by the City Engineer in writing. Plans
may be prepared at a larger scale if additional detail or plan clarity is desired.
Note, the applicant may be required to prepare other improvement plans not listed
here pursuant to improvements required by other agencies and utility purveyors.
A. On -Site Rough Grading Plan 1 " = 40' Horizontal
B. PM 10 Plan 1 " = 40' Horizontal
C. Erosion Control Plan 1 " = 40' Horizontal
D. WQMP (Plan submitted in Report Form)
NOTE: A through D to be submitted concurrently.
E. Off -Site Street Improvement/Storm Drain Plan
1 " = 40' Horizontal, 1 " = 4'
Vertical
F. Off -Site Signing & Striping Plan 1 " = 40' Horizontal
PLANNING COMMISSION RESOLUTION 2018 - 007 EXHIBIT C
CONDITIONS OF APPROVAL - APPROVED
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Page 10 of 24
The Off -Site street improvement plans shall have separate plan sheet(s)
(drawn at 20 scale) that show the meandering sidewalk, mounding, and
berming design in the combined parkway and landscape setback area.
G. On -Site Precise Grading Plan 1 " = 30' Horizontal
H. On -Site Street Improvements/Signing & Striping/Storm Drain Plan
1 " = 40' Horizontal, 1 " = 4' Vertical
NOTE: E through H to be submitted concurrently.
(Separate Storm Drain Plans if applicable)
Other engineered improvement plans prepared for City approval that are not listed
above shall be prepared in formats approved by the City Engineer prior to
commencing plan preparation.
All Off -Site Plan & Profile Street Plans and Signing & Striping Plans shall show all
existing improvements for a distance of at least 200-feet beyond the project
limits, or a distance sufficient to show any required design transitions.
All On -Site Signing & Striping Plans shall show, at a minimum; Stop Signs, Limit
Lines and Legends, No Parking Signs, Raised Pavement Markers (including Blue
RPMs at fire hydrants) and Street Name Signs per Public Works Standard Plans
and/or as approved by the Engineering Department.
"Rough Grading" plans shall normally include perimeter walls with Top Of Wall &
Top Of Footing elevations shown. All footings shall have a minimum of 1-foot of
cover, or sufficient cover to clear any adjacent obstructions.
The applicant shall prepare an accessibility assessment on a marked up print of
the building floor plan identifying every building egress and notes the 2016
California Building Code accessibility requirements associated with each door.
The assessment must comply with submittal requirements of the Building &
Safety Division.
"On -Site Precise Grading" plans shall normally include all on -site surface
improvements including but not limited to finish grades for curbs & gutters,
building floor elevations, wall elevations, parking lot improvements and ADA
requirements.
36. The City maintains standard plans, detail sheets and/or construction notes for
elements of construction which can be accessed via the "Plans, Notes and Design
Guidance" section of the Design and Development Department at the City website
PLANNING COMMISSION RESOLUTION 2018 - 007 EXHIBIT C
CONDITIONS OF APPROVAL - APPROVED
TENTATIVE TRACT MAP 2017-0007 (TTM 37359)
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ADOPTED: JUNE 12, 2018
Page 11 of 24
(www.la-quinta.org). Please navigate to the Design and Developoment
Department home page and look for the Standard Drawings hyperlink.
37. The applicant shall furnish a complete set of all approved improvement plans on a
storage media acceptable to the City Engineer (currently mylars).
38. Upon completion of construction, and prior to final acceptance of the
improvements by the City, the applicant shall furnish the City with reproducible
record drawings of all improvement plans which were approved by the City. Each
sheet shall be clearly marked "Record Drawing" and shall be stamped and signed
by the engineer or surveyor certifying to the accuracy and completeness of the
drawings. The applicant shall have all approved mylars previously submitted to
the City, revised to reflect the as -built conditions. The applicant shall employ or
retain the Engineer Of Record during the construction phase of the project so that
the FOR can make site visits in support of preparing "Record Drawing". However,
if subsequent approved revisions have been approved by the City Engineer and
reflect said "Record Drawing" conditions, the Engineer Of Record may submit a
letter attesting to said fact to the City Engineer in lieu of mylar submittal.
IMPROVEMENT SECURITY AGREEMENTS
39. Prior to approval of any Final Map, the applicant shall construct all on and off -site
improvements and satisfy its obligations for same, or shall furnish a fully secured
and executed Subdivision Improvement Agreement ("SIA") guaranteeing the
construction of such improvements and the satisfaction of its obligations for
same, or shall agree to any combination thereof, as may be required by the City.
40. Any Subdivision Improvement Agreement ("SIA") entered into by and between
the applicant and the City of La Quinta, for the purpose of guaranteeing the
completion of any improvements related to this Tentative Tract Map, shall comply
with the provisions of LQMC Chapter 13.28 (Improvement Security).
41. Prior to constructing any off -site improvements, the applicant shall deposit
securities equivalent to both a Performance and Labor & Material Bonds each
valued at 100% of the cost of the off -site improvements, or as approved by the
City Engineer.
42. Improvements to be made, or agreed to be made, shall include the removal of any
existing structures or other obstructions which are not a part of the proposed
improvements; and shall provide for the setting of the final survey
monumentation.
43. When improvements are phased through a "Phasing Plan," or an administrative
approval (e.g., Site Development Permits), all off -site improvements and common
on -site improvements (e.g., backbone utilities, retention basins, perimeter walls,
PLANNING COMMISSION RESOLUTION 2018 - 007
CONDITIONS OF APPROVAL - APPROVED
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ADOPTED: JUNE 12, 2018
Page 12 of 24
EXHIBIT C
landscaping and gates) shall be constructed, or secured, prior to the issuance of
any permits in the first phase of the development, or as otherwise approved by
the City Engineer.
Improvements and obligations required of each subsequent phase shall either be
completed, or secured, prior to the completion of homes or the occupancy of
permanent buildings within such latter phase, or as otherwise approved by the
City Engineer.
In the event the applicant fails to construct the improvements for the
development, or fails to satisfy its obligations for the development in a timely
manner, pursuant to the approved phasing plan, the City shall have the right to
halt issuance of all permits, and/or final inspections, withhold other approvals
related to the development of the project, or call upon the surety to complete the
improvements.
44. Depending on the timing of the development of this Tentative Tract Map, and the
status of the off -site improvements at the time, the applicant may be required to:
A. Construct certain off -site improvements.
B. Construct additional off -site improvements, subject to the reimbursement of
its costs by others.
C. Reimburse others for those improvements previously constructed that are
considered to be an obligation of this Tentative Tract Map.
D. Secure the costs for future improvements that are to be made by others.
E. To agree to any combination of these actions, as the City may require.
Off -Site Improvements should be completed on a first priority basis. The applicant
shall complete Off -Site Improvements in the first phase of construction or by the
issuance of the 20 % Building Permit.
In the event that any of the improvements required for this development are
constructed by the City, the applicant shall, prior to the approval of the Final Map,
or the issuance of any permit related thereto, reimburse the City for the costs of
such improvements.
45. If the applicant elects to utilize the secured agreement alternative, the applicant
shall submit detailed construction cost estimates for all proposed on -site and off -
site improvements, including an estimate for the final survey monumentation, for
checking and approval by the City Engineer. Such estimates shall conform to the
unit cost schedule as approved by the City Engineer.
PLANNING COMMISSION RESOLUTION 2018 - 007 EXHIBIT C
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ADOPTED: JUNE 12, 2018
Page 13 of 24
Estimates for improvements under the jurisdiction of other agencies shall be
approved by those agencies and submitted to the City along with the applicant's
detailed cost estimates. Security will not be required for telephone, natural gas,
or Cable T.V. improvements.
46. Should the applicant fail to construct the improvements for the development, or
fail to satisfy its obligations for the development in a timely manner, the City shall
have the right to halt issuance of building permits, and/or final building
inspections, withhold other approvals related to the development of the project, or
call upon the surety to complete the improvements.
nPAnimr;
47. The applicant shall comply with the provisions of LQMC Section 13.24.050
(Grading Improvements).
48. Prior to occupancy of the project site for any construction, or other purposes, the
applicant shall obtain a grading permit approved by the City Engineer.
49. To obtain an approved grading permit, the applicant shall submit and obtain
approval of all of the following:
A. A grading plan prepared by a civil engineer registered in the State of
California,
B. A preliminary geotechnical ("soils") report prepared by an engineer
registered in the State of California,
C. A Fugitive Dust Control Plan prepared in accordance with LQMC Chapter
6.16, (Fugitive Dust Control), and
D. A Best Management Practices report prepared in accordance with LQMC
Sections 8.70.010 and 13.24.170 (NPDES Stormwater Discharge Permit
and Storm Management and Discharge Controls).
E. WQMP prepared by an appropriate professional registered in the State of
California.
All grading shall conform with the recommendations contained in the Preliminary
Soils Report, and shall be certified as being adequate by soils engineer, or
engineering geologist registered in the State of California.
The applicant shall furnish security, in a form acceptable to the City, and in an
amount sufficient to guarantee compliance with the approved Fugitive Dust
Control Plan provisions as submitted with its application for a grading permit.
PLANNING COMMISSION RESOLUTION 2018 - 007 EXHIBIT C
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ADOPTED: JUNE 12, 2018
Page 14 of 24
Additionally, the applicant shall replenish said security if expended by the City of
La Quinta to comply with the Plan as required by the City Engineer.
50. The applicant shall maintain all open graded, undeveloped land in order to prevent
wind and/or water erosion of such land. All open graded, undeveloped land shall
either be planted with interim landscaping, or stabilized with such other erosion
control measures, as were approved in the Fugitive Dust Control Plan.
51. Grading within the perimeter setback and parkway areas shall have undulating
terrain and shall conform with the requirements of LQMC Section 9.60.240(F)
except as otherwise modified by this condition. The maximum slope shall not
exceed 3:1 anywhere in the landscape setback area, except for the backslope (i.e.
the slope at the back of the landscape lot) which shall not exceed 2:1 if fully
planted with ground cover. The maximum slope in the first six (6) feet adjacent
to the curb shall not exceed 4:1 when the nearest edge of sidewalk is within six
feet (6') of the curb, otherwise the maximum slope within the right of way shall
not exceed 3:1. All unpaved parkway areas adjacent to the curb shall be
depressed one and one-half inches (1.5") in the first eighteen inches (18") behind
the curb.
52. Building pad elevations on the rough grading plan submitted for City Engineer's
approval shall conform with pad elevations shown on the tentative map, unless
the pad elevations have other requirements imposed elsewhere in these
Conditions of Approval, or as approved by the City Engineer.
53. Building pad elevations of perimeter lots shall not differ by more that one foot
higher from the building pads in adjacent developments.
54. The applicant shall minimize the differences in elevation between the adjoining
properties and the lots within this development.
55. Prior to any site grading or regrading that will raise or lower any portion of the site
by more than plus or minus half of a foot (0.5') from the elevations shown on the
approved Tentative Tract Map, the applicant shall submit the proposed grading
changes to the City Engineer for a substantial conformance review.
56. Prior to the issuance of a building permit for any building lot, the applicant shall
provide a lot pad certification stamped and signed by a qualified engineer or
surveyor with applicable compaction tests and over excavation documentation.
Each pad certification shall list the pad elevation as shown on the approved
grading plan, the actual pad elevation and the difference between the two, if any.
Such pad certification shall also list the relative compaction of the pad soil. The
data shall be organized by lot number, and listed cumulatively if submitted at
different times.
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CONDITIONS OF APPROVAL - APPROVED
TENTATIVE TRACT MAP 2017-0007 (TTM 37359)
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ADOPTED: JUNE 12, 2018
Page 15 of 24
DRAINAGE
57. Stormwater handling shall conform with the approved hydrology and drainage
report for the Centre at La Quinta project (TTM37359 and SDP2017-0012), or as
approved by the City Engineer. Nuisance water shall be disposed of in an
approved manner.
Nuisance water shall be retained onsite and disposed of via an underground
percolation improvement approved by the City Engineer.
58. The applicant shall comply with the provisions of LQMC Section 13.24.120
(Drainage), Retention Basin Design Criteria, Engineering Bulletin No. 06-16 -
Hydrology Report with Preliminary Hydraulic Report Criteria for Storm Drain
Systems and Engineering Bulletin No. 06-015 - Underground Retention Basin
Design Requirements. More specifically, stormwater falling on site during the 100
year storm shall be retained within the development, unless otherwise approved
by the City Engineer. The design storm shall be the 1 hour, 3 hour, 6 hour or 24
hour event producing the greatest total run off.
59. Nuisance water shall be retained on site. Nuisance water shall be disposed of per
approved methods contained in Engineering Bulletin No. 06-16 - Hydrology
Report with Preliminary Hydraulic Report Criteria for Storm Drain Systems and
Engineering Bulletin No. 06-015 - Underground Retention Basin Design
Requirements.
60. In design of retention facilities, the maximum percolation rate shall be two inches
per hour. The percolation rate will be considered to be zero unless the applicant
provides site specific data indicating otherwise and as approved by the City
Engineer.
61. The project shall be designed to accommodate purging and blowoff water
(through underground piping and/or retention facilities) from any on -site or
adjacent well sites granted or dedicated to the local water utility authority as a
requirement for development of this property.
62. No fence or wall shall be constructed around any retention basin unless approved
by the Planning Manager and the City Engineer.
63. For on -site above ground common retention basins, retention depth shall be
according to Engineering Bulletin No. 06-16 - Hydrology Report with Preliminary
Hydraulic Report Criteria for Storm Drain Systems, unless otherwise approved by
the City Engineer. Side slopes shall not exceed 3:1 and shall be planted with
maintenance free ground cover. Additionally, retention basin widths shall be not
less than 20 feet at the bottom of the basin.
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CONDITIONS OF APPROVAL - APPROVED
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ADOPTED: JUNE 12, 2018
Page 16 of 24
64. Stormwater may not be retained in landscaped parkways or landscaped setback
lots. Only incidental storm water (precipitation which directly falls onto the
setback) will be permitted to be retained in the landscape setback areas. The
perimeter setback and parkway areas in the street right-of-way shall be shaped
with berms and mounds, pursuant to LQMC Section 9.100.040(B)(7).
65. The design of the development shall not cause any increase in flood boundaries
and levels in any area outside the development.
66. The development shall be graded to permit storm flow in excess of retention
capacity to flow out of the development through a designated overflow and into
the historic drainage relief route.
67. Storm drainage historically received from adjoining property shall be received and
retained or passed through into the historic downstream drainage relief route.
68. The applicant shall comply with applicable provisions for post construction runoff
per the City's NPDES stormwater discharge permit, LQMC Sections 8.70.010 et
seq. (Stormwater Management and Discharge Controls), and 13.24.170 (Clean
Air/Clean Water); Riverside County Ordinance No. 457; and the California
Regional Water Quality Control Board - Colorado River Basin (CRWQCB-CRB)
Region Board Order No. 137-2013-001 1.
A. For post -construction urban runoff from New Development and
Redevelopments Projects, the applicant shall implement requirements of the
NPDES permit for the design, construction and perpetual operation and
maintenance of BMPs per the approved Water Quality Management Plan
(WQMP) for the project as required by the California Regional Water Quality
Control Board - Colorado River Basin (CRWQCB-CRB) Region Board Order
No. 137-2013-0011.
B. The applicant shall implement the WQMP Design Standards per (CRWQCB-
CRB) Region Board Order No. 137-2013-0011 utilizing BMPs approved by
the City Engineer. A project specific WQMP shall be provided which
incorporates Site Design and Treatment BMPs utilizing first flush infiltration
as a preferred method of NPDES Permit Compliance for Whitewater River
receiving water, as applicable.
C. The developer shall execute and record a Stormwater Management/BMP
Facilities Agreement that provides for the perpetual maintenance and
operation of stormwater BMPs.
UTILITIES
69. The applicant shall comply with the provisions of LQMC Section 13.24.110
PLANNING COMMISSION RESOLUTION 2018 - 007 EXHIIBIT C
CONDITIONS OF APPROVAL - APPROVED
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ADOPTED: JUNE 12, 2018
Page 17of24
(Utilities).
70. The applicant shall obtain the approval of the City Engineer for the location of all
utility lines within any right-of-way, and all above -ground utility structures
including, but not limited to, traffic signal cabinets, electric vaults, water valves,
and telephone stands, to ensure optimum placement for practical and aesthetic
purposes.
71. Existing overhead utility lines within, or adjacent to the proposed development,
and all proposed utilities shall be installed underground.
The 92 KV transmission power poles and all existing utility lines attached to joint
use 92 KV transmission power poles are exempt from the requirement to be
placed underground.
72. Underground utilities shall be installed prior to overlying hardscape. For
installation of utilities in existing improved streets, the applicant shall comply with
trench restoration requirements maintained, or required by the City Engineer.
The applicant shall provide certified reports of all utility trench compaction for
approval by the City Engineer. Additionally, grease traps and the maintenance
thereof shall be located as to not conflict with access aisles/entrances.
CONSTRUCTION
73. The City will conduct final inspections of habitable buildings only when the
buildings have improved street and (if required) sidewalk access to publicly -
maintained streets. The improvements shall include required traffic control
devices, pavement markings and street name signs. If on -site streets in
residential developments are initially constructed with partial pavement thickness,
the applicant shall complete the pavement prior to final inspections of the last ten
percent of homes within the development or when directed by the City,
whichever comes first.
LANDSCAPE AND IRRIGATION
74. The applicant shall comply with LQMC Sections 13.24.130 (Landscaping
Setbacks) & 13.24.140 (Landscaping Plans).
75. Landscape and irrigation plans for landscaped lots and setbacks, medians,
retention basins, and parks shall be signed and stamped by a licensed landscape
architect.
76. All new and modified landscape areas shall have landscaping and permanent
irrigation improvements in compliance with the City's Water Efficient Landscape
PLANNING COMMISSION RESOLUTION 2018 - 007 EXHIBIT C
CONDITIONS OF APPROVAL - APPROVED
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ADOPTED: JUNE 12, 2018
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regulations contained in LQMC Section 8.13 (Water Efficient Landscape).
77. Lighting plans shall be submitted with the final landscaping plans for a
recommendation to the Planning Manager for his approval. Exterior lighting shall
be consistent with LQMC Section 9.100.150 (Outdoor Lighting). All freestanding
lighting shall not exceed 18 feet in height, and shall be fitted with a visor if
deemed necessary by staff to minimize trespass of light off the property. The
illuminated carports shall be included in the photometric study as part of the final
lighting plan submittal.
78. All water features shall be designed to minimize "splash", and use high efficiency
pumps and lighting to the satisfaction of the Community Development Director.
They shall be included in the landscape plan water efficiency calculations per
Municipal Code Chapter 8.13.
79. All rooftop mechanical equipment shall be completely screened from view. Utility
transformers or other ground mounted mechanical equipment shall be fully
screened with a screening wall or landscaping and painted to match the adjacent
buildings.
80. The applicant shall submit the final landscape plans for review, processing and
approval to the Community Development Department, in accordance with the
Final Landscape Plan application process. Planning Manager approval of the final
landscape plans is required prior to issuance of the first building permit unless the
Planning Manager determines extenuating circumstances exist which justifies an
alternative processing schedule.
NOTE: Plans are not approved for construction until signed by the appropriate City
official, including the Planning Manager and/or City Engineer.
81. The applicant or his agent has the responsibility for proper sight distance
requirements per guidelines in the AASHTO "A Policy on Geometric Design of
Highways and Streets, 5th Edition" or latest, in the design and/or installation of all
landscaping and appurtenances abutting and within the private and public street
right-of-way.
82. The final design of the perimeter landscaping, particularly the perimeter wall, shall
be included with the Final Landscape Plan submittal.
PUBLIC SERVICES
83. The applicant shall provide public transit improvements if required by SunLine
Transit Agency and approved by the City Engineer.
MAINTENANCE
PLANNING COMMISSION RESOLUTION 2018 - 007 EXHIBIT C
CONDITIONS OF APPROVAL - APPROVED
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ADOPTED: JUNE 12, 2018
Page 19 of 24
84. The applicant shall comply with the provisions of LQMC Section 13.24.160
(Maintenance).
85. The applicant shall make provisions for the continuous and perpetual maintenance
of perimeter landscaping up to the curb, common areas, access drives, sidewalks,
and stormwater BMPs.
FEES AND DEPOSITS
86. The applicant shall comply with the provisions of LQMC Section 13.24.180 (Fees
and Deposits). These fees include all deposits and fees required by the City for
plan checking and construction inspection. Deposits and fee amounts shall be
those in effect when the applicant makes application for plan check and permits.
MISCELLANEOUS
87. If the City or Applicant receive the right to maintain the landscaped parkway on the
east side of Adams Street, from the project entrance south to the southern project
boundary, the applicant or Homeowners' Association if responsible, shall be
responsible for maintenance, and shall enter into an Agreement with the City to
maintain the parkway in perpetuity.
88. The applicant shall record Conditions, Covenants, and Restrictions (CC&Rs) on the
Property. The CC&Rs shall (1) require minimum covenants for satisfactory, perpetual
maintenance obligations on the Property; (2) name the City of La Quinta as an
express third party beneficiary; (3) be reviewed and approved by the City Attorney's
Office prior to recordation; and (4) state that the CC&Rs cannot be amended without
prior written consent of the City.
89. The Recreation Center and all associated facilities, including the pool, picnic areas,
etc. represented in the Site Development Permit on sheet L2, Community Club, shall
be completed and open for use prior to the occupancy of the 20th residential unit.
The developer shall bond for the full value of improvements for the Community Club
prior to the issuance of the 1st building permit.
90. All mitigation measures contained -in Environmental Assessment 2017-0009 shall be
implemented.
MM AIR-1 During site preparation and grading activities, all off -road construction
equipment greater than 150 horsepower (>150 HP) shall be ARB
certified Tier 3 or better.
MM BI0-1 To be in compliance with the MBTA and the California Fish and Game
Code, and to avoid and reduce direct and indirect impacts on migratory
non -game breeding birds, and their nests, young, and eggs to less than
PLANNING COMMISSION RESOLUTION 2018 - 007 EXHIBIT C
CONDITIONS OF APPROVAL - APPROVED
TENTATIVE TRACT MAP 2017-0007 (TTM 37359)
THE CENTRE AT LA QUINTA
ADOPTED: JUNE 12, 2018
Page 20 of 24
significant levels, the following measures shall be implemented.
All ground -disturbing activities, including removal of vegetation,
that would remove or disturb potential nest sites shall be scheduled
outside the breeding bird season, if feasible. The breeding bird
nesting season is typically from January 15 through September 15,
but can vary slightly from year to year, usually depending on
weather conditions. Removing all physical features that could
potentially serve as nest sites outside of the breeding bird season
also would help to prevent birds from nesting within the project site
during the breeding season and during construction activities.
If project activities that would remove or disturb potential nest sites
cannot be avoided during January 15 through September 15, a
qualified biologist shall conduct a pre -construction clearance and
nesting bird survey to search for all potential nesting areas,
breeding birds, and active nests or nest sites within the limits of
project disturbance up to seven days prior to mobilization, staging
and other disturbances. The survey shall end no more than three
days prior to vegetation, substrate, and structure removal and/or
disturbance.
If no breeding birds or active nests are observed during the pre -
construction survey, or if they are observed and would not be
disturbed, then project activities may begin and no further
mitigation would be required.
If an active bird nest is located during the pre -construction survey
and potentially would be disturbed, a no -activity buffer zone shall
be delineated on maps and marked (flagging or other means) up to
500 feet for special -status avian species and raptors, or 75 feet for
non -special status avian species, at the discretion of the qualified
biologist. The limits of the buffer shall be demarcated so as to not
provide a specific indicator of the location of the nest to predators
or people. Materials used to demarcate the nests would be
removed as soon as work is complete or the fledglings have left the
nest. Buffer zones shall not be disturbed until a qualified biologist
determines that the nest is inactive.
Birds or their active nests shall not be disturbed, captured, handled
or moved. Inactive nests may be moved by a qualified biologist, if
necessary, to avoid disturbance by project activities.
MM CUL-1 Prior to any ground -disturbing activities, the applicant shall retain the
services of a qualified archaeologist and Tribal Monitor. Copies of
contracts with monitoring archaeologists and Tribal Monitors shall be
provided to the City prior to the issuance of any ground -disturbing
permit. Full-time archaeological monitoring shall be conducted by a
PLANNING COMMISSION RESOLUTION 2018 - 007 EXHIBIT C
CONDITIONS OF APPROVAL - APPROVED
TENTATIVE TRACT MAP 2017-0007 (TTM 37359)
THE CENTRE AT LA QUINTA
ADOPTED: JUNE 12, 2018
Page 21 of 24
qualified archaeologist for excavations that will exceed 3 feet in depth.
In the event that buried cultural resources are discovered during
construction, the archaeologist shall be permitted to stop construction
operations within 50 feet of the find and the Applicant and/or the
Applicant's representative shall immediately notify the City. The
archaeologist shall determine whether the find requires further study.
The Applicant shall include a standard inadvertent discovery clause in
every construction contract to inform contractors of this requirement.
The archaeologist shall make recommendations concerning
appropriate measures that will be implemented to protect the
resource(s), including but not limited to excavation and evaluation of
the finds in accordance with Section 15064.5 of the CEQA Guidelines.
Any previously undiscovered resources found during construction
within the project area should be recorded on appropriate Department
of Parks and Recreation (DPR) 523 forms and evaluated for significance
in terms of CEQA criteria. The archaeologist shall provide the City with
a report of all monitoring activities within 30 days of completion of
these activities.
MM CUL-2 Prior to any ground -disturbing activities, the applicant shall retain the
services of a qualified geologist or paleontologist. Full-time monitoring
shall be conducted for all excavations that will exceed 3 feet in depth.
In the event that paleontological resources are discovered during
construction, the paleontologist shall be permitted to stop construction
operations within 50 feet of the find and the Applicant and/or the
Applicant's representative shall immediately notify the City. The
paleontologist shall determine whether the find requires further study.
The Applicant shall include a standard inadvertent discovery clause in
every construction contract to inform contractors of this requirement.
The paleontologist shall make recommendations concerning
appropriate measures that will be implemented to protect the
resource(s), including but not limited to excavation and evaluation of
the finds in accordance with the Society of Vertebrate Paleontology
Guidelines. Any fossils recovered during mitigation shall be deposited
in an accredited and permanent scientific institution. The
paleontologist shall provide the City with a report of all monitoring
activities within 30 days of completion of these activities.
MM CUL-3 In the event of the accidental discovery of any human remains on the
project, CEQA Guidelines Section 15064.5; Health and Safety Code
Section 7050.5; and Public Resources Code (PRC) Sections 5097.94 and
5097.98 must be followed. If during the course of project development
there is accidental discovery of any human remains, the following steps
shall be taken:
PLANNING COMMISSION RESOLUTION 2018 - 007 EXHIBIT" C
CONDITIONS OF APPROVAL - APPROVED
TENTATIVE TRACT MAP 2017-0007 (TTM 37359)
THE CENTRE AT LA QUINTA
ADOPTED: JUNE 12, 2018
Page 22 of 24
1. There shall be no further excavation or disturbance of the site or any
nearby area reasonably suspected to overlie adjacent human
remains until the County Coroner is contacted to determine if the
remains are Native American and if an investigation of the cause of
death is required. If the coroner determines the remains to be
Native American, the coroner shall contact the Native American
Heritage Commission (NAHC) within 24 hours, and the NAHC shall
identify the person or persons it believes to be the "most likely
descendant" (MLD) of the deceased Native American. The MLD may
make recommendations to the landowner or the person responsible
for the excavation work, for means of treating or disposing of, with
appropriate dignity, the human remains and any associated grave
goods as provided in Public Resource Code Section 5097.98,
Environmental Issues.
MM N0I-1 The project shall supply an alternate mechanical ventilation system for
all proposed residential units that will permit windows to remain closed
for prolonged periods of time.
MM TRANS-1Curb-and-gutter and sidewalk improvements are in place but shall be
modified accordingly, based on proposed driveway locations.
The project shall construct curb -and -gutter and sidewalk improvements
along the project's western boundary along the southern extension of
Auto Center Way.
■ Adams Street & Driveway 1—Modify the raised median to provide
the following storage lengths:
Southbound Left -Turn Lane: Improve the raised median to provide a
pocket length of 100 feet to meet City standards for deceleration
lanes and to allow right-in/right-out and left -in access only.
Auto Center Way & Driveway 2—Construct the intersection with the
following:
Construct east leg to facilitate ingress and egress access to the
proposed hotel.
• Driveway 3 & Auto Centre Drive —Construct the intersection with the
following:
Construct south leg to facilitate ingress and egress access to the
proposed hotel.
PLANNING COMMISSION RESOLUTION 2018 - 007 EXHIBIT C
CONDITIONS OF APPROVAL - APPROVED
TENTATIVE TRACT MAP 2017-0007 (TTM 37359)
THE CENTRE AT LA QUINTA
ADOPTED: JUNE 12, 2018
Page 23 of 24
Westbound left -turn lane: provide a minimum of 50 feet of storage
within the existing two -way -left turn lane (painted median).
La Quinta Drive & Driveway 4—Construct the intersection with the
following:
Construct west leg to facilitate ingress and egress access to the
proposed residential use.
Northbound left -turn lane: provide a minimum of 50 feet of storage
within the existing two -way -left turn lane (painted median).
MM TCR-1 Prior to any ground -disturbing activities, the applicant shall retain the
services of a qualified archaeologist and Tribal Monitor. Copies of
contracts with monitoring archaeologists and Tribal Monitors shall be
provided to the City prior to the issuance of any ground -disturbing
permit. Full-time archaeological monitoring shall be conducted by a
qualified archaeologist for excavations that will exceed 3 feet in depth.
In the event that buried cultural resources are discovered during
construction, the archaeologist shall be permitted to stop construction
operations within 50 feet of the find and the Applicant and/or the
Applicant's representative shall immediately notify the City. The
archaeologist shall determine whether the find requires further study.
The Applicant shall include a standard inadvertent discovery clause in
every construction contract to inform contractors of this requirement.
The archaeologist shall make recommendations concerning
appropriate measures that will be implemented to protect the
resource(s), including but not limited to excavation and evaluation of
the finds in accordance with Section 15064.5 of the CEQA Guidelines.
Any previously undiscovered resources found during construction
within the project area should be recorded on appropriate Department
of Parks and Recreation (DPR) 523 forms and evaluated for significance
in terms of CEQA criteria. The archaeologist shall provide the City with
a report of all monitoring activities within 30 days of completion of
these activities.
MM TCR-2 In the event of the accidental discovery of any human remains on the
project, CEQA Guidelines Section 15064.5; Health and Safety Code
Section 7050.5; and Public Resources Code (PRC) Sections 5097.94 and
5097.98 must be followed. If during the course of project development
there is accidental discovery of any human remains, the following steps
shall be taken:
1. There shall be no further excavation or disturbance of the site or any
nearby area reasonably suspected to overlie adjacent human
PLANNING COMMISSION RESOLUTION 2018 - 007 EXHIBIT C
CONDITIONS OF APPROVAL - APPROVED
TENTATIVE TRACT MAP 2017-0007 (TTM 37359)
THE CENTRE AT LA QUINTA
ADOPTED: JUNE 12, 2018
Page 24 of 24
remains until the County Coroner is contacted to determine if the
remains are Native American and if an investigation of the cause of
death is required. If the coroner determines the remains to be
Native American, the coroner shall contact the Native American
Heritage Commission (NAHC) within 24 hours, and the NAHC shall
identify the person or persons it believes to be the "most likely
descendant" (MLD) of the deceased Native American. The MLD may
make recommendations to the landowner or the person responsible
for the excavation work, for means of treating or disposing of, with
appropriate dignity, the human remains and any associated grave
goods as provided in Public Resource Code Section 5097.98,
Environmental Issues.
EXHIBIT D
PLANNING COMMISSION RESOLUTION 2018 - 007
CONDITIONS OF APPROVAL - RECOMMENDED
SITE DEVELOPMENT PERMIT 2017-0012
THE CENTRE AT LA QUINTA
ADOPTED: JUNE 12, 2018
Page 1 of 24
GENERAL
1. The applicant agrees to defend, indemnify and hold harmless the City of La Quinta
("City"), its agents, officers and employees from any claim, action or proceeding to
attack, set aside, void, or annul the approval of this Site Development Permit. The
City shall have sole discretion in selecting its defense counsel.
The City shall promptly notify the applicant of any claim, action or proceeding and
shall cooperate fully in the defense.
2. Site Development Permit 2017-0012 shall comply with all applicable conditions
and/or mitigation measures for the following related approvals:
Environmental Assessment 2017-0009
Tentative Tract Map 2017-0001
Specific Plan 2017-0003
In the event of any conflict(s) between approval conditions and/or provisions of
these approvals, the Planning Manager shall adjudicate the conflict by determining
the precedence.
3. The Site Development Permit shall expire two years from City Council approval and
shall become null and void in accordance with La Quinta Municipal Code Section
9.200.080, unless a building permit has been issued. A time extension may be
requested per LQMC Section 9.200.080.
4. Prior to the issuance of any grading, construction, or building permit by the City, the
applicant shall obtain any necessary clearances and/or permits from the following
agencies, if required:
■ Riverside County Fire Marshal
• La Quinta Development Services Division (Grading Permit, Green Sheet (Public
Works Clearance) for Building Permits, Water Quality Management
Plan(WQMP) Exemption Form - Whitewater River Region, Improvement
Permit)
• La Quinta Planning Division
Riverside Co. Environmental Health Department
■ Desert Sands Unified School District (DSUSD)
Coachella Valley Water District (CVWD)
■ Imperial Irrigation District (IID)
■ California Regional Water Quality Control Board (CRWQCB)
State Water Resources Control Board
■ SunLine Transit Agency (SunLine)
■ South Coast Air Quality Management District Coachella Valley (SCAQMD)
PLANNING COMMISSION RESOLUTION 2018 - 007
CONDITIONS OF APPROVAL - RECOMMENDED
SITE DEVELOPMENT PERMIT 2017-0012
THE CENTRE AT LA QUINTA
ADOPTED: JUNE 12, 2018
Page 2 of 24
The applicant is responsible for all requirements of the permits and/or clearances
from the above listed agencies. When these requirements include approval of
improvement plans, the applicant shall furnish proof of such approvals when
submitting those improvements plans for City approval.
5. Coverage under the State of California General Construction Permit must be obtained
by the applicant; who then shall submit a copy of the Regional Water Quality Control
Board's ("RWQCB") acknowledgment of the applicant's Notice of Intent ("NOI") and
Waste Discharger Identification (WDID) number to the City prior to the issuance of a
grading or building permit.
6. The applicant shall comply with applicable provisions of the City's NPDES stormwater
discharge permit, LQMC Sections 8.70.010 et seq. (Stormwater Management and
Discharge Controls), and 13.24.170 (Clean Air/Clean Water); Riverside County
Ordinance No. 457; the California Regional Water Quality Control Board - Colorado
River Basin Region Board Order No. R7-2013-0011 and the State Water Resources
Control Board's Order No. 2012-0006-DWQ.
A. For construction activities including clearing, grading or excavation of land
that disturbs one (1) acre or more of land, or that disturbs less than one (1)
acre of land, but which is a part of a construction project that encompasses
more than one (1) acre of land, the Permitee shall be required to submit a
Storm Water Pollution Protection Plan ("SWPPP") to the State Water Resources
Control Board.
The applicant or design professional can obtain the California Stormwater
Quality Association SWPPP template at www.cabmphandbooks.com for use in
their SWPPP preparation.
B. The applicant shall ensure that the required SWPPP is available for inspection
at the project site at all times through and including acceptance of all
improvements by the City.
C. The applicant's SWPPP shall include provisions for all of the following Best
Management Practices ("BMPs") (LQMC Section 8.70.020 (Definitions)):
1) Temporary Soil Stabilization (erosion control).
2) Temporary Sediment Control.
3) Wind Erosion Control.
4) Tracking Control.
5) Non -Storm Water Management.
6) Waste Management and Materials Pollution Control.
D. The SWPPP and BMPs shall remain in effect for the entire duration of project
PLANNING COMMISSION RESOLUTION 2018 - 007
CONDITIONS OF APPROVAL - RECOMMENDED
SITE DEVELOPMENT PERMIT 2017-0012
THE CENTRE AT LA QUINTA
ADOPTED: JUNE 12, 2018
Page 3 of 24
construction until all improvements are completed and accepted by the City
Council.
E. The inclusion in the Conditions, Covenants, and Restrictions (CC&Rs), a
requirement for the perpetual maintenance and operation of all post -
construction BMPs as required.
7. Permits issued under this approval shall be subject to the provisions of the
Development Impact Fee and Transportation Uniform Mitigation Fee programs in
effect at the time of issuance of building permit(s).
8. Approval of this Site Development Permit shall not be construed as approval for any
horizontal dimensions implied by any site plans or exhibits unless specifically
identified in the following conditions of approval.
9. Developer shall reimburse the City, within thirty (30) days of presentment of the
invoice, all costs and actual attorney's fees incurred by the City Attorney to review,
negotiate and/or modify any documents or instruments required by these
conditions, if Developer requests that the City modify or revise any documents or
instruments prepared initially by the City to effect these conditions. This obligation
shall be paid in the time noted above without deduction or offset and Developer's
failure to make such payment shall be a material breach of the Conditions of
Approval.
10. Developer shall reimburse the City, within thirty (30) days of presentment of the
invoice, all costs and actual consultant's fees incurred by the City for engineering
and/or surveying consultants to review and/or modify any documents or instruments
required by this project. This obligation shall be paid in the time noted above
without deduction or offset and Developer's failure to make such payment shall be a
material breach of the Conditions of Approval.
PROPERTY RIGHTS
11. Prior to issuance of any permit(s), the applicant shall acquire or confer easements
and other property rights necessary for the construction or proper functioning of the
proposed development. Conferred rights shall include irrevocable offers to dedicate
or grant access easements to the City for emergency services and for maintenance,
construction and reconstruction of essential improvements.
12. Pursuant to the aforementioned condition, conferred rights shall include approvals
from the master developer over easements and other property rights necessary for
construction and proper functioning of the proposed development not limited to
access rights over proposed and/or existing private streets that access public streets
and open space/drainage facilities of the master development.
PLANNING COMMISSION RESOLUTION 2018 - 007
CONDITIONS OF APPROVAL - RECOMMENDED
SITE DEVELOPMENT PERMIT 2017-0012
THE CENTRE AT LA QUINTA
ADOPTED: JUNE 12, 2018
Page 4 of 24
13. The applicant shall offer for dedication all public street rights -of -way in conformance
with the City's General Plan, Municipal Code, applicable specific plans, and/or as
required by the City Engineer.
14. The public street right-of-way offers for dedication required for this development
include:
A. PUBLIC STREETS
1) Adams Street - No additional right of way dedication is required.
2) La Quinta Drive - No additional right of way dedication is required.
15. Dedications shall include additional widths as necessary for dedicated right and left
turn lanes, bus turnouts, and other features contained in the approved construction
plans.
16. When the City Engineer determines that access rights to the proposed street rights -
of -way shown on the approved Site Development Permit are necessary prior to
approval of the improvements dedicating such rights -of -way, the applicant shall
grant the necessary rights -of -way within 60 days of a written request by the City.
17. Where public facilities (e.g., sidewalks) are placed on privately -owned setbacks, the
applicant shall offer for dedication blanket easements for those purposes.
18. The applicant shall offer for dedication those easements necessary for the
placement of, and access to, utility lines and structures, drainage basins, mailbox
clusters, park lands, and common areas.
19. Direct vehicular access to Adams Street and La Quinta Drive is restricted, except for
those access points identified on the Site Development Permit, or as otherwise
conditioned in these conditions of approval.
20. The applicant shall furnish proof of easements, or written permission, as appropriate,
from those owners of all abutting properties on which grading, retaining wall
construction, permanent slopes, or other encroachments will occur.
STREET AND TRAFFIC IMPROVEMENTS
21. The applicant shall comply with the provisions of LQMC Sections 13.24.060 (Street
Improvements), 13.24.070 (Street Design - Generally) & 13.24.100 (Access for
Individual Properties and Development) for public streets; and Section 13.24.080
PLANNING COMMISSION RESOLUTION 2018 - 007
CONDITIONS OF APPROVAL - RECOMMENDED
SITE DEVELOPMENT PERMIT 2017-0012
THE CENTRE AT LA QUINTA
ADOPTED: JUNE 12, 2018
Page 5 of 24
(Street Design - Private Streets), where private streets are proposed.
22. Streets shall have vertical curbs or other approved curb configurations that will
convey water without ponding, and provide lateral containment of dust and residue
during street sweeping operations. If a wedge or rolled curb design is approved, the
lip at the flowline shall be near vertical with a 1/8" batter and a minimum height of
0.1'. Unused curb cuts on any lot shall be restored to standard curb height prior to
final inspection of permanent building(s) on the lot.
23. The applicant shall construct the following street improvements to conform with the
General Plan (street type noted in parentheses.)
A. OFF -SITE STREETS
1) Adams Street
a. The applicant shall pay his fair -share (67.6% calculated in the
Traffic Impact Analysis, Table 1-6) towards the design and
construction of a northbound deceleration/right turn only lane
on Adams Street at Auto Center Drive. The amount of the
applicant's fair share for the above -mentioned improvements
shall be as approved by the City Engineer.
b. Widen the east side of the street along frontage as necessary in
order to accommodate a deceleration/right turn only lane
serving the main entrance to the project.
C. Reconstruct the existing landscaped median to provide the left
turn in with physical left turn out restriction and restore the
median landscaping.
2) La Quinta Drive
a. The applicant shall pay the City to restripe dual northbound left
turn lanes and a through/right turn lane with modification made
to the traffic signal detection zones at the intersection of
Highway 111.
3) Auto Center Way South
a. The applicant shall construct curb, gutter, and 6-foot wide
sidewalk on the east side.
4) Auto Center Drive and Auto Center Way - The applicant shall
reconstruct the roundabout to include a truck apron.
PLANNING COMMISSION RESOLUTION 2018 - 007
CONDITIONS OF APPROVAL - RECOMMENDED
SITE DEVELOPMENT PERMIT 2017-0012
THE CENTRE AT LA QUINTA
ADOPTED: JUNE 12, 2018
Page 6 of 24
Other required improvements in the right-of-way and/or adjacent landscape
setback area include:
a) All appurtenant components such as, but not limited to: curb,
gutter, traffic control striping, legends, and signs.
The applicant is responsible for construction of all improvements mentioned above.
The applicant shall extend improvements beyond the project boundaries to ensure
they safely integrate with existing improvements (e.g., grading; traffic control
devices and transitions in alignment, elevation or dimensions of streets and
sidewalks).
B. INTERNAL STREETS
1) Construct internal streets per the approved Site Development Permit
Preliminary Grading Plan and/or as approved by the City Engineer.
Minimum street width shall be 25 feet except at the entry accessway.
On -street parking shall be prohibited except in designated parking stall
areas. The applicant shall make provisions for perpetual enforcement
of the "No Parking" restrictions.
2) The location of driveways shall not be located within the curb return
and away from intersections, when possible.
24. The applicant shall design street pavement sections using CalTrans' design
procedure for 20-year life pavement, and the site -specific data for soil strength and
anticipated traffic loading (including construction traffic). Minimum structural
sections shall be as follows:
Parking Lot & Aisles (Low Traffic)
3.0"
a.c./4.5"
c.a.b.
Parking Lot & Aisles (High Traffic)
4.5"
a.c /5.5"
c.a.b.
Residential
3.0"
a.c./4.5"
c.a.b.
or the approved equivalents of alternate materials per the City Engineer.
25. The applicant shall submit current mix designs (less than two years old at the time of
construction) for base, asphalt concrete and Portland cement concrete. The
submittal shall include test results for all specimens used in the mix design
procedure. For mix designs over six months old, the submittal shall include recent
(less than six months old at the time of construction) aggregate gradation test
results confirming that design gradations can be achieved in current production. The
applicant shall not schedule construction operations until mix designs are approved.
PLANNING COMMISSION RESOLUTION 2018 - 007
CONDITIONS OF APPROVAL - RECOMMENDED
SITE DEVELOPMENT PERMIT 2017-0012
THE CENTRE AT LA QUINTA
ADOPTED: JUNE 12, 2018
Page 7 of 24
26. All gated entries shall provide for a three -car minimum stacking capacity for inbound
traffic to be a minimum length of 62 feet from call box to the street; and shall
provide for a full turn -around outlet for non -accepted vehicles or as approved by the
City Engineer.
Where a gated entry is proposed, the applicant shall submit a detailed exhibit at a
scale of 1" =10', demonstrating that those passenger vehicles that do not gain entry
into the development can safely make a full turn -around (minimum radius to be 24
feet) out onto the main street from the gated entry. Pursuant to said condition,
there shall be a minimum of twenty five feet width provided at the turn -around
opening provided.
Two lanes of traffic shall be provided on the entry side of each gated entry, one lane
shall be dedicated for residents and one lane for visitors. The two travel lanes shall
be a minimum of 20 feet of total paved roadway surface or as approved by the Fire
Department.
Entry drives, main interior circulation routes, standard knuckles, corner cutbacks, bus
turnouts, dedicated turn lanes and other features shown on the approved
construction plans, may require additional street widths as may be determined by
the City Engineer.
27. General access points and turning movements of traffic are limited to the following:
Adams Street (Primary Entry): Right turn in, right turn out, and left turn in
movements are permitted. Left turn movements out are prohibited.
La Quinta Drive (Secondary Entry): Full turn movements in and out are allowed.
28. Improvements shall include appurtenances such as traffic control signs, markings
and other devices, raised medians if required, street name signs and sidewalks. Mid -
block street lighting is not required.
29. Improvements shall be designed and constructed in accordance with City adopted
standards, supplemental drawings and specifications, or as approved by the City
Engineer. Improvement plans for streets, access gates and parking areas shall be
stamped and signed by qualified engineers.
30. Standard knuckles and corner cut -backs shall conform to Riverside County Standard
Drawings #801 and #805, respectively, unless otherwise approved by the City
Engineer.
PARKING and ACCESS POINTS
31. The design of parking facilities shall conform to LQMC Chapter 9.150 and in particular
PLANNING COMMISSION RESOLUTION 2018 - 007
CONDITIONS OF APPROVAL - RECOMMENDED
SITE DEVELOPMENT PERMIT 2017-0012
THE CENTRE AT LA QUINTA
ADOPTED: JUNE 12, 2018
Page 8 of 24
the following:
A. The parking stall and aisle widths and the double hairpin stripe parking stall
design shall conform to LQMC Chapter 9.150.
B. Cross slopes should be a maximum of 2% where ADA accessibility is required
including accessibility routes between buildings.
C. Building access points shall be shown on the Precise Grading Plans to evaluate
ADA accessibility issues.
D. Accessibility routes to public streets and adjacent development shall be
shown on the Precise Grading Plan.
E. Parking stall lengths shall be according to LQMC Chapter 9.150 and be a
minimum of 17 feet in length with a 2-foot overhang for standard parking
stalls and 18 feet with a 2-foot overhang for handicapped parking stall or as
approved by the City Engineer. One van accessible handicapped parking stall
is required per 8 handicapped parking stalls.
F. Drive aisles between parking stalls shall be a minimum of 26 feet with access
drive aisles to Public Streets a minimum of 28 feet or as approved by the City
Engineer.
Entry drives, main interior circulation routes, corner cutbacks, bus turnouts,
dedicated turn lanes, ADA accessibility route to public streets and other features
shown on the approved construction plans, may require additional street widths and
other improvements as may be determined by the City Engineer.
IMPROVEMENT PLANS
As used throughout these Conditions of Approval, professional titles such as "engineer,"
"surveyor," and "architect," refer to persons currently certified or licensed to practice their
respective professions in the State of California.
32. Improvement plans shall be prepared by or under the direct supervision of qualified
engineers and/or architects, as appropriate, and shall comply with the provisions of
LQMC Section 13.24.040 (Improvement Plans).
33. The following improvement plans shall be prepared and submitted for review and
approval by the Development Services Division. A separate set of plans for each line
item specified below shall be prepared. The plans shall utilize the minimum scale
specified, unless otherwise authorized by the City Engineer in writing. Plans may be
prepared at a larger scale if additional detail or plan clarity is desired. Note, the
applicant may be required to prepare other improvement plans not listed here
pursuant to improvements required by other agencies and utility purveyors.
A. On -Site Rough Grading Plan 1" = 40' Horizontal
PLANNING COMMISSION RESOLUTION 2018 - 007
CONDITIONS OF APPROVAL - RECOMMENDED
SITE DEVELOPMENT PERMIT 2017-0012
THE CENTRE AT LA QUINTA
ADOPTED: JUNE 12, 2018
Page 9 of 24
B.
C.
D.
E.
F.
G.
2
PM10 Plan 1" = 40' Horizontal
Erosion Control Plan 1" = 40' Horizontal
WQMP (Plan submitted in Report Form)
NOTE: A through D to be submitted concurrently.
Off -Site Street Improvement/Storm Drain Plan
Off -Site Signing & Striping Plan
1" = 40' Horizontal, 1" = 4' Vertical
1" = 40' Horizontal
The Off -Site street improvement plans shall have separate plan sheet(s)
(drawn at 20 scale) that show the meandering sidewalk, mounding, and
berming design in the combined parkway and landscape setback area.
On -Site Precise Grading Plan 1" = 30' Horizontal
On -Site Street Improvements/Signing & Striping/Storm Drain Plan
1" = 40' Horizontal, 1"= 4' Vertical
NOTE: E through H to be submitted concurrently.
(Separate Storm Drain Plans if applicable)
Other engineered improvement plans prepared for City approval that are not listed
above shall be prepared in formats approved by the City Engineer prior to
commencing plan preparation.
All Off -Site Plan & Profile Street Plans and Signing & Striping Plans shall show all
existing improvements for a distance of at least 200-feet beyond the project limits,
or a distance sufficient to show any required design transitions.
All On -Site Signing & Striping Plans shall show, at a minimum; Stop Signs, Limit Lines
and Legends, No Parking Signs, Raised Pavement Markers (including Blue RPMs at fire
hydrants) and Street Name Signs per Public Works Standard Plans and/or as
approved by the Engineering Department.
"Rough Grading" plans shall normally include perimeter walls with Top Of Wall & Top
Of Footing elevations shown. All footings shall have a minimum of 1-foot of cover, or
sufficient cover to clear any adjacent obstructions.
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The applicant shall prepare an accessibility assessment on a marked up print of the
building floor plan identifying every building egress and notes the 2016 California
Building Code accessibility requirements associated with each door. The assessment
must comply with submittal requirements of the Building & Safety Division.
"On -Site Precise Grading" plans shall normally include all on -site surface
improvements including but not limited to finish grades for curbs & gutters, building
floor elevations, wall elevations, parking lot improvements and ADA requirements.
34. The City maintains standard plans, detail sheets and/or construction notes for
elements of construction which can be accessed via the "Plans, Notes and Design
Guidance" section of the Design and Development Department at the City website
(www.la-quinto.org). Please navigate to the Design and Development Department
home page and look for the Standard Drawings hyperlink.
35. The applicant shall furnish a complete set of all approved improvement plans on a
storage media acceptable to the City Engineer (currently mylars).
36. Upon completion of construction, and prior to final acceptance of the improvements
by the City, the applicant shall furnish the City with reproducible record drawings of
all improvement plans which were approved by the City. Each sheet shall be clearly
marked "Record Drawing" and shall be stamped and signed by the engineer or
surveyor certifying to the accuracy and completeness of the drawings. The applicant
shall have all approved mylars previously submitted to the City, revised to reflect the
as -built conditions. The applicant shall employ or retain the Engineer Of Record
during the construction phase of the project so that the FOR can make site visits in
support of preparing "Record Drawing". However, if subsequent approved revisions
have been approved by the City Engineer and reflect said "Record Drawing"
conditions, the Engineer Of Record may submit a letter attesting to said fact to the
City Engineer in lieu of mylar submittal.
IMPROVEMENT SECURITY AGREEMENT
37. Prior to constructing any off -site improvements, the applicant shall deposit securities
equivalent to both a Performance and Labor & Material Bonds each valued at 100%
of the cost of the off -site improvements, or as approved by the City Engineer.
38. Improvements to be made, or agreed to be made, shall include the removal of any
existing structures or other obstructions which are not a part of the proposed
improvements; and shall provide for the setting of the final survey monumentation.
39. When improvements are phased through a "Phasing Plan," or an administrative
approval (e.g., Site Development Permits), all off -site improvements and common
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on -site improvements (e.g., backbone utilities, retention basins, perimeter walls,
landscaping and gates) shall be constructed, or secured, prior to the issuance of any
permits in the first phase of the development, or as otherwise approved by the City
Engineer.
Improvements and obligations required of each subsequent phase shall either be
completed, or secured, prior to the completion of homes or the occupancy of
permanent buildings within such latter phase, or as otherwise approved by the City
Engineer.
In the event the applicant fails to construct the improvements for the development,
or fails to satisfy its obligations for the development in a timely manner, pursuant to
the approved phasing plan, the City shall have the right to halt issuance of all
permits, and/or final inspections, withhold other approvals related to the
development of the project, or call upon the surety to complete the improvements.
40. Depending on the timing of the development of this Site Development Permit, and
the status of the off -site improvements at the time, the applicant may be required
to:
A. Construct certain off -site improvements.
B. Construct additional off -site improvements, subject to the reimbursement of
its costs by others.
C. Reimburse others for those improvements previously constructed that are
considered to be an obligation of this Site Development Permit.
D. Secure the costs for future improvements that are to be made by others.
E. To agree to any combination of these actions, as the City may require.
Off -Site Improvements should be completed on a first priority basis. The applicant
shall complete Off -Site Improvements in the first phase of construction or by the
issuance of the 20 % Building Permit.
In the event that any of the improvements required for this development are
constructed by the City, the applicant shall, prior to the approval of the Site
Development Permit, or the issuance of any permit related thereto, reimburse the
City for the costs of such improvements.
41. The applicant shall submit detailed construction cost estimates for all proposed on -
site and off -site improvements, including an estimate for the final survey
monumentation, for checking and approval by the City Engineer. Such estimates
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shall conform to the unit cost schedule as approved by the City Engineer.
Estimates for improvements under the jurisdiction of other agencies shall be
approved by those agencies and submitted to the City along with the applicant's
detailed cost estimates. Security will not be required for telephone, natural gas, or
Cable T.V. improvements.
GRADING
42. The applicant shall comply with the provisions of LQMC Section 13.24.050 (Grading
Improvements).
43. Prior to occupancy of the project site for any construction, or other purposes, the
applicant shall obtain a grading permit approved by the City Engineer.
44. To obtain an approved grading permit, the applicant shall submit and obtain
approval of all of the following:
A. A grading plan prepared by a civil engineer registered in the State of
California,
B. A preliminary geotechnical ("soils") report prepared by an engineer registered
in the State of California,
C. A Fugitive Dust Control Plan prepared in accordance with LQMC Chapter 6.16,
(Fugitive Dust Control), and
D. A Best Management Practices report prepared in accordance with LQMC
Sections 8.70.010 and 13.24.170 (NPDES Stormwater Discharge Permit and
Storm Management and Discharge Controls).
E. WQMP prepared by an appropriate professional registered in the State of
California.
All grading shall conform with the recommendations contained in the Preliminary
Soils Report, and shall be certified as being adequate by soils engineer, or
engineering geologist registered in the State of California.
The applicant shall furnish security, in a form acceptable to the City, and in an
amount sufficient to guarantee compliance with the approved Fugitive Dust Control
Plan provisions as submitted with its application for a grading permit. Additionally,
the applicant shall replenish said security if expended by the City of La Quinta to
comply with the Plan as required by the City Engineer.
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45. The applicant shall maintain all open graded, undeveloped land in order to prevent
wind and/or water erosion of such land. All open graded, undeveloped land shall
either be planted with interim landscaping, or stabilized with such other erosion
control measures, as were approved in the Fugitive Dust Control Plan.
46. Grading within the perimeter setback and parkway areas shall have undulating
terrain and shall conform with the requirements of LQMC Section 9.60.240(F) except
as otherwise modified by this condition. The maximum slope shall not exceed 3:1
anywhere in the landscape setback area, except for the backslope (i.e. the slope at
the back of the landscape lot) which shall not exceed 2:1 if fully planted with ground
cover. The maximum slope in the first six (6) feet adjacent to the curb shall not
exceed 4:1 when the nearest edge of sidewalk is within six feet (6') of the curb,
otherwise the maximum slope within the right of way shall not exceed 3:1. All
unpaved parkway areas adjacent to the curb shall be depressed one and one-half
inches (1.5") in the first eighteen inches (18") behind the curb.
47. Building pad elevations on the rough grading plan submitted for City Engineer's
approval shall conform with pad elevations shown on the tentative map, unless the
pad elevations have other requirements imposed elsewhere in these Conditions of
Approval, or as approved by the City Engineer.
48. Building pad elevations of perimeter lots shall not differ by more than one foot
higher from the building pads in adjacent developments.
49. The applicant shall minimize the differences in elevation between the adjoining
properties and the lots within this development.
50. Prior to any site grading or regrading that will raise or lower any portion of the site by
more than plus or minus half of a foot (0.51 from the elevations shown on the
approved Site Development Permit, the applicant shall submit the proposed grading
changes to the City Engineer for a substantial conformance review.
51. Prior to the issuance of a building permit for any building lot, the applicant shall
provide a lot pad certification stamped and signed by a qualified engineer or
surveyor with applicable compaction tests and over excavation documentation.
Each pad certification shall list the pad elevation as shown on the approved grading
plan, the actual pad elevation and the difference between the two, if any. Such pad
certification shall also list the relative compaction of the pad soil. The data shall be
organized by lot number, and listed cumulatively if submitted at different times.
DRAINAGE
52. Stormwater handling shall conform with the approved hydrology and drainage
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report for the Centre at La Quinta project (TTM 37359 and SDP2017-0012), or as
approved by the City Engineer. Nuisance water shall be disposed of in an approved
Fa ID FORM
Nuisance water shall be retained onsite and disposed of via an underground
percolation improvement approved by the City Engineer.
53. The applicant shall comply with the provisions of LQMC Section 13.24.120 (Drainage),
Retention Basin Design Criteria, Engineering Bulletin No. 06-16 - Hydrology Report
with Preliminary Hydraulic Report Criteria for Storm Drain Systems and Engineering
Bulletin No. 06-015 - Underground Retention Basin Design Requirements. More
specifically, stormwater falling on site during the 100 year storm shall be retained
within the development, unless otherwise approved by the City Engineer. The design
storm shall be the 1 hour, 3 hour, 6 hour or 24 hour event producing the greatest
total run off.
54. Nuisance water shall be retained on site. Nuisance water shall be disposed of per
approved methods contained in Engineering Bulletin No. 06-16 - Hydrology Report
with Preliminary Hydraulic Report Criteria for Storm Drain Systems and Engineering
Bulletin No. 06-015 - Underground Retention Basin Design Requirements.
55. In design of retention facilities, the maximum percolation rate shall be two inches
per hour. The percolation rate will be considered to be zero unless the applicant
provides site specific data indicating otherwise and as approved by the City Engineer.
56. The project shall be designed to accommodate purging and blowoff water (through
underground piping and/or retention facilities) from any on -site or adjacent well
sites granted or dedicated to the local water utility authority as a requirement for
development of this property.
57. No fence or wall shall be constructed around any retention basin unless approved by
the Planning Manager and the City Engineer.
58. For on -site above ground common retention basins, retention depth shall be
according to Engineering Bulletin No. 06-16 - Hydrology Report with Preliminary
Hydraulic Report Criteria for Storm Drain Systems, unless otherwise approved by the
City Engineer. Side slopes shall not exceed 3:1 and shall be planted with
maintenance free ground cover. Additionally, retention basin widths shall be not less
than 20 feet at the bottom of the basin.
59. Stormwater may not be retained in landscaped parkways or landscaped setback lots.
Only incidental storm water (precipitation which directly falls onto the setback) will
be permitted to be retained in the landscape setback areas. The perimeter setback
and parkway areas in the street right-of-way shall be shaped with berms and
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mounds, pursuant to LQMC Section 9.100.040(B)(7).
60. The design of the development shall not cause any increase in flood boundaries and
levels in any area outside the development.
61. The development shall be graded to permit storm flow in excess of retention
capacity to flow out of the development through a designated overflow and into the
historic drainage relief route.
62. Storm drainage historically received from adjoining property shall be received and
retained or passed through into the historic downstream drainage relief route.
63. The applicant shall comply with applicable provisions for post construction runoff per
the City's NPDES stormwater discharge permit, LQMC Sections 8.70.010 et seq.
(Stormwater Management and Discharge Controls), and 13.24.170 (Clean Air/Clean
Water); Riverside County Ordinance No. 457; and the California Regional Water
Quality Control Board - Colorado River Basin (CRWQCB-CRB) Region Board Order No.
R7-2013-0011.
A. For post -construction urban runoff from New Development and
Redevelopments Projects, the applicant shall implement requirements of the
NPDES permit for the design, construction and perpetual operation and
maintenance of BMPs per the approved Water Quality Management Plan
(WQMP) for the project as required by the California Regional Water Quality
Control Board - Colorado River Basin (CRWQCB-CRB) Region Board Order No.
R7-2013-0011.
B. The applicant shall implement the WQMP Design Standards per (CRWQCB-
CRB) Region Board Order No. R7-2013-0011 utilizing BMPs approved by the
City Engineer. A project specific WQMP shall be provided which incorporates
Site Design and Treatment BMPs utilizing first flush infiltration as a preferred
method of NPDES Permit Compliance for Whitewater River receiving water, as
applicable.
C. The developer shall execute and record a Stormwater Management/BMP
Facilities Agreement that provides for the perpetual maintenance and
operation of stormwater BMPs.
UTILITIES
64. The applicant shall comply with the provisions of LQMC Section 13.24.110 (Utilities).
65. The applicant shall obtain the approval of the City Engineer for the location of all
utility lines within any right-of-way, and all above -ground utility structures including,
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but not limited to, traffic signal cabinets, electric vaults, water valves, and telephone
stands, to ensure optimum placement for practical and aesthetic purposes.
66. Existing overhead utility lines within, or adjacent to the proposed development, and
all proposed utilities shall be installed underground.
The 92 KV transmission power poles and all existing utility lines attached to joint use
92 KV transmission power poles are exempt from the requirement to be placed
underground.
67. Underground utilities shall be installed prior to overlying hardscape. For installation
of utilities in existing improved streets, the applicant shall comply with trench
restoration requirements maintained, or required by the City Engineer.
The applicant shall provide certified reports of all utility trench compaction for
approval by the City Engineer. Additionally, grease traps and the maintenance
thereof shall be located as to not conflict with access aisles/entrances.
CONSTRUCTION
68. The City will conduct final inspections of habitable buildings only when the buildings
have improved street and (if required) sidewalk access to publicly -maintained
streets. The improvements shall include required traffic control devices, pavement
markings and street name signs. If on -site streets in residential developments are
initially constructed with partial pavement thickness, the applicant shall complete
the pavement prior to final inspections of the last ten percent of homes within the
development or when directed by the City, whichever comes first.
LANDSCAPE AND IRRIGATION
69. The applicant shall comply with LQMC Sections 13.24.130 (Landscaping Setbacks) &
13.24.140 (Landscaping Plans).
70. Landscape and irrigation plans for landscaped lots and setbacks, medians, retention
basins, and parks shall be signed and stamped by a licensed landscape architect.
71. All new and modified landscape areas shall have landscaping and permanent
irrigation improvements in compliance with the City's Water Efficient Landscape
regulations contained in LQMC Section 8.13 (Water Efficient Landscape).
72. Lighting plans shall be submitted with the final landscaping plans for a
recommendation to the Planning Manager for his approval. Exterior lighting shall be
consistent with LQMC Section 9.100.150 (Outdoor Lighting). All freestanding lighting
shall not exceed 18 feet in height, and shall be fitted with a visor if deemed
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necessary by staff to minimize trespass of light off the property.
73. All water features shall be designed to minimize "splash", and use high efficiency
pumps and lighting to the satisfaction of the Community Development Director.
They shall be included in the landscape plan water efficiency calculations per
Municipal Code Chapter 8.13.
74, All rooftop mechanical equipment shall be completely screened from view. Utility
transformers or other ground mounted mechanical equipment shall be fully
screened with a screening wall or landscaping and painted to match the adjacent
buildings.
75. The applicant shall submit the final landscape plans for review, processing and
approval to the Community Development Department, in accordance with the Final
Landscape Plan application process. Planning Manager approval of the final
landscape plans is required prior to issuance of the first building permit unless the
Planning Manager determines extenuating circumstances exist which justifies an
alternative processing schedule.
NOTE: Plans are not approved for construction until signed by the appropriate City
official, including the Planning Manager and/or City Engineer.
76. The applicant or his agent has the responsibility for proper sight distance
requirements per guidelines in the AASHTO "A Policy on Geometric Design of
Highways and Streets, 5th Edition" or latest, in the design and/or installation of all
landscaping and appurtenances abutting and within the private and public street
right-of-way.
77. The final design of the perimeter landscaping, particularly the perimeter wall, shall
be included with the Final Landscape Plan submittal.
PUBLIC SERVICES
78. The applicant shall provide public transit improvements if required by SunLine Transit
Agency and approved by the City Engineer.
MAINTENANCE
79. The applicant shall comply with the provisions of LQMC Section 13.24.160
(Maintenance).
80. The applicant shall make provisions for the continuous and perpetual maintenance
of perimeter landscaping up to the curb, common areas, access drives, sidewalks,
and stormwater BMPs.
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FEES AND DEPOSITS
81. The applicant shall comply with the provisions of LQMC Section 13.24.180 (Fees and
Deposits). These fees include all deposits and fees required by the City for plan
checking and construction inspection. Deposits and fee amounts shall be those in
effect when the applicant makes application for plan check and permits.
FIRE DEPARTMENT
82. For residential areas, approved standard fire hydrants, located at each intersection,
with no portion of any lot frontage more than a maximum of 500 feet from a
hydrant. Minimum fire flow for all residential structures shall be 1000 GPM for a 2-
hour duration at 20 psi residual operating pressure, which must be available before
any combustible material is placed on the construction site.
83. Prior to building plan approval and construction, applicant/developer shall furnish
two copies of the water system fire hydrant plans to Fire Department for review and
approval. Plans shall be signed by a registered civil engineer, and shall confirm
hydrant type, location, spacing, and minimum fire flow. Once plans are signed and
approved by the local water authority, the originals shall be presented to the Fire
Department for review and approval.
84. Prior to issuance of building permits, the water system for fire protection must be
provided as approved by the Fire Department and the local water authority.
85. Applicant/Developer shall mount blue dot retro-reflectors pavement markers on
private streets, public streets and driveways to indicated location of the fire hydrant.
It should be 8 inches from centerline to the side that the fire hydrant is on, to
identify fire hydrant locations.
86. Residential fire sprinklers are required in all one and two family dwellings per the
California Residential Code. Contact the Riverside County Fire Department for the
Residential Fire Sprinkler Standard.
87. Fire Apparatus access road and driveways shall be in compliance with the Riverside
County Fire Department Standard number 06-05 (located at www.rvcfire.org). Access
lanes will not have an up, or downgrade of more than 15%. Access roads shall have
an unobstructed vertical clearance not less than 13 feet and 6 inches. Access lanes
will be designed to withstand the weight of 80 thousand pounds over 2 axles. Access
will have a turning radius capable of accommodating fire apparatus. Access lane
shall be constructed with a surface so as to provide all weather driving capabilities.
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88. The minimum dimension for gates is 20 feet clear and unobstructed width and a
minimum vertical clearance of 13 feet 6 inches in height. Any gate providing access
from a road shall be located at least 35 feet setback from the roadway and shall
open to allow a vehicle to stop without obstructing traffic on the road. Where a one-
way road with a single traffic lane provides access to a gate entrance, a 38-foot
turning radius shall be used.
89. Gates may be automatic or manual and shall be equipped with a rapid entry system
(KNOX). Plans shall be submitted to the Fire Department for approval prior to
installation. Automatic gate pins shall be rated with a shear pin force, not to exceed
30 pounds. Gates activated by the rapid entry system shall remain open until closed
by the rapid entry system. Automatic gates shall be provided with backup power.
BUILDING DIVISION.
90. Building Plans prepared for permitting shall meet applicable California Building Codes
effective at the time of submittal.
MISCELLANEOUS
91. If the City or Applicant receive the right to maintain the landscaped parkway on the
east side of Adams Street, from the project entrance south to the southern project
boundary, the applicant or Homeowners' Association if responsible, shall be
responsible for maintenance, and shall enter into an Agreement with the City to
maintain the parkway in perpetuity.
92. The applicant shall record Conditions, Covenants, and Restrictions (CC&Rs) on the
Property. The CC&Rs shall (1) require minimum covenants for satisfactory, perpetual
maintenance obligations on the Property; (2) name the City of La Quinta as an
express third party beneficiary; (3) be reviewed and approved by the City Attorney's
Office prior to recordation; and (4) state that the CC&Rs cannot be amended without
prior written consent of the City.
93. The Recreation Center and all associated facilities, including the pool, picnic areas,
etc. represented in the Site Development Permit on sheet L2, Community Club, shall
be completed and open for use prior to the occupancy of the 20th residential unit.
The developer shall bond for the full value of improvements for the Community Club
prior to the issuance of the 1st building permit.
94. All mitigation measures contained in Environmental Assessment 2017-0009 shall be
implemented.
MM AIR-1 During site preparation and grading activities, all off -road construction
equipment greater than 150 horsepower (>150 HP) shall be ARB
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certified Tier 3 or better.
MM BI0-1 To be in compliance with the MBTA and the California Fish and Game
Code, and to avoid and reduce direct and indirect impacts on migratory
non -game breeding birds, and their nests, young, and eggs to less than
significant levels, the following measures shall be implemented.
All ground -disturbing activities, including removal of vegetation,
that would remove or disturb potential nest sites shall be scheduled
outside the breeding bird season, if feasible. The breeding bird
nesting season is typically from January 15 through September 15,
but can vary slightly from year to year, usually depending on
weather conditions. Removing all physical features that could
potentially serve as nest sites outside of the breeding bird season
also would help to prevent birds from nesting within the project site
during the breeding season and during construction activities.
If project activities that would remove or disturb potential nest sites
cannot be avoided during January 15 through September 15, a
qualified biologist shall conduct a pre -construction clearance and
nesting bird survey to search for all potential nesting areas,
breeding birds, and active nests or nest sites within the limits of
project disturbance up to seven days prior to mobilization, staging
and other disturbances. The survey shall end no more than three
days prior to vegetation, substrate, and structure removal and/or
disturbance.
If no breeding birds or active nests are observed during the pre -
construction survey, or if they are observed and would not be
disturbed, then project activities may begin and no further
mitigation would be required.
If an active bird nest is located during the pre -construction survey
and potentially would be disturbed, a no -activity buffer zone shall
be delineated on maps and marked (flagging or other means) up to
500 feet for special -status avian species and raptors, or 75 feet for
non -special status avian species, at the discretion of the qualified
biologist. The limits of the buffer shall be demarcated so as to not
provide a specific indicator of the location of the nest to predators
or people. Materials used to demarcate the nests would be
removed as soon as work is complete or the fledglings have left the
nest. Buffer zones shall not be disturbed until a qualified biologist
determines that the nest is inactive.
Birds or their active nests shall not be disturbed, captured, handled
or moved. Inactive nests may be moved by a qualified biologist, if
necessary, to avoid disturbance by project activities.
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MM CUL-1 Prior to any ground -disturbing activities, the applicant shall retain the
services of a qualified archaeologist and Tribal Monitor. Copies of
contracts with monitoring archaeologists and Tribal Monitors shall be
provided to the City prior to the issuance of any ground -disturbing
permit. Full-time archaeological monitoring shall be conducted by a
qualified archaeologist for excavations that will exceed 3 feet in depth.
In the event that buried cultural resources are discovered during
construction, the archaeologist shall be permitted to stop construction
operations within 50 feet of the find and the Applicant and/or the
Applicant's representative shall immediately notify the City. The
archaeologist shall determine whether the find requires further study.
The Applicant shall include a standard inadvertent discovery clause in
every construction contract to inform contractors of this requirement.
The archaeologist shall make recommendations concerning
appropriate measures that will be implemented to protect the
resource(s), including but not limited to excavation and evaluation of
the finds in accordance with Section 15064.5 of the CEQA Guidelines.
Any previously undiscovered resources found during construction
within the project area should be recorded on appropriate Department
of Parks and Recreation (DPR) 523 forms and evaluated for significance
in terms of CEQA criteria. The archaeologist shall provide the City with
a report of all monitoring activities within 30 days of completion of
these activities.
MM CUL-2 Prior to any ground -disturbing activities, the applicant shall retain the
services of a qualified geologist or paleontologist. Full-time monitoring
shall be conducted for all excavations that will exceed 3 feet in depth.
In the event that paleontological resources are discovered during
construction, the paleontologist shall be permitted to stop construction
operations within 50 feet of the find and the Applicant and/or the
Applicant's representative shall immediately notify the City. The
paleontologist shall determine whether the find requires further study.
The Applicant shall include a standard inadvertent discovery clause in
every construction contract to inform contractors of this requirement.
The paleontologist shall make recommendations concerning
appropriate measures that will be implemented to protect the
resource(s), including but not limited to excavation and evaluation of
the finds in accordance with the Society of Vertebrate Paleontology
Guidelines. Any fossils recovered during mitigation shall be deposited
in an accredited and permanent scientific institution. The
paleontologist shall provide the City with a report of all monitoring
activities within 30 days of completion of these activities.
MM CUL-3 In the event of the accidental discovery of any human remains on the
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project, CEQA Guidelines Section 15064.5; Health and Safety Code
Section 7050.5; and Public Resources Code (PRC) Sections 5097.94 and
5097.98 must be followed. If during the course of project development
there is accidental discovery of any human remains, the following steps
shall be taken:
1. There shall be no further excavation or disturbance of the site or any
nearby area reasonably suspected to overlie adjacent human
remains until the County Coroner is contacted to determine if the
remains are Native American and if an investigation of the cause of
death is required. If the coroner determines the remains to be
Native American, the coroner shall contact the Native American
Heritage Commission (NAHC) within 24 hours, and the NAHC shall
identify the person or persons it believes to be the "most likely
descendant" (MLD) of the deceased Native American. The MLD may
make recommendations to the landowner or the person responsible
for the excavation work, for means of treating or disposing of, with
appropriate dignity, the human remains and any associated grave
goods as provided in Public Resource Code Section 5097.98,
Environmental Issues.
MM NOI-1 The project shall supply an alternate mechanical ventilation system for
all proposed residential units that will permit windows to remain closed
for prolonged periods of time.
MM TRANS-1Curb-and-gutter and sidewalk improvements are in place but shall be
modified accordingly, based on proposed driveway locations.
The project shall construct curb -and -gutter and sidewalk improvements
along the project's western boundary along the southern extension of
Auto Center Way.
Adams Street & Driveway 1—Modify the raised median to provide
the following storage lengths:
Southbound Left -Turn Lane: Improve the raised median to provide a
pocket length of 100 feet to meet City standards for deceleration
lanes and to allow right-in/right-out and left -in access only.
Auto Center Way & Driveway 2—Construct the intersection with the
following:
Construct east leg to facilitate ingress and egress access to the
proposed hotel.
PLANNING COMMISSION RESOLUTION 2018 - 007
CONDITIONS OF APPROVAL - RECOMMENDED
SITE DEVELOPMENT PERMIT 2017-0012
THE CENTRE AT LA QUINTA
ADOPTED: JUNE 12, 2018
Page 23 of 24
Driveway 3 & Auto Centre Drive —Construct the intersection with the
following:
Construct south leg to facilitate ingress and egress access to the
proposed hotel.
Westbound left -turn lane: provide a minimum of 50 feet of storage
within the existing two -way -left turn lane (painted median).
La Quinta Drive & Driveway 4—Construct the intersection with the
following:
Construct west leg to facilitate ingress and egress access to the
proposed residential use.
Northbound left -turn lane: provide a minimum of 50 feet of storage
within the existing two -way -left turn lane (painted median).
MM TCR-1 Prior to any ground -disturbing activities, the applicant shall retain the
services of a qualified archaeologist and Tribal Monitor. Copies of
contracts with monitoring archaeologists and Tribal Monitors shall be
provided to the City prior to the issuance of any ground -disturbing
permit. Full-time archaeological monitoring shall be conducted by a
qualified archaeologist for excavations that will exceed 3 feet in depth.
In the event that buried cultural resources are discovered during
construction, the archaeologist shall be permitted to stop construction
operations within 50 feet of the find and the Applicant and/or the
Applicant's representative shall immediately notify the City. The
archaeologist shall determine whether the find requires further study.
The Applicant shall include a standard inadvertent discovery clause in
every construction contract to inform contractors of this requirement.
The archaeologist shall make recommendations concerning
appropriate measures that will be implemented to protect the
resource(s), including but not limited to excavation and evaluation of
the finds in accordance with Section 15064.5 of the CEQA Guidelines.
Any previously undiscovered resources found during construction
within the project area should be recorded on appropriate Department
of Parks and Recreation (DPR) 523 forms and evaluated for significance
in terms of CEQA criteria. The archaeologist shall provide the City with
a report of all monitoring activities within 30 days of completion of
these activities.
MM TCR-2 In the event of the accidental discovery of any human remains on the
project, CEQA Guidelines Section 15064.5; Health and Safety Code
PLANNING COMMISSION RESOLUTION 2018 - 007
CONDITIONS OF APPROVAL - RECOMMENDED
SITE DEVELOPMENT PERMIT 2017-0012
THE CENTRE AT LA QUINTA
ADOPTED: JUNE 12, 2018
Page 24 of 24
Section 7050.5; and Public Resources Code (PRC) Sections 5097.94 and
5097.98 must be followed. If during the course of project development
there is accidental discovery of any human remains, the following steps
shall be taken:
1. There shall be no further excavation or disturbance of the site or any
nearby area reasonably suspected to overlie adjacent human
remains until the County Coroner is contacted to determine if the
remains are Native American and if an investigation of the cause of
death is required. If the coroner determines the remains to be
Native American, the coroner shall contact the Native American
Heritage Commission (NAHC) within 24 hours, and the NAHC shall
identify the person or persons it believes to be the "most likely
descendant" (MLD) of the deceased Native American. The MLD may
make recommendations to the landowner or the person responsible
for the excavation work, for means of treating or disposing of, with
appropriate dignity, the human remains and any associated grave
goods as provided in Public Resource Code Section 5097.98,
Environmental Issues.
95. No signage is permitted with this approval. A separate permit from the Design and
Development Department is required for any temporary or permanent signs.