SP 218 Rancho La Quinta (1987) EIR 232 Draft EIR:HvFniarc counEu
Kanninc D1?Anzn, En:
AGENCY
EIR/SPECIFIC PLAN
TRANSKITTAL
EIR NO: 232
SPECIFIC PLAN No.: 218
PROJECT NAME: Rancho La Quinta
City or' La Quinta
TO: 78105 Calle Estado
La Quinta, CA 92253
FROM.: Riverside County Planning Department
Contact Person(s) Ron. Goldman, Supervising Planner
Phone:
TRANSMITTAL DATE: 12-21-87
RETURN DATE: 2-5-88
The Riverside County P'i anni ng Depirtrrpent is curre,,tly reviewing a specific Plan
in the Lower Coachella Valley District, ap*a. i he and osed draft
Environmenta mpactReport an pecifl_E_P are provided for your review and
comment:. Please provide comments on the adequacy of the analysis and the
appropr•i'ateness of the project in writing indicating the section of concern.
Comments may include additional or alternative mitigation measures than those
proposed in the document.
Please note the project name and specific plan number for all correspondence
and indicate if you would like to be notified of public hearings.
j
4080 LEMON STREET, 9T" FLOOR 46-209 OASIS STREET, ROOM 304--.---
RIVERSIDE, CALIFORNIA 92501 INDIO, CALIFORNIA 92201
17141 7A7-.81Ai (AIM 1&): t977
Project Site Hydrographic Basin
SOURCE: CWRCS 1975
FIGURE
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LEGEND s� LEGEND
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S;alian tf11110- RUNOFF DIRECTION
� % Q 100 100 YEAR STORM RUNOFF
ao `-f — 1425 cis (CUBIC FEET PER SECOND)
SOURCE: Engineering Service Corporation, 1987
Existing Project Area Drainage and 100 Year Storm Runoff
F10UKr-
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INNS WESTEC Services, Inc.
78-105 CALLE.'ESTA06 - LA QUINTA, CALIFORNIA 92253 (619) 564-2246
LeAtttaxy; 4, 1988
Mr Ran ::Goldman, Supe_rvi-s'rig Planner
Riverside County:, P.Ianning:: bepartment
40$0-1,emon Street',.- 9•th"r;16or
RIx4maidd; California 92561 -
SUUMMt EIR NO. ';2:32I,SPECl.FI.C• PLAN NO. 218; RANCHO LA QUINTA
Bear. ° Mr . Goldman:
The,; Zity of. La Quince.- R,1& tsfng & Development and Public Works
Depart%ents offer: the following comments on the
abbver-referenced 6EIR..
1. A -`portion of the projecir area is within the City of La
QuiritaIs sphere: of influence. The report indicates that
--the City has designated ;-t37<e area as residential at a
-density ,of 0 8 dwelling units per acre.(page 5.2);
however, no -forr6a.1-attion has been taken regarding this
are -a .
2. --Residential.. delis -it es are inconsistently identified
throughout the d6di inert Some places a range is given;
in others,, ..the target -density is given. Please refer, to
pages 3.10, 3.38; 3.40;'3.42, 3.115, 3.118, and 3.12.
3. The document does",not"address the inconsistency between
the County's and City's street designation for Madison
street (pages 3.12 and 7.16). The County: designates the
street as an.Arterial Highway, 134-foot right-of-way; and_
the City � ignates� the '= street as a Prirgar ' Arterial,
100-110 ;fret _of right-of=way. A partiarr of the street
has been 'improved. at City � tar lards ( PGA West),
",,"A. -The commer,'oel uses ale' "to serve the needs' of" local
residents (P 9e 3 453:: However, the listed uses 4ppear
to serve regional needs" Also, the commercial areas may
be better located' within the interior of the project,
thereby serving the needs of the residents.
�5. The tripdistributian;.'identified on- page 7.19, indicates
that 40 percent wit-1--go to and from the east. What-
.:.-attraction will generate this percentage?
i ;.`'MR/LTRJH .:0 5 5 -•1-
" "" MAY 'l'NG' A DRESS "P:O: BOX' 1504 LA QUINTAlCALIFORNIA 92253 '
6. The northbound: traffic, specifically on Madison and
Monroe Streets; will be able to travel east or west on
Avenue 54. -Wha*t is used to justify the statement that
Avenue 54 will not be impacted (page 7.23)?
7. The Phase Map (page 10.2) identifies development first
occurring near the intersection of Avenue 58 and
Madison. However, the traffic improvement phasing (Table
7.10.5, page 7.27) does not identify intersection
improvements until Phase 3; why?
The County hays<.n active regional park,gravel pit east of
the intersect-Lez. With the proposed commercial and
residential traffic generated by this project, wouldn't a
potential conflict be anticipated at this intersection
without improvements?
Thank you for the opportunity
project.
Very truly yours,
Murrel Crump
Planning'Director
MC:JH/mr
cc: Ron Kiedrowski, City Manager
to review and comment on this
MR/'LTRJH.055 -2-
RANCHO LA QUINTA
SPECIFIC PLAN
DRAFT ENVIRONMENTAL IMPACT REPORT NO. 218
Prepared for:
County of Riverside
Ron Goldman, Supervising Planner
4080 Lemon St., 9th Floor
Riverside, California 92501
(714) 787-6356
Prepared by:
WESTEC Services, Inc.
5510 Morehouse Drive
San Diego, California 92121-1709
(619) 458-9044
Applicant:
Landmark Land Company of California Inc.
P.O. Box 1138
Moreno Valley, California 92337
(714) 795-8941
December 7, 1987
TABLE OF CONTENTS
SECTION
TITLE
PAGE
1.0
SUNMARY
1-1
1.1
Specific Plan Summary
1-1
1.1.1
Proposed Project
1-1
1.1.2
Location
1-1
1.1.3
Processing
1-4
1.2
Environmental Impact Report Summary
1-5
1.2.1
Landform and Topography
1-5
1.2.2
Seismic Safety/Slopes and Erosion
1-6
1.2.3
Agriculture
1-6
1.2.4
Flooding and Water Quality
1-7
1.2.5
Open Space and Conservation
1-8
1.2.6
Aesthetics and Visual Quality
1-8
1.2.7
Air Quality
1-9
1.2.8
Wildlife/Vegetation
1-10
1.2.9
Historic and Prehistoric Resources
1-11
1.2.10
Noise
1-12
1.2.11
Libraries
1-12
1.2.12
Water and Sewer
1-13
1.2.13
Solid Waste
1-14
1.2.14
Airports
1-14
1.2.15
Parks and Recreation
1-15
1.2.16
Fire Station, Sheriff, Police and Emergency Services
1-15
1.2.17
Utilities
1-16
1.2.18
Schools
1-17
1.2.19
Health Services
1-17
1.2.20
Circulation
1-18
1.2.21
Fiscal Impact
1-19
2.0
INTRODUCTION
2-1
2.1
Regional Characteristics
2-1
2.2
Site Characteristics
2-1
i
TABLE OF CONTENTS (Continued)
3.0
SPECIFIC PLAN
3-1
3.1
Comprehensive Land Use Plan
3-1
3.1.1
Plan Objectives
3-1
3.1.2
Plan Description
3-1
3.2
Land Use Element
3-10
3.2.1
Residential Uses
3-10
3.2.2
Commercial Uses
3-11
3.2.3
Open Space and Recreation Uses
3-11
3.3
Circulation Element
3-12
3.3.1
Approach
3-12
3.3.2
Plan Description
3-12
3.4
Drainage Element
3-14
3.4.1
Approach
3-14
3.4.2
Plan Description
3-14
3.5
Open Space/Recreation Element
3-17
3.5.1
Approach
3-17
3.5.2
Plan Description
3-17
3.6
Water and Sewer Plan
3-19
3.6.1
Approach
3-19
3.62
Plan Description
3-19
3.7
Public Facilities Element
3-23
3.7.1
Approach
3-23
3.7.2
Plan Description
3-23
3.8
Staging Element/Public Facilities
3-24
3.9
Illustrative Grading Concepts
3-29
3.9.1
Objectives
3-29
3.9.2
General Criteria
3-29
3.9.3
Specific Criteria
3-31
3.10
Comprehensive Maintenance Plan
3-33
3.11
Development and Design Element
3-33
3.11.1
Zoning Ordinance
3-33
3.11.2
General Guidelines
3-85
3.11.2.1
Purpose and Intent
3-85
3.11.2.2
Project Theme
3-85
3.11.2.3
Project Setting
3-85
ii
TABLE OF CONTENTS (Continued)
3.11.3
Community Elements
3-86
3.11.3.1
Project Entries
3-86
3.11.3.2
Street Scapes
3-91
3.11.3.3
Recreation and Open Space
3-94
3.11.3.4
Community Walls and Fencing
3-98
3.11.3.5
Signage .
3-101
3.11.3.6
Residential Guidelines
3-104
3.11.3.7
Commercial Guidelines
3-107
3.11.3.8
Landscape Guidelines
3-110
3.12
Residential Development Standards
3-115
3.12.1
Low Density Residential
3-115
3.12.1.1
Concept
3-115
3.12.1.2
Development Standards
3-115
3.12.2
Medium Density Residential
3-118
3.12.2.1
Concept
3-118
3.12.2.2
Development Standards
3-118
3.12.3
High Density Residential
3-121
3.12.3.1
Concept
3-121
3.12.3.2
Development Standards
3-121
3.13
Commercial Development Standards
3-126
4.0
GENERAL PLAN LAND USE DETERMINATION SYSTEM
4-1
4.1
Site Identification Within Open Space and Conservation Map
4-1
4.2
Site Identification Within Composite Hazards / Resources Map
4-4
4.3
Land Use Area Profile and Community Policy Area
Identification for Project Site
4-7
4.3.1
Land Use Area Profile
4-7
4.3.2
Community Policy
4-7
4.4
Summary of Project Proposal/Site Comparison with
Applicable Land Use Category Policies or Community Plan
4-7
4.4.1
Category I - Heavy Urban
4-8
4.4.2
Category II - Urban
4-8
4.4.3
Category III - Rural
4-9
4.4.4
Category IV - Outlying Areas
4-9
4.4.5
Category V - Planned Community
4-9
M
TABLE OF CONTENTS (Continued)
5.0
LAND USE ELEMENT
5-1
5.1
Land Use Planning Area Policy Analysis
5-1
5.2
Community Policy Area Analysis
5-2
5.3
Land Use Category Policy Analysis
5-4
6.0
ENVIRONMENTAL HAZARDS AND RESOURCES
ELEMENT
6-1
6.1
Landform and Topography
6-1
6.1.1
Existing Conditions/General Plan Policies
6-1
6.1.2
Project Impact/Relationship to General Plan Policies
6-1
6.1.3
Mitigation
6-1
6.2
Seismic Safety/Slopes and Erosion
6-2
6.2.1
Existing Conditions/General Plan Policies
6-2
6.2.1.1
Geologic Setting and Lithology
6-2
6.2.1.2
Structure
6-6
6.2.1.3
Geologic Hazards
6-10
6.2.2
Project Impact/Relationship to General Plan Policies
6-13
6.2.3
Mitigation
6-16
6.3
Agriculture
6-17
6.3.1
Existing Conditions/General Plan Policies
6-17
6.3.2
Project Impact/Relationship to General Plan Policies
6-18
6.3.3
Mitigation
6-19
6.4
Flooding and Water Quality
6-20
6.4.1
Existing Conditions/General Plan Policies
6-20
6.4.1.1
Surface Water
6-20
6.4.1.2
Groundwater
6-23
6.4.1.3
Water Quality
6-24
6.4.2
Project Impact/Relationship to General Plan Policies
6-27
6.4.2.1
Surface Water
6-27
6.4.2.2
Groundwater
6-27
6.4.2.3
Water Quality
6-28
6.4.3
Mitigation
6-28
6.5
Open Space and Conservation
6-29
6.5.1
Existing Conditions/General Plan Policies
6-29
6.5.2
Project Impact/Relationship to General Plan Policies
6-30
iv
TABLE OF CONTENTS (Continued)
6.5.3
Mitigation
6-30
6.6
Aesthetics and Visual Quality
6-31
6.6.1
Existing Conditions/General Plan Policies
6-31
6.6.2
Project Impact/Relationship to General Plan Policies
6-31
6.6.3
Mitigation
6-32
6.7
Air Quality
6-32
6.7.1
Existing Conditions/General Plan Policies
6-32
6.7.2
Project Impact/Relationship to General Plan Policies
6-39
6.7.3
Mitigation
6-44
6.8
Wildlife/Vegetation
6-45
6.8.1
Existing Conditions/General Plan Policies
6-45
-6.8.2
Project Impact/Relationship to General Plan Policies
6-53
6.8.3
Mitigation
6-55
6.9
Historic and Prehistoric Resources
6-57
6.9.1
Existing Conditions/General Plan Policies
6-57
6.9.2
Project Impact/Relationship to General Plan Policies
6-58
6.9.3
Mitigation
6-59
6.10
Noise
6-60
6.10.1
Existing Conditions/General Plan Policies
6-60
6.10.2
Project Impact/Relationship to General Plan Policies
6-63
6.10.3
Mitigation
6-66
7.0 PUBLIC FACILMES AND SERVICES
7-1
7.1
Libraries
7-1
7.1.1
Existing Conditions/General Plan Policies
7-1
7.1.2
Project Impact/Relationship to General Plan Policies
7-1
7.1.3
Mitigation
7-1
7.2
Water and Sewer Facilities
7-2
7.2.1
Existing Conditions/General Plan Policies
7-2
7.2.2
Project Impact/Relationship to General Plan Policies
7-3
7.2.3
Mitigation
7-5
7.3
Solid Waste
7-5
7.3.1
Existing Conditions/General Plan Policies
7-5
7.3.2
Project Impact/Relationship to General Plan Policies
7-6
7.3.3
Mitigation
7-6
v
TABLE OF CONTENTS (Continued)
7.4
Airports
7.4.1
Existing Conditions/General Plan Policies
7.4.2
Project Impact/Relationship to General Plan Policies
7.4.3
Mitigation
7.5
Parks and Recreation
7.5.1
Existing Conditions/General Plan Policies
7.5.2
Project Impact/Relationship to General Plan Policies
7.5.3
Mitigation
7.6
Fire Station, Sheriff and Emergency Services
7.6.1
Existing Conditions/General Plan Policies
7.6.2
Project Impact/Relationship to General Plan Policies
7.6.3
Mitigation
7.7
Utilities
7.7.1
Existing Conditions/General Plan Policies
7.7.2
Project Impact/Relationship to General Plan Policies
7.7.3
Mitigation
7.8
Schools
7.8.1
Existing Conditions/General Plan Policies
7.8.2
Project Impact/Relationship to General Plan Policies
7.8.3
Mitigation
7.9
Health Services
7.9.1
Existing Conditions/General Plan Policies
7.9.2
Project Impact/Relationship to General Plan Policies
7.9.3
Mitigation
7.10
Circulation
7.10.1
Existing Conditions/General Plan Policies
7.10.2
Project Impact/Relationship to General Plan Policies
7.10.3
Mitigation
7.11
Fiscal Impact
7.11.1
Existing Conditions/General Plan Policies
7.11.2
Project Impact/Relationship to General Plan Policies
7.11.3
Mitigation
7.12
Other Environmental Issues
7-6
7-6
7-8
7-9
7-9
7-9
7-10
7-10
7-11
7-11
7-11
7-12
7-13
7-13
7-13
7-14
7-14
7-14
7-14
7-15
7-15
7-15
7-15
7-16
7-16
7-16
7-18
7-26
7-28
7-28
7-29
7-31
7-32
vi
TABLE OF CONTENTS (Continued)
8.0
HOUSING ELEMENT
8-1
8.1
General Plan Policies
8-1
8.1.1
Applicable Housing Policies and Programs
8-1
8.2
Specific Plan
8-3
8.2.1
Project Relationship to the General Plan Policies
8-3
8.2.2
Housing Inventory
8-4
8.2.3
Project Compatibility with Existing Housing Inventory
8-5
9.0
REGIONAL ELEMENT
9-1
9.1
Regional Growth (SCAG) Forecasts
9-1
9.1.1
Identification of Regional Forecasts for Project Site
9-1
9.1.2
Land Use Area Profile
9-2
9.1.3
Comparison of Project Growth Forecast with
Regional Growth Forecast
9-8
9.2
Applicable Employment /Housing Balance Policies
9-10
10.0
Administrative Element
10-1
10.1
Land Use Policy/Specific Plan Time Frames
10-1
10.1.1
Project Time Frames for Development
10-1
11.0
MANDATORY CEQA SECTIONS
11-1
11.1
Cumulative Impacts
11-1
11.2
Unavoidable Adverse Impacts
11-2
11.3
Alternatives to the Proposed Project
11-2
11.3.1
No Project/No Development
11-3
11.3.2
Existing Zoning
11-3
11.3. 3
Independent Development
11-4
11.3.4
Alternative Summary
11-5
11.4
Growth Inducing Impact of the Proposed Project
11-12
11.5
Relationship Between Local Short -Term Uses of Man's
Environment in Maintenance/Enhancement of Long -Term
Productivity
11-13
11.6
Irreversible/Irretrievable Commitment of Energy
Supplies and Other Resources Should the Project Be
Implemented
11-14
vii
TABLE OF CONTENTS (Continued)
12.0 ORGANIZATIONS, PERSONS AND DOCUMENTS CONSULTED 12-1
12.1 References 12-1
12.2 Organizations and Persons Consulted 12-2
13.0 REPORT PREPARATION STAFF AND CONSULTANTS 13-1
LIST OF FIGURES
NUMBER
TITLE
PAGE
1.1-1
Regional Map for the Rancho La Quints Specific Plan
1-2
1.1.2
Vicinity Map for the Rancho La Quinta Specific Plan
1-3
3.1.1
Rancho La Quinta Proposed Specific Plan
3-2
3.3.1
Proposed Circulation Plan
3-13
3.4.1
Proposed Drainage Plan
3-15
3.5.1
Open Space and Recreation
3-18
3.6.1
Proposed Sewer Plan
3-20
3.6.2
Master Water Plan
3-21
3.9.1
Grading Concepts
3-30
3.11-1
Project Entries
3-87
3.11-2
Typical Residential Entry
3-89
3.11-3
Typical Street Scapes
3-93
3.11-4
Street Furniture
3-97
3.11-5
Walls Treatment
3-99
3.11-6
Commercial Signage
3-102
3.11-7
Commercial Signage
3-103
3.11-8
Residential Architecture
3-105
3.11-9
Residential Architecture
3-106
3.11-10
Commercial Architecture
3-108
3.11-11
Commercial Architecture
3-109
3.11-12
Landscape Concept
3-111
3.12-1
Typical Concept Plan - Low Density Residential (0-5 DU/Acre)
3-116
3.12-2
Typical Illustrative Site Plan - Low Density Residential
(0-5 DU/Acre)
3-117
3.12-3
Typical Concept Plan - Medium Density Residential (6-12 DU/Acre)
3-119
3.12-4
Typical Illustrative Site Plan - Medium Density Residential
(6-12 DU/Acre)
3-120
viii
TABLE OF CONTENTS (Continued)
3.12-5
Typical Concept Plan - High Density Residential (13-20 DU/Acre)
3-122
3.12-6
Typical Illustrative Site Plan - High Density Resdential
(13-20 DU/Acre)
3-123
3.12-7
Typical Illustrative Site Plan - High Density Residential
(13-20 DU/Acre)
3-124
4.1.-1
Open Space Conservation Map
4-2
4.2-1
Composite Environmental Hazards Map
4-5
4.2-2
Composite Environmental Resources Map
4-6
6.2-1
Simplified Geologic Map (Topsoil not shown)
6-3
6.2-2
Regional Fault Map
6-7
6.4-1
Project Site Hydrographic Basin
6-21
6.4-2
Existing Project Area Drainage and 100 Year Storm Runoff
6-22
6.7-1
California and Federal Ambient Air Quality Standards
6-38
6.8-1
Vegetation and Sensitive Biological Resources
6-46
6.10-1
Land Use Compatibility Chart Based on Community Noise Level
6-61
7.4.1
Project Site's Proximity to Thermal Airport's Interim Influence Area
7-7
7.10-1
Trip Assignment (Average Daily Trips)
7-17
7.10-2
Average Daily Trips, Existing/Existing Plus Project
7-21
9.1-1
Lower Coachella Valley Land Use Planning Area
9-3
9.1-2
Coachella Valley Community Policy Area
9-5
9.1-3
Eastern Coachella Valley Plan Community Policy Area
9-7
10.1.-1
Phasing for Rancho La Quinta Specific Plan
10-2
LIST OF TABLES
NUMBER
TiTL.E
PAGE
3.1-1
Specific Plan Land Use Summary
3-3
3.1-2
Planning Area Use Summary
3-4
3.1-3
Planning Area 1 - Land Use Summary
3-5
3.1-4
Planning Area 2 - Land Use Summary
3-6
3.1-5
Planning Area 3 - Land Use Summary
3-7
3.1-6
Planning Area 4 - Land Use Summary
3-8
3.1-7
Planning Area 5 - Land Use Summary
3-9
3.2-1
Residential Land Use Summary
3-10
3.8-1
Projected Rate of Dwelling Unit Development (in units)
3-26
3.8-2
Projected Rate of Non -Residential Development (in acres)
3-27
ix
TABLE OF CONTENTS (Continued)
3.8-3
Summary of Public Facilities and Improvements
3-28
3.11-1
Development and Design Standards Rancho La Quinta
3-34
6.2-1
Description of Onsite Soil Properties
6-5
6.2-2
The Modified Mercalli Scale of Earthquake Intensities
6-8
6.4-1
Summary of Surface Runoff Pollution Coefficients for Various
6-26
Land Uses
6.7-1
Ambient Air Quality Summary, Palm Springs Monitoring Station
6-34
6.7-2
Ambient Air Quality Summary, Indio Monitoring Station
6-35
6.7-3
Air Quality Mobile Emissions for Proposed Project
6-41
6.7-4
Power Plant Emissions
6-42
6.7-5
Natural Gas Emissions
6-42
6.7-6
Total Emissions Produced by Rancho La Quinta
6-43
6.7-7
Emissions Inventory
6-43
6.10-1
Noise Contour Distances for Roadways Adjacent to the
Rancho La Quinta Specific Plan Area
6-65
7.10-1
Rancho La Quinta Trip Generation
7-20
7.10-2
Riverside County Highway Capacity Criteria for General Plan Roads
7-22
7.10-3
Intersection Levels of Service
7-23
7.10.4
Phased Traffic Projections
7-25
7.10.5
Phasing of Recommended Traffic Improvements
7-27
8.2-1
Rancho La Quinta Housing Inventory
8-4
9.1-1
Population and Housing Forecasts for the Lower Coachella
Land Use Planning Area
9-4
9.1-2
Population and Housing Forecasts for the Eastern Coachella Valley
Plan Area
9-6
11.3-1
Comparative Matrix of Alternatives
11-6
TABLE OF CONTENTS (Continued)
LIST OF APPENDICES
(Under Separate Cover)
LETTER TITLE PAGE
A BIOLOGICAL RESOURCES A-1
B CULTURAL RESOURCES B-1
C TRAFFIC C-1
D FISCAL D-1
E ENGINEERING SERVICE CORPORATION E-1
F CORRESPONDENCE F-1
xi
Xll
1.0
SUMMARY
Rancho LaQuinta
SECTION 1.0
SUMMARY
1.1 SPECIFIC PLAN SUMMARY
1.1.1 Proposed Project
Rancho La Quinta is a planned community, providing residents with recreational and
commercial opportunities. Located within the County of Riverside, the community is in
proximity to the residential community of La Quinta.
The plan proposes:
Residential
755 acres
60%
Open Space
380 acres
30%
Commercial
75 acres
6%
Public Use
41 acres
4%
1251 acres
The residential uses include low Q dwelling units/acre (DU/acre)), medium (10 DU /acre)
and high (15 DU/acre) densities. The overall density of the project is 6.4 DU/acre. The
project is proposed for four phases, approximately five years per phase, with ultimate
buildout expected in the year 2010.
Open space includes two 18-hole golf courses and includes a total of 7585 units.
Commercial uses, 75 acres, are proposed to include a 60% to 40% mix of retail and office
uses, respectively. Public uses (a total of 41 acres) include sites for fire stations, parks,
schools etc.
1.1.2 Location
The project site is located within the Coachella Valley of the County of Riverside,
(Figures 1.1-1 and 1.1-2). The site is located approximately 0.5 miles to the southeast of
the La Quinta city limits. Desert communities of Cathedral City, Rancho Mirage, Palm
Desert, Indian Wells, Indio and Coachella are located within 30 miles of the proposed
development.
1-1
V
N
FIGURE
Regional Map for the Rancho La Quinta Specific Plan I *I ■*I -
IN! Services, Inc.
The Environmental Impact Report (EIR) prepared for the Rancho La Quinta development
satisfies the environmental documentation requirements for the proposed agreement.
The development agreement process will lend stability to the development of Rancho
La Quinta, and can provide significant benefits to the County of Riverside. A few of these
benefits could include:
1. Assured developer performance.
2. Assured developer commitment to environmental impact mitigation.
3 . Developer contribution to needed infrastructure or public service systems.
4. Direct or indirect monetary gain (e.g., new revenue sources).
5. Developer commitment to specific land uses and implementation of adopted
general or specific plans.
1.2 ENVIRONMENTAL IMPACT REPORT SUMMARY
A summary of each issue addressed in the EIR for the proposed Rancho La Quinta
Specific Plan is presented below. Under each issue, a summary of the existing conditions,
impacts and mitigation measures are provided.
1.2.1 Landform and Topography
Existing Conditions
The Rancho La Quinta project site is relative flat with slightly sloping topography.
Elevation ranges from approximately sea level to 90 feet below sea level. The overall
slope is less than 1 percent. There is extensive topographic relief to the west of the site in
the form of foothills of the Santa Rosa Mountains.
Impacts
Construction of the residential, commercial, golf courses and ancillary facilities would not
substantially alter the topography of the site. Minor grading, including elevation
differentials of less than 10 feet, would result in minimal landform alterations. No
significant impacts would occur to either landform or topography.
1-5
Mitigation Measures
No mitigation measures are recommended or required.
1.2.2 Seismic Safety/Slopes and Erosion
Existing Conditions
Surface exposures in the project site consist of a number of recent soil units, Quaternary
lacustrine and alluvial deposits, and Mesozoic granite intrusives. The Coachella Valley is
bounded by two major fault zones; the San Andreas and San Jacinto fault zones. Two
inferred, unnamed fault traces occur in the project vicinity; one within the eastern site
boundary.
Impacts
Potential impacts associated with geology and soils are related primarily to seismically
induced effects, erosion and the stability of surficial deposits.
Mitigation Measures
Due to existing geological conditions, a geotechnical investigation of the project site shall
be conducted by a qualified consultant prior to implementation of the proposed
development. The applicant will incorporate the results of this investigation in the final
project design, including all mitigation measures developed by the geotechnical consultant.
1.2.3 Agriculture
Existing Conditions
Approximately 57% of the proposed project site is used for agriculture purposes, including
dates, citrus and alfalfa. Prime agricultural land accounts for 91 percent of the site.
1-6
Impacts
Implementation of the project would remove 710 acres from existing agriculture
production and would result in the loss of 1140 acres of prime agricultural land. From a
regional perspective, the project site represents approximately one percent of prime
agricultural land in the Coachella Valley. Loss of productive agricultural land and
designated prime agricultural land represents an incremental decrease in agriculture in the
Coachella Valley.
Mitigation Measures
No mitigation measures are recommended.
1.2.4 Flooding and Water Quality
Existing Conditions
Natural drainage patterns in the project site and vicinity have been altered to varying
degrees by a series of storm improvement facilities. These include a number of levees and
channels which divert and carry storm runoff. There are five operating wells onsite with
water tables ranging from approximately 18 to 300 feet. Surface waters in the project area
consist primarily of intermittent flood runoff. Water quality in the Coachella Valley is
generally high.
Impacts
Change of onsite water quantity and quality create potential impacts but are not considered
significant. No significant impacts are expected to occur from the use of groundwater
aquifers by the proposed development. The proposed project would contribute to the
overall regional increase in water quality contaminant levels. These impacts are not
considered significant, however, due to the relatively small quantities involved.
Mitigation Measures
Due to potential flooding and water quality impacts, a geotechnical investigation of the
project site by a qualified consultant should be conducted prior to construction of the
1-7
proposed development. Mitigation measures for drainage specifications outlined in the
geotechnical report will be implemented by the applicant into the design of the proposed
project. Also the applicant will utilize maximum water conservation efforts and minimize
runoff contaminant levels.
1.2.5 Open Space and Conservation
Existing Conditions
The project site is primarily agriculture with undisturbed and disturbed open areas. The
undisturbed open areas support mesquite thickets on the eastern portion of the site. Also
onsite is a liquefaction hazard area and an inferred fault.
Impacts
Mesquite thickets in the undisturbed areas of the project site are a declining habitat which
supports the Crissal thrasher, a species of special concern. Loss of this habitat would
result in an adverse impact. Without proper mitigation of the liquefaction area,
development onsite would create an adverse impact. Development along the inferred fault
is not expected to result in any impacts.
% itigabon Measures
The loss of open space in the area is mitigated by designating 32 percent of the site as open
space. Loss of the mesquite thicket habitat will be mitigated by the developer through a
revegetation plan utilizing mesquite into the design of the golf course when the golf course
is developed. Determination of the level of significance of the liquefaction hazard area will
require geotechnical analysis. Mitigation measures proposed in that analysis will be
required to be implemented.
1.2.6 Aesthetics and Visual Quality
Existing Conditions
The visual quality of the site consists of open space agricultural uses with a small quantity
of natural vegetation. The topographic relief is minimal on site, although areas to the west
1-8
of the project site include the foothills of the Santa Rosa Mountains. The PGA West
development is located approximately 0.5 miles to the northwest. Otherwise, agricultural
and low density residential/farming uses prevail in the vicinity.
Impacts
The project will include residential, commercial and open space (primarily golf course)
uses. The development will include similar types of land uses as are being constructed on
the adjacent PGA West project. Minimal landform alteration would occur, because of the
limited topographic relief over the project site. If the project complies with the design
guidelines promulgated in the Specific Plan, no significant aesthetic or visual quality
impacts would occur.
Mitigation Measures
The developer would be required to implement the guidelines and policies of the Specific
Plan upon construction of the development.
1.2.7 Air Quality
Existin a Conditions
The project is located within the Southeast Desert Air Basin (SEAB); monitoring in the air
basin is performed by the South Coast Air Quality Management District (SCAQMD). The
climate of the project area is typically characterized by high temperatures, low annual
rainfall, and low humidity. Prevailing northwesterly winds funnel from the Los Angeles
area into the Coachella Valley often transporting oxidants, sulfates and nitrates into the
airshed of the project area. As a result, although the local contribution to air quality is not
substantial, the Coachella Valley area does violate state and federal standards for ozone. In
addition, particulate standards are also often exceeded because of wind -transported desert
soils.
Impacts
The amount of construction -related emissions and fugitive dust associated with site
preparation and construction cannot be determined at this time; however construction
1-9
impacts are considered short-term adverse effects. Upon completion and operation of the
proposed project, air quality in the project area will be directly affected by motor vehicle
(mobile) emissions from project traffic, and indirectly influenced by power plant pollutants
(stationary emissions) emitted to service the project. Total projected emissions from the
Rancho La Quinta Specific Plan would not significantly contribute to the total emissions
burden within Riverside County basin. The project is within the SCAG population
forecasts, which is the basis for SCAQMD's Air Quality Management Plan. Consequently,
the proposed project would not be a significant contributor to air quality in the project
vicinity although it would incrementally contribute to the degradation of air quality in the
local air basin. Measures should be incorporated into the project design to further reduce
projected emissions and comply with County of Riverside General Plan air quality
guidelines.
Mitigation Measures
Construction produced fugitive dust and other pollutants can be reduced by watering
surfaces and planting ground cover as soon as feasible after grading. Project generated
emissions can be reduced -through incorporating transit facilities, energy efficient buildings,
and solar design features. In addition, efficient traffic patterns can minimize unnecessary
automobile idling and the associated emissions. For commercial developments with 100 or
more employees, SCAQMD requires a reduction in vehicle trips by encouraging employee
carpooling. The project developer would be responsible for adopting these measures into
the project and perfoiniing any associated tasks to reduce emissions.
1.2.8 Wildlife/Vegetation
Existing Conditions
Approximately 910 acres are under agricultural uses, while 251 acres are natural habitat
including mesquite thickets (31 acres), saltbush scrub (191 acres), creosote bush scrub
(28 acres), and freshwater marsh (less than 1 acre). Other habitats include disturbed
scrub (66 acres), introduced trees (15 acres), artificial ponds (3 acres), and disturbed
habitat (6 acres). No endangered or threatened species were noted on the project site;
however, the potential exists for the flat -tailed horned lizard (a candidate for federal
endangered listing and Species of Special Concern by the California Department of Fish
1-10
and Game) to occur on the project site. 'A sensitive bird species (Crissal thrasher) was
noted in the mesquite thickets.
Impacts
Impacts from the project are not considered significant; however, adverse impacts could
occur to potential flat -tailed horned lizard and Crissal thrasher habitats in the mesquite
thickets.
Mitigation Measures
A spring survey for the flat -tailed horned lizard is recommended in potential habitat in the
northwestern portion of the site. If individuals are located within this area, contribution to
a habitat retention program such as the Coachella Valley fringed -toed lizard reserves, would
be recommended. Impacts to the natural mesquite thicket should be reduced and mesquite
should be incorporated in the landscape palette where feasible.
1.2.9 Historic and Prehistoric Resources
Existing Conditions
Cultural resources were located on the project site and adjacent to the site.
Impacts
Potential adverse impacts could occur to cultural resources on the project site. Indirect
impacts to resources in the vicinity are potentially adverse, though not significant.
Mitigation Measures
Testing of three cultural resource sites, by a qualified consultant on the project site, would
be required to determine the significance of the resources. If the sites are determined to be
culturally significant, a qualified archaeologist will be retained for monitoring during
grading.
1.2.10 Noise
Existing Conditions
The primary noise source in the project vicinity is vehicular traffic on adjacent roadways,
although current volumes ar relatively low. Rural environments with low traffic volumes
typically experience noise levels ranging from 35 to 55 dB(A), depending on time of day.
Impacts
Certain portions of the project would likely be exposed to noise levels greater than the
County's noise guidelines of 65dB(A) CNEL, based on preliminary noise contour
distances developed by the County and computer modelling. This would result in
significant noise impacts on future residents of the project.
Mitigation Measures
Noise levels will be reduced to County and State guidelines (65 dB(A) CNEL exterior and
45 dB(A) CNEL interior) through mitigation measures that may include building setbacks,
earthen berms, masonary walls and/or a combination of methods. The mitigation measures
shall be subject to review and approval by the County Engineering Department. Adoption
of these measures would ensure that all onsite noise impacts are reduced below a level of
significance.
1.2.11 Libraries
Existin 2 Conditions
The closest library to the project site is located in Indio. A new library is under
construction in La Quinta and will have the capacity to serve 5,000 to 9,000 people.
Impacts
The new library being constructed in La Quints will serve 5,000 to 9,000 people. The
proposed Rancho La Quinta development, at full buildout, is expected to house
approximately 20,400 people creating an adverse but mitigable impact to the library system.
1-12
Mitigation Measures
To mitigate impacts on library services by the proposed project to a level of insignificance,
a developer fee will be required prior to obtaining a building permit. Designation of a
library site within the proposed development in lieu of development fees by the developer
would also mitigate any adverse impacts to the library system.
1.2.12 Water and Sewer
Existing Conditions
The Coachella Valley Water District provides domestic water, irrigation, and sewer service
to the project area. An agricultural irrigation system and sewer force main are currently the
only onsite facilities.
Impacts
The project will require the extension of domestic water facilities from the nearby PGA
West development; an expansion of the NEdvalley Sewage Treatment Plant; and some
additional onsite and offsite improvements to adequately provide water and sewer service to
the site. CVWD does not foresee any adverse impacts, provided those additional facilities
are funded by the developer and constructed according to CVWD requirements.
Mitigation Measures
Although no impacts are identified, the developer must financially contribute to increasing
treatment plant capacity proportionally to the project's contribution to the facility. In
addition, the developer must construct all onsite facilities to standards established by the
CVWD. Facilities should be constructed in accordance with identified needs and phasing
of the development.
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1.2.13 Solid Waste
Existing Conditions
Waste generated from the project area is transported by a private hauling service to the
Coachella Valley Sanitary Landfill operated by the County of Riverside.
Impacts
The County does not foresee any problems with accommodating the solid waste to be
generated by the project in the Coachella Valley Landfill; therefore, no adverse impacts are
anticipated.
Mitization Measures
No mitigation measures are required because no significant impacts are identified for solid
waste disposal.
1.2.14 Airports
Existing Conditions
The Thermal Airport is located approximately 0.75 miles from the project site. The project
area is located beyond the facility's influence area. There would be no noise or adverse
safety impacts to the project site resulting from of aircraft operations at this facility.
Impacts
In the future, population generated from the project may contribute to an increase in
Coachella Valley's aviation needs. Expansion of the Thermal Airport resulting from
regional growth in the Coachella Valley would likely not affect the project's noise or safety
environment, and no adverse impacts are anticipated.
1-14
M1tigatlon Measures
No measures are required because no significant impacts related to airport operations are
identified.
1.2.15 Parks and Recreation
Existing Conditions
There are no recreational facilities existing on the project site. Lake Cahuilla Park (a
regional county park) is located to the west of the project.
Impacts
The proposed project designates approximately 40 acres of the site for public uses and
these areas are expected to be utilized as local parklands. Approximately 380 acres of golf
courses is also proposed. The County of Riverside Parks Department requires a minimum
of 61 acres designated for parks and recreation. The proposed parks will implement
design standards incorporated in the Specific Plan.
Mitigation Measures
The combination of designated parkland and golf course mitigates impacts to below a level
of insignificance, no further mitigation is required.
1.2.16 Fire Station, Sheriff, Police and Emergency Services
Existin Q Conditions
The Riverside County Fire Department provides fire protection services to the project area.
The closest fire station to the project site is located approximately 0.5 miles to the north.
Emergency services , such as paramedic and ambulance services, are also located at the fire
station. The project area is serviced by the County of Riverside Sheriffs Department
located in Indio.
1-15
Impacts
Because a fire station is proposed onsite, the proposed project is not expected to create any
adverse impacts to fire services in the area. Implementation of the proposed project will
create an adverse, but mitigable, impact on Sheriff services in the area. If it is determined
by the County of Riverside Fire Department that the proposed development's demand for
emergency services will exceed capacity, then the project would result in an adverse impact
to emergency services.
Mitigation Measures
The proposed fire station site designated in the project design will mitigate impacts to fire
services in the area to a level of insignificance. Impacts to sheriff services will be mitigated
by increasing sheriff personnel concurrently with increasing population. Sheriff service
impacts can be mitigated to a level of insignificance by incorporating design standards of
the Specific Plan into the project to provide safety and reduce crime. Both of these
mitigation measures will reduce impacts to sheriff services in the area to a level of
insignificance. If it is determined that the proposed development will create adverse
impacts to emergency services then emergency facilities should be provided at the onsite
fire station. Provision of emergency services at the fire station would alleviate impacts to a
level of insignificance. Both the fire and emergency service mitigation measures would
need to be implemented when existing facilities no longer are capable of servicing the area.
Sheriff services would be required on an incremental basis as population increases.
1.2.17 Utilities
Existing Conditions
Telephone, gas, and electrical utilities provide or will provide services to the project area.
These local utilities are, respectively, General Telephone Co., So. California Gas Co., and
Imperial Irrigation District.
Impacts
The proposed project will not have an impact on local utilities, provided conservation
standards for water are implemented into the design of the project.
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Mitigation_ Measures
If conservation measures are incorporated into the design of the project, for water usage,
then no further mitigation measures will be required.
1.2.18 Schools
Existing Conditions
The proposed development will be within the Coachella Valley Unified School District.
The closest schools to the project site are located in Indio.
Impacts
The proposed development will generate approximately 7,000 to 14,000 school age
children. This addition will create a significant impact to school facilities if not properly
mitigated.
Mitigation Measures
Mitigation measures required to reduce impacts to a level of insignificance, include
developer fees of $1.50 per square foot for residential development and $0.25 per square
foot for commercial development or school sites designated in lieu of the developer's fees.
Developer's fees and/or school site designation would be required of the developer prior to
building permit issuance.
1.2.19 Health Services
Existing Conditions
The nearest hospital to the project site is located in Indio, but there are two outpatient clinics
located closer to the project site in Palm Desert and La Quinta.
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ImRacts
Because the two outpatient clinics, located in Palm Desert and La Quinta, relieves much of
the dependency on the hospital in Indio, no health service related impacts are expected to
occur.
Mitigation Measures
No adverse impacts are expected to occur to health services in the area; therefore, no
mitigation measures are required.
1.2.20 Circulation
Existing Conditions
Regional access to the project site would be provided by Interstate 10 via Monroe Street or
Jackson Street and by State Route 86 (Harrison Street) via Avenue 58, Avenue 60 or
Avenue 62. Streets serving the site vicinity which are designated in the Riverside County
General Plan Circulation Element include Avenue 58, Avenue 60, Avenue 62, Madison
Street, Monroe Street and Jackson Street. All are currently two-lane highways with
acceptable levels of service. Primary access to the site would be from Madison Street,
Avenue 60 and Monroe Street.
Impacts
The project would be expected to generate approximately 80,000 ADT, with approximately
49,300 of these trips having either an origin or destination external to the project area.
Potential project -related traffic impacts are identified, including unacceptable levels of
service on Monroe Street, and the intersections of Avenue 58/Madison Street,
Avenue 58/Monroe Street, Avenue 58/Jackson Street, Avenue 60/Monroe Street and
Avenue 60/Jackson Street. These traffic impacts would be mitigated to a level of
insignificance by the phased implementation of certain roadway improvements which are
discussed in the mitigation section.
1-18
Mitigation Measures
Mitigation measures are proposed which would mitigate project -related traffic impacts to
below a level of significance. These measures include improvements to Circulation
Element roads, intersection improvements and signalization where warranted, appropriate
treatment of entries to the project site to avoid sight distance constraints, appropriate
construction of internal loop roads to collector standards, appropriate access for golf carts
and conformance with all applicable land use standards outlined in the Riverside County
General Plan Circulation Element. See Section 7.10 for details.
The staging of these improvements is dependant on the proposed phasing of the
development. The project developer is responsible for the funding and construction of all
improvements, except the widening of Monroe Street, north of the project area. The costs
for improvement of this segment would be shared by any developments utilizing the
roadway. Provided the improvements are constructed by the developer within the
appropriate phases, no adverse traffic or circulation impacts are anticipated.
1.2.21 Fiscal Impact
Existing Conditions
The project site is currently used for agricultural purposes; therefore, there is minimal
impact on public costs and revenues at the present. The project site is located partially
within the Redevelopment Project Area.
Impacts
The projected County costs for the proposed Rancho La Quinta exceed County revenue
because a portion of the revenue would be provided to the Redevelopment Project Agency.
At buildout however, the total revenue is expected to be greater than nine million, whereas
the total net County cost is projected to be less than six million. Therefore, the Rancho
La Quinta Specific Plan is projected to have an overall positive fiscal impact when the
County and Redevelopment Agency are considered together.
1-19
Mitimdon Measures
No mitigation measures are necessary because no significant fiscal impacts would occur.
1-20
2.0
INTRODUCTION
Rancho LaQulnta
SECTION 2.0
INTRODUCTION
2.1 REGIONAL CHARACTERISTICS
The Rancho La Quinta project site is located within the County of Riverside, in the
Coachella Valley south and east of the City of La Quinta. The Santa Rosa Mountains are
located to the west, Salton Sea to the southeast and Little San Bernardino Mountains to the
northeast. The project site includes 1251 acres bounded to the north by Avenue 58, south
by Avenue 62, west of Jackson Street and east of Lake Cahuila County Park. The project
site is located on the U.S. Geological Survey Indio, La Quinta, Martinez Mountain and
Valerie Quadrangle Maps, including portions of Sections 26, 27, 28, 34 and 35 of
Township 6 South and Range 7 East.
The Coachella Valley is divided into the Upper and Lower Coachella Valley Land Use
Planning Area profiles and the project site is located within the Lower Coachella Land Use
Planning Area. The predominant land use in this area is. agriculture, including dry farming
and citriculture, while a large portion of the Planning Area is vacant, non -irrigated desert.
Several sections of land in the Planning Area are under Indian (Torres Martinez and
Augustine Indian reservations) and Bureau of Land Management (BLM) ownership. The
resulting checkerboard pattern is found throughout eastern Riverside County.
2.2 SITE CHARACTERISTICS
The project site includes 1251 acres of flat, slightly sloping land. The elevation ranges
from approximately sea level in the western portion of the site to 90 feet below sea level in
the eastern portion. Currently, the majority of the site is used for agricultural purposes or
consists of fallow fields. Approximately 250 acres include native vegetation, such as
desert saltbush scrub, sonoran creosote bush scrub and a small amount of freshwater
marsh along an irrigation ditch.
The site is within the jurisdictional boundaries of the County of Riverside and is included in
the Lower Coachella Valley Land Use Planning Area. It is also partially located within the
sphere of influence of the City of La Quinta. Land adjacent to the project site is primarily
utilized for agricultural purposes. A residential/recreational development, the PGA West
project, is located approximately 0.5 miles to the northwest of the project boundary. The
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utilized for agricultural purposes. A residential/recreational development, the PGA West
project, is located approximately 0.5 miles to the northwest of the project boundary. The
PGA West boundary represents La Quinta's city limits. Land between the PGA West
development is primarily within the ownership of Landmark Land Company, developer of
the PGA West and proposed Rancho La Quinta projects.
The project is being processed as a Specific Plan that amends the County of Riverside's
General Plan for the project site. The Specific Plan will guide the future development of
the site. The tentative maps for development are required to be in substantial conformance
with the goals and policies outlined in the Specific Plan. These policies and guidelines will
ensure that the planning and environmental protections are in place and that development
will proceed in an orderly and planned fashion.
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3.0
SPECIFIC PLAN
Rancho LaQuinta
SECTION 3.0
SPECIFIC PLAN
3.1 COMPREHENSIVE LAND USE PLAN
3.1.1 Plan Objectives
Rancho La Quinta is proposed to be a comprehensive planned community with both public
and private facilities. Defined objectives for the development are as follows:
• Implementation of a plan which recognizes, and wherever possible, protects the
environmental characteristics of the property
• Creation of a community with a balance of appropriate land uses and a range of
housing types
• Development of complementary recreational and commercial facilities which
will serve a range of housing types
• Development of a community which provides a safe, secure and ecologically
sound living environment
3.1.2 Plan Description
The proposed project consists of approximately 1,250 acres southeast of the City of La
Quinta within the County of Riverside. Proposed development within the specific plan area
consists of approximately 7,585 dwelling units (DU) with an overall density of 6.4
DU/acre. Approximately 75 acres of commercial development are also proposed within the
specific plan area including neighborhood commercial, visitor commercial, and office
development. Recreational uses will consist of two 18-hole championship golf courses on
approximately 380 acres and approximately 41 acres of additional public uses such as
parks, fire station, schools and open space. Table 3.1-1 is a land use summary of
proposed uses within the specific plan area. Figure 3.1-1, the specific plan map, illustrates
the proposed locations for various land use types within the specific plan area.
3-1
w
N
LEGEND
LOW DENSITY RESIDENTIAL
MEDIUM DENSITY RESIDENTIAL
z
HIGH DENSITY RESIDENTIAL
,
I �1�11
COMMERCIAL
PUBLIC USE
OPEN SPACE / GOLF COURSE
Rancho La Quinta Proposed Specific Plan
N
u 2000
FEET
SOURCE: Landmark Land Company,•1987
FIGURE
3. *1-1
INK-STEC Services, Inc.
As shown in Figure 3.1-1, the specific plan has been divided into five separate planning
areas. Table 3.1-2 presents a land use summary for each of the five planning areas. Tables
3.1-3 through 3.1-7 present individual land use summaries for each of the five planning
areas.
Table 3.1-1
SPECIFIC PLAN LAND USE SUMMARY
Use Number of Units Number of Acres
Residential
Low 195 65
Medium 5,290 592
High 1,470 98
Subtotal 755
Public Use - 41
(park, school, open space)
Golf Course - 380
Commercial - 75
TOTALS 7,585 1,251
3-3
w
A
Planning
Area
Low
Acres DU
Residential
Medium
Acres DU
High
Acres DU
Table
Planning Area
Total
Acres DU
3.1-2
Use Summary
Commercial
Acres SF
Public
Acres
Open
Space
Acres
Total
Acres
1
31
93
152
1,520
0
0
183
1,613
35
503,118
20
104
342
2
0
0
127
1,270
0
0
127
1,270
0
0
0
94
221
3
34
102
40
400
0
0
74
502
10
143,748
0
24
108
4
0
0
228
2,280
98
1,470
326
3,750
20
287,496
20
138
504
5
0
0
45
450
0
0
45
450
10
143,748
1
20
76
TOTAL 65
195
592
5,920
98
1,470
755
7,585
75
1,078,110
41
380
1,251
w
cn
Planning
Sub -Area
Land Use
Acreage
Table 3.1-3
Planning Area 1 - Land Use Summary
Target
Density/ Target
FAR* DU ter SF Phase
Su nima y
Acres
DU or SF
a
LDR
31
3
93
I & II
LDR
31
93
b
MDR
152
10
1,520
I & II
MDR
152
1,520
c
O
104
N/A
N/A
I
C
35
503,118
d
C
35
0.33
503,118
I & II
P
20
N/A
e
P (PARK)
20
N/A
N/A
I
O
104
N/A
TOTAL
342
503,118 SF
1,613 DU
*FAR = Floor Area Ratio
w
a
Planning
Stab -Area
Table 3.1-4
Planning Area 2 - Land Use Summary
Target
Density/ Target
1-mid Use AcreaLe FAR DU or 5F Phase
Summary
Acres
❑U or SF
a
O 94 N/A N/A I
b
MDR 127 10 1,270 I & II
MDR
127
1,270
O
94
N/A
TOTAL
221
0 SF
1,270 DU
Planning
Table 3.1-5
Planning Area 3 - Land Use Summary
Target
Density/
a C
10
0.33
b MDR •
40
10
c I.DR
34
3
d O
24
N/A
Target
7U or SF
143,748
400
102
N/A
IV
IV
IV
II
LDR
MDR
C
O
TOTAL
34
102
40
400
10
143,748
24
N/A
108 143,748 SF
502 DU
w
e
00
Planning
SUb-Area
t.and Use
AcreagL
Table 3.1-6
Planning Area 4 - Land Use Summary
Target
Density/ Target
FAR DU or 5F Phase
Summary
Acres
DU or SF
a
C
20
0.33
287,496
111 & IV
MDR
228
2,280
b
O
138
N/A
N/A
II
HDR
98
1,470
c
HDR
77
15
1,155
III
C
20
287,496
d
HDR
21
15
315
III
P
20
N/A
e
MDR
228
10
2,280
II, III, IV
O
138
N/A
f
P(PARK)
20
N/A
N/A
IV
TOTAL
504
287,496 SF
3,750 DU
Table 3.1-7
Planning Area 5 - Land Use Summary
Planning
Sub -Area
Land Use
Acreage
Target
Density/
FAR
Target
❑U or SF
Phase
a
C
10
0.33
143,748
III & IV
b
P(FIRE STN)
1
N/A
N/A
IV
c
O
20
N/A
N/A
II
d
MDR
45
10
450
IV
MDR
45
450
c
10
143,748
P
1
N/A
O
20
N/A
TOTAL
76
143,748 SF
450 DU
e`er �e
3.2 LAND USE ELEMENT
C� r
3.2.1 Residential Uses��
Three types of residential uses are proposed to be located within the specific plan area with
densities ranging from 0-20 DU/acre: low density residential (LDR), medium density
residential (MDR) and high density residential (HDR). Low density residential uses will
consist of single-family detached dwelling units with densities ranging from 0-5 DU/acre
on lot sizes averaging 7,200 square feet in size. Medium density residential uses will
consist of single-family detached units, duplexes and patio homes with densities ranging
from 6-12 DU/acre on lot sizes ranging from 5,000 to 7,200 square feet in size. High
density residential product types may include townhomes, patio homes, duplexes,
fourplexes, stacked flats and garden apartments with densities ranging from 13-20
DU/acre. Residential development is anticipated to occur over approximately 60% of the
total acreage within the specific plan area. Table 3.2-1 is a residential land use summary
for the specific plan area. Figure 3.1-1, the specific plan map, illustrates the locations of
the various residential use types within the speck plan area.
Use
Table 3.2-1
RESIDENTIAL LAND USE SUMMARY
Density Target Number Percent of Total
Range Densi nits Total Acreage Acres
LDR
MDR
0-5 - 1 3
6-12 `i• 10
195
5,920
12
78
65
59
HDR
13-20 a k- ao 15
1,470
10
98
TOTALS
7,585
100
755
3-10
3.2.2 Commercial Uses
Commercial development is proposed to be located on approximately 75 acres, or
approximately 6%, of the specific plan area. Commercial development will consist of a
mixture of commercial retail and office development. It is anticipated that the commercial
retail development will include both neighborhood commercial and visitor serving
commercial uses. Commercial development is proposed to be located in two areas. Both
areas have access from major streets serving the specific plan area. Approximately
40 acres of commercial development will be located in the vicinity of the intersection of
Avenue 60 and Monroe Street. Commercial development will be located adjacent to three
legs of this intersection. Approximately 35 acres of commercial development is proposed
to be located at the intersection of Avenue 58 and Madison Street. Commercial
development will be located in the southwest quadrant of this intersection. It is anticipated
that approximately 60% of the total commercial development will consist of retail
commercial uses and that 40% of the development will consist of office uses.
Figure 3.1-1, the specific plan map, illustrates the proposed locations of commercial
development within the specific plan area. A o � -6 .nk c" 9 9'6-C-. �
3.2.3 Open Space and Recreation Uses
Rancho La Quinta is designed to be a planned residential community with a strong
recreation orientation. Extensive recreational amenities have been incorporated into the
design of the project to serve future residents. The primary recreational component of the
development will be the two 18-hole championship golf courses which will occupy 380-
acres, or approximately 30%, of the specific plan area. In addition to its function as a
recreational facility, the golf course component will also provide a significant visual
amenity within the specific plan area with most residential units having frontage on and/or
views of the golf courses. The conceptual layout for the golf courses is shown on the
specific plan map, Figure 3.1-1. Individual developments within the specific plan area will
also have additional recreational amenities including tennis and swimming facilities.
Approximately 41 acres have also been designated as public use areas within the specific
plan area. These public use areas may include community parks and open space areas.
Section 3.5 discusses the proposed open space and recreation plan.
3-11
3.3 CIRCULATION ELEMENT
3.3.1 Approach
The circulation plan for the Rancho La Quinta Specific Plan is intended to utilize existing
circulation element roadways to provide the primary access to the specific plan area. These
roadways include Avenue 60, Avenue 58, Avenue 61, Monroe Street and Madison
Street. The internal circulation system will consist of a series of loop roads providing
access to the individual residential and recreational components within the specific plan
area. Improvements to the primary circulation element access roads will be dedicated to the
County of Riverside and will be maintained by the County. It is anticipated that the internal
loop collector system will consist primarily of private streets.
3.3.2 Plan Description
The proposed circulation plan for the Rancho La Quinta Specific Plan is illustrated in
Figure 3.3-1. In general, the circulation plan will consist of improvement of the County
roadways surrounding the specific plan area to County Circulation Element standards and
development of an internal loop road system to serve individual developments within the
project. The following specific road improvements will be provided by the Rancho
La Quinta Specific Plan:
• Improve Avenue 58 adjacent to the project site to major highway standards
(100' ROW, 76' pavement)
• Improve Avenue 60 from Madison Street to Monroe Street to secondary
highway standards (88' ROW, 64' pavement) and east of Monroe Street to
arterial highway standards (110' row, 86' pavement)
• Improve Avenue 62 adjacent to the project to seconday highway standards
(88' ROW, 64' pavement)
Improve Madison Street adjacent to the project to urban arterial standards
(134' ROW, 110' pavement)
3-12
Avenue 58
�r !1! 1AL1.1101 rrrrrrrl��l�rlr�ilrlllrll�lrrirrrllrrrrrrl
TRAFFIC
w1,1 -- �� o� SIGNAL
LEGEND
rrrrrrrr MAJOR HIGHWAY
(100' Raw, 76' PAVEMENT)
r r SECONDARY HIGHWAY
(88' ROW, 64' PAVEME"
i = URBAN ARTERIAL
(134' ROW, 110' PAVEMENT)
ARTERIAL HIGHWAY
(110' ROW, 86' PAVEMENT)
..�. INTERNAL COLLECTOR
(66' ROW, 44' PAVEMENT)
INTERNAL PRIVATE STREET
(40' PAVEMENT & ROW)
TRAFFIC
�� SIGNAL
goo
t
L.-- VI
i i i rs i rs i i l
Avenue 62
N
2000
FEET
SOURCE: Landmark Land Company, 1987
FIGURE
Proposed Circulation Plan 3.3 -1
NNN WESTEC Services, Inc.
• Improve Monroe Street to secondary highway standards (88' ROW, 64'
pavement) adjacent to the project and north of Avenue 60 to Avenue 58.
• Improve Jackson Street adjacent to the project to arterial highway standards
(110' ROW, 86' pavement)
A variety of intersection improvements will also be provided in conjunction with specific
plan implementation. These include the following:
Avenue 58/1\4adison Street: widen approaches to two lanes in each direction.
S' vs
Avenue 58/Jackson Street: widen Avenue 58 approaches to four lanes, provide
4-way stop sign
• Avenue 60/Jackson Street: widen Avenue 60 approaches to four lanes, provide
4-way stop sign
• Avenue 58/Monroe Street: provide signalized intersection
• Avenue 60/Monroe Street: provide signalized intersection
3.4 DRAINAGE ELEMENT
3.4.1 Approach
The primary objective of the drainage plan for the Rancho La Quinta Specific Plan is to
utilize natural drainage courses to the maximum extent possible and to respect the existing
character of the site. No increased runoff is anticipated to exit the site as a result of the
proposed development since runoff will be retained on -site to the maximum extent
possible. In general, the site is'currently protected from flooding by the Westside Flood
Levy which traverses the western boundary of the site in a north/south direction.
3.4.2 Plan Description
The proposed master drainage plan for the specific plan area is illustrated in Figure 3.4-1.
As shown in Figure 3.4-1, runoff from the individual residential development areas would
3-14
CD
0 0
'!1ZI,
�fF�' li
J5
AL.
0%
A-
r
_1k
Tc 1 r i Wj2rE HYPRO1046
UFM
MrAL MYRA�
0 43� 2001
FEET
SOURCE: Engineering Service Corporation, 19E
FIGURE
Proposed Drainage Plan 13.4-1
"`,,WESTEC Services, Inc.
drain toward the various golf course holes adjoining these areas. A series of interconnected
lakes are proposed to be utilized on the golf courses to retain storm water runoff and to
provide irrigation water for the golf courses. A 2-foot freeboard will be maintained in each
of the golf course lakes to provide storage capacity during flash flood conditions. The
internal golf course drainage system will be constructed and maintained by the Rancho
La Quinta golf club and homeowners associations. All pads for residential units will be
located 3-6 feet above the elevation of the .100-year storm. A natural offsite basin will
capture some of the runoff from portions of the specific plan area located north of
Avenue 60 and east of Madison Street. Runoff to this offsite area will not exceed that
occurring under natural conditions.
3-16
I 3.5 OPEN SPACE/RECREATION ELEMENT
3.5.1 Approach
Rancho La Quinta is intended to be a recreation oriented residential community. As such, a
primary objective of the development is to provide a variety of diverse recreational
amenities for residents of the specific plan area.
3.5.2 Plan Description
The primary recreational component of the Rancho La Quinta development are the two
championship golf courses to be constructed throughout the development. In addition to
providing significant recreational opportunities to residents of the specific plan area, the
golf courses will provide an important visual amenity with the majority of the residential
units fronting various golf holes. Additional recreational amenities to be provided in
conjunction with the golf course development include swimming pools, tennis courts,
exercise facilities and other amenities associated with a "country club" atmosphere. The
golf courses and associated amenities will occupy 380 acres, or 30%, of the specific plan
area.
Additional recreational amenities to be located within the specific plan area include
approximately 41 acres of public use areas including open space and community park sites.
The locations of these public use areas are illustrated on the open space and recreation plan
(Figure 3.5-1). Community park sites will be designed and provided in conformance with
the requirements of the County of Riverside. A trail system will also be developed as
required to link with the County of Riverside's adopted trail system.
3-17
w
r+
00
Lake
Cahuilla
Lake Cahullla
County Park
l �
•''■., realiat►........ T;ai/ LEGEND
GOLF COURSE eN
PUBLIC USE AREA 2000
'. FEET
SOURCE: Landmark Land Company, 1987
FIGURE
Open Space and Recreation 13.5-
1
NNK .cSTEC Services, Inc.
3.6 WATER AND SEWER PLAN
3.6.1 Approach
The intent of the Rancho La Quinta Specific Plan is to utilize existing water and sewer
facilities, where possible, and to provide additional or upgraded facilities as necessary.
Water and sewer service for the specific plan area is provided by the Coachella Valley
Water District (CVWD). The CVWD provides two types of water service within the
Coachella Valley -domestic water and agricultural or irrigation water. Both types of water
service are supplied by wells. A portion of the Coachella Canal, providing irrigation water
to the valley, traverses the western portion of the Rancho La Quinta property from the
northwest to the southeast.
3.6.2 Plan Description
Sewer Service
The anticipated sewer master plan for the specific plan area is illustrated in Figure 3.6-1.
As shown in Figure 3.6-1, the specific plan area would be served by a series of standard
sewer lines and laterals linking to existing 18" force mains located in Avenue 60 and
Madison Street. Pumping facilities would be located as necessary within the specific plan
area to transport sewage to the existing trunk lines. The CVWD has indicated its ability to
provide sewer service to the specific plan area. A will serve letter is included in the
appendix to this specific plan.
Domestic Water Service
The anticipated domestic water service master plan for the specific plan area is illustrated in
Figure 3.6-2. As shown in Figure 3.6-2 domestic water would be distributed to individual
residential units by standard water lines to be located within road rights -of -way. New
water lines would need to be installed in conjunction with road improvements to serve the
proposed Rancho La Quinta development.
3-19
1 , r
';
' rtil I
x HIGH POINT LEGEND
PROPOSED GRAVITY SEWER & FLOW DIRECTION j
--•• EXISTING 18" SEWER FORCE MAIN
PROPOSED 18' SEWER FORCE MAIN ti
I�
N
D 2000
FEET
SOURCE: Engineering Service Corporation, 1987
FIGURE
Proposed Sewer Plan
"`� .VESTEC Services, Inc.
w
N
LEGEND
EXISTING IRRIGATION MAINLINE
—"-- PROPOSED 8" WATER LINE
PROPOSED 12' WATER LINE
-•--•-•- PROPOSED 18" WATER LINE
— PROPOSED 24" WATER LINE
......• PROPOSED 36" WATER LINE
A
,i
eN3�
0 2000
FEET
SOURCE: Landmark Land Company, 1987
FIGURE
Master Water Plan 13.8-21
"`,,WESTEC Services, Inc.
Irrigation Water
Irrigation water for the golf courses and other landscape features within the specific plan
area will be provided by the irrigation lakes to be located throughout the golf courses. The
existing underground CVWD Coachella Canal traversing the specific plan area (illustrated
on Figure 3.6-2) will not be disturbed in conjunction with specific plan implementation.
The golf courses have been routed over this irrigation line to ensure that no residential units
would be constructed on top of the underground line. The line will not be disturbed as a
result of golf course construction.
3-2 2
3.7 PUBLIC FACILITIES ELEMENT
3.7.1 Approach
In addition to infrastructure facilities (water, sewer, drainage, roads), a variety of public
facilities will also be provided in conjunction with specific plan implementation. These
public facilities include police protection, fire protection, school service, library service and
park facilities. The objective of the specific plan is to provide these public facilities in
accordance with the requirements of the County of Riverside.
3.7.2 Plan Description
Police Protection
In general, police protection for the specific plan area will be provided by the County of
Riverside Sheriffs Department. Police protection provided by the Sheriffs Department
will be augmented by -security facilities to be incorporated into the specific plan. In general,
it is anticipated that the specific plan area will be a gate -guarded community with its own
private security force. Primary and secondary entrances to the residential development
areas will be protected by either a guard -gated entry or by a card -gated entry. The presence
of such a security force should reduce somewhat, the dependence of the development on
complete protection by the Riverside County Sheriffs Department. In addition, it is
anticipated that many of the residences within the specific plan area will have their own
individual private security systems. This pattern has been typical of other similar
developments by Landmark Land Company (LML).
Fire Protection
Fire protection within the specific plan area will be provided by the Riverside County Fire
Department. In conjunction with their PGA West development, LML constructed a new
fire station on the PGA West property at Madison Street and Avenue 54. It is anticipated
that fire protection service to a portion of the Rancho La Quinta Specific Plan area will be
provided from this fire station. An additional fire station may be constructed within the
specific plan area to serve the balance of the development if required by the Riverside
County Fire Department.
3-23
School Service
School service in the vicinity of the specific plan area is provided by the Coachella Valley
Unified School District (CVUSD). It is not anticipated that significant numbers of students
will be generated by the specific plan due to the anticipated family characteristics of
potential purchasers of residential units. The applicant will contribute school fees in
accordance with the requirements of the CVUSD.
Library Service
The nearest library to the specific plan area is located in Indio, although bookmobile service
is also occasionally provided in the project vicinity. It may be that additional library
facilities will be required as development progresses in the project area.
Parks
Potential locations for public use areas have been incorporated into the design of the
specific plan as illustrated on the specific plan map (Figure 3.1-1). As discussed in Section
3.5, parks will be provided in accordance with County of Riverside requirements.
3.8 STAGING ELEMENT/PUBLIC FACILITIES
At the present time, it is anticipated that the specific plan area will be developed in four,
five-year phases beginning in 1990 and continuing until 2010. The types of development
occurring within each of the development phases may vary depending upon market
conditions. Public facilities will, however, be provided concurrent with need in
conjunction with each phase of development.
The proposed phasing plan is discussed in Section 3.8. The specific plan is expected to be
developed in four 5-year phases beginning with Phase I in the northwest quadrant of the
specific plan area. Phase I development will consist of the northern 18-hole golf course,
clubhouse facilities, driving range, adjacent residential development and approximately 35
acres of commercial development along Avenue 58. Phase 2 development will consist
primarily of the second 18-hole golf course and high -density residential development
adjacent to Avenue 60 in the central portion of the specific plan area. Phases 3 and 4 will
3-24
include the remaining residential and commercial development within the specific plan area.
Tables 3.8-1 and 3.8-2 summarize the anticipated rate of residential and non-residential
development.
Public facilities and improvements will be provided and phased in accordance with the
requirements of the County of Riverside. Transportation, drainage, water and sewer and
drainage improvements will be provided as described in Section 3.3, 3.4, and 3.6 of this
specific plan. Open space and recreation facilities will be provided as described in Section
3.5. Other public facilities will be provided as described in Section 3.7. Table 3.8-3
provides a summary of the public facilities and improvements to be provided in conjunction
with specific plan implementation.
3-25
Table 3.8-1
Projected Rate of Dwelling Unit
Development
(in units)
Year
Annual
Cumulative
1
458
458
2
458
916
3
458
1,374
4
458
1,832
5
458
2,290
6
118
2,408
7
118
2,526
8
119
2,645
9
119
2,764
10
119
2,883
11
750
3,633
12
750
4,383
13
750
5,133
14
750
6,633
15
750
5,883
16
190
6,823
17
190
7,013
18
190
7,203
19
190
7,393
20
192
7,585
3-2 6
Table 3.8-2
Projected Rate of Non -Residential Development
(in acres)
Year Annual CLImulative
1
198.0
198.0
2
15.0
213.0
3
20.0
233.0
4
0.0
233.0
5
0.0
233.0
6
202.0
435.0
7
0.0
435.0
8
0.0
435.0
9
0.0
435.0
10
0.0
435.0
11
18.0
453.0
12
0.0
453.0
13
0.0
453.0
14
0.0
453.0
15
0.0
453.0
16
43.0
496.0
17
0.0
496.0
18
0.0
496.0
19
0.0
496.0
20
0.0
496.0
3-2 7
Table 3.8-3
Summary of Public Facilities and Improvements
Traffic/Circulation
Road Improvements
Intersection Improvements
Alternative Transportation Modes
Public Facilities
Water
Sewer
Drainage
Population based Parks
Schools
Fire Protection
Police Protection
Gas and Electric
Telephone Service
Cable Television Service
Upgrade road network to circulation
element standards as described in
Section 3.3. with development of
individual planning areas.
Provide signalized intersections and
stop signs as described in Section 3.3
with development of individual
planning areas.
Provide transit, bicycle, pedestrian
circulation improvements as required
by County Engineer with
development of individual planning
areas.
Project -serving facilities to be
provided by developer.
Project -serving facilities to be
provided by developer.
Project serving facilities to be
provided by developer.
Provide park land and/or park fees in
accordance with County of Riverside
requirements.
Provide school site and/or fees in
accordance with CV USD
requirements.
Provide fire station and/or fees in
accordance with requirements of
Riverside County Fire Department.
Provide fees as required by Riverside
county Sheriffs Department.
Provided by gas company.
Provided by phone company.
Provided by private cable T.V.
service.
3-2 8
3.9 TYPICAL GRADING CONCEPTS
3.9-1 Objectives
Grading criteria, to be most effective, should be tailored on a "per site" basis, so that each
unique set of conditions may be analyzed and the most sensitive techniques may be applied.
The following Guidelines provide general direction to grading design in Rancho La Quinta.
The primary focus of these Guidelines is on easing the visual impact of grading. Hence,
primary emphasis is placed on molding the graded landform to reflect the natural
topography. In the case of Rancho La Quinta, the existing relatively flat character of the
site will enable development to occur without significantly altering the natural landform.
These Guidelines are intended to foster approaches to landform alterations which minimize
the amount of area affected and sensitively blend graded areas with the existing topographic
conditions. Since the majority of Rancho La Quinta property is relatively flat, it is
anticipated that landform alteration associated with the development will be minimal.
3.9.2 General Criteria
Landform alteration proposed as a part of construction in any area of the property is subject
to review and approval by Landmark Land Company as part of the plan review procedures.
Such review shall include, but not be limited to, the following criteria:
• Manufactured slopes associated with residential construction and in excess of
fifteen (15) feet in vertical height, shall be screened from view to the extent
feasible by the residential building, accessory structure or vegetation.
• As an alternative to constant 2:1 slopes banks, manufactured slopes should be
varied in cross-section and along the slope length, with variable gradients of
4:1, 3:1, and 1 1/2:1 slope ratios, resulting in an approximate average 2:1 slope.
This concept is illustrated in Figure 3.9-1.
• Manufactured landforms at development edges shall be recontoured to
approximate their original form, and imitate a natural appearance as illustrated in
Figure 3.9-1.
3-29
NATURAL
CONDITION
\NO414 ammomm���
._�� mmommo�
1
VARIABLE
GRADIENT
■
Grading Concepts
FIGURE
3.9 -'1
NNV% WESTEC Services, Inc. 3-3 0
• Manufactured slopes shall be curved in a contiguous, undulating fashion to
reflect a more natural conditions.
• The toe and crest of any manufactured slope in excess of ten (10) feet vertical
height shall be rounded with vertical curves to blend to the natural topography,
and shall be designed in proportion to the total height of the slope.
• All graded slopes shall be revegetated and irrigated in a manner consistent with
the landscape architectural and resource management standards outlined in these
Guidelines, and as approved by LML.
• Where residential access across drainage courses occurs it shall be
accomplished by a bridge or aesthetically enhanced culvert accommodating only
the accessway. Where these improvements occur, natural materials shall be
used for slope bank protection.
3.9.3 Specific Criteria
The following specific criteria shall be used by LML to ensure acceptable standards of
construction and minimize future site maintenance problems.
• If imported soil is required, the existing soil should be used for subgrade in
streets and building areas with the higher quality import soil used for planting
areas.
• Berms, channels, swales, etc., shall be graded in such a way as to be an
integral part of the graded and/or paved surface, and shall be designed with
smooth vertical transitions between changes in slope. No drainage swales shall
surface drain across pedestrian/bicycle paths.
• Drainage from private to common, or common to private areas is generally
prohibited.
• All Grading and Drainage Plans must be prepared under the direction of a
licensed Civil Engineer.
3-31
• All work shall be in accordance with the County of Riverside Grading and
Excavation Code and Standard Drawings, and other governmental requirements
as may be applicable.
• All common area finish grades shall be installed per an approved Grading and
Drainage Plan, and certified as such by a licensed Civil Engineer. This written
verification must be submitted to LML prior to the completion of the work.
3-32
3.10 COMPREHENSIVE MAINTENANCE PLAN
To receive final design review approval of development plans, a precise method of long-
term maintenance shall be formally proposed by the builder. Particular care should be
taken to provide for high -quality maintenance in common areas, visible locations, and high
traffic conditions.
The method(s) proposed by the builder should include specific financing mechanisms, and
cost considerations to maintaining the California Desert Ranch atmosphere of Rancho La
Quinta. This shall include routine periodic landscape maintenance, pest control,
fertilization, water, and utilities, etc., as well as potential funding of reserves for major
maintenance, repair, and replacement of plant material, irrigation systems, and other
elements of the landscape architectural design.
3.11 DEVELOPMENT AND DESIGN ELEMENT
Table 3.11-1 and the following pages summarize the locations in which specific design
criteria may be located in this development and design element.
3.11.1 Zoning Ordinance
Section 1. Purpose
The purpose of this Zoning Ordinance is to encourage, preserve and improve the health,
safety and general welfare of the Community by encouraging the use of contemporary land
planning principles. The provisions of this Zoning Ordinance are intended to allow
diversification of uses, use relationships and heights insuring compliance with the spirit
and intent of the adopted Specific Plan.
This ordinance shall apply to all land located within the property boundaries identified
within the Specific Plan. Unless specifically amended, the uses specified in the Specific
Plan shall be in accordance with the provisions of this zoning ordinance and shall continue
to apply to the property into the future. Any future use that has not been anticipated within
this zoning ordinance shall be subject to review by the County Planning Director and shall
be placed within a specified use category in accordance with this good faith judgement.
3-33
Table 3.11-1
DEVELOPMENT AND DESIGN STANDARDS
RANCHO LA QUINTA
Development Standard Section Reference Comments
A. Residential
1. Development Standards
3.9.1, 3.9.3, 3.10
Describes standards
for LDR, MDR,
HDR product types
a.
minimum lot size
3.9.1, Parts 3.2,
b.
setbacks, height,
3.3 and 3.4
frontage, depth, width
3.3 and 3.4
c.
encroachments
3.3 and 3.4
d.
lot coverage
3.3 and 3.4
e.
parking
3.9.1, Part 8
f.
landscaping
3.9.1, Part 3.3
2. Design Guidelines
3.12
Presents standards
for LDR, M D R ,
HDR procuct types
a.
lotting concepts
3.12.1, 3.12.2, 3.12.3
b.
grading criteria
3.9
c.
siting criteria
3.11.3.6
d.
fencing/walls
3.11.3.4
Figure 3.11.6
illustrates fencing
concepts
e.
architectural features
3.9.3.6
Also see figures
3.11-9 and 3.11-10
(1) theme
3.9.3.6
(2) form, mass, height
3.9.3.E
(3) shade/shadow
3.9.3.6
(4) building relief
3.9.3.6
(5) materials
3.9.3.6
(6) roof form and material
3.9.3.6
(7) spaces
3.9.3.6
(8) accessory structures
3.9.3.6
f.
landscaping
3.11.3.8, also see section
Also see Figure
3.9.1 parts 9.2, 9.3, 9.4
3.11-13
(1) coverage
3.9.1 parts 9.2, 9.3, 9.4
(2) plant selection
3.9.1 parts 9.2, 9.3, 9.4
(3) planting guidelines
3.9.1 parts 9.2, 9.3, 9.4
(4) special treatments
3.9.1 parts 9.2, 9.3, 9.4
g.
lighting
3.11.3.3, 3.11.3.7
B. Commercial
1. Development Standards 3.9.1 parts 4.1, 3.11.3.7, See also Figure
3.13 3.13-1
a. lot coverage 3.9.1, Part 4.1
3-34
Table 3.11-1 (Continued)
DEVELOPMENT AND DESIGN STANDARDS
RANCHO LA QUINTA
Development Standar Section R f r n
b. setbacks, height 3.9.1, Part 8
frontage, depth, width 3.11.3.5
c. parking 3.9.1, Part 4.1
d. signage 3.11.3.5
e.
access
3.9.1, Part 4.1
2. Design
Guidelines
3.11.3.7
a.
bldg.layout/arrangement
3.11.3.7
b.
service areas
3.11.3.7
c.
screening
3.11.3.7
d.
landscaping
3.11.3.8, 3.9.1 part 9
(1) coverage
3.11.3.8, 3.9.1 part 9
(2) plant selection list
3.11.3.8, 3.9.1 part 9
(3) planting guidelines
3.11.3.8, 3.9.1 part 9
(4) special treatments
3.11.3.8, 3.9.1 part 9
e.
architectural features
3.11.3.7
(1) basic theme
3.11.3.7
(2) bldg. form, mass,
3.11.3.7
elevations
3.11- 3.7
(3) shade/shadow
3.11.3.7
(4) building relief
3.11- 3.7
(5) offsets
3.11- 3.7
(6) eaves and facias
3.11- 3.7
(7) materials
3.1 L 3.7
(8) roof forms/materials
3.11.3.7
(9) entrances, windows, doors
3.1 L 3.7
(10) verandas, patios, courtyds
3.11.3.7
(11) fencing and walls
3.11.3.7
(12) accessory structures
3.11.3.7
(13) outside furnishings
3.11.3.7
(14) walkways
3.11.3.7
f.
lighting
3.11.3.3, 3.11.3.7
g.
screening
3.13
C . Public
Use Areas
3.9.1 parts 5.1, 6.1;
3.11.3.3
Comments
See also Figure
3.11-6
See also Figures
3.11-11, 3.11-12
See also Figures
3.11-11, 3.11-12
See also Figure
3.13-1
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Section 2. General Development Standards
The following general development standards are to apply to the entire Specific Plan as
noted.
11 Development Standards
A. Unless specifically referenced by these standards, the County's Zoning Code,
Articles IV through XVII, inclusive, will not apply to this property. The
County's Zoning Code, Articles I, II, III, and Articles XVIII through XXIV,
inclusive as from time to time amended, revised or updated shall apply to the
property except as expressly modified by Regulations and Standards for
development set forth herein.
B . All building construction within the Specific Plan shall comply with applicable
building codes.
C. Agricultural uses shall be pemiitted on property subject to the Specific Plan as
interim uses, until the property is developed in accordance with the Specific
Plan, subject to the provisions of the A-1 Zone (Light Agricultural) and any
amendments thereto.
D. Because full development of the Specific Plan will take many years, interim and
temporary uses other than agriculture shall be permitted. These include country
markets, swap meets, parking areas, park and ride lots, and other uses found
by the Planning Director to be similar in character and intensity and no more
detrimental to the area than said listed interim and temporary uses, and are
found not to be detrimental to any part of the Specific Plan.
E. A copy of the adopted Land Use Plan for the Specific Plan will be displayed in
all residential sales offices for new homes and will be provided to prospective
home buyers upon request.
F. Development projects shall be reviewed for compatibility with the Specific Plan
Design Guidelines as approved by the Planning Commission.
3-3 6
Section 3. Residential Zone Classifications
Specific Plan 218 will provide a wide range of housing opportunities. Housing types will
range from custom lots to apartments. Higher density housing is generally concentrated
around the village cores and neighborhood nodes while lower density housing is generally
found away from the village cores. The three residential zone classifications contained in
this Zoning Ordinance correspond to the residential land use classification in the Specific
Plan.
3.1 Development Standards General to All Residential Areas
A. The following accessory uses shall be permitted in all residential areas:
a. Garages and carports.
b. Fences, walls and trellises.
c. Swimming pools and other recreational amenities.
d. Accessory buildings, structures, and uses where related and ancillary to a
permitted use.
e. Golf courses and clubhouses.
f. Schools and parks.
B . Fences and walls constructed as acoustical barriers shall have no height limit
subject to the reasonable approval of the Planning Director. All other fences
shall be limited to 6 feet in height unless they are attached to a main building
and are an architectural design element, in which case they may exceed 6 feet
subject to reasonable approval of the Planning Director.
C. Open trellis and beam construction shall be permitted to attach the garage or
carport to the dwelling and may also extend from the dwelling to the property
line in the side, rear and/or front yards.
D. Minimum setbacks in each zone shall apply except that where structures abut a
park, greenbelt, or other permanent open space. Setbacks may be reduced by
the Planning Director if it is found that the adjacent open space is substantial and
3-37
permanent and further finds that the exception will not grant a special privilege
as compared to other properties in the neighborhood.
E. Where garages or carports are entered directly from an alley, no setback shall be
required, provided at least 24 feet of clear area is provided directly behind the
garage or carport to allow for adequate back-up clearance.
F. Signage shall comply with the standards and guidelines set forth in the Specific
Plan Design Guidelines and County Sign Ordinances and Regulations.
G . Fencing and walls shall be designed according to the standards and guidelines
set forth in the Specific Plan Design Guidelines.
H. Residential Development projects shall be reviewed for compatibility with the
Specific Plan Design Manual.
I. The following minimum dwelling unit size (living space) shall be maintained in
the zoning classification as follows:
single family detached dwellings ..................1000 square feet
zero lot line patio homes............................1000 square feet
duplexes ............................................... 850 square feet
triplexes ............................................... 750 square feet
fourplexes............................................. 650 square feet
condominiums and townhouses .................... 750 square feet
apartments ............................................. 450 square feet
3.2 Low Density Residential Zone (LDR)
Land designated as Low Density Residential is intended for residential development that
ranges from .1 to 4 dwellings per gross acre. Housing types include single units, and
single family detached custom and semi -custom lots.
A. Principal Uses Permitted: The following uses are permitted provided a plot plan
shall have been approved prior to issuance of a building permit pursuant to the
provisions of Sec. 18.30 of the County Land Use Ordinance 348 as amended.
3-38
Provided, however, i) No fees shall be paid for such plot plan review; ii) No
requirement for notice of property owners within 300 feet shall be required; iii)
No further environmental review and approval shall be required; iv) Failure to
disapprove on reasonable grounds within thirty (30) days of submittal date shall
be deemed approved.
(1) Single family detached dwellings.
(2) Public parks, playgrounds, athletic fields.
(3) Golf courses, clubhouses and ancillary facilities.
(4) Schools, public or private.
(5) Other open space uses as specified in Specific Plan.
B. Temporary Uses Permitted:
(1) Christmas tree and Halloween pumpkin sales.
(2) Temporary construction facility during construction.
(3) Model homes and real estate offices serving this site only during sales
period.
C. Accessory Uses Permitted:
(1) Accessory uses as specified in Section 3.1.
(2) Home occupations.
(3) Non-commercial keeping of pets readily classifiable as being customarily
incidental and accessory to a permitted principle residential use.
(4) Pedestrian and bicycle trails.
(5) Any other accessory use or structure which the Planning Director finds
consistent with the purpose and intent of this zoning ordinance
classification.
D. Site Development Standards:
(1) Lot area: 6000 square feet minimum.
(2) Lot width: 55 feet minimum except lots fronting on knuckles or cul-de-
sacs may have a minimum frontage of 35 feet and a minimum width at the
setback line of 45 feet.
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(3) Lot depth: minimum average lot depth shall be 100 feet.
(4) Front yard setback: minimum 20 feet from the front property line to face
of garage or carports; average of 15 for the remainder of frontage.
(5) Side yard setback: 5 feet minimum. Minimum street side setbacks shall
be 15 feet.
(6) Rear yard setback: 25 feet minimum, 15 feet when a lot is adjacent to a
golf course.
(7) Building height: 35 feet maximum.
(8) Parking: see Section 8.
(9) Landscaping: see Section 9.
E. Filing ReQuirements:
In addition to normal filling requirements, the following items shall be required:
(1) Plan showing the placement of buildings, location of usable open space,
and delineating proposed setbacks.
(2) Building design and architecture.
(3) Elevations including examples of proposed materials for exteriors, heights
of buildings and all ancillary structures.
(4) Fencing plan including height and details of proposed materials to be
used.
(5) Conceptual landscaping and irrigation plan.
(6) Parking design.
3.3 Medium Densily Residential Zone DR
Land designated as Medium Density Residential is intended for residential development that
ranges from 4.1 to 12 dwellings per gross acre. Housing types included single family
detached units, and attached single family units.
A. Principal Uses Permitted: The following uses are permitted provided a plot plan
shall have been approved prior to issuance of a building permit pursuant to the
provisions of Sec. 18.30 of the Land Use Ordinance 348 as amended:
(1) Single family detached dwellings.
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(2) Zero lot line patio homes.
(3) Single family attached dwellings including condominiums and
townhomes.
(4) Duplexes, triplexes, fourplexes.
(5) Schools, public or private.
(6) Public parks, playgrounds, athletic fields.
(7) Golf courses and clubhouses.
(8) Churches, temples and other such religious or civic structures.
B. Temporary Uses Permitted:
(1) Christmas tree and Halloween pumpkin sales.
(2) Temporary construction facility during construction.
(3) Model homes and real estate offices serving this site only during sales
period.
C. Accessory Uses Permitted:
(1) Accessory uses as specified in Section 3.1.
(2) Home occupations.
(3) Non-commercial keeping of pets readily classifiable as being customarily
incidental and accessory to a permitted principle residential use.
(4) Pedestrian and bicycle trails.
(5) Any other accessory use or structure which the Planning Director finds
consistent with the purpose and intent of this zoning ordinance
classification.
D. Site Development Standards:
(1) Single family detached dwellings.
a. Lot area: 4000 square feet minimum
b. Lot width: 45 feet minimum except lots fronting on knuckles or cul-
de-sacs may have a minimum frontage of 30 feet and a minimum
width at the setback line of 40 feet.
c. Lot depth: minimum average lot depth shall be 90 feet.
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d. Front yard setback: minimum 20 feet from the front property line to
face of garage or carport; 15 feet average for balance of lot.
e. Side yard setback: 5 feet minimum. Minimum street side setbacks
shall be 15 feet.
f. Rear yard setback: 10 foot minimum.
g. Building height: 35 foot maximum.
h. Parking: see Section 8.
i. Landscaping: see Section 9.
(2) Zero lot line patio homes.
a. Lot area: 4000 square feet minimum.
b. Lot width. 45 feet minimum except lots fronting on knuckles or cul-
de-sacs may have a minimum frontage of 30 feet and a minimum
width at the setback line of 40 feet.
c. Lot depth: minimum average lot depth shall be 90 feet.
d. Building site coverage: 75 percent maximum.
e. Front yard setback: Minimum 20 feet from the front property line to
face of garage; average of 15 feet for balance of lot.
f. Side yard setback: none. Minimum street side setbacks shall be
15 feet.
g. Rear yard setback: 10 feet minimum.
h. Building height: 35 feet maximum.
i. Parking: see Section 8.
j. Landscaping: see Section 9.
(3) Attached Dwellings.
a. Minimum Lot Area
1. Duplex: 7,200
2. Triplex: 8,600
3. Fourplex: 10,000
b. Lot width: 70 feet minimum, except lots fronting on knuckles or cul-
de-sacs may have a minimum frontage of 45 feet and a minimum
width at the setback line of 55 feet.
c. Lot depth: minimum average lot depth shall be 100 feet.
d. Building site coverage: 60 percent maximum.
e. Front yard setback: minimum 20 feet from the front property line.
f. Side yard setback: 5 feet minimum. Minimum street side setbacks
shall be 15 feet.
3-42
g. Rear yard setback: 20 feet minimum.
h. Building height: 35 feet maximum.
i. Parking: see Section 8.
j. Landscaping: see Section 9.
(4) Condominiums and Townhomes:
a. Building site area: 3 acres minimum.
b. Building site coverage: 60 percent maximum.
c. Building setbacks: minimum street setback shall be 20 feet from
street right-of-way. Minimum setbacks from project boundary for
occupied buildings shall be 10 feet.
d. Building height: 35 feet maximum.
e. Building separation: 15 feet minimum.
f. Landscaping: prior to the issuance of any building permits, a
complete landscaping plan for the site shall be prepared and shall be
submitted for Planning Department review and approval. Such plan
will be developed in accordance with the conditions in Section 9.
g. Parking: see Section 8.
E. Filing Requirements:
In addition to normal filing requirements, the following items are required:
(1) Plan showing the placement of buildings, location of usable open space, -
and delineating proposed setbacks.
(2) Building design and architecture.
(3) Elevations including examples of proposed materials for exteriors and
heights of buildings.
(4) Fencing plan including height and details of proposed materials to be
used.
(5) Parking design.
3.4 High Density Residential Zone (HDR)
Land designated as High Density Residential is intended for residential development that
ranges from 12.1 to 20 dwellings per gross acres. Housing types include condominiums,
townhomes and apartments.
3-43
A. Principal Uses Permitted:
The following uses are permitted provided a plot plan shall have been approved
prior to issuance of a building permit pursuant to the provisions of Sec. 18.30
of the County Land Use Ordinance 348 as amended from time to time:
(1) Single family attached dwellings including townhomes and
condominiums.
(2) Garden apartments and apartments.
(3) Public parks, playgrounds, athletic fields.
(4) Golf courses and clubhouses.
B . Temporary_ Uses Permitted:
(1) Christmas tree and Halloween pumpkin sales.
(2) Temporary construction facility during construction.
(3) Model homes and real estate offices serving this site only during sales
period.
C. Accessory Uses Permitted:
(1)
(2)
(3)
(4)
(5)
Accessory uses as specified in Section 3.1.
Home occupations.
Non-commercial keeping of pets readily classifiable as being customarily
incidental and accessory to a permitted principal residential use.
Pedestrian and bicycle trails.
Any other accessory use or structure which the Planning Director finds
consistent with the purpose and intent of this zoning ordinance
classifidation.
D. Site Development Standards:
(1) Building site area: 3 acres minimum.
(2) Building site coverage: 70 percent maximum.
(3) Building setbacks: subject to plot plan review.
3-44
(4) Building height: 50 feet maximum, provided that anything higher than
35 feet shall require a conditional use permit.
(5) Building separation: 15 feet minimum.
(6) Landscaping: prior to the issuance of any building permits, a complete
landscaping plan for the site shall be prepared and shall be submitted for
Planning Department review and approval. Such plan will be developed
in accordance with the conditions in Section 9.
(7) Parking: see Section 8.
E. Filing Requirements:
In addition to normal filing requirements, the following items shall be required:
(1) Plan showing the placement of buildings, location of usable open space,
and delineating proposed setbacks.
(2) Building design and architecture.
(3) Elevations including examples of proposed materials for exteriors and
heights of buildings.
(4) Fencing plan including height and details of proposed materials to be
used.
(5) Parking design.
- Section 4 Commercial Zone Classifications
It is anticipated that the population generated by the completion of Specific Plan 218 will
be served by several commercial centers located within village core areas or neighborhood
nodes as well as within a central core, town center area.
4.1 Commercial Zone C
Land designated as Commercial is intended to serve daily retail commercial needs for local
residents, provide professional office space, specialty retail stores, and restaurants. The
following regulations apply:
3-45
A. Principal Uses -
The following uses are permitted, only in enclosed buildings with not more than
200 square feet of outside storage or display of materials appurtenant to such
use, provided a plot plan shall have been approved pursuant to the provisions of
Section 18.30 of the Land Use Ordinance 348 as amended.
(1) Ambulance services
(2) Antique shops
(3) Apparel shops
(4) Appliance stores D
(5) Art, dance and music studios
(6) Art supply shops and studios p
(7) Auditoriums and conference rooms
(8) Automobile parts and supply stores
(9) Bakery goods distributors
(10) Bakery shops n
(11) Banks and financial institutions
(12) Barber and beauty shops
(13) Billiard and pool halls
(14) Blueprint and duplicating services
(15) Bookstores (non -adult) and binders
(16) Bowling alleys
(17) Business machine sales display and service
(18) Catering services
(19) Cleaning and dying shops
(20) Clothing stores
(21) Confectionery or candy stores
(22) Costume design studios
(23) Delicatessens
(24) Department stores
(25) Drafting and blueprint services
(26) Drug stores
(27) Dry goods stores
(28) Electronic data processing, tabulating and record keeping services
(29) Employment agencies
3-46
(30) Feed and grain sales
(31) Florist shops
(32) Food markets
(33) Gift shops
(34) Golf courses and clubhouses
(35) Hardware store
(36) Household goods sales, including but not limited to, new appliances,
furniture, carpets, draperies, lamps, radios, and television sets, including
repair thereof
(37) Hobby shops
(38) Ice cream shops
(39) Ice sales, not including ice plants
(40) Interior decorating shops
(41) Jewelry stores, including incidental repairs
(42) Labor temples
(43) Laboratories, film, dental, medical research or testing
(44) Laundries and laundromats
(45) Leather goods stores
(46) Locksmith shops
(47) Mail order business
(48) Manufacturer's agent
(49) Market, food, wholesale or jobber
(50) Meat markets, not including slaughtering
(51) Medical appliance and supply sales
(52) Mimeographing and addressograph services
(53) Mortuaries
(54) Music stores
(55) News stores
(56) Notions or novelty stores
(57) Offices, including but not limited to business, professional, law, medical,
dental, chiropractic, architectural, engineering, community planning, and
real estate
(58) Office furniture and equipment sales
(59) Paint and wallpaper stores, not including paint contractors
(60) Pet shops and pet supply shops
(61) Pharmacies
3-47
(62) Photography shops and studios and photo engraving
(63) Plumbing shops, not including plumbing contractors
(64) Printers or publishers
(65) Produce markets
(66) Radio and television broadcasting studios
(67) Recording studios
(68) Refreshment stands
(69) Restaurants and other eating establishments (other than drive-thru
restaurants)
(70) Schools, community colleges, business and professional, including art,
barber, beauty, dance, drama, music, swimming, etc.
(71) Shoe stores and repair shops
(72) Shoeshine stand
(73) Shopping centers
(74) Signs, consistent with the County's Sign regulations and the Specific
Plan 218 Design Guidelines
(75) Sporting goods stores
(76) Stained glass assembly
(77) Stationary store
(78) Taxidermist
(79) Tailor shops
(80) Telephone exchanges
(81) Theaters, not including drive-ins
(82) Tire sales and service, not including recapping
(83) Tobacco shops
(84) Tourist information centers
(85) Toy shops
(86) Travel agents
(87) Typewriter sales and rental, including incidental repairs
(88) Watch repair shops
(89) Wholesale business with samples on the premises but not including
storage
(90) 'Other similar uses which are found by the Planning Director to be
consistent with and not more detrimental than the above listed uses and
which are consistent with the intent of this land use classification.
3-48
B . The following uses are permitted, together with outside storage and display of
materials appurtenant to such use, provided a plot plan has been approved
pursuant to the provisions of Section 18.30 of the Land Use Ordinance 348 as
amended.
(1) Apartments and condominiums up to 50 dwellings per acre.
(2) Automobile sales
(3) Bicycle sales and rentals
(4) Boat and other marine sales and rentals
(5) Ceramic sales and manufacturing for onsite sales provided the total
volume of kiln space does not exceed 16 cubic feet.
(6) Electrical substations
(7) Fishing and casting pools
(8) Golf cart sales and service
(9) Home improvement or hardware stores, including not more than
15,000 square feet of outside storage
(10) Mobile homes, provided they are kept mobile and licensed pursuant to
state law, exclusively for construction offices and caretaker's quarters on
construction sites for the duration of a valid building permit, provided
they are inconspicuously located
(11) Nurseries and garden supply sales
(12) Parking lots and parking structures
(13) Restaurants with outside seating areas
(14) Other similar uses which are found by the Planning Director to be
consistent with and not more detrimental than the above listed uses and
which are consistent with the intent of this land use classification
(15) Lumber yards, construction materials sales
C. The following uses are permitted provided a conditional use permit has been
granted pursuant to the provisions of Section 18.28 of the Land Use Ordinance
348 as amended.
(1) Sales, rental, repair, or demonstration of motorized vehicles.
(2) Heliports
(3) Animal clinic without outside kennels
3-49
(4) All uses permitted in Subsection (A) of this Section that have more than
200 square feet of outside storage or display of materials
(5) Drive-thru restaurants
(6) Building materials sales yard
(7) Underground bulk fuel storage in conjunction with a principal permitted
use
(8) Bars and cocktail lounges
(9) Dance halls
(10) Health clubs and similar personal service establishments
(11) Stations, bus, railroad and taxi
(12) Liquid petroleum (i.p.g.) service station, provided the total capacity of all
tanks shall not exceed 10,000 gallons
(13) Mobile home sales, trailer sales and rental of house trailers
(14) Child care facilities
(15) Convalescent care facilities, rest homes, sanitariums, and active senior
facilities
(16) Automobile car washes and repair garages, not including body and fender
shops or spray painting
(17) Gasoline service stations
(18) Hotels, resort hotels, and motels
(19) Liquor stores
(20) Private clubs, fraternal organizations or lodges
(21) Sports and recreational facilities, not including motor driven vehicles and
riding academies, but including archery ranges, athletic playgrounds,
miniature golf course, sports arenas skating rinks, stadiums, and
commercial swimming pools.
D. Accessory Uses Permitted:
An accessory use to a permitted use is allowed provided a conditional use
permit has been granted pursuant to the provisions of Section 18.28 of the Land
Use Ordinance 348 as amended and the accessory use is incidental to, and does
not alter the character of, the principal permitted use, including but not limited
to:
3-50
(1) Limited manufacturing, fabricating, processing, packaging, treating and
incidental storage related thereto, provided any such activity shall be in the
same line of merchandise or service as the trade or service business
conducted on the premises and provided any such activity does not exceed
any of the following restrictions:
a. The maximum gross floor area of the building permitted to be devoted
to such accessory use shall be 25 percent.
b. The accessory use shall be so conducted that noise, vibration, dust,
odor, and all other objectionable factor shall be reduced to the extent
that there will be no annoyance to persons outside the premises. Such
accessory use shall be located not nearer than 50 feet to any residential
zone.
c. Accessory uses shall be conducted wholly within a completely
enclosed building.
E. Site Development Standards:
(1) Lot area, width, and site coverage: no minimum, subject to plot plan or
conditional use permit review.
(2) Building setbacks: No minimum, subject to plot plan or conditional use
permit review.
(3) Building height: No maximum, subject to plot plan or conditional use
permit review.
(4) All roof -mounted mechanical equipment shall be screened, subject to plot
plan or conditional use permit review.
(5) Fencing and walls, screening of outside storage and loading areas,
signing, lighting and refuse disposal areas shall be subject to plot plan or
conditional use pen -nit review.
(6) Projects shall conform to the architectural design standards and guidelines
of the Specific Plan 218 Design Guidelines and shall be subject to plot
plan or conditional use permit review. Landscaping shall be in accordance
with Section 10.
(7) Parking: see Section 8.
3-51
G . Filing Emirements:
In addition to normal filing requirements, the following items are required:
(1) Plan showing the placement of buildings, locations of usable open space
delineating proposed setbacks.
(2) Building designs and architecture.
(3) Elevations, including examples of proposed materials for exteriors and
heights of buildings.
(4) Fencing plan including height and details of proposed materials to be
used.
(5) Conceptual landscaping and irrigation plan.
(6) Parking design.
Section 5. Public Facilities Zone (PF)
The following community support uses shall be permitted consistent with the Specific Plan.
5.1 Public Facilities
A. Principal Uses Permitted:
(1) Open Space
(2) Parks, trails, and other public or private recreation facilities.
(3) Public Schools
(4) Hospitals subject to a public use permit approved pursuant to the
provisions of Section 18.29 of the Land Use Ordinance 348 as amended
(5) Fire stations and other public or quasi -public facilities
(6) Water reservoirs and related facilities
(7) Accessory buildings, structures, and uses related and incidental to the
above.
(8) Sewage treatment facility
(9) Other similar uses which are found by the Planning Director to be
consistent and not more detrimental than the above listed uses and which
are consistent with the intent of this land use classification.
3-52
B . Site Development Standards
(1) Subject to review of government agency that owns property.
Section 6. Open Space Zone (0)
Land designated as Natural Open Space is intended to provide open space and to protect
existing slopes, vegetation and wildlife. This zone is designed to prevent erosion and to
enhance and protect views of existing natural features.
6.1 Natural Open Space Zone i}
A. Principal Uses Permitted:
(1) Natural Open Space
(2) Hiking and equestrian trails and facilities
(3) Arboretum
(4) Water reservoirs and related facilities
(5) Accessory buildings, structures and uses related and incidental to the
above
(6) Other similar plan uses which are found by the Planning Director to be
consistent and not more detrimental than the above listed uses and which
are consistent with the intent of this land use classification.
(7) Field and tree crop
(8) The grazing only of cattle, horses, sheep or goats, subject to the following
restrictions:
a. Not more than two animals for each acre shall be permitted.
b. The limitation on the amount of animals shall apply to mature breeding
stock and maintenance stock and shall not apply to the offspring of
such stock, if such offspring are being kept, fed and maintained solely
for sale, marketing or slaughtering at the earliest practical age. The
permissible number of animals per parcel of land shall be computed
upon the basis of the nearest equivalent ratio.
(9) Apiaries
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(10) Golf course tees, fairways, greens and customary appurtenant facilities,
including club house, restaurants, and retail shops
(11) Riding trails
(12) Fishing lakes, non-commercial
B . Uses Permitted Subject to Approval of Plot Plan
The following uses are permitted, upon approval of a plot plan pursuant to
Section 18-30 of the Riverside County Land Use Ordinance 348, on parcels of
land not less than 7200 square feet in size, with a minimum front yard depth of
20 feet and minimum size and rear yard depth of 10 feet.
(1) Public utility substation
(2) Water wells and appurtenant pump houses
(3) Picnic grounds and park facilities for day use only.
C. Uses Permitted by Conditional Use Permit:
The following uses are permitted provided a conditional use permit has been
granted.
(1) Resort hotels
(2) Extraction and bottling of well water
Section 7. Special Uses
The following uses are permitted in any zone provided a public use permit shall have been
approved pursuant to the provisions of Section 18.29 of the Land Use Ordinance 348 as
amended.
7.1 Special Uses
(1) Churches, temples and other such religious or civic structures (any zone
other than NOS).
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7.2Site Development Standards:
(1) Building site area, site width, and site coverage: No minimum subject to
public use permit review.
(2) Building setbacks: No minimum subject to public use permit review.
(3) Building height: No maximum subject to public use permit review.
(4) All roof -mounted mechanical equipment shall be screened from
surrounding ground elevation views.
(5) Fencing and walls, screening of outside storage and loading areas,
signing, lighting and refuse disposal areas shall be subject to public use
permit review.
(6) Projects shall conform to the architectural and landscape design standards
and guidelines of the Specific Plan 218 Design Guidelines and shall be
subject to public use permit review.
(7) Parking: see Section 8.
7.3 Filing Requirements: _
In addition to normal filing requirements, the following items shall be required:
(1) Plan showing the placement of buildings, locations of usable open space
and delineating proposed setbacks.
(2) Building designs and architecture.
(3) Elevations including examples of proposed materials for exteriors and
heights of buildings.
(4) Fencing plan including height and details of proposed materials to be
used.
(5) Conceptual landscaping and irrigation plan.
(6) Parking design.
Section 8. Off -Street Parking Regulations
These regulations are established in order to assure that parking areas are properly designed
and located in order to meet the parking needs created by specific uses.
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It shall be the responsibility of the developer, owner or operator of any specific use to
provide adequately designed off-street parking areas.
Off-street parking and loading areas are to be established in a manner that will ensure their
usefulness, protect the public safety, and, where appropriate, buffer surrounding land uses
from their impact.
8.1 Basic Requirements for Off Street Parking,
A. Off-street parking shall be provided subject to the provisions of this ordinance
for:
(1) Any new building constructed
(2) Any new use established
(3) Any addition or enlargement of an existing building or use
(4) Any change in the occupancy of any building or the manner in which any
use is conducted that would result in additional parking spaces being
required.
B . The required parking spaces or garages shall be located on the same building
site except as otherwise provided by Section 9.3C(1)c.
All off-street parking spaces and areas required by this ordinance shall be
designed and maintained to be fully usable for the duration of the use requiring
such areas and spaces.
D. On -street parking within public or private streets, driveways or drives shall not
be used to satisfy the off-street parking requirements. Collective parking and
bays and cut-outs may be credited to off-street parking requirements.
E. Whenever the computation of the number of off-street parking spaces required
by this Section results in a fractional parking space, one additional parking
space shall be required for 1/2 or more fractional parking space and any
fractional space less than 1/2 of a parking space shall not be counted.
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F. Temporary use of off-street parking for non -parking purposes will not violate
this ordinance.
G . Tandem parking shall be permitted if valet parking is provided.
H. Access drives, and aisle widths shall be in accordance with the provisions of
Section 18.12 of County Zoning Ordinance 348.
8.2 Residential
In any zone where a residential use is permitted, off-street parking for residential uses shall
be in conformity with the following requirements:
A. Minimum Design Requirements
(1) Single family detached dwellings, zero lot line patio homes.
a. Each required covered off-street parking space shall be in a garage or
carport and within such structures each shall be a minimum of 9 feet in
width and 19 feet in depth of unobstructed area provided for parking
purposes.. In garages of carports containing two or more side -by -side
parking spaces, the required minimum measurements may include the
exterior walls or supports of the structure, providing the minimum
unobstructed width of each parking space is not less than 9 feet.
b. Driveways providing access to garages, carports and parking areas
serving four or less dwelling units shall be a minimum 12 feet in
width.
(2) Apartments, condominiums, townhomes, duplex, triplex, fourplex.
a. Uncovered parking spaces shall measure 9 feet in width and 19 feet in
depth except as noted in Section 9.2B(3)e.
b. No property owner shall sublease, subrent or otherwise make
available the off-street parking spaces required by this Section for
purposes other than vehicle parking.
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c. Access drives and aisle widths shall meet the specifications set forth in
Section 9.1.H.
d. Landscaping standards shall meet the specifications set forth in
Section 9.3A(3)a-c.
e. Standard improvements shall be met in accordance with Section
9.3A(4)a-g.
f. All required covered off-street parking spaces shall be located within
200 feet of the residential building.
g. Unenclosed off-street parking spaces which are located between a
building and an abutting public street shall be screened from the public
street in a manner consistent with provisions included in Section
0 9.3A(4)g.
vB . Parking Requirements
(1) Single family detached dwellings, zero lot line patio homes, duplex: 2
parking spaces within a garage.
-- (2) Condominium, townhome, triplex, fourplex: 2 parking spaces within a
ti
garage or carport plus one uncovered parking space for each 4 units.
(3) Apartments
J
a. Bachelor and 1 bedroom dwelling unit: 1.3 off-street parking
spaces for each dwelling unit of which 1 space shall be covered for
each unit.
b. Two bedroom dwelling units: 1.6 off-street parking spaces for each
dwelling unit of which 1 space shall be covered for each unit.
c. Three bedroom dwelling units: 1.8 off-street parking spaces for
each dwelling unit of which 1 space shall be covered for each unit,
plus .2 off-street parking space for each bedroom in excess of 3.
d. In addition to required number of parking spaces for each unit, 1
guest parking space shall be required for each 2 units.
e. For building sites containing 5 or more dwelling units, up to 25
percent of the required parking spaces may be of compact car size.
(8 1/2 feet in width and 15 feet in length with a minimum of 5
adjacent spaces).
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8.3 Community Facilities. Commercial and Industrial
A. Minimum Design Requirements
(1) Access drives and aisle widths shall meet the specifications set forth in
Section 9.1.H.
(2) Parking stalls: Each off-street parking stall shall consist of a geometric
area not less than 9 feet wide by 19 feet long except as follows:
a. Up to 25 percent of the required parking spaces may be of compact car
size (8 1/2 feet in width and 17 feet in length).
b. Those areas designated for use by motorcycles shall consist of a
minimum usable area of 56 square feet.
(3) Landscaping
a. A minimum of 10 percent of the net interior off-street parking area
(exclusive of building area, loading docks and sidewalks) shall be
landscaped with at least one (1) 5 gallon minimum size tree per each
ten parking stalls (which may be clustered or grouped) and appropriate
ground cover.
b. All off-street parking areas shall be screened so as to minimize the
negative visual effect from access streets. See Section 9.3A(4)g.
c. Landscape and irrigation plans, including the type and location of
plant materials, shall be submitted to and approved by the Planning
Director following approval of the conceptual landscape plan.
(4) Standard Improvements
a. Wheel stops (concrete tire guard, redwood headers, etc.) not less than
6 inches in height shall be provided along any property line which
abuts a public walkway, street or alley except where curb -line
landscaping can serve as a wheel stop.
b. Adequate lighting shall be provided if off-street parking facilities are to
be operated during hours of darkness after 7:00 p.m. (the lighting
shall be designed, arranged and installed so as to confine direct rays
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onto the premises and to direct light away from adjacent structures,
premises or streets).
c. All parking stalls shall be clearly outlined with lines on the surface of
the parking facility or any other permanent space designator (trees,
shrubs, etc.) approved by the Planning Director.
d. All parking stalls and maneuvering areas shall be paved and
permanently maintained with asphalt, concrete, or any other all
weather surfacing (turf block, etc.) approved by the Planning
Director. All areas within the parking area not paved shall be
landscaped.
e. Parking and maneuvering public areas shall be arranged so that any
vehicle entering a public right-of-way can do so traveling in a forward
direction.
f. Parking area notices, each not to exceed four square feet in area, and
directional instructions lettered on the paved surface of driveways and
parking areas are permitted for parking facilities serving industrial
commercial, or professional areas; public or community facilities; and
five or more residential dwelling units.
Such parking notices may contain the name of the owner or occupant
of the property and only such words and symbols that are directly
related or essential to parking or the direction of vehicular traffic
within the parking area and access driveways.
g. Unenclosed off-street parking spaces shall be screened, whenever
such parking spaces abut the boundary of the building site or are
located between a building or buildings and an abutting street, with
screening materials 3 1/2 feet in height within 10 feet of the street and
a minimum of 3 1/2 feet over 10 feet from the street and may consist
of one, or any combination of the following types:
1. Walls: A wall shall consist of concrete, stone, brick, file or similar
types of solid masonry material a minimum of four inches thick.
2. Fences, solid: A solid fence shall be constructed of wood,
masonry, or other materials to form an opaque screen.
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3. Fences, open: An open weave, mesh type or wrought iron fence
shall be combined with plant materials to form an opaque screen.
4. Planting: Plant materials, when used as a screen shall consist of
compact evergreen plants. They shall be of a kind, or used in
such a manner, so as to provide screening, have minimum height
of two feet, within 18 months after initial installation, or screening
per 1, 2 or 3 above shall be installed.
5. Berms: Berms, including grass or plant materials, shall not
exceed the height limitations set forth in section (g) above.
B . Special Requirements
The following parking requirements are applicable to residential, commercial,
industrial and community facilities as noted:
(1) Handicapped: Parking shall be placed as required by State Law.
(2) Compact cars: Residential sites shall meet standards set forth in Section
9.2B(3)e. Other uses with_25 or more parking spaces may provide up to
25% of its parking for use by compact cars. Spaces delineated for
compact car use shall meet standards set forth in Section 9.3A(2)a.
(3) Bicycles: All commercial and industrial areas shall provide adequate
bicycle racks.
(4) Car pools: Spaces provided for the specific uses shall be marked by
signs, colored lines, etc.
(5) Park and Ride: All village shopping centers and commercial businesses
with more than 200 parking spaces shall designate and clearly mark 5% of
their parking lots as park and ride areas.
C. Optional Provisions
The following may be provided at the option of the developer when applicable
to commercial, residential, industrial, or community facilities off-street parking
uses.
(1) Shared parking: Parking facilities may be used jointly with parking
facilities for other uses when operations are not normally conducted
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during the same hours, or when hours of peak use vary. Requests for the
use of shared parking are subject to the reasonable approval of the
Planning Director and must meet the following conditions:
a. Sufficient evidence shall be presented to the Planning Director
demonstrating that there will exist no substantial conflict in the
principle hours or periods of peak demand of the structures or uses for
which the joint use is proposed.
b. The number of parking stalls which may be credited against the
requirements for the structures or uses involved shall not exceed the
number of parking stalls reasonably anticipated to be available during
differing hours of operation.
c. Parking facilities designated for joint use should be located within a
reasonable distance from the structures or uses served.
d. A written agreement shall be drawn to the satisfaction of the County
Counsel and executed by all parties concerned assuring the continued
availability of the number of stalls designated for joint use for the
period of time indicated.
(2) Transportation Plans: The required number of parking spaces for a
facility may be decreased subject to the reasonable approval of the
Planning Director based upon a detailed transportation management plan
supplied by the applicant which may include but is not limited to
provisions for mass transit, car pooling, staggered work hours, and the
like, provided that it is established to the satisfaction of the Planning
Director that adequate parking will be available for the facilities. In
addition, facilities which employ mass transit system may provide
temporary loading/unloading areas within a reasonable walking distance
from the facility for which they are provided.
(3) Parking structures: Where the height of a building is limited by other
sections of the Zoning Ordinance, one additional floor of story may be
allowed subject to reasonable approval of the Planning commission under
the following conditions:
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a. At least 75 percent of the ground floor is used for off-street parking,
access and maneuvering.
b. Use of the remaining ground floor area is limited to manager's offices,
elevators, service facilities, and building access facilities including
entrance foyer or lobby.
c. Architectural design and treatment of the ground floor parking facility
shall be integrated with the building as a whole.
d. Ground floor parking shall be screened, insofar as practicable, from
surrounding uses and from public view.
D. Parking Requirement
(1) Office, commercial, retail and service uses:
Minimum Parking Stalls
Uses Required
a. Village Shopping Center 5.5 for each 1,000 square feet
of gross leasable floor area for
all buildings in the center
The above requirements will apply for all Village Shopping Centers, however,
whenever delineation of independent uses is required, the following standards
apply:
b. Automobile washing and cleaning
establishments, except self-service.
c. Self-service auto washes.
d. Automobile service and gas station
e. Buildings used solely for coin -
operated laundromats or dry cleaning.
3 for each service bay.
5 for each 2 washing stalls.
2 for each service bay and overall
minimum of 2.
1 for each 3 washing machines.
f. Offices, commercial banks, Savings 1 for each 250 square feet of gross
& Loan offices, other financial institu- floor areas.
tions, general retail stores, food stores,
supermarkets, and drug stores.
g. Similar uses having drive-in and or
drive-thru facilities.
h. Motels and hotels.
Reductions to above standard subject
to Planning Commission approval.
1.1 for each guest room.
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i. Motor vehicle sales and automotive
repair.
j. Stores solely for the sale of furniture
and appliances.
4 for each service bay.
1 for each 500 square feet of gross
floor area.
k. Trade schools, business colleges, and 1 for each 3 student capacity of each
commercial schools. classroom plus 1 for every 2 faculty
members or employees.
1. Boat and trailer sales or rental and 1 for each 2000 square feet of display
other commercial uses not in a building area.
or structure.
(2) Commercial Recreation Uses:
a. Bowling alleys and/or billiard halls.
b. Commercial stables
c . Pitch and putt and miniature golf
course.
d. Skating rinks, ice or roller.
e. Tennis, handball and racquetball
facilities.
(3) Health Uses:
a. Dental clinics or offices, medical
clinics or offices.
b. Convalescent and nursing homes,
homes for ages, rest homes, and
sanitariums.
c. Hospitals.
d. Veterinary hospitals and clinics.
5 for each alley and 2 for each billiard
table contained therein.
Sufficient areas, treated to prevent
dust, to provide for the needs of
customers and employees but not less
than one accessible space for each
five horses boarded on the premises.
3 per hole, plus requirements for
accessory uses.
1 for each 100 square feet of gross
floor area plus the spaces required for
additional uses on the site.
3 for each court plus the spaces
required for additional uses on the
site.
5.5 for each 1,000 square feet of
gross floor area.
1 for every 4 beds in accordance with
the resident capacity of the home as
listed on the required license or
permit.
1.5 for each patient bed.
5 for each doctor.
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e. Health studios and spas.
(4) Manufacturing Plants and Kindred Uses:
a. Industrial uses of all types except a
building used exclusively for ware-
house purposes.
b. Warehouse, storage buildings or
structures used exclusively for
storage purposes.
c. Wholesale establishment and
warehouse used exclusively for
storage.
d. Public utility facilities including,
but not limited to electric, gas, water,
telephone and telegraph facilities not
having business offices on the
premises.
(5) Places of Assembly:
a. Restaurants, taverns, lounges, and
other establishments for the sale and
consumption of food and beverages.
b. Drive-in,. drive-thru and take-out
restaurants.
1 for each 200 square feet of gross
floor area. (For the purpose of this
subsection swimming pools shall be
counted as floor area.)
1 for each 1,000 square feet of gross
floor area (for industrial purposes)
plus 1 for each 250 square feet of
office or sales area.
1 for each 2,000 square feet of gross
floor area for the first 20,000 square
feet; 1 for each 4,000 square feet of
gross area in excess of the initial
20,000 square feet of floor area of the
building less that area devoted to
office or sales, plus 1 for each 250
square feet of office or sales area.
1 for each 2,000 square feet of gross
floor area for the first 20,00 square
feet; 1 for each 4,000 square feet of
the gross floor area for the second
20,000 square feet; 1 for each 8,000
square feet of gross floor area for
areas in excess of the initial 40,000
square feet of floor area of the
building; less that area devoted to
office or sales, plus 1 for each 250
square feet of office sales area.
1 for each 2 employees in the largest
shift plus 1 for each vehicle used in
connection with the use. A minimum
of 2 spaces shall be provided for each
such use regardless of building space
or number of employees.
10 minimum; at least 1 for each 100
square feet of gross floor area.
10 minimum; at least 1 for each 150
square feet of gross floor area,
whichever is greater. Vehicle storage
(8 spaces at 25 feet each.)
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c. Auditoriums, theaters, sports
arenas, stadiums.
d. Private clubs, lodge halls, union
headquarters.
e. Churches and other places of
assembly not specified above.
(6) Other Uses:
Day nurseries, including preschools
and nursery schools.
(7) Senior Citizens Project
(active)
(8) Uses not listed:
Section 9. Landscape Regulations
1 for each 3 seats or 1 for each 50
square feet of gross floor area where
there are no fixed seats.
1 for each 200 square feet of gross
floor area.
1 for each 3 fixed seats within the
main auditorium, or for every 50
square feet of seating area within the
main auditorium where there are no
fixed seats.
1 stall for each staff member, plus 1
space for every 5 children.
Shall be determined at the time of
issuance of the conditional use permit
plot plan or public use permit review.
Uses not listed above shall have
parking standards set by the Planning
Director who shall be guided by the
standards set forth in this Zoning
Ordinance.
These landscape regulations are established to ensure that the concepts envisioned by the
Specific Plan are maintained. The purpose of the regulations is as follows:
1. To aid in stabilizing the environment's ecological balance by contributing to the
process of air purification, oxygen regeneration, ground water recharge, and
storm water runoff retardation, while at the same time aiding in noise, glare,
and heat abatement.
2. To ensure that the local stock of native trees and vegetation is replenished.
3. To assist in providing adequate light and air and in preventing the appearance of
overcrowding of the land.
4. To provide visual buffering and enhance the beautification of the Development.
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5. To safeguard and enhance property values and to protect and enhance public
and private investment.
6. To preserve and protect the unique identity of the environment and preserve the
economic base attracted to the Development.
7. To conserve energy.
8. To protect the public health, safety, and general welfare.
9.1 A lication of Recuirements
A. These Landscaping Regulations shall apply to all land located in the property
identified in the Specific Plan. Such landscaping requirements shall become
applicable as to each individual lot as such time an application fora building
permit on such lot is made. These requirements remain with any subsequent
owner.
B . A common development which includes more than one lot shall be treated as
one lot for the purpose of satisfying these Landscaping Regulations. Split
ownership, planning in phases, construction in stages, and/or multiple building
permits for a project shall not prevent it from being a common development as
referred to above. Each phase of a phased project shall comply with these
regulations.
9.2 Basic Land scape_Requirements
A. At least 20 percent of the area of the street yard shall be landscaped area. All of
the required landscaped area shall be located in the street yard. All newly
planted trees shall be planted in a permeable area no less than 3 feet wide, in
any direction.
B . At least one tree of at least 6 feet in initial height (either existing or planted)
shall be included and replaced as necessary as per the following ratios:
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(1) In street yards less than 10,000 square feet, one (1) tree per 1000 square
feet, or fraction thereof, of street yard.
(2) In street yards between 10,000 and 110,000 square feet, 10 trees for the
first 10,000 square feet of street yard and one (1) tree per 2500 square
feet, or fraction thereof, of street yard area over 10,000 square feet.
(3) In street yards over 110,000 square feet, the base requirement noted above
plus one (1) tree per 5000 square feet, or fraction thereof, of street yard
area over 110,000 square feet.
An existing or planted tree, which is at least 8 inches in caliper and at least
15 feet tall shall be considered as two trees for purposes of satisfying this
subsection.
C . The existing natural character (especially native plant species) shall be preserved
to the extent reasonable and feasible. In an area of the street yard containing a
good stand of trees, the developer shall use best good faith efforts to preserve
such trees. In determining whether there is compliance with this subsection, the
Planning Director shall consider topographical constraints on design, drainage,
access and egress, utilities, and other factors reasonably related to the health,
safety, and welfare of the public which necessitated disturbance of the existing
natural landscape character; economic usefulness of the property without
disturbance of its natural character, the nature and quality of the landscaping
installed to replace it; and such other factors as may be relevant and proper.
D. The impervious cover within the area encompassed by the dripline of any tree in
a required landscaped area may not exceed 50 percent of such area if such are is
to receive 150 percent credit under Section 9.4 below.
E. Parking area and vehicle storage areas shall be landscaped in accordance with
the provisions of Section 8.3(A).
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F. All required landscaping shall be irrigated by one of the following methods:
(1) An underground sprinkling system.
(2) A hose attachment within 100 feet of all landscaping, provided, however,
a hose attachment within 200 feet of all landscaping in nonstreet yards
shall be sufficient.
G. All landscaping which is in required landscaped areas and which is adjacent to
pavement shall be protected with curbs, railroad ties continuous border plants,
or hedgerows when necessary to protect trees.
H . Landscaping in landscaped areas shall not obstruct the view between the street
and the access drives and parking aisles near the street yard entries and exists,
nor shall any landscaping which creates an obstruction of view be located in the
radius of any curb return.
I. Required landscaping areas shall be continuously maintained free of debris,
litter, and weeds, and replaced as necessary to fulfill the requirements of this
section.
J. Landowners are encouraged to landscape the areas within the non -paved street
right-of-way abutting their land. Provided, however:
(1) The City may at any time require such landscaping to be removed and the
City shall not be responsible of liable in the event any landscaping in the
right-of-way must be removed or is requested to be moved by the city.
(2) Such landscaping in the right-of-way shall observe the provisions of the
Code pertaining to traffic and pedestrian safety.
(3) Any underground sprinkler systems, planters, or other permanent
structures placed in the right-of-way shall require a license agreement with
the Specific Plan 218 community. When any other governmental
jurisdiction is trustee of the public right-of-way at the particular location in
question, arrangements must be made with such other jurisdiction.
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9.3 Procedures
A. When site plan review by the Planning Commission is required prior to
application for Building Permit on any land where these landscaping
requirements are applicable, the site plan shall contain the information listed in
subsections (1) through (6) below. When an application is made for a building
permit on any land where these landscaping requirements are applicable, such
building permit application shall be accompanied by a site plan containing the
information listed in subsections (1) through (9) below.
(1) The date, scale, north point, title, and name of owner.
(2) The location of existing boundary lines and dimensions of the tract, along
with the area of the tract in acres.
(3) The approximate center line of existing water courses; the appropriate
location of significant drainage features; and the location and size of
existing and proposed streets and alleys, existing and proposed utility
easements on or adjacent to the lot, and existing and proposed sidewalks
adjacent to the street.
(4) The location and species of existing trees in the street yard and parking
lots having trucks 8 inches, or larger, in caliper and the approximate size
of their canopy. An indication of how the applicant plans to protect the
existing trees, which are proposed to be retained, from damage during
construction.
(5) The general location, size, and type (tree, shrub, groundcover, or grass)
of proposed landscaping in proposed landscape areas; and the location
and size of proposed landscape areas.
(6) The proposed method of irrigation as required by section 9.2F above.
(7) A delineation of the street yard with its area in square feet and acres, and
further information as necessary for verifying whether the required
minimum percent of landscaped area has been met under Section 9.2, as
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applicable, and whether a particular area qualifies for 150 percent credit
under Section 9.4 hereof.
(8) Tree protection details indicating specifically how each existing tree or
group of trees will be protected during construction.
(9) A planting plan indicating the specific common botanical names, size,
spacings, and locations of required landscaping, and any other notes or
details regarding planting, staldng, watering, fertilizing, and mulching.
B . Landscaping plans approved by the Planning Commission and/or Board of
Supervisors as a part of a site plan shall not require further approval by the
Building Inspection Department if the site plan approved contained all of the
information listed in Section (1) through (9) above. When site plan approval by
Planning Commission and/or Board of Supervisors is required by this
ordinance, they shall approve landscaping plans which comply with all
applicable requirements.
C. An inspection fee in an amount to be set by the Board of Supervisors from time
to time by ordinance shall be collected by the Building Inspection Department at
the time of application for a certificate for occupancy.
D. The Building Inspection Department shall inspect each site no sooner than 9
months nor later than 12 months after issuance of the certificate of occupancy to
ensure compliance with these Landscaping Regulations. Provided, however,
that the owner/developer for the property may call for such inspection at any
time before the nine month date.
9.4 Credits Toward Landscaping Requirements
A. Each square foot of landscaped area which is permeable and within the area
encompassed by the dripline of a tree of at least 4 inches in caliper shall count as
1.5 square feet of landscaped area for the purposes of satisfying the minimum
requirements of Section 10.2, as applicable. In order to encourage growth of
smaller trees between 4 and 8 inches in caliper, such trees may receive special
credit for twice the area of the dripline. Thus, each square foot of landscaped
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area around such 4 inch to 8 inch trees is permeable and contiguous to count as
1.5 square feet of landscaped area.
B . The foregoing 150 percent credit shall be subject to the following limitations.
Neither overlapping dripline areas nor areas contiguous to the dripline areas
which overlap shall be counted twice. Moreover, a tree dripline area shall not
qualify for credit under this subsection if (1) less than one-half of the dripline
area is permeable cover, (2) there have been any damaging changes in the
original grade of the dripline under the tree, or (3) the total of such area
receiving such credit around the tree exceeds the total square footage of
landscaped area within the dripline. Permeable pavers shall be considered as
permeable cover. Changes in grade required by County ordinance, such as
sidewalks, curbing, driveway approaches, etc., shall not be considered as
damaging changes. In no case shall the actual landscaped area in the street yard
of a lot be less than two-thirds of the required minimum percentages as
applicable under Section 9.2.
9.5 Altemative Compliance
A. Notwithstanding all of the foregoing provisions a landscape plan which is
alternative to strict compliance with the various landscape requirements above
may be approved by the Planning Director. If the Planning Director finds that
such plan is as good or better than a plan in strict compliance with the various
landscaping requirements above (in accomplishing the purposes and intent of
the Landscaping provisions), said plan shall be deemed valid.
Section 10. Signs
Signage and integration into the project is a critical element in the design of the project. All
signage must conform to the architectural and landscape styles established in the Specific
Plan 218 Design Guidelines. Signage must also conform to the Riverside County sign
ordinance and regulations as amended.
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Section 11. Definitions
11.1 Definitions (A)
Accessory Building - A subordinate building located on a building site, the use of
which is customarily incidental to that of a main building or to the use of the land.
Accessory Use - A use customarily incidental and accessory to the principal use of
the land or building site, or to a building or other structure located on the same
building site as the principal use.
Advertising Device - Any balloon; flag, pennant; propeller, oscillating, rotating,
pulsating light; or other contrivance except a sign used to attract attention for the
purpose of promoting (either directly or indirectly), the sale of products of any
person.
Animal Clinic - A place where animals no larger than the largest breed of dogs are
given medical or surgical treatment. A facility primarily for treatment of outpatients
and where only short time critical patients are kept longer than 24 hours. Boarding
of animals shall be incidental to such clinic use.
Apartment Garden - Same as Apartment House but at a lower density.
Apartment House - Any building or portion thereof which is designed, built,
rented, let or hired out to be occupied or which is occupied as the home or residence
of five or more families living independently of each other and doing their cooking
in the said building.
Automotive Repair Specialty Shops - A retail and service place of business engaged
primarily in light repair, and sale of goods and services for automotive vehicles
including brake, muffler and tire shops and their accessory uses.
Automotive Service Station - A retail place of business engaged primarily in the sale
of motor fuels and supplying only those incidental goods and services which are
required in the day to day operation of automotive vehicles and fulfilling of motorist
needs.
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11.2 Definitions (B)
Board - Board of Supervisors of Riverside County.
B «fferi n e - Buffering is the use of landscaping (other than mere grass on flat
terrain), or the use of landscaping along with berms, walls, or decorative fences
that effectively filter the view from the street, in a continuous manner, of vehicular
use areas, parking lots, and their parked cars, detention ponds, utility transformers,
and refuse collection or storage areas.
Btiildina - A structure having a roof supported by columns or walls.
Building Height - The vertical distance measured from the ground level grade to the
top of the building. On a sloping site the height of any building shall be the vertical
distance minus the foundation or understructure between the finished ground
surface adjacent to the building at any point and the highest point of the building
directly above, provided that a roof shall be measured to the average height of the
roof but that no part of the roof shall extend more than five (5) feet above the
permitted height.
Building Site Coverue - The relationship between the ground floor area of the
building or buildings and the net area of the site.
Said net area shall be computed by deducting from the gross site area any ultimate
street right-of-way.
Unenclosed post -supported roofs over patios and walkways, unenclosed post -
supported eave overhangs, and swimming pools shall not constitute buildings for
the purpose of this definition.
11.3. Definitions (C)
Ca_ liper - Diameter of tree trunk measured four feet off the ground. For multi -trunk
trees, the largest trunk caliper shall be added in whole, to one half of all the
remaining trunks to obtain the total caliper size.
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Carport - A roofed structure, or a portion of a building, open on two or more sides
primarily for the parking of automobiles belonging to the occupants of the property.
Clinic. Medical - An organization of doctors providing physical or mental health
service and medical or surgical care of the sick or injured, but shall not include
inpatient or overnight accommodations.
Commercial - Operated or carried on primarily for financial gain.
Commercial Recreation - Any use or development either public or private,
providing amusement, pleasure, or sport.
Commission or Planning- Commission - The County of Riverside Planning
Commission.
Community Facility - A noncommercial use established primarily for the benefit and
enjoyment of the community in which it is located.
Condominium - An estate in real property consisting of an undivided interest in
common in a proration of a parcel of real property together with a separate interest
in space in a building on such real property. A separate interest in other portions of
such real property may be included.
Conventional Subdivision - A development, other than a condominium, apartment
or cluster development, where each dwelling unit is situated on a residential lot of
record and no lot contains more than one dwelling.
Corner Lot - A corner lot is a lot situated at the junction of two or more streets, or
of two segments of curved street.
Coun - County of Riverside
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11.4 Definitions (D)
Dav Nursery CincWiing-Pr -School and Nursery Schools - Any group of
buildings, building or portion thereof, used primarily for the daytime care of six or
more children at any location other than their normal place of residence, excluding
any children who normally reside on the premises.
Design Guidelines - Specific Plan 218 Design Guidelines approved by the Planning
Commission.
Drip] ine - The dripline is the periphery of the area underneath a tree which would be
encompassed by perpendicular lines dropped from the farthest edges of the canopy
of the tree. When accurate canopy information is not available, it shall be assumed
that one caliper inch is equal to two feet of canopy diameter.
Driveway - A vehicular passageway for the exclusive use of the occupants of a
property and their guests. A driveway shall not be considered as a street.
Duplex - A permanent building containing two dwelling units.
Dwelling. Multiple Family - A permanent building containing two or more dwelling
units.
Dwelling, Single Family - One or more rooms and a single kitchen designed for
occupancy by one family for living and sleeping purposes.
11.5 Definitions
Easement - A recorded right or interest in the land of another, which entitles the
holder thereof to some use, privilege or benefit out of or over said land.
11.6 Definitions CF)
Family - One or more persons immediately related by blood, marriage or adoption
living in a single housekeeping unit in a dwelling together with their domestic
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employees. A group of not more than five unrelated persons living together with
their domestic employees shall also be considered a family.
Fourplex - A permanent building containing four dwelling units.
11.7 Definitions (G)
Garage, Private - A building, or a portion of a building, used primarily for the
parldng of automobiles belonging to the occupants of the property.
Garage, Public - A building other than a private garage used for the maintenance or
temporary storage of motor vehicles.
Grade, Ground Level - The average elevation of the finished ground surface
surrounding a building.
Gross Area - The total horizontal area within the lot lines of a lot or parcel of land
before public streets, or other areas to be dedicated or reserved for public use are
deducted from such lot or parcel.
11.8 Definitions (H)
Hospital - A facility licensed by the State Department of Public Health providing
clinical, temporary or emergency service of a medical, obstetrical or surgical nature
to human patients.
Hotel - Any building or portion thereof with access provided through a common
entrance, lobby or hallway to six or more guest rooms, and which rooms are
designed intended to be used or are used, rented or hired out as temporary or
overnight accommodations for guests.
11.9 Definitions (1)
Institutions - A social, educational, governmental, health, or religious organization.
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11.1 d Definitions (J)
Reserved
11.11 Definitions (K)
Kennel - Any property where four or more dogs or cats over the age of four months
are kept or maintained.
Kennel. Commercial - Any kennel maintained for the purpose of boarding,
breeding, raising or training dogs or cats for fee or for sale.
Kennel Noncommercial - Any property where four or more dogs and cats over the
age of four months are kept or maintained for the use and enjoyment of the
occupant for noncommercial purposes.
11.12 Definirions (L)
Landscaped Area - That area within the boundaries of a given lot which is devoted
to and consists of plant material, including but not limited to grass, trees, shrubs,
flowers, vines, and other ground cover, native plant materials, planters, brick,
stone, natural forms, water forms, aggregate and other landscape features, but not
including the use of smooth concrete or asphalt; provided, however, that the use of
brick, stone aggregate, or other inorganic materials shall not predominate over the
use of organic plant material.
Lot - Any numbered or lettered parcel shown on a recorded tract map, a record of
survey recorded pursuant to an approved land division.
Lot Area - The computed area contained within the lot lines. If there is a recorded
subdivision or parcel map, "lot lines" as defined herein shall be located as shown
thereon.
Let Width - The horizontal distance between the side lot lines, measured at right
angles to the lot depth at a point midway between the front and rear lot lines.
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Lot Line, Common - Any lot line except the front line of the lot or the lot line or a
corner lot that abuts the side street, or a lot line separated from another lot line by a
dedicated alley or street or right-of-way.
Lot Lane, Front - In the case of an interior lot, a line separating the lot from the
street; in the case of a corner lot, the line separating the narrowest street frontage of
the lot from the street.
Lot Line, Rear - A lot line not abutting a street which is opposite and most distant
from the front lot line.
Lot Line, Street - Any lot line separating a lot from a street.
11.13 Definitions (M)
Motel - A building or group of buildings containing guest rooms or dwelling units
designed, intended, or used primarily for the accommodation of transient
automobile travelers; including but not limited to buildings or building groups
designated as auto cabins, motor courts, or motor hotels.
11.14 Definitions (N)
Net Area - The total horizontal area within the property lines of a lot or parcel of
land exclusive of all rights of way and all easements that physically prohibit the
surface use of a portion of the property.
11.15 Definitions (0)
Reserved.
11.16 Definitions (P
Park Area Private - An area, other than a street, designed or used primarily for the
parldng of private vehicles and not open to general public use.
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Parking Area Public - An area, other than a private parking area or street, used for
the parking of vehicles and available for general public use, either free or for
remuneration.
Planning Director - The department head of the Riverside County Planning
Department.
11.17 Definitions
Reserved.
11.18 Definitions [R]
Retail - The selling of goods, wares or merchandise directly to the ultimate
consumer.
Right -of -Way - An area or strip of land, either public or private, on which a right of
passage has been recorded.
11.19 Definitions S
Senior Citizen Project - Any residential development limited to occupancy by senior
citizens 55 years of age or older.
Service - An act, or any result of useful labor, which does not, in itself, produce a
tangible commodity.
Setback Area - The area between the building line and the property line, or when
abutting a street, the ultimate right-of-way line, unless defined differently elsewhere
in this ordinance.
Setback Distance - The distance between the building line and the property line, or
when abutting a street, the ultimate right-of-way line, unless defined differently
elsewhere in this ordinance.
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Sian - Any device used for visual communication or attraction including any
announcement, declaration, demonstration, display, illustration, insignia or symbol
used to advertise or promote the interest of any person; together with all parts,
materials, frame and background.
"Sign" and "Advertising Devices" shall not include the following for purposes
of this ordinance.
(A) Official notices issued by any court or public body or officer,
(B) Notices posted by any public officer in performance of a public duty or by
any person in giving legal notice:
(C) Directional, warning, or information signs or structures required by or
authorized by law or by Federal, State or County authority.
(D) The flag of the State of California or of the United Stated of America or any
official flag of any other state or country.
S cecific P] an -Specific Plan No. 218 as amended.
SM - The portion of a building included between the upper surface of any floor
- and the upper surface of the floor next above, except that the topmost story shall be
that portion of a building included between the upper surface of the topmost floor
and the ceiling or roof above.
Street Opening - A curb break, or a means, place, or way provided for the purpose
of gaining vehicular access between a street and abutting property.
Street Yard - The street yard is the area of a lot which lies between the street right-
of-way line and the actual front wall line of the building, as such building wall line
extends from the outward corners of the building, parallel to the street, until such
imaginary extensions of such front building wall line intersects the property lines.
In determining the actual building wall of the building for the purposes of this
definition, steps and unenclosed porches shall be excluded, but such building wall
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line shall follow and include the irregular indentions of the building. A front
building wall is a building wall fronting onto the street.
On corner lots, the street yard shall consist of all the area of such lot between all
abutting street right-of-way lines and their corresponding actual front building wall
lines, as such lines are imaginarily extended in the manner provided above.
When there are multiple buildings on a lot, the street yard shall consist of all the
area of the lot between the street right-of-way line(s) and an imaginary line
beginning at one side of the property line, running parallel to the street, connecting
to the frontmost corner of the building wall fronting the street and nearest such side
property line, then following and connecting the frontmost walls of all buildings
fronting on the street, then extending to the other side fronting on the street, and
then extending to the other side property line, running parallel to the street. If a
building has a rounded front, the front building wall corners shall be the points
closest to the side boundaries. Provided, that isolated buildings (e.g. fast food
restaurants in a shopping center, photo processing drop-offs, bank drive-thrus,
etc.) shall not be considered in delineating the street yard.
Notwithstanding all of the foregoing, on land used only for parking purposes or
only as a commercial or private parking lot, the street yard shall consist of the area
between the street right-of-way line and the back property line.
Structure - Anything constructed or erected requiring a fixed location on the ground
or attached to something having a fixed location on the ground except business
signs and other improvements of a minor character.
Structural Alteration - Any change in the supporting members of a- building or
structure.
Submittal Date - Date on which the Planning Director determines an application is
complete.
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11.20 Definitions_
Townhouse Development - A cluster development consisting of attached dwelling
units.
Tree - A tree shall be defined and will qualify as such if either of the following is
met:
1. A woody plant having at least one well-defined stem or trunk and a more or
less definitely formed crown, and usually attaining a mature height of at
least ten feet; or
2. A plant listed as a tree in any of the following:
a. Simon and Shuster's Guide to Trees,
b. The Audubon Society's Field Guide to North American Trees, or
c. A list of trees prepared by the Riverside County Planning Department.
Note: Palms will count toward satisfying requirements of this section, provided
they do not total more than fifty percent of the minimum required number of
trees.
Triplex - A permanent building containing three dwelling units.
11.21 Definitions (U�
Reserved.
11.22 Definitions
Vehicular Accessway - a private, nonexclusive vehicular easement affording access
to abutting properties.
11.23 Definitions (w)
Reserved.
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11.24 Definitions (X)
Reserved.
1.1.25 Definitions (Y)
Yards - An open space, unoccupied and unobstructed from the ground upward,
except as otherwise provided in this ordinance.
Yard, Front - An area extending across the full width of the lot and lying between
the front lot line and a line parallel thereto, and having a distance between them
equal to the required front yard depth as prescribed in each zone. Front yards shall
be measured by a line at right angles to the front lot line, or by the radial line in the
case of a curved front lot line.
Yard, Rear - A yard extending across the full width of the lot between the rear lot
line and the nearest line or point of the main building.
Yard, Side - A space extending from the front yard, or from the front lot line where
no front yard is required by this ordinance, to the rear yard, or rear lot line, between
a side lot line and the side yard setback line.
11.26 Definitions (Z)
Zero Lot Line Patio Horne - Single family dwelling unit that is placed on a lot
without side yard setbacks. The dwelling unit may or may not be attached to an
adjoining dwelling unit located on a separate legal lot.
Zoning Ordinance - The Specific Plan Zoning Ordinance of Specific Plan 218.
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3.11.2 GENERAL GUIDELINES
3.11.2.1 PURPOSE AND INTENT
Rancho La Quinta is intended to be a balanced residential and recreation -based community
located in a desert environment. The project will draw upon a design vocabulary from
leading country clubs and residential communities across the nation and from other LML
projects across the country. These design guidelines include criteria for use by builders,
planners, architects, landscape architects and civil engineers under the immediate direction
of LML. These Rancho La Quinta Quinta Design Guidelines will be used by LML to
review builder proposals for overall conformance with community design concepts. The
intent of these design guidelines is to allow each community within Rancho La Quinta to
establish its own individual identity, yet blend with the overall community theme.
3.11.2.2 PROJECT THEME
The desired project image is that of a balanced residential and recreation -based community
located in a desert environment. The design vocabulary to be utilized in the design of the
project will involve a California Desert Ranch style theme which will be reinforced through
building and structural elements, landscape design, signage and streetscape features. The
California Desert Ranch style theme will enhance the residential -recreation orientation of the
development.
3.11.2.3 PROJECT SETTING
The project is located within a desert environment typical of the La Quinta area. Little
topographic relief exists on the relatively flat site. Views of the mountains to the west are
available from the western portion of the site. Distant mountain and valley views are
available from the southern and eastern portions of the property. Surrounding land uses
include residential -recreation development of a similar character to that anticipated for the
proposed project - including the existing PGA West and La Quinta developments.
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3.11.3 Community Elements
3.11.3.1 Project Entries
Three primary project entries and three secondary entries are prosed to serve the Rancho
La Quinta development. These entries are illustrated on Figure 3.11-1. The primary
project entries will be located at Avenue 60, Madison Street and Monroe Street. The
Avenue 60 entry will provide access to the golf course clubhouse. Secondary entries will
be located along Avenue 58, Monroe Street and Avenue 60. The design of the community
entry features should be consistent with and complement the landscape design of the
community streetscape improvements and should establish the design theme and quality of
the entire Rancho La Quinta development. Both guard -gated and card -gated entries maybe
provided as part of the Ranchola Quinta development. The following guidelines shall guide
design and development of community entry features (See also Figure 3.11-2 ).
• Monuments installed at community entries shall be for permanent project
identification and not for advertisement.
• Entry monuments shall be installed only within maintained landscaped areas and
shall be consistent in character with any perimeter wall or fencing, and with the
landscape architectural character of the project..
• All monuments shall be constructed of stone and/or masonry material; open
fencing shall be provided adjacent to stone entries to retain view opportunities.
Informally grouped theme tree plantings shall be located at community entries as
appropnate.
• Decorative shrub, lawn and/or groundcover plantings and decorative boulders
shall be provided as appropriate to all6w the community identity signage to blend
into the landscape and streetscape design of the development.
• Decorative paving insets within public and private streets shall be provided as
appropriate to complement and highlight the community entry statement.
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00
-4
14 L
Primary project entries
❑ = Secondary project entries
X
eN7
0 2000
FEET
SOURCE: Landmark Land Company, 1987
1
FIGURE
Project Entries I 13A I - *1
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• Landscape accent lighting shall be provided as appropriate to highlight the
community entry statement and its landscaping.
3.11.3.2 Streetscapes
A hierarchy of streetscape elements will be provided within the Rancho La Quinta
development including primary streetscapes and major and minor nieghborhood
streetscapes.
• Primary streetscapes occur along Avenue 60, Monroe Street and Madison Street.
A typical street section for a primary street is illustrated in Figure 3.11-3 and will
include 4 travel lanes with an 18-22 foot landscaped median, and landscaped
setbacks on both sides of the street. The following guidelines will be incorporated
into the design of primary streetscapes.
- Informally grouped community theme street tree plantings.
- Informal groupings of rocks or boulders generally placed in conjunction with
theme tree plantings.
- Street median landscaping and decorative paving treatments as appropriate.
- Decorative solid construction parkway theme walls designed in conformance -
with the architectural guidelines for road construction.
• Major neighborhood streetscapes may be identified as entry boulevards within the
development. These boulevards are anticipated to be private streets with four
travel lanes within 88-feet of right-of-way. A 16-foot landscaped median will be
incorporated into the design of the entry boulevards along with 12-foot
landscaped setbacks/pedestrian/bicycle paths on both sides of the road. A section
illustrating a typical entry boulevard is presented in Figure 3.11-3. Major
neighborhood streetscapes will be planted with street trees having branching,
leafing or flowering characteristics which evoke the architectural or landscape
theme of the individual development within which they are located.
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Typical Entry Boulevard
(Private)
NOTE: CONFORMS TO CNTY. STD. DWG. NO.102
1 81 12' 12' a• r Typical Neighborhood
Loop Collector
40'
(Private)
NOTE: CONFORMS TO CNTY. STD. DWG. NO.104
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31
20' ' I 12' a' ` 12' L 12' 1 22' 12' 12' 8' 12' � = 20'
110,
Typical Primary Street Scapes
NOTE: CONFORMS TO CNTY. STD. DWG. NO.100
Typical Street Scapes FIGURE
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• Minor neighborhood streetscapes may be identified as private collector roads
within the development. Collector roads will include two travel lanes within a
40-foot right-of-way. A section illustrating a typical collector road is presented in
Figure 3.11-3. Street trees characteristic of the individual developments served
by the collector roads will enhance the streetscape on these roadways.
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3.11.3.3 Recreation and Open Space
The following site planning criteria shall be utilized in the design of recreation and open
space areas:
Building/Parking Orientation
• Recreation facilities shall be architecturally integrated with the natural terrain.
• Facilities should relate to other surrounding uses and spaces, interacting with
rather than impacting them.
• Parking shall be screened from adjacent uses and circulation routes.
• Significant landscape/median separations between major parking areas shall be
established.
• Pedestrian and vehicular circulation shall be separated.
• Significant turf area should separate structures from parking areas.
• All recreation building elevations shall be fully articulated.
Adjacent Use Orientation
• Open space and recreational uses shall be three -dimensionally integrated into
adjacent development concepts.
• Neighborhood parks and playfields should, if possible, be sited adjacent to major
population user areas.
• Natural features should be utilized to help define neighborhood clusters and
pockets or enclaves of development.
Pedestrian circulation systems shall link recreation and open space areas with
development.
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Lighting
• Light rays shall be confined on site through orientation, the use of
shading/directional controls, and/or landscape treatment.
• Lighting fixtures shall complement fixtures in adjacent development and shall
enhance community character.
• Lighting shall be sufficient to provide reasonable safety for persons and property;
allow sufficient illumination to identify hazards to pedestrian and vehicular
circulation, and permit routine surveillance by security personnel.
The following landscape criteria shall guide development of open space and recreation
areas.
Community (Public) Facilities
• Landscaping of community facilities shall relate to the design of adjacent arterial
green ways.
• Individual community buildings shall physically relate to the arterial pedestrian
corridors and associated greenway systems.
• Pedestrian access points to the greenway systems shall be highlighted through the
use of accent plantings and monumentation.
• Turf shall be used to the greatest extent feasible.
• Shrubs shall be used to soften the intersection of building walls and the ground
plane.
• Parking shall be screened from adjacent uses and streets by location, landscaping,
and/or berming.
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Improved Open Space Areas
• Plant materials shall be organized to provide buffering, transition, and slope
stabilization between land uses and streets, and between development and open
space areas.
• Where possible, improved open space shall be an extension of the golf
course/greenway concept that links all open space, including public and private
parks and recreation centers.
• Street furniture shall be provided expanding the architectural theme and providing
function (Figure 3.11-4).
• Private recreation centers should supplement, not duplicate, public open space.
• Public and private recreational uses should be considered for flood plain areas.
• Public open space and recreational facilities should be distributed and located
among Ranch La Quinta's residential area on the basis of population density and
availability of alternative private open space amenities.
• Plant materials which are native or capable of naturalizing to the Rancho
La Quinta area- should be used within improved open space areas.
Specific plant selections should consider:
• scale and character,
• temperature range suitability;
• tolerance to wind;
• fire susceptibility; and
• drought tolerancy.
Plant material should be massed to:
• emphasize natural landforms;
• distinguish neighborhood entries;
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41
Street Furniture
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• define circulation patterns; and
• help unify the overall community.
3.11.3.4 Community Walls and Fencing
The following guidelines shall be implemented in conjunction with the design of fences and
walls in the Rancho La Quinta area. Figure 3.11-5 illustrates some of the fencing concepts
addressed in this section.
Community
• Fences and walls shall be used in conjunction with plant materials and other
landscape techniques, to reinforce the California ranch character of Rancho La
Quinta.
• Fences and walls shall be used in a consistent manner throughout the community.
As a significant thematic element, the details and materials used in walls and
fences should be of a high quality and customized to the particular function and
development.
• Long linear walls shall be staggered horizontally to provide interest, and to break
sight lines.
• Conventional single-family detached lots adjoining a major arterial shall be
protected by a decorative wall at the property line for privacy and noise reduction.
• The material, style, and height of walls shall provide an element of continuity
throughout Rancho La Quinta to ensure visual consistency.
• Fences adjacent to open space areas shall be of an open construction to allow
continuation of views.
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Perimeter
• Walls or fences are not necessarily required between open spaces and residential
or commercial uses.
• A meandering sidewalk and trees may provide sufficient land use definition and
buffering for a successful interface between the open space and adjacent use.
• Because cluster residential developments are generally preferred along streets with
higher traffic volumes, special wall and/or fence requirements for these
developments shall be determined as part of the design review process.
Otherwise, setbacks sufficient to alleviate noise impacts may be used in place of
barriers.
• Perimeter walls shall generally not exceed six (6) feet in height, unless necessary
for privacy screening or sound attenuation.
Within Projects
• Single-family detached lots shall not take direct driveway access from Broadways
and Avenues.
• Single family homes may, subject to formal design review approval, be allowed
to front or side, on Avenues, if vehicular access is provided from the rear or side.
• Fences or walls shall be required where the rear yards of single-family detached
lots adjoin these streets; in side -on or front -on conditions, the need for fences or
walls shall be evaluated on a case -by -case basis during the formal design review
process.
• Residential developments adjoining commercial uses shall be buffered by
landscaping and/or walls, except in mixed use parcels where an integrated design
may be approved during design review.
• Construction materials and colors for walls and fences shall be consistent with the
project's architecture.
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3.11.3.5 Signage
General
Signage and its integration into the overall project is an unavoidable and critical element in
the design of any well -planned community. Use of certain consistent forms, materials, and
colors establish continuity throughout Rancho La Quinta.
All signage within Rancho La Quinta must conform to the architectural and landscape
architectural styles established in this manual (Figures 3.11-6 and 3.11-7). Size and
configuration are determined by the function of the sign and according to the hierarchy -of
information, direction and organization.
Materials and Colors
In general, signs should be consistent with the materials and colors established within the
architectural guidelines section of this manual.
Appropriate materials include plaster, wood, clay tile, masonry, wrought iron and ceramic
tile. While plastic, back -lighted signs are not blanketly forbidden within the project, there
are situations where they will not be acceptable. When allowed, they must be designed to
utilize and emulate the style, materials and colors typical of the project. Front -lighted signs
using the above -listed materials are preferable.
Base colors for plaster elements are primarily neutral usually whites, off-whites, cream and
occasionally light pastel tints. Wood should have a light -brown stain or be kept natural for
a weathered look. Acceptable accent and lettering colors are: yellow ocher, Tuscan red,
blue, deep blue-green, yellow and black.
Specific Applications
Entries: A hierarchy of entries has been established for the project. Entry signage will
follow this hierarchy. Beyond major, minor, and neighborhood entries, private entry,
directional, and facility/identification signs should be sized to indicate a further reduction in
scale and importance.
3-101
STOP Sign
Street
8,--T 0 - p
Portable Sign
Commercial Signage
FIGURE
33 1-6
"`,, W ESTEC Services, Inc. 3 -10 2
Commercial Signage
FIGURE
3 .'11- 7
,WESTEC Services, Inc.
Temporary signs: Temporary signs (e.g., for sale, for rent, future facility, construction
signs) will necessarily be constructed to last only their useful life. They must, nonetheless,
be designed and applied to be consistent with the overall permanent signage program.
Their general appearance should be maintained while they are in use, and they should be
removed promptly when they are no longer needed.
Street signs: Street and traffic control signs will be consistent with standards which have
been adopted by the County of Riverside.
Public area village core commercial si : Signs in these areas should be sized and
located to perform their necessary function but to be sensitively integrated with the other
elements of the site. When located on buildings, they should be designed as a part of the
structure utilizing the architectural elements appropriate to the building style. Signage can
be incorporated into building accents such as awnings and doorways or painted directly on
the stucco using the appropriate accent colors listed above.
3.11.3.6 Residential Guidelines
The concept of "desert architecture" will be utilized in Rancho La Quinta. This type of
architecture may include a "Spanish Mission" to "Southwest Adobe", "Pueblo" or
"Territorial" styles all reflecting the California Desert Ranch style image for the project.
The architectural integrity of the project will be protected through stringent controls and
guidelines applied to each phase of the development. Every development proposal within
Rancho La Quinta will require a preliminary design review by the master developer's
Architectural Review Committee to ensure conformance to the desired architectural
parameters. All detailing will enhance and emphasis the character of "Desert Architecture".
The base color of all structures will be limited to the spectrum of white, cream, tan, sand,
light brown, mauve, and other earth tones. Primary colors will be allowed for accents
only. Roofing materials will be limited to concrete -based materials for Spanish tiles or
shake type tiles. Four basic roof forms will be considered acceptable: hip, gable, shed,
and flat. Figures 3.11-8 and 3.11-9 illustrate typical architectural styles for residential
uses within the Rancho La Quinta community.
3-104
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FIGURE
Residential Architecture 13,11-8
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FIGURE
Residential Architecture 13w*11-9
"IT wESTEC Services, Inc.
3.11.3.7 Commercial Guidelines
Commercial development within Rancho La Quinta will include a mixture of retail
commercial (including neighborhood commercial and visitor commercial uses) and office
uses. The following guidelines will guide development within the commercial areas:
figures 3.11-10 and 3.11-11 illustrate typical architectural styles within the commercial
development areas.
• Parking shall be oriented to pen -nit pedestrian flow to shops without having to
cross numerous traffic aisles. Separately paved and landscaped pedestrian
walks -- from vehicle parking areas to building complex -- are encouraged.
Bumpers or other tire stops shall be provided for all parking spaces abutting a
sidewalk, planting area, street, or alley. All parking spaces shall be clearly
striped. Double striping is preferred.
• Entry identification through enriched paving of driveways shall predominate.
The use of landscaped medians at major entries shall predominate. Customer
access and circulation should be separated form service/truck areas. Service
areas shall be screened from street, greenways, or adjoining land uses through
location, elevation, landscape, and/or architectural means. The use of
significant turf areas to separate vehicular traffic from structures shall
predominate.
• Pedestrians courts are encouraged, especially to accent a greenway access point
or primary vehicular entry. Parking shall be screened from streets through
berming, low walls, and landscape. Significant landscape/median separations
between major parking areas shall predominate.
• Building massing, height, and bulk shall be comparable to that of nearby
surrounding uses. Facades adjacent to differing land uses shall employ variable
setbacks, stepping, angling, or architectural techniques to relieve expansive,
unbroken wall planes.
• Light rays shall be confined on site through orientation, the use of shading/
directional controls, and/or landscape treatment. Lighting fixtures shall
complement fixtures in adjacent development and shall enhance community
3-107
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Commercial Architecture
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Commercial Architecture
FIGURE
3.11-'1'1
3-109
WESTEC Services, Inc.
character. Lighting shall be sufficient to provide reasonable safety for persons
and property; allow sufficient illumination to identify hazards to pedestrian and
vehicular circulation; and permit routine surveillance by security personnel.
• Sign material and colors shall complement the building. Structural sign
elements shall be faced with wood or masonry where appropriate. Signs may
be attached to a building wall, hung from an overhang, or be free standing if
approved during design review. They may not be attached to a roof or extend
above the eaveline.
3.11.3.8 Landscape Guidelines
Landscape Character: The California Desert Ranch community design theme anticipated for
Rancho La Quints will derive as much from the quality of the landscape as from the
architectural design of the community. There will be a need to retain continuity and quality
of common areas while allowing for individuality and creativity within distinct
neighborhoods and product types.
Overall community identity will be strongly influenced by the quality of open space
improvements, community entries, individual neighborhood entries and landscaping of
disturbed areas. The primary objective of the landscape development program for Rancho
La Quinta is to reinforce the California Desert Ranch theme proposed for the development
by developing a landscape design concept which responds to the existing character of the
Rancho La Quinta property. In an effort to capture the spirit of the indigenous landscape,
plant materials and construction materials will be selected for their ability to blend with and
complement nature. The success of the community landscape palette. This palette should
contain materials which are both indigenous to and compatible with the existing character of
the property and which complement the California Desert Ranch theme of the project.
Some typical landscape concepts for the Rancho La Quinta project are illustrated in Figure
3.11-12.
Residential Land ca a Quid lines
Detached in le Family Areas- - All streets and/or driveway scenes shall include
landscaping features appropriate to each project's residential environment and pedestrian
scale. Slope area landscape materials shall be selected and located to protect views and
3-110
Landscape Concept
FIGURE
3 ,1'1-12
"`,,WESTEC Services, Inc.
complement the surrounding hillsides and back drop. Landscape shall be installed to
mitigate solar heat and reflection from paced surfaces (e.g., shade patterns, spacing of tree
canopies, effect of prevailing breezes, etc.).
Attached Single Family Areas - Smaller open space areas shall be combined where possible
to generate larger, more usable, spaces. Trash receptacles shall be screened from arterial
greenways with plant material and enclosures compatible with adjacent structures and
landscaping. Landscaping berms shall be used where feasible to reduce the scale of
residential structures as viewed from below or from other neighborhoods, and also to
screen garage and parking areas. Specimen trees shall be used where residential buildings
exceed twenty five feet in height to reduce visual massing of structures as viewed form
arterial greenways and adjacent uses. Landscaping shall be installed to mitigate solar heat
and reflection impacts from paved surfaces.
Multi -Family Areas - Parking areas shall be clustered to open up and enhance the quantity
and value of the available landscape open space. Parking areas shall be well screened from
arterial greenways and adjacent uses. Open spaces shall, where possible be large, usable
areas for the active/passive enjoyment of residents. Landscaping shall be installed to
mitigate solar heat and reflection impacts from paved surfaces. Specimen trees shall be
used where buildings exceed twenty-five feet in height to reduce the visual impact to arterial
greenways and adjacent uses.
Commercial Landscape ideline - Landscaping shall be sufficient in size and quantity to
effectively screen or reduce the scale of large building masses. Extensive berming and/or
grade change to accentuate screening is encouraged. Evergreen shrubs and trees shall be
used in screening trash containers, loading and similar utilitarian areas. Shrubs shall be
introduced to soften the intersection of building walls and ground planes. Turf shall be
used in large areas to the extent feasible. Landscape features and furniture such as
seatwalls integrated into the building foreground are encouraged to break the visual impact
of expansive wall planes. The visual appearance of major parking areas shall be softened
by the use of extensive landscaping in planters, medians and berms.
Plant Materials - Plant materials will be selected from the master plant list presented in
Table 3.11-2.
3-112
Table 3.11-2
RANCHO LA QUINTA PLANT PALLET
Trees
Bottle Tree
Mexican Blue Fan Palm
Blue Palo Verde
Carob Tree
Jacaranda
Crape Myrtle
Olive
Chilean Mesquite
Cork Oak
African Sumac
California Pepper
Brazilian Pepper
California Fan Palm
Mexican Fan Palm
Shrubs
Desert Broom
Bush Bougainvilla
Yellow Bird of Paradise
Dwarf Poinciana
Fairy Duster
Feathery Cassia
Green Hop Bush
Lantana
Texas Ranger
Heavenly Bamboo
Dwarf Oleander
Purple Fountain Grass
Yellow Oleander
Zylosma
Groundcover
Gazania
Trailing Lantana
Dwarf Rosemary
3-113
Irrigation - All landscape areas shall be fully irrigated with an automatically controlled
underground irrigation system. The builder must submit Irrigation Plans prepared by a
licensed Landscape Architect or certified Irrigation Design Consultant for formal design
review and approval prior to installation. Areas of separate maintenance responsibility shall
be controlled by separate control valves. All lawn and shrub irrigation systems should be
separate. Irrigation controllers should be selected to minimize the amount and frequency of
water being applied to the soil. Because waterings should be deep and infrequent,
irrigation controllers should be capable of short multiple applications required for the
"soak" allowing the soil to dry out between soakings. The use of water conserving
systems, such as drip irrigation for shrubs and tree planting, is encouraged. To minimize
negative visual intrusion, all automatic valves shall be installed in valve boxes with the pop-
up variety of head used whenever application allows. All backflow control devices and
controllers shall be placed in shrub areas and screened so that they are not visible.
Maintenance - To receive final design review approval of development plans, a precise
method of long-term maintenance shall be formally proposed by the builder. Particular care
should be taken to provide for high -quality maintenance in common areas, visible
locations, and high traffic conditions. The method(s) proposed by the builder should
include specific financing mechanisms, and cost considerations for maintaining the high
quality image desired for Rancho La Quinta. This shall include routine periodic landscape
maintenance, pest control, fertilization, water, and utilities, etc. as well as potential funding
of reserves for major maintenance; repair and replacement of plant material, irrigation
systems, and other elements of the landscape architectural design.
3-114
3.12 RESIDENTIAL DEVELOPMENT STANDARDS
This section presents development standards for the various types of residential
development proposed within the Rancho La Quinta community.
3.12.1 Low Density Residential
Low density residential development within Rancho La Quinta will include single family
detached units with densities ranging from 0-5 DU/acre. The average lot size within low
density residential areas will be 7,500 square feet.
3.12.1.1 Concept
In order to achieve a balanced residential community, low density residential uses are
provided away from the village cores mostly adjacent to open space areas. This density
category allows for custom residential applications. Site planning on -lowest density
projects should be sensitive to the natural topography. As with medium -low density
detached housing, architectural and site planning technique can be used to provide interest,
soften building masses, and maintain human scale along the streetscape. Figure 3.12-1
illustrates a typical concept plan for low density residential development.
3.12.1.2 Development Standards:
The following development standards shall apply to low density residential development
areas. Figure 3.12-2 presents a typical illustrative site plan for these development areas.
Density Ranges: 0-5 dwelling units per gross acre
Product Types: Single family detached
Special Criteria: In tract areas, variety of floor plans elevations, and
architectural details ' should be provided including the use of alternating
reversing repetitive floor plans. In custom home areas, adherence to the
architectural standards of this manual will provide the necessary continuity.
Where possible, site grading should be responsive to existing natural
topography. Avoid long straight street alignments - instead use curvilinear
3-115
ector
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Major Road
Pedestrian
Access
Community
Trail System
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FIGURE
Typical Concept Plan — Low Density Residential (0-5 DU / Acre) 13,12-1
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Entry Identification
Private Garage Entry
FIGURE
Typical Illustrative Site Plan — Low Density Residential (0-5 DU / Acre) 13,12-2
"`,, W ESTEC Services, Inc. 3 -117
streets and cul-de-sacs for interest, privacy, and safety. Tracts bordering
natural open space areas should be designed to maximize open space views and
to minimize access to natural open space areas.
3.12.2 Medium Density Residential
Medium density residential development within Rancho La Quinta will include single
family detached units, patio homes and duplexes with densities ranging from 6-12 units per
acre. Lot sizes within these development areas are anticipated to range from 5,000 to
7,200 square feet.
3.12.2.1 Concept
To achieve the higher densities (6-12 DU/ac) in this residential category, patio home and
duplex products will be needed. Neighborhoods may incorporate one or both of these
product types. By combining product types, a more varied and interesting street scene can
be achieved. Affordable housing can be provided that achieves a lower density character.
Duplex should be designed to resemble single family dwelling. When combined with patio
homes, they should be sited in strategic locations such as at intersections and at the ends of
cul-de-sacs to maximize their visibility. Sidewalks adjacent to local streets within these
neighborhoods will connect with the community trail system.
Figure 3.12-3 presents a typical concept plan for medium density residential development
areas.
3.12.2.2 Development Standards:
The following development standards shall apply to medium density residential
development areas. Figure 3.12-4 presents a typical illustrative site plan for these
development areas.
Density Ranges: 6-12 dwelling units per gross acre.
Product Type: Single family detached/patio homes/duplex
3-118
1 Road
Path
ial Sidewalk)
age Entry
vUV1WA
FIGURE
Typical Concept Plan — Medium Density Residential (6-12 DU-/ Acre) 13m+12-3
3-119
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Private Garage
Entry
Cul-de-Sac
Local Road
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Typical Illustrative Site Plan — Medium Density Residential (6-12 DU / Acre)1-4
FIG FIGURE
"`,,WESTEC Services, Inc. 3-120
Special Criteria: A variety of floor plans, elevations, and architectural details
should be provided including the use of alternately reversing repetitive floor
plans. Varying front setbacks along local streets. Varying rear setbacks
where tracts back up to community greenbelts and trail systems. Low profiles
along street fronts, using techniques such as using second story setbacks,
single story elements oriented to streets, and clopped roof at sides and corners
of buildings. Avoid long straight street alignments - instead use curvilinear
streets, cul-de-sacs for interest, privacy and safety.
3.12.3 High Density Residential
High density residential uses within Ranch La Quinta may include duplexes, fourplexes,
townhome, stacks flats and garden apartments. Densities within the high density
residential areas will range from 13-20 DU/acre.
3.12.3.1 Concept
Buildings will most likely contain attached front or rear -loaded garages. By clustering
buildings around a private street system, living areas and patios of the homes can orient to
internal private open space systems, the community trail system and public facilities or
natural open space. Buildings may also orient to expanded landscape areas along major
streets. Figures 3.12-5 and 3.12-6 illustrate some typical concepts for high density
residential areas.
3.12.3.2 Development Standards:
The following development standards shall apply to high density residential development
areas. Figure 3.12-7 presents a typical illustrative site plan for these development areas.
Density Range: 13-20 dwelling units per gross acre
Product Types: Duplexes, Fourplexes, Townhomes, stacked flats, garden
apartments.
3-121
Entry Identification
Collector Road
Private Access Road
Internal Open Space
and Pedestrian Network
Pedestrian Access
FIGURE
Typical Concept Plan — High Density Residential (13-20 DU / Acre) 13412-5
3-122
WESTEC Services, Inc.
Entry Identification
Internal Open Space
and Pedestrian Area
Clustered Townhomes
FIGURE
Typical Illustrative Site Plan — High Density Residential (13-20 DU / Acre) 13o*12- 6
NNV%3-123
WESTEC Services, Inc.
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Special Criteria: Parldng areas should be landscaped to minimize trail system.
Pedestrian connection to major community trail system. Buildings and units
should be arranged, staggered and offset to create useable common open space,
to avoid monotonous appearance, and to provide each unit with its own
identity.
3-125
3.13 COMMERCIAL DEVELOPMENT STANDARDS
The following guidelines should be used in the design of commercial office facilities within
Rancho La Quinta.
- Architectural design of the commercial office development should reflect the
overall California Desert Ranch.
- Architecture should respond to the public street and shall contain significant
elements relating to the human scale.
- Use of attractive roof forms is highly encouraged.
- Buildings with facades parallel to the street are highly encouraged. Long
inarticulated facades and roof forms should be avoided, however.
- Use of attractive, durable, high quality, weather resistant materials should be
required for all visible and/or weather exposed surfaces on the building exterior.
- Integrally colored inorganic materials, such as brick, concrete, stone, copper,
core ten steel and anodized aluminum are encouraged.
- Subdued colors not specifically limited to earth tones are encouraged.
- Use of bright vibrant colors and primary colors should not be permited except
as limited accents graciously employed.
- Use of reflective glass should be prohibited except where used on a minimal
basis as an accent.
- Temporary modular buildings such as portable buildings or mobile homes and
metal system buildings such as Butler Buildings are prohibited. Job site trailers
associated with on -site construction activity are pemissible during construction.
- All parking required for employees, clients, customers or any others related to
an enterprise shall be provided on site, unless otherwise provided by a
reciprocal parking agreement.
- Loading docks, staging areas and transformers shall be screened from public
streets.
- Trash enclosures, rubbish bins, transformers, processing equipment and any
other unsightly apparatus shall be situated away from the street and should be
architecturally screened.
- All roof equipment shall be enclosed in a penthouse or otherwise screened as to
not be visible from a public street or right of way.
3-126
- The level of on -site lighting as well as lighting fixtures, shall comply with any
and all applicable requirements and policies of the County of Riverside and
Mount Palomar Observatory. Energy conservation, safety, and security should
be emphasized when designating any lighting system.
3-127
3-128
4.0
GENERAL PLAN LAND USE
DETERMINATION SYSTEM
Rancho LaQuinta
SECTION 4.0
GENERAL PLAN LAND USE DETERMINATION SYSTEM
4.1 SITE IDENTIFICATION WITHIN OPEN SPACE AND CONSERVATION MAP
The County -wide Open Space and Conservation Map designates a majority of the Rancho
La Quinta project site, approximately 920 acres or 75 percent of the site, as "agriculture."
The remainder of the site (i.e., the northwest portion) is in "areas not designated as open
space" (see Figure 4.1-1, Open Space and Conservation Map). The proposed project, as
previously discussed in Section 3.1, is requesting an amendment to the Open Space and
Conservation Map.
The Open Space and Conservation Plan implements the preservation, protection or
management of areas delineated on the Open Space and Conservation Map through
programs and land use policies and standards. The application of county open space and
conservation policies which are relevant to the project site are discussed below.
• Standard: The open space characteristics of the County, including the rivers,
the mountains, the deserts, and the productive agricultural lands shall be
protected.
The project site retains 380 acres in usable open space (i.e., golf courses and
driving range). An additional 40 acres is designated for public use (i.e., parks).
Approximately 920 acres (75 percent) of the project area will be removed from
agricultural (designated) use. Roughly 720 of those acres are currently utilized
for productive agricultural use. The proposed action includes an amendment to
the Open Space and Conservation Map, replacing the agriculture designation
with the Specific Plan (as shown in Figure 3.1-1).
• Standard: The premature extension of public services, facilities, utilities and
other capital improvements, for urban uses, into open space areas designated on
the Open Space and Conservation Map shall be discouraged.
PGA West development, which represents the La Quinta southern -most city
limits, is located approximately 0.5 miles to the northwest of the project site.
Property between Rancho La Quinta and PGA West is primarily within
4-1
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FEET
LEGEND
REMAP
COMMUNITY POLICY AREAS
00ADOPTED SPECIFIC PLANS
CITIES
AGRICULTURE
PARKS/FOREST
MOUNTAINOUS AREAS
DESERT AREAS
r WILDLIFE/VEGETATION
WATER RESOURCES
AREAS NOT DESIGNATED
AS OPEN SPACE
FIGURE
Open Space and Conservation Map 4 * -
4-2 NNH%
WESTEC Services, Inc.
Landmark Land Company ownership. The project site is serviced by electricity
and water. Some infrastructure improvements and extensions will be required;
however, improvements and facilities are already in place to the northwest.
Extension to the project site is therefore not considered premature.
• Standard: Development projects shall consider incorporating open space into
the design of the project.
The project sets aside a total of 380 acres of usable open space which
accommodate two 18-hole golf courses and one associated driving range. Forty
acres of public parks are also being provided. Refer to Section 3.5 for
information regarding the provision of recreation facilities within the Specific
Plan.
• Standard: Environmental hazard and resource areas within a project site, as
identified on the Hazards and Resources Maps, shall be retained as open space
or shall be developed in a manner which will be harmonious with the resource
or hazard and not increase the risk of damage or injury to the development's
users.
Environmental hazards and resources mapped during the preparation of the EIR
have been considered in the planning process. The project site is designated as
a liquefaction hazard area. See Section 6.2, Seismic Safety/Slopes and
Erosion, for discussion of measures to mitigate this potential hazard. An
evaluation of archaeological resources can be found in Section 6.9. As
previously discussed, the proposed action seeks an amendment to replace prime
agricultural land with the proposed Specific Plan.
• Standard: Urban development adjacent to open space lands will be developed
in a manner harmonious with the character of the area and will not conflict with
public open space uses.
Approximately 30 percent of the project site will be retained in usable open
space, which is evenly distributed throughout the site. Forty acres of public
parks are also being provided. Residential housing and supporting commercial
uses will be interspersed throughout the open space use areas.
4-3
Usable open space and roughly 20 acres of public park use are planned adjacent
to Lake Cahuilla County Park. Any proposed residential areas adjacent to the
Lake Cahuilla County Park will incorporate appropriate buffers, where
necessary, into project design. See also Section 3.5, Open Space/Recreation
Element.
• Standard: Land uses shall conform to the Open Space and Conservation Map.
The proposed action includes an amendment to the Open Space and
Conservation Map (Figure 4.1-1) from agriculture to the Specific Plan.
• Standard: Land uses located in areas with environmental hazards and
resources, as identified on the individual and composite hazards and resource
maps, may be subject to mitigation of environmental impacts.
The proposed Specific Plan addresses identified environmental hazards and
resources and provides mitigation measures to reduce impacts to acceptable
levels. See Section 6.0, Environmental Hazards and Resources Element.
4.2 SITE IDENTIFICATION WITHIN COMPOSITE HAZARDS/RESOURCES MAP
The County's Composite Environmental Hazards Map identifies the project site as a
Liquefaction Hazard Area (see Figure 4.2-1). An assessment of the liquefaction potential
on the project site is contained within Section 6.2, Seismic Safety/Slopes and Erosion.
As shown on Figure 4.2-2, the Composite Environmental Resources Map, the project site
contains agricultural resources and a low -to -high probability for prehistoric resources.
Sections 6.3 and 6.9 discuss agricultural and prehistoric resource concerns, respectively,
and propose measures as part of the Specific Plan to mitigate any associated impacts.
4-4
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LPROJECT 0
BOUNDARY V-T, 46 MILSS
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SOURCE: County of Riverside Comprehensive General Plan, 1986 FEET r
LEGEND
SEISMIC SAFETY
ALQUIST-PRIOLO SPECIAL
STUDIES ZONES
LIQUEFACTION HAZARD
AREAS
MAJOR TOPOGRAPHIC
FEATURES
MOUNTAINOUS AREAS AND
MAJOR SCENIC PEAKS
BLOWSAND
BLOWSAND HAZARD AREAS
FLOODING
100 YEAR FLOODPLAINS
—65dBAr- — NOISE
AIRPORT NOISE CONTOURS
—6OdBA PORTRAYED AT 65 dBA, 60 dBA,
55dBA— and 55 dBA INTERVALS
V FIRE
FIRE HAZARD AREAS
Composite Environmental Hazards Map
FIGURE
14.2 -1
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CORHIDOR
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(PROJECT I
BOUNDARY
S ENICr__j I ;%
36 51 J/ 13,200
L — SOURCE: County of Riverside Comprehensive General Plan, 1986-
FEET
LEGEND
%r
AGRICULTURAL RESOURCES PREHISTORIC RESOURCES
PRIME, UNIQUE, STATE -IMPORTANT, COACHELLA VALLEY
LOCALLY -IMPORTANT AGRICULTURE ASSOCIATION OF
LAND N GOVERNMENTS (CVAG)
ARCHEOLOGICAL PROBABILITY
AREAS
WILDLIFE
NATIONAL REGISTER
RARE, ENDANGERED, THREATENED N
SPECIES RANGES H HIGH
M MODERATE
SCENIC HIGHWAYS L LOW
_J STATE SCENIC HIGHWAYS AND CORRIDOR
FIGURE
Composite Environmental Resources Map 4.2-2
"`,, WESTEC Services, Inc. 4-6
4.3 LAND USE AREA PROFILE AND COMMUNITY POLICY AREA IDENTIFI-
CATION FOR PROJECT SITE
4.3.1 Land Use Area Profile
The project site is located in the Lower Coachella Valley Land Use Planning Area which
comprises the Coachella Valley Census Division and includes the cities of Coachella and
Indio. This planning area, comprised of approximately 409 square miles, is bounded by
the All American Canal and Dillon Road to the east, Thousand Palms Canyon Road to the
west, Joshua Tree National Monument to the north and Imperial County to the south. See
Section 5.1 for a discussion of the relationship of Rancho La Quinta to this land use
planning area profile.
4.3.2 Community Policy
The Rancho La Quinta project site is in the area covered by the Eastern Coachella Valley
Plan Community Policies as contained within the County Comprehensive General Plan.
While the Comprehensive General Plan provides planning concerns necessary to direct
future land uses on a county -wide basis, the Community Land Use Policies reflect unique
concerns and needs that exist within particular communities. The Coachella Valley
Community Policies, as they apply to the project site, are discussed in Section 5.2.
4.4 SUMMARY OF PROJECT PROPOSAL/SITE COMPARISON WITH
APPLICABLE LAND USE CATEGORY POLICIES OR COMMUNITY PLAN
The County's Comprehensive General Plan defines five land use categories applicable to
land not identified as an open space and conservation area. The land use categories are
based upon different levels of public facilities and service capabilities. Each category has
its own locational policies and building intensity standards. The five categories are:
Category I
- Heavy Urban
Category II
- Urban
Category III
- Rural
Category IV
- Outlying Areas
Category V
- Planned Community
4-7
4.4.1 Category I - Heavy Urban
Heavy Urban land uses are characterized by intensive commercial and industrial land uses
and higher residential densities. Category I uses are generally within or are extensions of
existing communities, and require a full range of public services including water
distribution, sewage collection, an adequate circulation system and utilities. Category I
uses must be within an improvement district of a sewer and water district. Examples of
Category I land uses include regional and community commercial centers, heavy industrial
uses and residential densities of 8 to 20 DU/acre.
Other than supportive commercial uses, no industrial or intensive commercial land uses are
proposed for the Rancho La Quinta development. Adjacent and nearby developments are
generally rural residential. The Heavy Urban category includes higher densities normally
found in larger metropolitan areas which would not be appropriate at the Rancho La Quinta
site. Although a majority of the proposed residential development falls within the Heavy
Urban category density range, overall project density, however, will not be within the
range designated for Category I uses. Category I uses would be incompatible with the
lower density residential developments to the north, east, and south and with scenic and
recreational amenities to the west. For these reasons, the Category I classification is not
considered appropriate for the site.
4.4.2 Category II - Urban
Urban land uses represent a broad mix of land uses, including many types of commercial
and industrial land uses, and residential land uses with a density of two to eight DU/acre.
The Rancho La Quinta development contains a mix of land uses including residential and
community commercial. The proposed residential uses involve a broader range (target
densities from 3 to 15 DU/acre) than Category II encompasses. Target densities for
residential development will be primarily greater than those appropriate for the urban
category; however, overall residential density, of 6.4 DU/acre, would fall within the
acceptable range for Category H uses. Because the overall density of the project lies
within the acceptable range for Category H, and the Rancho La Quinta project is generally
an extension of existing urban uses, the development is considered most appropriate under
this category.
4-8
4.4.3 Category III - Rural
Rural land uses are characterized by lower densities and fewer public facilities and
improvements. Uses may include agriculture, small-scale commercial, residential densities
of one DU/half acre to one DU/five acres, and industries such as manufacturing service
commercial and medium industrial land uses.
Land uses proposed by the Rancho La Quinta development are more intensive than the rural
land uses applicable for this category, although the planned commercial uses would be
appropriate.
4.4.4 Category IV - Outlying Areas
Outlying area land uses are the least intensive of any of the five land use categories and are
generally located near large tracts of publicly owned land and are often used for agriculture,
mining, industry, or low density residential uses, at a density of one DU/five acres or
greater. Category IV uses are located in outlying areas away from urban centers and are
generally self-sufficient in terms of water supply, sewage disposal, commercial needs and
reliance on other public facilities and services.
The project site currently complies with characteristics of Category IV uses.
Implementation of the Rancho La Quinta development plan, therefore, creates inconsistency
with the outlying land -use category. The no project alternative is discussed in
Section 11.3.
4.4.5 Category V- Planned Community
The planned community category is a unique land use category which provides for the
development of new towns and communities within the County. Planned communities are
generally large scale projects consisting of at least 640 acres designed as balanced
communities with a variety of residential, commercial, industrial, and open space uses.
Category V projects must include a mix of land uses and densities. Unless nearby existing
community centers are adequate to provide appropriate commercial and employment
activities, new projects must include local commercial activity to meet community consumer
needs and an employment base which serves as a balance to the creation of new housing.
4-9
The 1251-acre Rancho La Quinta development complies with many of the characteristics
established for the planned community category. The proposed development includes a
mix of land uses and densities. A range of housing types are planned to provide for the
housing needs for a number of income ranges. Supporting commercial uses are planned to
provide for the consumer needs of the residents of Rancho La Quinta, minimizing trips
beyond the community for retail and service needs. The nearby cities of Coachella, Indio,
and La Quinta are considered adequate to balance the employment needs generated by the
creation of new housing. An analysis of public facilities and services has been conducted
in Section 7.0. Generally, the planned community category is intended for areas that are
self-sufficient. Because the Rancho La Quinta project is expected to rely upon outside
areas for some commercial, the majority of employment needs and public needs, such as
schools and libraries, the project does not meet Category V criteria. The planned
community category also considered as new towns and communities, whereas, this
development is basically an extension of existing urban development.
4-10
5.0
LAND USE ELEMENT
Rancho LaQuinta
SECTION 5.0
LAND USE ELEMENT
5.1 Land Use Planning Area Policy Analysis
The Rancho La Quinta site is located in the Lower Coachella Valley Land Use Planning
Area. According to growth forecasts prepared for the County Comprehensive General
Plan, population in the unincorporated areas of the Lower Coachella Valley Land Use
Planning Area will increase from 16,890 in 1980 to 27,000 in the year 2,000, an increase
of approximately 60 percent. Housing will concurrently increase from 6,030 units in 1980
to 9,800 units in the year 2000, an increase of about 63 percent.
Development within this Planning Area occurs predominantly within incorporated
communities (i.e., Indio and Coachella) while development in unincorporated areas is
relatively sparse. The primary land use within the Lower Coachella Valley Land Use
Planning Area is agriculture, including both dry farming and citriculture. A large portion of
this area is vacant, non -irrigated desert. It also contains a considerable amount of land
under Indian and BLM ownership, which is prevalent throughout eastern Riverside
County. Concerns that could constrain land uses in the planning area include:
• The viability of agriculture and the isolated nature of the land
• The cost of extending public services
• The desert ecology with its limited and fragile resources (water, air, land, flora,
fauna) and scenic beauty
• Community concerns with the types of design of new development and signs
Policy: Land uses within this Land Use Planning Area should not be encouraged to
change significantly in the future. This area should remain primarily agricultural in nature
and house those persons working in the Coachella Valley agricultural and service trades.
Future land uses within the Lower Coachella Valley Land Use Planning Area should
generally be Category II land uses within the sphere of influence of the incorporated cities,
and 'Category III and Category IV elsewhere within the Land Use Planning Area.
However, open space and conservation land uses, such as agriculture, should remain the
predominant land use outside of the cities' spheres of influence.
5-1
The Rancho La Quinta development is a Category II Urban land use designation; therefore,
current agricultural uses on site would be eliminated. The proposed project seeks to amend
the Open Space and Conservation Map, which currently designates 920 acres (75 percent)
of the site as agriculture. A mix of land uses are planned that will encompass Categories I
through III of the County Comprehensive General Plan. Public facilities will be provided
at appropriate levels of service, consistent with County criteria for each category. Further
information can be found in Section 5.2.
5.2 Community Policy Area Analysis
The project site falls within the Eastern Coachella Valley community policy area. The East
Coachella Valley Plan area encompasses approximately 201,367 acres within the southeast
portion of the Coachella Valley, south of the City of Indio. Growth forecasts prepared for
the County indicate that population in the unincorporated portions of this area will increase
by 60 percent, from 9627 in 1980 to 15,390 in the year 2000. Housing forecasts indicate
a 63 percent increase in dwelling units, from 2,711 in 1980, to 4,410 in the year 2000.
The Eastern Coachella Valley Plan provides land use policies that address the unique
concerns and needs which exist in the Plan area.
General Land Use Policies
General land use policies discuss the location of land uses according to the designations on
the associated land use allocation map. Approximately 75 percent of the site is currently
designated as agriculture (0-2 DU/acre outside the City of La Quinta sphere of influence
and 0-8 dwelling units within the sphere of influence of La Quinta) and 25 percent as
planned residential reserve (0-5 DU/acre). The Specific Plan would replace these current
designations.
Other general land use policies discuss compatibility with surrounding uses (both existing
and approved, and the occurrence of discontiguous growth)', within the Plan area.
Development would conflict with existing onsite and surrounding agricultural activities.
This issue is addressed in Section 6.3. The proposed project would be consistent with
similar development to the northwest (Oak Tree West/PGA West Specific Plan) and site
design and appropriate buffers would be incorporated into the project, where necessary, to
mitigate conflicts with agricultural uses to the north, east and south, and park and
5-2
recreational uses to the west. Rancho La Quinta is considered contiguous with the PGA
West development to the northwest (located roughly 1200 feet distant) and with growth
extending south from the City of La Quinta.
Approximately 560 acres of Rancho La Quinta, (i.e., the northwest portion of the site) is
located within the City of La Quinta's sphere of influence (see Figure 1.1-2). This area is
currently utilized for agricultural production. It is designated as Open Space on the
La Quinta General Plan and the applicable General Plan policy encourages the maintenance
of existing agriculture as long as possible as a means of interim open space (Open Space
and Conservation Policy 6.1.2, City of La Quinta 1985). The interim open space uses
would be replaced with the residential, commercial and recreational uses as designated in
the Specific Plan. The development of commercial facilities is considered appropriate
because such facilities are intended to service the immediate needs of neighboring
residential development. Proposed project commercial uses are sized to accommodate the
development. Residents of La Quinta are expected to utilize commercial services of the
City because commercial services of Rancho La Quinta will probably not accommodate all
consumer needs. Implementation of the proposed project should create an increased, P V"
positive fiscal impact to the commercial facilities of La Quinta. It is anticipated that Rancho
La Quinta will accommodate a substantial number of retired residents and seasonal
residents. The number of residents seeking employment is not anticipated to be significant
relative to the number of residents the community will generate. A majority of those
seeking employment would work within a reasonable distance of their homes.
Employment opportunities in the City of La Quinta would be limited to commercial -related
facilities since a nominal industrial base exists there.
Residential Land Use Policies
The Eastern Coachella Valley Plan consists of five major Residential Land Use Categories.
Applicable residential land use policies are those identified for the Urban Category. The
Urban designation is intended to permit a broad mix of land uses including commercial and
residential land uses of two to eight DU/acre; the proposed project is consistent with these
requirements.
Associated policies discuss the availability of public services and facilities. These issues
are evaluated in Section 7.0.
5-3
Traffic generated by the proposed project is not expected to significantly impact La Quinta's
existing circulation system. See Section 7.10 for additional discussion pertaining to the
circulation impacts and mitigation measures.
Development under the Urban Category allows up to 8 DU/acre. An estimated 12 percent
of residential development would comply with this policy. Approximately 78 percent of
residential development would occur at a higher density of 10 DU/acre and 10 percent at
15 DU/acre.
Open Space and Conservation Land Use Policies
According to the Land Use Policy for Open Space and Conservation, areas designated as
agriculture are limited to open space and agriculture and associated uses. The proposed
development seeks to amend the General Plan and replace current designations with the
proposed Specific Plan.
Commercial Land Use Policies
Rancho La Quinta exceeds the level of development intensity defined in the Eastern
Coachella Valley Plan. While the largest allowable commercial site is 15 acres, the
proposed project calls for a maximum 25-acre commercial site. The project complies with
all other commercial policies: 1) commercial uses are located along secondary highways or
greater, 2) are located an adequate distance from established commercial centers, and 3) the
design guidelines discussed in Section 3 will direct commercial uses to avoid "strip"
commercial development.
5.3 Land Use Category Policy Analysis
Implementation of the Rancho La Quinta development plan necessitates a request to amend
the Comprehensive General Plan Open Space and Conservation Map to adopt a specific
plan consistent with Land Use Category H (Urban) standards. Discussion of the selection
of Category II is provided in Section 4.4. A number of subsequent requests will include
zone changes, development application/land use application, and tentative tract maps to
implement the Specific Plan.
5-4
The County Comprehensive General Plan identifies the policies for Category II projects
under which the Specific Plan is guided. They relate to residential commercial and
industrial land uses, open space and conservation, agricultural land uses, public services
and facilities, solid and liquid waste disposal facilities, and land use compatibility.
1. Residential Land Uses - The Rancho La Quinta project features a mix of
residential land uses and densities. A variety of housing types will be
constructed at an overall density of 6.4 DU/acre. The proposed residential uses
are consistent with the residential land use policies.
2. Commercial Land Lases - Proposed commercial uses comply with Category II
community commercial land use policies. Proposed commercial uses consist of
various support retail facilities located on sites ranging from 10 to 25 acres.
Parcels which amount to less than the required 15-acre minimum are considered
consistent with the goals of the land use policies, since they occur contiguous
with other commercial parcels and together exceed the required minimum
acreage. The proposed project complies with all other community commercial
land use policies including the following: 1) all commercial facilities are located
along arterial or greater highways (one parcel is located along a secondary
highway, however, occurs at the intersection of an arterial highway), and 2)
serve a minumum population of 35,000 within a 2-mile service area (including
the project site, neaby PGA West development, La Quinta, other surrounding
development).
3. Industrial Land Uses - No industrial development is proposed for Rancho La
Quinta; therefore, industrial land use policies are not applicable.
4. Open Space and Conservation - The Rancho La Quinta project proposes
380 acres of usable open space, which represents 30 percent of the project site.
This includes two 18-hole golf courses and a driving range. Forty acres of
public use (i.e., four park areas) are also proposed for active recreation for
community residents, which represent 4 percent of the project area.
5. Amcultural Land Uses - No new agricultural uses are planned as part of the
proposed project.. An evaluation of the impact on the loss of agricultural land
as a result of project implementation has been addressed in Section 6.3.
5-5
6. Public Services and Facilities - Implementation of the proposed project would
require annexation to the Coachella Valley Water District (CVWD). The CVWD
would supply both water and sewer services to the site, and have indicated their
willingness to serve the project.
Sewer service can be provided for the project by the Midvalley treatment
facility, located roughly 6 miles east of the site near Thermal. Expansion of the
facility will be required to accommodate full buildout of Rancho La Quinta.
For discussion regarding water and sewer services to the project, see
Section 7.2.
Rancho La Quinta is a comprehensively planned project that proposes a
complete array of public facilities to serve the development.
The EIR examines each type of infrastructure and facility that will be needed.
For further information concerning utilities, fire, police and emergency
services, schools, waste disposal, health services, libraries, and parks and
recreation, see Public Facilities and Services, Section 7.0, of the document.
7. Solid and Liquid Waste Disposal Facilities - No solid or liquid waste disposal
facilities are planned as part of the proposed project; therefore, solid and liquid
waste facility policies are not applicable.
8. Land Use Compatibility - The proposed project would be consistent with
similar development to the northwest (i.e., PGA West community) and site
design and appropriate buffers would be incorporated into the project, where,
necessary, to mitigate conflicts with agricultural uses to the north, east and
south, and park and recreational uses to the west.
5-6
6.0
ENVIRONMENTAL HAZARDS
AND RESOURCES ELEMENT
Rancho LaQuinta
SECTION 6.0
ENVIRONMENTAL HAZARDS AND RESOURCES ELEMENT
6.1 LANDFORM AND TOPOGRAPHY
6.1.1 Existing Conditions/General Plan Policies
The project site is a relatively flat expanse of land located east of the Santa Rosa Mountains.
The project site increases slightly in elevation from the eastern part of the site to the western
portion. The existing topography onsite ranges from sea level to 90 feet below sea level,
west to east, respectively. There are no distinguishing landform resources onsite, such as
hillsides or rock outcroppings. Because of the characteristic flat nature of the site, ranging
from sea level to 90 feet below mean sea level over the entire site, the corresponding
average slope is less than one percent (approximately .45 percent). The Comprehensive
General Plan for the County of Riverside states that development is discouraged on slopes
in excess of 25 percent.
6.1.2 Project Impact/Relationship to General Plan Policies
The project site is relatively flat with an average slope of less than one percent. The
General Plan states that development on slopes in excess of 25 percent is discouraged;
therefore, no impacts to slope development will occur with the implementation of the
proposed project. The topography of the developed site will essentially remain the same as
the existing topography. The majority of grading onsite will occur in the development of
the golf courses. The golf courses will be cut approximately 4 to 5 feet below the
proposed roadways and building pads. This landform alteration, will not significantly
change the overall topography of the site. No significant impacts to existing landform or
topography' will occur.
6.1.3 Mitigation
Because implementation of the proposed project would not create an impact to the
topography of the project site, no mitigation measures are required.
6-1
6.2 SEISMIC SAFETY/SLOPES AND EROSION
This section provides a descriptive and analytical overview of geology, soils, and related
hazards in the project site vicinity and their relationship to the proposed development. Data
sources utilized for this investigation include field surveys by WESTEC Services
personnel, as well as the following published and unpublished literature; Borchardt and
Manson (1986), Brown and Ruff (1981), California Division of Mines and Geology
(1985, 1966), Coachella Valley Association of Governments (1979), Crowell (1975),
Crowell and Sylvester (1979), Elders (1979), Jennings (1975), Gilmore and Castle
(1983), Kennedy (1977), Leighton and Associates (1985, 1984), Norris and Webb
(1976), County of Riverside (1986, 1984), Seed and Idriss (1970), and U.S. Soil
Conversation Service (1980).
6.2.1 Existing Conditions/General Plan Policies
6.2.1.1 Geologic Setting and Lithology
The project site is located in the western portion of the Coachella Valley, the northern most
extension of the Salton Trough. The Salton Trough consists of a low-lying alluviated
structural basin incorporating Coachella and Imperial valleys, and has been described as
both a distinct physiographic province (Elders 1979) and a subprovince of the Colorado
Desert (Norris and Webb 1976). The Salton Trough structural basin is bounded by the
San Andreas and San Jacinto fault zones (described later in this section), and is
characterized by generally low relief and internal drainage. Typical stratigraphy in the
Salton Trough includes thick sequences of predominantly clastic sediments and
metasediments. In the Coachella Valley, these sediments have been deposited primarily by
the erosion of adjacent highlands, deltaic floodwaters of the Colorado River, and lacustrine
(lake) and eolian (wind) depositional processes.
Surface exposures in the project site consist of a number of recent soil units, Quaternary
lacustrine and alluvial deposits, and Mesozoic granite intrusives. Nearby exposures
include Pleistocene nonmarine sediments and Mesozoic granitic intrusives (Figure 6.2-1).
A number of additional units potentially underlie the project site and vicinity at depth,
including Precambrian and Paleozoic sedimentary and metamorphic rocks, and Tertiary and
Quaternary clastic sedimentary strata (CVAG 1979). Following is a description of soil and
geologic units present in the project site vicinity in order of increasing age.
6-2
r.Sr. :.,Q'-'�:r- �r _"r;�:! - -`r fir_•, ..j : .y, .- .. ji
y ::' '� .�i`-S-rli• ram-{'-. :�y�; ."�i°ry%,.M�if: <.-r• .�' .I - .. - �C •� �•. 'k'���'!l'.�'� N��1�, '�•
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ke"Cehuil -•� �:�• f •! .1,L;;,rx.. ,1,• ;� � PROJECT SITE
.R •r� - .'-'1"4 �;�. :a ir-Y-�•r..'r- I`7^•' L•C;v- _ ,..•'/7: �i-!l `y: r''•
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Gal County Par :4rz .� y ti,. f ;_ : ✓: ;. zs_
.. .,'2`.•..�' �'-r •at.:'•',=' fr! ':L: .ts •-r!?',.
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r I t ��Sti i'.l ,c :=i EL rrJE ❑I `^
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ter. <r....c. r
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o
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46
Oaf } s - ❑al °.a '': •
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a
2000
-. FEET
I �
'� r • Oaf ''t w mn leg f'aol - 3 i +;F LEGEND
• UNDIFFERENTIATED
31 ! 4 J Oal
■ ❑ QUATERNARY ALLUVIUM
�..•:.:
•. �• •� a � - Lot
QUATERNARY LAKE DEPSITS
■ , ■ �; :: ; ;.�;; ' '- • = i `',�� __ AND ALLUVIUM
� 4P ONMARINE
QC! •ice i• �i■ '■e GG • a f =`^�CT
r.`i=r.�■_ _+ ��-�.�•�� •►• ■r `s } A r.�r �GC� PLEISTOCENEN
DEPOSITS
Oaf
e ■'■■ _ MESOZOIC GRANITIC
■-
.. •�., ■•+. ;; • ,.' ■ �leM -4fl= �' - ,. r INTRUSIVE ROCKS
•34 ■ ■ ■• ■•••■��•�• ------ -•-----------.a- -~ ., - u2 -..�:. :•_,•. � 1-
•+Ia.i + +r•■ • rii■ �i, •■ a _ Pimping .. .. �.
,. , .,}..■ ■Oc..•, Gal �:, f = s�atimn•i FAULT:
•� :� �, • �; ', [� �'y ; DASHED WHERE APPROXIMATE
■ flC • • '�•■• • ■ • ■• ` • = Oaf ' ~. ■ DOTTED WHERE CONCEALED
. ;, • •. • ■ ,�.'.� 0 rr` a ' # s r1 QUERIED WHERE UNCERTAIN
.•a*,.: • • , �. ■ 1 . ' _+:i : ] u
".•:■•�'•'� • �■ ' ■� _;SOURCE: California Division of Mines and Geology 1966, Jennin s, 1975
�. !
FIGURE
Simplified Geologic Map (Topsoil not shown) IB,2-11
"`,,WESTEC Services, Inc.
Topsoil not shown on Map}
Topsoils in the project area consist primarily of well drained sandy and sandy loam
deposits. The U.S. Soil Conservation Service (1980) has mapped soils on the site as
belonging to six soil series: the Carsitas, Coachella, Gilman, Indio, Myoma, and Rock
Outcrop Series. Each of these may contain a number of individual soil types, with a brief
discussion provided in Table 6.2-1. Topsoil depths in the project area range from zero to
approximately five feet, with thicker and loamier soils generally located in the central and
eastern portions of the site.
Ouaternary Alluvium foal)
Alluvial deposits are present throughout the entire project area, although they are most
abundant in approximately the western one-third of the site (Figure 6.2-1). These
materials are derived chiefly from the erosion of adjacent highlands, although eolian and
deltaic deposits are also present. Alluvium on the site consists primarily of angular to
rounded, poorly sorted, unconsolidated silt, sand, gravels, and clay. These materials form
shallow alluvial fans along the western property boundary which thin to the east.
uaternary Lake De osits 1
Lacustine deposits in the project area are associated with Lake Cahuilla, forerunner of the
present Salton Sea. Lake Cahuilla intermittently occupied extensive portions of the
Coachella Valley over a period of several thousand years, and was apparently formed by
floodwaters of the Colorado River (Brown and Ruff 1981). Lake sediments in the project
vicinity consist generally of laminated and interbedded sequences of micaceous sand, silty
sand, and clayey silt, which are loose and unconsolidated near the surface and become
medium dense with depth (Leighton and Associates 1985).
Pleistocene Nonmarine Deposits c
These materials are exposed west of the project area (Figure 6.2-1), although they may
underlie portions of the site at depth. They consist of unnamed silt, sand, and gravel
associated with older alluvial fan deposits, and are generally weakly cemented or
unconsolidated, undeformed, and dissected (California Division of Mines and Geology
1966).
6-4
Table 6.2-1
DESCRIPTION OF ONSITE SOIL PROPERTIES
Limitations for
Shrink -Swell
Proposed
Soil Series
Physical Characteristics
Location Onsite
Potential
Erodibility
Development
_
Carsitas
Excessively drained, moderately
Alluvial deposits
Low
Moderate for fluid
Slight, due to
deep, coarse -grained poorly
along western
erosion, slight for
low slopes.
sorted sands and gravelly sands.
site boundary.
wind erosion.
Coachella
Well drained, moderately deep
Alluvial deposits
Low
Slight for fluid
Slight to
sands, very fine sands and
along western and
erosion, moderate
moderate in
sandy loams formed in
northern site
to high for wind
saturated
alluvium.
boundaries, valley
erosion.
zones.
interior.
Gilman
Well drained, moderately deep
Common through-
Low
Slight for fluid
Moderate due
loamy fine sands, fine sandy
out the site, with
erosion, moderate
to potential
loams, and silt loams formed
sandy deposits
to high for wind
compressability.
in alluvium.
towards the western
erosion.
boundary and loamy
soils in the valley
interior.
Indio
Well to moderately drained,
Common through-
Low
Slight for fluid
Slight.
very fine sandy loam, loamy
out the site with
erosion, slight
fine sand, silt, and silt loam
sandy deposits
to moderate for
formed in alluvium.
generally further
wind erosion.
west.
Myoma
Excessively to well drained, fine
Alluvial deposits
Low
Slight for fluid
Slight.
to very fine sands and loamy
along western
erosion, high for
sands formed in recent
boundary and
wind erosion.
alluvium.
drainage courses.
Rock Outcrop
Exposed granitic bedrock
Extreme western
Low
Slight.
Severe due to
usually with steep, rugged
site boundary.
slopes and
relief.
bedrock depth.
Source: U.S. Soil Conservation Service 1980
Mesozoic Granitic Inwusive Rocks (K ra
The granitic intrusive rocks in the project vicinity are associated with the southern
California batholith complex. These igneous units were emplaced regionally in a number
of distinct episodes throughout much of _the Cretaceous period. Lithology varies from
granite to gabbro, with granodiorite constituting the most prevalent rock type. In the
project vicinity, intrusive units often contain high angle perpendicular joint systems which
can facilitate the formation of angular boulders through weathering (Leighton and
Associates 1984). Intrusive rocks are exposed only along the extreme western boundary of
the project site, although they presumably underlie the entire area at depth.
6.2.1.2 Structure
The Salton Trough region consists of a rifted plate -boundary which is transitional between
the divergent East Pacific Rise to the south and the transform boundary of the San Andreas
fault system to the north (Elders 1979). The Coachella Valley (situated in the northern
portion of the Salton Trough) is characterized primarily by the transform fault structure of
the San Andreas system, and is physically bounded by two major components of this
system; the San Andreas and San Jacinto fault zones (Figure 6.2-2). These two fault
zones are the dominant structural features in the region, and are described below along with
other important regional and local faults.
San Andreas Fault Zone
The San Andreas fault zone is located approximately 7.5 miles (12 kilometers) east of the
project site at its closest point (Figure 6.2-2). A number of major historic seismic events
have occurred along the southern California segment of the San Andreas fault, including
the 1986 North Palm Springs earthquake. This event registered a Richter magnitude of
5.9, and was centered approximately 34 miles (55 kilometers) northwest of the project
site. Peak vertical and horizontal accelerations in excess of 0.78g and 0.68g, respectively,
were recorded at North Palm Springs (approximately 6 miles (10 kilometers) south of the
epicenter), along with a maximum Modified Mercalli intensity of VII (Table 6.2-2). Total
economic losses exceeded $7 million, including significant damage to electrical substations
and pumping facilities (Borchardt and Manson 1986). Other historic movements along
nearby sections of the San Andreas fault zone have occurred near the town of Thermal and
6-6
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a Y
1 Otr iy / rw ` M
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p 45
0
MILES
.� p 72 •.
KILOMETERS
SOURCE: Jennings, 1975, County of Riverside, 1986
C _
Sf �
h
O
ar •� -
--PROJECT SITE°y ►
'!�,►�
Y � \1`F. cE .oP �► �
Regional Fault Map
��Xrco
0
r
FIGURE
B.2-2
"`,,WESTEC Services, Inc.
Table 6.2-2
The Modified Mercalli Scale of Earthquake Intensities
If most of these effects then the
are observed intensity is:
Earthquake shaking not felt. But people may
observe marginal effects of large distance earth-
quakes without identifying these effects as
earthquake -caused. Among them: trees, struc-
tures, liquids, bodies of water sway slowly, or
doors swing slowly.
Effect on people: Shaking felt by those at rest,
especially if they are indoors, and by those on }
upper floors.
Effect on people: Felt by most people indoors.
Some can estimate duration of shaking. But
many may not recognize shaking of building as
caused by an earthquake; the shaking is like that
caused by the passing of light trucks.
If most of these effects then the
are observed intensity is:
Effect on people: Difficult to stand. Shaking
noticed by auto drivers.
I Other effects: Waves on ponds; water turbid
with mud. Small slides and caving in along sand
or gravel banks. Large bells ring. Furniture
broken. Hanging objects quiver.
Structural effects: Masonry D* heavily dam-
aged; Masonry C* damaged, partially collapses in VIII
some cases; some damage to Masonry B*; none
to Masonry A*. Stucco and some masonry walls
fall. Chimneys, factory stacks, monuments,
towers, elevated tanks twist or fall. Frame
III houses moved on foundations if not bolted
down; loose panel walls thrown out. Decayed
piling broken off.
Other effects: Hanging objects swing.
Structural effects: Windows or doors rattle. IV
Wooden walls and frames creak.
Effect on people: Felt by everyone indoors.
Many estimate duration of shaking. But they still
may not recognize it as caused by an earthquake.
The shaking is like that caused by the passing of
heavy trucks, though sometimes, instead, people
may feel the sensation of a jolt, as if a heavy ball
had struck the walls.
Other effects: Hanging objects swing. Standing
autos rock. Crockery clashes, dishes rattle or
glasses clink.
Structural effects: Doors close, open or swing.
Windows rattle.
Effect on people: Felt by everyone indoors
and by most people outdoors. Many now esti-
mate not only the duration of shaking but also
its direction and have no doubt as to its cause.
Sleepers wakened.
Other effects: Hanging objects swing. Shutters
or pictures move. Pendulum clocks stop, start or
change rate. Standing autos rock. Crockery
clashes, dishes rattle or glasses clink. Liquids
disturbed, some spilled. Small unstable objects
displaced or upset.
Structural effects: Weak plaster and Masonry
D* crack. Windows break. Doors close, open or
swing.
Effect on people: Felt by everyone. Many are
frightened and run outdoors. People walk un-
steadily.
Other effects: Small church or school bells
ring. Pictures thrown off walls, knicknacks and
books off shelves. Dishes or glasses broken.
Furniture moved or overturned. Trees, bushes
shaken visibly, or heard to rustle.
Structural effects: Masonry D* damaged; some
cracks in Masonry C*. Weak chimneys break at
roof line. Plaster, loose bricks, stones, tiles,
cornices, unbraced parapets and architectural
ornaments fall. Concrete irrigation ditches
damaged.
%il
VII
Effect on people: General fright. People thrown
to ground.
Other effects: Changes in flow or temperature
of springs and wells. Cracks in wet ground and,
on steep slopes. Steering of autos affected.
Branches broken from trees.
Structural effects: Masonry D* destroyed;
Masonry C* heavily damaged, sometimes with
complete collapse; Masonry B* is seriously
damaged. General damage to foundations. Frame
structures, if not bolted, shifted off foundations.
Frames racked. Reservoirs seriously damaged.
Underground pipes broken.
Effect on people: General Panic.
Other effects: Conspicuous cracks in ground. In
areas of soft ground, sand is ejected through
holes and piles up into a small crater, and, in
muddy areas, water fountains are formed.
Structural effects: Most masonry and frame
structures destroyed along with their founda-
tions. Some well-built wooden structures and
bridges destroyed. Serious damage to dams,
dikes and embankments. Railroads bent slightly.
Effect on people: General panic.
Other effects: Large landslides. Water thrown
on banks of canals, rivers, lakes, etc. Sand and
mud shifted horizontally on beaches and flat
land.
Structural effects: General destruction of
buildings. Underground pipelines completely out
of service. Railroads bent greatly.
Effect on people: General panic.
Other effects: Same as for Intensity X.
Structural effects: Damage nearly total, the
ultimate catastrophe.
Other effects: Large rock masses displaced.
Lines of sight and level distorted. Objects thrown
into air.
• Masonry A. Good workmanship and mortar, rein-
forced, designed to resist lateral forces.
' Masonry B: Good workmanship and mortar, rein-
forced.
' Masonry C Good workmanship and mortar, un-
reinforced.
* Masonry D: Poor workmanship and mortar and
weak materials, like adobe.
IX
X
XI
XII
6-8
the northern Salton Sea, within 22 miles (35 kilometers) of the project site (Jennings
1977). A total horizontal displacement of 200 miles (320 kilometers) has been estimated
for the San Andreas fault in southern California (Crowell 1975), with a estimated
maximum probable earthquake magnitude of between 7.5 and 8.0. Depending on the
epicenter location, an event of this size could result in a Modified Mercalli intensity of X or
more on the project site (Table 6.2-2).
San Jacinto Fault Zone
The San Jacinto fault zone branches from the San Andreas north of Riverside, and passes
within approximately 12.5 miles (20 kilometers) of the project site (Figure 6.2-2). Total
cumulative strike -slip (horizontal) movement along the San Jacinto fault zone is estimated
at approximately 18 miles (30 kilometers), with the San Jacinto representing the most
historically active branch of the San Andreas system in southern California (Brown and
Ruff 1981). No known vertical movement has occurred along the San Jacinto fault,
although a number of major historical earthquakes have been centered there. Specifically,
there have been six quakes with magnitudes exceeding 6.0 along the San Jacinto fault
within the past 70 years. The most recent of these was a 6.4 magnitude event in 1968,
centered approximately 30 miles (50 kilometers) south of the project site near the town of
Borrego. A maximum probable earthquake magnitude between 7.0 and 7.5 is generally
assumed for the San Jacinto fault, which could produce a Modified Mercalli intensity as
high as X on the project site, depending on epicenter location (Table 6.2-2).
Elsinore Fault Zone
The Elsinore fault zone is also a branch of the San Andreas system, and is located
approximately 40 miles (65 kilometers) west of the project site at its closest point
(Figure 6.2-2). Historically, the Elsinore is relatively quiet compared to the San Andreas
and San Jacinto zones, with approximately 60 recorded earthquakes between 1932 and
1972. Five of these events were of Richter magnitude 4.0 or greater, although none were
as large as 6.0 (Kennedy 1977). Most of the individual faults in the Elsinore zone are on
the order of 0.5 to 1.5 miles (1 to 2.5 kilometers) long, although several have been
mapped continuously for up to 16 miles (25 kilometers). Evidence of both strike -slip
(horizontal) and dip -slip (vertical) movement have been observed, with displacements of up
to 3 miles (5 kilometers) horizontally and 110 feet (33 meters) vertically at various
locations (Kennedy 1977). The maximum probable earthquake for the Elsinore fault is
6-9
generally given as 7.0. Such an event could generate Modified Mercalli intensities of up to
VIII or IX (Table 6.2-2), although intensities on the project site would likely be less due to
the distance from the Elsinore fault.
Local Faulting. A number of smaller faults and splays exist in the vicinity of the project
site, including the Banning, Pinto Mountain, Indio Hills, and Mecca Hills faults
(Figure 6.2-2). Probable magnitudes and intensities associated with these faults are
generally lower than those ascribed to the San Andreas and San Jacinto zones due to their
smaller extent.
Two inferred, unnamed fault traces are located in the immediate project vicinity, with one
lying within the eastern site boundary (Figure 6.2-1). These projected faults, along with
additional minor inferred and concealed fault traces in adjacent areas, do not exhibit any
evidence of Holocene movement (i.e., within the last 11,000 years) and are not considered
active. Consequently, the project site and immediate vicinity do not lie within any Alquist-
Priolo special study area zones, or Riverside County fault hazard zones (California
Division of Mines and Geology 1985, County of Riverside 1986).
6.2.1.3 Geologic Hazards
The evaluation of existing onsite geologic hazards includes events generated by seismic
activity and other sources (e.g., erosion). Seismic activity, however (particularly
groundshaking associated with major earthquakes), represents the primary source of onsite
hazards and is emphasized in the following discussion. Potential geologic hazards
considered include seismically induced ground rupture, liquefaction and dynamic
settlement, landsliding, seiches, and structural damages, as well as fluid and wind erosion,
geologic stability and gravity induced landsliding.
Ground Rupture
Seismically induced ground rupture is not considered a significant onsite hazard due to the
absence of known active faulting. Additionally, onsite rupture related to ground -shaking
from regionally active faults is not considered likely, although the possibility cannot be
entirely discounted.
6-10
Liquefaction and Dvwunic Settlement
Liquefaction and dynamic settlement of unconsolidated materials can be caused by strong
vibratory motion resulting from seismic activity. Loose, granular soils are most susceptible
to these effects, while the stability of silty clay and clay materials is generally not affected
by vibratory motion. Among granular materials, finer textured varieties are more
susceptible to liquefaction and settlement than coarse -grained types, and sediments of
uniform grain sized are more likely to liquefy than well -graded materials (Seed and Idriss
1970). Additionally, liquefaction is generally restricted to saturated or near -saturated
materials at depths of less than 100 feet (30 meters).
The Riverside County General Plan (1986) designates a number of potential liquefaction
areas, one of which includes approximately two-thirds of the project site (Figure 4.2-1).
This designation is based on the generally equigranular soils and potentially shallow
groundwater tables found in the area. According to the Coachella Valley Water District
(1987a) a number of domestic and irrigation wells have been drilled within the project site
since 1979, with groundwater encountered at depths as shallow as 18 feet (5.5 meters).
While groundwater depths can vary significantly over short distances due to the presence of
localized perched aquifers, the presence of known shallow water tables increases the
potential for liquefaction throughout the site.
Additionally, portions of the alluvial soils in the western project area may also be
susceptible to liquefaction, due to their granular cohesionless nature and the potential for
shallow groundwater.
Soils in the project site vicinity are generally considered susceptible to settlement due to
their loose unconsolidated nature, and the potential presence of oversize material in alluvial
deposits.
Landslidina
Seismically induced landsliding is not considered a significant hazard on the project site due
the predominantly level topography. The western site boundary, however, abuts a set of
granitic hills which contain steep slopes and may be subject to fracturing. Portions of this
area, therefore, may be subject to landsliding impacts of varying degree.
6-11
Seiche
Earthquake -induced seiches are the result of seismic waves producing massive wave -like or
oscillatory movement in large bodies of water.
The project site is not subject to inundation by seiches due to the distance and elevational
change from local and regional water bodies, and the presence of intervening flood control
structures (see Section 6.4).
Structural Darnage
Existing structures on the project site are limited to agricultural facilities (greenhouses,
storage facilities, etc.), and a few scattered residences. Many of these structures are likely
subject to significant impacts from seismic groundshaking, due to building design. That is,
single story uninhabited structures are generally not required to meet seismic design
standards.
Erosion
The project site is generally not considered subject to significant fluid erosional impacts due
to its level topography and the existence of flood control facilities (Section 6.4).
A number of onsite soils have been assigned a high potential for erosion by wind, due to
their generally granular, cohesionless nature and the seasonal occurrence of high winds in
the area. Localized unimproved areas within the site may be subject to high wind erosion
potential under appropriate soil and climatic conditions. The existing wind erosion
potential on the project site as a whole is considered low to moderate, however, due to the
presence of abundant agricultural improvement such as vegetative windbreaks and
irrigation.
Regional wind erosion can produce shifting, dune -like deposits termed blowsand. These
deposits can impact roadways, vegetation, etc., as well as local or regional air quality (see
Section 6.8). Localized surface and climatic conditions could result in the periodic
accumulation of blowsand onsite, although the project area is not within active blowsand
zones mapped by the County of Riverside (1986), and is generally not considered subject
to significant impacts from blowsand deposits.
6-12
Geoloeic Stability
Surficial geologic and soil units onsite are generally subject to compression and settlement
due to their loose, unconsolidated nature. This can result in significant impacts to
structures and other facilities in the form of shifting foundations, etc. Additional stability
impacts such as unstable slopes and expansive soils do not occur onsite due to the physical
nature of local geologic and soil units.
Gravity Induced Landslidin
Gravity induced landsliding is not considered a significant onsite hazard due to the
generally level topography. As discussed for seismically induced landsliding, however,
the western project boundary abuts a potentially fractured granitic slope which could
produce landsliding impacts.
6.2.2 Project Impact/Relationship to General Plan Policies
The proposed project involves the development of a golf course community incorporating a
total of 7585 residential units as well as 75 acres of commercial development. Potential
impacts associated with geology and soils are similar in nature to those discussed for
existing conditions (Section 6.2.1.3), although their extent would be greater due to the
level of proposed development. Specifically, the greatest potential impacts would be
related to seismic groundshaking, erosion, and geologic stability. Following is an itemized
description of potential geologic and soil related impacts associated with proposed
development.
Ground Rupture
Potential impacts related to seismically induced ground rupture are similar to those
discussed for existing conditions (Section 6.2.1.3). Earthquake activity in the vicinity
could attain a magnitude of 8, or Modified Mercalli intensity of X or more on the project
site. It should be noted, however, that this evaluation of potential ground rupture impacts
assumes that onsite fault traces have not exhibited Holocene movement. If further
investigation refutes this assumption, then additional potential impacts may be identified.
6-13
Liquefaction and Dynamic Settlement
Virtually the entire project area would likely be subject to seismically induced liquefaction
and settlement impacts, due to the nature of onsite soils and the presence of generally
shallow ground water tables. The level of potential impacts would vary locally with the
nature of proposed development and the specific soil and groundwater conditions.
Portions of the site, however, would likely be subject to significant impacts in the event of
major seismic activity. As discussed, portions of the site are within potential liquefaction
zones designated by the County of Riverside (1986). These areas require a geotechnical
evaluation of potential impacts and mitigation measures prior to constructing residential
(among other) facilities, with the County geologist empowered with review and approval
authority. Because of the identified potential impacts, it is likely that portions of the project
site would require mitigation to facilitate implementation of the proposed development as
described below under mitigation measures.
Landslidina
Potential impacts related to seismically induced landsliding are not significant throughout
most of the site because of the level topography. Portions to the west, abutting a set of
granitic hills could be subject to landsliding impacts of varying magnitude.
Seiches
The proposed project design does not contain any large surface water bodies associated
with domestic supplies, recreation, etc. Potential seiche impacts, therefore are not
significant.
Structural Damaue
The proposed project includes substantial residential and commercial development onsite.
These structures would be subject to damage from seismic groundshaking due to their
proximity to major regional faults. The California Uniform Building Code (UBC) contains
specific provisions to mitigate such impacts through the use of appropriate building
techniques and materials. Implementation of UBC procedures would likely reduce
potential structural impacts below levels of significance (although this assumption should
be reevaluated after site specific geotechnical investigation).
6-14
�`— Erosion
Flood and wind erosion potential on the project site would likely increase during
construction, due to the removal of vegetative cover, the operation of heavy equipment, etc.
These potential impacts can be abated by utilizing temporary erosion controlling techniques
such as surface watering, the use of soil tackifiers or mulches, and the construction of
swales and restraining berms as necessary. The exact type and location of erosion
controlling measures would be determined on the ground by the geotechnical and/or
landscaping consultant. Proper implementation of these methods, along with the restriction
of construction activities during periods of precipitation or high winds, would reduce
potential short term erosional impacts below levels of significance.
Once developed, the project site would not likely be subject to significant erosion -related
impacts due to the proposed landscape and grading plans. That is, the projected
development calls for essentially level, heavily landscaped terrain, with little exposure of
materials susceptible to fluid or wind erosion. If determined necessary by field
investigation, however, appropriate erosion control methods would be implemented to
reduce potential impacts to an acceptable level.
Geologic Stability
The project development would be subject to significant impacts related to geologic
stability, due to the proposed construction of residential and commercial facilities on
materials susceptible to compression and settlement. These impacts can likely be mitigated
below levels of significance by standard treatment techniques (such as overexcavation and
compaction), although final determination would be made during the onsite geotechnical
investigation.
Gravitv Induced Landslidin
Potential impacts related to gravity induced landsliding are not considered significant
because of the level topography.
Potential impacts associated with geology and soils are related primarily to seismically
induced effects, erosion, and the stability of surficial deposits. On the basis of known
6-15
data, it is felt that all potential impacts can be reduced to acceptable levels by utilizing
standard grading and construction techniques. This assessment could change, however, if
the site specific geotechnical investigation identifies additional or more severe potential
impacts. Additionally, it should be noted that the assessment of potential seismically -
induced impacts is based on the evaluation of maximum probable earthquake occurrence on
identified major regional faults (see Section 6.2.1.2). Should greater magnitude or closer
events take place, the level of impacts on the project site could exceed those discussed in
this report.
6.2.3 Mitigation
Prior to implementation of the proposed development, a geotechnical investigation of the
project site shall be conducted by a qualified consultant. This investigation should include
surface and/or subsurface testing of the identified onsite fault traces to determine their status
of activity. The results of this investigation will be used in the final project design,
including all mitigation measures developed by the geotechnical consultant to reduce
impacts to an acceptable level. Based on existing data, these will likely include measures
such as:
• Overexcavation of unsuitable base materials and replacement with approved and
properly compacted structural fill.
4 Appropriate design, location, and construction of erosion control methods, and
devices.
Appropriate design of structural footings and foundations.
• Restrictions on structure and ancillary facility design and location pursuant to
onsite hazards.
• Design of surface and subsurface drainage devices.
• Initiation of settlement monitoring for appropriate areas.
• Adherence to all UBC and other appropriate restrictions regarding construction
methods and materials.
6-16
• Scarification of all compacted areas to facilitate revegetation and reduce erosion
potential.
• Identification of appropriate wind erosion mitigation measures such as
watering, appropriate operating schedules, etc.
Additionally, a written report of the geotechnical investigation shall be prepared, with
copies available for review and comment by the Riverside County geologist, other
appropriate agencies and individuals, and the general public.
6.3 AGRICULTURE
6.3.1 Existing Conditions/General Plan Policies
The Rancho La Quinta project site is located in a predominantly undeveloped agricultural
area south-east of the City of La Quinta. Approximately 710 acres of the site are currently
utilized for the agricultural production of primarily dates, citrus (i.e., lemons) and alfalfa.
Irrigation is utilized onsite within productive agricultural parcels. Agricultural land uses
surround the site on the north, south, east, and portions of the west.
Approximately 1140 acres of the project site are classified as "Prime Farmlands," as
designated on the agricultural Resources Map of the County Comprehensive General Plan.
As defined by the Soil Conservation Service (SCS), United States Department of
Agriculture (1981), prime farmland is best suited for producing food, feed, forage, fiber,
and oilseed crops. It exhibits the soil quality, growing season, and moisture supply (per
SCS guidelines) needed to produce sustained high yields of crops economically when
treated and managed according to modern farming methods. The characteristics of the soil,
including pH, erodibility, slope degree, permeability rate, rock fragment content, and
rooting depth, must be in agreement with established criteria. Prime farmland must be
located in an appropriate climatic area, where soils maintain the required temperature regime
to be classified as such. Lastly, soils must exhibit the appropriate moisture regimes and
available water capacity to be considered as prime agricultural soils. The water table must
be maintained at a sufficient depth so as not to conflict with crops during the growth
seasons. In addition, these soils must not experience frequent floods during the crop
6-17
season (less often than once in two years). Within the project area, prime agricultural lands
are associated primarily with Gilman and Indio soils.
"Farmlands of Statewide Importance" are lands other than "Prime Farmlands" which have a
good combination of physical and chemical characteristics for the production of crops.
Roughly 55 acres of the project site occur on soils of Statewide importance. One soil type
(i.e., Myoma) is associated with this designation and it occurs along the western border of
the site.
Williamson Act lands are agricultural areas which have been designated as agricultural
preserves by contract with the landowner and the County of Riverside. The property
owner or the county may file a Notice of Non -Renewal which will cause the contract to
expire in 10 years. The property owner also has the option of petitioning the Board of
Supervisors for the cancellation of the contract which requires the payment of a fee.
Approximately 68 acres of the project site, involving three parcels, are under Williamson
Act Preserve contract. A notice of non -renewal was filed and subsequently recorded for
these parcels in November 1987.
6.3.2 Project Impact/Relationship to General Plan Policies
Implementation of the Rancho La Quinta Specific Plan will eliminate onsite agricultural
uses. Construction of Rancho La Quinta will result in the conversion of 1140 acres of
prime agricultural soils to an urban residential community. This loss of designated prime
farmland will contribute to the regional, State and national loss due to their conversion to
urban uses. The full potential of the prime agricultural lands within the project area are
currently not being utilized. A total of 710 acres are currently under agricultural
production, which represents 57 percent of prime farmland on site. It should be noted that
large areas of undeveloped prime agricultural lands occur throughout the region. The prime
agricultural lands of Rancho La Quinta would be adversely affected by the proposed
project. Most of these lands would be permanently removed from production due to the
establishment of roads, buildings, and residences. A portion of these lands would be
developed as golf courses, which would not be a permanent land conversion; however,
conversion from golf course to agricultural uses will be unlikely because of the intensity of
the proposed residential uses surrounding the golf courses.
6-18
In addition to the direct loss of agricultural lands which will result from implementation of
the proposed project, the addition of an urban community and the installation and
improvement of urban infrastructure systems may encourage the conversion and
development of adjacent agricultural lands into urban communities. The extent to which the
project may encourage additional development of agricultural lands, or the extent to which
approval of this project may encourage adjacent property owners to seek additional land use
entitlements, is unknown.
As a result of project development, lands which are classified as "Prime Farmland" on the
Countywide Agricultural Resources Map of the Comprehensive General Plan and as
"Agriculture" on the Open Space and Conservation Map, will be committed to urban use,
precluding any future agricultural production. In accordance with the General Plan Policy
Land Use Standards for agriculture, impacts on loss of productive cropland on soils;
impacts on groundwater, runoff, water supply, air quality, wildlife, vegetation, open
space; traffic congestion; noise; energy use; economic and fiscal impacts; and growth
inducing impacts are addressed in Environmental Hazards and Resources Element,
Section 6.0, Public Facilities and Services Element, Section 7.0, and Mandatory CEQA
topics, Section 11.0. Implementation of the proposed Specific Plan would result in greater
economic value to the county (see Section 7.11). A fiscal impact report is included in the
Technical Appendices, Appendix D.
As discussed under "Existing Conditions", a notice of non renewal was filed for roughly
68 acres which are currently under Williamson Act contract. If development occurs prior
to the expiration of the contract, then a petition for cancellation of the contract and payment
of any associated fees would be required
The project will provide buffer areas between development and existing productive
agricultural land and other incompatible land uses when necessary.
6.3.3 Mitigation
No mitigation for the loss of 1140 acres of Prime Farmland are proposed: The applicant
will provide appropriate buffering between project development and adjacent agricultural
uses, where necessary.
6-19
6.4 FLOODING AND WATER QUALITY
An investigation of project site hydrology, flooding, and drainage was conducted by
Engineering Service Corporation (1987). This information is summarized below with the
complete report included in this document as Appendix E. Additional data sources utilized
in this section include field investigation by WESTEC Services personnel, and the
following published and unpublished literature: California Water Resources Control Board
(1975), Coachella Valley Association of Governments (1979), Leighton and Associates
(1985, 1984), County of Riverside (1986, 1984), U.S. Environmental Protection Agency
(1980), and Wigington et al. (1983).
6.4.1 Existing Conditions/General Plan Policies
6.4.1.1 Surface Water
The project site is located within the West Colorado River Basin, one of 16 statewide
hydrographic planning units established by the State Water Resources and Regional Water
Quality Control Boards (Figure 6.4-1). The West Colorado River Basin is divided into a
number of subunits, including the Coachella hydrological unit. This unit includes the
Whitewater River watershed, a closed inland basin which drains into the Salton Sea. The
Whitewater River receives intermittent runoff from Coachella Valley and the surrounding
highlands in the form of storm water drainage. Precipitation is normally intense, although
of short duration. Annual precipitation rates vary from approximately 5 inches
(13 centimeters) in the valley to over 40 inches (100 centimeters) in the adjacent
mountains. Infiltration rates are low, resulting in rapid sheeted runoff movement through
the major upland canyons and into the alluviated valley. Intermittent drainage from the
project site flows primarily northwest to southeast through a number of small ephemeral
washes and improved channels (Figure 6.4-2), eventually spilling into the Whitewater
River.
Natural drainage patterns in the project site and vicinity have been altered to varying
degrees by a series of storm improvement facilities. These are associated with agricultural
development, and include a number of levees and channels which divert and carry storm
runoff. The most significant of these is the westside levee, a 25 foot (7.5 meter) high
earthen dike designed to divert storm runoff from the western highlands (Figure 6.4-2). A
number of smaller drainage improvements associated with agricultural development are also
6-20
located in the area. The combined effect of these facilities protects the project area from
significant storm related flooding. The Coachella Valley Water District (1987b) considers
the project site "safe from stormwater flows except in rare instances". The Riverside
County General Plan (1986) requires that siting and development standards be implemented
so as to reduce risks and damages from flood hazards. The site is not within any of the
100-year floodplain hazard zones mapped by the County of Riverside (Figure 4.2-1),
although site specific floodplain mapping of the project area has not occurred. The
watershed which incorporates the La Quinta site is approximately 3620 acres in size, with
combined 100-year storm runoff valves (Q100) of 2979 cubic feet per second (cfs,
Figure 6.4-2).
6.4.1.2 Groundwater
Groundwater resources in the Coachella Valley region are contained in a complex pattern of
aquifers located at various depths. A number of horizontal and vertical barriers separate
and bound these aquifers (including geologic structures and impervious soil layers),
although flow between groundwater bodies does occur (CVAG 1979, Aslan 1987).
Groundwater recharge occurs primarily through percolation of streamflow in the adjacent
mountains, where annual precipitation rates often exceed 40 inches (100 centimeters).
The quantity of groundwater inflow from the Whitewater River Basin is not well
established, with long-term average annual flow estimated at 3700 acre-feet
(CVAG 1979).
Groundwater bodies, can be generally divided into two broad categories; large deep
aquifers and smaller, shallow aquifers. There are two major large aquifers in Coachella
Valley, located primarily at depths of 400 to 600 feet (120 to 180 meters). These aquifers
are separated by an east -west trending underground geologic structure (i.e., an intrusive
dike) located near the City of Palm Desert (Aslan 1987), and supply much of the domestic
water supply for the valley region. Estimates on the amount of usable water underlying
Coachella Valley vary widely, including figures ranging from 6,800,000 to 15,700,00
acre-feet for the upper'valley aquifer (CVAG 1979). Local water tables in the deep aquifers
have experienced a moderate decline over the past several decades, although the rate of
decline has slowed in recent years. This is likely due to a number of factors, including the
implementation of water conservation measures and the importation of Colorado River
Water for agricultural irrigation beginning in 1949. Prior to that date irrigation relied
6-23
exclusively on groundwater pumping and resulted in a steady lowering of local water
tables.
Imported water is conveyed through the Coachella Canal and is used exclusively for
irrigation. Since 1960, an annual average of over 340,000 acre-feet of Colorado River
water have been imported (CVAG 1979). While infiltration rates for irrigation water are
not known, it is assumed that a substantial quantity of water enters the local hydrologic
cycle from this process. Percolating irrigation water recharges local groundwater aquifers,
with the majority likely retained in shallow aquifers near the point of discharge (due to the
structural barriers previously discussed). Shallow aquifers occur in variable sizes, at
depths of generally less than 400 feet (120 meters). The extent of irrigation runoff which
eventually percolates to deep aquifers in unknown, however, and should not be discounted
as a potential source of deep water recharge.
No quantitative analysis of groundwater occurrence on the project site has been conducted,
although at least five operating wells are located there (Coachella Valley Water District
1987a). These include three domestic and two irrigation wells, with water tables occurring
at depths ranging from approximately 18 to 300 feet (5.5 to 91.5 meters). Potable water
in the three domestic wells generally occurs at depths greater than where water is first
encountered, with potable water extracted at depths of between 79 and 590 feet (24 and
180 meters).
6.4.1.3 Water Quality
Surface waters in the project area consist essentially of intermittent flood runoff. This type
of flow normally occurs at relatively high velocities, resulting in high total dissolved solid
(TDS) levels and poor water quality. Because storm runoff is infrequent and of limited
volume onsite, however, water quality levels are not a significant concern.
Groundwater quality in the Coachella Valley is generally high, with TDS levels in most
areas at 300 milligrams per liter (mg/1) or less (County of Riverside 1984). The California
State Health Department recommends a TDS limit of 500 mg/1 for sustained domestic use.
Thus Coachella Valley groundwater generally exceeds State recommended standards by a
considerable margin.
6-24
Most domestic water use in the valley is from the deeper groundwater aquifers, which
generally are of higher quality than more shallow groundwater. This is due in part to the
effects of agricultural and urban development in the region over the past several decades.
Specifically, agriculture in the Coachella Valley utilizes large quantities of irrigation water
due to the high temperatures and low precipitation rates which occur there. Most water
utilized for agricultural irrigation is derived from imported Colorado River water. Imported
water is generally higher in TDS than local groundwater, averaging approximately 650 to
825 mg/1 between 1949 and 1976 (County of Riverside 1984). Irrigation in the Coachella
Valley results in large volumes of runoff and infiltration into local groundwater tables.
Agricultural runoff normally contains relatively high levels of contaminants, due to the use
of fertilizers, pesticides, and herbicides, as well as the leaching of the salts from the soil
and the TDS levels of imported water. These substances are introduced into the
groundwater table by infiltration, resulting in a reduction of groundwater quality.
Urban development generally increases the potential for runoff contamination, with urban
runoff commonly contributing bacteria, pesticides, nutrients, organics, solids, and metals
to downstream waters (Wigington et al. 1983). This is due to the interception of airborne
pollutants by precipitation, and the accumulation of contaminants in surface runoff or
drainage structures. A summary comparison of average runoff waste loads for various
land uses is given in Table 6.4-1.
Because of the natural groundwater barriers in the region (i.e. geologic structures and
impervious soil layers), urban and agricultural runoff tends to concentrate in shallow
groundwater aquifers near the point of infiltration. Thus, contaminants associated with this
type of runoff which enter the groundwater table tend to affect the quality of shallow
aquifers more than deep aquifers.
The Riverside County General Plan (1986) lists its major quality objectives as basing water
quality planning on accepted growth forecasts and adopted regional development plans, and
recognizing nonpoint sources of pollution as potentially significant impacts of
development. A number of water quality programs are outlined including agricultural
runoff, water quality monitoring, and grading and construction, which provide specific
policy direction to meet the General Plan goals.
6-25
a
N
Ch
Table
6.4-1
SUMMARY OF SURFACE RUNOFF POLLUTION COEFFICIENTS FOR VARIOUS LAND USES
(lbs/acre/year)
Total
Suspended
Dissolved
Nitrogen
Phosphorus
Biochemical Oxygen
Chemical Oxygen
Land Use
Solids
Solids
Solids
(N)
(P)
Demand (BOD)
Demand (COD)
Open Space, Barren
1050
500
550
2.0
0.3
6.0
40
Grains, Hay
650
400
250
10
0.8
20
150
Citrus, Walnut
Vegetables
650
400
250
30
1.5
30
200
Residential Trailer
Parks
900
500
400
12
2.0
30
230
Commercial, Parking
1450
950
500
12
1.0
40
300
Industrial
1250
700
550
12
1.2
30
240
Picnic, Golf Courses
Green Lawns
650
400
250
15
0.5
18
100
Source: CWRCB 1975.
6.4.2 Project Impact/Relationship to General Plan Policies
6.4.2.1 Surface Water
The proposed development would alter the existing onsite drainage through grading
activities and the construction of impervious surfaces. This would change the quantity and
quality of onsite runoff, by altering drainage patterns, decreasing infiltration rates, and
increasing runoff quantities within the site. These potential impacts are not considered
significant, however, due to the infrequent nature of onsite runoff, and design measures
contained in the proposed drainage plan.
The proposed drainage plan (see Figure 3.4-1) includes a total onsite watershed area of
approximately 1232 acres. All runoff would be retained onsite, using the golf course for
retention/percolation basins. This would require a total retention capacity of 252 acre-feet
to accommodate runoff associated with a 100-year storm event. The proposed golf course
covers 380 acres and would provide more than sufficient capacity to accommodate
100-year storm runoff (ESCO 1987). All proposed structures on the project site would be
situated 3 to 6 feet (1 to 2 meters) above grade from the golf course, resulting in no
significant potential flooding impacts (ESCO 1987).
The project site is not within any flood hazard zones identified by the Riverside County
General Plan (1986). The proposed project design meets the General Plan flood hazard
objectives by effectively mitigating potential flooding impacts associated with a 100-year
storm event.
6.4.2.2 Groundwater
The proposed project would utilize regional groundwater aquifers as a sole source for
domestic water. No significant impacts are anticipated from this use, however, based on
the determination of the Coachella Valley Water District (see Section 7.2). Golf course
and other irrigation water may be derived in part from both groundwater and imported
water. The exact distribution of sources for irrigation water would be determined by the
Coachella Valley Water District (see Section 7.2).
A number of locally perched groundwater bodies may exist onsite, and would present
potentially significant flooding impacts to structures and facilities during construction. It is
6-27
anticipated, however, that standard construction dewatering techniques (e.g., the use of
submersible pumps) would be capable of reducing potential flooding impacts below levels
of significance. Specific dewatering methods would be determined during the site specific
geotechnical investigation.
6.4.2.3 Water Quality
Potential impacts to surface and groundwater quality from the proposed project would be
related to the decrease in runoff quality generally attributed to urban development (see
Section 6.4.2.1). Specifically, contaminants such as oil, grease, and heavy metals from
automotive sources; pesticides, herbicides and fertilizers from residential and recreational
uses, and bacteria from human and animal wastes could potentially be discharged either
directly or indirectly into local drainage systems. It should be noted that while relatively
large quantities of fertilizers and herbicides would be used in association with golf course
landscaping, the difference between this use and current applications for agricultural
purposes would not be significant. The proposed project would contribute to the overall
regional increase in water quality contaminant levels, although these impacts are not
considered significant due to the relatively small quantities involved.
The proposed project would result in incremental increases to regional contaminant levels,
although by implementing proposed project design and the mitigation measures listed
below the water quality objectives of the Riverside County General Plan (1986) can be met.
6.4.3 Mitigation
The mitigation measures listed below were generated as a result of field investigation of the
project site and available literature, and represent the best known information on
hydrology/water quality to date. Subsequent investigations and information should be used
to augment the following recommendations were appropriate.
• A geotechnical investigation of the project site should be conducted by a
qualified consultant prior to construction. As a part of this investigation,
drainage specifications should be established to insure adequate mitigation
against flood related impacts.
6-28
• The applicant should coordinate with the Coachella Valley Water district to
insure maximum water conservation efforts and minimum runoff contaminant
levels. The applicant should institute an appropriate water quality monitoring
program if deemed appropriate by the CVWD.
6.5 OPEN SPACE AND CONSERVATION
6.5.1 Existing Conditions/General Plan Policies
The General Plan states that natural features such as prominent hillsides, major rock
outcroppings, major stands of trees, unique scenic features, and other characteristics shall
be preserved and incorporated into the design of any development. Environmental hazard
and resource areas within a project site shall be retained as open space or shall be developed
in a manner that is harmonious with the resource and does not increase the risk of damage
or injury to the development's users. According to the Comprehensive General Plan for
Riverside County, Open Space and Conservation Map, the project site is designated
agriculture and as areas not designated as open space (see Figure 4.1-1). The areas not
designated as open space are residential reserve (5 DU/acre). Of the 1251 acres proposed
for development, 1,140 acres are designated as prime agricultural land (approximately
91 percent).
The project site is primarily agricultural. There are, however, various spots of open space
consisting of mesquite thickets and disturbed areas. Mesquite thickets are considered a
declining habitat regionally, and support a variety of declining bird species. One such bird
species found onsite is the Crissal thrasher (Toxistoma crissale), which is a species of
special concern and is declining in population size regionally (see Section 6.8).
There are several archeological sites identified within the project boundaries. The majority
of the sites consist of small pottery scatters while some may be habitation sites (see
Section 6.9).
According to the Composite Environmental Hazards Map in the Comprehensive General
Plan there is a liquifaction hazard area through the project site. There also exists a non -
active inferred fault through the eastern portion of the project site. There are no other
environmental hazards identified on site, such as flood zones, fire hazards or mountainous
areas (see Section 6.2).
6-29
6.5.2 Project Impact/Relationship to General Plan Policies
Approximately thirty-four percent of the project site is designated golf course/open space
and parkland on the conceptual site plan (see Figure 3.1-1). This usable open space
designation is in conformance with open space land use standards for project development,
according to the General Plan, which states: development projects shall consider
incorporating usable open space into the design of the project (County of Riverside General
Plan 1987).
According to the Riverside County General Plan, natural resources within a proposed
project development should be preserved and incorporated into the design of the project.
The mesquite thicket habitat is declining in southern California on a regional level and is
therefore considered a cumulative significant loss. Loss of the mesquite thickets would
also result in an adverse impact to the Crissal thrasher, a bird species of special concern.
6.5.3 Mitigation
Thirty four percent of the project site is designated as open space/golf course according to
the conceptual site plan. This quantity of open space provided by the Specific Plan would
reduce the impacts to below a level of significance for the loss of open space.
Loss of the mesquite thickets on the project site, and therefore, loss of habitat for the
Crissal thrasher, would create an adverse impact. To mitigate the loss of this habitat the
developer has agreed to incorporate some of the existing mesquite thickets into the golf
course design. The developer would also revegetate mesquite thickets in other locations
within the golf course design.
No mitigation measures are required for the majority of the archeology resources on the
project site because these sites are not significant cultural resources. Mitigation of impacts
for the other archeological resources cannot be determined until site significance testing has
been performed (sites Riv-1340, -1343, -1715, and LQ-S-3).
If left unmitigated, the liquefaction area onsite would create an adverse hazardous impact.
A future site specific geotechnical report would be required to determine the significance of
the liquefaction impacts and any mitigation measures required. Potential seismic hazards
6-30
would also be determined during the geotechnical investigation. All mitigation measures
recommended by these studies would be required to be implemented.
6.6 AESTHETICS AND VISUAL QUALITY
6.6.1 Existing Conditions/General Plan Policies
The project site consists of relatively flat land with very little topographical differentiation.
The highest elevation is approximately sea level in the western portion of the site and the
lowest elevation in the far eastern portion of the site is 90 feet below sea level. The overall
slope is less than 1 percent. The site supports primarily agricultural uses with some open
spaces of mesquite and disturbed areas. The site is visible from surrounding parcels, from
the adjacent regional park (Lake Cahuilla Park), and surrounding mountains.
The project site can be viewed from parcels north of 58th Street, south of 62nd Street, and
east of Jackson Street (Figure 2.1-2). It is also visible from a development currently under
construction to the north (PGA West). Lake Cahuilla Park is adjacent to the northwestern
portion of the project site. The project site is visually obstructed from the park's parking
lot by a man-made berm (flood protection) separating the park from the project site. The
project site could, however, be seen from various points within the park acreage at higher
elevations. The Santa Rosa Mountains are located to the east and south of the project site.
The project site can be seen from various points in these mountains.
6.6.2 Project Impact/Relationship to General Plan Policies
The landform of the proposed project will not be significantly altered. The project design
remains relatively flat and consistent with existing topography. The only grading proposed
is for the golf courses which will be 4 to 5 feet below roadways and building pads.
Therefore, views from surrounding areas will not be significantly different than existing
conditions. The proposed development will be visible from surrounding parcels, portions
of the regional park and from the surrounding mountain areas. The proposed project will
be contiguous visually with the development currently under construction to the north.
Views from the adjacent parcels, the park and the mountainous areas will be consistent with
development in the area. The proposed project will not create a significant visual/aesthetic
impact as long as the landscape and architectural design standards outlined in the Specific
Plan are implemented.
6-31
6.6.3 Mitigation
The landscape and architectural design standards outlined in the Specifc Plan would be
implemented during project implementation. If these standards are followed, no further
mitigation measures would be required.
6.7 AIR QUALITY
6.7.1 Existing Conditions/General Plan Policies
• ClimateNcteorology
The climate of the Coachella Valley area is governed primarily by the strength and
position of the semi -permanent high pressure center over the Pacific Ocean and the
position of the San Jacinto, San Bernardino and Santa Rosa mountains that isolates
the valley from any marine influences to the west. Climatic conditions are
characterized by very hot summers, mild winters, negligible rainfall, few clouds,
low humidity, and occasional wind storms that loft sand and dust (LSA, 1984).
Rainfall averages less than 3 inches per year, falling on average 10 days each year.
The rain originates from the fringes of winter storms and isolated summer
thunderstorms. Temperatures in the Coachella Valley typically range from a
summer high of 107•F and low in the high 70's to a winter maximum in the mid
70's and minimum in the low 40's. The humidity in the Rancho La Quinta area is
highest in the winter and lowest in the late spring, often below 10 percent.
Temperature inversions do not occur in the desert, and therefore do not trap
pollutants as in the Los Angeles air basin. These clean, dry conditions result in
intense solar radiation, and which, when ,combined with high temperatures, is
highly conducive to photochemical smog formation.
In addition to rainfall, temperature and humidity, winds are a significant factor
influencing the climatic and air quality conditions in the Coachella Valley. Air flow
into the valley is generally funnelled through San Gorgonio Pass near Cabazon and
then diverges across the valley. Prevailing winds, out of the northwest, are
strongest in spring and sometimes lead to blowing sand and dust; however, the
6-32
La Quinta area is sheltered on three sides by the Santa Rosa Mountains and
experiences lower wind speeds and thus little blowsand problems. The winds have
their origin in the Los Angeles basin and transport polluted air through mountain
passes (e.g., San Gorgonio Pass) out of the Los Angeles area into the desert air
basin.
The Rancho La Quinta Specific Plan Area is located in the Southeast Desert Air
Basin (SEDAB) of the South Coast Air Quality Management District (SCAQMD).
Air quality monitoring is carried out by the SCAQMD, with the nearest monitoring
station located in Indio, approximately 10 miles north. The Palm Springs
monitoring station, approximately 20 miles northwest of the project site, provides a
more comprehensive list of pollutant data, therefore ambient air quality data from
1983 through 1986 for both stations are contained within Tables 6.7-1 and 6.7-2.
As noted within the tables, the Coachella Valley area has exceeded federal or state
standards for ozone and particulates during this time period (TSP and PM-10).
The primary source of ozone in the Coachella Valley is that which is transported
from the Los Angeles air basin. Sulfates and nitrates are also transported, however
their concentrations are of only minor significance. The maximum number of
ozone violations occurs in the westernmost portion of the valley; with Indio (or
La Quinta) located in the eastern portion of the valley, exceedances are less
frequent than those experienced closer to San Gorgonio Pass. While the Rancho
La Quinta area air quality is more reflective of Indio rather than Palm Springs, there
will continue to be some exceedances of clean air quality standards in the project
area. To minimize the problem, ozone should be effectively controlled in the Los
Angeles area.
Particulates in the Coachella Valley consist mainly of dust from wind-blown desert
soils disturbed by development and agricultural activities. While windy periods in
the valley contribute to increased particulate production, at the same time the winds
help to disperse pollutants, transporting particulates and oxidants out of the project
area. Once again, the La Quinta area is shielded on three sides by local terrain,
therefore wind effects are minimized in the project area.
6-33
Table 6.7-1
AMBIENT AIR QUALITY SUMMARY
PALM SPRINGS
MONITORING STATION
California
Federal
Maximum 1 hr
Number of Days
Average
Air Quality
Primary
Concentrations
m
Exceeding
State Standard
Pollwants
. Time
Standards
Standards
1983 1984 1985
1986
1983
1984
1985
1986
Oxidants
(Ozone)
1 hr
0.10 ppm
0.12 ppm
0.10 0.20 0.24
0.18
86
92
81
80
Carbon
8 hrs
9 ppm
9 ppm
2.8 2.1 2.6
3.6
0
0
0
0
Monoxide
1 hr
20 ppm
35 ppm
7.0 4.0 5.0
5.8
0
0
0
0
Nitrogen
Dioxide
1 hr
0.25 ppm
--
0.16 0.09 0.08
0.08
0
0
0
0
Sulfur
Dioxide
1 hr
0.25 ppm
--
0.01 -- --
--
0
--
--
--
Total
Suspended
Particulates
24 hrs
--
260 µg/m3
159* 113* 291*
175*
--
--
--
--
* = Maximum 24-hour sample (in µg/m3)
ppm = Parts per million
µg/m3 = Micrograms per cubic meter
Source: California Air Resources Board, 1983 - 1986
a
w
tA
Table 6.7-2
AMBIENT AIR QUALITY SUMMARY
INDIO MONITORING STATION
-
California
Federal
Maximum 1 hr
Number of Days
Average
Air Quality
Primary
Concentrations (ppm)
Exceeding State Standard
Pollutants
Time
Standards
Standards
1983 1984 1985 1986
1983 1984 1985 1986
Oxidants
(Ozone)
1 hr
.10 ppm
.12 ppm
.18 .19 .20 --
80 69 67 --
Total
Suspended
Particulates
24 hrs
--
260 µg/m3
305* 280* 606* 242*
-- -- --
Particulate
Matter -
10 micron
(PM-10)
24 hrs
50 µg/m3
--
-- 47* 358* 111*
-- 0** 61** 41**
* = Maximum 24-hour sample (in µg/m3)
** = Percent of samples taken
ppm = Parts per million
µg/m3 = Micrograms per cubic meter
Source: California Air Resources Board, 1983 - 1986
Descripbon of P llutant
Photochemical oxidants, commonly known as smog are composed mostly of
hydrocarbons (HQ and reactive hydrocarbons (RHC) which are produced from
photochemical interaction with nitrogen oxide (NOX). Photochemical oxidants,
expressed and measured as ozone (03), are considered a major problem in the
Coachella Valley area. Significant concentration of oxidants are often recorded at
locations far from the primary emission source. For example, ozone formed in the
Los Angeles area is often transported through the San Gorgonio Pass into the
Coachella Valley.
Carbon monoxide (CO) is a colorless, odorless gas produced largely by the
incomplete burning of fuel in internal combustion engines. Concentrations of CO
occur close to heavily traveled streets, especially at locations where vehicles idle for
prolonged periods (e.g., parking lots, drive -through facilities, and congested
intersections). These areas of high CO buildup are generally referred to a CO
"hotspots." CO levels are related directly to vehicle speeds.
Since CO buildup typically occurs at locations where traffic is congested, CO
concentrations are correlated with levels of service at intersections. Significant
concentrations of carbon monoxide sometimes occur (depending on temperature,
wind speed, and other variables) where an intersection's level of service is "D" or
worse. -
• Health Effects of Air Pollutants
Air pollutants are recognized to have a variety of health effects on humans.
Hazardous health effects are especially pronounced for "sensitive receptors":
(1) children under 5 years of age; (2) individuals with respiratory and
cardiovascular problems; and (3) persons over 65. Effects range from eye
irritation to respiratory diseases such as emphysema. Carbon monoxide, ozone and
nitrogen oxides, when absorbed into the bloodstream, reduce the oxygen -carrying
ability of hemoglobin. Suspended particulate matter, sulfur dioxide, nitrogen and
ozone can trigger respiratory diseases such as asthma, bronchitis, and lung cancer.
Death may even result from short-term exposure to high pollutant dosages, but the
urban population is usually exposed to low levels over long periods of time.
6-36
• Regulatory Framework
Ambient Air Quality Standards (AAQS) represent the maximum level of
background pollution considered safe, with an adequate margin of safety, to protect
the public health and welfare. The five primary pollutants of concern for which
standards have been established are sulfur dioxide, carbon monoxide, nitrogen
oxides, ozone and suspended particulate matter. National Ambient Air Quality
Standards (NAAQS) were promulgated by the Environmental Protection Agency
(EPA) in 1971 with States retaining the option to develop different (more stringent)
standards. Due to unique air quality problems in California, the California Air
Resources Board (ARB) has developed additional AAQS. Figure 6.7-1 lists the
currently applicable State and Federal standards. In the SEDAB, it is the
responsibility of the San Bernardino County District (APCD) to set regulations and
permit sources.
• General Plan Policies
There are two Land Use Standards in the Environmental Hazards and Resources
Element of the Comprehensive General Plan relative to air quality. They concern
air quality impact mitigation and sensitive land uses.
1. Air Quality Impact Mitigation - Major development proposals which may create
a significant new source of air pollutant emissions must contribute to the
mitigation of adverse air quality impacts. Major projects may include large
industrial, mining, residential, commercial or recreational projects. Smaller,
incremental projects which are determined to be contributing to a significant
cumulative air quality impact in an area may also be required to provide
mitigation. Air quality mitigation measures to reduce automobile or energy use
include the following:
• Bicycle facilities, such as bike lanes, racks and lockers.
• Transit facilities, such as benches, shelters and turnouts.
• Park and Ride facilities.
• Carpool preferential parking programs.
• Energy efficient buildings.
6-37
FIGURE
California and Federal Ambient Air Quality Standards 6 ■
6-38
WESTEC Services, Inc.
• Solar access orientation of structures.
• Solar heated and cooled structures and swimming pools.
2. Sensitive Land Uses - Sensitive land uses (e.g., hospitals, convalescent homes,
day care centers, schools, parks, and nurseries) should not be located adjacent
to sources of heavy air pollution, such as major roadways or heavy industrial
land uses.
6.7.2 Project Impact/Relationship to General Plan Policies
The following information was calculated based on formulas provided in the SCAQMD's
"Air Quality Handbook for Environmental Impact Reports" (April 1987).
• Site Preparation and Construction
Heavy-duty truck, earth movers, air compressors and generators will be used
during site preparation and construction. Various pollutants, principally exhaust
emissions, dust and particulates, will be emitted on short-term basis. The amount
of pollutants emitted during site preparation and construction cannot be determined
at this time, because of a lack of specific information, such as location, extent and
techniques of grading and construction. To accurately calculate these factors, it is
also necessary to know which energy source would be utilized by the vehicles
during site preparation and construction for a specific number of hours, .as
concentrations of gasoline -powered motor emissions differ from those of diesel -
powered motor emissions. In addition, it is expected that 100 pounds of dust per
acre per day of construction activity will be generated by project development. Dust
can be controlled by revegetation of graded surfaces and periodic watering down of
surfaces during construction activity.
• Operation of Completed Project
When the project is completed and occupied, air quality in the project area will be
directly affected by motor vehicle emissions from project traffic, and indirectly
influenced by pollutants emitted by power generation plants which serve the project
in the SEDAB.
6-39
1. Motor Vehicle Emissions - The greatest project -related air quality impact
results from the 80,015 daily vehicle trips the project will generate at build -out
(Willdan 1987). The amount of motor vehicle emissions associated with the
proposed project is calculated based upon the total vehicle miles traveled
(VMT) at various phases of development. The VMT is determined by
multiplying the 80,015 average daily trips (ADT) generated by the
development times the average residential trips length of 5.5 miles, the
3.2 mile average commercial trip length and the average recreational trip
length of 5.2 used in the URBEMIS model, for a total of 338,473 VMT per
day.
Because of the motor vehicle emissions control program, per mile emissions
from individual motor vehicles in California are projected to be lower each
year. Air quality emissions for build -out year of the proposed project (2010)
are presented in Table 6.7-3, assuming a speed of 35 mph. The amount of
motor vehicle emissions associated with the proposed project has been
estimated employing the EMFAC7PC emission factors developed by the
California ARB.
2, Utility Emissions - According to Southern California Edison, residential units
utilize an estimated 6081 kwh/unit/year. This estimate is based on the "Air
Quality Handbook for EIR's" (April 1987). Utilizing this estimate, the target
7585 units proposed by the Rancho La Quinta Specific Plan would utilize
46,124,385 kwh per year. As the exact nature of the proposed commercial
uses is unknown, no attempt was made to quantify electrical demand
associated with the proposed 75-acres of commercial uses. See Table 6.7-4
for power plant emissions associated with this demand for electricity.
The primary use of natural gas by the project will be for combustion to
produce space heating, water heating and other miscellaneous heating or air
conditioning. Consumption for residential use is estimated by Southern
California Gas Company (1986) at 6665 cubic feet/unit/month. The target
7585 units proposed by this project would require 50,554,025 cubic feet of
natural gas per month. As discussed above, no attempt was made to quantify
anticipated demand for natural gas associated with the 75-acre commercial
6-40
Table 6.7-3
AIR QUALITY MOBILE EMISSIONS FOR PROPOSED PROJECT
2010 Daily Emissions for Proposed Pro'ect*
CO = 338,473 VMT X 6.59 gm/mi 1 lb/454 gm = 4913 lbs/day
NOX = 338,473 VMT X 1.34 gm/mi 1 lb/454 gm = 999 lbs/day
ROG = 338,473 VMT X .52 gm/mi 1 lb/454 gm = 338 lbs/day
CO - Carbon Monoxide
NOX - Nitrogen Oxides
ROG - Reactive Organic Gases; species of organic gas which undergoes
photochemical reactions along with other compounds in the air to form
secondary pollutants, primarily ozone
*assumes 35 mph
6-41
Table 6.7-4
POWER PLANT EMISSIONS*
CO
= 46,124,385 kwh X
.20 lbs/1,000 kwh =
9,225
lbs/yr
NOX
= 46,124,385 kwh X 1.15 lbs/1,000 kwh =
53,043
lbs/yr
SOX
= 46,124,385 kwh X
.12 lbs/1,000 kwh =
5,535
lbs/yr
Part
= 46,124,385 kwh X
.04 lbs/1,000 kwh =
1,845
lbs/yr
ROG
= 46,124,385 kwh X
.01 lbs/1,000 kwh =
461
lbs/yr
*Resulting from consumption of 46,124,385 kwh per year generated by a power
plant, assuming average hydro year and low sulfur fuel oil/natural gas fuel mix.
CO
- Carbon Monoxide
NOX
- Nitrogen Oxides
SOX
- Sulfur Oxides
Part
- Particulates
ROG
- Reactive Organic Gas
Table 6.7-5
NATURAL GAS EMISSIONS
CO
= 50,554,025 c.f. x
20 lbs/1,000,000 c.f. =
1011
lbs/mo
NOX
= 50,554,025 c.f. x
80 lbs/1,000,000 c.f. =
4,044
lbs/mo
SOX
= Negligible
Part
= 50,554,025 c.f. x
.15 lbs/1,000,000 c.f =
7.6
lbs/mo
ROG
= 50,554,025 c.f. x
5.3 lbs/1,000,000 c.f. =
268
lbs/mo
CO
- Carbon Monoxide
NOX
- Nitrogen Oxides
SOX
- Sulfur Oxides
Part
- Particulates
ROG
- Reactive Organic Gas
6-42
uses. See Table 6.7-5 for emissions associated with this consumption of
natural gas.
The total projected emissions upon buildout of the Rancho La Quinta Specific Plan,
including stationary and mobile emission sources, are as follows:
Table 6.7-6
TOTAL EMISSIONS PRODUCED BY RANCHO LA QUINTA (2010)*
Pollutant Lbogy
Carbon Monoxide (CO) 4,976
Nitrogen Oxides (NO,) 1,279
Reactive Organic Gases (ROG) 398
* Stationary and mobile emission sources.
To evaluate the magnitude of the emissions generated by the Rancho La Quinta Specific
Plan, the "Air Quality Handbook for EIR's" recommends comparing the project emissions
to the total emissions burden in the area. Although project completion will not occur until
2010, the South Coast Air Quality Managment District does not have emissions inventory
data compiled beyond the year 1983. Therefore, the emissions inventory in Table 6.7-7
compares the total daily tons of pollutants generated in the Riverside County portion of the
South Coast air basin to those generated by the project at completion to give a general idea
of the project impacts on the regional air quality.
Table 6.7-7
EMISSIONS INVENTORY (tons/day)
Project -Related* Riverside County**
Pollutant Emissions Basin Emissions
CO 2.49 386.80
NOX .64 51.38
ROG .20 80.54
Source: South Coast Air Quality Management District, 1986.
*Year of buildout (2010)
**1983 emission inventory data
% of Basin
Total
.64
1.25
.25
6-43
The Air Quality Management District uses SCAG population forecasts as a basis for its Air
Quality Management Plan (AQMP). It is estimated that the Rancho La Quinta Specific
Plan will generate a populaton of approximately 20,404 (7585 DU. x 2.69 persons). This
populaton growth is within the growth forecast for this area and is, therefore, consistent
with the AQMP.
Because the projected emissions for the project would not be a significant contributor to
adverse air quality in the Coachella Valley area as shown by the above percentages, and the
project is within the SCAG growth forecasts for the area, the air quality impacts associated
with the project are not significant. However, it will incrementally contribute to the
degradaton of air quality in the local air basin when combined with similar developments'
emissions to the air basin.
• Relationship to General Plan Policies
It is intended that the project conform with the Air Quality Land Use Standards by
employing mitigation measures listed below.
6.7.3 Mitigation
The amount of fugitive dust and other pollutants emitted during the grading and
construction phase of the proposed project may be reduced by watering graded surfaces
during construction activities, and planting groundcover immediately following grading.
Because most of the project -related air pollution emissions are generated by automobiles,
there is limited potential for any effective mitigation on the part of any single developer.
However, where feasible, the project will integrate the following features into the project
design:
• Transit facilities, such as benches, shelters and turnouts.
• Energy efficient buildings.
• Solar access orientation of structures.
• Solar heated and cooled structures and swimming pools.
Additionally, the design of efficient and direct traffic flow patterns on the project site can
help reduce the quantity of air pollutants generated by minimizing the places in the roadway
6-44
system where automobiles would be idling unnecessarily. The project traffic analysis,
included in Section 7.10 of this report, contains a number of design guidelines to be
utilized in creating an efficient roadway system.
Based on a recently passed regulation, the SCAQMD may also require the commercial
development in the project to reduce their trips through carpooling, particularly if any of the
commercial uses employ 100 or more people (Nickerson 1987). This, in turn, will reduce
mobile emissions in the project vicinity.
6.8 WILDLIFE/VEGETATION
The following discussion briefly summarizes the vegetative habitats on the property,
wildlife utilization of those habitats, and any high -interest species and habitats observed
onsite or which are known from the immediate vicinity. A detailed biological resource
report for the project is included as Appendix A of this report.
6.8.1 Existing Conditions/General Plan Policies
Vezetation
Vegetation on the La Quinta property is primarily nonnative, and consists of agricultural
crops (including alfalfa fields and citrus and date groves), ruderal vegetation along
roadsides, abandoned or fallow fields, and hedgerows along property lines or between
fields. Native vegetation occurs on approximately 285 acres, and includes desert saltbush
scrub, disturbed scrub, sonoran creosote bush scrub, and one small area of freshwater
marsh. Vegetative habitats are delineated in Figure 6.8-1 and discussed below. Due to the
late survey date, a large number of annual or herbaceous perennial species which could
occur in native habitats were not detectable.
Areas mapped as agriculture include land currently in production and land directly affected
by present or recent agricultural activities. These latter areas include ruderal vegetation
along roadsides and abandoned or fallow fields, and are characterized by a preponderance
of nonnative, weedy species. Typical species include Russian thistle (Salsola iberica),
cheeseweed (Malva parviflora), sunflower (Helianthus annuus), castor -bean (Ricinis
communis), and lambsquarters (Chenopodium album) along roads, and suaeda (Suaeda
torreyana), bermuda grass (Cynodon dactylon), and young tamarisk (Tamarix spp.) in old
6-45
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FIGURE
Vegetation and Sensitive Biological Resources 6 ■ S A
VkWESTEC Services, Inc.
fields. Overall, agricultural areas account for about 910 acres, or 72 percent of the total
area onsite.
Two artificial ponds (3 acres total) occur within agricultural areas in the southern part of
the site. Although this open water habitat may be beneficial for some wildlife species, little
vegetation is present.
Large groves of exotic trees occur throughout the property. Tamarisk is the primary
species in these groves. This species was introduced into the area as a windbreak and is
highly invasive wherever sufficient water is present. Other exotic species include
pomegranate (Punica granatum), several species of eucalyptus (Eucalyptus spp.) and palms
(Phoenix spp.). These groves comprise approximately 15 acres (1 percent) onsite.
Desert saltbush scrub is the dominant native vegetative habitat remaining on this property
(191 acres; 15 percent of the total cover). This association is composed of low, grayish,
microphyllous (small -leaved) shrubs to 3 feet (1 meter) in height, with some succulent
species present. Desert saltbush scrub generally occurs on fine -textured, poorly -drained
soils with high alkalinity and/or salinity (Holland 1986). Its occurrence in well -drained
soils in the western portion of the property may be indicative of a successional condition.
On the subject property, dominant shrubs of this association include quailbush (Atriplex
lentiformis), many -fruit saltbush (A triplex polycarpa), and cheesebush (Hymenoclea
salsola). Honey mesquite (Prosopis glandulosa var. torreyana) is a conspicuous element of
desert saltbush scrub in the east -central portion of the site, where it exists in large,
relatively old thickets, within which a number of tamarisk (Tamarsx spp.) have become
established. Historically, honey mesquite in the Coachella Valley grew along aquiferous
fault lines and along the subterranean watercourses emerging from the mountains
(Zabriskie 1979). This association accounts for an additional 31 acres (3 percent) of
habitat.
Small areas of disturbed scrub habitat occur in the eastern part of the site (66 acres;
5 percent of the vegetation). These areas are characterized by nearly monotypic stands of
the native species, alkali goldenbush (Haplopappus acradenius), but are clearly
successional, i.e., they were probably cleared of native vegetation in the recent past.
Sonoran creosote bush scrub is composed of widely -spaced shrub species generally with
bare ground between. This habitat occurs on well -drained secondary soils of slopes, fans,
6-47
and valleys as opposed to upland sites with thin soils or sites with a high soil salinity
(Holland 1986). Sonoran creosote bush scrub is poorly represented on this property,
occurring only in the northwest portion of the property, where it intergrades with the more
common saltbush scrub association. Dominant species of creosote bush scrub onsite
include creosote bush (Larrea tridentata), burrobush (Ambrosia dumosa), and brittlebush
(Encelia farinosa). Virtually no understory species were present during the survey period.
Palo verde (Cercidium floridum) occurs scattered throughout the northernmost portion of
this habitat. This drought -deciduous tree is typically indicative of a dry wash woodland,
although it forms no well-defined community on the property. Onsite, it occurs on an
outwash plain near the aqueduct and indicates near -surface groundwater supplies.
Creosote bush scrub accounts for 28 acres, or 2 percent of the total vegetative cover on
this site.
Freshwater marsh, dominated by cattails (Typha spp.), occurs only in an irrigation ditch
adjacent to Madison Street, and accounts for less than 1 acre (less than 1 percent) of
habitat. Other mesic species in this ditch include sedge (Cyperus sp.) and the alkaline -
tolerant species alkali -heath (Frankenia grandifolia) and alkali weed (Cressa truxillensis
var. vallicola), among others.
Disturbed habitat, as mapped in the eastern part of the site, is largely devoid of vegetation
and is further degraded by illegal refuse disposal. This area, which comprises 6 acres
(1 percent), is not directly associated with agricultural activities.
WILDLIFE
Wildlife Habitat Value
The degree of disturbance onsite and in the surrounding area limits the wildlife value of this
property. Key wildlife areas occur primarily as isolated stands in the remaining native
habitat. Mesquite thickets in the eastern portion of the site provide the best habitat, overall,
for bird species. Reptiles and some mammal species are expected to utilize the narrow strip
of saltbush scrub and creosote bush scrub along the western property edge. Although
much of this western area shows evidence of disturbance, its value is somewhat enhanced
by the presence of similar, largely undisturbed habitat offsite, west of the aqueduct dike.
6-48
Amphibians and Reptiles
Because of the lack of aquatic habitat, no amphibians are likely to be common in the project
area, though California toad (Bufo boreas) and Great Plains toad (B. cognatus) are possible
in irrigation ditches.
The only species of reptile observed on the site was side -blotched lizard (Uta stansburiana).
About 25 reptile species occur in the general vicinity of the project site; however, many of
these are restricted to rocky habitats and so could occur only at the base of the hill at the
property's western extremity. Reptiles likely to be widespread onsite include zebra -tailed
lizard (Callisaurus draconoides), western whiptail (Cnemidophorus tigris), red racer
(Masticophis flagellum), and gopher snake (Pituophis melanoleucus).
Birds
Forty-one bird species were detected during the present survey (see Appendix A). Most of
these are typical of mesquite scrub, creosote bush scrub, and agricultural areas. Typical
species found in mesquite include Gambel's quail, ladder -backed woodpecker, Crissal
thrasher, cactus wren, phainopepla, and Abert's towhee. Creosote bush scrub species
include Say's phoebe, verdin, and black -tailed gnatcatcher. Common species in
agricultural areas include common ground dove, European starling, horned lark, and
western meadowlark. Many winter visitors were conspicuous and numerous, e.g., cedar
waxwing, Bewick's wren, water pipit, orange -crowned and yellow-rumped warblers, and
white -crowned sparrow. An additional six or so species that occur in the vicinity during
their breeding season only could be expected in a spring or summer survey (e.g., white -
winged dove, lesser nighthawk, and ash -throated flycatcher). Probably three nocturnal
species would be found with a night survey: barn and great horned owls and poor -will.
No species characteristic of riparian woodland (e.g., Bell's vireo or summer tanager)
would be expected on the property.
Birds were most abundant in mesquite habitat in the eastern segments of the property, of
intermediate density in the creosote bush scrub in the northwestern corner, and very sparse
in the saltbush scrub in the western and southwestern corners. Birds were sparse over
most of the agricultural fields, but large flocks of western meadowlarks were also present
there. Of interest were rufous -sided towhee, a rare winter visitor to California, violet -green
swallows, unusually late migrants that normally keep to the mountains on their southbound
6-49
passage but which were possibly displaced by storms the preceding night, and the white-
tailed kite, a rare migrant to the desert from the coastal slope.
Mammals
The only mammal detected during the survey was desert cottontail. About 20 additional
species could occur in the project area. Common expected species include little pocket
mouse, Merriam's kangaroo rat, black -tailed jack rabbit, antelope ground squirrel, and
coyote.
HIGH INTEREST SPECIES/HABITATS
Plants
High interest plants include those listed by the U.S. Fish and Wildlife Service (USFWS
1985a), California Department of Fish and Game (CDFG 1985), and California Native
Plant Society (Smith and York 1984). The CNPS listing is sanctioned by the California
Department of Fish and Game and essentially serves as their list of "candidate" species for
listing as threatened or endangered.
No sensitive plant species were detected onsite during this survey. Many of the sensitive
species known from the general vicinity are shrubs which would have been detectable
during the survey period, and/or are otherwise restricted by lack of suitable edaphic factors.
This group includes Little San Bernardino linanthus (Linanthus maculatus), Orocopia sage
(Salvia greatai), ayenia (Ayenia compacta), spearleaf (Matelea parviflora), desert sage
(Salvia eremostachya), Salton milk -vetch (Astragalus crotalariae), Borrego milk -vetch
(Astragalus lentiginosus var. borreganus), and mecca aster (Xylorhiza cognata). Little
San Bernardino linanthus is a highly restricted species found at higher elevations than
occur onsite; Orocopia sage generally occurs on the eastern side of the Salton Sea; ayenia,
spearleaf, and desert sage all prefer rocky slopes or canyons; Salton milk -vetch and
Borrego milk -vetch occur on sandy flats, fans, dunes, or valleys; and mecca aster is found
in gypsum clays.
Another group of species with a somewhat higher potential for occurrence based on habitat
affinities or known occurrence in the vicinity could not be reliably detected during the
survey period. These plants include California ditaxis (Ditaxis Californica), glandular
6-50
ditaxis (Dttaxis adenophora), ribbed cryptantha (Cryptantha costata), winged cryptantha
(Cryptantha holoptera), and the desert unicorn plan (Proboscidea althaeifolia). The
sensitivity ratings and overall potential for occurrence onsite are discussed in the detailed
biology report.
Animals
High interest animal species are officially listed by the U.S. Fish and Wildlife Service
(USFWS 1985b) and the California Department of Fish and Game (CDFG 1980).
Sensitive species pertinent to the study area are discussed below.
Reptiles
Several sensitive reptiles occur in the Coachella Valley or the surrounding mountains,
including desert tortoise (Gopherus agassizi), desert slender salamander (Batrachoseps
aridus), Coachella Valley fringe -toed lizard (Uma inornata), flat -tailed horned lizard
(Phrynosoma mcallii), and magic gecko (Anarbylus switaki). The sensitivity ratings of
these reptiles and their potential for occurrence onsite are discussed in Appendix A.
Birds
Three sensitive bird species were detected on the property: Crissal thrasher (Toxostoma
crissale), black -tailed gnatcatcher (Polioptila melanura), and sharp -shinned hawk (Accipiter
striatus).
The Crissal thrasher inhabits dense thickets, primarily of mesquite, in desert lowlands. It
is difficult to detect because it hides in dense vegetation and calls infrequently, but its
populations are sparse even in its preferred habitat. The numbers of Crissal thrashers in
California have been reduced sharply by conversion of mesquite scrub to agricultural and
urban uses and possibly, by replacement of native mesquite by nonnative tamarisk. The
California Department of Fish and Game recognized the Crissal thrasher in the third -
priority category on its list of bird species of special concern in California (Remsen 1978).
Remsen's first recommendation for conservation of the species is protection of mesquite
brushland in the Coachella, Imperial, and Colorado River valleys. One Crissal thrasher
was found onsite during the field survey, in the mesquite thicket north of Avenue 60.
Another individual was detected just offsite, between the above -mentioned locality and
6-51
Jackson Street. The individual detected onsite was observed in the only habitat suitable for
Crissal thrashers on the property. In spite of their having been used for illegal refuse
disposal, both tracts, totalling 53 acres (32 acres onsite; 21 acres offsite to the east), are
nearly ideal habitat for the species, and may support up to 12 or so individual thrashers.
Only a few other areas of mesquite thickets large enough to support populations of Crissal
thrashers persist in the La Quinta/Indio/I'hermal area.
The black -tailed gnatcatcher occurs in lowland mesquite scrub with the Crissal thrasher but
more numerously in desert washes and creosote bush scrub. Remsen (1978) listed the
black -tailed gnatcatcher as a second -priority species of special concern, primarily on the
basis of the threats to the coastal population, now known to be a biologically and
ecologically distinct species (Polioptila californica). Nevertheless, populations of the
black -tailed gnatcatcher of the desert region (Polioptila melanura lucida) have been reduced
by agricultural and urban development, and possibly by disturbance from off -road vehicles
and brood -parasitism by brown -headed cowbirds, though the species remains common
over large areas of southeastern California.
Seven black -tailed gnatcatchers were found during the survey: one pair in open creosote
bush/saltbush scrub in the western part of the property west of Avenue 60, and the
remainder in the northwestern corner of the property in creosote bush scrub with scattered
palo verde and mesquite adjacent to the Coachella Aqueduct. An additional pair was
detected offsite to the east, near Jackson Street in dense mesquite scrub. These areas are
the only places likely to support black -tailed gnatcatchers, though there is a slight
possibility that a pair or two might occur in the disturbed saltbush scrub in the southwest
corner of the property. Perhaps two or three dozen pairs inhabit the entire site; small,
inconspicuous birds such as these are impossible to census completely in the impenetrable
thickets covering the eastern segments of the property. Black -tailed gnatcatchers are
probably still widespread along the base of the Santa Rosa Mountains but have been
eliminated from most of the floor of the Coachella Valley.
The single sharp -shinned hawk was seen in palo verde trees in the northwest corner of the
site. This species, which occurs in the Coachella Valley as an uncommon winter visitor,
was listed by Remsen (1978) as a third -priority species of special concern because of its
small breeding population and contracting breeding range in California. It is on the Blue
List of declining birds in North America (Tate and Tate 1982) on the basis of a steep
decline in the breeding population of the eastern half of the continent.
6-52
Several additional sensitive bird species known from the Coachella Valley may or may not
occur on the property. These species include the following: Leconte's thrasher
(Toxostoma leconteii), vermilion flycatcher (Pyrocephalus rubinus), prairie falcon (Falco
mexicanis), burrowing owl (Athene cunicularia), and the long-eared owl (Asio otus).
These birds and their habitats are discussed in more detail in Appendix A.
Six sensitive mammals are known to occur in the vicinity of the project area: California
leaf -nosed bat (Macrotus californicus), Townsend's big -eared bat (Plecotus townsendii),
pocketed free -tailed bat (Tadarida femorosacca), California mastiff bat (Eumops perotis
californicus), Coachella round -tailed ground squirrel (Spermophilus tereticaudus chlorus),
Peninsular bighorn sheep (Ovis canadensis cremnobates), and American badger (Taxidea
taxus). An additional nonsensitive species of some concern is known from the region:
desert kit fox (Vulpes macrotis arsipes). These species are discussed in the detailed
biology report.
Habitats
Sensitive habitats are those which are considered rare within the region, are listed as unique
by the County of Riverside (1986), or support sensitive plants or animals. Although no
habitats onsite have any regulatory status, the mesquite thickets in the eastern portion of the
property are of interest. These thickets provide the best bird habitat onsite in terms of
density and diversity of species, and provide nesting habitat for the sensitive species,
Crissal thrasher and black -tailed gnatcatcher. These mesquite thickets amount to
approximately 31 acres of habitat.
6.8.2 Project Impact/Relationship to General Plan Policies
Sensitive biological resources detected onsite or those with a reasonable potential for
occurrence are discussed below as to their significance in the context of the proposed
project. Impacts to resources identified as significant are also addressed.
The proposed development includes residential (755 acres), public use (41 acres),
commercial (75 acres), and open space (424 acres of which 380 acres includes two 18-
6-53
hole golf courses and a driving range) areas, and will result in the loss of nearly all native
habitat onsite. Impacts to biological resources onsite due to the maximum development
plan will largely occur from habitat removal during the construction phase, although
sensitive areas which are retained could also be impacted by implementation activities,
including increased traffic, noise, and human use of the area.
Overall, project implementation is not expected to result in significant impacts to biological
resources because approximately 80 percent of the site is currently disturbed by
agricultural activities. These disturbed areas offer little wildlife habitat value and support
no sensitive plant or animal species.
Four biological resources of concern exist or are potentially occurring onsite, however:
mesquite thickets which support the declining bird species, Crissal thrasher, two potentially
occurring sensitive plant species (ribbed cryptantha and winged cryptantha) and one
sensitive reptile species (flat -tailed horned lizard).
Impacts to mesquite can be adequately mitigated by retention of a portion of this habitat
onsite in dedicated open space, in conjunction with revegetation to replace impacted
mesquite habitat elsewhere onsite at roughly a 1:1 ratio. Ideally, areas of revegetated
mesquite will be in proximity to existing habitat.
A 30-acre mesquite thicket occurs in the northeast corner of the site. At least 6 acres
(20 percent) of this habitat is expected to be incorporated into a proposed open space area.
Habitat enhancement would increase the overall value of this retained habitat. An additional
3 acres is available in this area for mesquite revegetation. Revegetation with mesquite
would also be appropriate within or adjacent to the golf course elsewhere onsite.
An appropriately -timed survey will need to be conducted by a qualified biologist to
adequately assess the presence or absence of the two sensitive plant species and flat -tailed
horned lizard onsite. Surveys for the plant species should be conducted in spring (March -
April). Only large populations are expected to present constraints to development.
Effective mitigation would then likely include retention of all or a portion of the
population(s) onsite. If flat -tailed horned lizard is present, appropriate mitigation for this
species would be retention of habitat onsite or offsite mitigation via fee assessments to the
Coachella Valley fringe -toed lizard preserves or another designated habitat protection plan.
Although the property is outside the fee assessment area as shown in the Coachella Valley
6-54
Fringe -Toed Lizard HCP (1985) this latter mitigation measure would be biologically -
preferable because it would allow the purchase of suitable flat -tailed horned lizard habitat in
a known higher -density area for the species, compares to retention of the small, isolated
parcel of habitat which occurs onsite. The flat -tailed horned lizard surveys would need to
be conducted prior to approval of this area for development, and should be conducted
between May 1 and July 1.
The population increase expected from this development could result in indirect impacts to
sensitive habitat areas offsite to the west from increased use of those areas. Given the
availability of onsite recreational opportunities the probability of trespassing on adjacent
private property is considered minimal.
6.8.3 Mitigation
The following general recommendations are provided to reduce impacts to mesquite habitat
and potentially occurring sensitive species to an acceptable level. More specific mitigation
measures to replace mesquite lost or impacted during construction by enhancement or
revegetation techniques are outlined in the following section.
1. Development should be prohibited within existing mesquite habitat in the
eastern part of the site to the greatest extent possible. A proposed open space
area encompasses approximately 6 acres of this existing mesquite habitat. This
area should be designated as natural open space and preserved as a minimum or
no -use area with adjacent facilities situated so as to direct potential impacts away
from this sensitive habitat. An additional 3 acres of disturbed habitat which
occurs in this open space area should be revegetated with mesquite.
2. This open space area should be enhanced by removal of trash and nonnative,
invasive plant species such as tamarisk (Tamarix spp.) Planting of exotic
species is prohibited in this area.
3. Mesquite thickets to be preserved in open space should be flagged and/or fenced
prior to adjacent construction. A substantial penalty should be levied against the
grading contractor if this habitat is damaged to ensure necessary repairs.
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4. No grading should occur within 50 feet of this open space area from January -
May to avoid adverse impacts to Crissal thrasher during the breeding period
5. Residential dwellings (including yards) and roads should be set back
75-100 feet from this habitat to provide a wildlife buffer. This buffer area can
be vegetated with native shrubs found onsite or in the area, such as saltbush
(Atriplex spp.), palo verde (Cercidium floridum), smoke tree (Dalea spinosa),
or cat's claw (Acacia greggii), to name a few. Use of the latter species, in
particular, would provide a natural barrier to inhibit access of this area, thereby
offering more protection for sensitive resources therein. In addition to the use
of natural vegetative barriers, this open space area should be posted with no
trespassing signs (and/or educational signs) to deter human access. If
necessary, a vandalism -resistant off -road vehicle barrier should be incorporated
to prevent vehicular access into this area.
6. Development adjacent to this area should take into consideration lighting,
traffic, and noise impacts. Lighting from buildings should be oriented away
from mesquite habitat, in an attempt to minimize disturbance to nesting wildlife
species. Traffic (i.e., roads, parking lots) should also be situated away from
mesquite habitat to the greatest extent possible to minimize noise disturbance to
wildlife.
Appropriately timed surveys should be conducted for ribbed Cryptantha and
winged Cryptanta (March through April), and for flat -tailed horned lizard
(1 May - 1 July) prior to development of the potentially sensitive habitat.
Replacement of Mesquite Habitat
Although a portion of the 30 acres of mesquite habitat onsite is expected to be retained in
open space as outlined above, approximately 24 acres will be lost. Mitigation to offset this
loss should occur through replacement or revegetation techniques.
An approximate habitat replacement ratio of 1:1 (1 acre of mesquite replaced for each acre
lost) is suggested, which can be accomplished by incorporating large stands of mesquite
into landscaping elsewhere onsite. The most appropriate area for replacement of mesquite
habitat is directly southwest of the above -mentioned open space area. Double -loaded
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fairways are planned for this area; plantings of mesquite between these fairways is a
feasible option which would provide valuable habitat. The mesquite would be somewhat
buffered from residential development by the golf course, and would be close enough to
existing mesquite habitat to be utilized by wildlife there. In addition to planting mesquite in
this area of the golf course, this species should be incorporated as islands and/or strips of
vegetation into other areas of the golf course.
Due to foraging requirements of Crissal thrasher (the species is insectivorous and spends
much of its time on the ground), the use of insecticides, herbicides, fungicides and rodent
poisons on golf course areas adjacent to mesquite habitat may be detrimental to this and
other bird species. For this reason, the use of these chemicals adjacent to mesquite thickets
should be prohibited.
In general, planting throughout this development should utilize other low-water
consuming, native species. Recommended species which would be appropriate for
landscaping and would offer wildlife habitat value, particularly in massed plantings,
include cottonwood (Populus fremontii), ironwood (Olneya tesota), palo verde (Cercidium
floridum), cat's claw (Acacia greggii), and smoke tree (Dalea spinosa). Invasive species
such as tamarisk (Tamarix spp.) should not be used.
6.9 HISTORIC & PREHISTORICAL RESOURCES
6.9.1 Existing Conditions/General Plan Policies
Previous work by Wilke in 1973 and SRS in 1979, identified six archaeological sites
(CA-Riv-193,-273,-1340,-1343,-1716 and -1717) within the project area. A field
reconnaissance conducted by WESTEC resulted in the recordation of five new
archaeological sites and eleven isolate artifact finds. No historic sites were located. In
addition to these archaeological sites, two rock art (petroglyph) sites are located within two
miles of the project area. One of the sites (Riv-193) is located within the project area;
Riv-37 is immediately adjacent to the project area, but within the Lake Cahuilla County
Park; and the third site (Riv-368) is located two miles south. Site Riv-10 is a National
Register and county maintained property which includes both rock art (petroglyphs) and
fish traps on tufa covered hills. This site is in excellent condition, given the lack of public
access. Sites Riv-37 and Riv-193 are both disturbed through vandalism (recent paint and
rock carving) but petroglyphs are still apparent.
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Of the 11 sites within the project area, site Riv-1716, containing a few pieces of pottery,
was not relocated; sites Riv-1717, LQ-S-1, LQ-S-2, LQ-S-4 and LQ-S-S were primarily
small pottery scatters which were collected; site Riv-273 was revisited and only five pieces
of pottery were relocated.
The two cremations recorded at Riv-273 have been collected by Wilke (1980) for reburial
by Native Americans. Given the size of sites Riv-1340, -1343, and LQ-S-3 and the
presence of artifacts other than pottery (i.e., milling tools and flakes) these sites reflect
habitation post last filling of relic Lake Cahuilla to the 40 foot elevation. No collection or
testing to determine subsurface depth was conducted at Riv-1340, -1343, and LQ-S-3.
6.9.2 Project Impact/Relationship to General Plan Policies
Sites Riv-1716, -1717, LQ-S-1, LQ-S-2, LQ-S-4, and LQ-S-S are primarily pottery
scatters in disturbed areas, which have been collected. These sites, evaluated under CEQA,
Appendix K, Section III, lack integrity and/or do not provide information that has
demonstrable public interest or scientifically consequential importance. Site Riv-273, a
cremation site, would have qualified as an important cultural resource, however this site
was collected in 1980 for reburial by Native Americans.
Archaeological sites Riv-1340, -1343, and LQ-S-3 cannot be evaluated for site importance
without additional fieldwork to determine site importance. This work should include the
collection and mapping of all surface artifacts, as well as, posthole testing and 1 by
1 meter unit excavation to determine the presence or absence of a subsurface deposit.
Petroglyph site Riv-193 is identified under CEQA as an important cultural .resource.
Archaeological site Riv-10 is also an important cultural resource under CEQA and is a
National Register Property. This site was identified by the county to be addressed for
secondary impacts.
Impacts
Under CEQA, only important cultural resources need be addressed as to impacts or
mitigation of impacts. Sites Riv-273, -1716, -1717, LQ-S-1, LQ-S-2, LQ-S-4, and
LQ-S-S are not identified as significant cultural resources and need not be addressed under
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impacts or mitigation of impacts. Sites Riv-1340, -1343, and LQ-S-3 need to be tested for
site significance before impacts or mitigation of impacts can be addressed. Rock art site
Riv-193 will be directly impacted by the proposed project. Site Riv-193 will suffer further
vandalism, given the increase in population and improvement in access. It should be noted
that Riv-10, which includes both rock art and fish traps, is roughly two miles south of the
project area. The general public is aware of this important archaeological site, but no
protection other than lack of access has been afforded this site. The increase in population
from this project as well as other development projects in the valley increase the likelihood
of secondary impacts (i.e., vandalism) to this National Register property.
6.9.3 Mitigation
Mitigation of impacts for sites Riv-273, -1716, -1717, LQ-S-1, LQ-S-2, LQ-S-4, and
LQ-S-5 are not necessary, as these are not "important" cultural resources. Mitigation of
impacts for Riv-1340, -1343, and LQ-S-3 cannot be determined until site significance
testing has been conducted. The sites determined as significant cultural resources are
Riv-193 and Riv-10. Mitigation of impacts to site Riv-193 could be achieved through the
recordation and mapping of all petroglyph elements at this site. In addition, this site should
have an interpretative sign and incorporated into a trail (i.e., horseback, walking) system
that connects to the Lake Cahuilla County Park.
Site Riv-10 is an extensive rock art and fish trap (circular rock features) site. No work has
been done to identify the number of petroglyphs and fish traps, let alone the management,
of this resource. Until this site is inventoried and measures taken for the protection of this
unique site, the public should be denied access. This is presently the case with private
property blocking access from the public street. The degree of secondary impacts cannot
be measured as this site is roughly two miles away and the impacts (i.e., vandalism) due to
the cumulative increase in population and not the direct result of one project, the protection
of this site necessitates: 1) identifying the resource, 2) development of a plan for the
protection of the resource and 3) development of a park or preserve with limited access.
6-59
6.10 NO i S E
6.10.1 Existing Conditions/General Plan Policies
The primary source of noise in the vicinity of the project area is vehicular traffic along
Avenue 58, Avenue 60, Avenue 62, Madison Street, Monroe Street and Jackson Street.
Although Thermal Airport is located approximately 1 mile east of the site, the aircraft
pattern routes, altitudes, and low traffic volumes do not significantly contribute to the
project's existing noise environment.
Community noise levels are generally presented in terms of CNEL (Community Noise
Equivalent Level). CNEL is the average sound level during a 24-hour day, and is
calculated by adding 5 decibels to sound levels in the evening (7 p.m. to 10 p.m.) and
adding 10 decibels to sound levels at night (10 p.m. to 7 a.m.)
The County of Riverside requires that noise levels in areas containing residential land uses
not exceed 65dB(A) CNEL. For proposed residences exposed to exterior noise levels
greater than 60dB(A), development should be undertaken only after a detailed acoustical
analysis of the noise environment is made and any required mitigation is developed. In
addition, for multi -family residential projects, the California Noise Insulation Standard
(California Administrative Code, Title 25, Chapter 1, Subchapter 1, Article 4) requires
that interior noise levels in multi -family residential living spaces not exceed a CNEL of
45dB(A).
For recreational land uses (e.g. golf courses) the acceptable noise level in the County is
55dB(A) CNEL. Commercial land uses in the County can be exposed to noise levels of
65dB(A) CNEL or less to be considered acceptable. If these noise levels are exceeded, an
acoustical analysis is required. Figure 6.10-1 depicts the County's Land Use compatibility
system based on noise levels in the community.
The project area is relatively rural, and the majority of traffic along roadways in the project
vicinity is below 600 average daily trips (ADT); the exception being Jackson Street which
currently carries between approximately 1100 and 1880 ADT. Rural environments with
such low traffic volumes typically experience noise levels ranging from 35 to 55dB(A),
depending on time of day, according to The Handbook of Noise Control (Harris 1979).
The County of Riverside Comprehensive General Plan identifies residential and recreational
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a n d U s
Residential Land Uses: Single and Multiple
Family Dwellings, Group Quarters, Mobilehomes
Transient Lodging: Hotels, Motels
School Classrooms, Libraries, Churches,
Hospitals, Nursing Homes, etc.
Recreational Land Uses: Golf Courses, Upen Space
Areas with walking, bicycling or horseback riding
trails, water based recreation areas where motor-
ized boats and jet -skis are prohibited.
Office Buildings, Personal, Business, and
Professional Services
toriums, Concert Halls, Amphitheaters, Music
1 (maybe noise sensitive or noise producer) -
Sports Arenas, Outdoor Spectator Sports
Recreational Land Uses: Piaygrounas, ireignourn
Ball Parks, Motorcycle Parks, and Water -based
a Recreation Areas where motorized boats and jet -
skis are permitted.
Commercial Land Uses: Retail trade, Movie
o Theaters, Restaurants, bars, entertainment
related commercial activities services.
Commercial Land Uses: Wholesale, Industrial/
Manufacturing, Transportation, Communications
and Utilities.
Explanation of Land Use Consequences:
A Normally Acceptable. With no special C
noise reduction requirements assuming
standard construction.
B Conditionally Acceptable. New con-
struction or development should be
undertaken only after a detailed
analysis of the noise reduction re-
quirement is made and needed noise
insulation features included in the
design.
j I CNEL or Lan value
50 55 60 65 70 75
Generally Unacceptable. New
construction is discouraged. If
new construction or development
does proceed, a detailed analysis
of the noise reduction require-
ments must be made and needed
noise insulation features included
in the design.
D Land Use D-iscouraged. New con-
struction or development should
generally not be undertaken.
SOURCE: County of Riverside Comprehensive General Plan, 1986
Land Use Compatibility Chart Based on Community Noise Level
FIGURE
8.'10- 1
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WESTEC Services, Inc.
developments as noise sensitive land uses and commercial land uses as noise producers.
There are seven land use standards pertaining to noise levels in the community.
1. Noise issues shall be reviewed in relation to the land use; circulation
transportation, and housing elements.
2. The following uses shall be considered noise sensitive and shall be discouraged
in areas in excess of 65dB(A) CNEL : single and multiple family residential,
group homes, hospitals, schools and other learning institutions, and parks and
open space lands where quiet is a basis for use.
3. Business and professional offices where effective communication is essential,
shall mitigate interior noise to 45dB(A).
4. Proposed noise sensitive projects within noise impacted areas shall be required
to have acoustical studies prepared by a qualified acoustical engineer and may
be required to provide mitigation from existing noise.
5. Proposed projects which are noise producers shall be required to have an
acoustical engineer prepare a noise analysis including recommendations for
design mitigation if the project is to be located within proximity to a noise
sensitive land use, or land zoned for noise sensitive land uses.
6. Projects that are incapable of successfully mitigating excessive noise shall be
discouraged.
7. In areas within proximity to highways and roads, the road's design standard
(average daily trips) shall be used to estimate maximum future noise hazard.
Various zones have prescribed ranges of land use intensity which are permitted. Although
some instances of categorical incompatibility exist within some zones, incompatibility of
land use is more commonly associated with areas of zone transition where residential zones
abut commercial zones or agricultural zones abut residential zones.
6-62
6.10.2 Project Impact/Relationship to General Plan Policies
To determine roadway contributions to future onsite noise levels, the roads adjoining the
Rancho La Quinta Specific Plan area were identified by design capacity according to road
classifications within the Circulation Element of the General Plan. The design capacity
represents the traffic volume that would produce an acceptable level of service (LOS C),
and thus a maximum ADT for the roadway. As stated in the traffic analysis in Section 7.10
of this report, Avenue 58 is classified as a major highway; Avenues 60 and 62 are
classified as secondary highways; Madison Street is classified to be an urban arterial; and
the arterial highway classification is assigned to Monroe and Jackson Streets.
The primary noise source affecting the project would be from traffic generation on the
nearby ciruclation network. The County of Riverside Road Department has developed
design capacities based on the type of roadway facility and number of lanes contained
within the roadway (Table 7.10-2 demonstrates the County's design criteria). The traffic
volumes associated with these classifications represent the ultimate traffic that would impact
onsite noise levels in the future. The classifications from the Circulation Element
corresponding to each facility type are based on conversations with Willdan Associates and
are as follows:
RQadwav Classification
Major Highway
Secondary Highway
Urban Arterial
Arterial Highway
Collector
Facility Tyne
Major
Secondary
Expressway (4 lane)
Arterial
Collector
From these classifications, the typical noise contour diagrams contained within the General
Plan (page 356-358) determine the distance from the center line where the noise levels
would be 60 or 65 dB(A) CNEL, provided the traffic volumes do not exceed the
classification's design capacity. According to the traffic analysis prepared for the Rancho
La Quinta project (Willdan 1987), once the proposed mitigation measures are implemented,
no roadways adjacent to the project site would exceed LOS C in the future. Therefore, the
typical noise contours developed within the General Plan can be utilized to establish
preliminary contours for most of the roadways in the project vicinity.
6-6 3
The exception to using this methodology would be for the internal circulation system and
for the adjacent urban arterial (Madison Street). The traffic analysis identifies a maximum
12,000 ADT and collector classification for the internal roadways, where the urban
arterial's design capacity (4-lane expressway) would be 50,000 ADT. Typical noise
contours have not been developed for a collector or urban arterial roadway; therefore, the
Federal Highway Administration's Stamina 2.0 model was utilized to determine the noise
contours for those roadways.
The Stamina 2.0 model accepts as input: (1) modeling of the existing terrain of the project
site, (2) pad elevations of the proposed development, (3) roadway location and grade, (4)
average daily traffic volumes from roadways, and (5) noise receptor points. The existing
terrain and pad elevations were assumed level, representing a worst -case analysis. The
roadway grades was assumed to be less than 2 percent. All Z coordinates for receptors are
increased by 5 feet above ground elevations to model the approximate height of the human
ear for first -floor elevations. The results of the noise study were computed in Equivalent
Noise Levels (Leq) units, which were converted to CNEL.
Table 6.10-1 contains the contour distances from the center line of each roadway adjacent
to the project site, which are based on the County General Plan. The contour distances for
the internal circulation system and Madison Street were developed by Stamina 2.0
modelling of future onsite noise conditions. Traffic volumes utilized in the modelling of
these roadways are those contained within the traffic analysis prepared for the project and
County design capacities. These two methodologies for determining the noise contour
distances do not, however, accurately portray the cumulative noise effect at the
intersections of roadways.
Those residences which would be exposed to noise levels of 60dB(A) or less are normally
considered acceptable by the County. Those residences proposed within an area which
would be subjected to noise levels greater than 60dB(A) are required by the County to
undertake a detailed acoustical analysis to develop noise reduction measures for the exterior
of the residences: In addition, according to the State, an interior acoustical analysis is also
required for those residences exposed to noise levels greater than 60dB(A) to ensure the
interior 45dB(A) requirement is satisfied.
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a
a
Table 6.10-1
NOISE CONTOUR DISTANCES FOR ROADWAYS ADJACENT
TO THE RANCHO LA QUINTA SPECIFIC PLAN AREA
Roadway
Avenue 58
Avenue 60
Avenue 62
Madison Street
Monroe Street
Jackson Street
Internal Roadways
60dB(A) distance*
310 feet
270 feet
270 feet
490 feet**
315 feet
315 feet
125 feet**
SoLirce: County of Riverside Comprehensive General Plan 1986.
* Distance in feet from the centerline of the roadway.
** Based on FHWA Stamina 2.0 modelling.
65dB(A) distance*
150 feet
130 feet .
130 feet
300 feet**
155 feet
155 feet
55 feet**
County General Plan policies state that in areas exceeding 65dB (A) CNEL, single and
multi -family residences are discouraged. Therefore, a potentially significant noise impact
may occur for those residences which would appear to be exposed to noise levels greater
than 65dB(A) upon project buildout. The General Plan requires that an acoustical study
prepared by a qualified acoustical engineer to accurately assess any potential noise impacts
to those projects proposed in noise impacted areas.
6.10.3 Mitigation
Potential measures to mitigate exterior noise levels generated by traffic may include
masonry walls, earthen berms, building -setbacks, building orientation or a combination of
the methods.
All residences exposed to noise levels 60 dB(A) or greater will be required to reduce
interior noise levels to the State -mandated 45 dB(A) CNEL requirement. Building
materials and techniques available to reduce residential interior noise levels include stucco,
insulation, and drywall. Exterior wall assemblies and glazing (such as sealed windows,
double pane windows, and highly -resistant wall insulation rated R-11) provide the greatest
noise attenuation. Mechanical ventilation and/or air conditioning may also be required.
The mitigation measures and any requirements for a noise study shall meet the satisfaction
of the County of Riverside's Engineering Department.
Noise impacts related to construction activities may be mitigated by the following
measures.
• Adherence to County of Riverside requirements for noise control during
construction.
• Ensure proper maintenance of heavy construction equipment, including prompt
replacement of deteriorated infake and exhaust silencers and mufflers, and
routine lubrication.
• Limit construction activities, particularly clearing and grading, to normal
working hours during weekdays.
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• Provide temporary screens or enclosures for semi -fixed construction
equipment.
• On -site maintenance equipment (i.e., lawn mowers) should be equipped with
the latest noise attenuation devices.
• Use walls, berms, and/or landscaping to attenuate noise at locations subject to
impact from high traffic volumes.
6-67
6-68
7.0
PUBLIC FACILITIES AND SERVICES
Rancho LaQulnta
SECTION 7.0
PUBLIC FACILITIES AND SERVICES
7.1 LIBRARIES
7.1.1 Existing Conditions/General Plan Policies
The two nearest libraries to the project site are located in Indio and Coachella. The Indio
and Coachella Branch County libraries service the Coachella area, which includes the
project site. Residents of La Quinta and surrounding areas use these libraries as their
primary library source. A bookmobile also services the La Quinta area as an extension of
the County Library services. A new library currently under construction is expected to be
completed in spring of 1988 and will have the capacity to serve 5,000 to 9,000 people.
The Comprehensive General Plan for the County of Riverside states that the County will
assist in providing adequate library facilities and services consistent with development and
community needs. This will be done by assisting the City and County Library System in
developing standards to evaluate the adequacy of existing library services and the need for
future library services.
7.1.2 Project Impact/Relationship to General Plan Policies
The project area is currently served only by a bookmobile. With the development of a new
library in La Quinta, however, service will increase to approximately 5,000 to 9,000
people. The development of the proposed project will increase the population size by
approximately 20,000, therefore, significantly increasing the demand for library services.
Implementation of the proposed development will result in an adverse impact to library
services and facilities in the area.
7.1.3 Mitigation
Because of the increase in demand and' the adverse impacts on library services with the
development of. the proposed project, mitigation measures are required. A new, larger
library will have to be developed with a capacity to serve 20,000 to 40,000 people. To
finance this new library, developer fees of $280 per dwelling unit will be required. The
7-1
development of a new, larger library will mitigate adverse impacts to a level of
insignificance to library services in the area.
7.2 WATER AND SEWER FACILITIES
7.2.1 Existing Conditions/General Plan Policies
Water
The Coachella Valley Water District (CVWD) provides water and sewer service to the
Rancho La Quinta Specific Plan area. The site does not currently receive domestic water
supplies. The nearest existing domestic water facilities are 1/4 mile northwest of the project
area in the PGA West development. An existing CVWD irrigation system services the
agricultural uses within the project site (Figure 3.6-1).
Sewer
Sewer facilities in the project area include an existing 18" force main running through the
site along Avenue 60 (Figure 3.6-2). Sewage generated in Rancho La Quinta area is
transported 6 miles east for processing at the Midvalley Treatment Plant near Thermal. The
design capacity of the facility is 1.1 million gallons per day (mgd); while the plant currently
processes 500,000 gallons of sewage daily.
The County of Riverside maintains three Land Use Standards in the Public Facilities and
Services Element of the Comprehensive General Plan relative to water and sewer service.
They concern servicing, landscaping, and wastewater reuse.
1. Water and Sewer Servi.cin
A Category H development must be located within special districts authorized to
provide water and sewer service. A Category II development must have a
district water system and district sewer system. The development proponent
must show that adequate water and sewer facilities, water resources availability,
and sewage treatment plant capacity will exist to meet the demands of the
project. Commitments for adequate and available water and sewer service must
be confirmed by the special districts.
7-2
2. Landscaping
Vegetation which uses less water will be encouraged for landscaping purposes.
Irrigation systems shall be properly designed, installed, operated and
maintained to prevent the waste of water. "Drip" irrigation and other water
application techniques which conserve water should be considered prior to final
approval of plans.
3. Wastewater Reuse
Where adequately treated wastewater is available it shall be incorporated into
new development water plans for such things as irrigation for landscaping, golf
courses, agriculture, and man-made lakes and ponds.
7.2.2 Project Impact/Relationship to General Plan Policies
Water
The Coachella Valley Water District (CVWD) has indicated that they will provide domestic
water service to the Rancho La Quinta project site. The project will require 750 gallons of
domestic water per day per dwelling unit. Based on the 7585 units estimated for the
development, the project would require a total of 5,688,750 gallons of water daily (or 5.69
mgd). Based on CVWD estimates, the project will ultimately require approximately 8.4
million gallons of reservoir storage capacity to provide domestic water and fire flow. In
addition to the domestic demand for the residential portion of the project, there are
approximately 75 acres of proposed commercial development. Water demand for
commercial development varies dependent upon type of use, and no estimate was made of
the project's commercial demand.
The existing water facilities in the Rancho La Quinta area are not sufficient to meet the
domestic demands of the project. The developer has agreed to build wells, reservoirs,
transmission mains and/or booster stations, or dedicate lands for well sites, to serve the
project as required by CVWD. Figure 3.6-2 illustrates the proposed onsite water system.
The project could possibly be connected to existing water system at PGA West.
7-3
The water demand associated with irrigation of the 380-acre proposed golf course is
estimated to be 2,100 gallons per minute. The main source of irrigation water for the golf
course will be the existing CVWD agricultural irrigation system that services the project
site. The developer has agreed to drill additional wells to augment the CVWD irrigation
supply and to act as a backup system.
The project complies with the water and sewer servicing and landscaping requirements
contained within the General Plan; the exception being the water source proposed for golf
course irrigation which would be CVWD water, rather than wastewater reuse.
No adverse water service impacts to the Coachella Valley Water District would, therefore,
occur upon project development, provided the additional facilities proposed on- and off -site
are funded and implemented.
Sewer
The Coachella Valley Water District has indicated that it will provide sewer service to the
Rancho La Quinta Specific Plan area. The project would require annexation to
Improvement District No. 55 to receive the service. According to CVWD's generation
factor of 252 gallons of sewage per day per dwelling unit, the 7585 units proposed for the
project would ultimately generate approximately 1,911,420 gallons of sewage daily (or
1.91 mgd). The CVWD has indicated that the N idvalley Treatment Plant has sufficient
capacity to accommodate the first phases of the project. According to CVWD, the plant
was designed to be expanded in 1.1 mgd increments based on service area need; therefore,
no adverse impacts would occur to the treatment plant, provided development fees are paid
to fund construction of additional plant capacity.
CVWD has indicated that the existing force main along Avenue 60 has adequate capacity
for the initial project phases; however, an additional 18" force main, possibly along Avenue
62, and a lift station will be required to serve the project upon completion. Onsite gravity
lines will be sized to accept flows from PGA West, which will also utilize the existing and
proposed force main and lift station. Figure 3.6-1 illustrates the existing and proposed
sewer facilities for the project.
7-4
Provided adequate capacity is made available within the Midvalley Treatment Plant and the
appropriate force mains and lift station are constructed, no adverse impacts would occur to
the CVWD upon buildout of the Rancho La Quinta Specific Plan.
7.2.3 Mitigation
No adverse water or sewer impacts are anticipated upon buildout of the proposed project,
provided adequate facilities are funded by the applicant and constructed by the Water
District according to CVWD requirements. No additional mitigation measures would be
required as a result.
7.3 SOLID WASTE
7.3.1 Existing Conditions/General Plan Policies
The primary landfill facility servicing the Eastern Coachella Valley is the Coachella Sanitary
Landfill, located approximately 15 miles northeast of the site on Landfill Road at the Dillon
Road intersection. The 640-acre facility received 195,850 tons of solid waste (537 tons per
day) during 1986. The remaining capacity at the landfill is approximately 9 million tons,
with an estimated closure date of 2010. The primary sources of solid waste for the landfill
are nearby residential, commercial, and industrial uses.
The Mecca II and Edom Hill landfills are also located within the project vicinity; however,
Edom Hill primarily services the Palm Springs area, and Mecca II has a limited capacity
(393,000 tons) and staffing. As of January 1988, the County of Riverside will determine
the destination of solid waste in the project vicinity. It is therefore likely that Rancho La
Quinta's waste would be disposed of in the Coachella Sanitary Landfill because of its
available capacity and its proximity to the Specific Plan area (Perry 1987).
The objectives of the County of Riverside's Comprehensive General Plan include the
provision of adequate waste disposal sites within the County to accommodate existing and
future solid waste generation, and encouraging waste management strategies to facilitate
resource recovery in all new development proposals. In addition, the County should
implement the programs and recommendations of the Solid Waste Management Plan in
order to provide adequate disposal service to existing and developing areas.
7-5
7.3.2 Project Impact/Relationship to General Plan Policies
The proposed project's estimated solid waste must not significantly reduce the capacity of
the Coachella Sanitary Landfill, and should be considered in the Solid Waste Management
Plan's recommendations regarding the landfill facility.
Provided the solid waste generated by Rancho La Quinta is disposed of at the Coachella
Sanitary Landfill, no adverse impacts would result upon implementation of the project.
The Coachella landfill has adequate capacity to service the site. The County Solid Waste
Division should continue to plan for possible expansion of the existing Coachella site,
propose new sites, or pursue alternative waste disposal technologies for future
development in the area. The project will contribute to the incremental decrease in the
lifespan of the landfill.
7.3.3 Mitigation
The Rancho La Quinta Specific Plan would utilize the Coachella Valley Sanitary Landfill or
other site as designated by the County of Riverside far disposing of solid waste generated
onsite. No adverse impacts would, therefore, occur to solid waste facilities upon project
development, and no mitigation measures are required.
7.4 AIRPORTS
7.4.1 Existing Conditions/General Plan Policies
The closest aircraft facility to the Rancho La Quinta Specific Plan Area is Thermal Airport,
which is located approximately 0.75 miles east of the project area. The associated airport -
influenced area developed by the County of Riverside's Aviation Department is based upon
noise, flight hazards, and obstruction criteria. Because the project site is located outside of
Thermal Airport's influence area (Figure 7.4-1), the criteria established for the influence
area do not apply to the site.
Currently, the Specific Plan Area is not subjected to adverse noise or adverse safety
conditions due to aircraft operations. In the future the Thermal Airport facility may be
expanded from a general aviation facility to a commercial services airport with scheduled
passenger service and cargo operations (Ross 1987). The Master Plan for Thermal
7-6
AVENUE 54, Thermal Airport
Influence Area
rn
CD 0 W ` U)
AIRPORT BLVD.
so
c ,z o z s$�y
a z o 1 so
Cy y(
AVENUE 58
60, SO
.,.
° R D y nyR,
Cr
LLJ
' LL
AVENUE I 60
z
Rancho La QulntaUJ
rn
Project Site
a
AVENUE 62
I
z
I
O r
N LEGEND AVER COS 1
0 — 60 CNEL— 60 dB CNEL - 70 dB CNEL
MILE NOISE CONTOURS
SOURCE: County of Riverside Comprehensive General Plan, 1986
FIGURE
Project Site's Proximity to Thermal Airport's Interim Influence Area 7. 4 + 1
MWWESTEC Services, Inc.
Airport, which will address the expansion issue as related to Coachella Valley's future
aviation needs, is scheduled to receive a Federal grant in January 1988, and will be
underway shortly thereafter. The plan will address a 20-year forecast of future needs. The
current airport -influenced area is interim until the completion of the plan.
Other airport facilities in the Rancho La Quinta project vicinity include the Bermuda -Dunes
Airport which is located approximately 10 miles north of the project site, and a private
airport which is approximately 12 miles north of the project site. The Palm Springs
Municipal Airport facility, approximately 20 miles northwest, provides commercial
services with passenger and cargo services.
The objectives of the County of Riverside's General Plan are to: (1) provide available and
convenient airport facilities to accommodate existing and future needs; and to (2) minimize
environmental impacts to residents surrounding airports by careful use of all planning
strategies available including land use constraints, operational constraints, and land
acquisition to provide compatibility.
In accordance with these objectives, any development proposed within the interim airport -
influenced area is referred to the Airport Land Use Commission for review and
recommendation. Once a final airport -influenced area is defined in the Thermal Airport
Land Use Plan, any developments within the influence area will be reviewed against the
plan and a determination of compatibility with the plan's criteria will be made.
7.4.2 Project Impact/Relationship to General Plan Policies
Because the Rancho La Quinta Specific Plan area is not located within the Thermal
Airports interim influence area, the General Plan policies are not applicable at this time. In
the future, if the facility's services are expanded, the project area may be affected by an
expanded influence area, and the policies and criteria would then apply. According to the
County's Aviation Department, the expansion would not likely affect the Rancho
La Quinta area; however, final determination of the influence area will occur upon
completion of the Thermal Airport Master Plan sometime in 1989 to 1990.
Development of the Rancho La Quinta Specific Plan may incrementally contribute to the
increased aviation demands of the Coachella Valley. As a result, expansion of Thermal
Airport may be necessary to accommodate future needs in the area.
7-8
7.4.3 Mitigation
If the Thermal Airport Master Plan determines that the final airport -influence area must be
expanded into the project area in response to projected future needs, the project would be
subjected to noise and safety criteria contained within the Airport Land Use Plan. No
mitigation measures would be required prior to the completion of the Thermal Airport
Master Plan in 1989-1990. Phased development would allow for implementation of criteria
upon determination or need.
7.5 PARKS AND RECREATION
7.5.1 Existing Conditions/General Plan Policies
Rancho La Quints is located in a predominantly agricultural area. There are no existing
recreational facilities on the project site. Recreational facilities in the area include Lake
Cahuilla Park to the northwest of the site and Fish Traps Park approximately three miles
southeast of the project site.
Adjacent to the project site are both existing and proposed recreation trails. These trails
begin in La Quinta near Lake Cahuilla Park and run adjacent to the southwest corner of the
project site then south to Fish Traps Park. These proposed and existing trails are
secondary riding and hiking trails.
The Parks and Recreation Element of the Comprehensive General Plan contains specific
park standards for new developments. These include regional, neighborhood and
community parks.
In assessing current and future needs for regional park facilities (Lake Cahuilla Park), the
Riverside County Parks Department utilizes the standard of one developed acre per
thousand population and twenty-five acres natural park acreage per thousand population.
Regional parks are those areas that offer recreation opportunities that attract visitors from
beyond the immediate vicinity.
The Riverside County Comprehensive General Plan standards for neighborhood and
community park requirements are 3 acres per 1,000 population. Neighborhood parks
7-9
should serve a population of 2,000 to 5,000, with a service radius of 1/4 to 3/8 mile and
should be near or adjacent to elementary school sites. Community parks should serve a
population of 10,000 to 25,000, with a service radius of 1/2 to 3 miles and should be
adjacent to junior or senior high school sites.
7.5.2 Project Impact/Relationship to General Plan Policies
The proposed development designates 40 acres for public use (i.e., parks) and 380 acres of
open space (golf course). The Comprehensive General Plan states that there is currently a
shortage of neighborhood and community parks in unincorporated areas and that all new
developments will be required to dedicate acreage for parkland or pay fees to support other
area parks utilized by the development's residents.
The Riverside County Parks Department requires 3 acres per 1,000 population for
neighborhood and community parks. Therefore, at full buildout, the development's
20,404 people will require a minimum of approximately 61 acres of dedicated parkland.
The project proposes 40 acres of parks and 380 acres of useable open space (golf
courses). The golf course acreage does not receive full credit for park land dedication;
however, the substantial amount of open space with the 40 acres of parks would reduce the
impacts to a level of insignificance.
Residents of the proposed project would increase attendance and circulation around the
adjacent regional park (Lake Cahuilla Park). Lake Cahuilla Park is currently and
continually under -going improvements and expansion to accommodate increasing demand.
It is not expected that the proposed development would have an adverse impact on capacity
of Lake Cahuilla Park, but would incrementally contribute to impacts to the park.
7.5.3 Mitigation
The Riverside County General Plan requires a land dedication of 3 acres per 1,000
population (approximately 61 acres) or payment of in lieu fees. The proposed project
design designates 4 park sites totaling 40 acres and 380 acres of usable open space (golf
courses). Because 380 acres are being proposed as golf course open space, partial credit
for parkland requirements would reduce the impacts to a level of insignificance.
7-10
7.6 FIRE STATION, SHERIFF, AND EMERGENCY SERVICES
7.6.1 Existing Conditions/General Plan Policies
Fire protection for the proposed Rancho La Quinta site is under the jurisdiction of the
Riverside County Fire Department. The closest fire station to the project site is located at
Avenue 54 and Madison Street, approximately 0.5 miles north of the proposed project
location. This station houses one permanent employee and is supported by a volunteer
crew. Response time from this station to the Rancho La Quinta is approximately five
minutes or less.
The project site is serviced by the County of Riverside Sheriffs Department, Indio Station,
located in Indio. Currently one patrol car services the area on a 24-hour basis.
Other emergency services include paramedic and ambulance services. Both of these
services are located at the fire station at Avenue 54 and Madison Street, mentioned above.
Paramedic and emergency services from this station would serve the Rancho La Quinta
development.
The project site does not lie within a hazardous fire area according to the Hazardous Fire
Areas Map of Riverside County. The Comprehensive General Plan for the County of
Riverside has specific land use standards for fire protection and facilities. It states that all
new developments will have an adequate level of fire protection through measures such as:
dedication of fire station site(s), construction of new station(s) or upgrading existing ones,
or provision of new or upgrading of existing equipment.
The General Plan Land Use Standards for sheriff services requires that all new
developments be reviewed for adequate safeguards for crime prevention and are
implemented into the design of the project.
7.6.2 Project Impact/Relationship to General Plan Policies
As long as the Land Use standards designated in the general plan (stated above) are
implemented, no adverse impacts to fire services are expected to occur. A fire station will
be built within the project boundaries as part of the project design. The fire station
proposed onsite will conform with land use standards stated in the general plan and will
7-11
have the capacity to adequately service the area. Therefore, the proposed project is not
expected to result in adverse impacts to fire services in the area.
An increase in population size will increase the demand for sheriff services; therefore,
implementation of the proposed project will have an adverse, but mitigable, impact on
sheriff services in the area. Private security systems and private guard services are
commonly used in developments such as proposed for Rancho La Quinta. Additionally,
either card -security or guarded gate entrances will likely be included in the design of the
communities. These measures are expected to reduce the requirement for sheriff services.
There are existing ambulance and paramedic facilities that can service the area. Increase in
population size may create a need for more ambulance and paramedic services than the
existing services can support. If this is determined to be true, then development of Rancho
La Quinta would result in adverse impacts to these services.
7.6.3 Mitigation
The proposed fire station site designated in the project design will mitigate impacts to fire
services in the area to a level of insignificance.
Implementation of the proposed project will increase the demand for sheriff services in the
area. As demand increases, utilization of more sheriff personnel will increase concurrently.
To mitigate short-term impacts of the proposed development, the Sheriffs Department
recommends design considerations of lighting, security, building location, visibility and
planting as aids in reducing potential increases in crime. The implementation of these
design standards and the increase in sheriff personnel will adequately mitigate impacts to a
level of insignificance to sheriff services.
If it is determined, by the County of Riverside Fire Department, that the ambulance and
paramedic facilities, located 0.5 mile north of the project site, are not adequate to serve the
residents of Rancho La Quinta, then mitigation measures would be required. Paramedic
and/or ambulance facilities and services would be required at a location onsite. If these
facilities are provided in the proposed fire station, then impacts to ambulance and paramedic
services would be mitigated to a level of insignificance.
7-12
7.7 UTILITIES
7.7.1 Existing Conditions/General Plan Policies
Telephone service to the project site is provided by General Telephone Company of
California. Existing telephone facilities generally cover the area within Avenue 58, Avenue
62, Jefferson Street and Jackson Street.
Southern California Gas Company will supply natural gas to the Rancho La Quinta area.
The nearest gas distribution main is located in Airport Boulevard approximately one -quarter
mile east of Monroe Street.
The Imperial Irrigation District provides electricity service to La Quinta and surrounding
areas, and would provide service to the project site. The Imperial Irrigation District is
presently constructing a new Cahuilla Substation located on the north side of 58th Avenue
and one -quarter mile west of Monroe Street. The new substation is scheduled to be in
service before June 1988 and would be utilized for electricity by the proposed project.
According to the County of Riverside General Plan Utility Map, there are no utility
transmission lines or corridors located within the project site.
Land Use Standards in the Comprehensive General Plan for Riverside County address the
issues of utility siting, routing, and design. Facilities should be placed underground where
possible and access roads should be limited.
7.7.2 Project Impact/Relationship to General Plan Policies
The proposed project is in an area where existing utilities are located and utilities are being
expanded for other development. All utilities will be improved within rights -of -way of
master planned streets.
Telephone service is provided by General Telephone Company of California which
indicated that it has the capacity to provide service to the project site. Will -serve letters are
included in the technical appendices (Appendix E).
7-13
Natural gas will be provided to the site by the Southern California Gas Company which
will provide adequate facilities to serve the proposed project.
The Imperial Irrigation District will provide electricity to the project site. A substation is
currently being constructed adjacent to the project site and will provide service to the
proposed development.
Development of the proposed project will create a demand for additional telephone, gas,
and electricity services. General Telephone Company, Southern California Gas Company,
and Imperial Irrigation District have indicated that the facilities needed to service the
proposed project are within their existing and proposed future capacities. The proposed
project would not have an impact on local utilities' long-term ability to service the area.
7.7.3 Mitigation
The local utilities providing service to the proposed project will not be impacted if
conservation standards set by the California Public Utilities Commission are incorporated
into the design of the project. Utilities have provided "will -serve" letters, copies have been
included in the appendices for reference.
7.8 SCHOOLS
7.8.1 Existing Conditions/General Plan Policies
The project area is within the Coachella Valley Unified School District (CVUSD). The
closest schools to the project location are in Indio and include one high school, two junior
high schools and seven elementary schools. These schools are at or near capacity due to
the increasing population of the area. The General Plan requires that projects be evaluated
for their impacts .on school districts.
7.8.2 Project Impact/Relationship to General Plan Policies
At full buildout, the development would include 7,000 to 14,000 school age children,
based on a generation factor of one to two students per dwelling unit. This generation rate
may be higher than what occurs at buildout, because the resident population at similar
developments are often older and have fewer school -aged children. This size population of
7-14
school age children would create the need for approximately seven new school sites within
the area (one high school, four elementary schools, and two junior high schools). No
school sites are currently proposed on the project site. The proposed project will create
significant impacts to the CVUSD if mitigation measures are not implemented.
7.8.3 Mitigation
Implementation of the proposed project will create a significant impact to the CVUSD
facilities if not properly mitigated. The CVUSD requires a developers fee of $1.50 per
square foot of dwelling units and $0.25 per square foot of commercial development to
mitigate impacts to their district. Collecting a development fee will mitigate impacts of the
project to a level of insignificance. School sites within the development in lieu of developer
fees, would also mitigate the impacts to a level of insignificance.
7.9 HEALTH SERVICES
7.9.1 Existing Conditions/General Plan Policies
There are hospital and medical facilities located near the project site in Indio, Palm Desert
and La Quinta. The closest hospital to the site is John F. Kennedy Hospital located in
Indio, with 130 beds. There are two outpatient clinics located in Palm Desert and
La Quinta. These outpatient clinics decrease the dependency of the area's residents on
John F. Kennedy Hospital. The Riverside County General Plan ensures that the County
will coordinate with health service agencies in determining the adequacy of health services
to meet the needs of new developments.
7.9.2 Project Impact/Relationship to General Plan Policies
The two existing outpatient clinics located in Palm Desert and La Quinta meet the needs of
health services by relieving the increasing capacity that would occur to the hospital services
due to the population growth in the area. Also, John F. Kennedy Hospital, is currently
developing a Master Plan to coordinate hospital and service expansion with population
growth in the area. Implementation of the proposed project will not have an adverse impact
on health services in the area.
7-15
7.9.3 Mitigation
No adverse impacts are expected to occur to health services in the area; therefore, no
mitigation measures are required.
7.10 CIRCULATION
A traffic analysis was conducted by Willdan Associates (1987) to evaluate potential
transportation impacts related to project development. The complete report is included as
Appendix C and summarized below.
7.10.1 Existing Conditions/General Plan Policies
Regional access to the project site would be provided by Interstate 10 via Monroe Street or
Jackson Street and by State Route 86 (Harrison Street) via Avenue 58, Avenue 60 or
Avenue 62. Direct access to the project would occur at several locations, with the primary
entrances on Madison Street between Avenue 58 and Avenue 60, on the Avenue 60 and
Avenue 61 (Refer to Figure 7.10-1).
Streets serving the site vicinity which are designated in the Riverside County General Plan
Circulation Element include Avenue 58, Avenue 60 Avenue 62, Madison Street, Monroe
Street and Jackson Street. All are currently two-lane highways and are 24 to 30 feet wide.
Avenue 58 is classified as a major highway in the Circulation Element (76 feet of pavement
in a 100-foot right-of-way), and currently carries approximately 540 average daily trips
(ADT) between Madison Street and Monroe Street (Riverside County traffic count 1986).
Avenue 60 is classified in the Circulation Element as a secondary highway (64 feet of
pavement in an 88-foot right-of-way) between Madison Street and Monroe Street and as an
arterial highway (110 feet of pavement in a 134-foot right-of-way) east of Monroe Street.
It currently carries 130 ADT (Riverside County traffic count 1985) between Monroe Street
and Jackson Street. Avenue 62 is classified as a secondary highway (64 feet of pavement
in an 88-foot right-of-way) in the project vicinity and currently exists as a two-lane
unpaved, graded roadway terminating approximately 0.6 miles west of Monroe Street and
two-lane paved road east of Monroe Street. The most recent traffic count data available
(Riverside county traffic count 1985) indicates Avenue 62 carries approximately 430 ADT
just east of Jackson Street.
7-16
Trip Assignment
(Average Daily Trips)
1ww
NO SCALE
SOURCE: Willdan Associates, 1987
FIGURE
7.'10 -*1
7-17 NNV%
WESTEC Services, Inc.
Madison Street is classified as an urban arterial (110 feet of pavement in an 134-foot right-
of-way) in the project vicinity, but currently exists as an approximately 30-foot wide two-
lane roadway north of Avenue 58. South of the Avenue 58 it narrows to approximately
24 feet and then terminates at Avenue 60. The most recent traffic count data available
(Riverside County traffic count 1986) indicates that Madison Street carries approximately
540 ADT just south of Avenue 52. Monroe Street is classified as an arterial highway
(86 feet of pavement on a 110-foot right-of-way). It is also a 30-foot, two lane paved
roadway and carries approximately 1,100 ADT (Riverside County traffic court 1986)
between Avenue 58 and Avenue 60 and 1,880 ADT (Riverside County traffic court 1985)
just south of Avenue 60.
A number of Riverside County General Plan Circulation Element land use standards apply
to the proposed Rancho La Quinta project, including:
• Road rights -of -way and dedication
• Roadway design, alignment, access and intersections
• On -site road improvements
• Off -site road improvements
• Collector streets
• Commercial and industrial development
• Circulation hazards
• Congestion relief/levels of service
• Parking
• Pedestrian facilities
• Bikeways
7.10.2 Project Impact/Relationship to General Plan Policies
TriGeneration and Dktribution
The traffic which would result from the proposed project was estimated using accepted trip
generation and peals hour factors which have been developed by the Institution of
Transportation Engineers (ITE) and the San Diego Association of Governments
(SANDAG). Assumptions made concerning these rates are discussed in Appendix C. The
project would be expected to generate approximately 80,00 ADT, with approximately
49,300 of these trips having either an origin or destination external to the project area
7-18
(Table 7.10-1). Approximately 2,780 external inbound trips and 2,410 external outbound
trips would be generated during the PM peak traffic hour.
Trip distribution is expected to be as follows:
To and from Interstate 10 to the north 10%
To and from the northwest 50%
To and from the east 40%
Figure 7.10-1 shows the assignment of project -generated trips to the nearby street network.
This assignment was based on the actual predicted routes of inbound and outbound traffic
generated by the site during the PM peak hour.
Street Segment Capacity
To assess the impacts of the project on street segment capacities, Riverside County's
design capacities were used to determine existing and existing plus project levels of service
(LOS) on the Circulation Element streets. Table 7.10-2 shows the County's LOS C design
capacities for the different roadway classifications. Additional information concerning
street segment operating conditions for the various levels of service is included in
Appendix C. Figure 7.10-2 shows the existing and existing plus project ADT's on the
streets surrounding the project. As shown, existing plus project ADT's are less than
12,000 (the design capacity of a two-lane collector street) on all roadways except Monroe
Street. Because these roadways all meet collector street standards of 24 feet of pavement
for through traffic, they would be able to serve the existing project traffic at LOS C or
better.
The existing plus project volume on Monroe Street is expected to be 18,200 ADT, which is
above the LOS C capacity of a collector road, but below the LOS C capacity of a secondary
roadway. At the present time, Monroe Street is a 30-foot, two-lane paved roadway (which
is classified in the Circulation Element as an 86-foot arterial highway). Therefore, a
potential impact to street capacity exists with Monroe Street in its present configuration.
This impact could be reduced to below a level of significance by improvement of Monroe
Street to secondary roadway standards.
7-19
TABLE 7.10-1
RANCHO LA QUINTA TRIP GENERATION
Total
External
PM Peak
External
PM
Peak Hours
Land Use
Intensity
Trip Rate
(%p External)
APT
ADT
Hr. %
in
Did
Residential
Low Density
195 DU
7 trips/DU
(60)
1,365
819
10
57
(70%)
25
(30%)
Medium Density
5,920 DU
5 trips/DU
(60)
29,600
17,760
10
1,243
(70%)
533
(30%)
High Density
1,470 DU
5 trips/DU
(60)
7,350
4,410
11
340
(70%)
145
(30%)
Commercial
Community
Commercial
45 acres
700 trips/acre
(60)
31,500
18,900
10
945
(50%)
945
(50%)
Olice
30 acres
300 trips/acre
(80)
9,000
7,200
13
187
(20%)
749
(80%)
Golf Course
36 holes
600 trips/course
(20)
1,200
240
9
_6
(30%)
15
(70%)
(2 courses)
Totals:
80,015
49,329
2,778
2,412
Source:, Willdan Associates, 1987
Average Daily Trips
Existing / Existing Plus Project
N
NO SCALE
SOURCE: Willdan Associates, 1987
FIGURE
7.10- 2
7-21
WESTEC Services, Inc.
TABLE 7.10-2
RIVERSIDE
COUNTY HIGHWAY
CAPACITY CRITERIA
FOR GENERAL
PLAN ROADS
Facility
Number of
Design Capacity
Ultimate Capacity
Type
Lanes
(LOS Cl
(LOS E)
Freeway
10
168,000
210,000
Freeway
8
132,000
165,000
Freeway
6
96,000
120,000
Freeway
4
60,000
75,000
Expressway
6
78,000
97,500
Expressway
4
50,000
62,500
Arterial
4
24,000
30,000
Major
4
24,000
30,000
Secondary
4
20,000
25,000
Collector
2
12,000
15,000
Source: Riverside County Road Department. Design capacity
values indicate two -
directional ADT (LOS C or V/C = 0.8). Ultimate capacity values = LOS C/0.8.
7-2 2
To assess the potential cumulative traffic impacts of the Rancho La Quinta project, other
projects. which are approved but unconstructed in the vicinity of the Rancho La Quinta
project were evaluated. These projects (as listed in the traffic analysis for Oak Tree West,
SP 85-006) will add approximately 125,000 ADT to the regional circulation system. Due
to the location of the Rancho La Quinta project, only a few of these additional trips would
utilize streets near the proposed project. The closest street which would carry any
substantial amount of this cumulative traffic is Avenue 54. That traffic would be traveling
in an east -west direction and, thus, would not substantially change the street capacity
calculations for those roadways carrying Rancho La Quinta traffic.
Intersection Capacity
The intersections which would be affected by the proposed project include Avenue
58/Madison Street, Avenue 58/Monroe Street, Avenue 58/Jackson Street, Avenue
60/Monroe Street and Avenue 60/Jackson Street. All of these except Avenue 58/Madison
Street are two-way, stop -controlled intersections with the stop control on the east -west
street with Avenue 58/Madison Street being a four-way, stop -controlled intersection.
Results of an analysis of existing plus project PM peak hour conditions for the two-way,
stop -controlled intersections are summarized in Table 7.10-3 and the actual calculations are
found in Appendix C.
Table 7.10-3
Intersection Levels of Service
Intersection LOS*
Avenue 58 & Monroe Street
E
Avenue 58 & Jackson Street
D
Avenue 60 & Monroe Street
E
Avenue 60 & Jackson Street
E
* existing plus project conditions with existing street geometry
As shown in Table 7.10-3, none of the four intersections would be expected to operate
satisfactorily with existing controls and existing street geometry at the time of completion of
the project.
7-23
When all five intersections were evaluated as four-way stop intersections, it was
determined that the intersections of Monroe Street with Avenue 58 and Avenue 60 would
not operate satisfactorily (LOS C or better) as four-way stops. The intersections of
Avenue 58/Jackson Street and Avenue 60/Jackson Street would operate at LOS C or better
if the east -west streets were made four lanes through the intersections. The intersection of
Avenue 58/Madison Street would operate LOS C as a four-way stop if both streets were
made four lanes through the intersection. In summary, none of the five intersections
evaluated in the project vicinity would operate at satisfactory levels (LOS C or better) under
their present configurations. A potential traffic impact exists which could be mitigated by
measures briefly discussed above and delineated in the following mitigation section.
Site Access and Internal Circulation
Three primary entrances to the project site are proposed. These would be on Madison
Street between Avenue 58 and Avenue 60, on Avenue 60 between Madison and Monroe
Street, and on Monroe Street between Avenue 60 and Avenue 61. Secondary entrances on
Avenue 58 west of Madison Street and on Avenue 60 east of Monroe Street are also
proposed. The number and location of access points is appropriate for the project size, and
should be able to accommodate the expected turning movements without congestion. The
maximum volume on any internal road is expected to be approximately 12,000 ADT, and
measures are suggested in the next section with regard to appropriate width of the main
internal loop roads.
Phasing
Rancho La Quinta is planned to be developed in four phases over a twenty-year period.
Development is planned to occur at approximately the same pace for residential and
commercial uses, and the two golf courses are planned to be built one in Phase I and the
other in Phase II. Table 7.10-4 shows the phase -by -phase development projections. The
phasing of needed improvements, as required with buildout of the proposed project, would
result in no adverse traffic or circulation impacts. The recommended staging of the
improvements is discussed in the mitigation measures contained within this section.
7-2 4
Table 7.10-4
Phased Traffic Projections
Cumulative
Year of
Low Density*
Medium Density*
High Density*
Community*
Office*
Golf*
External
External
Phase
ComViedon
Residential (DUB
Residential (DU]
Residential (DU)
Commercial (acres)
re
Course (course)
ADT
ADT
I
1995
60
2,230
0
9
6
1
12,282
12,282
II
2000
33
1,280
0
12
8
1
11,059
23,341
III
2005
0
510
1,470
11
7
0
12,240
35,581
IV
2010
102
1,900
0
13
9
0
13,748
49,329
DU = dwelling units
* = number of dwelling twits or acres developed during phase.
Relationship to General Plan Policies
The location of the Rancho La Quinta project site requires use of the City of La Quinta
circulation system as a means of access to the site.
All requirements to Circulation Element street systems (discussed in the following
mitigation system) which would be necessary to reduce potential project -related traffic
impacts to below a level of significance are within the accepted designations for these
roadways in the circulation element.
7.10.3 Mitigation
The project should construct Circulation Element roads within and adjacent to the project in
accordance with the County policy. This would require full width improvement when
development occurs on both sides of the street and half street improvements if development
occurs only on one side. Additionally, to avoid small unimproved areas which could
potentially cause traffic safety problems, the widening should include the frontage of the
"out parcels" along Monroe Street and at the intersection of Madison Street and Avenue 60.
The recommended phasing of improvements is summarized in Table 7.10-5.
The intersection analyses have indicated that the approaches to the intersection of
Avenue 58 and Madison Street would need to be widened to two lanes in each direction.
In addition, upon completion of the final phase of development, Avenue 58 would require
widening to four lanes at Jackson Street, as would Avenue 60, and both intersections
should be controlled by all -way stops.
Traffic signals would be required at the intersections of Monroe Street with Avenue 58 and
Avenue 60 upon development of the second phase of the project. In addition to the above
mentioned street intersections, the individual entries to each area of the project should be
controlled by stop signs, and should be installed during the appropriate phase. Entry
treatments should be designed so that there are no sight distance constraints caused by
landscaping or signage.
To facilitate traffic flow through the site for all four phases of development, the internal
roadways (which would be private roads) should be sized appropriately. The four main
loop roads within the project site would be constructed to collector standards (44 feet of
7-26
Table 7.10-5
PHASING OF RECOMMENDED TRAFFIC IMPROVEMENTS
Proposed Developing
Phase Portion of Site Recommended Improvements*
I NW • Improve streets internal and adjacent to the northwestern
portion of the site; no further widening required.
• No intersection improvements necessary.
II NW • Install four-way stop control at the intersections of
Avenue 58 with Monroe Street and Jackson Street.
• Improve any additional internal streets.
III SE • Improve internal roadways required for phase.
• Improve roadways at the Avenue 58/1\4adison Street
intersection to 4-lanes through the intersection.
• Signalize intersections of Monroe Street with Avenue 58
and Avenue 60 (if expected volumes are realized and
CALTRANS signal warrants are met.)
• Four-way stop control necessary at Avenue 60/Jackson
Street intersection.
• No improvements necessary at Avenue 58/Jackson Street
intersection.
IV NE and • Improve Monroe Street to secondary standards north of
SW project area.
• Improve Avenue 58 and Avenue 60 to 4-lanes through
the intersections with Jackson Street.
• Improve balance of internal roadways.
* All other recommended improvements are not dependant upon phasing of development.
7-27
pavement in a 66-foot right-of-way) to accommodate anticipated volumes. Widening may
be appropriate at project entrances to accommodate any potential stacking as vehicles wait
to exit the project.
The portion of Monroe Street just north of the project area should be improved to
secondary highway standards upon completion of the final phase of the project and any
development occurring north of Ranch La Quinta on Monroe Street should contribute to
this improvement.
The commercial sites should front on the Circulation Element streets and should not be
accessed via the internal roadway system, as the current site plan indicates. It would be
appropriate to have pedestrian access between the residential and commercial areas, but
there should be no direct vehicular access. Left turn vehicular access to and from the
commercial sites should be located as far as possible from the intersections of Circulation
Element streets, per County standards.
In the four locations where golfers would be crossing Circulation Element streets, there
should be marked crossways or below -grade crossings to allow them to cross safely.
Since Madison Street, Avenue 60 and Monroe Street all terminate at the south and west
ends of the project area, marked crosswalks with flashing beacons should be installed to
provide sufficient protection in these areas.
The proposed project would be required to comply with all applicable land use standards
outlined in the Riverside County General Plan Circulation Element.
7.11 FISCAL IMPACT
7.11.1 Existing Conditions/General Plan Policies
The project site is currently utilized for agricultural purposes. There is some alfalfa, lemon
and date crop activity on the project site at the moment. There is minimal impact on both
public costs and revenues at this time. The project site lies entirely within the Riverside
County Redevelopment Project Area #4.
7-2s
7.11.2 Project Impact/Relationship to General Plan Policies
County Costs
The annual net county costs for serving the Rancho La Quinta Specific Plan area at buildout
are projected to be as follows:
Function/Department _ Expenditure
County -wide Functions
General Government
$ 666,179
Public Protection
981,518
Mental Health
83,043
Health
125,891
Public Assistance
78,146
Education/recreation
41,419
Other
170.370
Sub -Total County -wide $2,146,566
"Municipal" Functions
Fire Protection $ 660,000
Law Enforcement 1,665,287
Community Park 920,858
County Free Library 392,656
Road 79.507
Sub -Total "Municipal" $3,718,307
GRAND TOTAL $5,864,873
7-29
County Revenues
The annual general county revenues projected to be derived from the Rancho La Quinta
Specific Plan area at buildout are as follows:
Revenue Source Revenue
Property Tax
$ 42,787
Sales Tax
899,499
M.V. In -Lieu
575,535
Property Transfer
47,570
Penalties on Taxes
1,399
Franchise Taxes
149,750
Transient Occupancy
65,230
Motor Vehicle Fines
53,894
Cigarette Tax
28,041
Federal In -Lieu
22,075
Civil Penalties
2,188
Investment Earnings
40,780
State Fuel Tax
525,021
Vehicle Code Fines
123.300
TOTAL $2,577,070
Redevelopment Agency Revenues
Because the County has placed the site of this Specific Plan in the Redevelopment Project
Area #4, a little more than 76% of the property tax revenue collected from this area will
accrue to the Redevelopment Agency for use throughout the Redevelopment Project Area.
It is projected that this revenue alone will total $75.6 million over the projected twenty year
buildout of the specific plan. In the twentieth year, the property tax increment revenue to
the Redevelopment Agency is projected to be $6,804,691 in 1987 dollars. It should be
noted that this projection does not assume appreciation in market values of new residential
or commercial property beyond its original sale price.
Net Fiscal Impact
The Rancho La Quinta Specific Plan is projected to have a positive net fiscal impact when
the County and Redevelopment Agency are considered together. At buildout, the total
revenue from the sources analyzed is expected to equal $9,381,761 annually, while the
total net county cost is projected to be $5,864,873 annually.
7-30
Capital Costs
Capital costs related to the proposed Rancho La Quinta Specific Plan have been estimated
based on information provided by County departments (i.e., fire, library, and road
departments). Average capital cost information is, however, not necessarily reflective of
the actual impact of a project of this nature on the need for capital expenditures; therefore,
the cost estimates contained within the following table may not represent the actual capital
cost of the proposed project.
Buildout
Total
Year
Fire
Library
Roads
Average Cost
1
$183,200
$128,130
$2,274,617
$2,585,947
2
237,106
128,130
2,998,967
3,364,203
3
183,200
128,130
2,274,617
2,585,947
4
183,200
128,130
2,274,617
2,585,947
5
183,200
128,130
2,274,617
2,585,947
6
119,074
33,012
1,551,837
1,703,922
7
47,200
33,012
586,037
666,248
8
47,600
33,291
591,003
671,895
9
47,600
33,291
591,003
671,895
10
47,600
33,291
591,003
671,895
11
364,687
209,820
4,594,029
5,168,536
12
300,000
209,820
3,724,809
4,234,629
13
300,000
209,820
3,724,809
4,234,629
14
300,000
209,820
3,724,809
4,234,629
15
300,000
209,820
3,724,809
4,234,629
16
155,061
53,154
2,005,998
2,214,214
17
76,000
53,154
943,618
1,072,773
18
76,000
53,154
943,618
1,072,773
19
76,000
53,154
943,618
1,072,773
20
76,800
_ 53,714
953,551
1.084,065
$3,303,528
$2,121,980
$41,291,989
$46,717,496
7.11.3 Mitigation
The fiscal impact analysis has concluded that the Rancho La Quinta Specific Plan will have
an overall positive fiscal impact on the combined County of Riverside and Riverside
County Redevelopment Agency. The negative impact on the County is more than offset by
the significant amount of real property tax increment the area will be providing to the
Redevelopment Agency. It is expected that the capital costs identified for County facilities
needed to support the development of the Specific Plan area will be funded through a
7-31
combination of development exactions and County fees levied for such purposes.
Therefore, no mitigation is required.
7.12 OTHER ENVIRONMENTAL ISSUES
Wind erosion and blowsand, toxic substances, mineral resources, energy resources, scenic
highways nor disaster preparedness were not addressed in this EIR. Impacts associated
with these issues were considered insignificant and did not warrant, in accordance with
CEQA, detailed analyses.
7-32
HOUSING ELEMENT
Rancho LaQuinta
SECTION 8.0
HOUSING ELEMENT
8.1 GENERAL PLAN POLICIES
8.1.1 Applicable Housing Policies and Programs
Riverside County's Housing Element contains goals, policies, and programs intended to
guide housing development. The items that are most applicable to Rancho La Quinta are
listed below and their relationship to the project is discussed in the following section:
Conservation of Housing and Communities
Policy
Promote the conservation of existing communities and community housing
goals through the preparation of community plans and the development review
process.
Program
Community Conservation through the Development Review Process:
Development projects are reviewed for contiguity with existing development to.
ensure the best and most efficient use of infrastructure and services. Projects
are also assessed for their compatibility with the surrounding land uses and lot
sizes.
Affordable Housing
Policy
Encourage energy conservation in existing homes and new housing
developments.
8-1
Policy
Plan residential growth in an orderly manner to make the best and most efficient
use of existing and future infrastructure.
Pry
Building and Design Standards for Residential Energy Conservation: In
Riverside County, all building plans for residential units are examined by the
Department of Building and Safety to insure that design and construction
features comply with Title 24 Standards.
Pry
Density Provisions for Efficient Growth: The five Land Use Categories in the
Comprehensive General Plan have density ranges based on development
standards for water, sewer, circulation and land use capability, and are
consistent with planning area growth forecasts.
Housing Opportunity
Policy
Promote equal housing opportunity.
Policy
Promote accessibility for the disabled and handicapped in residential
developments.
Program
Residential Accessibility Site: Development and grading should be designed to
provide access to primary entrances from normal paths of travel.
8-2
Handicapped parking spaces should be provided in community parking areas.
Curb ramps should be provided at the corners of street intersections and where
a pedestrian way crosses a curb.
Housing Supply
Policy
Provide for a variety of housing that meets identified housing needs and
satisfies the varied price, type and location preferences of County residents.
Program
Use of General Plan Standards to facilitate varied housing: The General Plan
promotes a range of housing types. The range, type and location of housing is
dependent upon a number of factors including density, environmental
constraints and public facility availability.
Program
Job/Housing Balance: The County encourages balanced development,
emphasizing a mix of housing and employment opportunities to achieve
job/housing balance.
8.2 SPECIFIC PLAN
8.2.1 PROJECT RELATIONSHIP TO THE GENERAL PLAN POLICIES
For the most part, the Rancho La Quinta project meets the general intent of the County's
Housing Element by supplying housing for the County's residents. The project is in basic
compliance with the policies and programs listed in the previous section.
• The proposed project is contiguous to approved development, the PGA West
development, and is partially within the City of La Quintas sphere of influence.
8-3
• The site is within the Coachella Valley Water District's service boundaries and
will obtain water service from this agency. The site will require annexation to
this Agency's Improvement District No. 55 to obtain sewer service.
• The project will provide a varied range of housing types for County residents.
• The project with its 75 acres of commercial development will create job
opportunities as well as providing housing.
Although the Rancho La Quinta project will not directly provide affordable housing, it will
provide relatively low cost units in the 70,000-100,000 dollar range.
8.2.2 Housing Inventory
The Rancho La Quinta project will provide approximately 7585 single family dwelling
units. The project will consist of a mixture of housing types, with low, medium, and high
residential densities. Table 8.2-1 summarizes the Rancho La Quinta housing inventory.
Table 8.2-1
RANCHO LA QUINTA HOUSING INVENTORY
Target
Target
Dwelling
Total
Density Range
Densi1y
Units
Acreage
Price Range
Low 0-5 DU/acre
3
195
65
100,000-250,000
Medium 6-12 DU/acre
10
5,920
592
90,000-130,000
High 13-20 DU/acre
15
L470
2$
70,000-100,000
Total Dwelling Units 7,585
Total Residential
Acreage 755
Projected Population 20,404
8-4
8.2.3 Project Compatibility with Existing Housing Inventory
The majority of the housing units in Riverside County consists of single family dwelling
units. In 1980, 74 percent of the total housing stock of Riverside County was single-
family. This figure is expected to decrease by the year 2000 to 71 percent. In 1980 the
housing stock in the city of La Quinta consisted of 91 percent single family dwelling units,
6 percent buildings with 5 or more units, and the remaining percentage divided between
duplexes, buildings with 3-4 units, and mobile homes.
The proposed project is contiguous with the PGA West project. The product types
provided in both developments are similar. The Rancho La Quinta inventory is therefore
compatible with recent development practices in the vicinity.
8-5
8-6
9 . 0
REGIONAL ELEMENT
Rancho LaQuinta
SECTION 9.0
REGIONAL ELEMENT
9.1 REGIONAL GROWTH (SLAG) FORECASTS
9.1.1 Identification of Regional Forecasts for Project Site
Information obtained from the Southern California Association of Government (SCAG)
indicates that Riverside County had the highest annual average growth of any county in
southern California during the period from 1970 to 1980. County -wide population
increased 39 percent from 459,000 in 1970 to 757,500 in 1984 (SCAG, 1985). This trend
is expected to continue increasing Riverside County's population to 1,969,276 by the year
2010. This high growth rate is attributed largely to migration from Los Angeles and
Orange Counties.
The Rancho La Quints development is located within Regional Statistical Area (RSA) 53.
This area is generally referred to as the Indio area and includes the cities of La Quinta,
Indio, and Coachella as well as the unincorporated communities of Thermal, Mecca and
Oasis. The 1984 population for this area was 57,131 and is expected to increase to
152,655 by the year 2010, an increase of 167 percent. It is important to note that all
growth projections include an adjustment to include both permanent and seasonal
populations to adquately plan for infrastructure and other public services.
The number of housing units within the region is also expected to rise dramatically. In
1970 there were approximately 173,600 units in Riverside County. In 1984, there were
326,000 units in the County, an increase of 47% over a 14-year period. By the year 2010,
892,278 units are expected in the County. This trend is expected to apply to RSA 53 as
well. The number of units in this area was 18,707 in 1984 and is expected to increase to
56,127 by the year 2010, a 200 percent increase.
Employment rates within the County do not follow the same trends as do housing and
population. The number of employed persons in 1984 was 247,000; this figure is expected
to increase 89 percent to 466,201 in 2010. The largest employment sectors prior to 1984
were government (19 percent), retail trade (18 percent), and services (16 percent). Future
employment growth is expected to be concentrated in the western portions of the County,
particularly along the I-15 corridors (SCAG, 82).
9-1
RSA 53, which includes the project site, is located in the eastern part of Riverside County,
away from the major employment centers. While employment rates in the western portion
of the County are. expected to increase as high as 500 percent by the year 2010, these
growth rates do not apply to the eastern portion of the County. The number of employed
persons is expected to increase 79 percent from 1984 to 2010, from 16,562 to 29,571.
SCAG 82 predicts that as Riverside County matures, the large labor force and large
amounts of land would attract a high level of employment growth; establishing a trend of
employment growth following population growth.
9.1.2 Land Use Area Profile
The County of Riverside's Comprehensive Plan is the primary statement of goals and
policies for implementing the development and conservation proposals for the County of
Riverside. To address the needs and concerns of communities and generally similar areas
within the region, certain land use planning areas and community policy areas have been
developed within the County. The subject property is within the Lower Coachella Valley
Land Use Planning Area, the Coachella Valley Community Policy Area, and the Eastern
Coachella Valley Plan Community Policy Area.
The Lower Coachella Valley Land Use Planning Area includes approximately 409 square
miles and is comprised of the Coachella Valley Census Division which encompasses the
cities of Coachella and Indio (see Figure 9.1-1). The predominant Land Use within this
area is agriculture including both dry farming and citriculture. This area of land contain
several sections of land under Indian and BLM ownership. Two specific plans have been
adopted by the County within this planning area (SP 113 and SP 115).
Population within the unincorporated areas of the Lower Coachella Valley Planning Area
was 16,835 in 1980 (Riverside County 1985). The population projection according to
SCAG-82 was 27,000. Housing projections also rose at a similar rate. Table 9.1-1 shows
population and housing forecasts for the unincorporated portion of the Lower Coachella
Valley Land Use Planning Area as taken from the County's Comprehensive Plan.
9-2
Al
NO SCALE
Lower Coachella Valley FIGURE
Land Use Planning Area SA-1
9-3
W ESTEC Services, Inc.
Table 9.1-1
POPULATION AND HOUSING FORECASTS FOR THE
LOWER COACHELLA LAND USE PLANNING AREA
19800 1985
Population 16,890 19,400
Housing (units) 6,030 7,000
1990 1995 2000
22,100 24,700 27,000
8,000 9,000 9,800
Growth within this Land Use Planning Area has been projected to occur primarily within
the cities of Coachella and Indio and their limited spheres of influence. It is doubtful that
major growth would occur in unincorporated areas due to the extreme costs associated with
developing public services in these areas. A number of other elements may inhibit
development within this area, the most important of which is the protection of the desert
environment and its limited resources.
According to the Lower Coachella Valley Land Use Planning Area, land uses within this
area should not be encouraged to change significantly in the future. This area should
remain primarily agricultural in nature and house those persons working in the Coachella
Valley agricultural and service trades. Future land uses within the Lower Coachella Valley
Land Use Planning Area should generally be Category II land uses within the sphere of
influence of the incorporated cities, and Category III and Category IV elsewhere within the
Land Use Planning Area. However, open space and conservation land uses, such as
agriculture, should remain the predominant land use .outside of the cities' spheres of
influence. Industrial development should generally be located along the Southern Pacific
main line tracks and around Thermal Airport.
The Coachella Valley Community Policy Area encompasses the entire Coachella Valley (see
Figure 9.1-2). Within this area certain land use policies outline aesthetic concerns,
commercial land uses, and environmental policies for the valley. These policies are as
follows:
• Land Use Policy - Aesthetic Concerns
Billboards and other offsite directional and advertising signs shall be prohibited.
9-4
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Development review along major arterials and highways shall include
architecture, landscaping and setback, and such other elements as screening of
mechanical equipment, trash enclosures, and placement of utilities
underground.
• Land Use Policy - Commercial Land Uses
Commercial and industrial land uses shall be strictly segregated to insure that
industrial land uses are not allowed in commercial zones.
The "commercial centers" concept shall be encouraged in commercial land uses,
and "strip commercial" shall be discouraged.
• Land Use Policy - Environmental Policies
Blowsand mitigation measures and development controls shall be required for
all development within designated blowsand areas, with stringent dust control
standards maintained as a condition of construction.
Air quality shall be preserved through the prohibition of polluting industries and
hazardous waste sites in the Coachella Valley.
The project also falls within the Eastern Coachella Valley Plan (ECVP) Community Policy
Area. The ECVP area is located within the southeast portion of the Coachella Valley, south
of the City of Indio and encompasses approximately 201,367 acres (see Figure 9.1-3).
The intent of the ECVP is to provide land use goals and policies not found in the county-
wide plan which would address the unique concerns and needs which exist in the Plan
area, thereby facilitating the implementation of the policies and programs of the
Comprehensive General Plan.
The county has estimated growth projections for housing and population based on the
SCAG 82 forecasts (Table 9.1-2). These numbers may have changed since the original
estimates were made. The County predicts a population of 15,390 for the area by the year
2000.
9-6
N
NO SCALE
Eastern Coachella Valley Plan FIGURE
Community Policy Area 19.1-3
"`,, WESTEC Services, Inc. 9-7
Table 9.1-2
POPULATION AND HOUSING FORECASTS FOR THE
EASTERN COACHELLA VALLEY PLAN AREA
1980
1985
1990
1995
2000
Population 9,627
11,058
12,597
14,079
15,390
Housing (units) 2,711
3,124
3,560
4,022
4,410
All incorporated areas are excluded from the growth projections, which accounts for
figures that are much lower than the RSA 53 total.
9.1.3 Comparison of Project Growth Forecast with Regional Growth
Forecast
The proposed project is to be phased over a 20-year period, with the ultimate completion
date being scheduled for the year 2010. There will be four phases, each projected to be
completed at 5-year intervals. Different amounts of the project will be completed at each
interval, with 30% completion for Phase 1, 17% completion for Phase 2, 26% completion
for Phase 3, and the final 27% of the project being completed in Phase 4. In that the
project will add a substantial number of dwelling units to the area (7585 DUs are targeted),
it is important to compare the project's contribution to housing and population in the area to
the projected housing and population in the area.
According to the County's Comprehensive Plan, those regionally significant projects with
projected populations that would exceed the regional forecasts (either alone or as a part of
the cumulative effects of projects in an area), indicate that impacts on public facilities and
the environment may also exceed regional planning for the area. Major land use projects
are required by the Comprehensive Plan to be compared with the regional RSA population
forecasts for consistency. If a development proposal would cause the regional RSA
forecasts to be exceeded, then the public facility and environmental implications of the
project must be fully assessed and adequately addressed. If a project which would exceed
the forecasts is found to adequately address regional impacts, then the regional population
forecasts may need to be reassessed.
The proposed project with its 7585 dwelling units will generate a population increase of
approximately 20,400 by the year 2010 based on SCAG-82 persons per dwelling unit
9-8
projections for the year 2000 (2.69 persons/DU for RSA 53). Because the project is
phased, the population increase will be phased as well. It can be expected that there will be
a population increase of 6160 by the year 1995, 3533 additional persons for the year 2000,
5326 additional persons for the year 2005, and the final 5385 by the year 2010. These
projections are assuming full occupancy at the completion date of each phase. The regional
forecast (baseline 1987) for RSA 53 predicts a population increase of 95,524 from 1984 to
2010. This project, by the year 2010, will have contributed 20,400 persons to the
population of the region. This represents 21 % of the projected population increase for the
area. The RSA 53 projection takes into account cities when determining population and
housing projections. The Lower Coachella Valley Land Use Planning Area and the Eastern
Coachella Valley Plan Area include only unincorporated areas of the County when making
growth forecasts, as discussed earlier in this section.
The Lower Coachella Valley Land Use Planning Area profile suggests that growth within
this planning area will occur within unincorporated areas and their spheres of influence.
This project is partially located within the La Quinta sphere of influence, but is presently an
unincorporated area. The Lower Coachella Valley Land Use Planning Area growth
projection suggests a population of 27,000 for this area in the year 2000, while the Eastern
Coachella Valley Plan suggests a population of 15,390 for its area for the year 2000. This
represents a population increase of 7600 people from 1985 to 2000 in the Lower Coachella
Valley, and 4332 for the Eastern Coachella Valley Plan area. Population increases related
to this project would represent 128% and 224% of the Lower and Eastern Coachella Valley
areas. These increases exceed the growth projected for the Lower Coachella Valley Area
and the Eastern Coachella Valley area. Therefore, unless this development is annexed to
the City of La Quinta, these growth projections for both housing and population should be
revised to account for this development.
Housing forecasts for RSA 53 indicate that there will be an increase in dwelling units from
18,707 to 56,420 from the year 1984 to 2010, resulting in a net increase of 37,420 units
(Baseline 1987). This project would contribute 7585 units by the year 2010. This
represents 20% bf all the projected units for RSA 53. This represents a substantial portion
of the projected housing units. With respect to projections made for the Lower and Eastern
Coachella Valley Planning Areas, the number of units proposed by this project by the year
2000 exceeds the number of County -projected units for these unincorporated areas. As
discussed above, housing projections would have to be revised for these small regional
planning areas if this project were approved.
9-9
SCAG predicts that the number of employed persons with RSA 53 will be 29,571 by the
year 2010, an increase of 13,009 from 1985. The increase in employment levels is lower
in the eastern portion of the County, contributing to a job deficient/housing rich
environment within this part of the County. It is hoped that the abundance of undeveloped
land and large labor force will attract industry to the area. It is a goal of the Eastern
Coachella Valley Plan to achieve a well-balanced and diversified economy within the ECVP
area with a variety of economic and employment opportunities.
9.2 APPLICABLE EMPLOYMENT/HOUSING BALANCE POLCIES
The County of Riverside, which has been divided into different subregions by the
SCAG 82 report, is described as a job-rich/housing deficient area by this report. The
report does not describe the eastern part of the County however, possibly due to the large
seasonal population within the region. The report does outline employment -to -population
ratios for each of the regional statistical areas within the southern California region. These
ratios suggest that the eastern half of the County could be classified as job-
deficient/housing rich. This conclusion can be derived by looldng at the low employment -
to -population ratios for the eastern half of the County, which are very low when compared
to those of western Riverside County and regions such as Los Angeles, and comparing
them to the high growth rates expected for population and housing in the eastern half of the
County.
RSA 53 has a projected employment -to -population ratio of 0.28, while areas such as Lake
Elsinore, Hemet, and Banning have ratios of 0.57, 0.52, and 0.51 respectively. RSA 53
expects a 167% increase in population and a 200% increase in housing by the year 2010
according to SCAG's 87 Baseline study. These growth rates suggest that RSA 53 will be
job-deficient/housing rich by the year 2010, when the project is completed. Balanced
subregions are defined by SCAG 82 as those regions having an employment -to -population
ratio of 0.38 to 0.55. -
The County of Riverside and SCAG have developed a number of policies to achieve a
job/housing balance in areas that are job deficient/housing-rich. These policies include the
following:
9-10
• Designate these areas as high priority areas for receipt of available economic
development funds;
• Adopt relatively high employment growth forecasts for those subregions;
In SCAGs review of development proposals, support commercial and industrial
development within these subregions. Work with other governmental agencies
(federal agencies, the State, South Coast Air Quality Management District, and
local governments) for incorporation into the project approval process;
• As part of the Development Monitoring effort, compare job growth with
population growth in these subregions. Should job growth substantially lag
behind population growth (significantly below the ratio shown in SCAG 82),
pursue the following actions (in sequence);
(1) Actively work with local governments in these areas to help particular
localities attract higher levels of employment growth;
(2) Should employment growth still lag significantly behind population and
housing growth in these areas, revise the forecast as appropriate (to
coincide with the regularly scheduled revision of the Development Guide)
and attempt to redirect housing construction to those areas undergoing high
employment growth rates;
Work with local governments and the private sector to identify and implement
local economic development strategies. Although the Rancho La Quinta
development is predominantly residential with open space, it will include
75 acres of commercial development. The amount of jobs this commercial area
will create can not be determined at this time, as the type of commercial uses
that will occupy this area has not yet been determined.
9-11
9-12
10.0
ADMINISTRATIVE ELEMENT
Rancho LaQulnta
SECTION 10.0
ADMINISTRATIVE ELEMENT
10.1 LAND USE POLICY/SPECIFIC PLAN TIME FRAMES
10.1.1 Project Time Frames for Development
The Rancho La Quinta project is a phased development which is to be completed over a
20 year period with final buildout expected to occur in the year 2010. The development
will add approximately 7585 dwelling units and 75 acres of commercial uses to the area.
There are four phases to the project, as delineated in Figure 10.1-1, with each of the phases
being completed at 5 year intervals. The project schedule has 30 percent being completed
in the first phase, 17 percent in the second phase, 26 percent in the third phase, and the
final 27 percent being completed in the fourth phase. This phasing plan represents the
most likely time frame based on economic and market data available at the present time.
Changing economic conditions will determine whether this time frame is shortened or
extended; and what modifications to the approved specific plan, if any, will be necessary in
the future. If any of the changes which are made are not in substantial conformance with
the approved plan, further county approval may be required. This approval may either be
administrative or require a public hearing.
10-1
F s
LEGEND
PHASE 1
PHASE 2
PHASE 3
PHASE4
0 2000
L
FEET
SOURCE: Landmark Land Company, 1987
Phasing for Rancho La Quinta Specific Plan
FIGURE
10,*1-1
W ESTEC Services, Inc.
11.0
MANDATORY CEQA SECTIONS
Rancho LaQuinta
SECTION 11.0
MANDATORY CEQA SECTIONS
11.1 CUMULATIVE IMPACTS
The cumulative impacts of the Rancho La Quinta project must be viewed together with
other significant development in the immediate vicinity of the project. The 1665 -acre PGA
West development to the north of Rancho La Quinta has an existing approval for 5,000
dwelling units and 650 hotel rooms with an approximate gross density of 3 DU/acre. In
addition, 100 acres of commercial are zoned within the specific plan boundary of PGA
West.
The cumulative impacts of these projects will be as follows:
• Traffic volumes will increase, leading to street widening and improvement of
intersections.
• The projects will contribute to an increase in pollutants and a deterioration of air
quality in the region.
• The projects will create overall increase in ambient noise levels in the project
vicintiy.
• The projects will have a cumulative impact on the quantity of water in the
Ground Water Storage Unit.
• There will be an increase in the solid waste generated, which will impact the
County's landfill.
• The projects have a predictable "build -out scenario" which conforms to an
established pattern of development which is expected to encourage the build -out
of portions of the remaining vacant land within the vicinity. This will lead to
the loss of additional prime agricultural land.
• There will be an increased demand for utilities and other services.
• The projects have a cumulative impact on domestic water service and storage
capacity in the area.
11.2 UNAVOIDABLE ADVERSE IMPACTS
The environmental effects of Rancho La Quinta Specific Plan #218 are discussed in detail
in sections 3.0 through 9.0 of this document and in the technical appendices. In most
cases, the potential impacts identified as significant can be adequately mitigated or reduced
to levels of insignificance through incorporation of mitigation measures and implementation
of sound environmental planning practices.
Some significant impacts, however, cannot evidently be fully mitigated or reduced to
insignificant levels by reasonably practicable measures. A summary of these significant
environmental effects which cannot be avoided is as follows:
• A site possessing natural scenic qualities, significant flora and fauna, and
topographic features (unique in the Coachella Valley) will be developed. Much
of the native vegetation will be removed and some wildlife habitat destroyed.
• Removal of approximately 1140 acres of prime agricultural lands.
• Increased local air pollutant loading.
• Increased demand for domestic water.
• Increased traffic volumes on local streets and highways which will add to traffic
congestion and increase street maintenance costs.
• Some archaeological resources and sites would be altered or destroyed.
• Increased demand for police, fire and other governmental services.
11.3 ALTERNATIVES TO PROPOSED PROJECT
CEQA Guidelines (Section 15126(d)) require that alternatives to the proposed project be
discussed. Three alternatives are evaluated and compared here:
11-2
• No-Project/No Development
• Development Under Existing Zoning
• Independent Development
11.3.1 NO PROJECT/NO DEVELOPMENT
The No Project/No Development alternative allows the site to remain in its present
condition, without requesting any entitlements available under the existing general plan and
zoning classifications. The site would remain in open space and agriculture, with
development limited to the construction of minimal new structures for agricultural
purposes.
Historical data indicates that the project site has been marginally productive in terms of
agricultural output with no indication that this trend would change in the future, and no
significant contribution to food production of the nation anticipated. In this sense, the No
Project/No Development alternative does not capture opportunities to generate positive
economic use of the property.
The No Project alternative would not require the installation of infrastructure, and therefore
an increase in water use would not be required. The area would not require annexation to
an improvement district to obtain sewer. No impacts to other public services such as police
and fire protection and medical services would occur. Biology, air quality, visual quality,
and the noise environment would not be affected as a result of this alternative.
The No Project alternative would not help meet the County's goals for recreation, housing,
adequate service facilities, or an expanded economic base.
The No Project Alternative would be the environmentally superior alternative; however, it
would also result in the under -utilization of the property's potential to implement general
plan policies and programs.
11.3.2 EXISTING ZONING
The project, as it is zoned, could be developed with single family dwelling units under the
existing land use. Portions of the property are within the La Quinta Sphere of Influence.
11-3
The land use policies of the lower Coachella Valley Planning Area and the Eastern
Coachella Valley Plan Area call for Category II land uses within the sphere of influence,
and Category III and IV uses elsewhere within the Land Use planning area. Category II
uses allow for residential densities of 5 to 8 DU/acre, while Category III land uses allow
for a maximum density of 2 DU/acre. Therefore the maximum number of units that could
be built on the 1251 acres of land would be 5862, given the existing zoning. This
assumption is based on the fact that 560 acres of land are within the sphere of influence and
691 acres are outside the sphere of influence. This also assumes that all land would be
developed, which in all reality it would not.
If development were to occur on a dwelling unit by dwelling unit basis under the existing
zoning, scattered utilization of the land would occur, resulting in an undefined growth
pattern scenario. Infrastructure would be installed in a piecemeal fashion, possibly leading
to the installation of services inadequate to serve the needs of the community. Circulation
could suffer in that street improvements of the magnitude necessary to bear traffic from
5862 units could not be paid for by a small landowner. Piecemeal development might also
create visual impacts that would not be associated with a well planned development.
Fragmented development would not create economic incentives or an employment basis
appropriate for the area and would not be consistent with the County's stated goals and
objectives for orderly, self-contained growth. The absence of a comprehensive plan for the
entire site creates disadvantages in terms of master planning for flood control, circulation,
water and sewer, fire, police, park, and other public facilities.
Development under the existing zoning on a house -by -house basis has the potential to
create impacts to the environment which could be mitigated through an integrated,
comprehensive planning approach. Development under the existing zoning would create
fewer impacts to air quality, water supply, region -wide traffic, and some public services.
However, to achieve the County's goal of.controlled, orderly development, the proposed
project would be the preferred alternative.
11.3.3 INDEPENDENT DEVELOPMENT
Independent development would involve the development of the project site on a parcel by
parcel basis. There are 36 individual parcels within the project site. Development could
occur on only one parcel or a group of parcels, but on a much smaller scale than the
11-4
proposed development. This type of development would involve the adoption of a number
of specific plans within the project area. In other words, development would occur in a
piecemeal fashion as discussed above, but would receive more intensive review than the
development that is discussed above.
Development of the area in an independent manner could result in well planned
development, however, an assessment of the potential buildout of the land would need to
be performed to determine adequate public service needs for the area. Also, strict
development review standards would have to initiated by the County to assure that land
uses between parcels are compatible. This effort is eliminated when a comprehensively
planned development, such as the one proposed, is submitted for a large piece of property.
A parcelized development could amount in less continguous open space and other benefits
such as recreational areas that are associated with a comprehensively planned development.
The independent development alternative has the potential to cause impacts to the
environment in the long-term that could be solved through an alternative approach of
comprehensive planning for the entire site. Impacts from the independent development
alternative are difficult to assess due to a lack of a master plan for future development.
11.3.4 ALTERNATIVE SUMMARY
The proposed project deals with the area as a logical unit of land with geophysical, fiscal,
and infrastructural limits. The plan evolved from a planning process which has dealt with
the land as such, detailed in the Specific Plan/E.I.R.
The result is an economically viable development plan that is sensitive to the dynamics of
the environment and will result in the logical and orderly development of the site in concert
with the goals and objectives of Riverside County. Outside of the No Project/No
Development alternative, the proposed project would result in the least environmental
degradation of the four development alternatives over the long term. Table 11.3-1 provides
a matrix of the impacts associated with the development strategies described in the three
alternatives. The project integrates public and private sector planning goals and objectives
with cognizance of an in-depth environmental study. The result is a sound master plan for
future development of the property.
11-5
TABLE 11.3-1
COMPARATIVE MATRIX OF ALTERNATIVES
Issue Existing Conditions No Project INo Development Specific Plan _-Existing Zoning
Description
Landform and
Topography
Seismic
Safety/Slopes and
Erosion
►+
r+
ON
Rancho La Quinta site is 1251
acres of undeveloped land,
I)rimarily utilized for agricul-
tural purposes; i.e., dates,
citrus and alfalfa
Relatively flat, less than I %
slope. Minimal topographic
relief.
The San Andreas and San
Jacinto fault zones are located
near the project area. Two
inferred fault traces occur in
immediate project vicinity; one
within eastern site boundary.
Potential impacts regarding
seismically induced effects,
erosion and geologic stability.
No development, continued
land use of agriculture.
Retain existing topography
No landform alteration.
Limited exposure of
agricultural uses and asso-
ciated structures to seismic
and erosional hazards, and to
geologic stability. No mitiga-
tion of existing hazards.
Plan proposes:
195
low density
(0-5 DU/ac)
5920
med density
(6-12 DU/ac)
1470
high density
(13-20 DU/ac)
7585
75
acres commercial
41
acres public uses
380
acres open space
(golf course)
Minor alteration to topog-
raphy. Overall, topography
will still be relatively Flat.
A geotechnical investigation
required prior to project
development; the results to be
used in final project design,
including all mitigation mea-
sures.
Buildout under the existing
zoning and General Plan
would allow for a maximum
of 5862 dwelling units. This
assumes all land is
developable. No commercial
development would occur
under this alternative, result-
ing in lack of a job opportun-
ities. The County's goal of
controlled, orderly develop-
ment is unfulfilled.
Independent Development
Independent development by
each parcel, or combination.
No master plan. Could in-
clude any variety of residen-
tial, industrial or commercial.
Minimal modification to to- Minimal modification to to-
pography would be expected. pography would be expected.
Structures would be designed
to meet building codes. Haz-
ards mitigated by implemen-
tation of grading and stabili-
zation techniques.
Structures would be designed
to meet building codes.,Haz-
ards mitigated by implemen-
tation of grading and stabili-
zation techniques.
►r
v
COMPARATIVE MATRIX OF ALTERNATIVES (Continued)
Issue Existing Conditions No Project/No Developmem Specific Plan Existing Zoning_
Agriculture
Flooding and
Water Quality
Open Space and
Conservation
Aesthetics and
Visual Quality
Current onsite ,agricultural
uses include approximately
710 acres (57 percent of site)
utilized for growing dates,
citrus, and alfalfa. Prime
agricultural land accounts for
1140 acres or 91 percent of
the site.
A number of levees and chan-
nels divert and carry storm
runoff in the project site and
vicinity. Surface water con-
sists primarily of intermittent
flood runoff. Five wells
operate onsite. Water quality
in the Coachella Valley is
generally high.
The project site is primarily
used for agricultural pur-
poses. There are several
archaeology sites, mesquite
thickets, an inferred fault and
a liquefaction hazard area.
The visual quality of the
existing site is considered
low, consisting primarily of
agricultural land.
Existing uses would be
retained onsite. No loss of
prime agricultural land would
occur. See Existing Condi-
tions.
No changes to water quantity
or quality would occur. See
Existing Conditions.
The no -project alternative
would continue existing land
uses, creating no impacts to
open space resources.
No development would result
in continued agricultural uses
and retaining existing visual
quality.
Elimination of existing onsite
agricultural uses. Loss of
1140 acres of prime agricul-
tural land, which amounts to
an incremental decrease of one
percent within the Coachella
Valley.
Potential, nonsignificant
changes to onsite water quan-
tity and quality expected. The
project would contribute to a
regional increase in water
quality contaminant levels.
Geotechnical investigation
required prior to development
and any recommendations
implemented.
Impacts from the project are
nqt erpccted to be significant,
however adverse mitigable
impacts could occur from the
liquefaction hazard area.
The proposed project would
be contiguous visually with
other developments in the
area. No significant impacts.
Although development would
be limited, the loss of pro-
ductive agricultural land and/
or prime agricultural land
could occur.
Potential, nonsignificant
changes to onsite water quan-
tity and quality would be
expected. Development would
contribute to regional increase
in water quality contaminant
levels.
If the land is developed under
existing zoning it may be
developed with no contiguous
open space.
This alternative would allow
for no open space desig-
nations nor design element to
control aesthetic features. In
the area within the sphere of
influence a higher density
resulting in an adverse visual
impact.
Indcuende.nt Development
Development would disturb
much, if not all, of existing
agriculture and prime agricul-
tural land.
Changes to onsite water
quantity and quality would be
expected. Flood control mea-
sures developed on a parcel -
by -parcel basis, could result
in lack of comprehensive
flood control. Regional con-
tribution to increased water
quality contaminant levels.
Independent development may
result in no contiguous open
space.
This alternative would allow
for no open space designa-
tions and may result in more
commercial and industrial
development. This would
result -in an adverse visual
impact.
COMPARATIVE MATRIX OF ALTERNATIVES (Continued)
Issue Existing Condition_ No Project/No Development spgcific Plan Existing Zoning
Air Quality
Wildlife/
Vegetation
Historic and
Prehistoric
Resources
Noise
The Coachella Valley area
currently experiences oxidant
and particulate exceedances.
Much of baseline air quality is
a result of wind transported
pollutants from L.A. basin.
Approximately 910 acres are
under agricultural uses, while
251 acres are natural habitat
including mesquite thickets
(31 acres), saltbrush scrub
(191 acres), creosote bush
scrub (28 acres), and fresh-
water marsh (less than 1
acre).
No increase in stationary or
mobile emissions in project
vicinity. Existing air quality
would remain. Pollutants
generated by agricultural
activities, including fugitive
dust, would remain.
The no -project alternative
would continue existing land -
uses creating no additional
impacts to biological re-
sources.
Cultural resources are located No impacts to cultural
on site. resouces.
Existing traffic volumes are
minimal, therefore existing
noise levels range between 35
and 55 dB(A) depending on
time of day.
No increase in traffic and,
therefore existing ambient
noise levels would remain the
same as described in the
Existing Conditions.
The projected emissions for
the Specific Plan are not a
significant portion of those in
the local air basin. An incre-
mental degradation of local air
quality will occur.
Impacts from the project are
not expected to be significant,
however, adverse impacts
would occur to potential flat -
tailed homed lizard habitat and
Crissal thrasher habitat in the
mesquite thickets.
Potential impacts to cultural
resources, requires testing for
significance and mitigation if
necessary.
Portions of site may be
subjected to adverse noise
conditions. Mitigation
measures including setbacks
and acoustical barriers would
be required.
Decreased traffic volumes
would similarly decrease pro-
jected emissions for the pro-
ject. Area would continue to
experience exceedances due to
wind -transported pollutants.
If the land is developed under
the existing zoning it could be
developed in a piecemeal
fashion with no consideration
given to contiguous open
space, further jeopardizing the
habitats outlined as sensitive
in this EIR.
Potentially adverse impacts
could occur to cultural
resources becasue of limited
environmental review.
Reduced units would reduce
traffic volumes and thus noise
levels on project site.
However, portions of site
may still be adversely
impacted by ambient noise
levels and would require
futher study.
Indeoendent [7cvelCr�tlCnt
The total emissions projected
for the site would be
unknown due to the lack of
buildout characteristics. May
produce significant increases
in emissions if land use
intensities increase.
If each of the 36 parcels were
developed under individual
specific plans, adequate
review would occur to insure
that impacts to biological
resources were mitigated to an
insignificant level.
Potential impacts to cultural
resources would require
testing for significance and
mitigation if necessary.
Traffic volumes and noise
sources would vary upon
independent development.
Land use incompatibility
based on noise may impact
future residents of the area.
Detailed acoustical analyses
would be required to
adequately assess any
impacts.
COMPARATIVE MATRIX OF ALTERNATIVES (Continued)
Issue Existing Conditions No Projcct/No Development_ Succific Pian Existing Zoning
Libraries
Water and Sewer
Facilities
Solid Waste
Currently the closest library to
the site is located in Indio. A
new library is under
construction in La Quinta
which will serve
approximately 5000-9000
people.
The Rancho La Quinta site lies
within the CVWD service
area, which currently provides
agricultural irrigation services
to the project site. Two irri-
gation water mains and a
sewer force main are the only
onsite facilities. No domestic
water facilities exist.
Solid waste is transported by
private hauling service to the
county -owned Coachella
Sanitary Landfill. The land-
fill's lifespan has been pro-
jected to year 2010.
With the no project alternative
existing conditions would
continue with no additional
impacts to library services.
No negative impact to water
or sewer facilities would
occur. The site would con-
tinue to utilize CVWD water
for agricultural irrigation. No
additional water or sewer
improvements would be re-
quired.
No additional solid waste
would be generated onsite
besides that which is already
produced by agricultural uses.
The lifespan of the landfill
would not be impacted.
Specific plan is expected to
create adverse, but mitigable
impacts on library services.
The Specific Plan would
require the extension of water
and sewer facilities, including
the construction of expanded
sewage treatment capacity.
No additional irrigation facil-
ities. Adverse impacts are not
anticipated, although project
would incrementally reduce
regional water supplies.
The Specific Plan will
incrementally contribute to the
reduction in landfill capacity at
the Coachella facility. No
other service impacts are
anticipated.
Under existing zoning a
smaller population would be
produced from the project
than proposed in the Specific
Plan but still resulting in an
adverse impact. Developer
fees would likely not be
provided under this plan.
Existing zoning would reduce
the number of units serviced
by CVWD, thus reducing
amount of onsite sewage
generation and water demand.
Project would still require
water/sewer facility extension
and expansion.
Development under existing
zoning would reduce the
amount of solid waste
generated by the project. The
project would still contribute
to the reduction in landfill
capacity, although to a lesser
degree.
Independent Development
Any increase in population
size from the existing condi-
tions will create an adverse
but mitigable impact.
The impacts of independent
development are unknown at
this time because the intensity
of use may vary. Water and
sewer facility extension and
expansion would still be re-
quired. The amount of water
demand and sewage generated
would be determined by
buildout potential of area.
The impacts are unknown at
this time; the amount of solid
waste generated by the 36
parcels would be dependent
on the type of development
proposed. May create a
significant impact if more
intense uses are proposed
overall.
COMPARATIVE MATRIX OF ALTERNATIVES (Continued)
Issue Existing Conditions No Project/No Development Specific Plan Existing Zoning.
Airports
Parks and
Recreation
Fire, Sheriff and
Emergency
Services
o Utilities
Thermal Airport is located I
mile east of project site, the
site is not subjected to adverse
noise/ safety conditions
because of its location outside
of the influence area.
There are no park or
recreational facilities currently
onsite. Adjacent to the site is
Lake Cahuilla Park, a regional
county park.
Currently there are no
emergency services onsite.
Fire, paramedic and ambu-
lance services dre provided
from a station just north of the
site. Sheriff services are pro-
vided from a station located in
Indio.
Currently there are no electric,
gas, or phone easements on -
site. Local utilities, gas, elec-
tric, and telephone utilities,
service the area.
No impacts to aviation facil-
ity, no increased service
needed in Coachella Valley
area.
The no project alternative
would continue existing land
uses in the area creating no
additional impacts to parks
and recreational facilities.
The no project alternative will
not create any demands for
emergency services and will,
therefore, result in no
impacts.
The no project alternative
would create no additional
demand for utilities than
existing conditions and
would, therefore, result in no
impacts.
Project may contribute to
increased aviation needs, and
thus expansion of airport
facility. No noise or safety
impacts anticipated.
Park impacts from the project
are mitigated by the dedication
of land for parks and
provision of open space (golf
courses).
No impact to fire, paramedic
or ambulance services are
expected to occur. Adverse
impacts to sheriff services will
occur, but are mitigable.
No impacts to local utilities
are expected to occur.
Infrastructure will be
expanded to support demand.
Will serve letters provided by
all affected utilities.
Fewer residents would lessen
the need for an expanded
aviation facility. No noise or
safety issue.
If the land is developed under
the existing zoning no con-
sideration will be given to
contiguous community and
neighborhood parks resulting
in an increased demand on
park facilities.
PGA West Fire Station would
be required to service
increased residential uses.
Adverse impacts to sheriff
services will occur but are
mitigable
Potentially significant impacts
to local utilities could occur.
Unplanned growth resulting
in increased demand without
appropriate infrastructure in
place.
Independent ❑evelopment
Independent development may
produce a significant increase
in aviation needs in the area,
provided more intense uses
are proposed. Exact impacts
are unknown at this time.
If each of the 36 parcels were
developed under individual
specific plans, adequate
review would occur to insure
that impacts to park and rec-
reation facilities were miti-
gated to an insignificant level.
As long as a site is designated
for a fire station no impacts to
fire service are expected to
occur. Adverse impacts to
sheriff services will occur but
are mitigable
If, under independent devel-
opment, more commercial and
industrial uses are developed,
the possibility exists that
adverse impacts to utilities
could result.
COMPARATIVE MATRIX OF ALTERNATIVES (Continued)
Issue Existing Conditions No PmjcctLNo Development Specific Plan / w fl,'
Schools
Health Services
Circulation
Fiscal Impact
Presently there are no schools
onsite. The project area is in
the CVUSD.
There are no hospitals or
clinics on the project site. The
closest hospital is located in
Indio and the nearest health
clinic is located in La Quinta.
Streets serving the site are
Ave. 58, Ave. 60, Ave. 62,
Madison St., Monroe St., and
Jackson St.
The project site is currently
used for agriculture, there-
fore, there is no minimal
impact on costs and revenues.
Under the no project altema-
tive existing conditions would
remain the same and no im-
pact to the school system
would occur.
The no project alternative
would not create any addi-
tional demands on health ser-
vices.
The no project alternative
would retain existing circula-
tion conditions.
Existing fiscal impacts to
County would be maintained.
No economic incentive or
employment base potential
under existing limited agricul-
tural operation.
Independent Development
The implementation of the Adverse but mitigable impacts Adverse but mitigable impacts
Specific Plan would result in are expected to occur. are expected to occur.
adverse but mitigable impacts.
No impacts to health services No impacts to health services No impacts to health services
in the area are expected to in the area are expected to in the area are expected to
occur. occur. occur.
Potentially significant traffic
impacts could occur.
Piecemeal development could
generate substantial traffic
without providing circulation
improvements.
The Rancho La Quinta Spe-
cific Plan is projected to have
a positive net fiscal impact
when considering both the
County cost and the Rede-
velopment Agency costs to-
gether.
Potentially significant traffic
impacts could occur.
Piecemeal development,
undergoing independent
environmental review.
Cumulative impact possible.
Disjointed infrastructure and
service systems could result in
economic liability to county.
Provision of employment base
uncertain.
Potentially significant traffic
impacts could occur.
Piecemeal development,
undergoing independent
environmental review.
Cumulative impact possible.
Disjointed infrastructure and
service systems could result in
economic liability to county.
Provision of employment base
uncertain.
11.4 GROWTH INDUCING IMPACTS
Rancho La Quinta is located in Riverside County RSA 53, which is also called the Indio
RSA. This RSA comprises the Coachella Valley Census Division, and includes the cities
of La Quinta, Indio and Coachella, and is bounded by the All American Canal and Dillion
Road to the east, Thousand Palms Canyon Road to the west, Joshua Tree National
Monument to the north, and Imperial County to the south.
The proposed project with its 7585 dwelling units will generate a population increase of
approximately 20,400 by the year 2010 based on SCAG82 persons per dwelling unit
projections for the year 2000. Because the project is phased, the population increase will
be phased as well. It can be expected that there will be a population increase of 6160 by the
year 1995, 3533 additional persons for the year 2000, 5326 additional persons for the year
2005 and the final 5385 by the year 2010. These projections are assuming full occupancy
at the completion date of each phase. The regional forecast (baseline 1987) for RSA 53
predicts a population increase of 95,524 from 1984 to 2010. This project, by the year
2010, will have contributed 20,400 persons to the population of the region. This
represents 21% of the projected population increase for the area. The RSA 53 projection
takes into account cities when determining population and housing projections.
Population increases related to this project would represent 128% and 224% of the Lower
and Eastern Coachella Valley areas, respectively. These increases exceed growth projected
for the Lower and Eastern Coachella Valley areas. Therefore, unless this development is
annexed to the City of La Quinta, these growth projections for both housing and population
should be revised to account for this development.
Land in the vicinity of Rancho La Quinta is primarily agriculture. The project site is located
approximately 0.5 miles from the PGA West development, which represents the La Quinta
city limits. Approval of this project would likely encourage the residential development
between PGA West and Rancho La Quinta. Two out -parcels are generally surrounded by
the Rancho La Quinta development. Development of these parcels to the density proposed
by Rancho La Quinta would be feasible, because infrastructure has been made available to
service this level of development. This project will provide increased infrastructure, but
only to levels that support this development. This project does not extend infrastructure a
substantial distance, thereby providing intervening undeveloped land with infrastructure
and inducing substantive growth. If agriculture uses in areas surrounding the Rancho La
Quinta project are not currently profitable, then surrounding land owners may perceive
conversion of their lands to urban uses as a more viable enterprise.
Overall, this development does contribute a significant portion of the growth anticipated
within this region. For the most part, however, this development is contiguous to a major
development and is included in La Quinta's sphere of influence. Growth is being planned
and phased with the appropriate infrastructure in place when the demand is generated. This
development would not inhibit adjacent properties from being developed if a market is
perceived for that growth. This project would not generate that market, because
commercial development is small and no industrial uses are proposed.
Because the Rancho La Quinta project is generally contiguous with existing development
and is consistent with the product type, growth inducing impacts are probably limited to the
area between PGA West and Rancho La Quinta and potentially out -parcels surrounded by
this project.
11.5 RELATIONSHIP BETWEEN LOCAL SHORT-TERM USES OF MAN' S
ENVIRONMENT IN MAINTENANCE/ENHANCEMENT OF LONG-TERM
PRODUCTIVITY
The Rancho La Quinta project will affect short-term uses of the project area environment
and the maintenance and enhancement of its long-term productivity. Because the project
will be phased over a 20 year period, alternate short-term uses for undeveloped portions of
the property would be possible until full development is achieved. It is likely that such
uses would be limited to recreational activities or continuation of existing uses. At full
development, use of the property for alternate purposes (short-term or long-term) would be
precluded.
The development project would contribute to long-term adverse impacts on air quality,
noise, traffic and circulation, energy consumption, and demands on utilities and services.
Furthermore, natural open space and wildlife habitat would be reduced. Mitigation
measures have been recommended in this EIR to reduce the significance of these impacts.
See sections 6.0 and 7.0 and Technical Appendices.
The project will provide beneficial impacts. Local employment opportunities will be
created for both construction and operation of the project. Housing will be available to
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meet local market demands. Property tax and sales tax revenues will be substantial and
more than offset government expenditures to service the project.
No long-term risks of health and safety are expected to result from implementation of the
proposed project.
11.6 IRREVERSIBLE/IRRETRIEVABLE COMMITMENT OF ENERGY SUPPLIES
AND OTHER RESOURCES SHOULD THE PROJECT BE IMPLEMENTED
Irreversible and irretrievable commitment of resources associated with development of
Rancho La Quinta project would include:
• Consumption of fossil fuels used to generate heat and electricity.
• Energy required for the fabrication of building materials.
• Materials used during construction.
• Loss of land which cannot be restored to its original condition.
• Loss of some sensitive biological resources.
• Degradation of air quality in the region as a result of automobile -general
pollutants.
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12.0
ORGANIZATION, PERSONS
AND DOCUMENTS CONSULTED
Rancho LaQuinta
SECTION 12.0
ORGANIZATIONS, PERSONS AND DOCUMENTS CONSULTED
12.1 REFERENCES
Aslan, Sam. 1987. -U.S. Soil Conservation Service District Conservationist, Indio Office,
personal communication November 10.
Borchardt, Glenn, and Michael W. Manson, 1986. North Palm Springs Earthquake,
California Geology, Volume 39, No. 11, November.
Brown, Arthur R., and Robert W. Ruff, 1981. Geology of the San Jacinto Mountains,
South Coast Geological Society Annual Field Trip Guidebook No. 9.
California Air Resources Board, 1983-1986. Summary of Annual Air Quality Data.
California Department of Fish and Game. 1980. At the Crossroads. A report on
California's endangered and rare fish and wildlife. The Resources Agency.
California Department of Fish and Game. 1985. Designated endangered or rare plants.
The Resources Agency, June 19.
California Division of Mines and Geology. 1966. Geologic Map of California Santa Ana
Sheet.
California Division of Mines and Geology. 1985. Fault Rupture Hazard Zones in
California, Special Publication 42.
California Water Resources Control Board. 1975. Comprehensive Water Quality Control
Plan, San Diego Basin, July.
Coachella Valley Association of Governments (CVAG). 1979. Coachella Valley Master
Environmental Assessment.
Coachella Valley Water District. 1987a. Personal communications with Alan Harrell and
Robert Meleg, November 10, 16 and 18.
Coachella Valley Water District. 1987b. Written response to La Quinta Notice of
Preparation, Specific Plan 218, July 28.
Crowell, John C., 1975, San Andreas Fault in Southern California, California Division of
Mines and Geology Special Report 118.
Crowell, John C., and Arthur G. Sylvester, 1979. Tectonics of the juncture between the
San Andreas Fault System and the Salton Trough, Southwestern California,
University of California at Santa Barbara, November.
Elders, W.A. 1979. Guidebook for the Geology and Geothermics of the Salton Trough,
University of California at Riverside Campus Museum Contributions No. 5,
November.
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Engineering Service Corporation. 1987. Hydrology Study for the La Quinta Specific
Plan area, November.
Federal Highway Administration, 1982. Noise Barrier Cost Reduction Procedures
Stamina 2.0 Optima: User's Manual
Gilmore, Thomas D., and Robert O. Castle. 1983. Tectonic preservation of the Divide
-Between the Salton Basin and the Gulf of California, Geology, Volume II,
pp. 474-477, August.
Harris, C. 1979. Handbook of Noise Control.
Holland, R.F. 1986. Preliminary descriptions of the terrestrial natural communities of
California. State of California, The Resources Agency.
Jennings, Charles W. 1975. Fault Map of California, California Division of Mines and
Geology Geologic Data Map No. 1.
Kennedy, Michael P. 1977. Recency and Character of Faulting Along the Elsinore Fault
Zone in Southern Riverside County, California, California Division of Mines and
Geology Special Report 131.
Leighton and Associates. 1984. Geotechnical Reconnaissance "Xochimilco",
November 1.
Leighton and Associates. 1985. Geotechnical Reconnaissance La Quinta Hotel Golf
Club, February 8.
La Quinta, City of. 1985. General Plan, adopted November 19.
Nickerson, Lloyd. 1987. Coachella Valley Association of Governments, telephone
communication, November 9.
Norris, Robert M., and Robert W. Webb. 1976. Geology of California, John Wiley and
Sons, New York.
Perry, Michael. 1987. County of Riverside Solid Waste Division, Administrative
Assistant, telephone communication, November 9 and 17.
Remsen, V. 1978. The species of special concern list: an annotated list of declining or
vulnerable birds in California. Western Field Ornithologist, Museum of Vertebrate
Zoology, University of California, Berkeley.
Riverside, County of, 1986. Comprehensive General Plan, December 31.
Riverside, County of, 1986. Comprehensive General Plan, Second Edition,
December 31.
Riverside, County of, 1984. Eastern Coachella Valley Plan, Environmental Report
No. 189.
Ross, Judy. 1987. County of Riverside Aviation Department, Assistant Director,
telephone communication, November 18.
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Seed, Bolton H., and I.M. Idriss. 1970. A simplified Procedure for Evaluating Soil
Liquefaction Potential, University of California at Berkeley Earthquake Engineering
Research Center, Report No. EERC-70-9, November.
South Coast Air Quality Management District, 1987. Air Quality Handbook for Preparing
EIRs, April.
Southern California Association of Governments. 1982. SCAG-82 Growth Forecast
Policy, October.
Southern California Association of Governments. 1985. SCAG-82 Modified Forecast,
February.
Southern California Association of Governments. 1987. SCAG Baseline, August.
Tate, J. Jr., and D. J. Tate. 1982. The Blue List for 1982. American Birds 35(1):3-10.
U.S. Department of Agriculture, Soil Conservation Service. 1980. Soil Survey of
Riverside County, California, Coachella Valley Area.
U.S. Department of Agriculture, Soil Conservation Service. 1981. Important Farmlands
Inventory as applied to the State of California, February.
U.S. Environmental Protection Agency. 1980. Water Quality and Biological Effects of
Urban Runoff on Coyote Creek, August.
United States Fish and Wildlife Service. 1985a. Endangered and threatened wildlife and
plants: Review of plant taxa for listing as endangered or threatened species; Notice
of review; Federal Register, 50(188):39526-39527, September 27.
United States Fish and Wildlife Service. 1985b. Endangered and threatened wildlife and
plants: Review of vertebrate wildlife; Notice of review; Federal Register,
50(181):37958-37967, September 18.
Wigington, Parker J., Clifford W. Randall, and Thomas J. Grizzard. 1983. Accumulation
of Selected Trace Metals in Soils of Urban Runoff Detention Basins, Water
Resources Bulletin, Vol. 19, No. 5, October.
Willdan Associates, 1987. Analysis for Rancho La Quinta, November.
Zabriskie, J.G. 1979. Plants of Deep Canyon and the central Coachella Valley,
California. Philip L. Boyd Deep Canyon Desert Research Center, University of
California, Riverside. 289 pp.
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12.2 ORGANIZATIONS AND PERSONS CONSULTED
City of Indio Sherrif s Department
S gt. Dye
City of La Quinta
Jerry Herman
Coachella Valley Association of Governments
Lloyd Nickerson
Coachella Valley Water District
Vince Alvarez
Bruce Clark
Paul Cockrell
Alan Harrell
Robert Meleg
Jim Zimmerman
County Riverside, Aviation Department
Judy Ross
County of Riverside, Fire Department
Ralph Glenn
County of Riverside Library Headquarters
Billie Dancy
County of Riverside Planning Department
Steve Kuferman
Ron Goldman
Engineering Services Company
Steve Robbins
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South Coast Air Quality Management District
Brian Ferris
U.S. Soil Conservation Service, Indio Office
Sam Aslan
William Dignon
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12-6
13.0
REPORT PREPARATION STAFF
AND CONSULTANTS
Rancho LaQulnta
SECTION 13.0
REPORT PREPARATION STAFF AND CONSULTANTS
This report was prepared by WESTEC Services, Inc. of San Diego, California. Members
of WESTEC Services' professional staff and consultants contributing to the report are
listed below:
Gordon Bell; B.A. Environmental Studies/Geology
June Collins; JBF Associates, Planning Consultants
Betty Dehoney; M.S. Biology
Ann French; Wildan Associates, Traffic Consultant
Dennis Gallegos; B.A. Anthropology
Kimberly Glasgow; BA. Geography/Environmental Studies
Patricia Gordon -Reedy, M.A. Botany
Mike J. Komula; B.A. Geography
Kathryn E. Kulzer; M.S. Fisheries Biology
Dennis R. Marcin; B.S. Geology
John McTighe; Public Affairs Consultants, Fiscal Consultant
Elyssa Robertson; B.S. Biology
Robert Sergeant; Wildan Associates, Traffic Consultant
Mary Tazik; B.A. Geography, Resources/Environmental Studies
I hereby affirm that to the best of our knowledge and belief, the statements and information
herein contained are in all respects true and correct and that all known information
concerning the potentially significant environmental effects of the project has been included
and fully evaluated in this EIR.
Way Dehoney
Project Manager
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