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PC Resolution 2019-002PLANNING COMMISSION RESOLUTION 2019 - 002 A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF LA QUINTA, CALIFORNIA, RECOMMENDING TO THE CITY COUNCIL APPROVAL OF AN ENVIRONMENTAL ASSESSMENT AND SPECIFIC PLAN AMENDMENT FOR HIGHWAY 111 AND DUNE PALMS SPECIFIC PLAN LOCATED ON THE SOUTH SIDE OF HIGHWAY 111, APPROXIMATELY 300 FEET EAST OF DUNE PALMS ROAD CASE NUMBERS: ENVIRONMENTAL ASSESSMENT 2018-0005 SPECIFIC PLAN 2018-0002 (SP 2008-085, AMD 1) APPLICANT: CITY OF LA QUINTA WHEREAS, the Planning Commission of the City of La Quinta, California did, on the 22nd day of January, 2019, hold a duly noticed Public Hearing to consider a request by City of La Quinta for approval of a Specific Plan amendment for the Highway 111 and Dune Palms Specific Plan that would allow for commercial and/or mixed use development on the northern 10f acre portion of the Specific Plan area that was originally intended for auto retail, more particularly described as: APN 600-020-053 & 600-020-055 WHEREAS, the Design and Development Department published a public hearing notice in The Desert Sun newspaper on January 12, 2019 as prescribed by the Municipal Code. Public hearing notices were also mailed to all property owners within 500 feet of the site; and Environmental Assessment 2018-0005 WHEREAS, at said Public Hearing, upon hearing and considering all testimony and arguments, if any, of all interested persons desiring to be heard, said Planning Commission did make the following mandatory findings pursuant to Section 9.250.010 of the Municipal Code to justify approval of said Environmental Assessment [Exhibit A] : 1. As conditioned, proposed application will not be detrimental to the health, safety, or general welfare of the community, either indirectly, Planning Commission Resolution 2019 - 002 Environmental Assessment 2018-0005 Specific Plan 2018-0002 (SP 2008-085, Amendment 1) Highway 111 and Dune Palms Specific Plan January 22, 2019 Page 2 of 6 or directly, in that no significant unmitigated impacts were identified by Environmental Assessment 2018-0005. 2. The proposed project will not have the potential to degrade the quality of the environment, substantially reduce the habitat of a fish or wildlife population to drop below self-sustaining levels, threaten to eliminate a plant or animal community, reduce the number or restrict the range of rare or endangered plants or animals or eliminate important examples of the major periods of California history or prehistory. Potential impacts can be mitigated to a less than significant level. 3. There is no evidence before the City that the proposed project will have the potential for an adverse effect on wildlife resources of the habitat on which the wildlife depends. 4. The proposed project will not result in impacts which are individually limited or cumulatively considerable when considering planned or proposed development in the immediate vicinity. Impacts which are individually limited or cumulatively considerable can be mitigated to be less than significant. 5. The proposed project will not have environmental effects that will adversely affect the human population, either directly or indirectly. Impacts associated with biological resources, transportation/traffic, cultural resources, air quality, and noise can be mitigated to be less than significant. Specific Plan Z 18-0002 SP 200 -085 Amendment 1 WHEREAS, at said Public Hearing, upon hearing and considering all testimony and arguments, if any, of all interested persons desiring to be heard, said Planning Commission did make the following mandatory findings pursuant to Section 9.240.010 of the La Quinta Municipal Code to justify recommending to the City Council approval of said Specific Plan: 1. Consistency with General Plan The proposed Specific Plan amendment is consistent with the goals and policies of the La Quinta General Plan in that it will result in the Planning Commission Resolution 2019 - 002 Environmental Assessment 2018-0005 Specific Plan 2018-0002 (SP 2008-085, Amendment 1) Highway 111 and Dune Palms Specific Plan January 22, 2019 Page 3 of 6 development of approximately 10 acres of commercial and/or mixed use development which is permitted in the General Commercial land use designation. The proposed project is consistent with the following Goals and Policies: • Goal LU-6 and ED-1 as it will contribute to a balanced and varied economic base which provides fiscal stability to the City and a broad range of goods and services to its residents and the region. • Policy LU-2.2 which requires Specific Plans for projects proposing flexible development standards that differ from the Zoning Ordinance. The Specific Plan will allow for exemption from floor area ratio requirements and maximum heights of 60 feet within the first 150 feet from Highway 111 right of way to broaden the range of uses allowed in the Specific Plan Area as allowed under the Regional Commercial zone. • Policy LU-7.1 which encourages the use of mixed use development in appropriate locations. The amendment allows mixed use development in a Regional Commercial zone, where the Mixed Use Overlay applies. • Program CIR-1.12.b which encourages mixed use and contiguous commercial development to provide optimum internal connections between uses. The Specific Plan amendment encourages mixed use and commercial development on the project site to provide optimum internal connections. • Policy AQ-1.6 which states that proposed development air quality emissions of criteria pollutants shall be analyzed under CEQA. The project's MND analyzed these and determined that mitigation measures would reduce impacts to less than significant levels. • Policy BIO-1.2 which states that site -specific, species -specific surveys shall be required for species not covered by the MSHCP. The project's MND includes mitigation that requires Planning Commission Resolution 2019 - 002 Environmental Assessment 2018-0005 Specific Plan 2018-0002 (SP 2008-085, Amendment 1) Highway 111 and Dune Palms Specific Plan January 22, 2019 Page 4of6 pre -construction surveys for burrowing owl, which is not a covered species under the MSHCP. ■ GOAL CUL-1 which supports protection of significant archaeological, historic and paleontological resources which occur in the City. The project's MND includes mitigation measures to include a tribal monitor during ground -disturbing activities. • GOAL N-1 which supports a healthful noise environment which complements the City's residential and resort character. The project's MND includes mitigation measures to reduce noise impacts to less than significant levels. ■ GOAL GEO-1 which supports the protection of the residents' health and safety, and of their property, from geologic and seismic hazards. The project's MND determined that with implementation of required building and seismic code standards, the project would have a less than significant impact on geological resources. ■ Policy FH-1.3 which states that the City shall continue to implement development standards that provide for a reduction in runoff from developed lands and are consistent with local and regional stormwater management plans. The project is consistent with this policy since underground retention will be provided that will contain the 100-year storm for the site. 2. Public Welfare Approval of the proposed Specific Plan amendment will not create conditions materially detrimental to public health, safety and general welfare. The Design and Development Department has prepared Environmental Assessment 2018-0005 for this project, in compliance with the requirements of the California Environmental Quality Act (CEQA). The Design and Development Director has determined that although the proposed project could have a significant effect on the environment, there will not be a significant effect because revisions in the project have been made by or Planning Commission Resolution 2019 - 002 Environmental Assessment 2018-0005 Specific Plan 2018-0002 (SP 2008-085, Amendment 1) Highway 111 and Dune Palms Specific Plan January 22, 2019 Page 5 of 6 I Land Use Compatibility_ The proposed Specific Plan incorporates a land use that is compatible with zoning on adjacent properties. The property will continue to be zoned as Regional Commercial on the northern portion of the site and Commercial Park on the southern portion of the site. The amendment allows the northern portion to incorporate a broader range of commercial and mixed use land uses that are allowed in the Regional Commercial zone. 4. Property Suitability The uses permitted in the Specific Plan are suitable and appropriate for the subject property in that the site is relatively flat, vacant, and the area can be served by all necessary public services and utilities. The proposed project is located adjacent to Highway 111 and continues the development of Highway 111 as a major commercial and economic corridor with a broad range of goods and services offered. NOW, THEREFORE, BE IT RESOLVED by the Planning Commission of the City of La Quinta, California, as follows: SECTION 1. That the above recitations are true and constitute the Findings of the Planning Commission in this case; SECTION 2. That the Planning Commission hereby recommends to the City Council approval of Environmental Assessment 2018-0005 and Specific Plan 2008-0002 for the reasons set forth in this Resolution and subject to the attached Conditions of Approval. PASSED, APPROVED, and ADOPTED at a regular meeting of the City of La Quinta Planning Commission, held on this the 22nd day of January 2019, by the following vote: AYES: COMMISSIONERS BETTENCOURT, CURRIE, PROCTOR, QUILL, WRIGHT AND CHAIRPERSON MCCUNE NOES: NONE Planning Commission Resolution 2019 - 002 Environmental Assessment 2018-0005 Specific Plan 2018-0002 (SP 2008-085, Amendment 1) Highway 111 and Dune Palms Specific Plan January 22, 2019 Page 6 of 6 ABSENT: COMMISSIONER CALDWELL ABSTAIN: NONE NYMUNE, Chairperson f La Quinta, California ATTEST: DANNY CAST O, Design and Development Director City of La Quinta, California EXHIBIT A C(VOtt • &(V — GEM oftheDESERT ---- CITY OF LA QUINTA 78-495 Calle Tampico La Quinta, CA 92253 Main Phone: (760) 777-7000 ENVIRONMENTAL INITIAL STUDY Project Title: Highway 111 and Dune Palms Road Specific Plan Amendment and Site Development Permit 2018-0007 Case No: SP 2018-0002 (SP 2008-085, Amd 1), SDP 2018-0007, and EA 2018-0005 Lead Agency City of La Quinta 78-495 Calle Tampico La Quinta, CA 92253 (760) 777-7000 Applicant: City of La Quinta 78-495 Calle Tampico La Quinta, CA 92253 Contact Person: Carlos Flores Associate Planner Design & Development Department City of La Quinta (760) 777-7069 Project Location: South side of Highway 111, approx. 300 feet east of Dune Palms Road La Quinta, CA 92253 Riverside County APN:600-020-053 General Plan Designation: General Commercial Zoning: Regional Commercial (CR) Surrounding Land Uses: North: Highway 111, vacant (northwest), commercial (northeast) South: Coral Mountain Apartments, Desert Sands Unified School District facility East: commercial (Komar/Costco Center) West: commercial, office, mini -storage, Dune Palms Road Highway 111 and Dune Palms Road Specific Plan Amendment Initial Study December 2018 Description of the Project: Project Locations: The Specific Plan area is located on the south side of Highway 111, approximately 300 feet east of Dune Palms Road in the City of La Quinta, California (Exhibits 1 through 4). The site is generally rectangular in shape with a "panhandle" at the southern end that extends about 260 feet west to connect to Dune Palms Road. Project Background: In 2010, the Highway 111 and Dune Palms Road Specific Plan (SP 08-085) was adopted to facilitate the development of a 22-acre site with a mix of auto -oriented retail and residential uses. The Specific Plan provides goals, policies, and actions to guide development in the Specific Plan area and sets forth a comprehensive planning and regulatory framework for development of the Plan area. The northern 10f acres of the site were envisioned for auto dealerships and associated service centers, and the southern 12f acres were planned for affordable housing with up to 200 units. After adoption, the southern 12f acres were developed with the Coral Mountain Apartments which consist of 176 affordable apartment units. An access road, Vista Coralina Lane, was built from Dune Palms Road to the Komar/Costco shopping center to the west, and provides direct access to the apartment complex. The northern 10f acres remain vacant. Project Description: The purpose of the proposed Specific Plan amendment is to allow for commercial and/or mixed use (MU) (commercial and residential) development on the northern 10± acre portion of the Specific Plan area that was originally intended for auto retail. In addition, the Specific Plan Amendment proposes the following revisions to the commercial development standards set forth in Section 3.2.2 of the Specific Plan: 1. Removal of maximum commercial building square footage of 82,000 square feet gross floor area. 2. The maximum height shall be 60 feet throughout the commercial area, including within the first 150 feet from the Highway 111 right-of-way. A Site Development Permit is also required for approval of the architectural and landscaping plans of the proposed hotel, which will occur on the eastern 3f acres of the 10 acre site. The hotel is proposed as a business hotel, with 108 rooms, a pool, sports court and ancillary facilities. The hotel is proposed to be four stories in height. Parking is provided around the perimeter of the hotel building (Exhibit 5). The remaining 7 acres have no active development proposals. This Initial Study analyzes potential impacts associated with maximum buildout of the following development scenario: 108-room business hotel, 305,000 square feet of retail use, and 140 units of multi -family housing. -2- Highway 111 and Dune Palms Road Specific Plan Amendment Initial Study December 2018 The site is currently designated General Commercial (CG) in the General Plan and is zoned for Regional Commercial (CR). Therefore, the proposed amendment would not require a General Plan Amendment or Zone Change. For purposes of this analysis, it is assumed that primary access will occur on Highway 111 and that existing access to Vista Coralina Lane and Dune Palms Road at the south end of the project will remain a public access point. Utilities and Service Providers The following agencies and companies will provide service to the project site: 1. Sanitary Sewer: Coachella Valley Water District (CVWD) 2. Water: Coachella Valley Water District (CVWD) 3. Electricity: Imperial Irrigation District (IID) 4. Gas: The Gas Company 5. Telephone: Frontier 6. Storm Drain: City of La Quinta Other Required Public Agencies Approval: Coachella Valley Water District -3- � I } r CALIFORNIA PACIFIC OCEAN MEXICO Joshua T," . • Nalronal Park �• MIT OpIR{O{o iNglo n Gesne Cann �YNIIAQM�lt . ,� � t " i1111p1•Walla tJ OuInta-A W �� eya6c K � To ulu s•c'a vn3c RWRS1 NCO go r r Highway 111 and Dune Palms Road Exhibit o Specific Plan Amendment L J TERRA NOVA Regional Location Map 1 PLANNING & RESEARCH, INC La Ouinta, California 0 %Ov '6 4 '4' Z.q J f T 4 13 Source: Goole 2017 r" '1 0 Highway 111 and Dune Palms Road Specific Plan Amendment Exhibit L 'A TERRA NOVA Area Location Map 2 PLANNING &RESEARCH, INC La Quinta, California I TERRA NOVA vicinity Map 3 PLANNING &RESEARCH, INC La Quinta, California • �' * WN oww °�`� - _ � 3 � --_... +n. _v 4. = - � J .sue � ..� r ■ - - . ell • �.:� -- 111� -- - -- - ill JJ - IN 1Mill, - 1,101 ��.��- � � �[ � • , sf `'� � ,�.�x.*''�-- � : � rw ,� ter ya�II� (.�. ' _yr.t. -_. ' �. 1 . ,i'�• j..,.�''`, iy.r,v 11 1TT1111___- i� +`al�.ar�l6_ e'• �- NOTE: ARCHITECTURAL SITE PLAN FOR ADJACENT COMMERCIAL CENTER REFERENCE ONLY REFER TO CIVIL DRAWINGS FOR ALL SITE INFORMATION 77 _ tt _...__.��es_�� _-��e.�_. �.x-sax�.rir�xs '••�.L �..1r.n,....�y�� • .�.. i `.::-} , _ _.. ___ -•wvwr 'r�• mmaio.w .�t�. �_� v..rwmrasr.ueory � s I =� F� ... ...... 3I3 MARRIOTT RESIDENCE INN 4•STORY 100ROOMS r mj CC ^ I -1 r ,'v I -------------------- �1= i m iource: Google Earth, 2018 0 F, 1 ® Highway 111 and Dune Palms Road Specific Plan Amendment Exhibit J TERRA NOVA Hotel Site Plan 5 PLANNING&RESEARCH, ING La Quinta, California Highway 111 and Dune Palms Road Specific Plan Amendment Initial Study December 2018 ENVIRONMENTAL FACTORS POTENTIALLY AFFECTED: The environmental factors checked below would be potentially affected by this project, involving at least one, impact that is a "Potentially Significant Impact" as indicated by the checklist on the following pages. Agriculture and ❑ Aesthetics ❑ Forestry Air Quality Resources Biological Resources © Cultural ElGeology /Soils Resources ❑ Greenhouse Gas ❑ Hazards & Hazardous ❑ Hydrology / Water Emissions Materials Quality ❑ Land Use / Planning ❑ Mineral Resources E< Noise ❑ Population / Housing ❑ Public Services ❑ Recreation ® Transportation/Traffic ❑ Utilities / Service ❑ Mandatory Findings of Systems Significance Highway 111 and Dune Palms Road Specific Plan Amendment Initial Study December 2018 DETERMINATION: (To be completed by the Lead Agency) On the basis of this initial evaluation: I find that the proposed project COULD NOT have a significant effect on the environment, and a NEGATIVE DECLARATION will be prepared. I find that although the proposed project could have a significant effect on ® the environment, there will not be a significant effect in this case because revisions in the project have been made by or agreed to by the project proponent. A MITIGATED NEGATIVE DECLARATION will be prepared. ❑ I find that the proposed project MAY have a significant effect on the environment, and an ENVIRONMENTAL IMPACT REPORT is required. I find that the proposed project MAY have a "potentially significant impact" or "potentially significant unless mitigated" impact on the environment, but at least one effect 1) has been adequately analyzed in an earlier document [] pursuant to applicable legal standards, and 2) has been addressed by mitigation measures based on the earlier analysis as described on attached sheets. An ENVIRONMENTAL IMPACT REPORT is required, but it must analyze only the effects that remain to be addressed. I find that although the proposed project could have a significant effect on the environment, because all potentially significant effects (a) have been analyzed adequately in an earlier EIR or NEGATIVE DECLARATION pursuant ❑ to applicable standards, and (b) have been avoided or mitigated pursuant to that earlier EIR or NEGATIVE DECLARATION, including revisions or mitigation measures that are imposed upon the proposed project, nothing further is required. gnature -10- December 20, 2018 Date Highway 111 and Dune Palms Road Specific Plan Amendment Initial Study December 2018 EVALUATION OF ENVIRONMENTAL IMPACTS: 1) A brief explanation is required for all answers except "No Impact" answers that are adequately supported by the information sources a lead agency cites in the parentheses following each question. A "No Impact" answer is adequately supported if the referenced information sources show that the impact simply does not apply to projects like the one involved (e.g., the project falls outside a fault rupture zone). A "No Impact" answer should be explained where it is based on project -specific factors as well as general standards (e.g., the project will not expose sensitive receptors to pollutants, based on a project -specific screening analysis). 2) All answers must take account of the whole action involved, including off -site as well as on -site, cumulative as well as project -level, indirect as well as direct, and construction as well as operational impacts. 3) Once the lead agency has determined that a particular physical impact may occur, then the checklist answers must indicate whether the impact is potentially significant, less than significant with mitigation, or less than significant. "Potentially Significant Impact" is appropriate if there is substantial evidence that an effect may be significant. If there are one or more "Potentially Significant Impact" entries when the determination is made, an EIR is required. 4) "Negative Declaration: Less Than Significant with Mitigation Incorporated" applies where the incorporation of mitigation measures has reduced an effect from "Potentially Significant Impact" to a "Less Than Significant Impact." The lead agency must describe the mitigation measures, and briefly explain how they reduce the effect to a less than significant level (mitigation measures from Section XVII, "Earlier Analyses," may be cross-referenced). 5) Earlier analyses may be used where, pursuant to the tiering, program EIR, or other CEQA process, an effect has been adequately analyzed in an earlier EIR or negative declaration. Section 15063(c)(3)(D). In this case, a brief discussion should identify the following: a) Earlier Analysis Used. Identify and state where they are available for review. b) Impacts Adequately Addressed. Identify which effects from the above checklist were within the scope of and adequately analyzed in an earlier document pursuant to applicable legal standards, and state whether such effects were addressed by mitigation measures based on the earlier analysis. c) Mitigation Measures. For effects that are "Less than Significant with Mitigation Measures Incorporated," describe the mitigation measures, which were incorporated or refined from the earlier document and the extent to which they address site -specific conditions for the project. 6) Lead agencies are encouraged to incorporate into the checklist references to information sources for potential impacts (e.g., general plans, zoning ordinances). Reference to a previously prepared or outside document should, where appropriate, include a reference to the page or pages where the statement is substantiated. 7) Supporting Information Sources: A source list should be attached, and other sources used or individuals contacted should be cited in the discussion. 8) This is only a suggested form, and lead agencies are free to use different formats; however, lead agencies should normally address the questions from this checklist that are relevant to a project's environmental effects in whatever format is selected. 9) The explanation of each issue should identify: a) the significance criteria or threshold, if any, used to evaluate each question; and b) the mitigation measure identified, if any, to reduce the impact to less than significance. -11- Highway 111 and Dune Palms Road Specific Plan Amendment Initial Study December 2018 Discussion of Impacts a) Less Than Significant Impact. The proposed project will result in less than significant impacts to scenic vistas. The northern (vacant) portion of the Specific Plan area would be developed with commercial and/or mixed -use components and increase potential square footage compared to the adopted Specific Plan. It would result in construction of a 4-story hotel at the northeasterly corner of the site adjacent to Highway 111 (Exhibit 5). Maximum building heights for commercial structures would be 60 feet, including those up to the Highway 111 right-of-way. Highway 111 forms the northerly Specific Plan boundary and is designated an Image Corridor in the City's 2035 General Plan (General Plan Exhibit II-4). Although the Municipal Code restricts building heights within 150 feet of an Image Corridor, the proposed Specific Plan Amendment would remove this requirement. Mixed -use development is proposed, and proposed building heights of 60 feet are consistent with Municipal Code Section 9.140.090 which permits maximum building heights of 60 feet in Mixed Use districts with an underlying Regional Commercial (CR) zone. Varied building heights, higher intensity development, and flexible development standards are also envisioned along Highway 111 in the City's Highway 111 Corridor Study (2018). Maximum building heights for residential structures would remain unchanged from the current Specific Plan (40 feet, or 22 feet for all buildings within 150 feet of a general plan -designated image corridor, i.e. Highway 111). Should future structures be built to the maximum 60-foot height, they could block views of the Santa Rosa Mountains from surrounding properties immediately north and east of the subject property, as well as from adjacent sections of Highway 111. They would have no impact on mountain views seen from the Coral Mountain Apartments on the southern portion of the Specific Plan area because mountain views are to the west and south. The Specific Plan site is relatively flat on the low- lying valley floor, with elevations roughly equal to that of surrounding properties, and no structures or improvements would be built on elevated terrain. Thoughtful site planning and architectural design strategies, such as the use of view corridors and walkways, balconies, recessed openings and courtyards, would provide opportunities to minimize the sense of mass that can occur with large retail buildings. These strategies and distance from the mountains (1+ miles) will reduce impacts to scenic vistas to less than significant levels. b) No Impact. The project will not damage scenic resources because no scenic resources, such as trees, rock outcroppings, or historic buildings are located onsite. The subject property is not located along or near an existing or proposed state scenic highway. c) Less Than Significant Impact. The proposed project will result in less than significant impacts on the existing visual character of the site and surroundings. The Specific Plan area is adjacent to Highway 111 in the City's commercial core. Surrounding development includes retail, office, restaurant, residential, and public facility uses, as well as paved arterials, parking lots, and other urban infrastructure. -13- Highway 111 and Dune Palms Road Specific Plan Amendment Initial Study December 2018 The project is consistent with the current visual character of the project area. It would facilitate multi -family dwelling units on the northern portion of the Specific Plan area, which would be compatible and consistent with the existing 176-unit Coral Mountain Apartments on the southern portion. It would also facilitate commercial development, consistent with existing commercial uses on adjacent parcels and along the Highway 111 corridor. Project design would be governed by the Specific Plan to provide a unified, cohesive project; the Specific Plan encourages a high level of harmony and consistency with the surrounding community, including architectural design that blends visually with the existing character of Highway 111. Impacts will be less than significant. d) Less Than Significant Impact. The project will result in less than significant impacts relating to light and glare. The project site is in a highly urbanized area on Highway 111, the City's primary commercial corridor. The southern portion of the site is developed with multi -family residential units and illuminated by outdoor and indoor lighting, including stationary and mobile (vehicle) light sources. Future development of the northern portion of the site can be expected to increase levels of light and glare from interior and exterior building lighting, safety and security lighting, landscape lighting, and vehicles accessing the site. Glare can also be expected from building windows. The project will increase potential building square footage compared to the adopted Specific Plan, which can be expected to result in an associated increase in onsite lights and glare. However, Specific Plan Section 4.1.2 (Site Lighting) specifies that all lighting shall comply with the City's Zoning Ordinance (Municipal Code Section 9.100.150 Outdoor Lighting). Lights will be properly shielded to minimize spillage onto adjacent properties, and new outdoor lighting would be limited to the minimum levels necessary for safety. The City's standards prohibiting reflective surfaces will assure that glare impacts are less than significant. Lighting and glare levels are not expected to exceed typical levels within the surrounding urban environment. Impacts will be less than significant. Mitigation Measures: None. Mitigation Monitoring and Reporting Program: None. -14- Highway 111 and Dune Palms Road Specific Plan Amendment Initial Study December 2018 II. AGRICULTURE AND FORESTRY RESOURCES: Potentially Less Than Less Than No Significant Significant Significant Impact Impact w/ Mitigation Impact Would the project: a) Convert Prime Farmland, Unique Farmland, or Farmland of Statewide Importance (Farmland), as shown on the maps prepared pursuant to the X Farmland Mapping and Monitoring Program of the California Resources Agency, to non-agricultural use? b) Conflict with existing zoning for agricultural use, or a Williamson Act X contract? c) Conflict with existing zoning for, or cause rezoning of, forest land (as defined in Public Resources Code section 12220(g)), timberland (as defined by Public Resources Code X section 4526), or timberland zoned Timberland Production (as defined by Government Code section 51104(g))? d) Result in the loss of forest land or conversion of forest land to non -forest X use? e) Involve other changes in the existing environment which, due to their location or nature, could result in conversion of Farmland, to non- X agricultural use or conversion of forest land to non -forest use? Source: 2035 General Plan; California Department of Conservation, January 2012, and Riverside County Important Farmland Map, 2016. Setting The project site is adjacent to Highway 111 in the City's commercial urban core. The southern portion of the site is developed with multi -family residential units, parking lots, and associated improvements. The northern portion of the site is vacant. There are no active agricultural or forestry lands in the project vicinity. Lands surrounding the subject property are either developed or designated for urban land uses. Discussion of Impacts a-e) No Impact. The project will not impact agricultural resources because none exist on the subject property or its vicinity. -15- Highway 111 and Dune Palms Road Specific Plan Amendment Initial Study December 2018 Prime Farmland The project site is designated as 'Urban and Built -Up Land" on the Important Farmlands Map for Riverside County. No prime or unique farmland, or farmland of statewide importance exists within the project site or vicinity. The project site is not located on or near any property zoned or otherwise intended for agricultural uses. Therefore, no impact to state -designated agricultural land would occur. Williamson Act No land on or near the project site is under a Williamson Act contract. The proposed Specific Plan amendments will not conflict with zoning for agricultural uses or a Williamson Act contract. No impact would occur. Forest Land The project site is designated for urban uses. There are no forest land or timberland areas in the project vicinity. The proposed Specific Plan amendments will not conflict with existing zoning or cause rezoning of forest land or timberland resources, and no impact would occur. Mitigation Measures: None. Mitigation Monitoring and Reporting Program: None. -16- Highway 111 and Dune Palms Road Specific Plan Amendment Initial Study December 2018 III. AIR QUALITY: Potentially Less Than Less Than No Significant Significant Significant Impact Would the project: Impact w/ Mitigation Impact a) Conflict with or obstruct implementation of the applicable air X quality plan? b) Violate any air quality standard or contribute substantially to an existing X or projected air quality violation? c) Result in a cumulatively considerable net increase of any criteria pollutant for which the project region is non - attainment under an applicable federal X or state ambient air quality standard (including releasing emissions which exceed quantitative thresholds for ozone precursors)? d) Expose sensitive receptors to X substantial pollutant concentrations? e) Create objectionable odors affecting X a substantial number of people? Source: 2035 General Plan; "Final Localized Significance Threshold Methodology," prepared by the South Coast Air Quality Management District, Revised, July 2008; "2003 Coachella Valley PMIo State Implementation Plan," August 1, 2003; CalEEMod version 2016.3.2. Setting The Coachella Valley is in the Salton Sea Air Basin (SSAB), which is under the jurisdiction of the South Coast Air Quality Management District (SCAQMD). All development within the SSAB is subject to SCAQMD's 2016 Air Quality Management Plan (2016 AQMP) and the 2003 Coachella Valley PMIo State Implementation Plan (2003 CV PMIo SIP). The SCAQMD operates and maintains regional air quality monitoring stations at numerous locations throughout its jurisdiction. The project site is located within Source Receptor Area (SRA) 30, which includes monitoring stations in Palm Springs, Indio, and Thermal. Criteria air pollutants are contaminants for which state and federal air quality standards have been established. The Salton Sea Air Basin exceeds state and federal standards for fugitive dust (PMIo) and ozone (03) and is in attainment/unclassified for PM2.5. Ambient air quality in the SSAB, including the project site, does not exceed state and federal standards for carbon monoxide, nitrogen dioxides, sulfur dioxide, lead, sulfates, hydrogen sulfide, or vinyl chloride. Build out of the Specific Plan area will result in site disturbance during construction and long-term impacts associated with operation of the project, as described below. -17- Highway 111 and Dune Palms Road Specific Plan Amendment Initial Study December 2018 Discussion of Impacts a) No Impact. The proposed project will not conflict with implementation of an air quality plan. The subject site is located within the Salton Sea Air Basin (SSAB) and will be subject to SCAQMD's 2016 Air Quality Management Plan (2016 AQMP) and the 2003 Coachella Valley PMIo State Implementation Plan (2003 CV PMIo SIP). The AQMP is a comprehensive plan that establishes control strategies and guidance on regional emission reductions for air pollutants. The SCAQMD works directly with the Southern California Association of Governments (SCAG), county transportation commissions, and local governments, and cooperates actively with all State and federal government agencies. SCAG adopted the 2016- 2040 Regional Transportation Plan/Sustainable Communities Strategy (RTP/SCS) to comply with metropolitan planning organization (MPO) requirements under the Sustainable Communities and Climate Protection Act. The Growth Management chapter of the RTP/SCS forms the basis of land use and transportation controls of the AQMP. Projects that are consistent with the projections of population forecasts are considered consistent with the AQMP. The proposed project is consistent with the City's land use designations and would not impact the population or employment forecasts for the City, insofar as future development will accommodate the growth anticipated in the long term by SCAG. The AQMP is based, in part, on the land use plans of the jurisdictions in the region. Since the proposed land uses are allowed under current General Plan and zoning designations, additional development that would occur in conjunction with the proposed project has been planned for in the AQMP. Improvements in technology and reductions in emissions associated with improved building standards in the Building Code will further improve project -related air quality by imposing stringent standards for the reduction of energy use. The proposed project is consistent with the intent of the AQMP. It will be subject to rules and guidelines set forth in the AQMP and will not conflict with or obstruct its implementation. No impact is anticipated. b) Less Than Significant with Mitigation. The California Emissions Estimator Model (CaIEEMod) version 2016.3.2 was used to project air quality emissions generated by the project (see Appendix A). Criteria air pollutants will be released during construction and operation of the proposed project. The analysis below addresses short-term construction -related emissions and ongoing operational emissions. Only the northernmost 10 acres of the Specific Plan area have been analyzed for air quality impacts because the southernmost 12f acres are already developed with the Coral Mountain Apartments. -18- Highway 111 and Dune Palms Road Specific Plan Amendment Initial Study December 2018 Construction Emissions The construction period includes site preparation, grading, hauling, paving, building construction, and application of architectural coatings. For analysis purposes and conservative projections, it is assumed that buildout will occur over a one-year period. In actuality, the hotel is planned for immediate construction, but no development plans have been proposed for the remaining 7 acres of the site. The following assumptions were used: • Total acreage: 10 acres • Total building square footage (retail, hotel, residential): 601,816 SF • Asphalt surfaces: 43,560 SF • Total import of materials: 0 CY • Total export of materials: 0 CY ■ SCAQMD Rule 403: Fugitive Dust Control standards applied as required ■ SCAQMD Rule 1113: Architectural Coatings standards applied as required. Table i Maximum Daily Construction -Related Emissions Summary (pounds per day) Astons CD NOx RUG I S02 PM10 PM2.5 Daily Maximum 47.59 54.60 59.26 0.09 9.58 6.11 SCAQMD Thresholds 550.00 100.00 75.00 150.00 150.00 55.00 Exceeds? No No No No No No Outputs show average of winter and summer emissions. Includes implementation of standard fugitive dust control measures. Source: CalEEMod model version 2016.3.2. As shown in Table 1, emissions generated by construction activities will not exceed SCAQMD thresholds for any criteria pollutant. The data reflect average daily mitigated emissions over the one-year construction period, including summer and winter weather conditions. Applicable standard requirements and best management practices include, but are not limited to, the implementation of a dust control and management plan in conformance with SCQAMD Rule 403, proper maintenance and limited idling of heavy equipment, phasing application of architectural coatings, and the use of low -polluting architectural paint and coatings. Construction -related impacts are considered less than significant. Operational Emissions Operational emissions are ongoing emissions that will occur over the life of the project. They include area source emissions, emissions from energy demand (electricity), and mobile source (vehicle) emissions. The emissions analysis assumes the project would open in 2020. Traffic generation rates were derived from the project -specific traffic report (Appendix B), which projected that the project would generate an estimated 8,586 daily trips. Table 2 provides a summary of projected operational emissions. -19- Highway 111 and Dune Palms Road Specific Plan Amendment Initial Study December 2018 Table 2 Maximum Daily Operational -Related Emissions Summary (pounds per day) Operational Emissions' co NOX ROG SOz 113mto I PMs.s Daily Maximum 175.55 161.44 35.33 0.54 26.661 7.76 SCAQMD Thresholds 550.00 100.00 75.00 150.00 150.00 55.00 Exceeds? No Yes No No No No 'Average of winter and summer emissions. Source: CalEEMod model, version 2016.3.2. As shown in Table 2, operational emissions will exceed SCAQMD daily thresholds of significance for NOx but will not exceed thresholds for other criteria pollutants. Emissions projections represent worst -case conditions, and actual emissions may be lower than projected. Projected NOx exceedances are largely associated with the number of vehicle trips expected to be generated at project buildout. Traffic improvements recommended in the project -specific traffic impact analysis are expected to reduce project -related traffic impacts; however, mitigation measures that decrease the overall number of trips generated have not been identified, and impacts, therefore, cannot be reduced to less than significant levels. The subject property is in the Regional Commercial (CR) zone, and proposed land uses are consistent with those allowed in the CR zone. Impacts of development in the CR zone were analyzed in the General Plan EIR. The EIR found that potential air quality impacts could not be mitigated to less than significant levels, and Findings and a Statement of Overriding Considerations were approved by the City. Project benefits are found to outweigh potential air quality impacts, consistent with that identified in the General Plan EIR. The project is consistent with the City's vision for this parcel as described in the Land Use Element of the General Plan, which provides detailed goals, policies and programs for the long term growth of Highway 111 as a Mixed Use corridor. Benefits of the proposed project include maximizing the development potential of a vacant parcel along the primary regional commercial corridor, expanding the City's tax revenue base and share of the hospitality (hotel) industry, and realizing the benefits of mixed -use development by placing residential uses in proximity to employment and retail centers. c) Less Than Significant with Mitigation. The Coachella Valley portion of the Salton Sea Air Basin is classified as a "non -attainment" area for PMIo and ozone. The 2003 Coachella Valley PMIo State Implementation Plan was adopted for the purpose of achieving attainment. It established strict standards for dust management for development proposals. PMIo As shown in Tables 1 and 2, the project will contribute to incremental increases in regional PMIo emissions but will not exceed SCAQMD thresholds. It will be required to implement SIP requirements and SCAQMD rules and regulations for the management of dust. The project will result in less than significant impacts associated with PMIo emissions. WIC Highway 111 and Dune Palms Road Specific Plan Amendment Initial Study December 2018 Ozone As shown in Table 2, the project will result in exceedances of NOx thresholds during operation. NOx is a precursor to ozone, for which the Coachella Valley is in non - attainment. Therefore, the project will contribute to cumulative increases in ozone precursors. As stated in III.b, impacts of development in the CR zone were analyzed in the General Plan EIR. The EIR found that potential air quality impacts could not be mitigated to less than significant levels, and Findings and a Statement of Overriding Considerations were made by the City. The proposed project falls under that override. Project benefits are found to outweigh potentially significant air quality impacts. d) Less Than Significant Impact. The nearest sensitive receptors to the subject property are multi -family residential units at Coral Mountain Apartments. The apartments are located on the southern portion of the Specific Plan area, approximately 60 feet south of the subject property. Future construction and operation on the subject property will generate pollutant emissions, including NOx, CO, PMIo, and PM2.5, that could impact residents at the apartments. To evaluate potential project impacts to sensitive receptors, SCAQMD's LST (localized significance thresholds) mass rate look -up tables were used. LSTs are derived based on location of the project (the Coachella Valley is in Source Receptor Area 30); emission rates of NOx, CO, PM2.5, and PMIo; and distance to the nearest exposed sensitive receptor. The subject property totals 10f acres; 3f acres are currently proposed for hotel development, and the remaining 7f acres would be available for future mixed use development. Given the size of the parcel, it is unlikely that more than 5 acres would be disturbed on any given day. Therefore, the 5-acre tables at a distance of 25 meters were used for LST analysis. Table 3 summarizes on -site emission concentrations and the associated LST. Table 3 Mitigated Localized Significance Thresholds Worse -Case Emissions (pounds per day) CO NOx PMIo PM2.5 Construction 47.59 54.60 9.58 6.11 LST Threshold* 2,292.00 304.00 14.00 8.00 Exceed? No No No No Operation' 4.58 0.41 0.41 LST Threshold* 2,2 #No 304.00 4.00 2.00 Exceed? No No No Emission Source: CalEEMod model, version 2016.3.2 LST Threshold Source: LST Mass Rate Look -up Table, SCAQMD. 1. Operational emissions that affect sensitive receptors are limited to on -site area emissions. Energy and mobile emissions occur off -site. The above analysis finds that LSTs will not be exceeded at the nearest sensitive receptors. As a result, impacts associated with local significance thresholds to sensitive receptors will be less than significant. -21- Highway 111 and Dune Palms Road Specific Plan Amendment Initial Study December 2018 e) Less Than Significant Impact. The proposed project will result in less than significant impacts from objectionable odors. Typical odor -generating land uses include, but are not limited to, wastewater treatment plants, landfills, composting facilities, and heavy industry. Build out of the project would result in retail stores, residences, and a hotel, none of which are typically associated with objectionable odors. Land uses would be consistent with surrounding development and the Highway 111 corridor. Diesel fumes from construction equipment and delivery trucks could be found to be objectionable; however, construction is temporary, and the number and types of deliveries typical of retail, hotel, and residential development are limited in number and frequency. Impacts would be reduced further by SCAQMD Rule 402 (Nuisances) and SCAQMD Best Available Control Technology Guidelines, which limit potential objectionable odor impacts during the proposed project's long-term operational phase. Impacts would be less than significant. Mitigation Measures: The following measures will minimize potential project -related air quality impacts to the extent possible. AQ-1 The following measures shall be implemented during project earth moving, grading and construction activities: • Construction equipment, delivery trucks, worker vehicles, and haul trucks will limit idling time to no more than 5 minutes. • The grading contractor shall certify in writing that all construction equipment is properly serviced and maintained in good operating condition. Certification shall be provided to City Engineer for review and approval. • Cover all transported loads of soils, wet materials prior to transport, provide freeboard (space from the top of the material to the top of the truck) to reduce PMIo and deposition of particulate matter during transportation. • Diesel -powered construction equipment shall utilize aqueous diesel fuels and be equipped with diesel oxidation catalysts. • Water site and equipment morning and evening and during all earth -moving operations. • Wash off trucks as they leave the project site as necessary to control fugitive dust emissions. • Construction equipment and materials shall be sited as far away from residential and park uses as practicable. AQ-2 All mixed use and retail commercial projects within the Specific Plan area shall be subject to the City's Greenhouse Gas Reduction Plan. Mitigation Monitoring and Reporting Program: AQ-A The City Engineer and Public Works inspector shall regularly monitor the construction site to assure that the measures are implemented throughout earth moving and grading operations. Responsible Party: City Engineer, Public Works Division -22- Highway 111 and Dune Palms Road Specific Plan Amendment Initial Study December 2018 IV. BIOLOGICAL RESOURCES: Potentially Less Than Less Than No Significant Significant Significant Impact Would the project: Impact w/ Mitigation Impact a) Have a substantial adverse effect, either directly or through habitat modifications, on any species identified as a candidate, sensitive, or special X status species in local or regional plans, policies, or regulations, or by the California Department of Fish and Game or U.S. Fish and Wildlife Service? b) Have a substantial adverse effect on any riparian habitat or other sensitive natural community identified in local or regional plans, policies, regulations or X by the California Department of Fish and Game or US Fish and Wildlife Service? c) Have a substantial adverse effect on federally protected wetlands as defined by Section 404 of the Clean Water Act (including, but not limited to, marsh, X vernal pool, coastal, etc.) through direct removal, filling, hydrological interruption, or other means? d) Interfere substantially with the movement of any native resident or migratory fish or wildlife species or with X established native resident or migratory wildlife corridors, or impede the use of native wildlife nursery sites? e) Conflict with any local policies or ordinances protecting biological X resources, such as a tree preservation policy or ordinance? f) Conflict with the provisions of an adopted Habitat Conservation Plan, Natural Community Conservation Plan, X or other approved local, regional, or state habitat conservation plan? Source: 2035 General Plan; "Baseline Biological Survey of the San Miguel de Allende Project Site, City of La Quinta, Riverside County, California," AMEC Earth and Environmental, Inc., November 2008; "Preliminary Determination of Jurisdictional Limits, United States Army Corps of Engineers Section 404 Waters of the United States, Including Wetlands and State Waters Subject to California Department of Fish and Game Section 1602 Streambed Alteration Agreement," AMEC Earth and Environmental, Inc., December 2008; "Coachella Valley Multiple Species Habitat Conservation Plan," 2007; "Highway 111 & Dune Palms Specific Plan Draft Environmental Impact Report," Terra Nova Planning & Research, Inc., March 2010. -23- Highway 111 and Dune Palms Road Specific Plan Amendment Initial Study December 2018 Setting The subject property is adjacent to Highway ill, the City's principal commercial corridor, and surrounded by paved roads and urban development. The southern 12f acres of the property are developed with a local road (Vista Coralina Lane), 176 multi -family residential units, paved parking lots, and associated improvements. A site -specific biological survey and jurisdictional delineation were prepared in 2008 to evaluate biological conditions and potential impacts of the (now approved) Highway 111 and Dune Palms Specific Plan. The study found that the eastern portions of the site were previously disturbed by development of a mobile home park, and the biological value of the site was diminished. However, the potential existed for some locally occurring plant and animal species to be impacted by the project, and mitigation measures were established. Permitting for impacts to jurisdictional waters (La Quinta Evacuation Channel) was also required. The subject property is located within the boundaries of the Coachella Valley Multiple Species Habitat Conservation (CV MSHCP) but is not within a MSHCP-designated Conservation Area. Discussion of Impacts a) Less Than Significant Impact with Mitigation. The proposed project will result in grading and other ground disturbances on the northern (vacant) portion of the Specific Plan area. A biological survey was conducted on the subject property in 2008 in conjunction with preparation of the (now adopted) Highway 111 and Dune Palms Specific Plan. Of the 22 sensitive species that could potentially occur in the general project vicinity, most had no to low likelihood of being present on the subject site. Those with a higher likelihood of occurring included: Coachella Valley giant sand -treader cricket (low -moderate), Flat -tailed horned lizard (low -moderate), Coachella Valley fringe -toed lizard (moderate -high), Burrowing owl (low -moderate), Palm Springs pocket mouse (moderate), and Coachella Valley round -tailed ground squirrel (moderate). Additionally, the La Quinta General Plan (Exhibit III-2) indicates that the subject property contains modeled habitat for Palm Springs pocket mouse. Development facilitated by the proposed project will result in onsite grading and construction activities. Project -related impacts could include the permanent loss of native habitat and some individual sensitive species. All species listed above are covered under the CV MSHCP, and project -related impacts will be mitigated by payment of standard CV MSHCP mitigation fees (see IV.f, below). Trees and bushes occurring on the project site have the potential to harbor nesting birds protected under the Migratory Bird Treaty Act (MBTA). Disturbance of nests prior to the birds' fledging would represent a potentially significant impact which requires mitigation. Measure BIO-1, below, assures the preparation of pre - construction survey(s) if vegetation is to be removed during the nesting season (generally between January 1 and August 31). With implementation of this mitigation measure, impacts to nesting birds would be reduced to less than significant levels. -24- Highway 111 and Dune Palms Road Specific Plan Amendment Initial Study December 2018 Although Burrowing owls are a covered species under the MSHCP, they nest and shelter underground and are, therefore, more vulnerable to being crushed or trapped by construction activity. Disturbance of the site has the potential to impact nesting or roosting owls, which would constitute a significant impact to the species. Protocols for detecting Burrowing owls have been developed and impacts to the species will be mitigated through implementation of mitigation measure BIO-2, below. b, c) No Impact. The proposed project will not impact riparian habitat or other sensitive natural communities because none occur onsite (AMEC, 2008), and permitting for impacts to jurisdictional waters was already obtained in conjunction with approval of the Highway 111 and Dune Palms Specific Plan and construction of the apartments to the south. In 2008, AMEC completed a site -specific delineation of limits for wetlands and jurisdictional waters to evaluate potential impacts of the (then -proposed) Specific Plan. The studies determined that the site did not contain wetlands or other natural drainages, but the project would construct a stormwater conveyance pipeline leading to a stormwater outfall structure that discharges into the La Quinta Evacuation Channel (LQEC) approximately 425 feet to the southeast. The LQEC empties into the Coachella Valley Stormwater Channel and Salton Sea and, therefore, was determined to be a "Water of the United States" (but not a wetland) under Section 404 of the federal Clean Water Act, and also subject to jurisdiction under Section 1602 of the California Fish and Wildlife Code. The necessary permits were obtained in conjunction with construction of the Coral Mountain Apartments. The outfall was sized to accommodate drainage from the entire Specific Plan site, and therefore, no additional permits are required. No project -related impacts will occur. d) No Impact. The proposed project will not interfere with wildlife movement corridors or nursery sites because none occur onsite. The subject property is in an urban area and surrounded by roadways and commercial and other types of development on all sides. The southern portion of the site is developed with multi -family residential uses. Due to surrounding human activity for many decades, the site does not contain features that are suitable as a migratory wildlife corridor or nursery site. No project - related impacts will occur. e) No Impact. The project will not conflict with local policies or ordinances protecting biological resources, such as a tree preservation policy or ordinance, because no such resources occur onsite. No impact will occur. f) No Impact. The project will not conflict with a habitat conservation plan. The subject property is located within the boundaries of the Coachella Valley Multiple Species Habitat Conservation Plan (CV MSHCP) and will be required to pay standard MSHCP mitigation fees. The site is not located within a CV MSHCP-designated Conservation Area and, therefore, is not subject to additional measures. The proposed project will not conflict with the provisions of the CV MSHCP or any other approved habitat conservation plan. No impact will occur. -25- Highway 111 and Dune Palms Road Specific Plan Amendment Initial Study December 2018 Mitigation Measures: 113I0-1: To comply with the MBTA, a nesting bird survey will be required prior to the removal of any vegetation or trees, or grading on the site, if such activity is to occur between January 1 and August 31 of any year. The nesting bird survey will be conducted by a qualified biologist and end no less than 3 days prior to the activity. The biologist's report of the survey and any measures required to protect nesting birds shall be approved by the City prior to the initiation of any activity. This mitigation measure will not apply if vegetation or tree removal, or grading, are proposed between September 1 and December 31 of any year. BIO-2: Within 30 days and prior to the initiation of any grubbing or grading activities on the site, a protocol -compliant Burrowing Owl survey shall be conducted by a qualified biologist. If the species is identified onsite, CDFW shall be consulted, and mitigation measures shall be implemented to avoid or relocate the owls. Mitigation Monitoring and Reporting Program: BIO-A The City Building Division shall coordinate to ensure that CV MSHCP mitigation fees are paid. Documentation of payment shall be maintained in the Building Division files. Responsible Party: Building Division BIO-B The Planning Division shall review and approve all pre -construction surveys prior to the initiation of any ground disturbing activities onsite. The Planning Division shall preserve these studies in the project files. Responsible Party: Planning Division -26- Highway 111 and Dune Palms Road Specific Plan Amendment Initial Study December 2018 V. CULTURAL RESOURCES: Potentially Less Than Less Than No Significant Significant Significant Impact Would the project: Impact w/ Mitigation Impact a) Cause a substantial adverse change in the significance of a historical resource X as defined in § 15064.5? b) Cause a substantial adverse change in the significance of an archaeological X resource pursuant to § 15064.5? c) Directly or indirectly destroy a unique paleontological resource or site or unique X geologic feature? d) Disturb any human remains, including those interred outside of formal X cemeteries? Source: 2035 General Plan; "Historical/Archaeological Resources Survey Report, La Quinta Redevelopment Agency, Dune Palms Specific Plan," CRM TECH, October 13, 2008; City of La Quinta Historic Resources Inventory Database; "Highway 111 & Dune Palms Specific Plan Draft Environmental Impact Report," Terra Nova Planning & Research, Inc., March 2010; AB 52 and SB 18 response letters to the City from the Native American Heritage Commission and Native American tribes, June through October 2018. Setting The Coachella Valley has a rich history of Native American settlement. The Cahuilla people, a Takic-speaking people of hunters and gatherers, occupied villages in the San Gorgonio Pass -Palm Springs area, the San Jacinto and Santa Rosa Mountains, and the eastern Coachella Valley. Most of the cultural resources in the City of La Quinta developed in and around ancient Lake Cahuilla. The oldest cultural resources have been identified in the western portion of the City and date to about 2,700 years ago. The completion of the Southern Pacific Railroad line in the 1870s began an influx of Non - Indian settlers in the Coachella Valley. Public land in the valley was opened for private land claims in the 1880s. At the turn of the 20th century, the first land was claimed in the La Quinta area. By the 1910s and 1920s, a number of ranches and hotels were operating in the La Quinta area. Historic resources in La Quinta include buildings and homes, some of which are older than 80 years. Portions of the City contain paleontological resources (i.e. freshwater shells and fossils) due to the presence of ancient Lake Cahuilla, which receded for the last time around A.D. 1680. In 2008, a cultural resources survey was conducted on the subject property in conjunction with the proposed (now approved) Highway 111 and Dune Palms Specific Plan. No "historic resources" were found onsite; however, the project vicinity is known to be highly sensitive for prehistoric resources. A sacred lands record search identified no Native American cultural resources in the project vicinity. However, the Torres Martinez Desert -27- Highway 111 and Dune Palms Road Specific Plan Amendment Initial Study December 2018 Cahuilla Indians recommended that a cultural resource monitor be onsite during any ground -disturbing activities, and that proper procedures be followed if cultural resources were found. The cultural resources report recommended these and other archaeological monitoring measures pertaining to the curation and analysis of any unearthed artifacts. Beginning in June 2018, in conjunction with the proposed project, the City contacted the Native American Heritage Commission (NAHC) and initiated the AB 52 and SB 18 consultation processes with Native American tribes that have cultural and traditional affiliation to the project area. See V.b, below. Discussion of Impacts a) No Impact. The proposed project will not affect a historical resource because none are located onsite. A cultural resources survey conducted on the subject property in 2008 found no historic resources onsite. The survey noted that a mobile home park was once located on the eastern portion of the property, but it has since been removed, and no remnants were known to be more than 50 years old. No historic sites listed on the La Quinta Historic Resources Inventory Database are located on the subject property. No impact will occur. b) Less Than Significant with Mitigation Incorporated. The proposed project will result in grading and other ground -surface disturbances of the northern 10f acres of the Specific Plan site that could potentially disturb previously unknown resources. The ground surface of the eastern portion of this area was previously disturbed by development of a mobile home park, which has been since removed. 2008 Cultural Resources Surve The entire Specific Plan site was surveyed for cultural resources in 2008, and no archaeological resources were identified. The Native American Heritage Commission (NAHC) and representatives of 14 regional tribes were contacted to inquire about potential cultural resources within or near the project area. The NAHC reported no Native American cultural resources in the project area. The Torres Martinez Desert Cahuilla Indians recommended that a cultural resource monitor be present onsite during ground -disturbing activities, that proper procedures be followed in the event human remains are discovered, and that project -related cultural resource documentation be forwarded to the tribe. The 2008 records search showed that more than 100 archaeological sites and isolates (localities with fewer than three artifacts) were previously recorded outside the project boundaries within a one -mile radius of the subject property. Therefore, the broader project area demonstrates a high sensitivity for potentially significant prehistoric archaeological remains in buried deposits. Future grading, excavation, and other ground -disturbing development activities on the subject property have the potential to unearth archaeological resources. W a Highway 111 and Dune Palms Road Specific Plan Amendment Initial Study December 2018 2018 Tribal Consultation Beginning in June 2018, the City contacted the Native American Heritage Commission (NAHC) regarding the proposed project, initiated the AB 52 consultation process with Native American tribes having cultural and traditional affiliation to the project area, and initiated the SB 18 consultation process with tribes having traditional lands or cultural places within the General Plan boundaries. The City sent a total of 51 letters to tribal representatives and received 9 written responses. None indicated any knowledge of cultural resources on the Specific Plan site. The Agua Caliente Band of Cahuilla Indians stated the Specific Plan area is outside the Tribe's reservation but within its Traditional Use Area; it requested the presence of a tribal monitor and qualified archaeologist during ground disturbing activities, proper notifications and procedures in the event buried cultural deposits are encountered, and copies of cultural resources documentation generated in conjunction with the project. The Augustine Band of Cahuilla Indians encouraged contacting other tribes and using a qualified construction monitor; it also requested to be contacted if cultural resources are discovered during project development. The Pala Band of Mission Indians, Rincon Band of Luiseno Indians, and San Manuel Band of Mission Indians stated the project site is outside their reservations and/or ancestral territorial boundaries and deferred to other tribes in closer proximity. The Quechan Indian Tribe indicated it had no comment on the project. The Viejas Band of Kumeyaay Indians stated the site has little cultural significance or ties to the tribe but requested to be informed of any inadvertent discoveries. Summary Although no archaeological resources are known to occur onsite, the surrounding area has a high sensitivity for them. Future development of the Specific Plan area will result in ground disturbing activities that could potentially unearth archaeological resources. Mitigation measure CUL-1 and a monitoring program are included below to reduce potential impacts to less than significant levels, consistent with the findings of the cultural resource investigation and tribal concerns. With implementation of this measure, impacts to archaeological resources will be reduced to less than significant levels. c) No Impact. The proposed project is not expected to impact unique paleontological or geologic features because none are known to occur onsite. The Specific Plan area lies approximately 13 to 18 feet higher than the highest shoreline of ancient Lake Cahuilla (Historical/Archaeological Resources Survey Report, La Quinta Redevelopment Agency, Dune Palms Specific Plan," CRM TECH, October 13, 2008). Onsite sandy soils are recently deposited and, therefore, have a low potential for paleontological resources (General Plan Exhibit III-5 and page III-50). Soils on the easterly portion of the site were previously disturbed by development of a mobile home park. No impact will occur. d) No Impact. The proposed project is not expected to impact human remains or cemeteries because none are known to occur onsite. California law requires that contractors immediately notify law enforcement officials should human remains be identified. This requirement assures that there will be no impact to human remains. -29- Highway 111 and Dune Palms Road Specific Plan Amendment Initial Study December 2018 Mitigation Measures: CUL-1: The project site shall be monitored during on- and off -site grubbing, trenching, and rough grading by qualified archaeological monitors, including a Native American monitor. Proof of retention of monitors shall be given to the City prior to issuance of the first earth -moving or clearing permit. The monitor shall be empowered to temporarily halt or divert equipment upon the discovery of cultural resources to allow for City notification and analysis. The final report on the monitoring shall be submitted to the Planning Division prior to the issuance of a Certificate of Occupancy for the project. Collected archaeological resources shall be properly packaged for long-term curation in polyethylene self -seal bags, vials, or film cans as appropriate, all within acid -free, standard size, comprehensively labeled archive boxes and delivered to the City Planning Division prior to issuance of the first Certificate of Occupancy for the property. Materials shall be accompanied by descriptive catalogue, field notes and records, primary research data, and the original graphics. Mitigation Monitoring and Reporting Program: CUL-A Native American Monitoring agreements shall be submitted to the Planning Division prior to the initiation of any ground disturbing activities on the site. The agreements shall be preserved in the Planning Division files for the project. Responsible Party: Planning Division -30- Highway 111 and Dune Palms Road Specific Plan Amendment Initial Study December 2018 VI. GEOLOGY AND SOILS: Potentially Less Than Less Than No Significant Significant Significant Would the project: Impact P w Mitigation / ation 9 ImpactImpact a) Expose people or structures to potential substantial adverse effects, including the risk of loss, injury, or death involving: i) Rupture of a known earthquake fault, as delineated on the most recent Alquist-Priolo Earthquake Fault Zoning Map issued by the State Geologist for X the area or based on other substantial evidence of a known fault? Refer to Division of Mines and Geology Special Publication 42. ii) Strong seismic ground shaking? X iii) Seismic -related ground failure, X including liquefaction? iv) Landslides? X b) Result in substantial soil erosion or X the loss of topsoil? c) Be located on a geologic unit or soil that is unstable, or that would become unstable as a result of the project, and X potentially result in on -or off -site landslide, lateral spreading, subsidence, liquefaction or collapse? d) Be located on expansive soil, as defined in Table 18-1-B of the Uniform X Building Code (1994), creating substantial risks to life or property? e) Have soils incapable of adequately supporting the use of septic tanks or alternative waste water disposal X systems where sewers are not available for the disposal of waste water? Sources: 2035 General Plan; "Soil Survey of Riverside County, California, Coachella Valley Area," U.S. Dept. of Agriculture Soil Conservation Service, 1980; "Highway 111 & Dune Palms Specific Plan Draft Environmental Impact Report," Terra Nova Planning & Research, Inc., March 2010; "Land Subsidence, Groundwater Levels, and Geology in the Coachella Valley, California, 1993- 2010," USGS, Scientific Investigations Report 2014-5075; City of La Quinta Engineering Bulletin #09-03. -31- Highway 111 and Dune Palms Road Specific Plan Amendment Initial Study December 2018 Setting The Coachella Valley is located in the northwestern portion of the Salton Trough, a tectonic depression roughly 130 miles long and 70 miles wide that extends from the San Gorgonio Pass to the Gulf of Mexico. The valley is bounded by the San Bernardino Mountains on the northwest, San Jacinto Mountains on the west, Santa Rosa Mountains on the south, and Little San Bernardino Mountains and Indio Hills on the north. The Salton Sea lies to the southeast. The valley's geologic composition is directly related to its proximity to the San Andreas Fault, which passes through the northeasterly portion of the valley, and other active faults. The region is susceptible to a range of geologic hazards, including ground rupture, major ground shaking, slope instability, and collapsible and expansive soils. Episodic flooding of major regional drainages, including the Whitewater River, results in the deposition of sand and gravel on the valley floor. Strong sustained winds emanating from the San Gorgonio Pass cause wind erosion and transport and deposit dry, finely granulated, sandy soils on the central valley floor. Discussion of Impacts a) i. No Impact. The project will not result in impacts associated with fault rupture because the subject property is not located within or adjacent to an Alquist- Priolo Earthquake Fault Zone. The nearest earthquake fault is the San Andreas Fault, approximately 6 miles northeast of the site (General Plan Exhibit IV-2). ii. Less Than Significant Impact. The project will result in less than significant impacts associated with seismic ground shaking. The project site is in a seismically active region where earthquakes originating on local and regional seismic faults can produce severe ground shaking. Buildings proposed for the site will be required to be constructed in accordance with the most recent edition of the California Building Code (CBC) and La Quinta Municipal Code Section 8.16.010 (Adoption of the California Existing Building Code) to provide collapse -resistant design. The City has adopted several modifications to the CBC based on local geology. These requirements are designed to minimize impacts to people and property in the event of an earthquake. Project -related impacts will be less than significant. iii. No Impact. The proposed project will not result in impacts associated with seismic ground failure. The project site is not susceptible to liquefaction (General Plan Exhibit IV-3). No impact will occur. iv. No Impact. The proposed project will not result in impacts associated with landslides. The project site is on the low-lying valley floor. It consists of and is surrounded by relatively flat terrain. The nearest hillsides and mountainous slopes are approximately one mile to the west. No impacts associated with landslides will occur. -32- Highway 111 and Dune Palms Road Specific Plan Amendment Initial Study December 2018 b) Less Than Significant Impact. The proposed project will result in less than significant impacts associated with erosion because although the valley floor on which the subject property is located is highly susceptible to wind erosion (General Plan Exhibit IV-5), standard requirements imposed by the City will reduce the potential impacts to less than significant levels. Build out of the project area will result in grading, excavation, construction, and other surface and subsurface disturbances on the northern undeveloped portion of the Specific Plan that could result in the loss of topsoil and generate particulate matter. Grading and construction will result in removal of the topsoil; however, future development projects will be required to implement measures to control fugitive dust (See Section III, Air Quality), which will minimize potential adverse impacts associated with soil erosion. Water erosion could also occur from site watering and rainfall during the development process and post -construction operations. The project will be required to comply with the National Pollutant Discharge Elimination Systems (NPDES) and Best Management Practices (BMP) set forth in project -specific Water Quality Management Plans (WQMP) to assure that water erosion is reduced to less than significant levels. Post -construction water runoff will be managed in accordance with project -specific approvals. Impacts will be less than significant. c) Less Than Significant Impact. The proposed project will result in less than significant impacts associated with unstable soils. The site is not susceptible to on - or off -site landslide, liquefaction, or lateral spreading due to the composition of soils and distance from mountainous slopes and foothills (General Plan Exhibit IV-3). The U.S. Geological Survey and Coachella Valley Water District (CVWD) have measured land surface subsidence that is believed to be associated with declining groundwater levels in parts of the Coachella Valley, including central and southern La Quinta (Figure 8, "Land Subsidence, Groundwater Levels, and Geology in the Coachella Valley, California, 1993-2010," USGS, 2014). The Specific Plan site is located within the northern boundary of the subsidence area. A number of measures, including regional -scale groundwater recharge and water conservation programs, have been implemented by CVWD and other agencies to slow or reverse subsidence. Soils that are susceptible to subsidence may also be susceptible to collapse; the subject site is within an area identified by the City as having potentially high settlement and collapsible soils (City of La Quinta Engineering Bulletin #09-03). Future development will include hotel, retail commercial and/or mixed -use projects. All grading, excavation, and construction will be conducted in compliance with City standards. The City will require additional project -specific geotechnical and structural engineering analysis, as necessary, to determine whether soil remediation, over -excavation or compaction is required. The City's Engineering Bulletin #09-03, which provides supplemental guidance with respect to collapsible soils for geotechnical reports that require City approval, will be applicable to future onsite projects. Applicable requirements will be imposed by the City prior to issuance of grading permits and will assure that impacts associated with soils remain less than significant. -33- Highway 111 and Dune Palms Road Specific Plan Amendment Initial Study December 2018 d) No Impact. The proposed project will not result in impacts associated with expansive soils. The site's underlying soils consist of Myoma fine sand (MaD) and Coachella fine sand (CpA), which have a low shrink -swell potential ("Soil Survey of Riverside County, California, Coachella Valley Area," U.S. Dept. of Agriculture Soil Conservation Service, 1980). No impact will occur. e) No Impact. Future development associated with the proposed project will connect to the existing sewer system. No septic tanks or alternative wastewater disposal systems will be installed. No impact will occur. Mitigation Measures: None. Mitigation Monitoring and Reporting Program: None. -34- Highway 111 and Dune Palms Road Specific Plan Amendment Initial Study December 2018 VII. GREENHOUSE GAS Potentially Less Than Less Than EMISSIONS: Significant Significant Significant No Would the project: Impact w/ Mitigation Impact Impact a) Generate greenhouse gas emissions, either directly or indirectly, that may X have a significant impact on the environment? b) Conflict with an applicable plan, policy or regulation adopted for the X purpose of reducing the emissions of greenhousegases? Source: 2035 General Plan; California Global Warming Solutions Act; CalEEMod version 2016.3.2; La Quinta Greenhouse Gas Reduction Plan (2012). Setting The principal greenhouse gases (GHGs) include carbon dioxide (CO2), methane (CH4), nitrous oxide (N20), ozone (03), and water vapor (H20). Some GHGs, such as CO2, CH4, and N20, occur naturally and are emitted into the atmosphere through natural processes and human activities. CO2 and CH4 are emitted in the greatest quantities from human activities. Emissions of CO2 are largely byproducts of fossil fuel combustion, whereas CH4 results mostly from off -gassing associated with agricultural practices and landfills. Man- made GHGs, which have a much greater heat -absorption potential than CO2, include fluorinated gases, such as hydrofluorocarbons (HFCs), perfluorocarbons (PFCs), sulfur hexafluoride (SF6), and nitrogen trifluoride (NF3), which are associated with certain industrial products and processes. Greenhouse gas emissions are generated by both moving and stationary sources, including vehicles, the production of electricity and natural gas, water pumping, and fertilizers. State law mandates that all cities decrease their greenhouse gas emissions to 1990 levels by the year 2020. In June 2005, Governor Schwarzenegger established California's GHG emissions reduction targets in Executive Order S-3-05. The Executive Order established the following goals: GHG emissions should be reduced to 2000 levels by 2010; GHG emissions should be reduced to 1990 levels by 2020; and GHG emissions should be reduced to 80% below 1990 levels by 2050. In furtherance of the goals established in Executive Order S-3-05, the legislature enacted AB 32, the California Global Warming Solutions Act of 2006, which the governor signed in 2006. In 2015, Governor Jerry Brown issued an Executive Order which identified an interim GHG reduction target in support of targets previously identified under S-3-05 and AB 32. Executive Order B-30-15 set an interim target goal of reducing GHG emissions to 40% below 1990 levels by 2030 to keep California on its trajectory toward meeting or exceeding the long-term goal of reducing GHG emissions to 80% below 1990 levels by 2050. -35- Highway 111 and Dune Palms Road Specific Plan Amendment Initial Study December 2018 La Quinta Greenhouse Gas Reduction Plan In 2012, the City of La Quinta prepared a Greenhouse Gas Reduction Plan with its General Plan to set greenhouse reduction goals. The plan includes a comprehensive inventory of greenhouse gas emissions generated City-wide along with future greenhouse emission projections, reduction targets, and policies and programs. To meet AB 32 and Executive Order S-3-05 goals, the City's reduction target is to achieve 1990 level emissions by 2020, and 80% below 1990 levels by 2050. The City will also comply with statewide efforts and act locally to monitor, evaluate, and amend local policies and programs to achieve mandated emission reductions. GHG Thresholds In 2009, during SCAQMD GHG working group meetings, SCAQMD staff proposed a variety of thresholds for GHG emissions. However, as of 2018, the SCAQMD Governing Board has not formally adopted the proposed interim tiered approach for evaluating GHG impacts. Discussion of Impacts a) Less Than Significant Impact with Mitigation. On December 5, 2008, the SCAQMD formally adopted a greenhouse gas significance threshold of 10,000 MTCO2e/yr that only applies to stationary sources for industrial uses where SCAQMD is the lead agency (SCAQMD Resolution No. 08-35). This threshold was adopted based upon an October 2008 staff report and draft interim guidance document' that also recommended a threshold for all projects using a tiered approach. It was recommended by SCAQMD staff that a project's GHG emissions would be considered significant if it could not comply with at least one of the following "tiered" tests: • Tier 1: Is there an applicable exemption? • Tier 2: Is the project compliant with a greenhouse gas reduction plan that is, at a minimum, consistent with the goals of AB 32? • Tier 3: Is the project below an absolute threshold (10,000 MTCO2e/yr for industrial projects; 3,000 MTCO2e/yr for residential and commercial projects)? • Tier 4: Is the project below a (yet to be set) performance threshold? • Tier 5: Would the project achieve a screening level with off -site mitigation? The project would generate GHG emissions during construction and operation. Construction -related GHG emissions will be temporary and will end once the project is completed. Operational emissions will occur throughout the life of the project. At build out, five emission source categories will contribute either directly or indirectly to operational GHG emissions: energy/electricity usage, water usage, solid waste disposal, area emissions (pavement and architectural coating off -gassing), and mobile sources. Draft Guidance Document - Interim CEQA Greenhouse Gas (GHG) Significance Threshold, prepared by SCAQMD, October 2008. - 36- Highway 111 and Dune Palms Road Specific Plan Amendment Initial Study December 2018 The California Emissions Estimator Model (CaIEEMod) version 2016.3.2 was used to quantify potential greenhouse gas emissions (see Appendix A). As shown in the following table, they will exceed the Tier 3 threshold of 3,000 MTCO2e/yr for residential and commercial projects. The project is not subject to an applicable exemption (Tier 1), will not be below a performance threshold (Tier 4), and will not achieve a screening level with off -site mitigation (Tier 5). It will, however, be regulated by the City's GHG Reduction Plan (Tier 2), described below, and required as mitigation measure AQ-2, above. Therefore, with the implementation of the City's GHG Reduction Plan, impacts would be less than significant. Table 4 Projected GHG Emissions Summary (Metric Tons1 CO2e Phase I (MT/ Construction 850.32 Operational 13,887.92 SCAQMD Threshold 3,000.00 (Commercial) Source: CaIEEMod version 2016.3.2 As shown in Table 4, the proposed project's GHG emissions will be highest during the operational phase. CaIEEMod indicates that operational emissions are largely due to the number of vehicle trips generated by the project. As explained in the City's GHG Reduction Plan, transportation is by far the largest emitter of GHGs, and GHG reductions will come over time from improvements in fuel efficiency and clean car standards. The Specific Plan area is well -situated along Highway 111 to benefit from alternative modes of transportation; sidewalks, bike lanes, and SunLine bus stops are in the immediate project area and could reduce the number of project -generated vehicle trips. The project proposes mixed -use development with residential development, retail, and employment centers in proximity to one another. Mixed - use development is a "smart growth" policy that can be effective in reducing dependence on personal motor vehicles and reducing GHG emissions from the transportation sector. As projects are proposed within the Specific Plan area, mitigation measure AQ-2 will be implemented, and the project will be required to demonstrate compliance with the Plan. This mitigation measure will assure that impacts associated with GHG emissions are reduced to less than significant levels. b) Less Than Significant Impact. It is recognized that GHG impacts are intrinsically cumulative, and the proposed project will contribute to regional GHG emissions. However, it would not conflict with an applicable plan, policy, or regulation for the purposes of reducing the emissions of greenhouse gases. All components of construction, including equipment, fuels, materials, and management practices, would be subject to current and future SCAQMD rules and regulations related to greenhouse gases. Applicable SCAQMD rules include, but are not limited to, source- 37- Highway 111 and Dune Palms Road Specific Plan Amendment Initial Study December 2018 specific standards that reduce GHG content in engines and limit equipment idling durations. In addition, the project will be subject to requirements set forth in the La Quinta Greenhouse Gas Reduction Plan and the City's Municipal Code Section 9.100.220 (Operational Standards), which is qualitatively consistent with Statewide goals and policies in place for the reduction of GHG emissions. Mitigation Measures: See Air Quality, above. Mitigation Monitoring and Reporting Program: See Air Quality, above. -38- Highway 111 and Dune Palms Road Specific Plan Amendment Initial Study December 2018 VIII. HAZARDS AND HAZARDOUS potentially Less Than Less Than No MATERIALS: Significant Significant Significant Impact Would the project: Impact w/ Mitigation Impact a) Create a significant hazard to the public or the environment through the X routine transport, use, or disposal of hazardous materials? b) Create a significant hazard to the public or the environment through reasonably foreseeable upset and X accident conditions involving the release of hazardous materials into the environment? c) Emit hazardous emissions or handle hazardous or acutely hazardous materials, substances, or waste within X one -quarter mile of an existing or proposed school? d) Be located on a site which is included on a list of hazardous materials sites compiled pursuant to Government Code X Section 65962.5 and, as a result, would it create a significant hazard to the public or the environment? e) For a project located within an airport land use plan or, where such a plan has not been adopted, within two miles of a public airport or public use X airport, would the project result in a safety hazard for people residing or working in the project area? f) For a project within the vicinity of a private airstrip, would the project result X in a safety hazard for people residing or working in the project area? g) Impair implementation of or physically interfere with an adopted X emergency response plan or emergency evacuation plan? h) Expose people or structures to a significant risk of loss, injury or death involving wildland fires, including where X wildlands are adjacent to urbanized areas or where residences are intermixed with wildlands? Source: 2035 General Plan; California Department of Toxic Substances Control Hazardous Waste; State Water Resources Control Board; "Riverside County Airport Land Use Compatibility Plan," Riverside County Airport Land Use Commission, October 14, 2004. "Report of Phase I Environmental Site Assessment, South Side of Highway 111 and East of Dune Palms Road," Earth -39- Highway 111 and Dune Palms Road Specific Plan Amendment Initial Study December 2018 Systems Southwest, June 20, 2006; "Report of Phase II Investigation, Assessor's Parcel Numbers 600-020-004 and -005, Highway 111 and East of Dune Palms Road," Earth Systems Southwest, February 7, 2007. Setting In the City of La Quinta, hazardous materials transport, storage, and use is strictly regulated for large quantity users, such as industrial processing plants and commercial dry cleaners. The City implements the General Plan's Hazardous and Toxic Materials Element through regular consultation with the Regional Water Quality Control Board (RWQCB) and Riverside County Department of Environmental Health. The City also monitors and regulates industrial plants and commercial areas through the Element's goals, policies, and programs. Discussion of Impacts a, b) Less Than Significant Impact. The proposed project will result in less than significant impacts associated with routine use of hazardous materials. The project will facilitate commercial and/or mixed -use development on the Specific Plan site. Standard cleaners, solvents, fertilizers, and pesticides may be stored and used on - site for routine cleaning and landscaping. However, none of these will be used in quantities that pose a threat to humans or cause a foreseeable chemical release into the environment. The proposed hotel site plan includes an outdoor pool; chemicals required for pool maintenance would be stored and used onsite. As with cleaning products, these pool chemicals will not be stored or used in sufficient quantities to pose a threat to visitors or employees at the site. The construction phase would involve the use of heavy equipment that uses limited quantities of oil and fuels and other potential flammable substances, and onsite refueling and minor maintenance could potentially result in fuel and oil spills. Contractors will be required to identify a staging area for storing materials and will be subject to State law relating to the handling, storage, and use of hazardous materials during construction. The use and handling of hazardous materials during construction and long-term operation of future development would be required to comply with applicable federal, State, and local laws, including California Occupational Health and Safety Administration (CalOSHA) requirements. With the implementation of City, County and State requirements and laws, impacts will be less than significant. c) No Impact. The proposed project will not result in impacts to schools because no existing or proposed schools are within 1/4-mile of the Specific Plan area. d) No Impact. The proposed project will not result in impacts associated with a hazardous site because the subject property is not included on a list compiled pursuant to Government Code Section 65962.5. It is not identified as a cleanup site, permitted facility, or other site on the State Water Resources Control Board's GeoTracker database. It is not identified for cleanup, permitting, enforcement, or investigation on the Department of Toxic Substances Control Envirostor database. -40- Highway 111 and Dune Palms Road Specific Plan Amendment Initial Study December 2018 Future development facilitated by the proposed Specific Plan amendment will not create a significant hazard to the public or environment. In 2006 and 2007, Phase I and Phase II environmental site assessments were conducted on the Specific Plan site. A geophysical survey was conducted to look for underground storage tanks (USTs) that could have stored gasoline and/or diesel fuel when the site contained a mobile home park. Soil samples were analyzed for the presence of pesticides. No USTs were found, and pesticide concentrations were not of concern. No further investigation or remediation was warranted. e, f) No Impact. The proposed project will not result in airport safety hazards for people residing or working in the project area. The Specific Plan area is located approximately 3 miles south of the Bermuda Dunes Airport and is outside the boundaries of the airport's Land Use Compatibility Plan. The site is not located near a private airstrip. g) No Impact. The proposed project will not alter existing circulation patterns or evacuation plans in the project area. Primary transportation access will be taken from Highway 111, which is part of the established street network. Future parking and circulation plans will be reviewed by the Fire and Police Departments to assure that driveways are adequate for emergency vehicles. These standard requirements will assure that there will be no project -related impacts to emergency response. h) No Impact. The proposed project will not expose people or structures to significant risks associated with wildfires. The subject property is in an urban area and surrounded by development on all sides. The nearest wildlands are the foothills of the Santa Rosa Mountains, approximately one mile to the west. The project site is not located in a wildland fire hazard zone and is not susceptible to wildfires. Mitigation Measures: None. Mitigation Monitoring and Reporting Program: None. -41- Highway 111 and Dune Palms Road Specific Plan Amendment Initial Study December 2018 IX. HYDROLOGY AND WATER potentially Less Than Less Than QUALITY: Significant Significant Significant No Would the project: Impact w/ Mitigation Impact Impact a) Violate any water quality standards or X waste discharge requirements? b) Substantially deplete groundwater supplies or interfere substantially with groundwater recharge such that there would be a net deficit in aquifer volume or a lowering of the local groundwater X table level (e.g., the production rate of pre-existing nearby wells would drop to a level which would not support existing land uses or planned uses for which permits have been granted)? c) Substantially alter the existing drainage pattern of the site or area, including through the alteration of the X course of a stream or river, in a manner which would result in substantial erosion or siltation on- or off -site? d) Substantially alter the existing drainage pattern of the site or area, including through the alteration of the course of a stream or river, or X substantially increase the rate or amount of surface runoff in a manner which would result in flooding on- or off -site? e) Create or contribute runoff water which would exceed the capacity of existing or planned stormwater drainage X systems or provide substantial additional sources of polluted runoff? f) Otherwise substantially degrade water X quality? g) Place housing within a 100-year flood hazard area as mapped on a federal Flood Hazard Boundary or Flood X Insurance Rate Map or other flood hazard delineation map? h) Place within a 100-year flood hazard area structures which would impede or X redirect flood flows? -42- Highway 111 and Dune Palms Road Specific Plan Amendment Initial Study December 2018 IX. HYDROLOGY AND WATER potentially Less Than Less Than QUALITY: Significant Significant Significant No Impact Impact w/ Mitigation Impact Would the project: i) Expose people or structures to a significant risk of loss, injury or death X involving flooding, including flooding as a result of the failure of a levee or dam? j) Inundation by seiche, tsunami, or X mudflow? Source: 2035 General Plan; FEMA Flood Insurance Rate FIRM Panel No. 06065C2234G; "Preliminary Hydrology/Hydraulics Report, City of La Quinta, Dune Palms/Hwy 111 Project," MSA Consulting, Inc., October 14, 2008; "Highway 111 & Dune Palms Specific Plan Draft Environmental Impact Report," Terra Nova Planning & Research, Inc., March 2010; Coachella Valley Water District 2015 Urban Water Management Plan. Setting Domestic Water The Coachella Valley Water District (CVWD) provides domestic water and irrigation water to the City, including the project site. Its primary source of water is groundwater extracted by deep wells from the Whitewater River sub -basin. The water resource consists of a combination of natural runoff, recycled water, imported water, inflows from adjacent basins, and an interlinked system of sub -basins. The Whitewater River sub -basin is also artificially recharged through imported State Water Project Exchange and Colorado River water. There are three recharge facilities in the Valley: one northwest of Palm Springs, one southeast of La Quinta in Martinez Canyon, and one in La Quinta south of Avenue 58 and west of Madison Street. The total storage capacity of the Whitewater River Subbasin is approximately 28.8 million acre-feet and it currently contains approximately 25 million acre-feet. It is capable of meeting the water demands of the Coachella Valley, including the City, for extended normal and drought periods. CVWD's domestic water system includes 50 serve the City and its wider customer base. average capacity of 1.8 million gallons. wells with an average depth of 900 feet to CVWD has a total of 27 reservoirs with an Wastewater CVWD also provides wastewater collection and treatment services to La Quinta. CVWD has two wastewater treatment plants serving the City, but only one of the plants (which serve the area north of Miles Avenue) currently has the ability to generate tertiary treated water. It has a capacity of 2.5 million gallons per day. Reclaimed water can be used only for irrigation. CVWD continually increases the capacity of its wastewater reclamation facilities by constructing new treatment and aeration ponds, and other structures. CVWD implements all requirements of the Regional Water Quality Control Board pertaining to water quality and wastewater discharge. -43- Highway 111 and Dune Palms Road Specific Plan Amendment Initial Study December 2018 Flood Control The Coachella Valley has an average rainfall of 3 inches per year. Several watersheds drain the elevated terrain of the San Jacinto and Santa Rosa Mountains toward the valley floor. The region is subject to short duration rainfall events which can generate significant amounts of surface water. To control the surface runoff during storm events, approximately 6% of open space lands are dedicated for purpose of flood control. These areas are connected to a regional conveyance system within the City, which is managed by the CVWD and includes the Coachella Valley Stormwater Channel (Whitewater River), La Quinta Evacuation Channel, All -American Canal, Upper Bear Creek Drainage System, Lake Cahuilla Reservoir, and East La Quinta Channel. Furthermore, the City requires that all development projects contain and control stormwater that flows through a developed site, generally through the installation of retention basins. The Specific Plan site and areas surrounding it are subject to City requirements relating to flood control. The City implements standard requirements for the retention of storm flows and participates in the National Pollution Discharge Elimination System (NPDES) to protect surface waters from pollution. Development projects must retain 100-year storm flow on site. Surface Water Quality The water quality of regional surface waters is largely dependent upon land uses that affect runoff, such as agriculture, urban development, and industrial land uses. Runoff from storm water and agricultural irrigation can transport pollutants that collect on the ground surface and affect water quality of receiving streams, rivers, and channels. In La Quinta, the Coachella Valley Stormwater Channel and La Quinta Evacuation Channel are the major receiving water bodies; they drain into the Salton Sea. Discussion of Impacts a) Less Than Significant Impact. The proposed project will result in less than significant impacts to water quality. The project site is located in the Whitewater River watershed. All water providers in the watershed are required to comply with Regional Water Quality Control Board standards for the protection of water quality, including the preparation of site -specific Water Quality Management Plans (WQMP) for surface waters. The CVWD is required to meet water quality requirements in the production and delivery of domestic water. The CVWD is regulated by the State Water Resources Control Board Division of Drinking Water (DDW) and the U.S. Environmental Protection Agency (U.S. EPA) and must maintain strict water quality standards in the treatment of effluent. Future onsite development projects will be required to connect to existing domestic water and wastewater systems. Construction of extension lines will be subject to all CVWD requirements. Development projects will not violate water quality standards or waste discharge requirements. They will be required to comply with National Pollutant Discharge Elimination System (NPDES) regulations, which minimize the pollutant load associated with urban runoff. The imposition of conditions of approval, -44- Highway 111 and Dune Palms Road Specific Plan Amendment Initial Study December 2018 local, state and federal standard requirements and the requirements of law will assure that development will not violate any water quality standards or waste discharge requirements. Impacts are expected to be less than significant. b) Less Than Significant Impact. Future onsite development projects will require water for domestic use and landscape irrigation. Projected water demand is shown in Table 5. Table 5 Projected Water Demand Build Out Projected Annual _Land Use Conditions Demand Factor Demand Commercial 305,000 sq. ft. 0.11 gallons/sq. 12,245,750 gallons retail ft./day' 37.6 acre-feet Commercial 108 rooms 150 gallons/room/dayz 5,913,000 gallons hotel 18.1 acre-feet 140 MF units, 107 14,411,295 gallons Residential or 369 residents* allons/ca ita/da s 44.2 acre-feet Total: 32,570,045 gallons 100.0 acre-feet * 140 dwelling units x 2.63 persons per household (CA Dept. of Finance, 2018) = 369 residents 1 American Water Works Association Research Foundation 2 Estimate based on similar regional hotel development projects s .4-4 CVWD 2015 Urban Water Management Plan The proposed project will not substantially deplete groundwater supplies or interfere with groundwater replenishment programs. Impacts will be less than significant. As noted in the Setting discussion above, the Whitewater River Subbasin currently contains approximately 25 million acre-feet. Build out of the proposed project is projected to use 100.0 acre-feet annually. The project is consistent with the land use designations of the General Plan. CVWD works with the City of La Quinta and all other jurisdictions and regularly updates its Urban Water Management Plan. According to the CVWD's latest Urban Water Management Plan (2015), the City of La Quinta, including the subject site, was considered in its future water demand projections and analysis, which found that the CVWD has sufficient supply to accommodate growth now and in the future, with the implementation of a number of conservation strategies. The project will connect to existing water lines beneath Highway 111. No new wells or additional water infrastructure are proposed. The project will be required to comply with the City's water -efficiency requirements, including the use of drought - tolerant planting materials and limited landscaping irrigation. Implementation of these and other applicable requirements will assure that water -related impacts remain at less than significant levels. -45- Highway 111 and Dune Palms Road Specific Plan Amendment Initial Study December 2018 c, d, e) Less Than Significant Impact. The proposed project will result in less than significant impacts from stormwater drainage and runoff. 2O08 Specific Plan Hydrology Report A "Preliminary Hydrology/Hydraulics Report" was prepared in 2008 in conjunction with the Highway 111 and Dune Palms Specific Plan (MSA Consulting, Inc., October 14, 2008). Two flood control alternatives were analyzed. Under Alternative 1, storm runoff would be conveyed to onsite streets, then to underground storm drain lines and a NPDES treatment facility, before entering the CVWD La Quinta Evacuation Channel south of the site. The storm drain system would also capture runoff from the mini -storage facility to the west and the Desert Sands Unified School District facility to the south. Under Alternative 2, onsite stormwater runoff would be conveyed to streets and carried via underground storm drains to onsite underground retention storage units. The study concluded that both alternatives could adequately manage 100-year storm flows. The City also required preparation of a Water Quality Management Plan (WQMP). The WQMP determined that, with implementation of proposed site design concepts and hydrological improvements, the 2-year and 10-year 24-hour rainfall events would result in runoff conditions that will not deviate from pre -project conditions. Existing Conditions The southern portion of the Specific Plan site is developed with multi -family housing; stormwater is managed consistent with Alternative 1, described above, and flows are conveyed to the La Quinta Evacuation Channel. The undeveloped northern portion of the site is relatively flat, slopes toward the south and east, and contain no rivers or streams. Storm flows are generally characterized as sheet flow. Proposed Stormwater Management The proposed 108-room hotel (Exhibit 5) would occupy 3f acres at the northeasterly corner of the Specific Plan area. Its stormwater management system will connect to existing drains at the Coral Mountain Apartments, and drainage will be discharged into the La Quinta Evacuation Channel. The existing drainage outfall was designed to carry all future flows from the Specific Plan area; no additional infrastructure will be required. The stormwater management needs of other onsite development projects will be evaluated on a project -by -project basis as proposals are submitted. All projects will be required to comply with the City's requirements as they relate to storm water retention, including the approval of a final project -specific hydrology study and Water Quality Management Plan. Implementation of these and other applicable requirements will assure that drainage and stormwater will not create or contribute water which would exceed the capacity of existing or planned stormwater drainage systems or provide substantial additional sources of polluted runoff. -46- Highway 111 and Dune Palms Road Specific Plan Amendment Initial Study December 2018 f) No Impact. The proposed project will not substantially degrade water quality. Project -specific Water Quality Management Plan (WQMPs) will be required for the hotel and all future development proposals. Projects will be required to comply with all applicable water quality standards and implement a WQMP approved by the City and the Regional Water Quality Control Board. Adherence to the City's standard requirements related to water quality will ensure there will be no impact to water quality. g, h) No Impact. The proposed project will not expose people or structures to 100-year flood hazards because the Specific Plan site is not within the 100-year floodplain. According to Flood Insurance Rate Maps (FIRM) prepared by the Federal Emergency Management Agency (FEMA), the northern portion of the Specific Plan site, which is vacant and available for future development, is within two flood zones. The majority is in Zone X (shaded), an area of moderate flood hazard, usually the area between the limits of the 100-year and 500-year floods. Approximately one acre at the southwest corner is in Zone X (unshaded), an area of minimal flood hazard outside the 500-year flood. i, j) No Impact. The proposed project will not expose people or structures to flooding risks from a levee, dam, seiche, tsunami, or mudflow because the subject site is not located near a body of water. There will be no impact. Mitigation Measures: None. Mitigation Monitoring and Reporting Program: None. -47- Highway 111 and Dune Palms Road Specific Plan Amendment Initial Study December 2018 X. LAND USE AND PLANNING: Potentially Less Than Less Than No Significant Significant Significant Would the project: Impact p w Mitigation ImpactImpact � ation g � X a) Physically divide an established community? b) Conflict with any applicable land use plan, policy, or regulation of an agency with jurisdiction over the project (including, but not limited to the X general plan, specific plan, local coastal program, or zoning ordinance) adopted for the purpose of avoiding or mitigating an environmental effect? c) Conflict with any applicable habitat conservation plan or natural X community conservation plan? Sources: 2035 General Plan; Zoning Map; "City of La Quinta Highway 111 Corridor Study," ULI Technical Assistance Panel, July 23, 2018; Coachella Valley Multiple Species Habitat Conservation Plan, 2007. Setting The project site is governed by the policies and land use designations of the La Quinta General Plan and Zoning Ordinance. Currently, the project area is designated as General Commercial and Regional Commercial (CR) in the City's General Plan and Zoning Maps, respectively. The project site is also governed by the Highway 111 and Dune Palms Specific Plan, which provides site -specific design standards and guidelines to guide development on the site. The project proposes an amendment to the Specific Plan, as described below. The City of La Quinta participates in the Coachella Valley Multiple Species Habitat Conservation Plan (CV MSHCP), as discussed under Section IV, Biological Resources. Discussion of Impacts a) No Impact. The proposed project will not physically divide an established community. The subject property is vacant, and adjacent to Highway 111, the City's principal commercial corridor. It is surrounded by commercial, residential, office, and institutional development. The southern portion of the property is developed with the Coral Mountain apartment complex, which has direct access to Dune Palms Road and the Komar/Costco center via Vista Coralina Lane. No impact will occur. b) Less Than Significant Impact. The proposed project will have less than significant impacts on applicable land use plans and policies. It would revise the Specific Plan's commercial development standards as described below. The Specific Plan area is designated as General Commercial in the General Plan and Regional Commercial (CR) on the Zoning Map. Development is governed by the Highway 111 -48- Highway 111 and Dune Palms Road Specific Plan Amendment Initial Study December 2018 and Dune Palms Specific Plan (SP 08-085). The southerly portion of the site is developed with the Coral Mountain apartment complex. The proposed Specific Plan amendment would allow commercial and/or mixed -use development (commercial and residential) on the northerly portion, to include up to: 108-room business hotel, 305,000 square feet of retail use, and 140 units of multi -family housing. A Site Development Permit will be required for approval of the landscaping and architectural design of the hotel component of the project, and for future project(s) on the remaining 7 acres of the project area. The Specific Plan Amendment also proposes the following revisions to the commercial development standards set forth in Section 3.2.2 of the Specific Plan: 1. Removal of maximum commercial building square footage of 82,000 square feet gross floor area. 2. The maximum height shall be 60 feet throughout the commercial area, including within the first 150 feet from the Highway 111 right-of-way. Proposed land uses and development intensities are consistent with the General Plan vision for the Highway 111 corridor, and the recently completed Highway 111 Corridor Study. The study identifies the Specific Plan site as an ideal location for a Hospitality and Mixed Use District with a hotel, mixed use development, and housing that would support existing and future retail uses. The site is currently designated General Commercial (CG) in the General Plan and is zoned for Regional Commercial (CR). Therefore, the proposed amendment would not require a General Plan Amendment or Zone Change. The project would increase the development potential on the northerly portion of the site and allow building heights up to 60 feet, including up to the Highway 111 right-of-way. Highway 111 forms the northerly Specific Plan boundary and is designated an Image Corridor in the City's 2035 General Plan (General Plan Exhibit II-4). The Municipal Code restricts building heights within 150 feet of an Image Corridor. However, the proposed project would result in mixed -use development, and proposed building heights of 60 feet are consistent with Municipal Code Section 9.140.090, which permits maximum building heights of 60 feet in Mixed Use districts with an underlying Regional Commercial (CR) zone. Varied building heights, higher intensity development, and flexible development standards are also envisioned along Highway 111 in the Highway ill Corridor Study. The proposed development intensities and standards are consistent with the City's vision for this parcel and will not alter or change the City's development standards on other sites. They will not result in the construction of substandard structures. Proposed land uses are consistent with land uses allowed in the Specific Plan, those recommended in the Highway 111 Corridor Study, and the existing Coral Mountain Apartments onsite. Given the relatively small size of the site (10f acres) and its Highway 111 and Dune Palms Road Specific Plan Amendment Initial Study December 2018 location in the heart of the City's urban core, the impact of the proposed Specific Plan amendments on applicable land use plans, policies, and regulations will be less than significant. c) No Impact. The proposed project will not conflict with a habitat conservation plan or natural community conservation plan. As stated in Section IV, Biological Resources, the project site is within the Coachella Valley Multiple Species Habitat Conservation Plan (CV MSHCP) boundaries but is not located within or adjacent to a CV MSHCP-designated Conservation Area. Future development projects will be required to pay standard mitigation fees at the issuance of building permits. No conflict will occur. Mitigation Measures: None. Mitigation Monitoring and Reporting Program: None. -50- Highway 111 and Dune Palms Road Specific Plan Amendment Initial Study December 2018 XI. MINERAL RESOURCES: Would the project: Potentially Significant Impact P Less Than Significant w Mitigation / ation 9 Less Than Significant ImpactImpact No a) Result in the loss of availability of a known mineral resource that would be X of value to the region and the residents of the state? b) Result in the loss of availability of a locally -important mineral resource recovery site delineated on a local X general plan, specific plan or other land use plan? Sources: 2035 General Plan. Setting Mineral resources in the City consist primarily of sand and gravel which has been transported by wind and rain into the Valley from surrounding mountains over millennia. The City is composed of seven soil units: alluvial sand and gravel of the Whitewater River (Qg), windblown sand (Qs), interbedded lacustrine (QI), alluvial deposits (Qa), alluvial fan sand and gravel deposits (Qf), landslide deposits (Qls), and quartz diorite (Qd) (General Plan; Exhibit IV-4). Sand and gravels are considered an economic resource and commonly used for road base and other building materials. Only one area of the City is identified as having the potential for mineral resources, the Quarry. However, the Quarry has been developed as a country club for several years. No existing sand or gravel operations occur in the vicinity of the project site. Discussion of Impacts a, b) No Impact. The proposed project will not result in the loss of availability of a mineral resource because the Specific Plan site is not known to contain mineral resources. The site is designated as Mineral Resource Zone MRZ-1, "areas where available geologic information indicates that little likelihood exists for the presence of significant mineral resources" (General Plan Exhibit III-1). The southern portion of the Specific Plan area is developed with the Coral Mountain Apartments, parking lots, and other improvements. The northern portion of the project site is composed of Myoma fine sand (MaD) and Coachella fine sand (CpA) which are not considered a source of valuable mineral resources for the City or region. The project site and surrounding parcels are designated for commercial, residential, office, and other urban uses, not for mineral production. No impact will occur. Mitigation Measures: None. Mitigation Monitoring and Reporting Program: None. -51- Highway 111 and Dune Palms Road Specific Plan Amendment Initial Study December 2018 XII. NOISE: Potentially Less Than Less Than No Significant Significant Significant Impact Would the project result in: Impact P w/ Mitigation g Impact p a) Exposure of persons to or generation of noise levels in excess of standards established in the local X general plan or noise ordinance, or applicable standards of other agencies? b) Exposure of persons to or generation of excessive groundborne X vibration or groundborne noise levels? c) A substantial permanent increase in ambient noise levels in the project X vicinity above levels existing without the project? d) A substantial temporary or periodic increase in ambient noise levels in the X project vicinity above levels existing without the project? e) For a project located within an airport land use plan or, where such a plan has not been adopted, within two miles of a public airport or public use X airport, would the project expose people residing or working in the project area to excessive noise levels? f) For a project within the vicinity of a private airstrip, would the project expose people residing or working in X the project area to excessive noise levels? Source: 2035 General Plan; "Dune Palms/Hw-111 Development Noise Analysis," Urban Crossroads, November 5, 2009 (revised). Setting According to the United States Environmental Protection Agency (U.S. EPA), the main sources of noise include road traffic, aircraft, railroads, construction, industry, noise in buildings, and consumer products (EPA Clean Air Act Title IV - Noise Pollution). In an urban setting, the primary sources of traffic noise are motors and exhaust systems of autos, trucks, buses, and motorcycles (Noise and Its Effects, Administrative Conference of the United States). Stationary noise sources include pool and spa equipment and heating, ventilation, and air conditioning (HVAC) units. Noise can also come from the stationary operations of transport, such as railroad yards and truck depots used for loading and unloading. Temporary noise sources include landscape maintenance activities, home stereo systems, and barking dogs. -52- Highway 111 and Dune Palms Road Specific Plan Amendment Initial Study December 2018 The City has the authority to set land use noise standards and place restrictions on private activities that generate excessive or intrusive noise. Noise generators are subject to the City's noise ordinance. The City has also established goals, policies, and programs to limit and reduce the effects of noise intrusion on sensitive land uses and to set acceptable noise levels for varying types of land uses. Noise -sensitive land uses include those uses where noise exposure could result in health -related risks to individuals and places where quiet is an essential element of the intended purpose. They include residential dwellings, hospitals, schools, places of worship, hotels, libraries, and other places where low interior noise levels are essential. The project site is adjacent to Highway 111, an extended retail corridor that serves local and regional traffic and provides access to numerous adjoining arterial roadways, businesses, neighborhoods, and institutions. As such, noise levels on Highway 111 can be expected to be greater than those of local streets. The Specific Plan area is surrounded by urban development, including commercial, office, and mini -storage buildings to the east, west, and northeast, and a school bus parking and maintenance facility to the south. The southern portion of the subject site contains the Coral Mountain apartment complex; as a residential facility, it is considered a sensitive receptor under the City's noise standards. Discussion of Impacts a) Less Than Significant Impact with Mitigation Incorporated. 2008 Noise Stud In 2008, a noise study was prepared to analyze the potential impacts of build out of the (then -proposed) Specific Plan area, including 200 multi -family residences on the southern portion of the site and auto -related commercial uses on the northern portion. Existing (vacant site) noise level measurements were taken at 4 locations; long-term ambient noise levels ranged between 54.9 and 58.6 dBA CNEL, and short- term ambient noise levels ranged between 46.7 and 55.8 dBA Leq. The highest noise levels occurred in the morning hours generally between 5 a.m. to 8 a.m. due to street traffic and operation of the school bus lot. Noise levels along most roadway segments exceeded the General Plan's 65 dBA baseline compatibility standard at 100 feet from the centerline. The traffic study determined that future traffic generated by the (then -proposed) Specific Plan would increase traffic noise levels in the project area by less than the threshold of 3.0 dBA, and therefore, traffic noise impacts would be less than significant. However, noise from the school bus facility south of the Specific Plan area would adversely impact residences proposed in the southern portion of the site, and mitigation measures were set forth to reduce potential impacts to less than significant levels. Proposed Project Since the 2008 noise analysis was prepared, the Coral Mountain Apartments were developed on the southern portion of the project area. Due to distance and the intervening apartment complex, noise generated at the school bus lot is not a -53- Highway 111 and Dune Palms Road Specific Plan Amendment Initial Study December 2018 concern at the subject site. The main noise source affecting the northern portion of the project site is vehicular traffic on Highway 111. Vehicles accessing the Coral Mountain Apartments and commercial development on adjacent properties also contribute, to a lesser extent, to the noise environment. Without mitigation, the proposed project could potentially expose people residing onsite to noise levels that exceed City standards. Residential units and hotels are considered 'sensitive receptors" because they are more sensitive to noise impacts. The maximum acceptable noise level for multi -family residences and hotels is 65 dBA CNEL (General Plan Table IV-3). At General Plan buildout (year 2035), on Highway 111 east of Dune Palms Road (immediate Specific Plan vicinity), the 65 dBA CNEL noise contour is projected to extend 481 feet from the Highway 111 centerline (General Plan Table IV-4). The vacant northern portion of the project site extends approximately 600 feet from Highway 111, so most future residential and hotel development will be exposed to maximum acceptable noise levels. Commercial development is not considered a sensitive receptor, and noise levels generated by Highway 111 are considered acceptable. Future development proposals will be required to conduct project -specific noise analysis to evaluate project impacts and determine effective mitigation measures, if needed. Site planning techniques can also be used to reduce interior noise levels. The hotel would be bounded by Highway 111 on the north and commercial development on the east. It is oriented such that the exposure of rooms and windows to Highway 111 would be minimized. Future residential projects would also need to consider implementation of site planning strategies that minimize noise impacts, such as open space setbacks, building orientation, installation of noise barriers (berms and masonry walls), and insulation. Impacts will be less than significant with implementation of mitigation measures. b) Less Than Significant Impact. The proposed project would result in less than significant impacts from ground -borne vibration and/or noise. The site is relatively flat and comprised of sandy soils. No blasting or ripping of bedrock is anticipated. Development of the proposed hotel and future projects will require the use of heavy machinery during the construction phase that could generate detectable vibrations. Construction activity can result in varying degrees of ground vibration, depending on the equipment and methods used, distance to affected structures, and soil type. It is expected that ground -borne vibration would cause only intermittent, localized intrusion and would end once construction is complete. Construction hours will be restricted to the less sensitive daytime hours, and future residential units would likely be constructed at the same time as commercial projects, and would not be occupied until completion. In addition, the mitigation measures provided to address construction noise impacts, including measure NOI-2 and NOI-3, will assure that vibration associated with construction equipment and vehicles will be reduced. Overall impacts are expected to be less than significant. c) Less Than Significant Impact. The proposed project will result in less than significant permanent increases in ambient noise levels above levels without the project. The northern portion of the project site is currently vacant and produces no -54- Highway 111 and Dune Palms Road Specific Plan Amendment Initial Study December 2018 noise. Future onsite development projects would increase noise from traffic, HVAC units, grounds maintenance equipment, and other noises associated with daily commercial and residential operations. Noise levels will be required to comply with Section 9.100.210 of the City's Municipal Code, which governs noise levels in the city. Current noise standards allow noise levels of 65 dBA from 7 a.m. to 10 p.m., and 50 dBA from 10 p.m. to 7 a.m. for noise sensitive uses; 75 dBA from 7 a.m. to 10 p.m., and 65 dBA from 10 p.m. to 7 a.m. for non-residential uses. Proposed land uses are consistent with existing development on adjacent parcels and along the Highway 111 corridor. The retail and residential development proposed as part of the project will not generate noise increases that would result in significant impacts to off -site receptors. Impacts will be less than significant. d) Less Than Significant Impact with Mitigation Incorporated. During construction, the proposed project would result in temporary or periodic increases in ambient noise levels above levels without the project. Construction equipment would include a combination of trucks, power tools, concrete mixers, and portable generators that can reach high noise levels. Temporary noise generated during the construction phase of the proposed project could exceed acceptable noise levels. The City will require that construction activity comply with Section 6.08.050 of the Municipal Code, which limits construction activity to between 7 a.m. and 5:30 p.m. on weekdays and 8 a.m. and 5 p.m. on Saturdays between October 1 and April 30. Construction hours are from 6 a.m. to 7 p.m. on weekdays and 8 a.m. to 5 p.m. on Saturdays from May 1 to September 30. No activity is permitted on Sundays and holidays. Construction equipment could impact the apartment units to the south, however, the distance provided by the intervening street, and mitigation measures NOI-2 and NOI-3 will reduce the potential for construction noise impacts. Compliance with the Municipal Code and implementation of the mitigation measures listed below will reduce potential construction noise impacts to less than significant levels. e, f) No Impact. The subject property is located approximately 3 miles south of the Bermuda Dunes Airport and outside the boundaries of the airport's Land Use Compatibility Plan. The site is not located near a private airstrip. The project will not expose people living or working in the area to excessive noise levels. Mitigation Measures: N0I-1 Prior to approval of grading plans and/or issuance of building permits, plans shall include a note indicating that noise -generating project construction activities shall only occur between the hours of 7:00 a.m. to 5:30 p.m. Mondays to Fridays during the months of October to April, and to the hours of 6:00 a.m. to 7:00 p.m. Mondays to Fridays during the months of May to September. All year, construction activities are limited to 8:00 a.m. to 5:00 p.m. on Saturdays, with no activity allowed on Sundays. The Project construction supervisor shall ensure compliance with the note, and the City shall conduct periodic inspection at its discretion. -55- Highway 111 and Dune Palms Road Specific Plan Amendment Initial Study December 2018 N0I-2 All construction equipment, fixed or mobile, shall be equipped with properly operating and maintained mufflers, consistent with manufacturers' standards. The construction contractor shall place all stationary construction equipment so that emitted noise is directed away from the noise sensitive receptors nearest the project site. N0I-3 All equipment staging shall be placed in areas that create the greatest distance between construction -related noise sources and noise -sensitive receivers nearest the project site during all project construction (i.e., to the center). N0I-4 Construction haul truck deliveries shall be limited to the same hours specified for construction equipment (between the hours of 7:00 a.m. to 5:30 p.m. Mondays to Fridays during the months of October to April, and to the hours of 6:00 a.m. to 7:00 p.m. Mondays to Fridays during the months of May to September. All year, construction activities are limited to 8:00 a.m. to 5:00 p.m. on Saturdays, with no activity allowed on Sunday). The contractor shall design delivery routes to minimize the exposure of sensitive land uses or residential dwellings to delivery truck -related noise. N0I-5 Prior to obtaining building permits and once precise grading plans, architectural plans, and building designs are complete, a final noise study that specifies interior noise reduction requirements shall be prepared for each future onsite development project, including the proposed hotel. Mitigation Monitoring and Reporting Program: NOI-A The project contractor will submit a construction staging plan to the City, and receive approval for that plan, prior to the issuance of any permit on the site. The plan shall include the location of all staging areas, access and haul routes, location of fixed equipment, etc. The City shall periodically inspect the construction site to ensure compliance. Responsible Party: Project contractor, Building Division -56- Highway 111 and Dune Palms Road Specific Plan Amendment Initial Study December 2018 XIII. POPULATION AND HOUSING: Potentially Less Than Less Than No Significant Significant Significant Would the project: Impact P w/ Mitigation 9 ImpactImpact a) Induce substantial population growth in an area, either directly (for example, by proposing new homes and X businesses) or indirectly (for example, through extension of roads or other infrastructure)? b) Displace substantial numbers of existing housing, necessitating the X construction of replacement housing elsewhere? c) Displace substantial numbers of people, necessitating the construction X of replacement housing elsewhere? Source: 2035 General Plan; California Department of Finance "Report E-1 - Population Estimates for Cities, Counties, and the State January 1, 2017 and 2018" and "Report E-5 - City/County Population and Housing Estimates, 1/01/2018"; 2010 U.S. Census. Setting The City's 2018 population is 41,204 (Department of Finance), an increase of 1.5% over 2017. There are approximately 24,239 housing units in the City (American Community Survey 2012-2016 5-Year Estimates); the majority are single-family homes. The Coral Mountain apartment complex on the southern portion of the Specific Plan area contains 176 units. With an average household size of 2.63 persons (CA Dept. of Finance, 2018) in La Quinta, it has a population of approximately 463 residents. Discussion of Impacts a) Less Than Significant Impact. The proposed project will result in less than significant impacts to population growth. The project proposes up to 140 multi- family residential units on the northern portion of the Specific Plan area. With an average household size of 2.63 persons (CA Dept. of Finance, 2018) in La Quinta, it could generate a new population of approximately 369 residents at build out. The project would also facilitate new commercial and hotel development on the Specific Plan site, which could attract workers and temporary visitors to the area, thereby indirectly inducing growth. However, these land uses are limited to 305,000 square feet of commercial development and 108 hotel rooms, both of which are limited in scale and not expected to attract substantial numbers of permanent residents. Future development would be accessed by existing roads and connect to existing utility infrastructure. No extensions would be required. Impacts will be less than significant. -57- Highway 111 and Dune Palms Road Specific Plan Amendment Initial Study December 2018 b, c) No Impact. The proposed project would not result in the displacement of people or existing housing. The project is proposed on the northern portion of the Specific Plan site, which is vacant. Existing housing and residents of the Coral Mountain apartments on the southern portion of the site will not be displaced or otherwise impacted. No impact will occur. Mitigation Measures: None. Mitigation Monitoring and Reporting Program: None. -58- Highway 111 and Dune Palms Road Specific Plan Amendment Initial Study December 2018 Potentially Less Than Less Than No XIV. PUBLIC SERVICES: Significant Significant Significant Impact Impact w/ Mitigation Impact a) Would the project result in substantial adverse physical impacts associated with the provision of new or physically altered governmental facilities, need for new or physically altered governmental facilities, the construction of which could cause significant environmental impacts, in order to maintain acceptable service ratios, response times or other performance objectives for any of the public services: Fire protection? X Police protection? X Schools? X Parks? X Other public facilities? X Source: 2035 General Plan; Google Earth Pro 7.3.1.4507, accessed October 2018; Desert Sands Unified School District "School Impact/Developer Fees," effective August 11, 2018. Setting Fire Protection: The City contracts with the Riverside County Fire Department for fire protection. The nearest fire station is Riverside County Fire Station 93 at 44555 Adams Street, approximately 1.5 miles northwest of the project site. The City has two more fire stations (station# 52 and 70) located at 78111 Avenue 52 and 54001 Madison Street. Fire services in La Quinta are based on delivering a minimum of 3 personnel in the standard response time of 5 minutes or less 90% of the time. Police Protection: The City contracts with the Riverside County Sheriff's Department for police protection services. The City is served by the police station located at 86625 Airport Blvd in Thermal. The police department consists of 51 sworn officers and 5 community service officers. The average response time for the highest priority emergency calls is 5 minutes. Schools: The City is located within the boundaries of two school districts: Desert Sands Unified School District (DSUSD) and Coachella Valley Unified School District (CVUSD). Families living west of Jefferson Street and north of Avenue 48 are served by DSUSD. Those living east of Jefferson Street and south of Avenue 48 are served by CVUSD. The Specific Plan area is located within the boundaries of DSUSD which enrolls approximately 28,000 students. The nearest school to the site is La Quinta High School, approximately 1/2-mile to the northwest. -59- Highway 111 and Dune Palms Road Specific Plan Amendment Initial Study December 2018 Parks: In the City of La Quinta, a total of 5,259.2 acres are dedicated for open space/ recreation (General Plan Table II-3), including golf courses and 72 acres of parks. The three types of parks in the City are community, neighborhood, and mini/pocket parks. The nearest park to the Specific Plan area is La Quinta Park, approximately 3/4-mile to the northwest. Discussion of Impacts a) Fire Protection Less Than Significant Impact. The proposed project will have less than significant impacts to fire protection services. It will increase the demand for fire services as new development, residents, and visitors will require fire protection. Developers will be required to pay the City's development impact fees for fire facilities and apparatus to pay for their fair share of future facilities. The project will generate property tax and sales tax revenues, and the hotel will generate transient occupancy tax revenues, that will offset costs associated with fire protection. The Fire Department will review future applicable fire standards and regulations. services or facilities are required for the will be less than significant. Police Protection project site plans to ensure they meet No construction of new or expanded fire proposed project. Project -related impacts Less Than Significant Impact. The proposed project will result in less than significant impacts to police protection services. Build out of the Specific Plan area will result in new development and residents that will require police protection. Police personnel will be able to access the site using Highway 111. The project will be required to comply with all Police Department regulations and procedures. Future onsite development will generate property tax and sales tax revenues, and the hotel will generate transient occupancy tax revenues, that will offset costs associated with police protection. Project -related impacts will be less than significant. Schools Less Than Significant Impact. At build out, the proposed project is projected to have a student population of 34 students, as shown in the following table. M Highway 111 and Dune Palms Road Specific Plan Amendment Initial Study December 2018 Table 6 Projected Student Generation Grade Level Maximum Build Out Units Student Generation Rate* Projected Enrollment Elementary School K-6 140 0.1267 18 Middle School 7-8 140 0.0522 8 High School 9-12 140 0.0543 8 Total: 34 * Student generation rates for multi -family dwellings, Desert Sands Unified School District, from Table V-1 of La Quinta General Plan 2035. The proposed project will result in less than significant impacts on schools. New students will increase the demand for educational services at DSUSD public schools and/or local private schools. To mitigate impacts to schools and provide funds for the construction of new facilities, onsite development projects will be required to pay the state -mandated school fees in place at the time that development occurs. Current DSUSD developer impact fees are $3.79 per square foot for residential development and $0.61 per square foot for commercial development. Given the limited number of students associated with build out of the proposed project, impacts will be less than significant. Parks Less Than Significant Impact. The proposed project is projected to result in a build out population of 369 permanent residents at build out. It will also accommodate temporary visitors and guests at a 108-room hotel. The proposed hotel site plan includes a swimming pool and sports court for guests. The project will result in less than significant impacts to parks. Permanent residents, temporary visitors, and hotel guests may increase the usage of public parks; however, the increase is not expected to be substantial or result in the need for new or expanded parks. The hotel includes a swimming pool and sports court, which will provide recreation opportunities for guests. Future site plans for residential development may also include recreational amenities for residents, which could further reduce impacts to local parks. Other Public Facilities Less Than Significant Impact. The proposed project will result in less than significant impacts to other public facilities. The project will not increase development intensities or populations to the extent that additional public facilities are required, and will generate tax revenue to offset the marginal increase in service. Increases in the demand for City services will be less than significant. Mitigation Measures: None. Mitigation Monitoring and Reporting Program: None. -61- Highway 111 and Dune Palms Road Specific Plan Amendment Initial Study December 2018 XV. RECREATION: Potentially Significant Impact Less Than Significant w/ Mitigation Less Than Significant Impact No Impact a) Would the project increase the use of existing neighborhood and regional parks or other recreational facilities X such that substantial physical deterioration of the facility would occur or be accelerated? b) Does the project include recreational facilities or require the construction or expansion of recreational facilities X which might have an adverse physical effect on the environment? Source: 2035 General Plan. Setting Residents of La Quinta currently have access to 72 acres of parks, 147 acres of nature preserves containing recreational parkland, 845 acres of regional parks, a 525-acre municipal golf course, and other private and public recreational facilities, including a community center, Community Health and Wellness Center, and museum. The General Plan establishes a requirement for providing a minimum of 5 acres of park land per 1,000 residents. Discussion of Impacts a, b) Less Than Significant Impact. The proposed project is projected to result in a permanent population of approximately 369 residents at build out, and the proposed hotel would accommodate temporary visitors. The proposed hotel site plan includes a swimming pool and sports court. Future residential development may include pools, fitness rooms, and/or other recreational spaces. The project will result in less than significant impacts on recreational facilities. Residents and hotel guests can be expected to use local and regional parks and recreational facilities. However, given the limited scale of potential onsite development, increased usage is not expected to result in substantial physical deterioration of existing facilities. Demand for recreational facilities will be decreased somewhat by amenities built onsite, including the proposed hotel swimming pool and sports court and any future amenities at the residential component. Development proposals for such facilities will be evaluated on a project -by -project basis and will be required to meet City codes and other building standards. Impacts to recreational facilities will be less than significant. Mitigation Measures: None. Mitigation Monitoring and Reporting Program: None. -62- Highway 111 and Dune Palms Road Specific Plan Amendment Initial Study December 2018 XVI. TRANSPORTATION/TRAFFIC: Potentially Less Than Less Than No Significant Significant Significant Impact Would the project: Impact w/ Mitigation Impact a) Conflict with an applicable plan, ordinance or policy establishing measures of effectiveness for the performance of the circulation system, taking into account all modes of transportation including mass transit X and non -motorized travel and relevant components of the circulation system, including but not limited to intersections, streets, highways and freeways, pedestrian and bicycle paths, and mass transit? b) Conflict with an applicable congestion management program, including, but not limited to level of service standards and travel demand X measures, or other standards established by the county congestion management agency for designated roads or highways? c) Result in a change in air traffic patterns, including either an increase X in traffic levels or a change in location that results in substantial safety risks? d) Substantially increase hazards due to a design feature (e.g., sharp curves or dangerous intersections) or X incompatible uses (e.g., farm equipment)? e) Result in inadequate emergency X access? f) Conflict with adopted policies, plans, or programs regarding public transit, bicycle, or pedestrian facilities, or X otherwise decrease the performance or safety of such facilities? Source: 2035 General Plan; "The Dune Palms Specific Plan Traffic Impact Analysis, City of La Quinta," Urban Crossroads, November 16, 2018; Sunline Transit Agency website, www.sunline.org/transit routes/routelline111, accessed November 2018; "The Dune Palms/HW- 111 Commercial and Residential Development Traffic Impact Analysis, La Quinta, California," Urban Crossroads, July 16, 2009. -63- Highway 111 and Dune Palms Road Specific Plan Amendment Initial Study December 2018 Setting The subject property is located south of Highway 111 and east of Dune Palms Road. Highway 111 is three lanes in each direction and designated a Riverside County Congestion Management Plan (CMP) roadway. The nearest traffic signals to the project site are at Highway 111 and Costco Drive, and Highway 111 and Dune Palms Road. The proposed project will be accessed by two new driveways: 1) one on Highway 111 (right-in/right-out only access), and 2) one leading to Costco Drive (full access) via the adjacent shopping center. It is expected that future onsite development will also have access to the south on Vista Coralina Lane. The driveways will also be used for emergency access. Regional access will be provided via Highway 111 and Interstate-10 via Washington Street and Jefferson Street. A traffic impact analysis for the currently proposed project was prepared in 2018 and is provided in Appendix B. Discussion of Impacts a) Less Than Significant Impact with Mitigation Incorporated. A project -specific Traffic Impact Analysis (TIA) was prepared to evaluate the potential transportation impacts of the proposed project (see Appendix B). The analysis was based upon a variety of sources, including the General Plan Circulation Element, La Quinta Engineering Bulletin #06-13, Riverside County Congestion Management Program (CMP), and Institute of Transportation Engineers (ITE) Trip Generation Manual, 1011 Edition, 2017. Intersection and roadway operations in the project area are subject to Level of Service criteria set forth by the City. In addition, Highway 111 is designated by Riverside County as a Congestion Management Program (CMP) roadway and subject to operational criteria set forth by Riverside County. The TIA found that the project would not result in significant impacts. However, traffic improvements for ingress and egress to the project site were recommended to comply with City standards. Project Trip Generation Trip generation is the amount of traffic that is both attracted to and produced by a development. Table 7 shows the trip generation rates used to forecast trip generation for the land uses proposed by the project; rates are based on data collected by ITE. The ITE Land Use Codes used for the project trip generation analysis are numbers 220 (multi -family housing, low-rise), 310 (hotel), and 820 (shopping center), consistent with proposed land uses. Highway 111 and Dune Palms Road Specific Plan Amendment Initial Study December 2018 Table 7 Project Trip Generation Rates Peak Hour** Land Use ITE LU Units Daily Morning Evening In- Out- Total In- Out- Total Code * bound bound bound bound Multi -family Housing 220 DU 0.11 0.35 0.46 0.35 0.21 0.56 7.32 low-rise Hotel 310 RM 0.28 0.19 0.47 1 0.31 1 0.29 1 0.60 8.36 Shopping Center 820 TSF 0.58 0.36 0.94 1.83 1.98 3.81 37.75 * DU = dwelling unit; RM = room; TSF = Thousand Square Feet ** Source: Institute of Transportation Engineers (ITE) Trip Generation Manual. loth Edition (2017). Table 8 assigns the trip generation rates to the proposed project. As shown, the proposed project is anticipated to generate a net total of 8,586 trip -ends per day on a typical weekday, with 395 vehicles per hour (VPH) during the weekday AM peak hour and 843 VPH during the weekday PM peak hour. This is a conservative analysis that does not account for potential vehicle trip reductions resulting from the use of public transit, walking, and/or bicycling. Table 8 Project Trip Generation Summary Peak Hour** Morning Evening Land Use Quantity Units* Daily In_ In- Out- Total boun Out- Total bound bound d bound Multi- family 140 DU 15 50 65 49 29 78 1,025 Housing low-rise Internal Capture*** 0 -1 -1 -23 -13 -36 -473 Hotel 108 1 RM 30 21 51 33 1 32 65 903 Internal Capture*** 0 -3 -3 -7 -5 -12 -167 Shopping 305,000 TSF 178 109 287 558 604 1,16 11,514 Center 2 Internal Capture*** -4 0 -4 -17 -29 -46 -456 Pass -by Reduction (34% 0 0 0 -184 -184 -368 -3,760 PM/Dail Total Net Project Trips 219 176 395 409 434 843 8,586 * DU = dwelling unit; RM = room; TSF = Thousand Square Feet ** Source: Institute of Transportation Engineers (ITE) Trip Generation Manual, loth Edition (2017), *** Internal capture is based on the NCHRP 684 Internal Trip Capture Estimation Tool (ITE recommended methodology). TIA Methodolo To evaluate the significance of potential project impacts and cumulative impacts, the TIA analyzed the following scenarios: • Existing (2018) conditions • Existing plus Project (E+P) conditions -65- Highway 111 and Dune Palms Road Specific Plan Amendment Initial Study December 2018 Existing plus Ambient Growth plus Project (EAP) (2020) conditions Existing plus Ambient Growth plus Project plus Cumulative (EAPC) (2020) conditions An ambient growth rate of 1.09% per year was added to existing traffic volumes to account for background (area -wide) traffic increases that up to Project Opening Year 2020. It is important to note that the analysis is conservative, insofar as it assumes build out of the entire Specific Plan area immediately (2020). Actual development of the 7 acre mixed use component of the Plan area is expected to occur over a longer period of time. The cumulative analysis scenario also factors in anticipated future traffic generated by 37 development projects which are either approved or being processed in the project area. Intersection Impact Analysis The City of La Quinta requires that signalized intersections or all -way stop controlled intersections operate at LOS D or better, and that cross -street stop -controlled intersections operate at LOS E or better for the side street. The Riverside County CMP System of Highway and Roadways requires that intersections along CMP facilities (Highway 111) operate at a minimum LOS of not worse than LOS E. However, to provide a conservative analysis, the TIA considered LOS D operations as acceptable along Highway 111. The TIA analyzed 21 existing study area intersections and determined that all are currently operating at an acceptable level of service (LOS) during the peak hours. The TIA found that the addition of Project traffic is not anticipated to result in any significant impacts to 21 study area intersections under E+P conditions, EAP (2020) conditions, or EAPC (2020) conditions, based on the City's criteria for potentially significant traffic impacts (La Quinta Engineering Bulletin #06-13). Roadway Segment Impact Analysis The City of La Quinta has established LOS D as the minimum Level of Service for its roadway segments. In the Riverside County CMP System of Highway and Roadways, the minimum LOS required is to be not worse than LOS E. However, the TIA considered LOS D operations as acceptable on Highway 111 roadway segments to present a conservative analysis. The TIA determined that all 21 study area roadway segments analyzed are currently operating at acceptable LOS, and that all are anticipated to operate at acceptable LOS under E+P conditions, EAP (2020) conditions, and EAPC (2020) conditions. Recommended Traffic Improvements No LOS deficiencies are anticipated during either of the peak hours for future traffic analysis scenarios. However, roadway improvements are recommended in the Mitigation Measures section below (also see TIA Sections 1.5.4 through 1.5.7), including auxiliary lane storage length improvements to accommodate peak hour queues with the addition of Project traffic. Highway 111 and Dune Palms Road Specific Plan Amendment Initial Study December 2018 b) Less Than Significant Impact. As explained above, Highway 111 is designated by Riverside County as a Congestion Management Program (CMP) roadway. The Riverside County CMP System of Highway and Roadways requires that intersections along CMP facilities operate at a minimum LOS of not worse than LOS E, and the minimum LOS required for roadway segments is to be not worse than LOS E. The TIA found that the proposed project will result in acceptable LOS on roadways and intersections in the project area, including Highway 111, under E+P conditions, EAP (2020) conditions, and EAPC (2020) conditions. New ingress and egress driveways and standard curb and gutter improvements will be required along Highway 111 to facilitate the project; however, impacts to Highway 111 will be less than significant. Therefore, the proposed project will not conflict with the County congestion management program. c) No Impact. The proposed project will not result in airport safety impacts because of distance from the nearest airport. The project site is approximately 3 miles south of the Bermuda Dunes Airport. The project will not increase airport safety hazards or impact the facilities or operations of regional airports, including an increase in traffic levels. No impact will occur. d) No Impact. The proposed project will not increase safety hazards due to a design feature. Site plans and project -related traffic improvements, such as turn lanes and queue lengths, will be developed in accordance with City design guidelines. Proposed residential and commercial land uses are compatible with surrounding development and, therefore, vehicles accessing the site will be compatible with the vehicle mix currently in the project area. No impact will occur. e) No Impact. The proposed project will not result in inadequate emergency access. The project will be accessed by the existing street system, including Highway 111 and Costco Drive via the adjacent shopping center. Driveways and parking lots will comply with City standards to assure adequate emergency access, turning radius, signage, and other requirements. Prior to construction, the Fire and Police Departments will review project plans to ensure safety measures are addressed. No impact will occur. f) No Impact. The proposed project will not conflict with adopted transit plans or otherwise decrease the performance or safety of transit or alternative modes of transportation. The project area is served by the Sunline Transit Agency with bus services (Line 111) along Highway 111 and other nearby roads (Line 70). The nearest bus stop is on Highway 111 in front of the Komar/Costco shopping center, immediately east of the project area. Future residents, guests, visitors, and employees would have access to Sunline bus service close to the project site. No changes to transit service would occur. Sidewalks are already built along Highway 111 adjacent to the project site. The project is not expected to alter existing sidewalks. Highway 111 is designated as a Class II (on -road) bicycle lane (General Plan Exhibit II-6). The project is not expected to change existing bike routes. -67- Highway 111 and Dune Palms Road Specific Plan Amendment Initial Study December 2018 No project -related impacts to transit or other modes of transportation are anticipated. Mitigation Measures: TR-1Intersection of Highway 111 and Driveway 1 • Construct an exclusive eastbound right -turn lane with a minimum of 186 feet of storage Construct a south leg to facilitate ingress and egress access to the proposed Project TR-2Intersection of Highway 111 and Costco Drive The existing eastbound right turn lane shall be extended to provide a minimum of 400 feet of storage, with the project proponent paying 100% of the fair share of Project -specific impacts. TR-3 Costco Drive and Driveway Z Construct a west leg to facilitate ingress and egress access to the proposed Project. TR-4Driveway 3 and Vista Coralina Lane Construct a north leg to facilitate ingress and egress access to the proposed Project. TR-5 Curb -and -Gutter and Sidewalk Improvements: Highway 111 Existing curb -and -gutter and sidewalk improvements on Highway 111 shall be modified accordingly based on proposed driveway locations. TR-6Curb-and-Gutter and Sidewalk Improvements: Vista Coralina Lane Curb -and -gutter and sidewalk improvements shall be constructed on the north side of Vista Coralina Lane from the Project's western boundary to its eastern boundary. TR-7 Signing and Striping Program Onsite traffic signing and striping shall be implemented in conjunction with detailed construction plans for the Project. TR-8 Truck Access To accommodate truck turns, Driveway 1 on Highway 111 and Driveway 2 via Costco Drive shall be improved to provide the recommended curb radius shown on TIA Exhibit 1-5 or as directed by the City Traffic Engineer. TR-9 Fair Share Costs The Project shall contribute 100% of its fair share for improvements to Highway 11l and Costco Drive. Mitigation Monitoring and Reporting Program: TR-A The City Traffic Engineer shall review all development plans for the hotel and subsequent projects to assure that on -site improvements are consistent with the recommendations of the TIA. Responsible Party: City Traffic Engineer. Highway 111 and Dune Palms Road Specific Plan Amendment Initial Study December 2018 XVII. TRIBAL CULTURAL RESOURCES: Would the project cause a substantial adverse change in the significance of a tribal cultural resource, defined in Potentially Less Than Less Than No Public Resources Code section 21074 Significant Significant Significant as either a site, feature, place, cultural Impact w/ Mitigation Impact Impact landscape that is geographically defined in terms of the size and scope of the landscape, sacred place, or object with cultural value to a California Native American tribe, and that is: a) Listed or eligible for listing in the California Register of Historical Resources, or in a local register of X historical resources as defined in Public Resources Code section 5020.1(k), or b) A resource determined by the lead agency, in its discretion and supported by substantial evidence, to be significant pursuant to criteria set forth in subdivision (c) of Public Resources Code Section 5024.1. In applying the X criteria set forth in subdivision (c) of Public Resource Code Section 5024.1, the lead agency shall consider the significance of the resource to a California Native American tribe. Source: 2035 General Plan; "Historical/Archaeological Resources Survey Report, La Quinta Redevelopment Agency, Dune Palms Specific Plan," CRM TECH, October 13, 2008; City of La Quinta Historic Resources Inventory Database; "Highway 111 & Dune Palms Specific Plan Draft Environmental Impact Report," Terra Nova Planning & Research, Inc., March 2010; AB 52 and SB 18 response letters to the City from the Native American Heritage Commission and Native American tribes, June through October 2018. Setting Around 1000 BC, the City of La Quinta was home to the Cahuilla people, who were hunters and gatherers and one of the few Native American tribes to dig water wells. Most of the cultural resources in the City developed in and around ancient Lake Cahuilla. The oldest cultural resources have been identified from the western portion of the City and date back about 2,700 years. Some descendants of the Pass and Desert Cahuilla still live in the region and are associated with local tribes, including the Torres Martinez, Cabazon, and Augustine to the east and south of the City, and the Agua Caliente and Morongo to the west. No tribal reservations are within the City boundaries. Highway 111 and Dune Palms Road Specific Plan Amendment Initial Study December 2018 Discussion of Impacts a) No Impact. The proposed project will not impact historical resources because none are known to occur onsite. As discussed in Section V.a, Cultural Resources, a 2008 cultural resources survey determined that the Specific Plan area contains no cultural resources that are eligible for listing in the California Register of Historical Resources. The subject property does not contain any historic sites listed on the La Quinta Historic Resources Inventory Database. No impact will occur. b) Less Than Significant Impact with Mitigation Incorporated. The proposed project will result in grading, construction, and other ground -disturbing activities that could impact potential tribal resources. 2008 Cultural Resources Survey As discussed in Section V.b, Cultural Resources, a site -specific cultural resources survey was conducted on the Specific Plan area in 2008. No archaeological resources were found onsite, but it was noted that numerous such resources had been found on properties in the project vicinity in conjunction with other development projects. Therefore, the project area had a high sensitivity for potential archaeological resources. As part of the 2008 survey, the City contacted the Native American Heritage Commission (NAHC) and more than 14 Native American tribal representatives to solicit comments regarding any potential cultural resources concerns over the (then -proposed) Specific Plan. The NAHC records search identified no Native American cultural resources in the vicinity of the project area. The Torres Martinez Desert Cahuilla Indians provided the only response to the request for comment; it recommended the presence of a tribal monitor during ground -disturbing activities, notification to a qualified archaeologist of any cultural finds, adherence to proper procedures if human remains are discovered, and copies of all cultural resource documentation. 2018 Tribal Consultation As discussed in Section V.b, beginning in June 2018, the City contacted the NAHC and sent 51 letters to initiate the AB 52 and SB 18 consultation processes with Native American tribes with cultural and traditional affiliations in the project area and General Plan area. Nine (9) responses were received; none indicated the presence of known tribal resources onsite. The Agua Caliente Band of Cahuilla Indians (ACBCI) stated the Specific Plan area is outside the Tribe's reservation but within its Traditional Use Area. The ACBCI and several other tribes identified the need for a tribal monitor and qualified archaeologist during ground -disturbing activities, the need for proper notifications and procedures in the event buried cultural deposits are encountered, and copies of cultural resources documentation generated in conjunction with the project. -70- Highway 111 and Dune Palms Road Specific Plan Amendment Initial Study December 2018 Summary No tribal resources are known to exist in the Specific Plan area. However, the site is within the Traditional Use Area of the ACBCI, and the project vicinity is highly sensitive for archaeological resources. Therefore, mitigation measures and a monitoring program are included in Section V to reduce potential impacts to less than significant levels. With implementation of these mitigation measures and a monitoring program, impacts associated with archaeological resources will be reduced to less than significant levels. Mitigation measures: See Section V, Cultural Resources. Mitigation Monitoring and Reporting Program: See Section V, Cultural Resources. -71- Highway 111 and Dune Palms Road Specific Plan Amendment Initial Study December 2018 XVIII. UTILITIES AND SERVICE SYSTEMS: Potentially Less Than Less Than No Significant Significant Significant Impact Impact w/ Mitigation Impact Would the project: a) Exceed wastewater treatment requirements of the applicable Regional X Water Quality Control Board? b) Require or result in the construction of new water or wastewater treatment facilities or expansion of existing X facilities, the construction of which could cause significant environmental effects? c) Require or result in the construction of new storm water drainage facilities or expansion of existing facilities, the X construction of which could cause significant environmental effects? d) Have sufficient water supplies available to serve the project from existing entitlements and resources, or X are new or expanded entitlements needed? e) Result in a determination by the wastewater treatment provider which serves or may serve the project that it has adequate capacity to serve the X project's projected demand in addition to the provider's existing commitments? f) Be served by a landfill with sufficient permitted capacity to accommodate X the project's solid waste disposal needs? g) Comply with federal, state, and local statutes and regulations related to X solid waste? Source: 2035 General Plan; Coachella Valley Water District 2015 Urban Water Management Plan; CalRecycle Solid Waste Information System (SWIS) facility database, http://www2.caIrecycle.ca.gov/SWFaciIities/Directory/, accessed October 15, 2018. -72- Highway 111 and Dune Palms Road Specific Plan Amendment Initial Study December 2018 Setting Wastewater Treatment Two of the Coachella Valley Water District's (CVWD) wastewater treatment plants serve the City of La Quinta and surrounding areas. Water Reclamation Plant (WRP)-7 is located at Madison Street and Avenue 38, and the Mid -Valley Water Reclamation Plant (WRP) is located northwest of the City. The capacity of WRP-7 and the Mid -Valley WRP are 5 and 9.5 million gallons per day, respectively. For land south of Miles Avenue, including the subject Specific Plan site, sewage is treated at the Mid -Valley Water WRP. CVWD continually increases the capacity of its wastewater reclamation facilities by constructing new treatment ponds, aeration, and other structures throughout the Coachella Valley, as needed. CVWD implements all requirements of the Regional Water Quality Control Board pertaining to water quality and wastewater discharge. Domestic Water The Coachella Valley Water District (CVWD) provides domestic water to the City. The primary water source is groundwater extracted by deep wells from the Whitewater River Sub -basin. CVWD's service area lies in the Whitewater River Watershed. CVWD, as an urban water supplier, is required to prepare an Urban Water Management Plan (UWMP) every five years in response to the requirements of the Urban Water Management Planning Act (UWMP Act), California Water Code Sections 10610 through 10656. CVWD's UWMP is a planning tool that documents actions in support of long-term water resources planning and ensures adequate water supplies are available to meet existing and future urban water demands. CVWD also prepares an annual report to document and analyze the region's water needs and long-term demand for domestic water. This analysis includes conservation measures and replenishment programs that make it possible for CVWD to meet increasing demand of its service area. Storm Water Ma_na9ement Storm water drainage infrastructure in La Quinta consists of a network of interconnected regional and local drainage systems. It includes natural and improved streams, storm drains, storm channels, and catch basins that manage stormwater that flows into the Coachella Valley Stormwater Channel. CVWD and the City of La Quinta oversee this drainage system. In 2009, the "La Quinta Master Drainage Plan" was prepared to address storm water runoff in the City. The City uses detention and retention basins to temporarily contain runoff from various sources, such as stormwater and landscape irrigation, allowing them to either evaporate or percolate into the subsurface. The City requires new developments to have sufficiently sized basins to manage surface water flows. New developments are required to utilize an infiltration rate of 0.6 ft/day. -73- Highway 111 and Dune Palms Road Specific Plan Amendment Initial Study December 2018 Solid Waste Solid waste collection and disposal in La Quinta is provided by Burrtec Waste and Recycling Services under a franchise agreement with the City. Burrtec collects solid waste and transports it to the Edom Hill Transfer Station in Cathedral City. Waste is then transferred to one of three landfills: Lamb Canyon in Beaumont, Badlands in Moreno Valley, or El Sobrante in Corona. All three are operated by the County of Riverside. Discussion of Impacts a, e) Less Than Significant Impact. Future development proposed in the Specific Plan area will generate wastewater, as projected in the table below. Table 9 Projected Wastewater Generation Build Out Land Use Conditions Commercial 305,000 sq. (retail)ft. Commercial 108 rooms (hotel)_ Demand Factors 100 gallons/1,000 sq. ft./day 250 gallons/room/day Projected Daily Wastewater Generation 30,500 gallons/day 27,000 gallons/day 140 MF units, Residential or 369 250 gallons/capita/day 92,250 gallons/day residents* Total: 149,750 allons/da * 140 dwelling units x 2.63 persons per household (CA Dept. of Finance, 2018) = 369 residents 1 based on rates from CVWD and other local development proiects Project -related impacts to wastewater treatment facilities will be less than significant. The project will generate wastewater and require construction of onsite sewer infrastructure that will connect to existing sewer lines. Wastewater will be transported to the CVWD's Mid -Valley WRP, which has a current capacity of 9.5 million gallons per day. At build out, the proposed project is projected to generate 149,750 gallons of wastewater per day, which represents 1.6% of total capacity at the Mid -Valley WRP. The Mid -Valley WRP is subject to wastewater treatment standards established by the Regional Water Quality Control Board. All components of the proposed project will be required to design facilities consistent with CVWD and Regional Board standards. These standards and requirements will assure that impacts associated with wastewater standards will be less than significant. b, d) Less Than Significant Impact. As shown in Table 5 (Section IX, Hydrology and Water Quality), the proposed project is projected to use 100.0 acre-feet of water annually at build out for domestic use and landscape irrigation. This represents less than 1 percent of groundwater in storage in the Whitewater River Subbasin. -74- Highway 111 and Dune Palms Road Specific Plan Amendment Initial Study December 2018 Therefore, project impacts associated with domestic water demand are expected to be less than significant. The proposed project will be required to implement all water conservation measures imposed by CVWD under both normal and drought conditions over the life of the project. Onsite development will tie into existing domestic water lines. No new wells or additional water infrastructure or entitlements will be required. Impacts to water facilities and infrastructure will be less than significant. c) Less Than Significant Impact. The proposed project will result in less than significant impacts on stormwater management facilities. The project will be required to manage the 100-year storm on -site, as required by City standards. The stormwater system will connect to existing conveyance drains at the Coral Mountain Apartments on the southern portion of the Specific Plan area, which discharge into the La Quinta Evacuation Channel. The outfall at the channel was designed to carry all future flows from the entire Specific Plan area and, therefore, has sufficient capacity to accommodate future onsite runoff. Site -specific drainage plans will be reviewed and approved by the City Engineer to assure that they meet City standards. These standards and requirements will assure that impacts associated with stormwater management will be less than significant. f, g)Less Than Significant Impact. Build out of the proposed project will generate additional solid waste, as estimated below. Table 10 _ Projected Solid Waste Generation Projected Annual Build Out Generation Rate Solid Waste Land Use Conditions Generation Commercial 305,000 sq. ft., (retail) or 305 2.41 735.05 tons/year em to ees4 tons/emplo r�/years Commercial 108 rooms 1.31 141.5 tons/year hotel tons/room/yearn 140 MF units, Residential or 369 0.255 94.1 tons/year residents5 tons/resident/vear3 Total: 1 970.65 tons/year 1 p. 107 (Retail Trade, Other), 2014 Generator -Based Characterization of Commercial Sector Disposal and Diversion in California, CalRecycle, September 10, 2015. z p. 67 (Hotels & Lodging), 2014 Generator -Based Characterization of Commercial Sector Disposal and Diversion in California, CalRecycle, September 10, 2015. 3 CalRecycle Waste Characterization Tool: Residential Waste Stream Data Export for La Quinta 4 US Department of Energy estimates for square footage per employee in retail. 5 140 dwelling units x 2.63 persons per household (CA Dept. of Finance, 2018) = 369 residents The project will result in less than significant impacts on solid waste management facilities as sufficient landfill capacity is available to serve the project. The Lamb Canyon Landfill has a remaining capacity of 19.2 million cubic yards and an -75- Highway 111 and Dune Palms Road Specific Plan Amendment Initial Study December 2018 estimated closure date of 2029. The Badlands Landfill has a remaining capacity of 15.7 million cubic yards and an estimated closure date of 2022. The El Sobrante Landfill has a remaining capacity of 145.5 million tons and an estimated closure date of 2045. Each facility has available capacity to accommodate waste generated by the project. Burrtec and Riverside County are required to comply with local, regional, and state requirements associated with solid waste disposal. Impacts will be less than significant. Mitigation Measures: None. Mitigation Monitoring and Reporting Program: None. -76- Highway 111 and Dune Palms Road Specific Plan Amendment Initial Study December 2018 XVIV. MANDATORY FINDINGS OF Potentially Less Than Less Than No SIGNIFICANCE Significant Significant Significant Impact Impact w/ Mitigation Impact a) Does the project have the potential to degrade the quality of the environment, substantially reduce the habitat of a fish or wildlife species, cause a fish or wildlife population to drop below self-sustaining levels, threaten to eliminate a plant or animal X community, reduce the number or restrict the range of a rare or endangered plant or animal or eliminate important examples of the major periods of California history or prehistory? b) Does the project have impacts that are individually limited, but cumulatively considerable? ("Cumulatively considerable" means that the incremental effects of a X project are considerable when viewed in connection with the effects of past projects, the effects of other current projects, and the effects of probable future projects)? c) Does the project have environmental effects which will cause substantial X adverse effects on human beings, either directly or indirectly? a) Less Than Significant Impact with Mitigation Incorporated. Biological Resources The proposed project will not threaten to eliminate or significantly reduce fish or wildlife habitat or otherwise adversely impact a fish or wildlife species. The northern portion of the Specific Plan area is surrounded by development in all directions and is not known to contain substantial or rare animal or plant populations. However, future development will result in ground disturbance and removal of onsite vegetation and has the potential to impact burrowing owls and/or nesting birds. The mitigation measures included in Section IV, Biological Resources, will reduce impacts to less than significant levels. -77- Highway 111 and Dune Palms Road Specific Plan Amendment Initial Study December 2018 Cultural Resources No historic or archaeological resources have been identified on the subject property; however, the site was part of a traditional use area of native peoples, and numerous cultural resources have been found in the project vicinity. Ground -disturbing activities associated with the proposed project may unearth sensitive cultural resources, which would represent a potentially significant impact. Mitigation measures included in Section V, Cultural Resources, will assure that impacts to historical/archaeological resources remain less than significant. b, c) Less Than Significant Impact with Mitigation Incorporated. Long-term operation of the proposed project will exceed air pollutant thresholds for NOx due to mobile source (vehicle) emissions. Therefore, the project will contribute to cumulative air quality in the Coachella Valley. As explained in Sections III (Air Quality) and VII (Greenhouse Gas Emissions), the subject property is in the Regional Commercial (CR) zone, and proposed land uses are consistent with those allowed in the CR zone. Impacts of development in the CR zone were analyzed in the General Plan EIR. The EIR found that potential air quality impacts could not be mitigated to less than significant levels, and Findings and a Statement of Overriding Considerations were approved by the City. Project benefits are found to outweigh potential air quality impacts, consistent with that identified in the General Plan EIR. The project is consistent with the City's vision for this parcel as described in the Land Use Element of the General Plan, which provides detailed goals, policies and programs for the long term growth of Highway 111 as a Mixed Use corridor. Benefits of the proposed project include maximizing the development potential of a vacant parcel along the primary regional commercial corridor, expanding the City's tax revenue base and share of the hospitality (hotel) industry, and realizing the benefits of mixed -use development by placing residential uses in proximity to employment and retail centers. The Project is consistent with the City's vision of mixed -use development along the Highway 111 corridor, and project benefits are found to outweigh potential air quality impacts. -78- Highway 111 and Dune Palms Road Specific Plan Amendment Initial Study December 2018 Summa of Mitigation Measures Air AQ-1 The following measures shall be implemented during project Quality earth moving, grading and construction activities: • Construction equipment, delivery trucks, worker vehicles, and haul trucks will limit idling time to no more than 5 minutes. • The grading contractor shall certify in writing that all construction equipment is properly serviced and maintained in good operating condition. Certification shall be provided to City Engineer for review and approval. • Cover all transported loads of soils, wet materials prior to transport, provide freeboard (space from the top of the material to the top of the truck) to reduce PMIo and deposition of particulate matter during transportation. • Diesel -powered construction equipment shall utilize aqueous diesel fuels and be equipped with diesel oxidation catalysts. • Water site and equipment morning and evening and during all earth -moving operations. • Wash off trucks as they leave the project site as necessary to control fugitive dust emissions. • Construction equipment and materials shall be sited as far away from residential and park uses as practicable. AQ-2 All mixed use and retail commercial projects within the Specific Plan area shall be subject to the City's Greenhouse Gas Reduction Plan. Biological BI0-1 To comply with the MBTA, a nesting bird survey will be Resources required prior to the removal of any vegetation or trees, or grading on the site, if such activity is to occur between January 1 and August 31 of any year. The nesting bird survey will be conducted by a qualified biologist and end no less than 3 days prior to the activity. The biologist's report of the survey and any measures required to protect nesting birds shall be approved by the City prior to the initiation of any activity. This mitigation measure will not apply if vegetation or tree removal, or grading, are proposed between September 1 and December 31 of any year. BI0-2 Within 30 days and prior to the initiation of any grubbing or grading activities on the site, a protocol -compliant Burrowing Owl survey shall be conducted by a qualified biologist. If the species is identified onsite, CDFW shall be consulted, and mitigation measures shall be implemented to avoid or relocate the owls. -79- Cultural Resources Highway 111 and Dune Palms Road Specific Plan Amendment Initial Study December 2018 CUL-1 The project site shall be monitored during on- and off -site grubbing, trenching, and rough grading by qualified archaeological monitors, including a Native American monitor. Proof of retention of monitors shall be given to the City prior to issuance of the first earth -moving or clearing permit. The monitor shall be empowered to temporarily halt or divert equipment upon the discovery of cultural resources to allow for City notification and analysis. The final report on the monitoring shall be submitted to the Planning Division prior to the issuance of a Certificate of Occupancy for the project. Collected archaeological resources shall be properly packaged for long-term curation in polyethylene self -seal bags, vials, or film cans as appropriate, all within acid -free, standard size, comprehensively labeled archive boxes and delivered to the City Planning Division prior to issuance of the first Certificate of Occupancy for the property. Materials shall be accompanied by descriptive catalogue, field notes and records, primary research data, and the original graphics. Noise N0I-1 Prior to approval of grading plans and/or issuance of building permits, plans shall include a note indicating that noise -generating project construction activities shall only occur between the hours of 7:00 a.m. to 5:30 p.m. Mondays to Fridays during the months of October to April, and to the hours of 6:00 a.m. to 7:00 p.m. Mondays to Fridays during the months of May to September. All year, construction activities are limited to 8:00 a.m. to 5:00 p.m. on Saturdays, with no activity allowed on Sundays. The Project construction supervisor shall ensure compliance with the note, and the City shall conduct periodic inspection at its discretion. N0I-2 All construction equipment, fixed or mobile, shall be equipped with properly operating and maintained mufflers, consistent with manufacturers' standards. The construction contractor shall place all stationary construction equipment so that emitted noise is directed away from the noise sensitive receptors nearest the project site. Highway 111 and Dune Palms Road Specific Plan Amendment Initial Study December 2018 N0I-3 All equipment staging shall be placed in areas that create the greatest distance between construction -related noise sources and noise -sensitive receivers nearest the project site during all project construction (i.e., to the center). N0I-4 Construction haul truck deliveries shall be limited to the same hours specified for construction equipment (between the hours of 7:00 a.m. to 5:30 p.m. Mondays to Fridays during the months of October to April, and to the hours of 6:00 a.m, to 7:00 p.m. Mondays to Fridays during the months of May to September. All year, construction activities are limited to 8:00 a.m. to 5:00 p.m. on Saturdays, with no activity allowed on Sunday). The contractor shall design delivery routes to minimize the exposure of sensitive land uses or residential dwellings to delivery truck -related noise. N0I-5 Prior to obtaining building permits and once precise grading plans, architectural plans, and building designs are complete, a final noise study that specifies interior noise reduction requirements shall be prepared for each future onsite development project, including the proposed hotel. Transportation/ TR-1 Intersection of Highway 111 and Driveway 1 Traffic • Construct an exclusive eastbound right -turn lane with a minimum of 186 feet of storage • Construct a south leg to facilitate ingress and egress access to the proposed Project TR-2Intersection of Highway 111 and Costco Drive The existing eastbound right turn lane shall be extended to provide a minimum of 400 feet of storage, with the project proponent paying 100% of the fair share of Project -specific impacts. TR-3 Costco Drive and Driveway 2 Construct a west leg to facilitate ingress and egress access to the proposed Project. TR-4 Driveway 3 and Vista Coralina Lane Construct a north leg to facilitate ingress and egress access to the proposed Project. TR-5 Curb -and -Gutter and Sidewalk Improvements: H ig hway 111 Existing curb -and -gutter and sidewalk improvements on Highway 111 shall be modified accordingly based on proposed driveway locations. -81- Highway 111 and Dune Palms Road Specific Plan Amendment Initial Study December 2018 TR-6 Curb -and -Gutter and Sidewalk Improvements: Vista Coralina Lane Curb -and -gutter and sidewalk improvements shall be constructed on the north side of Vista Coralina Lane from the Project's western boundary to its eastern boundary. TR-7 Signing and Striping Program Onsite traffic signing and striping shall be implemented in conjunction with detailed construction plans for the Project. TR-8 Truck Access To accommodate truck turns, Driveway 1 on Highway 111 and Driveway 2 via Costco Drive shall be improved to provide the recommended curb radius shown on TIA Exhibit 1-5 or as directed by the City Traffic Engineer. TR-9 Fair Share Costs The Project shall contribute 100% of its fair share for improvements to Highway 111 and Costco Drive. -82- Highway 111 and Dune Palms Road Specific Plan Amendment Initial Study December 2018 References: I. AESTHETICS: 2035 General Plan; La Quinta Zoning Ordinance and Municipal Code; California Department of Transportation (California Scenic Highway Mapping System); http://www.dot.ca.gov/design/lap/livability/scenic-highways/, accessed September 2018; 'Highway 111 & Dune Palms Specific Plan Draft Environmental Impact Report," Terra Nova Planning & Research, Inc., March 2010; "City of La Quinta Highway 111 Corridor Study," ULI Technical Assistance Panel, July 23, 2018. II. AGRICULTURE AND FORESTRY RESOURCES: 2035 General Plan; California Department of Conservation, January 2012, and Riverside County Important Farmland Map, 2016. III. AIR QUALITY: 2035 General Plan; "Final Localized Significance Threshold Methodology," prepared by the South Coast Air Quality Management District, Revised, July 2008; "2003 Coachella Valley PMIo State Implementation Plan," August 1, 2003; CalEEMod version 2016.3.2. IV. BIOLOGICAL RESOURCES: 2035 General Plan; "Baseline Biological Survey of the San Miguel de Allende Project Site, City of La Quinta, Riverside County, California," AMEC Earth and Environmental, Inc., November 2008; "Preliminary Determination of Jurisdictional Limits, United States Army Corps of Engineers Section 404 Waters of the United States, Including Wetlands and State Waters Subject to California Department of Fish and Game Section 1602 Streambed Alteration Agreement," AMEC Earth and Environmental, Inc., December 2008; "Coachella Valley Multiple Species Habitat Conservation Plan," 2007; "Highway 111 & Dune Palms Specific Plan Draft Environmental Impact Report," Terra Nova Planning & Research, Inc., March 2010 V. CULTURAL RESOURCES: 2035 General Plan; "Historical/Archaeological Resources Survey Report, La Quinta Redevelopment Agency, Dune Palms Specific Plan," CRM TECH, October 13, 2008; City of La Quinta Historic Resources Inventory Database; "Highway 111 & Dune Palms Specific Plan Draft Environmental Impact Report," Terra Nova Planning & Research, Inc., March 2010; AB 52 and SB 18 response letters to the City from the Native American Heritage Commission and Native American tribes, June through October 2018. VI. GEOLOGY AND SOILS: 2035 General Plan; 'Soil Survey of Riverside County, California, Coachella Valley Area," U.S. Dept. of Agriculture Soil Conservation Service, 1980; "Highway 111 & Dune Palms Specific Plan Draft Environmental Impact Report," Terra Nova Planning & Research, Inc., March 2010; "Land Subsidence, Groundwater Levels, and Geology in the Coachella Valley, California, 1993-2010," USGS, Scientific Investigations Report 2014-5075; City of La Quinta Engineering Bulletin #09-03. Highway 111 and Dune Palms Road Specific Plan Amendment Initial Study December 2018 VII. GREENHOUSE GAS EMISSIONS: 2035 General Plan; California Global Warming Solutions Act; CalEEMod version 2016.3.2; La Quinta Greenhouse Gas Reduction Plan (2012). VIII. HAZARDS AND HAZARDOUS MATERIALS: 2035 General Plan; California Department of Toxic Substances Control Hazardous Waste; State Water Resources Control Board; "Riverside County Airport Land Use Compatibility Plan," Riverside County Airport Land Use Commission, October 14, 2004. "Report of Phase I Environmental Site Assessment, South Side of Highway 111 and East of Dune Palms Road," Earth Systems Southwest, June 20, 2006; "Report of Phase II Investigation, Assessor's Parcel Numbers 600-020-004 and -005, Highway 111 and East of Dune Palms Road," Earth Systems Southwest, February 7, 2007. IX. HYDROLOGY AND WATER QUALITY: 2035 General Plan; FEMA Flood Insurance Rate FIRM Panel No. 06065C2234G; "Preliminary Hydrology/Hydraulics Report, City of La Quinta, Dune Palms/Hwy 111 Project," MSA Consulting, Inc., October 14, 2008; "Highway 111 & Dune Palms Specific Plan Draft Environmental Impact Report," Terra Nova Planning & Research, Inc., March 2010; Coachella Valley Water District 2015 Urban Water Management Plan. X. LAND USE AND PLANNING: 2035 General Plan; Zoning Map; "City of La Quinta Highway 111 Corridor Study," ULI Technical Assistance Panel, July 23, 2018; Coachella Valley Multiple Species Habitat Conservation Plan, 2007. XI. MINERAL RESOURCES: 2035 General Plan. XII. NOISE: 2035 General Plan; "Dune Palms/Hw-111 Development Noise Analysis," Urban Crossroads, November 5, 2009 (revised). XIII. POPULATION AND HOUSING: 2035 General Plan; California Department of Finance "Report E-1 - Population Estimates for Cities, Counties, and the State January 1, 2017 and 2018" " and "Report E-5 - City/County Population and Housing Estimates, 1/01/2018"; 2010 U.S. Census. XIV. PUBLIC SERVICES: 2035 General Plan; Google Earth Pro 7.3.1.4507, accessed October 2018; Desert Sands Unified School District "School Impact/Developer Fees," effective August 11, 2018. XV. RECREATION: 2035 General Plan. XVI. TRANSPORTATION/TRAFFIC: 2035 General Plan; "The Dune Palms Specific Plan Traffic Impact Analysis, City of La Quinta," Urban Crossroads, November 16, 2018; Sunline Transit Agency website, :- Highway 111 and Dune Palms Road Specific Plan Amendment Initial Study December 2018 www.sunflne.org/transit rcutes(1-0L1teZline111, accessed November 2018; 'The Dune Palms/HW-111 Commercial and Residential Development Traffic Impact Analysis, La Quinta, California," Urban Crossroads, July 16, 2009. XVII. TRIBAL CULTURAL RESOURCES: 2035 General Plan; "Historical/Archaeological Resources Survey Report, La Quinta Redevelopment Agency, Dune Palms Specific Plan," CRM TECH, October 13, 2008; City of La Quinta Historic Resources Inventory Database; "Highway 111 & Dune Palms Specific Plan Draft Environmental Impact Report," Terra Nova Planning & Research, Inc., March 2010; AB 52 and SB 18 response letters to the City from the Native American Heritage Commission and Native American tribes, June through October 2018. XVIII. UTILITIES AND SERVICE SYSTEMS: 2035 General Plan; Coachella Valley Water District 2015 Urban Water Management Plan; CalRecycle Solid Waste Information System (SWIS) facility database, http://www2.caIrecycle.ca.gov/SWFacilities/Directory/, accessed October 15, 2018. -85- PLANNING COMMISSION RESOLUTION 2019-002 CONDITIONS OF APPROVAL - APPROVED SPECIFIC PLAN 2018-0002 (SPECIFIC PLAN 2008-085, AMENDMENT 1) HIGHWAY 111 AND DUNE PALMS SPECIFIC PLAN JANUARY 22, 2019: ADOPTED Page 1 OF 2 SPECIFIC PLAN 2018-0002 GENERAL 1. The applicant agrees to defend, indemnify and hold harmless the City of La Quinta ("City"), its agents, officers and employees from any claim, action or proceeding to attack, set aside, void, or annul the approval of this Specific Plan. The City shall have sole discretion in selecting its defense counsel. The City shall promptly notify the applicant of any claim, action or proceeding and shall cooperate fully in the defense. 2. Specific Plan 2018-0002 shall be developed in compliance with these conditions, and the approved Specific Plan document. In the event of any conflicts between these conditions and the provisions of Specific Plan 2018- 0002, these conditions shall take precedence. 3. Specific Plan 2018-0002 shall comply with all applicable terms, conditions and/or mitigation measures for the following related approvals: Environmental Assessment 2018-0005 Specific Plan 2008-085 Environmental Assessment 2008-600 In the event of any conflicts between approval conditions and/or provisions of these approvals, the Design and Development Director shall adjudicate the conflict by determining the precedence. 4. Specific Plan 2008-0002 shall be developed in compliance with the mitigation measures as identified in the Initial Study for Environmental Assessment 2018-0005, dated December 2018. 5. Development of projects on the northern ±10 acres shall include east and west reciprocal vehicular access within projects, unless the City Engineer and Design and Development Director determine it is not required. Design of these access ways shall be to the satisfaction of the Design and Development Director and City Engineer. Timing of construction of these access ways shall be determined during Site Development Permit stage of project(s), to the satisfaction of the Design and Development Director and City Engineer. 6. Development of project(s) on the northern ±10 acres shall include a reciprocal vehicular access to the existing commercial center to the east (Costco/Komar PLANNING COMMISSION RESOLUTION 2019-002 CONDITIONS OF APPROVAL - APPROVED SPECIFIC PLAN 2018-0002 (SPECIFIC PLAN 2008-085, AMENDMENT 1) HIGHWAY 111 AND DUNE PALMS SPECIFIC PLAN JANUARY 22, 2019: ADOPTED Page 2 OF 2 Desert Center), as shown on the traffic study from the Initial Study. Design of this access shall be to the satisfaction of the Design and Development Director and City Engineer. This access shall be constructed prior to full build out or any time earlier, to the discretion and satisfaction of the Design and Development Director and City Engineer.