2021-10-29 DESIGN REVIEW LETTER
1
October 29, 2021
Mark Rogers
TRG Land
898 Production Pl
Newport Beach, CA 92663
mrogers@trgland.com
SUBJECT: 7th DESIGN REVIEW – EA TECHNICAL STUDIES
TRAVERTINE SPECIFIC PLAN PROJECT—GENERAL PLAN AMENDMENT
2017-0002, ZONE CHANGE 2017-0002, SPECIFIC PLAN AMENDMENT
2017-0004, TENTATIVE TRACT MAP 2017-0008, ENVIRONMENTAL
ASSESSMENT 2017-0008
Dear Mr. Rogers:
During September and October 2021, we received a number of resubmittals for the EA case
including the following technical studies: Addendum to the Supplemental Cultural
Resources Technical Report, Supplemental Paleontological Resources Assessment, Noise
Impact Analysis, Air Quality Impact Analysis, Greenhouse Gas Analysis, Traffic Impact
Analysis and Vehicle Miles Traveled (VMT) Study. The City has reviewed these documents
and comments are summarized herein.
EA Technical Studies
These reports have been reviewed by City staff and peer reviewer and comments are noted
in each document, available to download from the eTrakit portal. Some comments are also
summarized below. There are no further comments on the EDR report and Supplemental
Paleontological Resources Assessment.
Documents uploaded to EA2017-0008 case:
• 7TH REVIEW COMMENTS - AQ 10-18-21
• 7TH REVIEW COMMENTS - GHG 10-18-21
• 7TH REVIEW COMMENTS-Noise 9-29-21
• 5TH REVIEW COMMENTS - CR 10-2021
• 7TH REVIEW COMMENTS – TIA 10-29-21
2
Additional Comments
VMT Study
Please be sure to include Appendix A in the final version.
If you have any questions, please contact me at (760) 777-7067.
Sincerely,
Cheri L. Flores
Planning Manager
Design and Development Department
cc. Lou Miramontes, Hofmann Land Development
Danny Castro, Design and Development Director
7TH REVIEW COMMENTS - AQ 10-18-21
Main document changes and comments
Page 1: Formatted John Criste 10/15/2021 2:59:00 PM
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Page 5: Commented [JC1] John Criste 10/15/2021 11:37:00 AM
The project description is not consistent with the current version of the SP. There will be four golf practice holes,
not 12 holes of golf. The distribution of unit types has also changed. Please check with the project designer to get the
updated master plan and Qs.
Page 5: Commented [JC2] John Criste 10/15/2021 11:40:00 AM
No longer correct. See J Kain’s latest understanding
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the
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construction contractor
Page 30: Commented [JC3] John Criste 10/15/2021 3:12:00 PM
There isn’t a construction contractor yet. Is this data from the engineer? Please state.
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project engineer
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Page 41: Commented [JC4] John Criste 10/15/2021 3:30:00 PM
This is way too close to the threshold. It is hard to imagine that there will be no hauling associated with the site
grading but it is possible. Any additions to emissions would easily knock NOx over the threshold…
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ABOVE HIGHLIGHTED NUMBERS ARE SO VERY CLOSE TO THRESHOLD. PLEASE REVISIT INPUT FROM
APPLICANT AND SECURE ACCURATE CUT AND FILL
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Page 57: Commented [CF5] Cheri Flores 10/28/2021 9:57:00 AM
4 holes now. We should state that the analysis covered 12 but they are actually doing 4
Page 62: Commented [JC6] John Criste 10/15/2021 3:53:00 PM
Check with SP author; land use allocation has changed.
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LSTs
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Air Quality Impact Analysis
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7TH REVIEW COMMENTS - AQ 10-18-21
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7TH REVIEW COMMENTS - GHG 10-18-21
Main document changes and comments
Page 4: Commented [CF1] Cheri Flores 10/29/2021 11:37:00 AM
Check project description. 4 holes now
Page 56: Commented [CF2] Cheri Flores 10/28/2021 1:45:00 PM
Please state somewhere if the project would incorporate these measures.
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7TH REVIEW COMMENTS-Noise 9-29-21
Main document changes and comments
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DECEMBER 28, 2020
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AUGUST 10, 2021
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TABLE OF CONTENTS ......................................................................................................................... III
APPENDICES .................................................................................................................................... IV
LIST OF EXHIBITS ............................................................................................................................... V
LIST OF TABLES ................................................................................................................................. V
LIST OF ABBREVIATED TERMS ........................................................................................................... VI
EXECUTIVE SUMMARY ....................................................................................................................... 1
Operational Noise Levels ......................................................................................................................... 1
Summary of CEQA Significance Findings ................................................................................................. 1
1 INTRODUCTION ......................................................................................................................... 3
1.1 Site Location .................................................................................................................................. 3
1.2 Project Description ........................................................................................................................ 3
2 FUNDAMENTALS ....................................................................................................................... 7
2.1 Range of Noise .............................................................................................................................. 7
2.2 Noise Descriptors .......................................................................................................................... 8
2.3 Sound Propagation ........................................................................................................................ 8
2.4 Noise Control ................................................................................................................................ 9
2.5 Noise Barrier Attenuation ............................................................................................................. 9
2.6 Land Use Compatibility With Noise ............................................................................................ 10
2.7 Community Response to Noise ................................................................................................... 10
2.8 Exposure to High Noise Levels .................................................................................................... 11
2.9 Vibration ..................................................................................................................................... 11
3 REGULATORY SETTING ............................................................................................................. 15
3.1 State of California Noise Requirements ...................................................................................... 15
3.2 State of California Building Standards ........................................................................................ 15
3.3 City of La Quinta General Plan Environmental Hazards Element ............................................... 15
3.4 Construction Noise Standards .................................................................................................... 18
3.5 Construction Vibration Standards ............................................................................................... 19
4 SIGNIFICANCE CRITERIA ........................................................................................................... 21
4.1 CEQA Guidelines Not Further Analyzed ...................................................................................... 21
4.2 Noise-Sensitive Receivers ........................................................................................................... 21
4.3 Non-Noise-Sensitive Receivers ................................................................................................... 23
4.4 Significance Criteria Summary .................................................................................................... 23
5 EXISTING NOISE LEVEL MEASUREMENTS .................................................................................. 27
5.1 Measurement Procedure and Criteria ........................................................................................ 27
5.2 Noise Measurement Locations ................................................................................................... 27
5.3 Noise Measurement Results ....................................................................................................... 28
6 METHODS AND PROCEDURES .................................................................................................. 33
6.1 FHWA Traffic Noise Prediction Model ........................................................................................ 33
6.2 Off-Site Traffic Noise Prediction Model Inputs ........................................................................... 33
6.3 On-Site Traffic Noise Prediction Model Inputs ........................................................................... 36
7 OFF-SITE TRAFFIC NOISE IMPACTS ........................................................................................... 37
7.1 Traffic Noise Contours ................................................................................................................ 37
7.2 Existing With Project Traffic Noise Level Increases .................................................................... 42
7.3 Phase 3 (2031) Project Traffic Noise Level Increases .................................................................. 43
8 ON-SITE TRANSPORTATION NOISE IMPACTS ............................................................................ 47
8.1 Exterior Noise Analysis ................................................................................................................ 47
8.2 Interior Noise Analysis ................................................................................................................ 48
9 RECEIVER LOCATIONS .............................................................................................................. 49
10 CONSTRUCTION IMPACTS ........................................................................................................ 51
10.1 Construction Noise Standards .................................................................................................... 51
10.2 Construction Activities ................................................................................................................ 51
10.3 Typical Construction Reference Noise Levels ............................................................................. 51
10.4 CadnaA Noise Prediction Model ................................................................................................. 53
10.5 Typical Construction Noise Analysis............................................................................................ 54
10.6 Typical Construction Noise Level Compliance ............................................................................ 55
10.7 Rock Crushing Reference Noise Levels ....................................................................................... 55
10.8 Rock Crushing Construction Noise Analysis and Compliance ..................................................... 56
10.9 Water Well Construction ............................................................................................................ 57
10.10 Off-Site Substation ...................................................................................................................... 57
10.11 Typical Construction Noise Level Increases ................................................................................ 57
10.12 On-Site Construction Noise Analysis ........................................................................................... 58
10.13 Off-Site Construction Vibration Impacts ..................................................................................... 64
10.14 Construction Noise and Vibration Abatement Measures ........................................................... 66
11 REFERENCES ............................................................................................................................ 67
12 CERTIFICATION ........................................................................................................................ 69
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CADNAA TYPICAL CONSTRUCTION
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ON-SITE TRAFFIC
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MODEL INPUTS
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CALCULATIONS
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10.1: CADNAA TYPICAL CONSTRUCTION NOISE MODEL INPUTS
APPENDIX 10
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TABLE 6-5: ON-SITE ROADWAY PARAMETERS .................................................................................. 36
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8-1: EXTERIOR TRAFFIC NOISE LEVELS .............................................................................................. 47
TABLE 8-2: INTERIOR NOISE LEVELS (CNEL) ....................................................................................... 48
TABLE 10
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6660
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Page 1: Inserted Bill Lawson 9/14/2021 1:42:00 PM
OPERATIONAL NOISE LEVELS
The
Page 1: Inserted Cheri Flores 10/15/2021 3:51:00 PM
Travertine Specific Plan
Page 1: Inserted Bill Lawson 9/14/2021 1:42:00 PM
is not expected to include any operational noise source levels beyond those typically associated
with the planned residential, resort hotel and golf course land use in the Project study area. This
includes people moving around the site, parking lot vehicle movements, air conditioning units,
play areas, etc. and is generally considered as a noise-sensitive receiving land use. Therefore, no
potential operational noise impacts for the planned residential, resort hotel and golf course land
use are analyzed in the noise study. It is expected that the primary noise activity will be due to
the Project-related off-site vehicle traffic on nearby roadways.
Page 1: Commented [JC1] John Criste 9/27/2021 1:51:00 PM
These should be flipped shouldn’t they?
Page 1: Inserted Bill Lawson 9/14/2021 1:42:00 PM
On-Site Traffic 8 Less Than Significant -
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9
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10
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Page 3: Commented [NC2] Nicole Criste (Contract Planner) 5/5/2020 1:43:00 PM
General Question: Does the analysis take into consideration the temporary access proposed in
the Fire Management Plan (see recently updated traffic study) and those routes’ potential
impacts on noise? Since they could be in place for a number of years, the noise impact
associated with the Fire Plan access ways should be considered.
Page 3: Commented [b3R2] blawson@urbanxroads.onmicrosoft.com 10/8/2020 2:01:00 PM
Add LTS text at the end of the section.
Page 3: Commented [CF4] Cheri Flores 10/15/2021 3:53:00 PM
Please add off-sites to the description and maps
Page 3: Commented [CF5] Cheri Flores 6/9/2020 4:31:00 PM
Is there a 12 hole golf course to be constructed in each phase resulting in 3 golf courses? This
seems to suggest so.
Page 3: Commented [b6R5] blawson@urbanxroads.onmicrosoft.com 10/8/2020 1:52:00 PM
This represents the total development for each phase. This was taken directly from the TIA
text.
Page 3: Commented [b7R5] blawson@urbanxroads.onmicrosoft.com 10/8/2020 1:53:00 PM
Page 3: Commented [CF8] Cheri Flores 4/2/2021 10:21:00 AM
Please revise as in AQ and GHG reports.
Page 3: Commented [CF9R8] Cheri Flores 10/15/2021 3:52:00 PM
Please revise per updated traffic study. Only 4 holes proposed now
Page 3: Inserted Bill Lawson 9/14/2021 1:42:00 PM
The Travertine
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Phase
Page 3: Inserted Bill Lawson 9/14/2021 1:42:00 PM
is proposed to be served by two access points:
Page 3: Deleted Bill Lawson 9/14/2021 1:42:00 PM
includes
Page 3: Inserted Bill Lawson 9/14/2021 1:42:00 PM
) the southerly extension of South Jefferson as a Modified Secondary, south of Avenue 58, and 2)
Page 3: Deleted Bill Lawson 9/14/2021 1:42:00 PM
an interim section (40-foot pavement section),
Page 3: Inserted Bill Lawson 9/14/2021 1:42:00 PM
a Modified Secondary,
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For Project Phases 2 and 3, two public
Page 3: Inserted Bill Lawson 9/14/2021 1:42:00 PM
An emergency vehicle
Page 3: Deleted Bill Lawson 9/14/2021 1:42:00 PM
routes are
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(EVA) is
Page 3: Deleted Bill Lawson 9/14/2021 1:42:00 PM
: the southerly extension of South Jefferson south of Avenue 58, and
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via Madison Street, from
Page 3: Deleted Bill Lawson 9/14/2021 1:42:00 PM
westerly extension
Page 3: Inserted Bill Lawson 9/14/2021 1:42:00 PM
northerly boundary
Page 3: Inserted Bill Lawson 9/14/2021 1:42:00 PM
the Project’s Planning Area 18 to
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62 west of Monroe Street
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60
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Page 5: Commented [BL10] Bill Lawson 12/28/2020 9:29:00 AM
From TIA.
Page 5: Commented [CF11R10] Cheri Flores 4/2/2021 10:22:00 AM
Please update with latest from applicant. Land uses have changed and Madison EVA needs to
be shown.
Page 5: Commented [BL12R10] Bill Lawson 8/8/2021 6:58:00 PM
Land Use Plan updated
Page 5: Inserted Bill Lawson 9/14/2021 1:42:00 PM
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Page 19: Commented [CF13] Cheri Flores 4/2/2021 10:23:00 AM
Why remove the NIOSH discussion? Also where are Sections 3.4.2 and 3.4.3?
Page 19: Commented [BL14R13] Bill Lawson 5/4/2021 8:41:00 AM
We revised the criteria to rely on the more restrictive FTA construction noise standards, so we
removed the discussion on NIOSH. The analysis no longer references NIOSH.
Page 21: Commented [JC15] John Criste 9/27/2021 1:58:00 PM
March 2021: According to state guidelines, two levels of analysis are needed; 1) changes in the
ambient noise environment todav. These impacts should be significant. The second parameter
is to compare the “approved” specific plan impacts against those of the new (revised) SP; this
should yield a net reduction in noise compared to the approved SP.
Page 21: Commented [JC16] John Criste 9/27/2021 3:06:00 PM
Bill: the above issue has not been addressed (unless I missed it). The project is already entitled.
The approved needs to be compared with the proposed.
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1
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2
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1
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2
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1
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2
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3
Page 23: Commented [NC17] Nicole Criste (Contract Planner) 5/7/2020 1:18:00 PM
I do not understand the relevance of agricultural land use criteria for this, unless the reference
is relating to the Keck properties to the east?
Perhaps an opening paragraph that describes what surrounding land uses are, and whether
they are sensitive or not?
Page 23: Commented [b18R17] blawson@urbanxroads.onmicrosoft.com 10/8/2020 2:19:00 PM
Clarify text added.
Page 23: Commented [JC19] John Criste 9/27/2021 3:09:00 PM
Does not look like these comments have been addressed.
Page 23: Commented [CF20R19] Cheri Flores 4/2/2021 10:23:00 AM
That explanation makes sense but the CEQA significance criteria says that if the project causes
generation of a substantial temporary or permanent increase in ambient noise levels in excess of
standards established in the local general plan or noise ordinance. If the ambient levels already exceed
the standards, then any increase would constitute a significant impact since any increase would be in
excess of the standards.
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3
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4
Page 23: Commented [NC21] Nicole Criste (Contract Planner) 5/7/2020 1:24:00 PM
If the City’s standard is 65 dBA CNEL for sensitive land uses, how can anything above that not
be a significant impact?
Page 23: Commented [b22R21] blawson@urbanxroads.onmicrosoft.com 10/8/2020 2:19:00 PM
The 65 dBA CNEL noise criteria is intended to describe the mitigated exterior noise levels in
private backyards. Often the unmitigated exterior noise levels at the right-of-way are much
higher than 65 dBA before walls are installed. The use 65 dBA allow us to identify potential
impacts related to project traffic noise level increases. The increase is the value we are using to
determine significance not the 65 dBA.
Page 23: Commented [CF23R21] Cheri Flores 4/2/2021 10:23:00 AM
That explanation makes sense but the CEQA significance criteria says that if the project causes
generation of a substantial temporary or permanent increase in ambient noise levels in excess of
standards established in the local general plan or noise ordinance. If the ambient levels already exceed
the standards, then any increase would constitute a significant impact since any increase would be in
excess of the standards.
Page 23: Commented [BL24R21] Bill Lawson 5/4/2021 8:46:00 AM
The comment is suggesting that if the ambient noise levels already exceed the standards, then
any increase would constitute a significant impact since any increase would be in excess of the
standards. However, the City does not maintain any significant noise level increase standards,
only land use/noise compatibility levels outlined in the General Plan Noise Element. The new
CEQA criteria is focused on the significance of the increase in ambient noise levels over existing
conditions and brings in the concept of a “noise-level increase standard”. It does not imply an
increase is significant if it is excess of a fixed noise level limit or on the increase over a fixed
standard such as the land use compatibility guidelines or an ordinance limit. Unfortunately,
most jurisdictions have noise level limits and land use guidelines for new development but not
standards for what is a substantial temporary or permanent increase in ambient noise
levels. We have identified the closest documentation of a “noise-level increase standard”
available for transportation sources
In addition, if we applied this interpretation, any increase would effectively be considered
significant when measured at the right-of-way boundary.
Page 24: Inserted Bill Lawson 9/14/2021 1:42:00 PM
TABLE 4-2: SIGNIFICANCE CRITERIA SUMMARY
Page 24: Commented [CF25] Cheri Flores 4/2/2021 10:24:00 AM
Where did the on-site criteria go?
Page 24: Commented [BL26R25] Bill Lawson 5/4/2021 8:48:00 AM
On-Site traffic analysis is now included.
Page 24: Moved from page 26 (Move #3) Bill Lawson 9/14/2021 1:42:00 PM
Analysis Land Use Condition(s) Significance Criteria
Daytime Nighttime
Page 24: Inserted Bill Lawson 9/14/2021 1:42:00 PM
Off-Site
Traffic Noise
Noise-
Sensitive1
if ambient is < 60 dBA CNEL ≥ 5 dBA CNEL Project increase
if ambient is 60 - 65 dBA CNEL ≥ 3 dBA CNEL Project increase
if ambient is > 65 dBA CNEL ≥ 1.5 dBA CNEL Project increase
Non-Noise-
Sensitive2
if ambient is < 70 dBA CNEL ≥ 5 dBA CNEL Project increase
if ambient is > 70 dBA CNEL ≥ 3 dBA CNEL Project increase
On-Site
Traffic Noise3
Noise-
Sensitive
Exterior Noise Level Criteria 65 dBA CNEL
Interior Noise Level Criteria 45 dBA CNEL
Construction4 Noise-
Sensitive
October 1st to April 30th
7:00 a.m. to 5:30 p.m.
Mondays to Fridays
May 1st to September 30th
6:00 a.m. to 7:00 p.m.
Mondays to Fridays
All Year: 8:00 a.m. to 5:00 p.m. Saturdays; no activity Sundays and holidays
Exterior Noise Level Threshold5 80 dBA Leq n/a
Noise Level Increase4 12 dBA Leq n/a
Vibration Level Threshold5 0.01 in/sec RMS n/a
1 FICON, 1992.
2 City of La Quinta General Plan, Chapter 4, Environmental Hazards Element Table IV-3
3 City of La Quinta Municipal Code, Ordinance 550, Section 9.100.210 (B) & General Plan Noise Element Policy N-1.2.
4 City of La Quinta Municipal Code, Section 6.08.050 (Appendix 3.1).
5 Federal Transit Administration, Transit Noise and Vibration Impact Assessment Manual.
6 Threshold based on the substantial increase criteria in the Caltrans Traffic Noise Analysis Protocol, May 2011.
7 County of Riverside General Plan Noise Element, Policy 16.3.
"Daytime" = 7:00 a.m. to 10:00 p.m.; "Nighttime" = 10:00 p.m. to 7:00 a.m.
ON-SITE TRANSPORTATION NOISE
If the on-site exterior noise levels exceed 65 dBA CNEL at the private outdoor living areas of
residential homes, or common outdoor areas at hotel uses. Interior noise levels shall not exceed
45 dBA CNEL for residential homes and the hotel building (City of La Quinta Municipal Code,
Ordinance 550, Section 9.100.210 (B) & General Plan Noise Element Policy N-1.2).
Page 25: Deleted Bill Lawson 9/14/2021 1:42:00 PM
TABLE 4-2: Significance Criteria Summary
Page 25: Commented [CF27] Cheri Flores 4/2/2021 10:24:00 AM
Where did the on-site criteria go?
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Analysis Land Use Condition(s) Significance Criteria
Daytime Nighttime
Page 26: Deleted Bill Lawson 9/14/2021 1:42:00 PM
Off-Site
Noise-
Sensitive1
if ambient is < 60 dBA CNEL ≥ 5 dBA CNEL Project increase
if ambient is 60 - 65 dBA CNEL ≥ 3 dBA CNEL Project increase
if ambient is > 65 dBA CNEL ≥ 1.5 dBA CNEL Project increase
Non-Noise-
Sensitive1
if ambient is < 70 dBA CNEL ≥ 5 dBA CNEL Project increase
if ambient is > 70 dBA CNEL ≥ 3 dBA CNEL Project increase
Construction2 Noise-
Sensitive
October 1st to April 30th
7:00 a.m. to 5:30 p.m.
Mondays to Fridays
May 1st to September 30th
6:00 a.m. to 7:00 p.m.
Mondays to Fridays
All Year: 8:00 a.m. to 5:00 p.m. Saturdays; no activity Sundays and holidays
Exterior Noise Level Threshold3 80 dBA Leq n/a
Noise Level Increase4 12 dBA Leq n/a
Vibration Level Threshold5 0.01 in/sec RMS n/a
1 FICON, 1992.
2 City of La Quinta Municipal Code, Section 6.08.050 (Appendix 3.1).
3 Federal Transit Administration, Transit Noise and Vibration Impact Assessment Manual.
4 Threshold based on the substantial increase criteria in the Caltrans Traffic Noise Analysis Protocol, May 2011.
5 County of Riverside General Plan Noise Element, Policy 16.3.
"Daytime" = 7:00 a.m. to 10:00 p.m.; "Nighttime" = 10:00 p.m. to 7:00 a.m.
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Page 27: Commented [NC28] Nicole Criste (Contract Planner) 5/7/2020 1:38:00 PM
Given that traffic volumes are significantly lower in August than during peak and shoulder
seasons, was an adjustment made for noise measurements next to major roadways where a
doubling of the traffic could realistically occur during January or February?
On a related note, are the noise levels adjusted based on annual increases in traffic volumes,
given that measurements are 3 years old at this point?
Page 27: Commented [b29R28] blawson@urbanxroads.onmicrosoft.com 10/8/2020 2:22:00 PM
From a noise standpoint lower ambient noise levels provide for the worst-case noise
conditions. Since we only use ambient noise level measurements to describe the project
operational or construction noise level increases, when compared to the project only noise
levels, a lower ambient will produce a higher project related impact.
Page 33: Inserted Bill Lawson 9/14/2021 1:42:00 PM
OFF-SITE
Page 35: Commented [NC30] Nicole Criste (Contract Planner) 5/7/2020 1:56:00 PM
Please either footnote or put in table headers that these are in thousands.
Page 35: Commented [b31R30] blawson@urbanxroads.onmicrosoft.com 10/8/2020 2:25:00 PM
Good catch.
Page 35: Commented [BL32R30] Bill Lawson 12/28/2020 5:12:00 PM
Update using same segments and volumes from TIA.
Page 35: Deleted Bill Lawson 9/14/2021 1:42:00 PM
November 2020
Page 35: Inserted Bill Lawson 9/14/2021 1:42:00 PM
April 2021
Page 35: Commented [JC33] John Criste 9/27/2021 3:18:00 PM
This still doesn’t seem right. Didn’t the collection of traffic data provide a real-world vehicle mix
instead of one that could work on I-10?
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Page 36: Inserted Bill Lawson 9/14/2021 1:42:00 PM
6.3 ON-SITE TRAFFIC NOISE PREDICTION MODEL INPUTS
The on-site roadway parameters including the average daily traffic (ADT) volumes used for this
study are presented on Table 6-5. To predict the future on-site noise environment at the Project
site, parameters including the number of lanes and daily volume thresholds were obtained from
the
Page 36: Inserted Cheri Flores 10/15/2021 3:51:00 PM
Travertine Specific Plan
Page 36: Inserted Bill Lawson 9/14/2021 1:42:00 PM
Traffic Impact Analysis. The exterior noise level impacts were placed five feet above the finished
floor elevation at the outdoor living areas and proposed building façades. Second-floor receivers
were located 14 feet above the finished floor elevation.
TABLE 6-5: ON-SITE ROADWAY PARAMETERS
Roadway Lanes Classification1 Average Daily
Traffic Volume1
Speed
Limit
(mph)
Site
Conditions
Jefferson Street 2 Secondary Arterial 5,600 45 Soft
North Loop 2 Secondary Arterial 2,000 45 Soft
South Loop 2 Collector 2,700 45 Soft
1 Travertine Specific Plan Traffic Phasing Analysis General Plan Buildout (2040)
.
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Page 37: Commented [CF34] Cheri Flores 4/2/2021 10:28:00 AM
Were noise contours for each traffic scenario removed? Why?
Page 37: Commented [BL35R34] Bill Lawson 5/4/2021 8:11:00 AM
Updated for consistency with TIA.
Page 37: Inserted Bill Lawson 9/14/2021 1:42:00 PM
Noise contours were developed for the following traffic scenarios:
Existing: This scenario refers to the existing present-day noise 2019 conditions, without the
proposed Project.
Existing plus Ambient plus Cumulative (EAC) Project Phase 1 (2026): This scenario refers to the existing
plus ambient plus cumulative noise conditions at 2026 without and with the proposed Project Phase 1.
Project Phase 1 includes 530 single family detached residential homes, 74 duplex residential units, and a
golf course (12 holes).
Page 37: Commented [JC36] John Criste 9/27/2021 3:23:00 PM
The 12 holes has been reduced to four; check with JK; he was on today’s call with the applicant.
Page 37: Commented [BL37R36] Bill Lawson 12/28/2020 4:02:00 PM
The 65 CNEL threshold represents the exterior noise level in the private backyard areas. The
off-site traffic noise levels represent the exterior levels measured at the ROW without the
benefit of any existing barriers.
Page 37: Inserted Bill Lawson 9/14/2021 1:42:00 PM
Existing plus Ambient plus Cumulative (EAC) Project Phase 2 (2029): This scenario refers to the
existing plus ambient plus cumulative noise conditions at 2029 without and with the proposed
Project Phase 2. In addition, to Project Phase 1, Project Phase 2 includes 143 single family
detached residential homes and 163 duplex residential units.
Existing plus Ambient plus Cumulative (EAC) Project Phase 3 (2031): This scenario refers to the
existing plus ambient plus cumulative noise conditions at 2031 without and with the proposed
Project Phase 3. In addition, to Project Phase 1 and 2, Project Phase 3 includes 85 single family
detached residential homes and 205 duplex residential units and a 100-room resort hotel.
Page 37: Commented [NC38] Nicole Criste (Contract Planner) 5/19/2020 12:20:00 PM
Per comments made on similar issue for other projects – if the City’s standard is 65 dBA CNEL
for a residential back yard, and the project increases that noise level above 65, even
fractionally, the impact is significant.
Page 37: Commented [BL39R38] Bill Lawson 12/28/2020 4:02:00 PM
The 65 CNEL threshold represents the exterior noise level in the private backyard areas. The
off-site traffic noise levels represent the exterior levels measured at the ROW without the
benefit of any existing barriers.
The comment is suggesting that if the ambient noise levels already exceed the standards, then
any increase would constitute a significant impact since any increase would be in excess of the
standards. However, the City does not maintain any significant noise level increase standards,
only land use/noise compatibility levels outlined in the General Plan Noise Element. The new
CEQA criteria is focused on the significance of the increase in ambient noise levels over existing
conditions and brings in the concept of a “noise-level increase standard”. It does not imply an
increase is significant if it is excess of a fixed noise level limit or on the increase over a fixed
standard such as the land use compatibility guidelines or an ordinance limit. Unfortunately,
most jurisdictions have noise level limits and land use guidelines for new development but not
standards for what is a substantial temporary or permanent increase in ambient noise
levels. We have identified the closest documentation of a “noise-level increase standard”
available for transportation sources
Page 38: Deleted Bill Lawson 9/14/2021 1:42:00 PM
7
Page 38: Inserted Bill Lawson 9/14/2021 1:42:00 PM
following seven
Page 38: Commented [CF40] Cheri Flores 4/2/2021 10:28:00 AM
Please provide a summary of what those scenarios are.
Page 38: Commented [BL41R40] Bill Lawson 5/4/2021 8:51:00 AM
List of scenarios included.
Page 38: Commented [CF42] Cheri Flores 4/2/2021 10:28:00 AM
Please provide a summary of what those scenarios are.
Page 38: Inserted Bill Lawson 9/14/2021 1:42:00 PM
Existing Conditions
Existing With Project (Phase 3) Conditions
Phase 3 (2031) Without Project
Phase 3 (2031) With Project
Year 2040 Conditions with Madison Street extension
Year 2040 Conditions without Madison Street extension (GPA Option 1)
Year 2040 Conditions without Madison Street extension and without Jefferson Street / Avenue
62 extensions (GPA
Page 38: Commented [CF43] Cheri Flores 10/29/2021 11:51:00 AM
Please coordinate with project applicant team and CEQA team to confirm alternatives for
analysis
Page 38: Inserted Bill Lawson 9/14/2021 1:42:00 PM
Option 2)
Page 41: Commented [JC44] John Criste 9/28/2021 8:31:00 AM
Again, This and GPA Option 2 need to be defined before this analysis is presented. What do
these “options” mean? Are they project alternatives that will be analysed in the Draft EIR?
Page 42: Inserted John Criste 9/28/2021 8:31:00 AM
off-site
Page 43: Commented [JC45] John Criste 9/28/2021 8:39:00 AM
Quantify the actual 2040 CNEL at these homes; they should be well below thresholds, shouldn’t
they?
Page 43: Commented [CF46] Cheri Flores 4/2/2021 10:29:00 AM
Finish the sentence.
Page 43: Commented [BL47R46] Bill Lawson 8/8/2021 6:59:00 PM
Corrected.
Page 43: Commented [JC48R46] John Criste 9/28/2021 8:40:00 AM
Bill, you’re ignoring some of my best (if not most critical) editing!
Page 43: Deleted Bill Lawson 9/14/2021 1:42:00 PM
, .
Page 43: Inserted Bill Lawson 9/14/2021 1:42:00 PM
, the off-site traffic noise level impacts at the adjacent noise-sensitive land use are considered a
significant and unavoidable impact.
Page 43: Commented [JC49] John Criste 9/28/2021 8:42:00 AM
Is this the right conclusion? CEQA says that “significance” is an increase in ambient noise levels in
the vicinity of the project in excess of standards established in the local general plan or noise ordinance.
Do we exceed these? If not, effects should be less than significant.
Page 43: Commented [CF50] Cheri Flores 4/2/2021 10:29:00 AM
Is this still significant and unavoidable?
Page 43: Commented [BL51R50] Bill Lawson 8/8/2021 6:59:00 PM
Text added.
Page 43: Commented [CF52] Cheri Flores 4/2/2021 10:29:00 AM
Is this still significant and unavoidable?
Page 44: Commented [JC53] John Criste 9/28/2021 8:45:00 AM
Again, this logic also applies to homes north of Ave 62.
Page 45: Commented [JC54] John Criste 9/28/2021 8:51:00 AM
If the increase in ambient noise levels in the vicinity of the project is not in excess of standards
established in the local general plan or noise ordinance, then the 3 CNEL increase should be
insignificant. Otherwise, we’ll be making this significance finding all over; that does not seem correct.
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8 ON-SITE TRANSPORTATION NOISE IMPACTS
An on-site exterior noise impact analysis has been completed to determine the noise exposure
levels that would result from adjacent traffic noise sources to the noise sensitive receivers
located within the Project, and to identify potential noise abatement measures that would
achieve acceptable Project exterior and interior noise levels. Exterior noise levels are generally
limited to outdoor living areas of frequent human use (e.g., backyards of single-family homes).
Interior noise levels are evaluated at the first and second floor building façade.
The primary source of traffic noise affecting the Project site is anticipated to be from Jefferson
Street, North Loop and South Loop roadway segments. The Project will also experience some
background traffic noise impacts from other internal streets and parking lots
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, however, due to the low traffic volume and low speeds of vehicles travelling on these roadways,
traffic noise will not make a significant contribution to the noise environment beyond of the right-
of-way of each road.
8.1 EXTERIOR NOISE ANALYSIS
Page 47: Commented [JC55] John Criste 9/29/2021 8:53:00 AM
For which alternative is this? Is it analysing Jefferson as open as opposed to gated? Will any of
the alternatives bring us closer to the threshold?
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Using the FHWA traffic noise prediction model and the parameters outlined in Tables 6-3 to 6-5,
the expected future exterior noise levels for the on-site building were calculated. Table 8-1
presents a summary of future exterior noise levels for the planned residential development
within the Travertine Specific Plan. The on-site exterior traffic noise levels indicate that the
single-family residential development adjacent to Jefferson Street, North Loop and South Loop
will experience exterior noise levels ranging from 61.2 to 62.5 dBA CNEL. Therefore, the future
on-site exterior traffic noise impacts will be less than significant. and no exterior noise abatement
is needed to satisfy the City of La Quinta 65 dBA CNEL exterior noise level standards for the
proposed land uses adjacent to Jefferson Street, North Loop or South Loop.
TABLE 8-1: EXTERIOR TRAFFIC NOISE LEVELS
Adjacent Receivers
Unmitigated
Noise Level
(dBA CNEL)1
Exterior Noise
Level Threshold
(dBA CNEL)2
Threshold
Exceeded?
Jefferson Street 62.0 65 No
North Loop 61.2 65 No
South Loop 62.5 65 No
1 On-site traffic noise calculations included in Appendix 8.1.
2 City of La Quinta exterior noise criteria (See Section 4).
8.2 INTERIOR NOISE ANALYSIS
To ensure that the interior noise levels comply with the City of La Quinta interior noise level
standards, future noise levels were calculated at the first and second floor building façade
locations.
8.2.1 NOISE REDUCTION METHODOLOGY
The interior noise level is the difference between the predicted exterior noise level at the building
facade and the noise reduction of the structure. Typical building construction will provide a Noise
Reduction (NR) of approximately 12 dBA with "windows open" and a minimum 25 dBA noise
reduction with "windows closed." (22) (4) However, sound leaks, cracks and openings within the
window assembly can greatly diminish its effectiveness in reducing noise. Several methods are
used to improve interior noise reduction, including: (1) weather-stripped solid core exterior
doors; (2) upgraded dual glazed windows; (3) mechanical ventilation/air conditioning; and (4)
exterior wall/roof assembles free of cut outs or openings.
8.2.2 INTERIOR NOISE LEVEL ASSESSMENT
Table 8-2 shows that the Project buildings will require a windows-closed condition and a means
of mechanical ventilation (e.g., air conditioning). Table 8-2 shows that the future interior noise
levels are expected to range from 36.2 to 37.5 dBA CNEL. The interior noise level analysis shows
that the City of La Quinta 45 dBA CNEL residential interior noise standards can be satisfied using
standard building construction and windows with standard STC ratings of 27 for all lots/units.
Therefore, the future on-site interior traffic noise impacts will be less than significant.
TABLE 8-2: INTERIOR NOISE LEVELS (CNEL)
Adjacent
Receivers
Noise Level
at Façade1
Required
Interior
NR2
Minimum
Estimated
Interior
NR3
Upgraded
Windows4
Interior
Noise
Level5
Threshold Threshold
Exceeded?
Jefferson Street 62.0 17.0 25 No 37.0 45 No
North Loop 61.2 16.2 25 No 36.2 45 No
South Loop 62.5 17.5 25 No 37.5 45 No
1 Exterior noise level at the facade with a windows closed condition requiring a means of mechanical ventilation (e.g. air conditioning).
2 Noise reduction required to satisfy the 45 dBA CNEL interior noise standard for residential uses.
3 Estimated minimum interior noise reduction with the recommended windows and standard building construction.
4 Does the required interior noise reduction trigger upgraded windows with a minimum STC rating of greater than 27?
5 Estimated interior noise level with minimum STC rating for all windows.
"NR" = Noise Reduction
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Page 49: Commented [NC56] Nicole Criste (Contract Planner) 5/19/2020 12:46:00 PM
Need to explain why no measurements were taken between the project site and the levee –
potential for development on those intervening lands.
Page 49: Commented [BL57R56] Bill Lawson 12/28/2020 4:07:00 PM
This section is used to describe the receiver locations needed to estimate the construction
related noise level impacts to existing noise sensitive receivers. Measurements are used to
estimate the project related increases due to project activities over time. Since potential
receivers between the project site and levee do not exist, measurements are not needed.
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Page 53: Commented [JC58] John Criste 9/29/2021 9:04:00 AM
The site plan has changed somewhat. Please be sure the most current (Proposed) site plan was
used for the analysis. Also, applicant should provide a phasing plan so UXR can analyse the
impacts of post-Phase I construction on Phase I homes and other Phase I sensitive uses.
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FOR OFF-SITE LANDS
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FOR OFF-SITE LANDS
Page 55: Commented [CF59] Cheri Flores 10/15/2021 3:58:00 PM
Is there operation analysis for off sites? Let me know if I missed it but it should be included with
as much info as we possibly can.
Page 55: Commented [JC60] John Criste 9/29/2021 9:08:00 AM
What about intra-project impacts? Can strategic management be recommended in this report
to prevent or reduce undue intra-project construction impacts?
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Page 56: Commented [JC61] John Criste 9/29/2021 9:10:00 AM
Again, what about intra-project impacts. Can we protect early phase residents from what could
be many years of on-going construction noise, including rock crushing?
Describe the rock-crushing activities, volumes, locations and duration.
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Page 57: Commented [CF62] Cheri Flores 4/2/2021 10:30:00 AM
Please also add analysis for construction of an off-site substation.
Page 57: Commented [BL63R62] Bill Lawson 8/8/2021 7:00:00 PM
Added below.
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10.10 OFF-SITE SUBSTATION
Electric service to Travertine will be provided by Imperial Irrigation District (IID). An offsite
substation will be required for the Travertine development and will be located and constructed
during Construction Phase I. The location of the five-acre site will be within a two-mile radius of
the project. The actual location of the substation and potentially impacted nearby noise sensitive
receivers are not known at this time. However, all substation construction noise levels shall
satisfy the reasonable daytime exterior noise threshold of 80 dBA Leq during temporary Project
construction activities.
10.11
Page 57: Commented [NC64] Nicole Criste (Contract Planner) 5/19/2020 1:04:00 PM
Address future phases and intervening developable lands here as well.
Page 57: Commented [BL65R64] Bill Lawson 12/24/2020 11:01:00 AM
On-site impact added
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Page 66: Commented [NC66] Nicole Criste (Contract Planner) 5/19/2020 1:07:00 PM
Supplement as needed to address intervening lands and later phases of development.
Page 66: Commented [BL67R66] Bill Lawson 12/24/2020 12:01:00 PM
No updates required.
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November 2020
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22. California Department of Transportation. Traffic Noise Analysis Protocol. May 2011.
23.
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8.1:
ON-SITE TRAFFIC NOISE CALCULATIONS
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5TH REVIEW COMMENTS - CR 10-2021
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Figure 1
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Figure 1
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and location of wells and substation
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and
Page 17: Commented [JC1] John Criste 10/18/2021 1:22:00 PM
Shouldn’t the off-site BLM lands to the west and north (Jeff St extension and channel construction) be designated
areas of “Direct Impact” rather than just added to the APE?
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(also see Figures 5 and 6).
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Figure 13
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Figure 8
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Figure
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Figure 9
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Figure
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Figure 10
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Figure
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Figure 11
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Figure 12
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Figure
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Figure 13
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Figure
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Figure 14
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Figure 16
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Figure
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Figure 17
Header and footer changes
Text Box changes
Header and footer text box changes
Footnote changes
Endnote changes
7TH REVIEW COMMENTS - TIA
Main document changes and comments
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SEPTEMBER 27, 2021
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TABLE OF CONTENTS ......................................................................................................................... III
APPENDICES ..................................................................................................................................... V
LIST OF EXHIBITS ............................................................................................................................. VII
LIST OF TABLES .................................................................................................................................IX
LIST OF ABBREVIATED TERMS ............................................................................................................XI
1 EXECUTIVE SUMMARY ............................................................................................................... 1
1.1 Introduction .................................................................................................................................. 1
1.2 Description of Proposed Project ................................................................................................... 1
1.3 Study Area and Analysis Scenarios ............................................................................................... 3
1.4 Criteria for Determining Significant Impacts ................................................................................ 5
1.5 Summary of Findings ..................................................................................................................... 6
2 EXISTING CONDITIONS .......................................................................................................... 025
2.1 Traffic Volumes and Conditions ................................................................................................ 025
2.2 Existing Intersection Level of Service ........................................................................................ 126
2.3 Existing Roadway Segment Level of Service ............................................................................. 126
2.4 Existing Traffic Signal Warrant Analysis .................................................................................... 732
3 EXISTING PLUS PROJECT TRAFFIC ANALYSIS ........................................................................... 833
3.1 Operations Analysis .................................................................................................................. 833
3.2 Traffic Signal Warrant Analysis ................................................................................................. 833
4 PROJECT PHASE 1 TRAFFIC ANALYSIS ................................................................................... 1439
4.1 Project Land Use and Trip Generation .................................................................................... 1439
4.2 Project Trip Distribution .......................................................................................................... 1439
4.3 MODAL SPLIT .............................................................................................................................. 1742
4.4 Traffic Volume Assignment ..................................................................................................... 1742
4.5 Operations Analysis ................................................................................................................ 1742
4.6 Phase 1 Site Access Improvements ......................................................................................... 2550
4.7 Traffic Signal Warrant Analysis ............................................................................................... 2954
5 PROJECT PHASE 2 TRAFFIC ANALYSIS ................................................................................... 3055
5.1 Project Phase 2 Land Use and Trip Generation ...................................................................... 3055
5.2 Project Trip Distribution .......................................................................................................... 3055
5.3 Traffic Volume Assignment ..................................................................................................... 3055
5.4 Operations Analysis ................................................................................................................ 3661
5.5 Phase 2 Site Access Improvements ......................................................................................... 3762
5.6 Traffic Signal Warrant Analysis ............................................................................................... 4873
6 PROJECT PHASE 3 TRAFFIC ANALYSIS ................................................................................... 5075
6.1 Project Phase 3 Land Use and Trip Generation ...................................................................... 5075
6.2 Project Trip Distribution .......................................................................................................... 5075
6.3 Traffic Volume Assignment ..................................................................................................... 5075
6.4 Operations Analysis ................................................................................................................ 5984
6.5 Phase 3 Site Access Improvements ......................................................................................... 6590
7 YEAR 2040 CONDITIONS TRAFFIC ANALYSIS ......................................................................... 6691
7.1 General Plan Buildout (Year 2040) with Madison Street Extension Conditions ..................... 6691
7.2 General Plan Buildout (Year 2040) without Madison Street Extension (GPA Option 1)
Conditions ............................................................................................................................... 7297
7.3 General Plan Buildout (Year 2040) without Madison Street Extension and with Project Entry
Gates (GPA Option 2) Conditions ......................................................................................... 78103
7.4 Evacuation and Access Considerations with Flood Events ................................................... 85110
8 PROJECT INTERNAL CIRCULATION ...................................................................................... 88113
8.1 Project Intersection Controls and Street Cross-Sections ...................................................... 88113
8.2 Pedestrian / Bicycle Accommodations ................................................................................. 91116
8.3 Roundabout Design Features ................................................................................................ 91116
9 FINDINGS AND RECOMMENDATIONS ............................................................................... 104129
9.1 Project Traffic ...................................................................................................................... 104129
9.2 Project Access ..................................................................................................................... 104129
9.3 Off-Site Project Phase Impacts and Cumulative Needs ...................................................... 105130
9.4 Fair Share Contribution ....................................................................................................... 114139
9.5 Vehicle Miles Traveled ........................................................................................................ 114139
10 REFERENCES .................................................................................................................... 116141
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TABLE OF CONTENTS ......................................................................................................................... III
APPENDICES ..................................................................................................................................... V
LIST OF EXHIBITS ............................................................................................................................. VII
LIST OF TABLES .................................................................................................................................IX
LIST OF ABBREVIATED TERMS ............................................................................................................XI
1 EXECUTIVE SUMMARY ............................................................................................................... 1
1.1 Introduction .................................................................................................................................. 1
1.2 Description of Proposed Project ................................................................................................... 1
1.3 Study Area and Analysis Scenarios ............................................................................................... 1
1.4 Criteria for Determining Significant Impacts ................................................................................ 5
1.5 Summary of Findings ..................................................................................................................... 6
2 EXISTING CONDITIONS ............................................................................................................ 25
2.1 Traffic Volumes and Conditions .................................................................................................. 25
2.2 Existing Intersection Level of Service .......................................................................................... 26
2.3 Existing Roadway Segment Level of Service ............................................................................... 26
2.4 Existing Traffic Signal Warrant Analysis ...................................................................................... 32
3 EXISTING PLUS PROJECT TRAFFIC ANALYSIS ............................................................................. 33
3.1 Operations Analysis .................................................................................................................... 33
3.2 Traffic Signal Warrant Analysis ................................................................................................... 33
4 PROJECT PHASE 1 TRAFFIC ANALYSIS ....................................................................................... 39
4.1 Project Land Use and Trip Generation ........................................................................................ 39
4.2 Project Trip Distribution .............................................................................................................. 39
4.3 Modal Split .................................................................................................................................. 39
4.4 Traffic Volume Assignment ......................................................................................................... 42
4.5 Operations Analysis .................................................................................................................... 42
4.6 Phase 1 Site Access Improvements ............................................................................................. 50
4.7 Traffic Signal Warrant Analysis ................................................................................................... 50
5 PROJECT PHASE 2 TRAFFIC ANALYSIS ....................................................................................... 55
5.1 Project Phase 2 Land Use and Trip Generation .......................................................................... 55
5.2 Project Trip Distribution .............................................................................................................. 55
5.3 Traffic Volume Assignment ......................................................................................................... 55
5.4 Operations Analysis .................................................................................................................... 61
5.5 Phase 2 Site Access Improvements ............................................................................................. 62
5.6 Traffic Signal Warrant Analysis ................................................................................................... 73
6 PROJECT PHASE 3 TRAFFIC ANALYSIS ....................................................................................... 75
6.1 Project Phase 3 Land Use and Trip Generation .......................................................................... 75
6.2 Project Trip Distribution .............................................................................................................. 75
6.3 Traffic Volume Assignment ......................................................................................................... 75
6.4 Operations Analysis .................................................................................................................... 84
6.5 Phase 3 Site Access Improvements ............................................................................................. 90
7 YEAR 2040 CONDITIONS TRAFFIC ANALYSIS ............................................................................. 91
7.1 General Plan Buildout (Year 2040) with Madison Street Extension Conditions ......................... 91
7.2 General Plan Buildout (Year 2040) without Madison Street Extension (GPA Option 1)
Conditions ................................................................................................................................... 97
7.3 General Plan Buildout (Year 2040) without Madison Street Extension and with Project Entry
Gates (GPA Option 2) Conditions ............................................................................................. 103
7.4 Evacuation and Access Considerations with Flood Events ....................................................... 110
8 PROJECT INTERNAL CIRCULATION .......................................................................................... 113
8.1 Project Intersection Controls and Street Cross-Sections .......................................................... 113
8.2 Pedestrian / Bicycle Accommodations ..................................................................................... 116
8.3 Roundabout Design Features .................................................................................................... 116
9 FINDINGS AND RECOMMENDATIONS ..................................................................................... 129
9.1 Project Traffic ............................................................................................................................ 129
9.2 Project Access ........................................................................................................................... 129
9.3 Off-Site Project Phase Impacts and Cumulative Needs ............................................................ 130
9.4 Fair Share Contribution ............................................................................................................. 139
9.5 Vehicle Miles Traveled .............................................................................................................. 139
10 REFERENCES .......................................................................................................................... 141
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other resort/golf facilities located in Planning Area 11 (PA 11).
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a golf course (12 holes).
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PA 11 consists of 46.2 acres and includes the following land uses:
Golf Practice (4-Holes) & Driving Range: 23.9 Acres (up to 1,000 sf of clubhouse area)
Golf Academy: 4.7 Acres (up to 5,500 sf of indoor floor area)
Banquet Facility & Restaurant: 4.6 Acres (up to 10,000 sf of indoor floor area)
Slopes: 13.0 Acres (passive outdoor use)
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1.3 STUDY AREA AND ANALYSIS SCENARIOS
1.3.1 INTERSECTIONS
The following 21 study area intersections shown on Exhibit 1-2 and listed in Table 1-1 were
selected for this TIA based on consultation with City of La Quinta staff.
Page 3: Inserted John Kain 9/27/2021 3:19:00 PM
1.3 STUDY AREA AND ANALYSIS SCENARIOS
1.3.1 INTERSECTIONS
The following 21 study area intersections shown on Exhibit 1-2 and listed in Table 1-1 were
selected for this TIA based on consultation with City of La Quinta staff.
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TABLE 1-1: INTERSECTION ANALYSIS LOCATIONS
ID Intersection Location ID Intersection Location
1 Madison Street at Avenue 58 12 Monroe Street at Airport Boulevard
2 Madison Street at Airport Bl. 13 Monroe Street at Avenue 54
3 Madison Street at Avenue 54 14 Monroe Street at Avenue 52
4 Madison Street at Avenue 52 15 Monroe Street at 50th Avenue
5 Madison Street at Avenue 50 16 Jackson Street at 62nd Avenue
6 Jefferson Street at Avenue 54 17 Jackson Street at 60th Avenue
7 Jefferson Street at Avenue 52 18 Jackson Street at 58th Avenue
8 Jefferson Street at Avenue 50 19 Jackson Street at Airport Boulevard
9 Monroe Street at Avenue 62 20 Jefferson St. & N. Loop - (Future Intersection)
10 Monroe Street at Avenue 60 21 Jefferson St. & S. Loop - (Future Intersection)
11 Monroe Street at Avenue 58
1.3.2 ROADWAY SEGMENTS
Through consultation with City staff, daily volume-to-capacity (V/C) roadway analyses have been
evaluated for the following roadway segments as shown on Table 1-2:
TABLE 1-2: ROADWAY SEGMENT ANALYSIS LOCATIONS
Roadway Segment
1 Avenue 58, west of Madison Street 7 Avenue 62, west of Jackson Street
2 Avenue 58, west of Monroe Street 8 Monroe Street, south of Avenue 60
3 Avenue 58, west of Jackson Street 9 Monroe Street, south of Avenue 58
4 Madison Street south of Avenue 56 10 Monroe Street, south of Avenue 56
5 Avenue 60, west of Jackson Street 11 Jackson Street, south of Airport Bl.
6 Avenue 62, west of Monroe Street
The TIA included Existing (2017) conditions, but in response to City comments, the previous 2017 traffic
counts has been adjusted to represent 2019 baseline conditions. A sample comparison of the 2017 data
and new 2019 counts focuses on key locations (5 intersections and 5 roadway segments), documented in
Section 2 of this report. Volume changes at these locations are extrapolated to the remaining existing
study area locations as identified in the TIA.
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TABLE 1-1: INTERSECTION ANALYSIS LOCATIONS
ID Intersection Location ID Intersection Location
1 Madison Street at Avenue 58 12 Monroe Street at Airport Boulevard
2 Madison Street at Airport Bl. 13 Monroe Street at Avenue 54
3 Madison Street at Avenue 54 14 Monroe Street at Avenue 52
4 Madison Street at Avenue 52 15 Monroe Street at 50th Avenue
5 Madison Street at Avenue 50 16 Jackson Street at 62nd Avenue
6 Jefferson Street at Avenue 54 17 Jackson Street at 60th Avenue
7 Jefferson Street at Avenue 52 18 Jackson Street at 58th Avenue
8 Jefferson Street at Avenue 50 19 Jackson Street at Airport Boulevard
9 Monroe Street at Avenue 62 20 Jefferson St. & N. Loop - (Future Intersection)
10 Monroe Street at Avenue 60 21 Jefferson St. & S. Loop - (Future Intersection)
11 Monroe Street at Avenue 58
1.3.2 ROADWAY SEGMENTS
Through consultation with City staff, daily volume-to-capacity (V/C) roadway analyses have been
evaluated for the following roadway segments as shown on Table 1-2:
TABLE 1-2: ROADWAY SEGMENT ANALYSIS LOCATIONS
Roadway Segment
1 Avenue 58, west of Madison Street 7 Avenue 62, west of Jackson Street
2 Avenue 58, west of Monroe Street 8 Monroe Street, south of Avenue 60
3 Avenue 58, west of Jackson Street 9 Monroe Street, south of Avenue 58
4 Madison Street south of Avenue 56 10 Monroe Street, south of Avenue 56
5 Avenue 60, west of Jackson Street 11 Jackson Street, south of Airport Bl.
6 Avenue 62, west of Monroe Street
The TIA included Existing (2017) conditions, but in response to City comments, the previous 2017
traffic counts has been adjusted to represent 2019 baseline conditions. A sample comparison of
the 2017 data and new 2019 counts focuses on key locations (5 intersections and 5 roadway
segments), documented in Section 2 of this report. Volume changes at these locations are
extrapolated to the remaining existing study area locations as identified in the TIA.
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ID Intersection Location ID Intersection Location
1 Madison Street at Avenue 58 12 Monroe Street at Airport Boulevard
2 Madison Street at Airport Bl. 13 Monroe Street at Avenue 54
3 Madison Street at Avenue 54 14 Monroe Street at Avenue 52
4 Madison Street at Avenue 52 15 Monroe Street at 50th Avenue
5 Madison Street at Avenue 50 16 Jackson Street at 62nd Avenue
6 Jefferson Street at Avenue 54 17 Jackson Street at 60th Avenue
7 Jefferson Street at Avenue 52 18 Jackson Street at 58th Avenue
8 Jefferson Street at Avenue 50 19 Jackson Street at Airport Boulevard
9 Monroe Street at Avenue 62 20 Jefferson St. & N. Loop - (Future Intersection)
10 Monroe Street at Avenue 60 21 Jefferson St. & S. Loop - (Future Intersection)
11 Monroe Street at Avenue 58
1.3.2 ROADWAY SEGMENTS
Through consultation with City staff, daily volume-to-capacity (V/C) roadway analyses have been
evaluated for the following roadway segments as shown on Table 1-2:
TABLE 1-2: ROADWAY SEGMENT ANALYSIS LOCATIONS
Roadway Segment
1 Avenue 58, west of Madison Street 7 Avenue 62, west of Jackson Street
2 Avenue 58, west of Monroe Street 8 Monroe Street, south of Avenue 60
3 Avenue 58, west of Jackson Street 9 Monroe Street, south of Avenue 58
4 Madison Street south of Avenue 56 10 Monroe Street, south of Avenue 56
5 Avenue 60, west of Jackson Street 11 Jackson Street, south of Airport Bl.
6 Avenue 62, west of Monroe Street
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Formatted Table
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, With Jefferson Street connection to Avenue 58)
o
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)
o
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and with Jefferson Street connection to Avenue 58
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and with Jefferson Street connection to Avenue 58
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As shown in Table 1-5, the project’s cumulative impact at the abovementioned intersections are
mitigated to operate at an acceptable level of service (LOS “D” or better) with the
implementation of the improvements shown on Exhibit 1-3 and described in detail in Sections 4
through 6.
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Project access improvements, fully funded CIP improvements and added improvements (if
necessary) are shown on Exhibit 1-3. Roadway cross-sections for Project facilities are shown on
Exhibit 1-4.
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As shown in Table 1-5, the project’s cumulative impact at the abovementioned intersections are
mitigated to operate at an acceptable level of service (LOS “D” or better) with the
implementation of the improvements shown on Exhibit 1-3 and described in detail in Sections 4
through 6.
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Space Before: 8 pt, After: 8 pt
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Project access improvements, fully funded CIP improvements and added improvements (if
necessary) are shown on Exhibit 1-3. Roadway cross-sections for Project facilities are shown on
Exhibit 1-4.
The results of the General Plan Buildout (2040) conditions, including GPA Option 1 and GPA
Option 2 and recommended improvements are summarized in Table 1-6.
A summary of roadway segment volume-to-capacity analysis is provided on Table 1-7.
Intersection recommendations to provide acceptable operations for Year 2040 for various
network scenarios are also documented.
1.5.1 EXISTING (2019) CONDITIONS
As shown in Table 1-4, the intersection analysis for Existing conditions indicates that the 19
existing study area intersections are currently operating at an acceptable LOS during the peak
hours.
As shown on Table 1-7, all study area roadway segments analyzed are currently operating at
acceptable LOS.
1.5.2 E+P CONDITIONS
The 21 (19 existing + 2 Project intersections) study area intersections are anticipated to operate
at acceptable LOS with the addition of Project traffic for E+P traffic conditions.
As shown in Table 1-4, 18 of the 19 existing study area intersections are anticipated to continue
to operate at acceptable LOS with the addition of Project traffic for E+P traffic conditions.
The study area intersection of Monroe Street at Avenue 52 (#14), require installation of a traffic
signal (which is funded in the CIP) in order to maintain acceptable LOS under E+P conditions.
As shown on Table 1-7, all study roadway segments analyzed are anticipated to operate at
acceptable LOS for E+P and Opening Year traffic conditions, consistent with Existing traffic
conditions.
1.5.3 PHASE 1 (2026) CONDITIONS
For Phase 1 (2026) traffic conditions, the following eight study area intersections are anticipated to
require installation of a traffic signal (which is funded in the CIP) in order to maintain acceptable LOS under
Phase 1 (2026) without and with Project conditions:
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The results of the General Plan Buildout (2040) conditions, including GPA Option 1 and GPA
Option 2 and recommended improvements are summarized in Table 1-6.
A summary of roadway segment volume-to-capacity analysis is provided on Table 1-7.
Intersection recommendations to provide acceptable operations for Year 2040 for various
network scenarios are also documented.
1.5.1 EXISTING (2019) CONDITIONS
As shown in Table 1-4, the intersection analysis for Existing conditions indicates that the 19
existing study area intersections are currently operating at an acceptable LOS during the peak
hours.
As shown on Table 1-7, all study area roadway segments analyzed are currently operating at
acceptable LOS.
1.5.2 E+P CONDITIONS
The 21 (19 existing + 2 Project intersections) study area intersections are anticipated to operate
at acceptable LOS with the addition of Project traffic for E+P traffic conditions.
As shown in Table 1-4, 18 of the 19 existing study area intersections are anticipated to continue
to operate at acceptable LOS with the addition of Project traffic for E+P traffic conditions.
The study area intersection of Monroe Street at Avenue 52 (#14), require installation of a traffic
signal (which is funded in the CIP) in order to maintain acceptable LOS under E+P conditions.
As shown on Table 1-7, all study roadway segments analyzed are anticipated to operate at
acceptable LOS for E+P and Opening Year traffic conditions, consistent with Existing traffic
conditions.
1.5.3 PHASE 1 (2026) CONDITIONS
For Phase 1 (2026) traffic conditions, the following eight study area intersections are anticipated to
require installation of a traffic signal (which is funded in the CIP) in order to maintain acceptable LOS under
Phase 1 (2026) without and with Project conditions:
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The results of the General Plan Buildout (2040) conditions, including GPA Option 1 and GPA
Option 2 and recommended improvements are summarized in Table 1-6.
A summary of roadway segment volume-to-capacity analysis is provided on Table 1-7.
Intersection recommendations to provide acceptable operations for Year 2040 for various
network scenarios are also documented.
1.5.1 EXISTING (2019) CONDITIONS
As shown in Table 1-4, the intersection analysis for Existing conditions indicates that the 19
existing study area intersections are currently operating at an acceptable LOS during the peak
hours.
As shown on Table 1-7, all study area roadway segments analyzed are currently operating at
acceptable LOS.
1.5.2 E+P CONDITIONS
The 21 (19 existing + 2 Project intersections) study area intersections are anticipated to operate
at acceptable LOS with the addition of Project traffic for E+P traffic conditions.
As shown in Table 1-4, 18 of the 19 existing study area intersections are anticipated to continue
to operate at acceptable LOS with the addition of Project traffic for E+P traffic conditions. The
study area intersection of Monroe Street at Avenue 52 (#14), require installation of a traffic signal
(which is funded in the CIP) in order to maintain acceptable LOS under E+P conditions.
As shown on Table 1-7, all study roadway segments analyzed are anticipated to operate at
acceptable LOS for E+P and Opening Year traffic conditions, consistent with Existing traffic
conditions.
1.5.3 PHASE 1 (2026) CONDITIONS
For Phase 1 (2026) traffic conditions, the following eight study area intersections are anticipated to
require installation of a traffic signal (which is funded in the CIP) in order to maintain acceptable LOS under
Phase 1 (2026) without and with Project conditions:
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#1 - Madison Street at Avenue 58
#3 - Madison Street at Avenue 54
#6 - Jefferson Street at Avenue 54
#10 – Monroe Street at Avenue 60
#11 – Monroe Street at Avenue 58
#12 – Monroe Street at Airport Boulevard
#13 – Monroe Street at Avenue 54
#14 – Monroe Street at Avenue 52
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#1 - Madison Street at Avenue 58
#3 - Madison Street at Avenue 54
#6 - Jefferson Street at Avenue 54
#10 – Monroe Street at Avenue 60
#11 – Monroe Street at Avenue 58
#12 – Monroe Street at Airport Boulevard
#13 – Monroe Street at Avenue 54
#14 – Monroe Street at Avenue 52
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Project
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Normal
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For General Plan Buildout (Year 2040) without Madison Street Extension (GPA Option 1) and for
General Plan Buildout (Year 2040) without Madison Street Extension and with Project Entry Gates
(GPA Option 2), lane recommendations for intersections included in the City of La Quinta General
Plan analysis are generally consistent with that report, but the following four intersections
require modifications to the previously identified improvements for General Plan buildout:
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Four intersections require modifications to the previously identified improvements for General
Plan buildout conditions. If either of the following alternatives occur:
General Plan Buildout (Year 2040) without Madison Street Extension (GPA Option 1)
General Plan Buildout (Year 2040) without Madison Street Extension and with Project Entry Gates
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Formatted
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Bullets
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These alternatives don’t match what has been determined. Please confirm with project applicant and EIR consultant.
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(GPA Option 2)
The four intersections which would require modifications with either of the above two scenarios
are as follows:
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Formatted
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Add space between paragraphs of the same style
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a golf course (12 holes)
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PA 11 resort/golf uses (golf practice, golf academy, and banquet accommodations).
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ITE LU Code 430 indicates golf course sites may also have driving ranges and clubhouses with a
pro shop, restaurant, lounge, and banquet facilities. This LU code is therefore used to estimate
the vehicle trips generated by resort/golf uses in PA 11, resulting in 365 trip ends per day on a
typical weekday, with 21 vehicles per hour (VPH) during the weekday AM peak hour, and 34 VPH
during the weekday PM peak hour.
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4.3 MODAL SPLIT
Although the use of public transit, walking, and/or bicycling have the potential to reduce Project-
related traffic, such reductions have not been taken into considerations in this traffic study in
order to provide a conservative analysis of the Project’s potential to add traffic at study area
analysis locations.
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4.3 MODAL SPLIT
Although the use of public transit, walking, and/or bicycling have the potential to reduce Project-
related traffic, such reductions have not been taken into considerations in this traffic study in
order to provide a conservative analysis of the Project’s potential to add traffic at study area
analysis locations.
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Table 4-2 also indicates that the intersection of Jefferson Street at Avenue 52 experiences
deficient operations under cumulative “without project” conditions. As shown in Table 4-2,
Jefferson Street at Avenue 52 requires reconstruction of the current roundabout design to
incorporate 2 circulating lanes around the center island. This effectively accommodates an
additional through lane in the northbound and southbound directions to provide acceptable LOS.
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Table 4-2 also indicates that the intersection of Jefferson Street at Avenue 52 experiences
deficient operations under cumulative “without project” conditions. As shown in Table 4-2,
Jefferson Street at Avenue 52 requires reconstruction of the current roundabout design to
incorporate 2 circulating lanes around the center island. This effectively accommodates an
additional through lane in the northbound and southbound directions to provide acceptable LOS.
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IN ORDER TO PROVIDE SECONDARY EMERGENCY ACCESS TO THE PHASE 1 DEVELOPMENT AREA, AN
EVA ALIGNMENT IS IDENTIFIED (SEE EXHIBIT 4-9). THE EVA ALIGNMENT EXTENDS FROM THE
NORTHERLY EDGE OF PLANNING AREA 18 TO THE INTERSECTION OF MADISON STREET AT AVENUE
60.
4.7 TRAFFIC SIGNAL WARRANT ANALYSIS
Traffic signal warrant analyses have been performed at all applicable unsignalized study area
intersections for Phase 1 (2026) Without Project traffic conditions (see Appendix 4.2). Five
additional intersections are projected to satisfy traffic signal warrants:
Madison Street at Avenue 58 (Traffic signal improvement included in the La Quinta GP)
Monroe Street at Airport Boulevard (Traffic signal improvement included in the La Quinta CIP
2018-2023 as “unfunded additional projects”)
Monroe Street at Avenue 58 (Traffic signal improvement included in the La Quinta GP)
Monroe Street at Avenue 60 (Traffic signal improvement included in the La Quinta GP)
Jackson Street at Airport Boulevard
Jackson Street at Avenue 58
For Phase 1 (2026) With Project traffic conditions, Monroe Street at Avenue 62 is also projected
to satisfy traffic signal warrants.
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In order to provide secondary emergency access to the Phase 1 development area, an EVA
alignment is identified (see Exhibit 4-9). The EVA alignment extends from the northerly edge of
Planning Area 18 to the intersection of Madison Street at Avenue 60.
4.7 TRAFFIC SIGNAL WARRANT ANALYSIS
Traffic signal warrant analyses have been performed at all applicable unsignalized study area
intersections for Phase 1 (2026) Without Project traffic conditions (see Appendix 4.2). Five
additional intersections are projected to satisfy traffic signal warrants:
Madison Street at Avenue 58 (Traffic signal improvement included in the La Quinta GP)
Monroe Street at Airport Boulevard (Traffic signal improvement included in the La Quinta CIP
2018-2023 as “unfunded additional projects”)
Monroe Street at Avenue 58 (Traffic signal improvement included in the La Quinta GP)
Monroe Street at Avenue 60 (Traffic signal improvement included in the La Quinta GP)
Jackson Street at Airport Boulevard
Jackson Street at Avenue 58
For Phase 1 (2026) With Project traffic conditions, Monroe Street at Avenue 62 is also projected
to satisfy traffic signal warrants.
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a golf course (12 holes)
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PA 11 resort/golf uses (golf practice, golf academy, and banquet accommodations)
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Justified
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Normal
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Body Text, Centered
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PA 11 resort/golf uses (golf practice, golf academy, and banquet accommodations).
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a golf course (12 holes).
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PA 11 resort/golf uses (golf practice, golf academy, and banquet accommodations).
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.
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a golf course (12 holes)
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and PA 11 resort/golf uses (golf practice, golf academy, and banquet accommodations)
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and a golf course (12 holes)
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7TH REVIEW COMMENTS - TIA
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