PC Resolution 2022-025 EA 2022-0011 for TTM 2021-0006 (TTM 38316) BartonPLANNING COMMISSION RESOLUTION 2022 — 025
A RESOLUTION OF THE PLANNING COMMISSION
OF THE CITY OF LA QUINTA, CALIFORNIA,
ADOPTING AN ADDENDUM TO THE PREVIOUSLY
ADOPTED MITIGATED NEGATIVE DECLARATION
(EA2004-513) PURSUANT TO SECTION 15164 OF
THE CALIFORNIA ENVIRONMENTAL QUALITY ACT
IN THAT NO SUBSTANTIAL CHANGES TO THE
PROJECT ARE PROPOSED THAT RESULT IN NEW
SIGNIFICANT ENVIRONMENTAL EFFECTS
CASE NUMBER:
ENVIRONMENTAL ASSESSMENT 2021-0011
APPLICANT: BARTON LAND LA QUINTA
WHEREAS, the Planning Commission of the City of La Quinta, California
did, on November 8, 2022, hold a duly noticed Public Hearing to consider a
request by Barton Land La Quinta, for approval of a Tentative Tract Map 38316
(TTM2021-0006) for 392 residential lots, 1 commercial lot, a potential fire
station, and a potential IID substation on 110.91 acres within the Schumacher
specific plan area, more particularly described as:
APNs 764-240-021, 764-240-0221 764-240-026 & 764-240-027
WHEREAS, the Design and Development Department published a public
hearing notice in The Desert Sun newspaper on October 28, 2022 as prescribed
by the Municipal Code. Public hearing notices were also mailed to all property
owners within 500 feet of the site; and
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 California Environmental Quality Act to justify approval of said Environmental
Assessment:
1. 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
PLANNING COMMISSION RESOLUTION 2022-025
ENVIRONMENTAL ASSESSMENT 2021-0011
PROJECT: BARTON LAND TENTATIVE TRACT MAP TTM 38316
ADOPTED: NOVEMBER 8, 2022
Page 2 of 3
examples of the major periods of California history or prehistory.
Potential impacts can be mitigated to be less than significant.
2. 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. Potential impacts can
be mitigated to be less than significant.
3. The proposed project will not have environmental effects that will
adversely affect the human population, either directly or indirectly.
Potential impacts associated with biological resources, cultural and
tribal resources, and noise can be mitigated to be less than significant.
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; and
SECTION 2. That the Planning Commission hereby does adopt Environmental
Assessment 2021-0011 with mitigation measures incorporated [Exhibit A].
PASSED, APPROVED, and ADOPTED at a regular meeting of the City
of La Quinta Planning Commission, held on November 8, 2022, by the following
vote:
AYES: Commissioners Caldwell, Hassett, McCune, Nieto, Tyerman,
and Chairperson Currie
NOES: None
ABSENT: None
ABSTAIN: None
Vacancy: One
PLANNING COMMISSION RESOLUTION 2022-025
ENVIRONMENTAL ASSESSMENT 2021-0011
PROJECT: BARTON LAND TENTATIVE TRACT MAP TTM 38316
ADOPTED: NOVEMBER 8, 2022
Page 3 of 3
ATTEST:
r�
G�1
DANNY CASTRO, Design and Development Director
City of La Quinta, California
/L
TTA CURRIE, Chairperson
ity of La Quinta, California
PLANNING COMMISSION RESOLUTION 2022-025
ENVIRONMENTAL ASSESSMENT 2021-0011
PROJECT: BARTON LAND TENTATIVE TRACT MAP TTM 38316
ADOPTED: NOVEMBER 8, 2022
Draft Addendum to the
Mitigated Negative Declaration
EXHIBIT A
Application for
Schumacher 60th and Monroe MND Addendum
Tentative Tract Map 2021-0006 (TTM 38316)
Environmental Assessment (EA 2021-0011)
LEAD AGENCY:
City of La Quinta
78495 Calle Tampico
La Quinta, CA 92270
APPLICANT:
athttai
- GEM of the VFCFRT �-
City of La Quinta
c/o Siji Fernandez, Associate Planner
Design and Development
78495 Calle Tampico
La Quinta, CA 92270
PREPARED BY:
MSA Consulting, Inc.
34200 Bob Hope Drive
Rancho Mirage, CA 92270
City of La Quinta Page 1
Draft Addendum December 2021
TABLE OF CONTENTS
Title Page No.
Chapter One - Introduction 3
Chapter Two - Statutory Background 6
Chapter Three - Summary of Original Project 7
Chapter Four - Project Revisions 9
Chapter Five - Environmental Setting 11
Chapter Six - Environmental Impact Analysis 14
Appendices
Appendix A - Adopted Schumacher 60th and Monroe Mitigated Negative Declaration (EA
2004-513)
Appendix B - CaIEEMod Emission Results, CaIEEMod Version 2020.4.0, May 2022
Appendix C - Traffic Analysis, Urban Crossroads, Inc. March 2022
Appendix D - Vehicle Miles Traveled (VMT) Evaluation, Urban Crossroads, Inc. March
2022
Appendix E- IID Letter: Barton Land La Quinta, LLC Mixed -Use Development Project in
La Quinta, CA; TTM 38316, Imperial Irrigation District, March 2022.
City of La Quinta Page 2
Draft Addendum December 2021
CHAPTER ONE - INTRODUCTION
In November 2004, the City of La Quinta adopted a Mitigated Negative Declaration (MND) for
the Schumacher 60th and Monroe Project (Environmental Assessment 2004-513), referred to
herein as "previous project" or "MND". The previous project MND evaluated the impacts
associated with the subdivision of approximately 110.90 acres into single-family lots, a lot for
commercial, and miscellaneous "common" lots. The previous project proposed a 10-
acre neighborhood commercial shopping center at the northeastern corner of Monroe Street
and Avenue 60, as well as a total of 392 single family homes and open space on the
remaining 100 acres. Associated improvements to the project site included internal private
streets, a 1.2-acre private park, and a series of central retention basin/common area open
space areas. The analysis of the Schumacher 60th and Monroe project identified several
mitigation measures to address and mitigate potentially significant impacts to less than
significant levels. The adopted Schumacher 60th and Monroe MND is included as Appendix A.
The previous project is located on 110 acres of vacant land located east of Monroe Street and
north of Avenue 60 in the City of La Quinta, California. Along with the Environmental Assessment
(EA 2004-513), the previous project proposed a Specific Plan (SP 2004-072) and a Tentative
Tract Map (TTM No. 32398). The Specific Plan was proposed to establish the design standards
and guidelines for the development of a master planned community, and the Tentative Tract Map
was proposed to subdivide 110 acres into the 10-acre commercial lot, 392 single family lots, and
miscellaneous lots. As previously stated, the Schumacher 60th and Monroe MND analyzed
impacts associated with the proposed development of the project.
Although the project was approved, development has not occurred on this site.
The revised project proposes minor changes to Tentative Tract Map No. 32398, which was
submitted in 2004. The revised project will also include 392 lots for residential, approximately 10
acres for commercial, open space areas, a fire station lot and an electrical substation lot.
In accordance with the California Environmental Quality Act (CEQA) and CEQA Guidelines, this
addendum addresses the potential environmental impacts associated with the proposed
residential community and provides an evaluation of potential environmental impacts in relation
to the original project evaluated in the adopted MND. A CEQA MND Addendum does not require
analysis of topics that were not required during the time that the original CEQA document was
adopted, however for informational purposes, new environmental topics required by the most
current CEQA Guidelines have been included. The addendum is an informational document
intended to be used in the planning and decision -making process as provided for under Section
15164 of the CEQA Guidelines. The addendum does not recommend approval or denial of the
proposed modifications of the previous project. The conclusion of this addendum is that the
proposed changes to the project will neither result in new significant impacts nor substantially
increase the severity of previously disclosed impacts beyond those already identified in the
previously adopted MND. Thus, a subsequent MND is not required.
The location of the project site is shown below in Exhibit 1 and 2.
City of La Quinta Page 3
Draft Addendum December 2021
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> PLANNING > CIVIL ENGINEERING > LAND SURVEYING
34200 Bob Hope Drive, Rancho Mirage, CA 92270
760.320.9811 msaconsultinginc.com
VICINITY MAP
SCHUMACHER
CEQA ADDENDUM
EXHIBIT
1
Legend:
Project Site
MSA CONSULTING, INC. ,/�� AERIAL PHOTOGRAPH
> PLANNING > CIVIL ENGINEERING > LAND SURVEYING
34200 Bob Hope Drive, Rancho Mirage, CA 92270
760.320.9811 msaconsultinginc.com
SCHUMACHER
CEQA ADDENDUM
EXHIBIT
2
CHAPTER TWO - STATUTORY BACKGROUND
The City of La Quinta is the CEQA lead agency responsible for the project. Under CEQA, an
addendum to a certified Environmental Impact Report (EIR) or a Negative Declaration (ND) may
be prepared if minor technical changes or additions to the proposed project are required or if none
of the conditions described in Section 15162 calling for the preparation of a subsequent EIR (or
MND) have occurred (CEQA Guidelines Section 15164[b]). An addendum is appropriate if the
project changes or modifications do not result in any new significant impacts or a substantial
increase in severity of previously identified significant impacts. The addendum need not be
circulated for public review (CEQA Guidelines Section 15164[c]); however, an addendum is to be
considered along by the decision -making body prior to making a decision on the project (CEQA
Guidelines Section 15164[d]).
This MND addendum demonstrates that the environmental analysis, impacts, and mitigation
requirements identified in the MND remain substantively unchanged by the revised project
description detailed herein and supports the findings that the proposed project does not raise any
new issues and does not exceed the level of impacts identified in the previous MND. Further,
rather than only focusing on the characterization of whether the project is "new" or "old", the City
has also evaluated the previous environmental document to determine if it retains any relevance
in light of the proposed changes, and if any major revisions to the document are required due to
the involvement of new, previously unstudied significant environmental effects. The subsequent
review provisions of CEQA are designed to ensure that an agency proposing changes to a
previously approved project explores environmental impacts not considered in the original
environmental document. This assumes that some of the environmental impacts of the modified
project are considered in the original environmental document, such that the original document
retains relevance to the decision -making process. If it is wholly, irrelevant, then it is only logical
that the agency starts over from the beginning. The City has determined that project changes will
not require major revisions to the initial environmental document. Accordingly, recirculation of the
MND for public review is not necessary, pursuant to Section 15164 of the CEQA Guidelines.
Therefore, a subsequent Negative Declaration pursuant to Section 15162 of the CEQA Guidelines
is not required. To support this decision, the following discussion describes the proposed project
modifications and the associated environmental analysis.
City of La Quinta Page 6
Draft Addendum December 2021
CHAPTER THREE - SUMMARY OF ORIGINAL PROJECT
The previous project includes approximately 110 acres located on the northeast corner of Monroe
Street and Avenue 60. As stated in Chapter One, the City of La Quinta adopted a Specific Plan
(SP) and Mitigated Negative Declaration (MND) for the Schumacher 60th and Monroe project
(Specific Plan No. 2004-072; Environmental Assessment 2004-513) in November 2004. The SP
and MND proposed and analyzed the proposed development of 392 single family residential lots
on 100 acres, neighborhood commercial uses on approximately 10 acres, and associated
improvements. At the time the MND was written the site was characterized by vacant and
undeveloped land. In its current condition, the entire site has been disturbed from human -related
activities. However, the site remains in a vacant and undeveloped condition.
The previous project site plan is shown below, in Exhibit 3.
City of La Quinta Page 7
Draft Addendum December 2021
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34200 Bob Hope Drive, Rancho Mirage, CA 92270
760 320 9811 msaconsultinginc.Com
PREVIOUS PROJECT SITE PLAN
EXHIBIT
3
SCHUMACHER
CEQA ADDENDUM
CHAPTER FOUR - PROJECT REVISIONS
As previously stated, the Schumacher 60th and Monroe MND project was approved in 2004 with
a Specific Plan (SP 04-072) and Tentative Tract Map (TTM) No. 32398. Although TTM No. 32398
was previously approved, the approval has expired due to inactivity of the site.
The revised project proposes Tentative Tract Map Number 38316 (TTM No. 38316) and includes
minor adjustments to the previous Tentative Tract Map, which has expired. The configuration of
the lots has been adjusted for design efficiency. The adjusted configuration allows for more
efficient on -site retention areas, and the reduction of the 16-foot retaining walls.
TTM No. 38316 will include 392 residential lots on approximately 61.41 acres, open space areas
on approximately 17.37 acres, and future neighborhood commercial uses on the southern portion
of the project site. The future commercial area would include commercial retail on 5.46 acres, and
a potential fire station on 1.76 acres. A 2.28 acre lot set aside for an electrical substation is located
within the residential area. The Commercial (Shopping Center) land use was utilized for the entire
9.5-acre lot for analysis purposes throughout this document because a Shopping Center would
generate far more vehicle trips per day (550 average daily trips (ADT)) than a fire station (48 ADT)
and an electrical substation (10 ADT) according to International Transportation Engineers (ITE)
Standards. Therefore, the Shopping Center Land Use would present the most conservative
analysis for Traffic and subsequently, Air Quality, Energy, and Greenhouse Gases. Both the
previous and revised projects include three neighborhoods and a primary access point on Monroe
Street. Secondary access will be located on Avenue 60.
In a letter dated March 9, 2022, the Imperial Irrigation District (IID) stated that the District would
be able to accommodate the project's power requirements by acquiring and constructing a new
substation with two transformer banks (25 MVA 92/13.2kV), starting with one 25 MVA transformer,
92 kV transmission line extensions, associated distribution feeders/backbones and distribution
line extensions. Per the letter, IID requires a minimally dimensioned site of 315-foot by 315-foot
substation site, satisfactory of IID, from the applicant. Therefore, the revised project proposes an
approximately 2.28-acre IID substation site in the southeast corner of the site to satisfy IID's
request and to provide power to the project site and surrounding area.
The potential fire station is proposed west of the IID substation on approximately 1.76 acres. The
fire station will serve the project residents and the residents of southern La Quinta.
The revised project and TTM is intended to be consistent with the existing Specific Plan and land
use and zoning regulations, therefore, no amendments to the SP or land use/zoning are
proposed. No changes are proposed to the existing project boundary, design guidelines,
maximum unit count, maximum density, or development standards.
The revised site plan is indicated in Exhibit 4.
Both the previous and revised projects propose the development of single-family homes,
commercial uses, and open space areas on the 110-acre project site. The impact analysis
contained herein will focus on whether the revised project would result in any new or more severe
impacts not previously identified in the adopted Schumacher 60th and Monroe Project ("Previous
Project") MND.
City of La Quinta Page 9
Draft Addendum December 2021
MSA CONSULTING, INC.
> PLANNING> CIVIL ENGINEERING> LAND SURVEYING
34200 Bob Hope Drive, Rancho Mirage, CA 92270
760.320.9811 msaconsultinginc.com
REVISED PROJECT SITE PLAN
SCHUMACHER
CEQA ADDENDUM
EXHIBIT
4
CHAPTER FIVE - ENVIRONMENTAL SETTING
The project area is located in the City of La Quinta, at the northeast corner of Avenue 60 and
Monroe Street. The previous project analyzed in the MND (Environmental Assessment 2004-513,
adopted in 2004) encompassed approximately 110-acres on a rectangular shaped property. The
project area is currently vacant and undeveloped.
Monroe Street, south of the site, and Avenue 60, west of the site, are paved. The area surrounding
the project site is characterized by a residential golf course community to the west (west of Monroe
Street); a residential property and agricultural land to the north; undeveloped and agricultural land
to the east; and disturbed, undeveloped land to the south (south of Avenue 60).
The revised property occupies approximately 110 acres and would occur within Tract Map No.
38316 (TTM No. 38316). TTM No. 38316 is located in a portion of the southwest one-fourth of
Section 26, Township 6 South, Range 7 East, San Bernardino Meridian. The Assessor's Parcel
Number (APNs) for the revised project includes 764-240-021, 764-240-022, 764-240-026, and
764-240-027.
The project is located within the City of La Quinta's Medium Density Residential (RM) and
Neighborhood Commercial (CN) zone. The existing land use designations for the site are
Medium/High Density Residential and General Commercial. The project does not propose
changes to the existing zone and land use designations.
The project's land use is shown in Exhibit 5 and zoning is shown in Exhibit 6. The location of the
project site is shown in Exhibit 1 and 2.
City of La Quinta Page 11
Draft Addendum December 2021
Legend:
Project Boundary
Low Density Residential
Medium / High Density Residential
General Commercial
Open Space - Recreation
MSA CONSULTING, INC.
> PLANNING > CIVIL ENGINEERING > LAND SURVEYING
34200 Bob Hope Drive, Rancho Mirage, CA 92270
760.320.9811 msaconsultinginc.com
EXISTING LAND USE
SCHUMACHER
CEQA ADDENDUM
EXHIBIT
5
Legend:
MSA CONSULTING, INC.
> PLANNING > CIVIL ENGINEERING > LAND SURVEYING
34200 Bob Hope Drive, Rancho Mirage, CA 92270
760320 9811 msaconsultinginc.com
PROJECT SITE
Project Boundary
Neighborhood Commercial (CN)
Medium Density Residential (RM)
EXISTING ZONING
SCHUMACHER
CEQA ADDENDUM
N.T.S.
EXHIBIT
6
CHAPTER SIX - ENVIRONMENTAL IMPACT ANALYSIS
This document is an addendum to the previously adopted Schumacher 60th and Monroe Project
MND (referred to herein as "previous project" or "MND") referenced above. This addendum
provides the project specific environmental review pursuant to CEQA to demonstrate the
adequacy of the MND relative to the revised project. As indicated above, the previous MND
identified project -related impacts and proposed mitigation measures related to air quality, cultural
resources, paleontological resources, geology and soils, and noise. The analysis below discusses
the adequacy and applicability of previous mitigation measures to the revised project. In addition,
the analysis below addresses whether any new or more severe impacts would result from the
project revisions and whether any additional mitigation measures beyond those previously
identified in the MND would be required.
I. Aesthetics
Previous Project MND
The previous project MND identified no significant impacts related to aesthetics. According to the
MND, neither Monroe Street nor Avenue 60 were designated Image Corridors by the City of La
Quinta; additionally, the site is relatively flat, and does not contain any significant landforms. The
MND also stated that the site is removed from both the surrounding mountains and proposes
structures which will not exceed 28 feet. Therefore, the MND concluded that the previous project
would not have a significant impact on scenic vistas.
According to the MND, the primary source of light and glare at the site was projected to be
automobile headlights. The residential portion of the project will have limited lighting in
landscaping. The commercial corner will have parking lot lighting. At the time the MND was
adopted, the City regulated lighting levels through the Dark Sky Ordinance and would not allow
lighting to spill over onto adjacent properties. Therefore, the MND concluded that project -related
light impacts will not be significant.
Overall, the MND concluded that the previous project would result in no impacts or less than
significant impacts to aesthetics, and mitigation measures would not be required.
Revised Project
Similar to the previous project MND, the revised project would not affect scenic vistas in the area.
The surrounding area is characterized by existing residential neighborhoods to the west, a
residential property to the north, and agricultural and vacant properties to the east and south.
The revised project proposes the development of 392 residential lots, open space areas, future
commercial uses, which would include a potential fire station and IID substation. These proposed
uses would occur on the approximately 110-acre site. The project area is currently located within
the Schumacher Specific Plan (SP 04-072) area; therefore, the existing SP dictates the design
guidelines and development standards for the project area. The revised project does not propose
amendments to the approved Specific Plan; therefore, the revised project will adhere to the
guidelines and standards established in the SP. The future development of the potential fire
station and substation will be developed to fire department standards and IID standards,
respectively.
City of La Quinta Page 14
Draft Addendum December 2021
Monroe Street and Avenue 60 are considered image corridors in the La Quinta 2035 General
Plan Update. These roadways provide views of the scenic vista, which includes the Santa Rosa
Mountains to the south and west. The development of the project would not impact the views of
the scenic vistas to the public traveling south along Monroe Street, where views of the Santa
Rosa Mountains are largely unobstructed, apart from the existing landscaping and manmade
features (i.e., block walls and transmission power poles and lines). Additionally, the project would
not impact views of the Santa Rosa Mountains to motorists traveling west along Avenue 60, where
views of the Santa Rosa Mountains are partially obstructed by existing structures, infrastructure
and landscaping. Midrange and peak views of the project are largely unobstructed (based on
viewpoint location). Therefore, development of the project would not result in impacts to scenic
vistas, similar to the MND.
Similar to the previous project MND, the revised project would be required to comply with design
features, landscaping, and lighting requirements established in the Schumacher Specific Plan
and City's zoning ordinance. Additional review from the City's Planning Commission or
architectural review may be required for the revised project to ensure a high -quality design project
that is consistent with the Specific Plan and City goals. The fire station and electrical substation
would be constructed per the development standards and guidelines of the Specific Plan, Fire
Department and IID. Additionally, the substation will be screened by the project landscaping.
Therefore, the revised project's impacts to the visual character of the area would be the same as
the previous project, and no impacts are anticipated.
Currently, light in the surrounding area is contributed to the existing residential communities
located west of the project. Light generated from the residential communities consist of low -
intensity, downward -oriented lights typical of residential neighborhoods. The lights proposed for
the revised project would consist of lighting similar to the existing residential properties and will
be consistent with Section 9.100.150 of the LQMC and the Specific Plan. Similar to the MND, the
residential portion of the project will have limited lighting in landscaping, and the future commercial
corner will have parking lot lighting consistent with Section 9.150.080. The revised project will not
include exterior building materials that would emit significant amounts of glare. Similar to light, the
revised project will include building materials and follow design guidelines in the approved SP.
Therefore, the revised project's impact to light and glare would result in less than significant
impacts, similar to the previous project.
Rock outcroppings or other significant landforms or resources do not exist on the project site.
Additionally, the project site is not located in proximity to a state scenic highway. Therefore, the
revised project would not impact scenic resources adjacent to or within close proximity to state
scenic highways, similar to the MND.
The revised project would result in equal impacts to aesthetics compared to the previous project.
As concluded in the MND and above, both projects would result in no impacts or less than
significant impacts to aesthetic resources. The revised project does not propose substantial
changes to the project which will require major revisions of the previous MND or substantial
changes with respect to the circumstances under which the project is undertaken that would
require major revisions to the previous MND. Additionally, new substantially important information
that was not included in the MND is not proposed in the revised project. Therefore, following
Section 15162 of the CEQA Guidelines, the revised project is not required to prepare a
subsequent MND.
II. Agricultural Resources
City of La Quinta Page 15
Draft Addendum December 2021
Previous Project MND
The MND concluded that the previous project would result in no significant impacts related to
agricultural and forest/timberland resources. According to the MND, agricultural activity has
occurred both on and around the site, however, there are no know Williamson Act contracts on
the property. A nursery occurs north of the site. The surrounding area includes a mix of vacant
lands and agriculture. The project area is zoned Medium Density Residential (RM) and
Neighborhood Commercial (CN) and occurs at the edge of the urbanized are of La Quinta. The
MND states that although the area has in the past been active for agriculture, the land use and
zoning designations of the site, its location within the City limits, and in the urbanizing portion of
the City, make the site unsuitable for long term cultivation. Therefore, the MND concluded that
impacts to agricultural resources are expected to be less than significant.
Revised Project
The revised project would not change the existing land use or zoning designations of the property.
The project site does not include any active agricultural uses or agricultural resources and is not
zoned or designated for agricultural uses. The approximately 110-acre project area is currently
zoned Medium Density Residential (RM) and Neighborhood Commercial (CN) and occurs under
the Schumacher Specific Plan. The revised project proposes 392 residential lots, open space
areas, and neighborhood commercial uses, including a potential fire station and IID substation.
The revised project does not propose changes to the number of residential lots or acreage of
neighborhood commercial land uses compared to the previous project.
The revised project would result in equal impacts to agricultural resources compared to the
previous project. As concluded in the Schumacher MND and above, both projects would result in
no impacts to agriculture. The revised project does not propose substantial changes to the project
which will require major revisions of the previous MND or substantial changes with respect to the
circumstances under which the project is undertaken that would require major revisions to the
previous MND. Additionally, new substantially important information that was not included in the
MND is not proposed in the revised project. Therefore, following Section 15162 of the CEQA
Guidelines, the revised project is not required to prepare a subsequent MND.
III. Air Quality
Previous Project MND
The approved MND Air Quality analysis involved quantifying the levels of criteria air pollutant
emissions potentially resulting from the project, with a focus on the construction -related particulate
matter and operational vehicular/mobile source categories for being considered the largest
contributors compared to other categories.
Pertaining to particulate matter, the prior analysis recognized the severe non -attainment status in
the Coachella Valley for PM10 (particulate matter with an aerodynamic diameter of 10 microns or
less) and referred to the best available control measures under the Final 2002 Coachella Valley
PM10 State Implementation Plan (2002 CVSIP) and the 2003 CVSIP revision to address fugitive
dust control impacts associated with construction. Certain best available control measures from
the CVSIP were assigned as project -specific mitigation measures applicable during the period of
construction and included with the Mitigation Monitoring Program, as listed below:
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• Maintain construction equipment
• Utilize temporary power
• Pre -water and stabilize soils
• Inform personnel of ridesharing and alternative transportation
• Stabilize undeveloped areas after 30 days
• Landscape Monroe Street and Avenue 60, and perimeter wall, with first phase
• Enforce SCAMQD Rule 403
• Stop grading during winds of more than 25 mph, 1st and 2nd stage ozone episodes
Pertaining to operational vehicular/mobile source emissions, the prior analysis drew from the
project -specific traffic review data to calculate the peak daily emissions and compare them against
the South Coast AQMD (SCAQMD) Air Quality Significance Thresholds for the project region and
air basin. Based on the projected emission levels, the prior analysis found that the project would
result in no impacts regarding the exposure of sensitive receptors to substantial pollutant
concentrations and regarding the emission of objectionable odors affecting a substantial number
of people. Less than significant impacts were found regarding a conflict with or obstruction of the
applicable air quality plan. It was estimated that the project -related vehicular sources could result
in carbon monoxide and oxides of nitrogen emission levels above the adopted thresholds. In
response to this finding, the analysis cited consistency with the general plan land use designation
and an overall improvement in vehicle technology that over time would reduce emission levels
compared to the original conservative estimates. Therefore, the approved analysis found that,
after mitigation, the project would result in less than significant impacts regarding air quality
standards and cumulatively considerable net increases of criteria pollutants for which a region is
non -attainment.
Revised Project
Since the prior environmental review, the project site has not incurred any substantial change in
circumstances. The site maintains a vacant condition with a flat topography and scattered
vegetation coverage, as characterized in the approved MND and Specific Plan. The on -site
conditions have previously been modified by a combination of agricultural operations and clearing
activities that occurred over multiple decades but have since become idle. Like other developed
and undeveloped areas of the Coachella Valley, the project site is exposed to seasonal winds
capable of generating dust emissions. The surrounding land uses continue to include a mixture of
farmland, vacant parcels, and residential development.
The Coachella Valley is currently designated as a serious nonattainment area for PM10. In the
Coachella Valley, the man-made sources of PM10 are attributed to direct emissions, industrial
facilities, and fugitive dust resulting from unpaved roads and construction operations. High -wind
natural events are also known contributors of PM10. Pertaining to PM10 attainment, the Final
2003 Coachella Valley PM10 State Implementation Plan (CVSIP) was approved by the U.S.
Environmental Protection Agency (EPA) on December 14, 2005. It incorporated updated planning
assumptions, fugitive dust source emissions estimates, mobile source emissions estimates, and
attainment modeling with control strategies and measure commitments. Some of those measures
are reflected in SCAQMD Rules 403 and 403.1, which are enacted to reduce or prevent man-
made fugitive dust sources with their associated PM10 emissions. The CVSIP established the
controls needed to demonstrate expeditious attainment of the standards such those listed below:
• Additional stabilizing or paving of unpaved surfaces, including parking lots;
• A prohibition on building new unpaved roads;
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• Requiring more detailed dust control plans from builders in the valley that specify the use
of more aggressive and frequent watering, soil stabilization, wind screens, and phased
development (as opposed to mass grading) to minimize fugitive dust;
• Designating a worker to monitor dust control at construction sites; and
• Testing requirements for soil and road surfaces.
On February 25, 2010, the ARB approved the 2010 Coachella Valley PM10 Maintenance Plan
and transmitted it to the U.S. EPA for approval. With the recent data being collected at the
Coachella Valley monitoring stations, consideration of high -wind exceptional events, and
submittal of a PM10 Re -designation Request and Maintenance Plan, a re -designation to
attainment status of the PM10 NAAQS is deemed feasible in the near future according to the 2016
AQMP.
The Coachella Valley portion of the Salton Sea Air Basin (SSAB) is deemed to be in
nonattainment for the 1997 8-hour ozone standard. Coachella Valley is unique in its geography
due to its location downwind from the South Coast Air Basin (SCAB). As such, when high levels
of ozone are formed in the South Coast Air Basin, they are transported to the Coachella Valley.
Similarly, when ozone precursors such as nitrogen oxides (NOx) and volatile organic compounds
(VOCs) are emitted from mobile sources and stationary sources located in the South Coast Air
Basin, they are also transported to the Coachella Valley. It is worth noting that SCAQMD deems
that local sources of air pollution generated in the Coachella Valley have a limited impact on ozone
levels compared to the transport of ozone precursors generated in SCAB.
In the 2016 AQMP, the attainment target date for the 1997 8-hour ozone standard was listed as
June 15, 2019. Given that additional time is needed to bring the Coachella Valley into attainment
of the ozone standard, SCAQMD submitted a formal request to the United States Environmental
Protection Agency (U.S. EPA) to reclassify the Coachella Valley from Severe-15 to Extreme
nonattainment, with a new attainment date of June 15, 2024.
The revised project involves minor site plan adjustments to certain lot, street, and retention area
configurations to improve efficiency, while maintaining the overall neighborhood patterns, total
number of residential lots and commercial area allocation from the approved Specific Plan
unchanged. The revised project will not result in a specific plan amendment or other changes that
would warrant further air quality analysis than was approved with the prior MND. Specifically, the
revision will not result in growth or land use changes differing from the prior analysis and findings.
The revised project will occur in the context of more current regional plans and strategies designed
to improve air quality, including the Final 2016 AQMP, updated SIPs for PM10 and Ozone.
However, the project's consistency with the prior MND approval, adopted Specific Plan, and
overall growth assumptions factored in the City's General Plan also result in consistency with the
land development growth factors of the Final 2016 AQMP and underlying air quality strategies.
As a standard requirement, the construction activities for project construction will be subject to
SCAMQD Rules 403 and 403.1, as well as La Quinta's Fugitive Dust Control requirements
(Chapter 6.16) aimed at addressing the PM10 concerns for the region, in accordance with the
SIP.
The revised project does not propose substantial changes to the project which will require major
revisions of the previous MND or substantial changes with respect to the circumstances under
which the project is undertaken that would require major revisions to the previous MND. The
revised project would result in equal impacts to air quality and does not propose revisions to the
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adopted mitigation as part of the prior MND pertaining to air quality. There are no changes to the
less than significant and no impact findings reflected in the approved MND. Therefore, following
Section 15162 of the CEQA Guidelines, the revised project is not required to prepare a
subsequent MND.
IV. Biological Resources
Previous Project MND
Habitat Assessments were prepared for the site to determine the presence of the burrowing owl
and the Coachella Valley round tailed -ground squirrel, which are two species of concern and have
the potential to occur on the site. The surveys did not detect the presence or evidence of either
species. The prior analysis concludes that the disturbed nature of the site, in addition to the
agricultural activities on the nearby surrounding parcels and the adjacent roadways, make the
site unsuitable for the burrowing owl and the Coachella Valley round -tailed ground squirrel.
Additionally, the site does not occur within the boundary of the Coachella Valley Fringed -toed
lizard. Therefore, impacts to biological resources were found to have no impact.
Revised Project
The revised project proposes minor adjustments to TTM 38316 to allow for better design
efficiency, efficient on -site retention areas, and the reduction of retaining walls. No changes are
proposed to the land uses and number of residential lots previously analyzed and approved under
the previous MND. The revised project would result in no impacts associated with sensitive
habitat, riparian habitat, or other sensitive natural community as none of these resources were
previously identified on the project site. The entire site remains in a vacant and undeveloped
condition. However, the site has been cleared and disturbed from human activities. No conflicts
with local policies or ordinances protecting biological resources such as a tree preservation policy
or ordinance would occur under the revised project. Less than significant impacts are anticipated.
The revised project would result in equal impacts to biological resources compared to the previous
project. As concluded in the previous MND and above, both projects would result in no impacts
or less than significant impacts to biological resources. The revised project does not propose
substantial changes to the project which will require major revisions of the previous MND or
substantial changes with respect to the circumstances under which the project is undertaken that
would require major revisions to the previous MND. Additionally, new substantially important
information that was not included in the MND is not proposed in the revised project. Therefore,
following Section 15162 of the CEQA Guidelines, the revised project is not required to prepare a
subsequent MND.
V. Archaeological and Paleontological Resources
Previous Project MND
The MND evaluated potential cultural resource impacts associated with the development of the
110-acre project site. Phase I and Phase II cultural resources studies were completed for the
proposed project. The Phase I analysis identified a potentially significant site on the southern half
of the property. As part of the Phase II recovery completed in 2004, ceramic sherds, stone
debitage and portions tools, milling tools, fire affected clay, charcoal, animal bone and manuport
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items were found at depths of up to 80 centimeters. Although several artifacts were recovered,
others may still exist. Mitigation has been adopted to assure potential impacts are mitigated.
Per the paleontological survey prepared for the proposed project, the site is within the historic
lake bed of ancient Lake Cahuilla. Mollusk shells were found on the project site and the
paleontological report identified that development of the site could result in significant impacts to
paleontological resources without mitigation
The following mitigation was established for the project:
1. A qualified archaeological monitor shall be present during all earth moving and grading
activities. The monitor shall be empowered to stop or redirect activities on the site should
a resource be identified. A final report shall be files with the Community Development
Department prior to issuance of a certificate of occupancy for the first house on the project
site.
2. A surface collection of mollusks shall be completed prior to initiation of any earth moving
activity on the project site.
3. A paleontologist shall be present on site during all earth moving and trenching activities to
adequately investigate potential resources. The paleontologist shall be required to submit
to the Community Development Department, for review and approval, a written report on
all activities on the site prior to occupancy of the first building on the site.
The MND concludes that potential impacts to archaeological and paleontological resources have
been mitigated to a less than significant.
Revised Project
As discussed in the MND, there is the potential for development of the site to impact significant
archaeological and paleontological resources. Therefore, the revised project would be required
to implement mitigation measure 1 through 3 as required in the MND. This would ensure impacts
to archaeological and paleontological resources would be less than significant with mitigation, the
same that was identified in the MND.
The revised project would result in equal impacts to archaeological and paleontological resources
compared to the previous project. As concluded in the projects MND and above, both projects
would result in, less than significant impacts with mitigation to archaeological and paleontological
resources. The revised project does not propose substantial changes to the project which will
require major revisions of the previous MND or substantial changes with respect to the
circumstances under which the project is undertaken that would require major revisions to the
previous MND. Additionally, new substantially important information that was not included in the
MND is not proposed in the revised project. Therefore, following Section 15162 of the CEQA
Guidelines, the revised project is not required to prepare a subsequent MND.
VI. Energy
Previous Project MND
The previous project MND was prepared prior to the requirement of energy resources analysis in
the CEQA Appendix G Checklist. As a result, this topic of environmental review was not a part of
the adopted project and is included herein for informational purposes only.
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Revised Project
Since the prior MND adoption, the topic of energy resources has been added to the CEQA
Appendix G Checklist with the respective thresholds of significance primarily centered around the
quantification of project -related energy consumption related to the wasteful use of energy and the
project's compliance with local, regional and state policies regarding energy. As a result, this
supplemental analysis also focuses on the energy consumption quantities and the project's
compliance with relevant policies and regulations.
The revised project would not require grading or construction beyond the project area analyzed
in the MND. The revised project proposes the development of 392 residential units, open space
uses, and future neighborhood commercial uses (including a potential fire station and IID
substation) on approximately 110 acres. Currently, the site is vacant and disturbed. The project
proposes the same number of residential lots as the previous project. The revised project includes
minor adjustments to the previous Tentative Tract Map for design efficiency, and the adjusted
configuration allows for more efficient on -site retention areas. Associated improvements also
include paved drive aisles and landscaping, similar to the previous project.
The residential portion of the project would not result in an increase in energy consumption, via
electricity, natural gas and petroleum fuel, compared to the previous MND, since both the previous
MND and revised project propose the development of 392 residential units. Therefore, the energy
consumed from construction and operation of the residential portion would be the same under
both scenarios. Additionally, the revised project will comply with state -implemented building
standards such as those outlined in Title 20 and Title 24 of the California Code of Regulations.
Energy efficient appliances will be utilized during project operation.
The future commercial portion of the site would result in similar energy consumed during
construction and operation compared to the previous project. At this time, the future commercial
portion of the project site is conceptual and occupies approximately 10 acres of the project
property (similar to the previous MND). According to the TTM, a potential fire station could occupy
approximately 1.76 acres of the site, and a potential IID substation could occupy approximately
2.28 acres of the project site. These uses would serve the project site and community. Since the
acreage of the commercial uses would not change, the energy consumed during construction and
operation of the revised project would not result in increased energy consumption.
The potential IID substation would provide electricity to the project and surrounding area. IID has
adequate policies, programs, and projects in place to provide energy to their users, including the
residents of La Quinta, for the foreseeable future. In order to maintain reliable energy services to
meet future demand, IID outlines in their 2020 Service Area Plan planned energy generation
facilities, substations, energy transmission lines, distribution facilities, and opportunities for
shared energy facilities. In a letter dated March 9, 2022, IID stated that the District would be able
to accommodate the project's power requirements by acquiring and constructing a new substation
with two transformer banks (25 MVA 92/13.2kV), starting with one 25 MVA transformer, 92 kV
transmission line extensions, associated distribution feeders/backbones and distribution line
extensions. A minimally dimensioned site of 315-foot by 315-foot substation site, satisfactory of
IID, will be required from the applicant. The development of the new substation will provide
electricity to the project and surrounding area. The project's connection to IID's facility will not
result in a significant increase in energy demand because energy codes established by the state
and implemented by IID will be applied to the project to reduce energy consumption and increase
energy efficiency.
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The revised project is not anticipated to result in a significant increase of petroleum consumption
compared to the previous MND project. As part of this addendum, a Vehicle Miles Traveled (VMT)
Screening Evaluation has been prepared for this project in accordance with the City's VMT
Analysis Policy, as updated in July 2021. The screening evaluation reviewed the project against
three thresholds determined in the policy to have less than significant VMT impacts. Using a map -
based method, the screening evaluation found that the project is located in an area that
experiences less VMT per capita than the Riverside County average and is therefore deemed to
be in a low VMT-generating area as the basis for meeting the VMT screening criteria (see Exhibit
A in Appendix C, VMT Evaluation). Although the screening criteria is focused on transportation
impacts, the condition of being located in a low VMT-generating area is also correlated to reduced
petroleum fuel consumption since vehicle miles traveled is reduced. Moreover, the proximity of
the proposed single-family dwelling units to the future commercial land use component creates a
land use efficiency that will reduce the distances that may be traveled between homes and
commercial services. Therefore, given this context, the proposed project is not expected to result
in significant petroleum consumption compared to the previous project. Less than significant
impacts are anticipated.
The revised project will not result in increased energy consumption compared to the previous
project since the number of residential units is the same. Additionally, residential and commercial
uses are typical in the City of La Quinta, and would not result in the inefficient, wasteful, and
unnecessary use of energy. Additionally, these uses would be subject to compliance with
applicable federal, State, and local standards regulating energy use. Additionally, the project
proposes neighborhood commercial uses adjacent to the residential uses. The proximity of these
mixed -uses will reduce vehicle miles traveled (VMTs) by the residents. Project -related energy
consumption and VMTs created by the project are not anticipated to be substantial. Therefore,
the revised project would not conflict or obstruct a state or local plan for renewable energy or
energy efficiency. Major revisions to the MND are not proposed due to changes to the project as
there have been no substantial changes in circumstances requiring major MND revisions; and
there is no new information showing greater significant effects than disclosed in the previous
MND. Overall, the project will not result in the inefficient, wasteful, or unnecessary use of energy.
VII. Geology and Soils
Previous Project MND
According to the MND, a project -specific geotechnical analysis was completed for the project. The
project site is not located within an Alquist-Priolo earthquake study zone. The geotechnical
analysis determined that the project site is not subject to ground rupture, landslides, expansive
soil or seiche. However, the geotechnical analysis determined that the site is subject to strong
ground acceleration during seismic events. Therefore, the project will adhere to City -implemented
Uniform Building Code (UBC) standards for seismically active areas. This will assure that all
construction on the project is able to sustain a significant earthquake.
The previous project's geotechnical analysis found a high hazard for liquefaction on the site, due
to high groundwater and soil types on the project site. The study determined that without
mitigation, soils on the site would be likely to be subject to settlement and lateral spreading. In
order to mitigate the potential impact, the MND outlined the following mitigation measures:
I. The entire project shall be considered a special foundation zone. Special foundations may
include deep pile foundations bearing on non -liquefiable materials, or post -tensioned or
other stiffened foundation -slab designs such as rafts or mats.
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II. All fill on the property shall consist of engineered fill. Undocumented fill and backfill shall
be removed.
III. Minimum anticipated soil stripping shall range from 4 to 7.5 feet, and shall occur as
recommended by the project geologist and approved by the City Engineer, following the
preparation of final geotechnical analyses.
IV. Engineered fill is expected to be required to a depth of at least 5 feet. Final determinations
shall be made by the project geologist and approved by the City Engineer, following the
preparation of final geotechnical analyses.
With the foregoing mitigation measures, the MND concluded that impacts associated with geology
are expected to be less than significant.
Revised Project
The revised project would not require grading or construction beyond what was anticipated in the
MND. As such, no new or increased impacts related to geology and soils would occur. Compliance
with the most current State building codes and regulations would ensure grading and
development of the site would reduce the impacts associated with geology and soils to less than
significant, as concluded in the MND.
Since the project site is subject to strong ground acceleration during seismic events, the project
shall comply with the most current seismic design coefficients and ground motion parameters and
all applicable provisions of the California Building Code (CBC). Additionally, the proposed
buildings shall be required to be constructed in a manner that reduced the risk of seismic hazards
(Title 24, California Code of Regulations). Remedial grading and construction would reduce
exposure of people or structures to adverse effects of seismic hazards to the greatest extent
possible. All grading and construction plans will be reviewed by the City for approval. This will
ensure that the foundation soils can support the proposed project. The revised project would result
in equal impacts to seismic -related hazards. However, as concluded in the MND and above,
project -related impacts to seismic -related hazards would be less than significant.
As discussed in the MND, there is the potential for liquefaction and effects of liquefaction (i.e.,
settlement and lateral spreading) to occur at the project site due to high groundwater and soil
types on the site. Therefore, the revised project would be required to implement mitigation
measure 1 through 4 as required in the MND. This would reduce potential impacts of liquefaction,
settlement, and lateral spreading at the project site to less than significant, as identified in the
MND.
Additionally, the implementation of a Fugitive Dust Control Plan (as required by Chapter 6.16 in
the City's Municipal Code) and a Storm Water Pollution Prevention Plan (SWPPP) during
construction activities to reduce impacts of soil erosion at the site. Grading plans will be developed
in compliance with the City's standards and will be reviewed by the City. The revised project would
result in equal impacts regarding project -related erosion compared to the previous project since
they both propose development on the site. However, with the compliance of City standards, the
potential impacts due to erosion at the site would be less than significant.
The MND determined that the project would not be impacted by expansive soils. Additionally, the
site does not propose to use septic tanks or alternative wastewater disposal systems. Currently,
sewer lines are located along Monroe Street and Avenue 60 (west and south of the project,
respectively). The site will connect to the existing sewer systems; therefore, septic tanks are not
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required. The revised project would result in equal impacts compared to the previous project. Both
the previous project and revised project would result in no impacts.
Overall, the revised project would result in equal impacts to geology and soils compared to the
previous project. As concluded in the MND and above, both projects would result in no impacts,
less than significant impacts, and less than significant impacts with mitigation to geology and soils.
The revised project does not propose substantial changes to the project which will require major
revisions of the previous MND or substantial changes with respect to the circumstances under
which the project is undertaken that would require major revisions to the previous MND.
Additionally, new substantially important information that was not included in the MND is not
proposed in the revised project. Therefore, following Section 15162 of the CEQA Guidelines, the
revised project is not required to prepare a subsequent MND.
Vlll. Greenhouse Gas Emissions
Previous Project MND
The previous project MND was prepared prior to the requirement of greenhouse gas (GHG)
emissions analysis in the CEQA Appendix G Checklist. As a result, this topic of environmental
review was not a part of the adopted project and is included herein for informational purposes
only.
Revised Project
Since the prior MND adoption, the topic of greenhouse gas (GHG) emissions has been added to
the CEQA Appendix G Checklist with the respective thresholds of significance intended to
evaluate the compatibility proposed projects with the applicable plans, policies or regulations
adopted for the purpose of reducing the emissions of greenhouse gases.
For context, greenhouse gases (GHG) are a group of gases that trap solar energy in the Earth's
atmosphere. Common greenhouse gases in the Earth's atmosphere include water vapor, carbon
dioxide (CO2), methane (CH4), nitrous oxide (N2O), ozone, and chlorofluorocarbons to a lesser
extent. Carbon dioxide is the main GHG thought to contribute to climate change. Human activities
(such as burning carbon -based fossil fuels) create water vapor and CO2 as byproducts, thereby
contributing to GHGs in the atmosphere. GHGs are quantified in metric tons of carbon dioxide
equivalent (MMTCO2e) over a given period, such as a year.
To address the long-term adverse impacts associated with global climate change, California's
Global Warming Solutions Act of 2006 (AB 32) requires California Air Resource Board (CARB) to
reduce statewide emissions of greenhouse gases to 1990 levels by 2020. In 2016, Governor Jerry
Brown signed Senate Bill 32 (SB32) that requires California to reduce GHG emissions to 40
percent below 1990 levels by 2030. AB 32 and its related programs have served as a framework
for various regional and local strategies toward reducing GHG emissions.
In concert with data collected through various California Global Warming Solutions Act (AB 32)
programs, California's annual statewide GHG emission inventory has been a key resource in
tracking the state's progress in achieving the statewide GHG reduction targets. The collective
statewide and regional efforts have allowed the state to achieve its 2020 GHG emissions
reductions target of returning to 1990 levels 4 years earlier than mandated by AB 32.
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The CARB report on California Greenhouse Gas Emissions for 2000 to 2019 (2021 Edition)
indicates that in 2019, emissions from GHG emitting activities statewide were 418.1 million metric
tons of carbon dioxide equivalent (MMTCO2e), 7.1 MMTCO2e lower than 2018 levels and almost
13 MMTCO2e below the 2020 GHG Limit of 431 MMTCO2e. The 2021 report also indicates that
transportation emissions have continued to decline in 2019 as they had done in 2018, with even
more substantial reductions due to a significant increase in renewable diesel (up 61 percent from
2018), making diesel fuel bio-components (biodiesel and renewable diesel) 27 percent of total on -
road diesel sold in California. Total electric power emissions decreased by almost 7 percent in
2019, due to a continuing increase in renewable energy, including a 46 percent increase in
available hydropower in 2019.
The California Air Resources Board (CARB), through its various GHG reduction scoping plan
literature, has identified the important link between vehicle miles traveled (VMT) and GHG
emissions, such that a reduction in per capita VMT translates to a reduction in associated GHG
emissions and contributes to the attainment of GHG reduction targets. CARB scoping plan
documentation has also identified the VMT reduction benefits resulting from more efficient land
use development patterns. VMT has become the key metric to measure transportation impacts of
new developments under CEQA, as it aligns with the greenhouse gas emissions reduction
strategies.
As part of this addendum, a Vehicle Miles Traveled (VMT) Screening Evaluation has been
prepared for this project in accordance with the City's VMT Analysis Policy, as updated in July of
2021. The screening evaluation reviewed the project against the three thresholds determined in
the policy to have less -than -significant VMT impacts. Using a map -based method, the screening
evaluation found that the project is located in an area that experiences less VMT per capita than
the Riverside County average and is therefore deemed to be in a low VMT-generating area as
the basis for meeting the VMT screening criteria. Although the screening criteria is focused on
transportation impacts, the condition of being located in a low VMT-generating area is also
correlated to greater GHG per capita efficiency in a way that has been known to contribute to the
attainment of regional and statewide GHG reduction goals. Moreover, the proximity of the
proposed single-family dwelling units to the future commercial land use component creates a land
use efficiency that will reduce the distances that may be traveled between homes and commercial
services. Therefore, given this context, the proposed project is not expected to result in an
operational condition capable of generating GHG emissions that may have a significant impact
on the environment or be in conflict with the trends, plans, and policies adopted for the purpose
of reducing GHG emissions. Less than significant impacts are anticipated.
IX. Hazards and Hazardous Materials
Previous Project MND
According to the MND, the residential component of the project is not expected to result in any
significant impacts relating to hazardous materials. Per the MND, the City implements Household
Hazardous Waste programs through its trash hauler, which are designed to provide for safe
disposal of hazardous substances generated in the home. Therefore, the MND determined that
impacts would be negligible.
The MND also stated that any commercial enterprise which might locate in the neighborhood
shopping center, and which would use or store hazardous materials, would be regulated by
county, state, and federal agencies, whose regulations are designed to mitigate for the potential
impacts. The regulations will assure that impacts are reduced to a less than significant level.
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Overall, the MND concluded that no impacts related to hazards and hazardous materials are
anticipated.
Revised Project
The revised project would not require grading or construction beyond what was anticipated in the
MND and would not change the allowable uses on the property from the previous project. As
such, no new or more impacts related to hazards or hazardous materials would occur. Hazardous
materials are not typically associated with residential land uses. Minor cleaning products and the
occasional use of pesticides and herbicides for landscape maintenance would be the extent of
materials used. Therefore, similar to the MND, the revised project would result in equal impacts
compared to the previous project. Both projects would not result in significant impacts.
Construction of the project is expected to involve the temporary management and use of
potentially hazardous substances and petroleum products. The nature and quantities of these
products would be limited to what is necessary to carry out construction of the project. Some of
these materials would be transported to the site periodically by vehicle and would be stored in
designated controlled areas on a short-term basis. When handled properly by trained individuals
and consistent with the manufacturer's instructions and industry standards, the risk involved with
handling these materials would be considerably reduced.
To prevent a threat to the environment during construction, the management of potentially
hazardous materials and other potential pollutant sources would be regulated through the
implementation of control measures required in the Storm Water Pollution Prevention Plan
(SWPPP) for the project. The SWPPP requires a list of potential pollutant sources and the
identification of construction areas where additional control measures are necessary to prevent
pollutants from being discharged. The measures outlined in SWPPP documents require physical
improvements and procedures to prevent impacts of pollutants and hazardous materials to
workers and the environment during construction. Compliance with industry and manufacturer
standards regarding the handling, use, delivery, and storage of hazardous materials would ensure
impacts of accidental release or the handling of hazardous materials during construction and
operation of the site would be less than significant. Development of the revised project would
result in similar impacts to the use of hazardous materials compared to the previous project since
they both proposed the development of residential units. With the implementation of the SWPPP,
impacts would not be significant.
In addition, the project site is not located within one -quarter mile of a school and is not within an
airport land use plan, or within two miles of an airport or airstrip. Therefore, the revised project
would result in equal impacts to schools or airports compared to the previous project. No impacts
are anticipated.
Implementation of the revised project would not physically interfere with an adopted emergency
response plan or emergency evacuation plan. The revised project occurs within a predominantly
residential area of the City. Access to the site includes paved roads with fire truck accessible drive
aisles to ensure adequate emergency response access on -site. The proposed design would be
subject to a standard review process by the Riverside County Fire Department to ensure that the
site -specific emergency access, water pressure, and other pertinent criteria are met by the revised
project. Impacts will not be significant. The revised project would result in equal impacts regarding
emergency response and evacuation plans compared to the previous project.
City of La Quinta Page 26
Draft Addendum December 2021
The project is located outside of areas designed as Very High/High/Moderate Fire Hazard
Severity Zone (FHSZ) for State and Federal Responsibility Areas, and Very High FHSZ for Local
Responsibility Areas. The project is not located near wildlands and impacts were determined to
be less than significant. The revised project will not result in additional grading or construction
beyond the boundaries of the property analyzed in the MND. Therefore, impacts of wildfires would
not be significant, similar to the MND. Both projects would result in equal impacts to exposing
people or structures to a risk involving wildland fires. No impacts would occur due to the project's
location outside of a Very High FHSZ.
Overall, the revised project would result in equal impacts of hazards and hazardous materials
compared to the previous project. As concluded in the MND and above, both projects would result
in no impacts or less than significant impacts. The revised project does not propose substantial
changes to the project which will require major revisions of the previous MND or substantial
changes with respect to the circumstances under which the project is undertaken that would
require major revisions to the previous MND. Additionally, new substantially important information
that was not included in the MND is not proposed in the revised project. Therefore, following
Section 15162 of the CEQA Guidelines, the revised project is not required to prepare a
subsequent MND.
X. Hydrology and Water Quality
Previous Project MND
The 110-acre project setting evaluated by the prior MND was observed as flat land in a mostly
fallow condition resulting from prior agricultural uses and was observed absent of any naturally
occurring drainage courses, washes, streams, rivers, designated flood zones, or other features
pertinent to a hydrologic setting. The surrounding land use context included a combination of
undeveloped, agricultural, and emerging residential development, also absent of any prominent
hydrologic resources or features.
The approved MND evaluated the Specific Plan and associated Tract Map 32398 lot configuration
against the hydrology and water quality thresholds applicable under CEQA at the time of
preparation. The prior MND analysis cited various regulatory requirements and engineering
design approvals necessary to adhere to the local hydrology and surface water quality standards,
including those established under the National Pollution Discharge Elimination System (NPDES)
programs of the Clean Water Act (CWA). The prior MND determined that the proposed stormwater
retention areas and associated storm drain facilities incorporated into the site design would
comply with the City's requirements by being adequately sized to retain the 100-year storm event
and therefore prevent urban runoff and potential pollutants from being discharged off -site or being
allowed to enter public surface waters. The privately funded and operated storm drain system
would also provide flood protection to the on -site structures.
The approved MND found that the project would not generate runoff which would exceed the
capacity of existing or planned stormwater drainage systems or provide substantial sources of
pollution. Since the project site was not considered to be in a designated 100-year flood zone by
FEMA (Federal Emergency Management Agency), the project would not place any housing or
other structures in a designated flood hazard area or floodplain to impede or redirect flood flows.
The approved MND found less than significant impacts on all other aspects of hydrology and
water quality, including the topics of water quality standards or waste discharge requirements,
groundwater resources, drainage pattern alterations, erosion, siltation, flooding, on- or off -site.
Therefore, no mitigation measures were necessary pertaining to hydrology and water quality.
City of La Quinta Page 27
Draft Addendum December 2021
Revised Project
Since the prior environmental review, the project site has not incurred any substantial change in
circumstances. The site maintains a vacant condition with a flat topography and scattered
vegetation coverage, as characterized in the approved MND. Historic aerial imagery indicates
that between 2005 and 2007, a portion of the site appears to have undergone a form of clearing,
but has since been left undisturbed. The surrounding context continues to include a combination
of farmland, vacant parcels, and residential development. The applicable FEMA designation
(Zone X — Area of Minimal Flood Hazard) does not represent a change in the flood risk category
since the prior analysis.
The current project involves minor site plan adjustments to certain lot, street, and retention area
configurations, while maintaining the overall neighborhood patterns, total number of residential
lots and commercial area allocation from the approved Specific Plan unchanged. The proposed
adjustments to the retention basin configuration intend to improve the efficiency in stormwater
conveyance, capture, and infiltration efficiency, but do not propose or would be permitted to lower
the respective retention capacity resulting from to the controlling 100-year storm event for the
project site.
Since the prior analysis, additional Statewide and regional stormwater regulations and permits
have been enacted under the NPDES program to further protect hydrologic resources from new
land development projects in two stages: during the period of construction, and during the life of
the project respectively. Therefore, as a standard requirement, project implementation will involve
two additional compliance plans in accordance with the respective Statewide and regional NPDES
program regulations, as well as the City of La Quinta Engineering standards described below.
This form of NPDES compliance does not constitute change to the project, but rather a beneficial
update to ensure implementation of the current best practices for stormwater management during
construction and operation of the project.
During the period of construction, the project proponent must comply with the State's most current
NPDES Construction General Permit (CGP), Order No. 2009-0009-DWQ, as amended by 2010-
0014-DWQ and 2012-006-DWQ. Compliance with the CGP requires the preparation of a Notice
of Intent (NOI) and a project -specific Storm Water Pollution Prevention Plan (SWPPP), designed
to prevent potential adverse impacts to surface water quality, including erosion and siltation,
during the period of construction.
During the life of the project (operation), the project proponent is required to implement an
approved Water Quality Management Plan (WQMP) to comply with the most current standards
of the Whitewater River Region Water Quality Management Plan for Urban Runoff and the
Whitewater River Watershed MS4 Permit. The Project Specific WQMP must meet all elements of
the City of La Quinta Public Works/Engineering Department — Final WQMP Scope of Work
checklist and obtain approval prior to issuance of a grading permit.
In summary, the revised project is in conformance with the stormwater management approach
analyzed in the approved MND. The revised project does not propose substantial changes to the
project which will require major revisions of the previous MND or substantial changes with respect
to the circumstances under which the project is undertaken that would require major revisions to
the previous MND. The revised project would result in equal impacts compared to the previous
project. There are no changes to the less than significant and no impact findings reflected in the
approved MND. Therefore, following Section 15162 of the CEQA Guidelines, the revised project
is not required to prepare a subsequent MND.
City of La Quinta Page 28
Draft Addendum December 2021
XI. Land Use and Planning
Previous Project MND
The MND concluded that the project site would result in no impacts to land use and planning and
no impacts regarding the division of an established community. Per the MND, the project site is
consistent with the General Plan designation of Medium Density Residential and Neighborhood
Commercial. Additionally, the MND stated that the project will represent a logical extension of the
urbanizing land pattern in the City and will provide a different type of housing and commercial
uses to area residents.
Finally, the MND stated that the project is not located within the boundary of the mitigation fee for
the Coachella Valley Fringe -toed Lizard Habitat Conservation Plan. Therefore, the project would
result in no impacts to land use and planning.
Revised Project
As stated throughout this document, the revised project proposes minor adjustments to the
expired Tentative Tract Map. The new TTM (No. 38316) proposes adjustments to the onsite
configuration for design efficiency purposes. Similar to the previous project, the revised project
proposes the development of 392 residential lots, open space areas, 10 acres of neighborhood
commercial uses, and associated approvements.
The project site does not propose changes to the existing land use or zoning designations, or
amendments to the approved Specific Plan. Both projects would not divide an established
community, thus, as determined in the MND and above, no impacts would occur. Additionally, the
revised project would not consist of components that would conflict with any applicable habitat
conservation plans or natural conservation plans, similar to the previous project MND. The revised
project would result in equal impacts to land use plan, policy or regulations, or conservation plans
compared to the previous project. Both projects would result in no impacts.
No new or more severe impacts associated with land use and planning would occur as a result of
implementing the revised project. The revised project would result in equal impacts compared to
the previous project. The revised project does not propose substantial changes to the project
which will require major revisions of the previous MND or substantial changes with respect to the
circumstances under which the project is undertaken that would require major revisions to the
previous MND. Additionally, new substantially important information that was not included in the
MND is not proposed in the revised project. Therefore, following Section 15162 of the CEQA
Guidelines, the revised project is not required to prepare a subsequent MND.
XII. Mineral Resources
Previous Project MND
The MND determined that the project site is designated as MRZ-1, therefore, the project would
not result in the loss of availability of any known mineral resource valuable to the region or to the
residents of the state. No impacts were identified in the previous MND.
Revised Project
City of La Quinta Page 29
Draft Addendum December 2021
Similar to the previous project, under the revised project it would not be feasible to use the project
site for mining operation due to the site's zoning and land use designation. Additionally, the site
is located within the existing Schumacher 60th and Monroe Specific Plan area and is designated
for single family residential homes and commercial. Existing residential communities are located
west of the project property. The City's General Plan does not identify the project site as an
existing or past extraction site. Therefore, implementation of the revised project would result in no
impacts related to the Toss of local, regional, or state mineral resources, similar to the MND.
Overall, the revised project would result in equal impacts to mineral resources compared to the
previous project. As concluded in the MND and above, both projects would result in no impacts.
The revised project does not propose substantial changes to the project which will require major
revisions of the previous MND or substantial changes with respect to the circumstances under
which the project is undertaken that would require major revisions to the previous MND.
Additionally, new substantially important information that was not included in the MND is not
proposed in the revised project. Therefore, following Section 15162 of the CEQA Guidelines, the
revised project is not required to prepare a subsequent MND.
XIII. Noise
Previous Project MND
A project -related noise impact analysis was prepared for the previous project to determine the
potential noise impacts associated with the development and operation of the project site. Per the
MND, the noise study found that long term exterior noise levels would exceed City standards for
lots located adjacent to both Monroe Street and the north side of the commercial center site. The
noise study also found that these exceedances can be mitigated through the construction of walls.
The MND outlined the following mitigation measures to assure that noise levels at the site meet
the City's standards:
1. A 6-foot block or similar decorative wall shall be installed along the entire frontage of the
project site on Monroe Street. The wall shall not have any breaks or openings.
2. A 6-foot block or similar decorative wall shall be installed along the rear property lines of
lots 365 through 372, inclusive. The wall shall not have any breaks or openings with the
exception of a pedestrian path connecting the residential area to the commercial site.
3. At a minimum, STC 25 windows shall be installed on the following units: Lots 1, 29, 30,
359-363 inclusive, 268-284 inclusive, and 365-372 inclusive. These units shall also be
provided with a mechanical ventilation system which allows the homes to maintain a
"windows closed" condition.
Implementation of these mitigation measures will assure that the impacts associated with long
term noise levels at the site are mitigated to less than significant levels.
The MND also determined that construction of the proposed project would result in temporary and
periodic noise increases due to construction equipment. The site, however, is bounded by streets
on two sides and by vacant or agricultural lands on the other two sides. There are no sensitive
receptors located immediately adjacent to the site. Therefore, the MND expected that impacts
from construction noise at the project site shall be less than significant.
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The MND continued to state that if the residential project is constructed first, and the
neighborhood commercial site is constructed once homes are occupied, there is a potential for
significant construction noise impacts to these homes. Should this condition occur, the following
mitigation measure shall be implemented:
4. If the neighborhood commercial center is constructed after occupancy of any of the
residential units adjacent to the commercial property boundary, a noise analysis and
associated recommendations for construction noise mitigation shall be prepared prior to
issuance of grading permits on the site. The analysis shall include specific mitigation to
reduce potential impacts to adjacent residences to less than significant levels.
Therefore, with the implementation of the mitigation measures, impacts associated with noise
were expected to be less than significant. Finally, the MND concluded that the project site is not
located in an airport land use plan area, or near an airstrip and no impacts would occur.
Revised Project
The revised project would not require grading or construction beyond what was anticipated in the
MND, nor would it change the allowed uses within the project site. No additional grading beyond
what was anticipated in the MND would occur. As such, no new or more impacts related to noise
would occur.
Similar to the MND, the project will include 392 residential dwelling units, open space areas, and
neighborhood commercial uses on approximately 110 acres. The operation of the revised project
is the same as the operations analyzed in the MND. Therefore, the revised project will be required
to implement similar mitigation measures provided in the MND to assure that noise levels at the
site meet the City's standards. Therefore, mitigation measures 1 through 3 will be implemented.
Mitigation measures 2 and 3 call out specific lot numbers, therefore, for the revised project to be
consistent with the new TTM, mitigation measures 2 and 3 shall be adjusted to read:
2. A 6-foot block or similar decorative wall shall be installed along the rear property lines of
lots 15 through 27, inclusive. The wall shall not have any breaks or openings with the
exception of a pedestrian path connecting the residential area to the commercial site.
3. At a minimum, STC 25 windows shall be installed on the residential units immediately
adjacent to Monroe Street and the neighborhood commercial use. These units shall also
be provided with a mechanical ventilation system which allows the homes to maintain a
"windows closed" condition.
Similar to the MND, construction of the proposed project would result in temporary and periodic
noise increases due to construction equipment. The site, however, is bounded by streets on two
sides and by vacant or agricultural lands on the other two sides. There are no sensitive receptors
located immediately adjacent to the site. Therefore, it is expected that impacts from construction
noise at the project site shall be less than significant, similar to the MND.
However, if the residential portion of the project is constructed before the neighborhood
commercial portion, the revised project will be required to implement mitigation measure 1
(indicated in MND), which requires a noise analysis and associated recommendations to be
prepared prior to issuance of grading permits.
City of La Quinta Page 31
Draft Addendum December 2021
With the implementation of the mitigation measures, impacts associated with noise are expected
to be less than significant. Finally, the project site is not located in an airport land use plan area,
or near an airstrip and no impacts would occur.
Overall, the revised project would result in equal impacts to noise compared to the previous
project and impacts would not be significant with the implementation of mitigation measures. The
revised project does not propose substantial changes to the project which will require major
revisions of the previous MND or substantial changes with respect to the circumstances under
which the project is undertaken that would require major revisions to the previous MND.
Additionally, new substantially important information that was not included in the MND is not
proposed in the revised project. Therefore, following Section 15162 of the CEQA Guidelines, the
revised project is not required to prepare a subsequent MND.
XIV. Population and Housing
Previous Project MND
According to the MND, the previous project will create 392 single-family homes and up to 108,900
square feet of commercial retail space. The project is consistent with the General Plan and zoning
designations for the site, and represents a logical extension of the urbanizing pattern in the City.
The site is currently vacant and will not displace any housing or people, or require replacement
housing. Therefore, the MND concluded that project impacts associated with population and
housing are expected to be negligible.
Revised Project
The revised project would not displace any existing housing units or people, as the site is vacant
and located in the Schumacher 60th and Monroe Specific Plan area. The revised project proposes
392 single family dwelling units and commercial uses, similar to the previous project. Since the
project proposes the same number of residential dwelling units as analyzed in the previous
project, impacts would be similar and less than significant.
Similar to the MND, the revised project would also not displace any existing housing or require
replacement housing, due to the vacant character of the site. No impacts are anticipated.
Overall, the revised project would result in equal impacts to population and housing compared to
the previous project, and as stated above, impacts would not be significant. As concluded in the
MND and above, both projects would result in less than significant impacts. The revised project
does not propose substantial changes to the project which will require major revisions of the
previous MND or substantial changes with respect to the circumstances under which the project
is undertaken that would require major revisions to the previous MND. Additionally, new
substantially important information that was not included in the MND is not proposed in the revised
project. Therefore, following Section 15162 of the CEQA Guidelines, the revised project is not
required to prepare a subsequent MND.
XV. Public Services
Previous Project MND
The MND found that impacts to public services would be less than significant.
City of La Quinta Page 32
Draft Addendum December 2021
Buildout of the proposed project will generate property tax and sales tax which would offset the
costs of added police and fire services, as well as the costs of general government. The project
will be required to pay the mandated school fees and park in lieu fees in place at the time of
issuance of building permits.
The MND determined that the project would result in less than significant impacts to public
services.
Revised Project
Similar to the MND, the revised project would result in less than significant impacts to public
facilities. The revised project will be required to comply with the City's Development Impact Fees
(DIF) to assist with the funding of public facilities and services, including fire and police services.
The revised project would also be required to pay developer impact fees to the CVUSD to assist
in offsetting impacts to school facilities. The developer impact fees for the District have increased
since the time the MND was written. Currently, fees are $4.08 per square foot for residential, and
$0.66 per square foot for commercial. The revised project would be required to pay the most
current fees. With the payment of the DIFs for public facilities and services, and developer impact
fees for the school facilities and parks, the revised project would result in less than significant
impacts to public services, similar to the previous project.
As concluded in the MND and above, both projects would result in less than significant impacts.
The revised project does not propose substantial changes to the project which will require major
revisions of the previous MND or substantial changes with respect to the circumstances under
which the project is undertaken that would require major revisions to the previous MND.
Additionally, new substantially important information that was not included in the MND is not
proposed in the revised project. Therefore, following Section 15162 of the CEQA Guidelines, the
revised project is not required to prepare a subsequent MND.
XVI. Recreation
Previous Project MND
According to the MND, the project would be subject to park in lieu fees for the provision of
recreation facilities throughout the City. In addition, the project includes a park site, as well as
open space and retention areas for the open recreational use of residents. Therefore, the MND
stated that no impacts to City recreational facilities are expected.
Revised Project
The revised project proposes minor adjustments to the expired TTM. The adjustments include
changes to project configuration to provide a more efficient design, however, the number of
residential units (392) and neighborhood commercial area will remain the same as the previous
project. Therefore, the revised project is not anticipated to substantially increase the use of
existing neighborhood and regional parks or other recreational facilities that was not already
analyzed in the MND.
Overall, the revised project would result in equal impacts to recreational facilities compared to the
previous project, and as stated above, there would be no impacts since the project will provide
open space areas. It is likely that the residents of the revised project would utilize some City
City of La Quinta Page 33
Draft Addendum December 2021
recreational facilities, therefore, the project will be subject to park in lieu fees (Quimby) for the
provision of recreation facilities throughout the City, similar to the MND. The revised project does
not propose substantial changes to the project which will require major revisions of the previous
MND or substantial changes with respect to the circumstances under which the project is
undertaken that would require major revisions to the previous MND. Additionally, new
substantially important information that was not included in the MND is not proposed in the revised
project. Therefore, following Section 15162 of the CEQA Guidelines, the revised project is not
required to prepare a subsequent MND.
XVII. Transportation
Previous Project MND
The 110.90-acre project setting evaluated by the prior MND was characterized as vacant. The
surrounding context included a combination of undeveloped and agricultural uses
The City of La Quinta adopted a Specific Plan (SP) and Mitigated Negative Declaration (MND) for
the Schumacher 60th and Monroe project (Specific Plan No. 2004-072; Environmental
Assessment 2004-513) in November 2004. The SP and MND proposed and analyzed the
proposed development of 392 single family residential lots on 100 acres, neighborhood
commercial uses on approximately 10 acres, and associated improvements.
A Tentative Tract Map was proposed to subdivide 110 acres into the 10-acre commercial lot, 392
single-family lots and miscellaneous lots. Minimum lot size was proposed to be 6,000 square feet
with an average lot size of 6,500 square feet.
A project specific Focused Traffic Review was prepared by RK Engineering Group.
The residential component of the project was expected to take access from both Avenue 60 and
Monroe Street. The commercial center was proposed to take access from two point on Avenue
60 and one on Monroe Street. As part of the proposed Project, the following improvements were
included as Mitigation Measures:
1 The project proponent will participate in fair share contributions for signalization of
Monroe/Avenue 54 and Monroe/Avenue 58 when warranted.
2 Right turn deceleration lanes shall be installed at project driveways on Avenue 60.
3 A left turn deceleration lane shall be installed at the full access point on Avenue 60
4 A left turn deceleration lane shall be installed at the full access point on Monroe Street.
The proposed Project was forecast to generate approximately 10,769 average daily trips (ADT),
at buildout of both the residential and commercial components. It was assumed that the residential
access on Monroe, and the central access to the commercial site on Avenue 60 would have full -
turn access points. The residential access on Avenue 60 and the commercial access on Monroe
would have right-in/right-out access only.
The project applicant's payment to the Coachella Valley Association of Governments (CVAG)
Transportation Uniform Mitigation Fund (TUMF) Fee Program would have been required as a
condition of the approval process. The fair share contribution of the project to the City of La Quinta
Fee Program for signalization was required as a mitigation measure.
City of La Quinta Page 34
Draft Addendum December 2021
Following compliance with Mitigation Measures and Standard Conditions including adjacent
roadway improvements and payment of TUMF and Development Impact Fees, the project was
expected to result in an acceptable increase in traffic levels on the local roadways and less than
significant impacts were expected.
Revised Project
The 2004 project has not been developed. Monroe Street has been paved to its full buildout half
street on the west side and the east side is paved at approximately one half of the buildout section.
Avenue 60 remains a dirt road. The revised project proposes minor adjustments to the previous
Tentative Tract Map which has expired. The configuration of the lots and onsite circulation has
been adjusted for design efficiency. The adjusted design allows for more efficient on -site retention
areas and the reduction of the previously proposed 16-foot retaining walls.
Similar to the previous project, TTM No. 38316 will include neighborhood commercial uses on
approximately 10 acres, and 392 residential lots and open space areas on the remaining 100
acres. Both the previous and revised projects include three neighborhoods and a primary access
point on Monroe Street. Secondary access will be located on Avenue 60. The revised project is
proposed to have an additional right -out only access point to Monroe Street (at the northwest
corner of the site). This additional access was not included in the previous project. The revised
project also includes a different configuration of the future commercial use (south) due to the
potential addition of a fire station and IID substation.
Buildout of Tract Map 38316 would require the same categories of compliance plans and final
engineering design approvals required of the 2004 Plan to comply with City -specific engineering
standards.
The following existing roadways provide access to the project:
Monroe Street — Monroe Street is a north -south oriented roadway located west of the project and
classified as a 4-lane divided Primary Arterial in the City of La Quinta Circulation Plan with 110
feet of total buildout width.
Avenue 60 — Avenue 60 is an east -west oriented roadway located south of the project and is also
classified as a 4-lane divided Primary Arterial in the City of La Quinta Circulation Plan with 110
feet of total buildout width.
A project specific Focused Traffic Analysis was prepared by Urban Crossroads. The revised
project is anticipated to generate a total of 3,697 average daily trips (ADT) and the adjacent
commercial property is anticipated to generate approximately 425 ADT based on factors derived
from the most conservative land use, Shopping Center, for the entire 9.5 acres. The following
improvements are recommended to mitigate the unacceptable level of service at all four of the
off -site intersections:
1 Traffic signal shall be installed at Monroe Street/Avenue 60.
2 Traffic signal shall be installed at Monroe Street/Avenue 58.
3 Traffic signal shall be installed at Monroe Street/Airport Boulevard.
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Draft Addendum December 2021
4 Traffic signal shall be installed, separate northbound left turn lane provided, and separate
southbound left turn lane installed at Monroe Street/Avenue 54.
Fair share financial contribution based on the revised project's estimated peak hour volumes at
this location may be imposed at the discretion of the City for the installation of these measures.
With these mitigation measures implemented, the revised project is not expected to have
significant transportation impacts. Additionally, Urban Crossroads prepared a Vehicle Miles
Traveled (VMT) Screening Evaluation for the proposed Monroe Street/Avenue 60 Residential
Project. The screening found the revised project to have less than significant transportation
impacts because it is in a low VMT-generating area.
Conclusions
The revised project would not introduce additional vehicle trips to the area.
The revised project would not result in increased vehicular conflicts, as the proposed uses would
be the same as the prior proposed uses and existing uses in the surrounding area. The project is
expected to result in less than significant impacts similar to the previous project.
As concluded in the previous MND and above, both projects would not result in significant
impacts. The revised project does not propose substantial changes to the project which will
require major revisions of the previous MND or substantial changes with respect to the
circumstances under which the project is undertaken that would require major revisions to the
previous MND. Additionally, new substantially important information that was not included in the
MND is not proposed in the revised project. Therefore, following Section 15162 of the CEQA
Guidelines, the revised project is not required to prepare a subsequent MND.
XVIII. Utilities and Service Systems
Previous Project MND
The MND determined that the project would result in less than significant impacts and no impacts
to utilities and service systems including water infrastructure and supply, wastewater
infrastructure, stormwater infrastructure, or solid waste facilities. According to the MND, utilities
are available to the site or in the immediate facility. Service providers will collect connection and
usage fees to balance the cost of providing services.
Therefore, the MND concluded that the project would result in less than significant impacts on
utility services.
Revised Project
Similar to the findings in the MND, the revised project would not result in significant impacts to
utilities and service systems. The revised project would not require grading or construction beyond
what was anticipated in the MND and would not change the allowable uses. As such, no new or
more severe impacts related to utilities and service systems would occur.
Similar to the MND, wastewater generated by the revised project is expected to be minimal. The
revised project is not expected to exceed wastewater treatment requirements of the State
Regional Water Quality Control Board (SRWQCB) (Colorado River Basin). In addition, City and
City of La Quinta Page 36
Draft Addendum December 2021
other local and governmental agency review will ensure compliance with all current and applicable
wastewater treatment requirements. Similar to the MND, the revised project proposes to connect
to existing waste and sewer infrastructure. The revised project would undergo review by the
Coachella Valley Water District (CVWD) and City staff to ensure wastewater capacity and
compliance with the current wastewater treatment requirements. Additionally, sewer installation
and connection fees in place at the time of development will be collected by CVWD. No new or
expanded treatment facilities are anticipated from project implementation. The revised project
would result in similar impacts to wastewater compared to the previous project. Neither project
would result in significant impacts to wastewater infrastructure.
The revised project would be expected to incorporate storm drain and flood control facilities to
prevent changes to local drainage conditions (patterns, quantities, or velocities) and adverse
erosion and sedimentation impacts. Less than significant impacts to stormwater drainage are
expected. The revised project would result in equal impacts to stormwater drainage compared to
the previous project. Neither project would result in significant impacts.
Like the previous project, the revised project will be required to comply with all construction
requirements and best management practices through the life of the project. In regard to water
supply, the revised project would be expected to follow water conservation guidelines to mitigate
impacts to public water supplies. Examples of these water conservation methods include water
conserving plumbing fixtures, drought tolerant landscaping, and drip irrigation systems. The
revised project proposes to connect to the existing water lines. Additional domestic water
improvements necessary to serve this development will be identified by CVWD and included as
conditions of approval by the City of La Quinta during the City's standard review process. Less
than significant impacts to water supply are expected. The revised project would result in similar
impacts to water consumption and supply compared to the previous project. As determined in the
previous MND and above, both projects would not result in significant impacts related to water
supply.
In a letter dated March 9, 2022, IID stated that the District would be able to accommodate the
project's power requirements by acquiring and constructing a new substation with two transformer
banks (25 MVA 92/13.2kV), starting with one 25 MVA transformer, 92 kV transmission line
extensions, associated distribution feeders/backbones and distribution line extensions. Per the
letter, IID requires a minimally dimensioned site of 315-foot by 315-foot substation site,
satisfactory of IID, from the applicant. Therefore, the revised project proposes an approximately
2.28-acre IID substation site in the southeast corner of the site. The substation will be developed
to IID standards and provide electricity to the project site and surrounding area.
In regard to landfill capacity, solid waste generated by the revised project would consist of
standard household/office waste. Residential waste and recycling collected from the revised
project will be hauled to the Edom Hill Transfer Station. Waste from this transfer station is then
sent to a permitted landfill or recycling facility outside of the Coachella Valley. These include
Badlands Disposal Site, El Sobrante Sanitary Landfill and Lamb Canyon Disposal Site.
CalRecycle data indicates that these landfills have 40-50% of their remaining estimated capacity.
Less than significant impacts to solid waste are expected. Additionally, the revised project would
comply with all applicable solid waste statutes and guidelines. No impacts are expected relative
to solid waste statues and regulations. The revised project would result in similar impacts to solid
waste generation compared to the previous project. Neither project would result in significant
impacts to landfills or statues and regulations related to solid waste.
Overall, the revised project would result in similar impacts to utilities and service systems
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compared to the previous project. However, as concluded in the previous MND and above, both
projects would not result in significant impacts. The revised project does not propose substantial
changes to the project which will require major revisions of the previous MND or substantial
changes with respect to the circumstances under which the project is undertaken that would
require major revisions to the previous MND. Additionally, new substantially important information
that was not included in the MND is not proposed in the revised project. Therefore, following
Section 15162 of the CEQA Guidelines, the revised project is not required to prepare a
subsequent MND.
XIX. Wildfire
Previous Project MND
The previous project MND did not discuss project -related wildfire impacts since it was not a
required topic by CEQA at the time the MND was written and adopted.
Revised Project
A CEQA MND Addendum does not require analysis of topics that were not required during
the time that the original CEQA document was adopted, however for informational purposes,
new environmental topics required by the most current CEQA Guidelines have been
included, such as this discussion of wildfires.
The revised project is located in an urban context of the City of La Quinta, surrounded by
residential developments to the west, and vacant and agricultural uses to the north, south,
and east. Human activities on the project property, such as past clearing of native vegetation
is evident onsite. The revised project is located within the Schumacher Specific Plan area,
which proposes a master -planned community consisting of residential lots, open space
areas, and neighborhood commercial uses.
According to CAL Fire's Fire Hazard Severity Zones (FHSZ) in State Responsibility Areas
(SRA) Map, the project is not located in an SRA or located in an area classified as very high
fire hazard severity zone (VHFHSZ). Additionally, the project property is not located in or
near lands classified as high or moderate fire hazard severity zones. Areas classified as SRA
or VHFHSZs in the City are located in the southern portion of La Quinta, in the Santa Rosa
Mountains. However, wildfires in the undeveloped local mountains adjacent to the Coachella
Valley cities (i.e., Santa Rosa Mountains) are not common due to the mountain's natural
terrain, which is steep, rocky, and dry. Furthermore, the Santa Rosa Mountains are made up
primarily of Granitic rock and sparse desert vegetation. The topographic character of the
Santa Rosa Mountains is not conducive for the growth of dense vegetation; and as a result,
the amount of fuel available for wildland fires is limited. Additionally, the distance between
the existing vegetation does not allow wildfires to spread easily.
Due to the project's location in an urban context of the City, and the revised project's distance
from SRAs and areas designated as VHFHSZs, impacts of wildfires are not anticipated.
XIX. Mandatory Findings of Significance
Previous Project MND
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The MND found that the project would result in potentially significant impacts related to biological
resources and cultural resources. As previously described, all of these impacts were reduced to
below a significant level with the implementation of mitigation measures.
All other project impacts were found to be less than significant without mitigation, and no
deficiencies related to the City's General Plan were found to occur. The project would not result
in environmental effects that would cause a substantial adverse effect on human beings either
directly or indirectly.
Revised Project
Similar to the previous project analyzed in the MND, the revised project would result in potentially
significant impacts, however, these impacts would be reduced to less than significant through
implementation of the mitigation measures outlined in the MND. No additional impacts were
identified as a result of the revised project, and no deficiencies were identified related to the City's
General Plan as a result of the residential project revisions.
The revised project does not propose substantial changes to the project which will require major
revisions of the previous MND or substantial changes with respect to the circumstances under
which the project is undertaken that would require major revisions to the previous MND.
Additionally, new substantially important information that was not included in the MND is not
proposed in the revised project. Therefore, following Section 15162 of the CEQA Guidelines, the
revised project is not required to prepare a subsequent MND.
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Sources
City of La Quinta General Plan, adopted February 2013.
City of La Quinta General Plan Environmental Impact Report, adopted November 2013.
City of La Quinta Municipal Code
IID Letter: Barton Land La Quinta, LLC Mixed -Use Development Project in La Quinta, CA; TTM
38316, Imperial Irrigation District, March 2022.
Monroe Street/Ave 60 Residential Focused Traffic Analysis, Urban Crossroads, Inc., March 2022.
Monroe Street/Avenue 60 Residential Vehicle Miles Traveled (VMT) Screening Evaluation, March
2022.
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