CC Resolution 2023-038 LQ Village Apts EA 2022-0001RESOLUTION 2023 — 038
A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF
LA QUINTA, CALIFORNIA, ADOPTING A MITIGATED
NEGATIVE DECLARATION FOR A 252 -UNIT APARTMENT
PROJECT, LA QUINTA VILLAGE APARTMENTS,
LOCATED AT THE NORTHEAST CORNER OF
WASHINGTON STREET AND AVENUE 50
CASE NUMBER:
ENVIRONMENTAL ASSESSMENT 2022-0001
APPLICANT: IRWIN PARTNERS ARCHITECTS
WHEREAS, the City Council of the City of La Quinta, California did, on November
21, 2023, hold a duly noticed Public Hearing to consider a request by Irwin Partners
Architects, to develop the La Quinta Village Apartments project, a 252 -unit apartment
project at the northeast corner of Washington Street and Avenue 50, more commonly
described as:
Assessor Parcel Number: 646-070-016
WHEREAS, the Design and Development Department published a public hearing
notice in The Desert Sun newspaper on October 27, 2023 as prescribed by the Municipal
Code. Public hearing notices were also mailed to all property owners within 1,000 feet of
the site; and
WHEREAS, the City Council of the City of La Quinta, California, did, on August 1,
2023, previously hold a duly noticed Public Hearing to consider adoption of a Mitigated
Negative Declaration and approval of General Plan Amendment, Specific Plan and Site
Development Permit; and
WHEREAS, upon hearing and considering all testimony and arguments, the City
Council did continue the public hearing until a date uncertain and remanded the
applications to the Planning Commission requesting that the applicant make changes to
the project including reducing the number of stories of the units from three to two stories,
changing the architectural style of the buildings from Contemporary Modern to Spanish
Hacienda style, and removing garages on the north side of the site plan; and
WHEREAS, the Planning Commission of the City of La Quinta, California did, on
October 10, 2023, hold a duly noticed Public Hearing to consider changes to the La Quinta
Village Apartments project and adopted Planning Commission Resolution No. 2023-016
recommending the Council approve the changes; and
WHEREAS, the City Council of the City of La Quinta, California, did previously
hold a duly noticed Public Hearing on November 7, 2023, to consider this project, and
upon hearing and considering all testimony and arguments, directed staff to identify
Resolution No. 2023-038
Environmental Assessment 2022-0001
Project: La Quinta Village Apartments
Adopted: November 21, 2023
Page 2 of 3
alternative sites to the housing inventory in the City's Housing Element to accommodate
the 280 very low and low income units and to meet the State -mandated "No Net Loss"
requirements, in connection with this project;
WHEREAS, the City Council did continue the Public Hearing to a date certain and
remanded to the Planning Commission the consideration of adding alternate sites to the
Housing Element's inventory of sites;
WHEREAS, the Planning Commission of the City of La Quinta, California did, on
November 14, 2023, hold a meeting to consider adding alternate sites to the Housing
Element's inventory of sites and adopted Planning Commission Resolution No. 2023-019
recommending the Council approve the addition of alternate sites to the Housing
Element's inventory of sites; and
WHEREAS, the Planning Commission of the City of La Quinta, California did
previously, on March 28, 2023, and June 27, 2023, hold duly noticed Public Hearings to
consider said applications and recommended the City Council adopt a Mitigated Negative
Declaration; and
WHEREAS at said Public Hearing, upon hearing and considering all testimony and
arguments, if any, of all interested persons desiring to be heard, City Council 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 examples of the major periods of
California history or prehistory. Potential impacts can be mitigated to be less
than significant levels.
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 can
be mitigated to be less than significant.
NOW, THEREFORE, BE IT RESOLVED by the City Council of the City of La
Quinta, California, as follows:
Resolution No. 2023-038
Environmental Assessment 2022-0001
Project: La Quinta Village Apartments
Adopted: November 21, 2023
Page 3 of 3
SECTION 1. That the above recitations are true and constitute the Findings of the City
Council in this case.
SECTION 2. That the City Council hereby does recommend adoption of Environmental
Assessment 2022-0001 with mitigation measures incorporated [Exhibit A].
PASSED, APPROVED, and ADOPTED at a regular meeting of the City of La
Quinta City Council, held on November 21, 2023, by the following vote:
AYES: Councilmembers Fitzpatrick, McGarrey, Pena, Sanchez, and Mayor
Evans
NOES: None
ABSENT: None
ABSTAIN: None
ATTEST:
MONIKA RAD A, City berk
City of La Quinta, California
APPROVED AS TO FORM:
WILLIAM H. IHRKE, City Attorney
City of La Quinta, California
LINDA EVANS, Mayor
City of La Quinta, California
Resolution No. 2023-038 - EXHIBIT A
Adopted: November 21, 2023
Administrative Draft
La Quinta Village Specific Plan Amendment No. 3
Final Initial Study/
Mitigated Negative Declaration
Lead Agency:
City of La Quinta
78-495 Calle Tampico
La Quinta, CA 92253
Prepared by:
The Altum Group
Rich Malacoff, AICP
44-600 Village Court, Suite 100
Palm Desert, CA 92260
EIE
October 2023
Table of Contents
Chapter 1 Introduction 1
1.1 Overview 1
1.2 Authority 1
1.3 Scope of Environmental Review 1
1.4 Impact Assessment Terminology 2
1.5 Organization of the Initial Study 2
1.6 Documents Incorporated by Reference 2
Chapter 2 Project Description 4
2.1 Project Location and Setting 4
2.2 Project Description 5
2.3 Project -Related Approvals 5
2.4 Summary of Mitigation Measures 6
Chapter 3 Environmental Evaluation 15
3.1 Aesthetics 16
3.2 Agriculture and Forestry Resources 18
3.3 Air Quality 19
3.4 Biological Resources 27
3.5 Cultural Resources 31
3.6 Energy 34
3.7 Geology and Soils 36
3.8 Greenhouse Gas Emissions 40
3.9 Hazards and Hazardous Materials 42
3.10 Hydrology and Water Quality 45
3.11 Land Use and Planning 48
3.12 Mineral Resources 50
3.13 Noise 51
3.14 Population and Housing 54
3.15 Public Services 55
3.16 Recreation 58
3.17 Transportation 59
La Quinta Village SPA No. 3 IS/MND ii August 2023
3.18 Tribal Cultural Resources 63
3.19 Utilities and Service Systems 66
3.20 Wildfire 68
3.21 Mandatory Findings of Significance 69
Chapter 4 Report Preparers 74
List of Tables
Table 1 Surrounding Land Uses 4
Table 2 Construction -Related Regional Criteria Pollutant Emissions 22
Table 3 Operational Regional Criteria Pollutant Emissions 23
Table 4 Maximum Number of Acres Disturbed Per Day 24
Table 5 Local Construction Emissions at the Nearest Receptors 25
Table 6 Local Operational Emissions at the Nearest Receptors 26
Table 7 Project Related Greenhouse Gas Annual Emissions 41
Table 8 Off -Site Traffic Noise Levels 53
Table 9 Existing Conditions (2021) Intersection Analysis 61
Table 10 Project Completion (2023) Intersection Analysis 61
Table 11 Cumulative Intersection Analysis 62
List of Exhibits
Exhibit 1 Regional Map 9
Exhibit 2 Vicinity Map 10
Exhibit 3 Site Plan 11
Exhibit 4 Renderings 12
Exhibit 5 Avenue 50 Noise Contour Map 13
Exhibit 6 Washington Street Noise Contour Map 14
Appendix
Appendix A Troutdale Village Air Quality, Greenhouse, and Energy Impact Study, MD Acoustics, December
30, 2021.
Appendix B Biological Resources Report for the Troutdale Village Project Located in the City of La Quinta,
Riverside County, California, ELMT Consulting, December 15, 2021.
Appendix C Cultural Resource Investigation in Support of the Troutdale Village Project, PaleoWest, April
25, 2022.
Appendix D Troutdale Village Apartments Project Noise Impact Study, MD Acoustics, January 12,2022.
Appendix E Troutdale Village Transportation Analysis, Integrated Engineering Group, December 2021.
Appendix F Preliminary Hydrology Study for Troutdale Village, Egan Civil, January 22, 2023.
Appendix G Troutdale Village Preliminary Water Quality Management Plan, Egan Civil, January 2023.
Appendix H Troutdale Village Transportation Analysis, Integrated Engineering Group, April 2023.
La Quinta Village SPA No. 3 IS/MND iii August 2023
Acronyms
AB Assembly Bill
AMSL Above Mean Sea Level
APN Assessor's Parcel Number
AQMP Air Quality Management Plan
BMPs Best Management Practices
CA EPA California Environmental Protection Agency
CaIEEMod California Emissions Estimator Model
CALGreen California Green Building Standards
Caltrans California Department of Transportation
CAP Climate Action Plan
CARB California Air Resources Board
CBC California Building Code
CCR California Code of Regulations
CDC California Department of Conservation
CDFW California Department of Fish and Wildlife
CEQA California Environmental Quality Act
CERCLA Comprehensive Environmental Response, Compensation, and Liability Act
CFC Chlorofluorocarbons
CH4 Methane
CNEL Community Noise Equivalent Level
CNPS California Native Plant Society
CO Carbon Monoxide
CO2 Carbon Dioxide
CVMSHCP Coachella Valley Multiple Species Habitat Conservation Plan
CVWD Coachella Valley Water District
dB Decibel
dBA A -weighted decibels
DSUSD Desert Sands Unified School District
DTSC California Department of Toxic Substances Control
DU/AC Dwelling Unit per Acre
e.g. Exempli Gratia or "for example"
EIR Eastern Information Center
EPA Environmental Protection Agency
FTA Federal Transit Administration
GHG Greenhouse Gas
IID Imperial Irrigation District
In/sec Inches Per Second
IS Initial Study
La Quinta Village SPA No. 3 IS/MND iv August 2023
ITE Institute of Engineers
Lbs/day Pounds Per Day
Leq Equivalent Continuous Sound Pressure Level
LST Localized Significance Threshold
MGD Million Gallons Per Day
MLD Most Likely Descendant
MMTCO2e Million Metric Tons of CO2 Emitted
MRZ-3 Mineral Resources Zone 3
MWD Metropolitan Water District of Southern California
N2O Nitrous Oxides
NAHC Native American Heritage Commission
NO Nitric Oxide
NO2 Nitrogen Dioxide
NOx Nitrogen Oxide
NPDES National Pollution Discharge Elimination System
PDPD Palm Desert Police Department
PM Particulate Matter
PM10 Particulate Matter Equal to or less than 10 Microns in Diameter
PM2.5 Particulate Matter Equal to or less than 2.5 Microns in Diameter
PPM Parts Per Million
PPV Peak Particle Velocities
PRC California Public Resources Code
PSI Pounds Per Square Inch
PSUSD Palm Springs Unified School District
RCALUC Riverside County Airport Land Use Commission
RCFD Riverside County Fire Department
RCRA Resource Conservation and Recovery Act
RCS/SCS Regional Transportation/Sustainable Communities Strategy
RMS Root Mean Square
RTP Regional Transportation Plan
RWQCB Regional Water Quality Control Board
SB Senate Bill
SCAB South Coast Air Basin
SCAG Southern California Associations of Government
SCAQMD South Coast Air Quality Management District
SCE Southern California Edison
SCS Sustainable Communities Strategy
SIP State Implementation Plan
SO2 Sulfur Dioxide
La Quinta Village SPA No. 3 IS/MND v August 2023
SoCal Gas Southern California Gas
SOI Sphere of Influence
SRA Source Receptor Area
SRA State Responsibility Area
SSAB Salton Sea Air Basin
STC Sound Transmission Class
SWPPP Stormwater Pollution Prevention Plan
USACE United States Army Corps of Engineers
UWMP Urban Water Management Plan
VdB Vibration decibels
VMT Vehicle Miles Traveled
WMP Water Management Plan
WQMP Water Quality Management Plan
WRP 10 Wastewater Treatment Plant 10
La Quinta Village SPA No. 3 IS/MND vi August 2023
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La Quinta Village SPA No. 3 IS/MND vii August 2023
1 INTRODUCTION
Chapter 1 Introduction
1.1 Overview
Troutdale Village, LLC. (hereafter, "Applicant") is proposing to develop the La Quinta Village Specific Plan
Amendment No. 3 Project (hereafter, "Project"), which consists of 252 dwelling units in the City of La Quinta
(hereafter, "City"), in Riverside County, California. The Project site is located at the northeast corner of the
intersection of Washington Street and Avenue 50 and is comprised of one parcel totaling approximately 14.03
acres. Currently, the Project site is vacant and is bordered by a residential community to the north, Washington
Street to the west, vacant land to the east, and Avenue 50 to the south.
The proposed Project will require the following entitlements from the City: 1) Specific Plan Amendment to
replace the previous La Paloma Specific Plan (now called La Quinta Village Specific Plan) for the Project site and
substitute for the City of La Quinta Municipal Code and 2) Site Development Permit to allow for the
development of 252 dwelling units and associated site improvements.
1.2 Authority
The City of La Quinta is the lead agency for the proposed Project. The City Council is the governing body for
the approval of the Project and adoption of the Mitigated Negative Declaration. Because the Project involves
a change to the existing site, the City Council's consideration of the Project and its potential environmental
effects is a discretionary action that is subject to the California Environmental Quality Act (CEQA). This
Subsequent Initial Study (IS) and its appendices have been prepared in accordance with CEQA (Statute), the
State's Guidelines for Implementation of CEQA (Guidelines) (as amended, 2018), and the City's CEQA
Guidelines for preparation of an IS. This IS, when combined with the Notice of Intent to Adopt a Mitigated
Negative Declaration, serves as the environmental document for the proposed Project pursuant to the
provisions of CEQA (Public Resources Code 21000 et seq.) and the CEQA Guidelines (California Code of
Regulations Section 15000, et seq.).
1.3 Scope of Environmental Review
The IS evaluates the proposed Project's potential environmental impacts on the following topics:
• Aesthetics
• Agricultural and Forestry Resources
• Air Quality
• Biological Resources
• Cultural Resources
• Energy
• Geology and Soils
• Greenhouse Gas Emissions
• Hazards and Hazardous Materials
• Hydrology and Water Quality
• Land Use and Planning
• Mineral Resources
• Noise
• Population and Housing
• Public Services
• Recreation
• Transportation
• Tribal Cultural Resources
• Utilities and Service Systems
• Wildfire
• Mandatory Findings of Significance
La Quinta Village SPA No. 3 IS/MND 1 August 2023
1 INTRODUCTION
1.4 Impact Assessment Terminology
The Environmental Checklist identifies potential impacts using four levels of significance as follows:
• No Impact. A finding of no impact is made when it is clear from the analysis that the proposed project
would not affect the environment.
• Less than significant. A finding of less than significant is made when it is clear from the analysis that a
proposed project would cause no substantial adverse change in the environment and no mitigation is
required.
• Less than significant with mitigation incorporated. A finding of less than significant with mitigation
incorporated is made when it is clear from the analysis that a proposed project would cause no
substantial adverse change in the environment when mitigation measures are successfully
implemented by the project proponent.
• Potentially Significant. A finding of potentially significant is made when the analysis concludes that the
proposed project could have a substantially adverse impact on the environment related to one or more
of the topics listed in the previous section, Scope of the Initial Study.
1.5 Organization of the Initial Study
The content and format of this IS meet the requirements of CEQA. This IS contains the following sections:
• Chapter 1 Introduction. This chapter provides a brief summary of the proposed Project, identifies the
lead agency, summarizes the purpose and scope of the IS, and identifies documents incorporated by
reference.
• Chapter 2 Project Description. This chapter provides a project overview including a description of the
regional location and Project vicinity, including Exhibits; and provides a description of the Project
elements, e.g., dimensions of the Project, and identifies other agencies that may have permitting
authority over the Project.
• Chapter 3 Environmental Checklist. This chapter provides a copy of the City's Environmental Checklist
and responses to each question posed in the checklist. This chapter also provides a brief description of
the sources used to evaluate the proposed Project, a brief description of the existing conditions for
each topic, and an analysis of potential environmental impacts. Mitigation measures are also identified
where necessary.
• Chapter 4 List of Preparers. This chapter identifies City staff and consultants who were responsible for
the preparation of this IS and implementation of the Project.
1.6 Documents Incorporated by Reference
As allowed by CEQA Guidelines Section 15150, a Mitigated Negative Declaration may incorporate by reference
all or portions of another document that is generally available to the public. The document used must be
available for public review for interested parties to access during public review of the Subsequent Initial Study
and Notice of Intent to Adopt a Mitigated Negative Declaration for this Project. The following documents are
incorporated by reference.
• City of La Quinta 2035 General Plan, Adopted February 19, 2013 (Amended November 19, 2013)
• Draft Environmental Impact Report (SCH #2010111094) for the City of La Quinta General Plan
La Quinta Village SPA No. 3 IS/MND 2 August 2023
1 INTRODUCTION
These documents are also available for review at the La Quinta City Hall at 78-495 Calle Tampico, La Quinta,
CA 92253. The Project specific reports are attached to the Initial Study as appendices. The General Plan and
General Plan Final Environmental Impact Report are located on the City's website at:
https://www.laquintaca.gov/business/design-and-development/planning-division/2035-1a-quinta-general-
plan and https://www.laquintaca.gov/business/Ig2035-general-plan/documents, respectively.
La Quinta Village SPA No. 3 IS/MND 3 August 2023
2 PROJECT DESCRIPTION
Chapter 2 Project Description
2.1 Project Location and Setting
As detailed in Exhibit 1 Regional Map, and Exhibit 2, Vicinity Map, the Project site is located at the northeast
corner of the intersection of Washington Street and Avenue 50 in the City of La Quinta (City), in Riverside
County, California. The Project site encompasses Assessor's Parcel Number (APN) 646-070-016.
Existing General Plan Designation
The Project site is designated as "Medium/High Density Residential" under the City's General Plan 2035 Land
Use Map. The Medium/High Density Residential designation is designed to accommodate a broad range of
residential land uses, including small -lot divisions, duplex, condominium, and apartments. The maximum
density of this land use designation is 16 dwelling units per acre.
Existing/Proposed Zoning Designation
The Project site is zoned "Medium High Density Residential (RMH)" and within an Affordable Housing Overlay
per the City's Official Zoning Map and Municipal Code. Per the City's Municipal Code Section 9.30.060, the
purpose of the RMH zoning designation is to provide for the development and preservation of medium-high
density neighborhoods (eight to twelve dwelling units per acre), except as provided in Section 9.40.020. The
Applicant is proposing to keep the RMH zoning and apply a Density Bonus which would result in 16 units per
acre. The Affordable Housing Overlay designation would remain.
Existing Specific Plan Designation
The entire Project site is located within the La Paloma Specific Plan (SP 04-071) which would be called La Quinta
Village Specific Plan (Specific Plan 2022-0001, SP 04-071 Amendment).
Surrounding Land Uses
The Project site is bordered by a residential community located immediately north; to the west, the Project
site is bordered by Washington Street and beyond is a residential community; to the east, the Project site is
bordered by a dry channel and beyond is La Quinta Middle School, YMCA, and the Boys and Girls Club; and to
the south, the Project site is bordered by Avenue 50 and beyond is vacant, undeveloped land. See Table 1,
Surrounding Land Uses.
Table 1 Surrounding Land Uses
Direction
General Plan Designation
Zoning
Existing Land Use
North
MHDR - Medium/High Density
Residential
RM - Medium Density
Residential
Residential community
South
MHDR - Medium/High Density
Residential
RM - Medium Density
Residential
Avenue 50/Vacant, undeveloped
land
East
OS -N - Open Space Natural
FP- Floodplain
Dry channel and La Quinta Middle
School, YMCA, and the Boys and
Girls Club;
West
LDR - Low Density Residential
RL - Low Density
Residential
Washington Street/Residential
La Quinta Village SPA No. 3 IS/MND
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August 2023
2 PROJECT DESCRIPTION
Existing Utility Infrastructure
Existing utility infrastructure at the Project site consists of an 18 -inch Coachella Valley Water District (CVWD)
waterline beneath Washington Street and Avenue 50. Additionally, sewer mains are located on the west side
of the site in Washington Street and on the south side of the site in Avenue 50. There are existing power poles
located on Washington Street, Avenue 50, and the north property line, which may be undergrounded if
practical and allowed by Imperial Irrigation District (IID).
2.2 Project Description
As shown in both Exhibit 3, Site Plan, the proposed Project involves the development of 12 two-story
apartment buildings totaling 252 dwelling units on a 14.03 -acre property. The proposed apartment buildings
would have a maximum height of 28 feet. Of the 252 dwelling units, 178 will be market -rate units and 74 will
be moderate -income affordable units. The Applicant also proposes associated site improvements including
landscaping, utility infrastructure, parking spaces, an internal roadway, a clubhouse, pool and spa, barbeque
areas, putting course, pickleball court, tot lot, and dog park for the residents. The Project would contain two
retention basins along the western side of the Project site and some smaller retention basins throughout the
site.
The Project would provide for a total of 522 parking spaces, including 458 standard spaces, 12 accessible
spaces, and 52 future electric vehicle (EV) capable spaces or as required by CalGreen standards. The Project
also would provide two bicycle parking racks, for a total of four spaces.
Primary Project access would be provided along the Project site's frontage on Washington Street. The proposed
secondary access would be provided along the Project site's frontage on Avenue 50. The internal circulation is
a driveway around the perimeter of the site, which would not consist of dead -ends. This design also provides
easy access for the fire department and trash collector to all proposed buildings on the site. Street
improvements to the Project site's frontages with Washington Street and Avenue 50 would consist of
expanded pavement, curb, gutter, median, and sidewalk/bike improvements.
2.3 Project -Related Approvals
The discretionary approvals required by the City include:
• Specific Plan Amendment No. 2022-001
• Site Development Permit No. 2022-0001
• Adoption of La Quinta Village Specific Plan IS/MND (EA2022-0001)
• General Plan Amendment No. 2022-0002
Administrative approvals are required by the City related to the design and construction of stormwater
drainage infrastructure, Coachella Valley Water District (CVWD) for construction of water and sewer
infrastructure and connection to the water and sewer distribution and conveyance systems, and Colorado River
Basin Regional Water Quality Control Board for issuance of a National Pollutant Discharge Elimination System
(NPDES) permit and approval of the Project's Water Quality Management Plan (WQMP).
La Quinta Village SPA No. 3 IS/MND 5 August 2023
2 PROJECT DESCRIPTION
2.4 Summary of Mitigation Measures
BIO -1 Regardless of the time of year, nesting bird surveys shall be performed by a qualified avian biologist
no more than three (3) days prior to vegetation removal or ground -disturbing activities. Pre -
construction surveys shall focus on both direct and indirect evidence of nesting, including nest
locations and nesting behavior. The qualified biologist will make every effort to avoid potential nest
predation as a result of survey and monitoring efforts. If active nests are found during the pre -
construction nesting bird surveys, a qualified biologist shall establish an appropriate nest buffer to be
marked on the ground. Nest buffers are species specific and should be at least 300 feet for passerines
and 500 feet for raptors and birds -of -prey. Active nests and adequacy of the established buffer
distance shall be monitored daily by the qualified biologist until the qualified biologist has determined
the young have fledged or the Project has been completed. The qualified biologist has the authority to
stop work if nesting pairs exhibit signs of disturbance.
Preconstruction burrowing owl surveys shall be conducted no less than 14 days prior to the start of
Project -related activities and within 24 hours prior to ground disturbance, in accordance with the Staff
Report on Burrowing Owl Mitigation (CDFG 2012 or most recent version).
BIO -2 Prior to construction and issuance of any grading permit, the City of La Quinta shall ensure compliance
with the Coachella Valley Multiple Species Habitat Conservation Plan (CVMSHCP) and its associated
Implementing Agreement and shall ensure the collection of payment of the CVMSHCP Local
Development Mitigation Fee.
CUL -1 A qualified archaeologist monitor shall be present during any ground disturbing activities during the
project construction phase. In the case that archaeological materials are encountered during ground
disturbing activities, work in the area shall cease and any deposits shall be treated according to Federal,
State, and local guidelines. No further grading is permitted in the area of the discovery until the City
approves the appropriate measure to protect the discovered resources.
CUL -2 In the event that human remains are uncovered during ground disturbing activities on the Project site,
no further disturbance shall occur, and all work shall cease until the County Coroner has made a
determination of the origin and disposition of the remains. Ground disturbing activities and
excavations shall not resume until the following has been addressed:
1.
2.
The County Coroner has been contacted and determined that no investigation to the cause of
death is required, and
If the County Coroner determines that the remains are of Native American decent, the Coroner
must notify Native American Heritage Commission (NAHC), which will then determine the Most
Likely Descendant (MLD). The MLD shall complete the inspection of the site within 48 hours of
notification and may recommend means of treating or disposing of, with appropriate dignity, the
human remains, and any associated grave goods as provided in Public Resource Code Section
5097.98.
GEO-1 Prior to the start of the proposed Project activities, all field personnel will receive a worker's
environmental awareness training on paleontological resources. The training will provide a description
of the laws and ordinances protecting fossil resources, the types of fossil resources that may be
encountered in the Project area, the role of the paleontological monitor, outlines steps to follow in the
event that a fossil discovery is made and provides contact information for the Project Paleontologist.
La Quinta Village SPA No. 3 IS/MND 6 August 2023
2 PROJECT DESCRIPTION
The training will be developed by the Project Paleontologist and can be delivered concurrent with
other training including cultural, biological, safety, etc.
GEO-2 Prior to the commencement of ground -disturbing activities, a professional paleontologist will be
retained to prepare and implement a PRMMP for the proposed Project. The PRMMP will describe the
monitoring required during excavations that extend into older Quaternary (Pleistocene) age
sediments, and the location of areas deemed to have a high paleontological resource potential. Part-
time monitoring, or spot checking, may be required during shallow ground -disturbances (< 10 feet
below ground surface) to confirm that sensitive geologic units are not being impacted. Monitoring will
entail the visual inspection of excavated or graded areas and trench sidewalls.
GEO-3 In the event that a paleontological resource is discovered, the monitor will have the authority to
temporarily divert the construction equipment around the find until it is assessed for scientific
significance and, if appropriate, collected. If the resource is determined to be of scientific significance,
the Project Paleontologist shall complete the following:
1. Salvage of Fossils. If fossils are discovered, all work in the immediate vicinity should be halted to
allow the paleontological monitor, and/or Project Paleontologist to evaluate the discovery and
determine if the fossil may be considered significant. If the fossils are determined to be potentially
significant, the Project Paleontologist (or paleontological monitor) should recover them following
standard field procedures for collecting paleontological as outlined in the PRMMP prepared for
the Project. Typically, fossils can be safely salvaged quickly by a single paleontologist and not
disrupt construction activity. In some cases, larger fossils (such as complete skeletons or large
mammal fossils) require more extensive excavation and longer salvage periods. In this case the
paleontologist should have the authority to temporarily direct, divert, or halt construction activity
to ensure that the fossil(s) can be removed in a safe and timely manner.
2. Fossil Preparation and Curation. The PRMMP will identify the museum that has agreed to accept
fossils that may be discovered during project -related excavations. Upon completion of fieldwork,
all significant fossils collected will be prepared in a properly equipped laboratory to a point ready
for curation. Preparation may include the removal of excess matrix from fossil materials and
stabilizing or repairing specimens. During preparation and inventory, the fossils specimens will be
identified to the lowest taxonomic level practical prior to curation at an accredited museum. The
fossil specimens must be delivered to the accredited museum or repository no later than 90 days
after all fieldwork is completed. The cost of curation will be assessed by the repository and will be
the responsibility of the client.
GEO-4 Upon completion of ground disturbing activity (and curation of fossils if necessary) the Project
Paleontologist should prepare a final mitigation and monitoring report outlining the results of the
mitigation and monitoring program. The report should include discussion of the location, duration and
methods of the monitoring, stratigraphic sections, any recovered fossils, and the scientific significance
of those fossils, and where fossils were curated.
TCR -1 Prior to any ground disturbing activities on the Project site, an approved Agua Caliente Native
American Cultural Resource Monitor(s) shall be present to monitor the site. Should buried cultural
deposits be encountered, the Monitor may request destructive construction halt and the Monitor shall
notify a qualified Archaeologist to investigate and, if necessary, prepare a mitigation plan for
La Quinta Village SPA No. 3 IS/MND 7 August 2023
2 PROJECT DESCRIPTION
submission to the State Historic Preservation Officer and the Agua Caliente Tribal Historic Preservation
Office.
La Quinta Village SPA No. 3 IS/MND 8 August 2023
2 PROJECT DESCRIPTION
Exhibit 1 Regional Map
La Quinta Village SPA No. 3 IS/MND
9
August 2023
2 PROJECT DESCRIPTION
Exhibit 2 Vicinity Map
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it
La Quinta Village SPA No. 3 IS/MND
10
August 2023
3 ENVIRONMENTAL EVALUATION
Exhibit 3 Site Plan
!
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7
27.
L -
;[!
\)!\ d} d
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IZ>
AVENUE 5Q
La Rm &ayHag SPA No. 3 IS/MND
11
August 2023
3 ENVIRONMENTAL EVALUATION
Exhibit 4 Renderings
1.„
1VIS:��
Above: View of Washington Street entrance.
Above: View on Avenue 50 looking towards Washington Street intersection with mountain range in background.
La Quinta Village SPA No. 3 IS/MND
12
August 2023
3 ENVIRONMENTAL EVALUATION
Exhibit 5 Avenue 50 Noise Contour Map
Levels in dB(A)
Q tri Q u1 O 6
vn (n m N. n
v
oi0 Ln
U
Cf)
[0
V
1 11
La Quinta Village SPA No. 3 IS/MND
13
August 2023
3 ENVIRONMENTAL EVALUATION
Exhibit 6 Washington Street Noise Contour Map
07412136_LQ Troutdale Le Quinta Noise
Noise Level Contours
1.
o IJ o LIT 0 0
In lfl iD LD I, 11 N < in
Cr m G/
mw ° m
'a d u, 0 Lfl >. v, " ni A .-1
u•y 1!7 Lp LD N ++ 5 ri
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rendSCI! IDIIS !ur P Wining and Des'.
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La Quinta Village SPA No. 3 IS/MND
14
August 2023
3 ENVIRONMENTAL EVALUATION
Chapter 3 Environmental Evaluation
ENVIRONMENTAL FACTORS POTENTIALLY AFFECTED:
The environmental factors checked below would be potentially affected by this project, involving at least one
impact that is a "Potentially Significant Impact" as indicated by the checklist on the following pages.
❑ Aesthetics
❑ Biological Resources
❑ Greenhouse Gas Emissions ❑
❑ Land Use/Planning
❑ Population/Housing
❑ Transportation/Traffic
❑ Mandatory Findings of
Significance
DETERMINATION:
On the basis of this initial evaluation:
Agriculture and Forestry
Resources
Cultural Resources
Hazards and Hazardous
Materials
Mineral Resources
Public Services
Tribal Cultural Resources
❑ Air Quality
❑ Geology/Soils
❑ Hydrology/Water Quality
❑ Noise
❑ Recreation
❑ Utilities and Service Systems
❑ 1 find that the proposed project COULD NOT have a significant effect on the environment, and a
NEGATIVE DECLARATION will be prepared.
▪ 1 find that although the proposed project could have a significant effect on the environment, there will
not be a significant effect in this case because revisions in the project have been made by or agreed to
by the project proponent. A MITIGATED NEGATIVE DECLARATION will be prepared.
❑ 1 find that the proposed project MAY have a significant effect on the environment, and an
ENVIRONMENTAL IMPACT REPORT is required.
❑ I find that the proposed project MAY have a "potentially significant impact" or "potentially significant
unless mitigated" impact on the environment, but at least one effect 1) has been adequately analyzed
in an earlier document pursuant to applicable legal standards, and 2) has been addressed by mitigation
measures based on the earlier analysis as describe on attached sheets. An ENVIRONMENTAL IMPACT
REPORT is required, but it must analyze only the effects that remain to be addressed.
❑ I find that although the proposed project could have a significant effect on the environment, because all
potentially significant effects a) have been analyzed adequately in an earlier EIR or NEGATIVE
DECLARATION pursuant to applicable standards, and b) have been avoided or mitigated pursuant to that
earlier EIR or NEGATIVE DECLARATION, including revisions or mitigation measures that are imposed
upon the proposed project, nothing further is required.
Signature Date
La Quinta Village SPA No. 3 IS/MND 15 August 2023
3 ENVIRONMENTAL EVALUATION
3.1 Aesthetics
3.1.1 Sources
• City of La Quinta, City of La Quinta 2035 General Plan, Adopted February 19, 2013.
• City of La Quinta, Draft Environmental Impact Report (SCH #2010111094) for the City of La Quinta
General Plan, July 2012.
https://www.laquintaca.gov/home/showpublisheddocument/15858/635338594527270000
• California Department of Transportation, California State Scenic Highway System Map, 2019
• Google Earth, 2022
3.1.2 Environmental Setting
Scenic views from the Project site consists of the San Bernardino (north, northeast, and northwest), Santa Rosa
(southwest), and San Jacinto (west) Mountain Ranges. The San Bernardino, Santa Rosa, and San Jacinto
Mountains Ranges rise over the valley floor at elevations consisting of 8,716 feet (2,657 meters), 8,011 feet
(2,442 meters), and 11,489 feet (3,502 meters), respectively.
3.1.3 Impacts
a. Less than Significant Impact The Project site and the vicinity of the Project site do not contain a scenic
vista. The nearest scenic vista consists of scenic views of the San Bernardino Mountains located 7.7 miles
north of the Project site; Santa Rosa Mountains located approximately 5.0 miles southwest of the Project
site; and San Jacinto Mountains located approximately 1.8 miles west of the Project site. Surrounding the
Project site, views of the lower elevations of the aforementioned are partially blocked due to existing
development and distance from the mountains; however, views of the middle and upper elevations of
these mountains are kept visibly intact. As shown in Exhibit 3, Site Plan, the proposed maximum height
for residential buildings at 28 feet would comply with the City's Zoning Code. The proposed buildings and
site improvements would partially obscure views of the San Bernardino Mountains, Santa Rosa
La Quinta Village SPA No. 3 IS/MND 16 August 2023
Potentially
Significant
Im act
P
Less than
Significant with
Mitigation
Incorporated
Less than
Significant
Im act
P
No
Impact
AESTHETICS — Would the project:
a) Have a substantial adverse effect on a scenic vista?
n
L
b) Substantially damage scenic resources, including, but
not limited to, trees, rock outcroppings, and historic
buildings within a state scenic highway?
a
c) In non -urbanized areas, substantially degrade the
existing visual character or quality of public views of the
site and its surroundings? (Public views are those that are
experienced from publicly accessible vantage point). If the
project is in an urbanized area, would the project conflict
with applicable zoning and other regulations governing
scenic quality?
L
d) Create a new source of substantial light or glare which
would adversely affect day or nighttime views in the area?
❑
❑
❑
"
a. Less than Significant Impact The Project site and the vicinity of the Project site do not contain a scenic
vista. The nearest scenic vista consists of scenic views of the San Bernardino Mountains located 7.7 miles
north of the Project site; Santa Rosa Mountains located approximately 5.0 miles southwest of the Project
site; and San Jacinto Mountains located approximately 1.8 miles west of the Project site. Surrounding the
Project site, views of the lower elevations of the aforementioned are partially blocked due to existing
development and distance from the mountains; however, views of the middle and upper elevations of
these mountains are kept visibly intact. As shown in Exhibit 3, Site Plan, the proposed maximum height
for residential buildings at 28 feet would comply with the City's Zoning Code. The proposed buildings and
site improvements would partially obscure views of the San Bernardino Mountains, Santa Rosa
La Quinta Village SPA No. 3 IS/MND 16 August 2023
3 ENVIRONMENTAL EVALUATION
Mountains, and San Jacinto Mountains — although not substantially more than under existing conditions
— and views of these Mountains would continue to be available above the proposed buildings. Therefore,
the proposed Project would not have a substantial adverse effect on scenic vistas and impacts would be
less than significant.
b. No Impact According to the California Scenic Highway Program, the nearest scenic highway is SR -74,
which is located approximately 6.2 miles west of the Project site and is classified as an Officially
Designated Scenic Highway. Due to the distance between the Project site and SR -74, the Project site is
not visible to vehicles driving along SR -74. In addition, there are no historic buildings nor any unique
geologic or topographic features such as rock outcrops, bodies of water, ridges or canyons found on or
within the Project site. Therefore, due to topography and intervening development, the proposed Project
would not substantially damage scenic resources, including, but not limited to, trees, rock outcroppings,
and historic buildings within a state scenic highway. No impact would occur.
c. Less than Significant Impact The Project site is located in an urbanized area; therefore, the applicable
threshold is whether the project would conflict with applicable zoning and other regulations governing
scenic quality. Under existing conditions, the entire Project site is undeveloped vacant land with sparse
desert flora. The surrounding land to the north and west are residential homes, vacant planned residential
homes to the south, and a dry channel to the east. Implementation of the Project would result in the
visual conversion of the site from vacant, undeveloped land to 252 apartment homes. The Project would
be compatible with the size, scale, and aesthetic features of other existing homes located to the north,
west, and future homes to the south of the Project site. Furthermore, the Project would be required to
comply with the applicable development standards and design guidelines in the La Quinta Village Specific
Plan and the City of La Quinta Municipal Code (LQMC), which regulates the visual quality of new
development and ensures that new development does not detract from any scenic attributes/qualities in
the surrounding area. The existing zoning of RMH provides for homes up to 28'. LQMC Section 9.50.020,
Height Limits and Setbacks Near Image Corridors, requires a maximum height of 22 feet within the first
150 feet from Avenue 50 and Washington Street. An increase above 22' is permitted subject to a minor
use permit per LQMC as described in Footnote 2 of Table 9-2 Residential Development Standards ("Any
proposed building height over 22 feet requires minor use permit approval and shall not exceed a
maximum building height of the existing zone.") The Specific Plan will provide modified standards that
will allow a maximum height of 28 feet within the first 150 feet from Avenue 50 and Washington Street.
As noted above, the 28' is consistent with the maximum permitted building height for homes in the RMH
zone. Thus, the Specific Plan which would replace the Minor Use Permit, would be consistent with the
provisions of the LQMC. Further, as shown in Exhibit 4, the buildings along the perimeter of the project
adjacent to Washing Street and Avenue 50 will not impact the view of the mountains. Because the Project
is in an urbanized area and would not conflict with applicable zoning standards and other regulations
governing scenic quality, a less than significant impact would occur from implementation of the Project.
d. Less than Significant Impact Under existing conditions, the Project site contains no sources of artificial
lighting. The Project would introduce new sources of lighting, including streetlights and security lighting.
Subject to City review and approval, all Project lighting would be required to conform to regulations,
guidelines, and standards established under LQMC Section 9.150.080, Parking Facility Design Standards,
and LQMC Section 9.100.150, Outdoor Lighting, which ensures adequate lighting for public safety while
also minimizing light pollution, glare, and public nuisances. Mandatory compliance with the City's Zoning
Code would ensure that the Project would not introduce any permanent design features that would
adversely affect day or nighttime views in the area. Impacts would be less than significant.
La Quinta Village SPA No. 3 IS/MND 17 August 2023
3 ENVIRONMENTAL EVALUATION
3.1.4 Mitigation
No mitigation required.
3.1.5 Level of Significance after Mitigation
Not applicable.
3.2 Agriculture and Forestry Resources
3.2.1 Sources
• Riverside Map My County, 2022.
https://gisl.countyofriverside.us/Html5Viewer/?viewer=MMC Public.
3.2.2 Environmental Setting
The Project site is presently vacant, and the ground surface is covered with scattered desert brush, weeds, and
minor debris. The Project site has an existing ground surface elevation range from about 40 to 59 feet above
mean sea level (AMSL). The Farmland Mapping and Monitoring Program (FMMP) designates the Project site
as Urban and Built -Up Land.
3.2.3 Impacts
La Quinta Village SPA No. 3 IS/MND
18
August 2023
Potentially
Significant
Impact
Less than
Significant with
Mitigation
Incorporated
Less than
Significant
Impact
No
Impact
AGRICULTURAL AND FORESTRY RESOURCES: In determining whether impacts to agricultural resources are significant
environmental effects, lead agencies may refer to the California Agricultural Land Evaluation and Site Assessment Model
(1997) prepared by the California Dept. of Conservation as an optional model to use in assessing impacts on agriculture
and farmland. In determining whether impacts to forest resources, including timberland, are significant environmental
effects, lead agencies may refer to information compiled by the California Department of Forestry and Fire Protection
regarding the state's inventory of forest land, including the Forest and Range Assessment Project and the Forest Legacy
Assessment project; and forest carbon measurement methodology provided in Forest Protocols adopted by the California
Air Resources Board. Would the Project:
a) Convert Prime Farmland, Unique Farmland, or Farmland
of Statewide Importance (Farmland), as shown on the
maps prepared pursuant to the Farmland Mapping and
7
Monitoring Program of the California Resources Agency, to
non-agricultural use?
b) Conflict with existing zoning for agricultural use, or a
Williamson Act Contract?
❑
❑
❑
N
c) Conflict with existing zoning for, or cause rezoning of,
forest land (as defined in Public Resources Code Section
12220(g)), timberland (as defined by Public Resources
Code section 4526) or timberland zoned Timberland
❑
❑
❑
Production (as defined by Government Code Section
51104(g))?
La Quinta Village SPA No. 3 IS/MND
18
August 2023
3 ENVIRONMENTAL EVALUATION
a -e. No Impact According to mapping information available from the California Department of Conservation's
(CDC) Farmland Mapping and Monitoring Program (FMMP), the Project site is classified as Urban and
Built -Up Land. Accordingly, the Project site does not contain any lands mapped by the FMMP as Prime
Farmland, Unique Farmland, or Farmland of Statewide Importance (Farmland); therefore, the Project
would not convert such Farmland to non-agricultural use. Furthermore, the Project site is not located
within a Williamson Act contract. Lastly, the Project site is zoned for Medium/High Density Residential
under existing conditions; therefore, the Project would not conflict with zoning for agricultural use or
result in the loss of forest land or convert forest land or timberland to non -forest land. Therefore, no
impacts would occur.
3.2.4 Mitigation
No mitigation is required.
3.2.5 Level of Significance after Mitigation
Not applicable.
3.3 Air Quality
3.3.1 Sources
• MD Acoustics, Troutdale Village Air Quality, Greenhouse Gas, and Energy Study, December 30, 2021
(Appendix A)
3.3.2 Environmental Setting
The Project site is within the Salton Sea Air Basin (SSAB), which is under the jurisdiction of the South Coast Air
Quality Management District (SCAQMD). The SCAQMD is one of the 35 air quality regulatory agencies in the
State of California and all development within the SSAB is subject to SCAQMD's 2016 Air Quality Management
Plan (2016 AQMP) and the 2003 Coachella Valley PM10 State Implementation Plan (2003 CV PM10 SIP). The
SCAQMD operates and maintains regional air quality monitoring stations at numerous locations throughout its
jurisdiction. The SCAQMD is divided into 38 air -monitoring areas with a designated ambient air monitoring
station representative of each area. The Project site is located in the City of La Quinta within the County of
Riverside in the Coachella Valley (Area 30). The nearest air monitoring station to the Project site is the Palm
Springs — Fire Station (Palm Springs Station) approximately 18 miles northwest of the site. However, this
location does not provide all ambient weather data. Therefore, additional data was pulled from the SCAQMD
La Quinta Village SPA No. 3 IS/MND 19 August 2023
Potentially
Significant
Impact
Less than
Significant with
Mitigation
Incorporated
Less than
Significant
Impact
No
Impact
d) Result in the loss of forest land or conversion of forest
land to non -forest use?
❑
❑
n
e) Involve other changes in the existing environment
which, due to their location or nature, could result in
conversion of Farmland, to non-agricultural use or
conversion of forest land to non -forest use?
❑
❑
❑
a -e. No Impact According to mapping information available from the California Department of Conservation's
(CDC) Farmland Mapping and Monitoring Program (FMMP), the Project site is classified as Urban and
Built -Up Land. Accordingly, the Project site does not contain any lands mapped by the FMMP as Prime
Farmland, Unique Farmland, or Farmland of Statewide Importance (Farmland); therefore, the Project
would not convert such Farmland to non-agricultural use. Furthermore, the Project site is not located
within a Williamson Act contract. Lastly, the Project site is zoned for Medium/High Density Residential
under existing conditions; therefore, the Project would not conflict with zoning for agricultural use or
result in the loss of forest land or convert forest land or timberland to non -forest land. Therefore, no
impacts would occur.
3.2.4 Mitigation
No mitigation is required.
3.2.5 Level of Significance after Mitigation
Not applicable.
3.3 Air Quality
3.3.1 Sources
• MD Acoustics, Troutdale Village Air Quality, Greenhouse Gas, and Energy Study, December 30, 2021
(Appendix A)
3.3.2 Environmental Setting
The Project site is within the Salton Sea Air Basin (SSAB), which is under the jurisdiction of the South Coast Air
Quality Management District (SCAQMD). The SCAQMD is one of the 35 air quality regulatory agencies in the
State of California and all development within the SSAB is subject to SCAQMD's 2016 Air Quality Management
Plan (2016 AQMP) and the 2003 Coachella Valley PM10 State Implementation Plan (2003 CV PM10 SIP). The
SCAQMD operates and maintains regional air quality monitoring stations at numerous locations throughout its
jurisdiction. The SCAQMD is divided into 38 air -monitoring areas with a designated ambient air monitoring
station representative of each area. The Project site is located in the City of La Quinta within the County of
Riverside in the Coachella Valley (Area 30). The nearest air monitoring station to the Project site is the Palm
Springs — Fire Station (Palm Springs Station) approximately 18 miles northwest of the site. However, this
location does not provide all ambient weather data. Therefore, additional data was pulled from the SCAQMD
La Quinta Village SPA No. 3 IS/MND 19 August 2023
3 ENVIRONMENTAL EVALUATION
historical data for the Coachella Valley Area (Area 30) for both sulfur dioxide and carbon monoxide to provide
the existing levels
The SSAB exceeds state and federal standards for fugitive dust (PM10) and ozone (03) and is in
attainment/unclassified for PM2.5. Ambient air quality in the SSAB, including the Project site, does not exceed
state and federal standards for carbon monoxide, nitrogen dioxides, sulfur dioxide, lead, sulfates, hydrogen
sulfide, or Vinyl Chloride.
3.3.3 Impacts
a. Less than Significant Impact
The SCAQMD has established the AQMP to achieve State and Federal air quality standards. On June 30,
2016, the SCAQMD released its Draft 2016 AQMP. The Plan was approved by the California Environmental
Protection Agency (CA EPA) on June 15, 2017. Therefore, the applicable air quality plan for the Project is
the SCAQMD 2016 AQMP. The SCAQMD CEQA Handbook states that "New or amended General Plan
Elements (including land use zoning and density amendments), Specific Plans, and significant projects
must be analyzed for consistency with the AQMP." Strict consistency with all aspects of the plan is usually
not required. A project should be considered to be consistent with the AQMP if it furthers one or more
policies and does not obstruct other policies. The pollutant reducing mechanisms in the AQMP are based,
in part, on urban growth projections estimated by the Southern California Associations of Government
(SCAG). The SCAQMD CEQA Handbook identifies two key indicators of consistency:
1. Whether the project will result in an increase in the frequency or severity of existing air quality
violations or cause or contribute to new violations or delay timely attainment of air quality
standards or the interim emission reductions specified in the AQMP.
2. Whether the project will exceed the assumptions in the AQMP in 2016 or increments based on the
year of project buildout and phase.
Below, Criterion 1 and Criterion 2 are discussed.
La Quinta Village SPA No. 3 IS/MND 20 August 2023
Potentially
Significant
Impact
Less than
Significant with
Mitigation
Incorporated
Less than
Significant
Impact
No
Impact
AIR QUALITY — Where available, the significance criteria established by the applicable air quality management or air
pollution control district may be relied upon to make the following determinations. Would the project:
a) Conflict with or obstruct implementation of the
applicable air quality plan?
❑
❑
❑
"
b) Result in a cumulatively considerable net increase of
any criteria pollutant for which the project region is
non -attainment under an applicable federal or state
ambient air quality standard?
❑
❑
❑
"
c) Expose sensitive receptors to substantial pollutant
concentrations?
❑
❑
❑
"
d) Result in other emissions (such as those leading to
odors) adversely affecting a substantial number of
people?
❑
❑
❑
��
a. Less than Significant Impact
The SCAQMD has established the AQMP to achieve State and Federal air quality standards. On June 30,
2016, the SCAQMD released its Draft 2016 AQMP. The Plan was approved by the California Environmental
Protection Agency (CA EPA) on June 15, 2017. Therefore, the applicable air quality plan for the Project is
the SCAQMD 2016 AQMP. The SCAQMD CEQA Handbook states that "New or amended General Plan
Elements (including land use zoning and density amendments), Specific Plans, and significant projects
must be analyzed for consistency with the AQMP." Strict consistency with all aspects of the plan is usually
not required. A project should be considered to be consistent with the AQMP if it furthers one or more
policies and does not obstruct other policies. The pollutant reducing mechanisms in the AQMP are based,
in part, on urban growth projections estimated by the Southern California Associations of Government
(SCAG). The SCAQMD CEQA Handbook identifies two key indicators of consistency:
1. Whether the project will result in an increase in the frequency or severity of existing air quality
violations or cause or contribute to new violations or delay timely attainment of air quality
standards or the interim emission reductions specified in the AQMP.
2. Whether the project will exceed the assumptions in the AQMP in 2016 or increments based on the
year of project buildout and phase.
Below, Criterion 1 and Criterion 2 are discussed.
La Quinta Village SPA No. 3 IS/MND 20 August 2023
3 ENVIRONMENTAL EVALUATION
Criterion 1 - Increase in the Frequency or Severity of Violations?
Based on the air quality modeling analysis contained in Appendix A, short-term regional construction air
emissions would not result in significant impacts based on SCAQMD regional and local thresholds of
significance. In addition, long-term operational impacts would not result in significant impacts based on
the SCAQMD local and regional thresholds of significance shown in Tables 10 and 11 of Appendix A.
Based on the information provided above, the proposed Project would be consistent with the first
criterion.
Criterion 2 - Exceed Assumptions in the AQMP?
Consistency with the AQMP assumptions is determined by performing an analysis of the proposed Project
with the assumptions in the AQMP. The emphasis of this criterion is to ensure that the analyses conducted
for the proposed Project are based on the same forecasts as the AQMP. The AQMP is developed through
use of the planning forecasts provided in the Regional Transportation Plan/Sustainable Communities
Strategy (RTP/SCS) and Federal Transportation Improvement Program (FTIP). The RTP/SCS is a major
planning document for the regional transportation and land use network within Southern California. The
RTP/SCS is a long-range plan that is required by federal and state requirements placed on SCAG and is
updated every four years. The FTIP provides long-range planning for future transportation improvement
projects that are constructed with state and/or federal funds within Southern California. Local
governments are required to use these plans as the basis of their plans for the purpose of consistency
with applicable regional plans under CEQA. For this Project, the City of La Quinta General Plan's Land Use
Plan defines the long-range land use assumptions that are represented in AQMP.
The Project has a current land use classification of Medium High Density Residential according to the City
of La Quinta Official Zoning Map. The proposed Project is to develop the site with a 252 -unit apartment
complex on 14.03 acres for a density of 18 dwelling units per acre. As the Medium High Density Residential
Land Use allows for eight to twelve dwelling units per acre, the Project proposes a Density Bonus allowing
for up to 18 dwelling units per acre. The additional units past the 12 dwelling units per acre are part of
the Project's density bonus for providing affordable units. The Project would be seeking an amendment
to the City's General Plan to account for the difference. With approval of the General Plan Amendment,
the proposed Project would not result in an inconsistency with the land use designation in the City's
General Plan. Therefore, the proposed Project is not anticipated to exceed the AQMP assumptions for the
Project site and is found to be consistent with the AQMP for the second criterion.
Based on the above, the proposed Project would not result in an inconsistency with the SCAQMD AQMP.
Therefore, a less -than -significant impact would occur in relation to implementation of the AQMP.
b. Less than Significant Impact The proposed Project would not result in a cumulatively considerable net
increase of any criteria pollutant for which the Project region is non -attainment under an applicable
Federal or State ambient air quality standard.
Construction Emissions
The Project was analyzed to be operational in 2023; therefore, construction is estimated to start no
sooner than the first quarter of 2022 and be completed by 2023. The phases of the construction activities
which have been analyzed below are: 1) site preparation, 2) grading, 3) building, 4) paving, and 5)
architectural coating. For details on construction modeling and construction equipment for each phase,
refer to Appendix A.
La Quinta Village SPA No. 3 IS/MND 21 August 2023
3 ENVIRONMENTAL EVALUATION
Construction -Related Regional Impacts
The latest version of the CaIEEMod model was used to estimate the on-site and off-site construction
emissions. The worst-case summer or winter daily construction -related criteria pollutant emissions from
the proposed Project for each phase of construction activities are shown below in Table 2. Since it is
possible that building construction, paving, and architectural coating activities may occur concurrently
towards the end of the building construction phase, Table 2 also shows the combined regional criteria
pollutant emissions from building construction, paving, and architectural coating phases of construction.
Table 2 Construction -Related Regional Criteria Pollutant Emissions5
Activity
Pollutant Emissions (pounds/day)
VOC
NOx
CO
SO2
PM10
PM2.5
Site Preparation
On-Site2
3.17
33.08
19.70
0.04
9.28
5.42
Off-Site3
0.06
0.04
0.56
0.00
0.15
0.04
Total
3.23
33.12
20.26
0.04
9.43
5.46
Grading
On-Site2
3.62
38.84
29.04
0.06
5.22
2.93
Off -Site'
0.07
0.04
0.62
0.00
0.17
0.05
Total
3.69
38.89
29.66
0.06
5.39
2.97
Building Construction
On-Site2
1.71
15.62
16.36
0.03
0.81
0.76
Off-Site3
1.55
5.06
14.23
0.05
4.06
1.14
Total
3.26
20.68
30.60
0.07
4.87
1.90
Paving
On-Site2
1.51
10.19
14.58
0.02
0.51
0.47
Off-Site3
0.05
0.03
0.43
0.00
0.13
0.03
Total
1.56
10.22
15.01
0.02
0.64
0.50
Architectural Coating
On-Site2
63.31
1.30
1.81
0.00
0.07
0.07
Off-Site3
0.26
0.15
2.34
0.01
0.69
0.19
Total
63.56
1.46
4.16
0.01
0.76
0.26
Total of Overlapping Phases'
10.16
28.22
35.85
0.06
2.36
1.57
SCAQMD Thresholds
75
100
550
150
150
55
Exceeds Thresholds
No
No
No
No
No
No
Notes:
1 Source: CaIEEMod Version 2020.4.0
2 On-site emissions from equipment operated on-site that is not operated on public roads.
3 Off-site emissions from equipment operated on public roads.
° Construction, architectural coatings, and paving phases may overlap.
'The impacts from Construction related Emissions are fully mitigated.
La Quinta Village SPA No. 3 IS/MND
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August 2023
3 ENVIRONMENTAL EVALUATION
Table 2, Construction -Related Regional Criteria Pollutant Emissions shows that none of the analyzed
criteria pollutants would exceed the regional emissions thresholds during either site preparation, grading,
building construction, architectural coating, or the combined building construction, paving, and
architectural coatings phases. Therefore, a less than significant regional air quality impact would occur
from construction of the proposed Project.
Operational Emissions
The on-going operation of the proposed Project would result in a long-term increase in air quality
emissions. This increase would be due to emissions from the Project -generated vehicle trips and onsite
area source emissions from the on-going use of the proposed Project.
Operations -Related Regional Criteria Pollutant Analysis
The operations -related regional criteria air quality impacts created by the proposed Project have been
analyzed through use of the latest CaIEEMod model and the input parameters utilized in this analysis have
been detailed in Section 6.2.1 of Appendix A. The worst-case summer or winter volatile organic
compounds (VOC, NOx, CO, SO2, PM10, and PM2.5) daily emissions created from the proposed Project's
long-term operations have been calculated and are summarized below in Table 3.
Table 3 Operational Regional Criteria Pollutant Emissions'
Activity
Pollutant Emissions (pounds/day)1
VOC
NOx
CO
502
PM10
PM2.5
Area Sources2
6.39
0.27
23.49
0.00
0.13
0.13
Energy Usage'
0.13
1.08
0.46
0.01
0.09
0.09
Mobile Sources4
4.67
5.57
37.99
0.08
7.97
2.17
Total Emissions
11.19
6.92
61.94
0.09
8.19
2.39
SCAQMD Thresholds
55
55
550
150
150
55
Exceeds Threshold?
No
No
No
No
No
No
Notes:
1 Source: CaIEEMod Version 2020.4.0
2 Area sources consist of emissions from consumer products, architectural coatings, and landscaping equipment.
3 Energy usage consists of emissions from on-site natural gas usage.
4 Mobile sources consist of emissions from vehicles and road dust.
5 Impacts are fully mitigated from Operational emissions.
The data provided in Table 3 shows that none of the analyzed criteria pollutants would exceed the regional
emissions thresholds. Therefore, a less than significant regional air quality impact would occur from
operation of the proposed Project.
Cumulative Impacts
'The project site is approximately 0.28 miles in length at its longest point; therefore the on-site mobile source emissions represent approximately 1/25th
of the shortest CaIEEMod default distance of 6.9 miles. Therefore, to be conservative, 1/10th the distance (dividing the mobile source emissions by
10) was used to represent the portion of the overall mobile source emissions that would occur on-site.
La Quinta Village SPA No. 3 IS/MND 23 August 2023
3 ENVIRONMENTAL EVALUATION
Cumulative projects include local development as well as general growth within the Project area.
However, as with most development, the greatest source of emissions is from mobile sources, which
travel well out of the local area. Therefore, from an air quality standpoint, the cumulative analysis would
extend beyond any local projects and when wind patterns are considered, would cover an even larger
area. Accordingly, the cumulative analysis for the Project's air quality must be generic by nature. The
Project area is out of attainment for both ozone and PM10 particulate matter. Construction and operation
of cumulative projects will further degrade the local air quality, as well as the air quality of the Salton Sea
Air Basin. The greatest cumulative impact on the quality of regional air cell will be the incremental addition
of pollutants mainly from increased traffic from residential, commercial, and industrial development
along with the use of heavy equipment and trucks associated with the construction of these projects. Air
quality will be temporarily degraded during construction activities that occur separately or
simultaneously. However, in accordance with the SCAQMD methodology, projects that do not exceed the
SCAQMD criteria or can be mitigated to less than criteria levels are not significant and do not add to the
overall cumulative impact. The Project does not exceed any of the thresholds of significance and therefore
is considered less than significant.
c. Less than Significant Impact
Construction -Related Local Impacts
Construction -related air emissions may have the potential to exceed the State and Federal air quality
standards in the Project vicinity, even though these pollutant emissions may not be significant enough to
create a regional impact to the Salton Sea portion of the South Coast Air Basin. The proposed Project has
been analyzed for the potential local air quality impacts created from construction -related fugitive dust,
diesel emissions, toxic air contaminants, and construction -related odor impacts. The emission thresholds
were calculated based on the Coachella Valley, source receptor area (SRA) 30, and a disturbance value of
four acres per day (see Table 4). The nearest sensitive receptors are the existing dwelling units located
adjacent to the north of the Project boundary; therefore, for conservative purposes, the SCAQMD Look -up
Tables for 25 meters was used. As shown in Table 5, none of the analyzed criteria pollutants would exceed
the calculated local emissions thresholds at the nearest sensitive receptors. Therefore, there would be a
less -than -significant impact.
Table 4 Maximum Number of Acres Disturbed Per Day
Activity
Equipment
Number
Acres/8hr-day
Total Acres
Site Preparation
Rubber Tired Dozers
3
0.5
1.5
Tractors/Loaders/Backhoes
4
0.5
2.0
Total Per Phase 3.5
Grading
Excavators
2
0.5
1.0
Graders
1
0.5
0.5
Rubber Tired Dozers
1
0.5
0.5
Scrapers
2
0.5
1.0
Tractors/Loaders/Backhoes
2
0.5
1.0
Total Per Phase 4.0
Notes:
1. Source: CaIEEMod output and South Coast AQMD, Fact Sheet for Applying CaIEEMod to Localized Significance Thresholds.
http://www.agmd.gov/docs/default-source/cega/handbook/localized-significance-thresholds/caleemod-guidance.pdf?sfvrsn=2
La Quinta Village SPA No. 3 IS/MND
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August 2023
3 ENVIRONMENTAL EVALUATION
Table 5 Local Construction Emissions at the Nearest Receptors
Phase
On -Site Polluant Emissions (pounds/day)1
NOx
CO
PM10
PM2.5
Site Preparation
33.08
19.70
9.28
5.42
Grading
38.84
29.04
5.22
2.93
Building Construction
15.62
16.36
0.81
0.76
Paving
10.19
14.58
0.51
0.47
Architectural Coating
1.30
1.81
0.07
0.07
Total of Overlapping Phases
27.11
32.76
1.39
1.30
SCAQMD Threshold for 25 meters (82 feet) or less2
266
1,961
11.7
6.3
Notes:
'Source: Calculated from CaIEEMod and SCAQMD's Mass Rate Look -up Tables for four acres in Coachella Valley Source Receptor Area (SRA 30). Project
will disturb a maximum of 4.0 acres per day (see Table 7).
2The nearest sensitive receptor is located adjacent to the north; therefore, the 25 -meter threshold has been used.
Operations -Related Local Impacts
Project -related air emissions may have the potential to exceed the State and Federal air quality standards
in the Project vicinity, even though these pollutant emissions may not be significant enough to create a
regional impact to the SSAB. The Project has been analyzed for the potential local CO emissions impacts
from Project -generated vehicular trips and from the potential local air quality impacts from on-site
operations. The following analyzes the vehicular CO emissions and local impacts from on-site operations.
Local CO Hotspot Impacts from Project -Generated Vehicular Trips
CO is the pollutant of major concern along roadways because the most notable source of CO is motor
vehicles. For this reason, CO concentrations are usually indicative of the local air quality generated by a
roadway network and are used as an indicator of potential local air quality impacts. Local air quality impacts
can be assessed by comparing the future without and with project CO levels to the state and federal CO
standards of 20 parts per million (PPM) over one hour or 9 ppm over eight hours.
According to the Project's traffic report prepared by IEG (Appendix E), the Project would generate 1,684
average daily trips. The 1992 Federal Attainment Plan for Carbon Monoxide (1992 CO Plan) showed that
an intersection which has a daily traffic volume of approximately 100,000 vehicles per day would not
violate the CO standard. The volume of traffic at Project buildout would be well below 100,000 vehicles
and below the necessary volume to even get close to causing a violation of the CO standard. Therefore, no
CO "hot spot" modeling was performed and no significant long-term air quality impact is anticipated to
local air quality with the on-going use of the proposed Project.
La Quinta Village SPA No. 3 IS/MND 25 August 2023
3 ENVIRONMENTAL EVALUATION
Local Air Quality Impacts from Onsite Operations
Table 6, Local Operational Emissions at the Nearest Receptors, shows the calculated emissions for the
proposed operational activities compared with the appropriate Localized Significance Thresholds (LSTs).
The LST analysis only includes on-site sources; however, the CaIEEMod software outputs do not separate
on-site and off-site emissions for mobile sources. For a worst -care scenario assessment, the emissions
shown in Table 6 include all on-site Project -related stationary sources and 10% of the Project -related new
mobile sources. This percentage is an estimate of the amount of Project -related new vehicle traffic that
would occur on-site.
Table 6 Local Operational Emissions at the Nearest Receptors
On -Site Emission Source
On -Site Polluant Emissions (pounds/day)1
NOx
CO
PM10
PM2.5
Area Sources2
0.27
23.49
0.13
0.13
Energy Usage3
1.08
0.46
0.09
0.09
On -Site Vehicle Emissions4
0.56
3.80
0.80
0.22
Total Emissions
1.91
27.75
1.01
0.43
SCAQMD Threshold for 25 meters (82 feet)5
266
1,961
3.3
1.7
Exceeds Threshold?
No
No
No
No
Notes:
1Source: Calculated from CaIEEMod and SCAQMD's Mass Rate Look -up Tables for four acres in Coachella Valley Source Receptor Area (SRA 30).
2Area sources consist of emissions from consumer products, architectural coatings, and landscaping equipment
'Energy usage consists of emissions from generation of electricity and on-site natural gas usage
40n -site vehicular emissions based on 1/10 of the gross vehicular emissions and road dust
'The nearest sensitive receptor is located adjacent to the north; therefore, the 25 meter threshold has been used
The data provided in Table 6 shows that the on-going operations of the proposed Project would not
exceed the local NOx, CO, PM10, and PM2.5 thresholds of significance. Therefore, the on-going operations
of the proposed Project would create a less -than -significant operations -related impact to local air quality
due to on-site emissions.
In conclusion, the Project would not expose sensitive receptors to substantial pollutant concentrations
and impacts would be less than significant.
d. Less than Significant Impact Potential sources that may emit odors during construction activities include
the application of materials such as asphalt pavement. The objectionable odors that may be produced
during the construction process are of short-term in nature and the odor emissions are expected to cease
upon the drying or hardening of the odor producing materials. Diesel exhaust and VOCs would be emitted
during construction of the Project, which are objectionable to some; however, emissions would disperse
rapidly from the project site and therefore should not reach an objectionable level at the nearest sensitive
receptors. Due to the short-term nature and limited amounts of odor producing materials being utilized,
no significant impact related to odors would occur during construction of the proposed Project.
The SCAQMD recommends that odor impacts be addressed in a qualitative manner. An analysis shall
determine whether the Project would result in excessive nuisance odors, as defined under the California
La Quinta Village SPA No. 3 IS/MND 26 August 2023
3 ENVIRONMENTAL EVALUATION
Code of Regulations and Section 41700 of the California Health and Safety Code, and thus would constitute
a public nuisance related to air quality.
Potential sources that may emit odors during the on-going operations of the proposed Project would
include odor emissions from vehicle emissions. Due to the distance of the nearest receptors from the
Project site and through compliance with SCAQMD's Rule 402, no significant impact related to odors would
occur during the on-going operations of the proposed Project.
3.3.4 Mitigation
No mitigation is required.
3.3.5 Level of Significance after Mitigation
Not applicable.
3.4 Biological Resources
3.4.1 Sources
• ELMT Consulting, Biological Resources Report for the Troutdale Village Project Located in the City of La
Quinta, Riverside County, California, December 5, 2021 (Appendix B)
3.4.2 Environmental Setting
The City offers unique natural habitats to a range of plants and wildlife due to its climate and natural
topography. The City recognizes the value of the wildlands and wildlife and has carefully planned to protect,
preserve, and enhance the region's valuable biological resources. The City is located within the Coachella Valley
Multiple Species Conservation Plan (CVMSHP). This is a regional plan that is implemented throughout the
Coachella Valley in an effort to comply with Federal and State endangered species laws.
A literature review and records search for the site was conducted by ELMT Consulting. The literature search
identified 16 special -status plant species, 23 special -status wildlife species, and one special -status plant
community as having potential to occur within the City of La Quinta quadrangle.
ELMT also conducted a field survey of the site on November 3, 2021. The Project site is located at an
approximate elevation of 42 to 59 feet above mean sea level (AMSL) and slopes generally from northeast to
southwest. The Project site supports one plant community, alkali scrub, and one land cover type that would
be classified as disturbed.
No special -status plants were observed on the Project site during the field investigation. No fish, amphibians,
or hydrogeomorphic features that would provide suitable habitat for fish or amphibians were observed on or
within the vicinity of the Project site. The Project site provides suitable foraging and cover habitat for reptilian
species adapted to routine human disturbance and desert environments. The only reptilian species observed
during the field investigation were Great Basin whiptail (Aspidoscelis tigris tigris) and western side -blotched
lizard (Uta stansburiana elegans). The Project site provides suitable foraging and nesting habitat for avian
species adapted to routine human disturbance and desert environments. Bird species detected during the field
investigation include mourning dove (Zenaida macroura), common raven (Corvus corax), great -tailed grackle
La Quinta Village SPA No. 3 IS/MND 27 August 2023
3 ENVIRONMENTAL EVALUATION
(Quiscalus mexicanus), white -crowned sparrow (Zonotrichia leucophrys), northern mockingbird (Mimus
polyglottos), American kestrel (Falco sparverius), and rock pigeon (Columba liva), and verdin (Auriparus
flaviceps). The Project site provides suitable foraging and denning habitat for mammalian species adapted to
routine human disturbance and desert environments. However, most mammal species are nocturnal and are
difficult to observe during a diurnal field visit. Mammals detected and/or signs observed during the field
investigation include desert cottontail (Sylvilagus audubonii), and coyote (Canis latrans). No active nests or
birds displaying nesting behavior were observed during the field survey, which was conducted outside of the
breeding season. Although subjected to routine disturbance, the ornamental vegetation found on-site has the
potential to provide suitable nesting habitat for year-round and seasonal avian residents, as well as migrating
songbirds that could occur in the area that area adapted to urban environments. No raptors are expected to
nest on-site due to lack of suitable nesting opportunities. Lastly, the Project site is not located within a federally
designated Critical Habitat.
3.4.3 Impacts
La Quinta Village SPA No. 3 IS/MND
28
August 2023
Potentially
Significant
Impact
Less than
Significant with
Mitigation
Incorporated
Less than
Significant
Impact
No
Impact
BIOLOGICAL RESOURCES — Would the project:
a) Have a substantial adverse effect, either directly or
through habitat modifications, on any species
identified as a candidate, sensitive or special status
species in local or regional plans, policies, or
regulations, or by the California Department of Fish
and Game or U.S. Fish and Wildlife Service?
❑
❑
❑
"
b) Have a substantial adverse effect on any riparian
habitat or other sensitive natural community
identified in local or regional plans, policies,
regulations or by the California Department of Fish
and Game or U.S. Fish and Wildlife Service?
c) Have a substantial adverse effect on federally
protected wetlands as defined by Section 404 of the
Clean Water Act (including, but not limited to, marsh,
vernal pool, coastal, etc.) through direct removal,
filling, hydrological interruption, or other means?
a
d) Interfere substantially with the movement of any
native resident or migratory fish or wildlife species or
with established native resident or migratory wildlife
corridors, or impede the use of native wildlife nursery
sites?
a
e) Conflict with any local policies or ordinances
protecting biological resources, such as a tree
preservation policy or ordinance?
a
f) Conflict with the provisions of an adopted Habitat
Conservation Plan, Natural Community Conservation
Plan, or other approved local, regional, or state habitat
conservation plan?
❑
❑
-'
La Quinta Village SPA No. 3 IS/MND
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August 2023
3 ENVIRONMENTAL EVALUATION
a. Less than Significant with Mitigation Incorporated According to the City's General Plan, the Project site
is located within the Coachella Valley Multiple Species Habitat Conservation Plan (CVMSHCP), which aims
to conserve over 240,000 acres of open space and protect 27 plant and animal species.
Special -Status Vegetation Communities & Critical Habitat Analysis
According to the field survey conducted by ELMT Consulting on November 3, 2021, the Project site
supports one plant community: alkali scrub, which is dominated by hoary saltbush (Atriplex canescens)
and is indicative of native bush scrub communities that have been devegetated and allowed to revegetate
naturally. Common plant species observed in this plant community include cattle spinach (Atriplex
polycarpa), barbwire Russian thistle (Salsola paulsenii), burrobrush (Ambrosia salsola), Mediterranean
grass (Schismus barbatus), puncturevine (Tribulus terrestris), narrow leaved cryptantha (Cryptantha
angustifolia), fanleaf crinklemat (Tiquilia plicata), blue palo verde (Parkinsonia florida), creosote (Larrea
tridentata), and honey mesquite (Prosopis glandulosa). The Project site supports disturbed areas
throughout the Project associated with formerly graded areas, unofficial walkways, and recreational
vehicle trails, within utility easements along the western and southern boundaries. These areas can be
unvegetated or vegetated with a limited variety of hardy native and non-native plant species such as
Mediterranean grass, barbwire Russian thistle, and puncture vine. In addition, the northern boundary of
the Project site supports disturbed land where ornamental vegetation has invaded the site from adjacent
residential developments. Based on observations made during the field survey, the Project would not
impact any special -status vegetation community.
According to literature review, one special -status plant community was identified as having potential to
occur within the La Quinta quadrangle: Desert Fan Palm Oasis Woodland. However, based on the results
of the field survey above, this and no other special -status plant community was observed on-site;
therefore, no special -status plant community would be impacted by Project implementation.
The Project site is also not located within a federally designated Critical Habitat. The nearest designated
Critical Habitat to the site is located approximately 1.55 miles to the west for Peninsular bighorn sheep
(Ovis canadensis nelsoni). Therefore, the Project would not cause loss or adverse modification of a Critical
Habitat and impacts would be less than significant.
Special -Status Plant Species Analysis
According to literature review, 16 special -status plant species were identified as having potential to occur
within the La Quinta quadrangle. Species determined to have a potential to occur within the general
vicinity of the site are presented in Table D-1 of Appendix B. No special -status plants were observed on
the Project site during the field survey conducted on November 3, 2021. Based on habitat requirements
for specific species, the availability and quality of on-site habitats, and the isolation of the site and
adjacent open space from nearby habitats, it was determined that the Project site does not have potential
to support any of the special -status plant species known to occur in the vicinity of the site and all are
presumed to be absent. In addition, the Project site is located outside of the known elevation ranges for
the majority of the special -status plant species known to occur in the area. Therefore, Project impacts to
special -status plant species would be less than significant.
Special -Status Wildlife Species Analysis
According to literature review, 23 special -status wildlife species were identified as having potential to
occur within the La Quinta quadrangle. Species determined to have a potential to occur within the general
vicinity of the site are presented in Table D-1 of Appendix 8. No special -status wildlife species were
observed on-site during the field investigation. Based on habitat requirements for specific species and the
La Quinta Village SPA No. 3 IS/MND 29 August 2023
3 ENVIRONMENTAL EVALUATION
availability and quality of on-site habitats, it was determined that the Project site has a moderate potential
to support prairie falcon (Falco mexicanus) and black -tailed gnatcatcher (Polioptila melaneura). It was
further determined that all other special -status wildlife species known to occur in the vicinity of the site
do not have potential to occur and are presumed to be absent.
None of the special -status wildlife species are state or federally listed as threatened or endangered. In
order to ensure impacts to these avian species do not occur from implementation of the Project, a pre -
construction nesting bird clearance survey shall be conducted prior to ground disturbance as described in
Mitigation Measure (MM) BIO -1, below. With implementation of MM BIO -1, impacts to special -status
avian species would be less than significant.
The Project site provides suitable foraging and cover habitat for species adapted to routine human
disturbance and desert environments that are not special -status species. In conclusion, impacts to
reptiles, birds, or mammals would be less than significant.
No active nests or birds displaying nesting behavior were observed during the field survey, which was
conducted outside of the breeding season. Although subjected to routine disturbance, the ornamental
vegetation found on-site has the potential to provide suitable nesting habitat for year-round and seasonal
avian residents, as well as migrating songbirds that could occur in the area that area adapted to urban
environments. However, with implementation of MM BIO -1, impacts to migrating songbirds would be
less than significant. No raptors are expected to nest on-site due to lack of suitable nesting opportunities.
b/c. No Impact No jurisdictional drainage and/or wetland features were observed on the Project site during
the field survey. It should be noted that a flood control channel occurs outside of the proposed limits of
disturbances, east of the Project site; however, Project activities are not expected to encroach into this
channel. Furthermore, no blueline streams have been recorded on the Project site and there is no
evidence that the Project contained any streams, riparian habitat, marshes, protected wetlands, vernal
pools or sensitive natural communities that would be protected by the California Department of Fish and
Wildlife (CDFW) or by the U.S. Army Corps of Engineers (USACE). Therefore, no impact would occur.
d. Less than Significant with Mitigation Incorporated The Project site has not been identified as occurring
in a wildlife corridor or linkage. The site has limited adjacent open space and available open space is
entirely surrounded by existing development, limiting its connectivity to surrounding habitats. In addition,
there are no riparian corridors, creeks, or useful patches of steppingstone habitat (natural areas) within
or connecting the site to a recognized wildlife corridor or linkage. As such, implementation of the
proposed Project is not expected to impact wildlife movement opportunities. Therefore, impacts to
wildlife corridors or linkages are not expected to occur.
e. No Impact The City has not adopted any ordinances regarding tree preservation. As observed during the
field survey, the Project site mainly consists of small and medium size shrubs. No trees are located on the
Project site under existing conditions. Therefore, the Project would not conflict with any local policies or
ordinances protecting biological resources, such as a tree preservation policy or ordinance and no impact
would occur.
f. Less than Significant with Mitigation Incorporated The Project site is located within the boundaries of
CVMSHCP but is not located within any conservation areas. The Project would be subject to payment of
the Development Mitigation fee per Chapter 3.34, Coachella Valley Multiple Species Habitat Conservation
Plan/Natural Community Conservation Plan Mitigation Fee, as described as MM BIO -2. The fee would
La Quinta Village SPA No. 3 IS/MND 30 August 2023
3 ENVIRONMENTAL EVALUATION
mitigate potential impacts to covered species within the CVMSHCP. Although the site is located within
the CVMSHCP boundary, as mentioned in Section 2.4.3 (a), the Project site is not located within a
biological sensitive or any conservation areas. Because the Project is not located within a conservation
area and would implement MM BIO -2, the Project would not conflict with the provisions of an adopted
Habitat Conservation Plan, Natural Community Conservation Plan, or other approved local, regional, or
state habitat conservation plan.
3.4.4 Mitigation
BIO -1 Regardless of the time of year, nesting bird surveys shall be performed by a qualified avian biologist
no more than three (3) days prior to vegetation removal or ground -disturbing activities. Pre -
construction surveys shall focus on both direct and indirect evidence of nesting, including nest
locations and nesting behavior. The qualified biologist will make every effort to avoid potential nest
predation as a result of survey and monitoring efforts. If active nests are found during the pre -
construction nesting bird surveys, a qualified biologist shall establish an appropriate nest buffer to be
marked on the ground. Nest buffers are species specific and should be at least 300 feet for passerines
and 500 feet for raptors and birds -of -prey. Active nests and adequacy of the established buffer
distance shall be monitored daily by the qualified biologist until the qualified biologist has determined
the young have fledged or the Project has been completed. The qualified biologist has the authority to
stop work if nesting pairs exhibit signs of disturbance.
Preconstruction burrowing owl surveys shall be conducted no less than 14 days prior to the start of
Project -related activities and within 24 hours prior to ground disturbance, in accordance with the Staff
Report on Burrowing Owl Mitigation (CDFG 2012 or most recent version).
BI0-2 Prior to construction and issuance of any grading permit, the City of La Quinta shall ensure compliance
with the Coachella Valley Multiple Species Habitat Conservation Plan (CVMSHCP) and its associated
Implementing Agreement and shall ensure the collection of payment of the CVMSHCP Local
Development Mitigation Fee.
3.4.5 Level of Significance after Mitigation
With implementation of MM BIO -1 and BIO -2, impacts on biological resources would be less than significant.
3.5 Cultural Resources
3.5.1 Sources
• PaleoWest, Cultural Resource Investigation in Support of the Troutdale Village Project, April 25, 2022.
(Appendix C)
3.5.2 Environmental Setting
The Project area is situated east of the Peninsular Ranges in the southern extent of the Coachella Valley at the
western edge of the Colorado Desert. The Coachella Valley is bordered by the San Jacinto and Santa Rosa
mountains (part of the Peninsular Ranges) to the southwest and by the low, rolling Indio and Mecca hills to the
northeast. From the steep slopes of the San Jacinto Mountains, the desert floor descends suddenly at less than
3 kilometers (2 miles) eastward to sea level in the city of Indio, where the Project area is located.
La Quinta Village SPA No. 3 IS/MND 31 August 2023
3 ENVIRONMENTAL EVALUATION
A cultural resources survey of the Project area was conducted by PaleoWest on December 15, 2021. The Project
site is a vacant, relatively flat parcel that is bounded on the west and south sides by Washington Street and
Avenue 50, respectively. The east side of the property abuts a dry storm drain channel. Surficial deposits across
the Project area have been disturbed by mechanical and natural processes with modern grading on the western
side and undulating dunes on the eastern side. The soils on the western half are not native but a mixture of
gravel, construction refuse, modern refuse, and road base from Washington Street and Avenue 50. The soils
on the eastern half are native, eolian dune sands with a low density of cobbles. Vegetation within the Project
area consists of salt bush (low lying shrubs), patches of mesquite, and bunch grasses. Modern trash was noted
throughout the Project area.
The landform of the dunes is active with sands migrating around the parcel during wind events. The dunes
appear to have been subject to erosion over the years and show signs of deflation. There is evidence of a recent
surface brush fire with burned vegetation observed on the ground surface. A transmission line of unknown age
was also noted running west -east along the southern extent of the Project area. Although the age of the line
is not known, a review of aerial imagery indicates that it was not present before 1972 and as such, is likely
modern in age.
No new cultural resources were observed. However, cultural materials associated with the previously recorded
archaeological sites of 33-001180 and 33-008226 were identified in the Project area.
3.5.3 Impacts
a/b. Less than Significant with Mitigation Incorporated On February 4, 2022, a literature review and records
search was conducted at the Eastern Information Center. The records search indicated that 117 cultural
resources were previously documented within a one -mile radius of the Project area. Two of the
prehistoric archaeological sites, 33-001180 (CA-RIV-1180) and 33-008226 (CA-RIV-6074), were previously
documented within the Project area.
Site 33-001180 was originally recorded in 1972 as a moderate to heavy surface scatter of prehistoric
artifacts in an area of deflating dunes. The site record has been updated over the years to include flaked
and ground stone, ceramics, and shell artifacts, as well as fire affected rock (FAR), animal bone, and
charcoal. Site 33-001180 is reported to measure 76 by 46 m and is intersected by Avenue 50 and a storm
drain channel. Although most of the cultural remains associated with 33-001180 appear to lie east of the
storm drain channel and south of Avenue 50, a survey conducted by Parr (1985) noted several
La Quinta Village SPA No. 3 IS/MND 32 August 2023
Potentially
Significant
Impact
Less than
Significant with
Mitigation
Incorporated
Less than
Significant
Impact
No
Impact
CULTURAL RESOURCES — Would the project:
a) Cause a substantial adverse change in the significance
of a historical resource as defined in
§ 15064.5?
1
b) Cause a substantial adverse change in the significance
of an archaeological resource pursuant to § 15064.5?
❑
❑
"
c) Disturb any human remains, including those interred
outside of formal cemeteries?
a/b. Less than Significant with Mitigation Incorporated On February 4, 2022, a literature review and records
search was conducted at the Eastern Information Center. The records search indicated that 117 cultural
resources were previously documented within a one -mile radius of the Project area. Two of the
prehistoric archaeological sites, 33-001180 (CA-RIV-1180) and 33-008226 (CA-RIV-6074), were previously
documented within the Project area.
Site 33-001180 was originally recorded in 1972 as a moderate to heavy surface scatter of prehistoric
artifacts in an area of deflating dunes. The site record has been updated over the years to include flaked
and ground stone, ceramics, and shell artifacts, as well as fire affected rock (FAR), animal bone, and
charcoal. Site 33-001180 is reported to measure 76 by 46 m and is intersected by Avenue 50 and a storm
drain channel. Although most of the cultural remains associated with 33-001180 appear to lie east of the
storm drain channel and south of Avenue 50, a survey conducted by Parr (1985) noted several
La Quinta Village SPA No. 3 IS/MND 32 August 2023
3 ENVIRONMENTAL EVALUATION
concentrations of flaked and ground stone artifacts and modified animal bone immediately north of
Avenue 50 in the current Project area. The site likely represents the remains of a habitation locale.
Site 33-008226 was recorded in 1998 as a prehistoric habitation site composed of six loci. The site
measured 115 by 80 meters and lies within a sandy dune area with creosote brushes and mesquite. The
cultural constituents identified within the site include flaked and ground stone, ceramic artifacts, FAR,
animal bone and hardened clay. The mapped boundary of Site 33-008226 overlaps with the previously
defined boundary of Site 33-001180.
During the field survey on December 15, 2021, PaleoWest identified the two previously recorded
prehistoric archaeological sites, 33-001180 and 33-008226, in the northeast portion of the Project area.
The mapped boundary of Site 33-008226 largely overlaps with Site 33-001180. Therefore, PaleoWest has
combined these sites into one resource, herein referred to as 33-1001180 The State of California
Department of Parks and Recreation records for both 33-001180 and 33-008226 were updated to note
that the two resources have been consolidated.
PaleoWest also conducted a Phase 11 investigation at Site 33-001180 to assess the presence/absence of
buried cultural deposits in the Project area. The results of the Phase 11 investigation indicated that cultural
deposits in the Project site are extremely sparse and are limited to the upper 20-30 cm of sediments. The
absence of intact features suggests that the area has been extensively disturbed and that any thermal
features or structures that were once present in the area have been destroyed. Based on these findings,
PaleoWest concluded that the Project area does not contribute to the overall eligibility of the site for
listing on the California Register of Historical Resources. Furthermore, the data potential of the prehistoric
cultural deposits appears to have been realized fully during the Phase 11 investigations. PaleoWest
recommends a finding of no impact to historical or archaeological resources under CEQA. However, due
to the sensitivity of the area, PaleoWest recommends that an archaeological monitor be present to
observe ground -disturbing construction activities in the Project area, as described in Mitigation Measure
CUL -1. With implementation of Mitigation Measure CUL -1, impacts to historical and/or archaeological
resources would be less than significant.
c. Less than Significant Impact with Mitigation Incorporated The Project site is vacant, undeveloped, and
does not contain any cemeteries or human remains under existing conditions. However, there is always
the possibility that human remains could be uncovered during ground disturbing activities. In the
unexpected event that human remains are found during ground disturbing activities, those remains would
require proper treatment in accordance with all applicable laws. Through the implementation of
Mitigation Measure CUL -2, all construction work taking place within the vicinity of the discovered remains
must cease and the necessary steps to ensure the integrity of the immediate area must be taken. The
State of California Health and Safety Code 7050.5 and the California Public Resources Code (PRC) Section
5097.98 states that the County Coroner must be notified within 24 hours of the discovered human
remains. If the remains discovered are determined by the coroner to be of Native American descent, the
coroner shall contact the Native American Heritage Commission (NAHC) within 24 hours. The NAHC
would, in turn, contact the Most Likely Descendant (MLD) who would determine further action to be
taken. The MLD would have 48 hours to access the site and make a recommendation regarding disposition
of the remains. Therefore, with incorporation of Mitigation Measure CUL -2, impacts would be less than
significant.
La Quinta Village SPA No. 3 IS/MND 33 August 2023
3 ENVIRONMENTAL EVALUATION
3.5.4 Mitigation
CUL -1
CUL -2
A qualified archaeologist monitor shall be present during any ground disturbing activities during
the project construction phase. In the case that archaeological materials are encountered during
ground disturbing activities, work in the area shall cease and any deposits shall be treated
according to Federal, State, and local guidelines. No further grading is permitted in the area of the
discovery until the City approves the appropriate measure to protect the discovered resources.
In the event that human remains are uncovered during ground disturbing activities on the project
site, no further disturbance shall occur and all work shall cease until the County Coroner has made
a determination of the origin and disposition of the remains. Ground disturbing activities and
excavations shall not resume until the following has been addressed:
1. The County Coroner has been contacted and determined that no investigation to the cause of
death is required, and
2. If the County Coroner determines that the remains are of Native American decent, the Coroner
must notify Native American Heritage Commission (NAHC), which will then determine the
Most Likely Descendant (MLD). The MLD shall complete the inspection of the site within 48
hours of notification and may recommend means of treating or disposing of, with appropriate
dignity, the human remains, and any associated grave goods as provided in Public Resource
Code Section 5097.98.
3.5.5 Level of Significance after Mitigation
With the incorporation of Mitigation Measures CUL -1 and CUL -2, impacts to cultural resources would be
reduced to less than significant.
3.6 Energy
3.6.1 Sources
• MD Acoustics, Troutdale Village Air Quality, Greenhouse Gas, and Energy Study, December 30, 2021
(Appendix A)
• California Energy Commission, 2019 Building Energy Efficient Standards for Residential and
Nonresidential Buildings, December 2018
https://www.energy.ca.gov/sites/default/files/2021-06/CEC-400-2018-020-CMF 0.pdf
• Imperial Irrigation District, Troutdale Village Residential Apartment Project in La Quinta, CA, February
21, 2023.
3.6.2 Environmental Setting
Electricity
Imperial Irrigation District (IID) provides electricity to the City of La Quinta, including the Project site. Electricity
is delivered to IID's substations throughout the City at 92 or 161 kilovolts, and decreased to 12 kilovolts for
distribution to its customers.
Natural Gas
La Quinta Village SPA No. 3 IS/MND 34 August 2023
3 ENVIRONMENTAL EVALUATION
Natural gas for the Project site is provided by the Southern California Gas Company (SoCalGas). Natural gas
supplies are transported from Texas to the Coachella Valley through three east -west trending transmission
lines, which cross the Valley near and parallel to Interstate -10 and continues west to Los Angeles. The pipelines
include one 30 -inch line and two 24 -inch lines, with pressures of 2,000 pounds per square inch (PSI).
3.6.3 Impacts
a. Less than Significant Impact
Energy Use During Construction
The Project's construction process would consume electricity and fuel. Project -related construction
activities would represent a "single -event" demand and would not require on-going or permanent
commitment of energy resources. The amount of energy and fuel use anticipated by the Project's
construction activities are typical for the type of scale of construction proposed by the Project and there
are no aspects of the Project's proposed construction process that are unusual or energy intensive.
Furthermore, construction equipment would be required to conform to the applicable CARB emissions
standards, acting to promote equipment fuel efficiencies. Based on the foregoing, the Project's
construction energy consumption would not be considered inefficient, wasteful, or otherwise
unnecessary. Impacts during Project construction would be less than significant.
Energy Use During Operation
Building operations associated with the Project would result in the consumption of natural gas and
electricity. The Project provides 252 dwelling units, which are not inherently energy intensive, and the
Project energy demands in total would be comparable to, or less than, other apartment homes of similar
scale. A letter from IID dated February 21,2023, stated the district would extend its electrical facilities to
serve the Project by upgrading the Marshall Substation Bank 2 from 25 MVA to a 40/50 MVA, adding or
reconfiguring distribution backbone line extensions, and adding new distribution feeders to the existing
Marshall Station that would extend to the Project. Furthermore, the Project would be required to comply
with Title 24 standards, which would ensure that the Project's energy demand would not be considered
inefficient, wasteful, or otherwise unnecessary. Impacts during Project operation would be less than
significant.
b. Less than Significant Impact The Project's proposed 252 apartment homes would be required to comply
with the City's Municipal Code, Zoning Ordinance, and other standards including the City's Greenhouse
Gas Reduction Plan provisions. Therefore, the Project would have no impact on plans for energy
efficiency.
La Quinta Village SPA No. 3 IS/MND 35 August 2023
Potentially
Significant
Impact
Less than
Significant with
Mitigation
Incorporated
Less than
Significant
Impact
No
Impact
Energy — Would the project:
a) Result in potentially significant environmental impact
due to wasteful, inefficient, or unnecessary consumption
of energy resources, during project construction or
operation?
❑
❑
x
n
b) Conflict with or obstruct a state or local plan for
renewable energy or energy efficiency?
❑
❑
❑
"
a. Less than Significant Impact
Energy Use During Construction
The Project's construction process would consume electricity and fuel. Project -related construction
activities would represent a "single -event" demand and would not require on-going or permanent
commitment of energy resources. The amount of energy and fuel use anticipated by the Project's
construction activities are typical for the type of scale of construction proposed by the Project and there
are no aspects of the Project's proposed construction process that are unusual or energy intensive.
Furthermore, construction equipment would be required to conform to the applicable CARB emissions
standards, acting to promote equipment fuel efficiencies. Based on the foregoing, the Project's
construction energy consumption would not be considered inefficient, wasteful, or otherwise
unnecessary. Impacts during Project construction would be less than significant.
Energy Use During Operation
Building operations associated with the Project would result in the consumption of natural gas and
electricity. The Project provides 252 dwelling units, which are not inherently energy intensive, and the
Project energy demands in total would be comparable to, or less than, other apartment homes of similar
scale. A letter from IID dated February 21,2023, stated the district would extend its electrical facilities to
serve the Project by upgrading the Marshall Substation Bank 2 from 25 MVA to a 40/50 MVA, adding or
reconfiguring distribution backbone line extensions, and adding new distribution feeders to the existing
Marshall Station that would extend to the Project. Furthermore, the Project would be required to comply
with Title 24 standards, which would ensure that the Project's energy demand would not be considered
inefficient, wasteful, or otherwise unnecessary. Impacts during Project operation would be less than
significant.
b. Less than Significant Impact The Project's proposed 252 apartment homes would be required to comply
with the City's Municipal Code, Zoning Ordinance, and other standards including the City's Greenhouse
Gas Reduction Plan provisions. Therefore, the Project would have no impact on plans for energy
efficiency.
La Quinta Village SPA No. 3 IS/MND 35 August 2023
3 ENVIRONMENTAL EVALUATION
3.6.4 Mitigation
No mitigation is required.
3.6.5 Level of Significance after Mitigation
Not applicable.
3.7 Geology and Soils
3.7.1 Sources
• Riverside Map My County, 2022.
https://gisl.countyofriverside.us/Html5Viewer/?viewer=MMC Public
• City of La Quinta General Plan, February 19, 2013.
• Draft Environmental Impact Report (SCH #2010111094) for the City of La Quinta General Plan, July
2012.
https://www.lapuintaca. gov/home/showpublisheddocument/15858/635338594527270000
3.7.2 Environmental Setting
The Project site is located in the Coachella Valley portion of the Salton Trough physiographic province and is a
geologic, structural depression resulting from large scale regional faulting. The trough is bounded by the San
Andreas fault and Chocolate Mountains on the northeast and the Peninsular Range and faults of the San Jacinto
Fault Zone on the southwest. The Salton Trough represents the northward extension of the Gulf of California,
containing both marine and non -marine sediments since the Miocene Epoch. Tectonic activity that formed the
trough continues at a high rate as evidenced by deformed young sedimentary deposits and high levels of
seismicity.
The surrounding regional geology includes the Peninsular Ranges (Santa Rosa and San Jacinto Mountains) to
the south and west, the Salton Sea Basin to the southeast, and the Transverse Ranges (Little San Bernardino
and Orocopia Mountains) to the north and east. Hundreds of feet to several thousand feet of Quaternary
fluvial, lacustrine, and Aeolian soil deposits underlie the Coachella Valley. The southeastern part of the
Coachella Valley lies below sea level. In the past, the ancient Lake Cahuilla submerged the area. Calcareous
tufa deposits may be observed along the ancient shoreline as high as an elevation of 45 to 50 feet above mean
sea level (AMSL) along the Santa Rosa Mountains from La Quinta southward. Lacustrine (lake bed) deposits
comprise the subsurface soils over much of the eastern Coachella Valley with alluvial outwash along the flanks
of the valley.
The Project site is located in Southern California, which is a seismically active area. The type and magnitude of
seismic hazards affecting the site are dependent on the distance of causative faults, the intensity, and the
magnitude of the seismic event. Existing ground surface elevations range from 40 to 59 feet AMSL.
La Quinta Village SPA No. 3 IS/MND 36 August 2023
3 ENVIRONMENTAL EVALUATION
3.7.3 Impacts
a -i. No Impact There are no known active faults crossing or projecting through the Project site. The Project
site is not located within an Alquist-Priolo Earthquake Fault Zone, or within a fault zone identified by
the County of Riverside GIS data. Therefore, ground rupture due to faulting is considered unlikely at
this site. No impact would occur.
a -ii. Less than Significant The Project site is located in a seismically active area of Southern California and
is expected to experience moderate to severe ground shaking during the lifetime of the Project. This
risk is not considered substantially different than that of other similar properties in the southern
California area. As a mandatory condition of Project approval, the Project would be required to
construct the proposed buildings in accordance with the California Building Code (CBC), also known as
California Code of Regulations (CCR), Title 24, Part 2, and the City of La Quinta Municipal Code (LQMC),
which is based on the CBC with local amendments. The CBC and LQMC (Chapter 8.02) provide
standards that must be met to safeguard life or limb, health, property, and public welfare by regulating
and controlling the design, construction, quality of materials, use and occupancy, location, and
maintenance of all buildings and structures, which have been specifically tailored for California
earthquake conditions. In addition, the Project would be required to comply with the site-specific
La Quinta Village SPA No. 3 IS/MND 37 August 2023
Potentially
Significant
Impact
Less than
Significant with
Mitigation
Incorporated
Less than
Significant
Impact
No
Impact
GEOLOGY AND SOILS — Would the project:
a) Directly or indirectly cause potential substantial
adverse effects, including the risk of loss, injury, or death
involving:
i) Rupture of a known fault, as delineated on the most
recent Alquist-Priolo Earthquake Fault Zoning Map
issued by the State Geologist for the area or based on
other substantial evidence of a known fault? Refer to
Division of Mines and Geology Special Publication 42.
❑
❑
❑
a
ii) Strong seismic ground shaking?
❑
❑
A
❑
iii) Seismic -related ground failure, including
liquefaction?
❑
❑
❑
-'
iv) Landslides?
❑
❑
❑
A
b) Result in substantial soil erosion or the loss of topsoil?
❑
❑
A
❑
c) Be located on a geologic unit or soil that is unstable, or
that would become unstable as a result of the project,
and potentially result in on- or off-site landslide, lateral
spreading, subsidence, liquefaction, or collapse?
❑
❑
❑
"
d) Be located on expansive soil, as defined in Table 18-1-B
of the Uniform Building Code (1994), creating substantial
risks to life or property?
❑
_
❑
❑
��
e) Have soils incapable of adequately supporting the use
of septic tanks or alternative waste water disposal
systems where sewers are not available for the disposal
of waste water?
❑
❑
❑
f) Directly or indirectly destroy a unique paleontological
resource or site or unique geologic feature?
❑
❑
"
a -i. No Impact There are no known active faults crossing or projecting through the Project site. The Project
site is not located within an Alquist-Priolo Earthquake Fault Zone, or within a fault zone identified by
the County of Riverside GIS data. Therefore, ground rupture due to faulting is considered unlikely at
this site. No impact would occur.
a -ii. Less than Significant The Project site is located in a seismically active area of Southern California and
is expected to experience moderate to severe ground shaking during the lifetime of the Project. This
risk is not considered substantially different than that of other similar properties in the southern
California area. As a mandatory condition of Project approval, the Project would be required to
construct the proposed buildings in accordance with the California Building Code (CBC), also known as
California Code of Regulations (CCR), Title 24, Part 2, and the City of La Quinta Municipal Code (LQMC),
which is based on the CBC with local amendments. The CBC and LQMC (Chapter 8.02) provide
standards that must be met to safeguard life or limb, health, property, and public welfare by regulating
and controlling the design, construction, quality of materials, use and occupancy, location, and
maintenance of all buildings and structures, which have been specifically tailored for California
earthquake conditions. In addition, the Project would be required to comply with the site-specific
La Quinta Village SPA No. 3 IS/MND 37 August 2023
3 ENVIRONMENTAL EVALUATION
ground preparation and construction recommendations contained in the Project's geological report,
which would be required prior to issuance of a grading permit. Mandatory compliance with these
standards along with site-specific design and construction measures set forth in the Project's
geotechnical report, the CBC, and the LQMC, potential impacts related to seismic ground shaking
would be less than significant. As such, implementation of the Project would not expose people or
structures to substantial adverse effects, including loss, injury, or death, involving seismic ground
shaking. Impacts would be less -than -significant.
a -iii. Less than Significant According to Riverside Map My County, the Project site is located within an area
with moderate liquefaction susceptibility. However, prior to issuance of a grading permit, a
geotechnical report would be required to be submitted for approval. The Project Applicant would be
required to comply with the grading and construction recommendations contained within the
geotechnical report for the Project to further reduce the risk of seismic -related ground failure due to
liquefaction. Therefore, implementation of the Project would not directly or indirectly expose people
or structures to substantial hazards associated with seismic -related ground failure and/or liquefaction
hazards. Impacts would be less than significant.
a -iv. No Impact The Project site is generally flat and contains no substantial natural or man-made slopes
under existing conditions. There are no substantial natural or man-made slopes in the Project site
vicinity either. Accordingly, development on the subject property would not be exposed to landslide
risks and the Project would not pose a landslide risk to surrounding properties. Impacts would be less
than significant.
b. Less than Significant Impact During construction of the proposed Project, soils would be disrupted
during grading activities due to exposure of uncovered soils, thereby increasing the potential for wind
or water -related erosion and sedimentation until construction is completed. Pursuant to State Water
Resources Control Board requirements, the Applicant is required to obtain a National Pollutant
Discharge Elimination System (NPDES) permit for construction activities, which involves preparation
and implementation of a Storm Water Pollution Prevention Plan (SWPPP) for construction -related
activities. The SWPPP will specify the Best Management Practices (BMPs) that would be required to be
implemented during construction activities to ensure that waterborne pollution (erosion and
sedimentation) is prevented, minimized, and/or otherwise appropriately treated prior to surface
runoff being discharged from the subject property. The Project also would be required to comply with
SCAQMD Rule 403 to minimize water and windborne erosion. Lastly, the Project would be required to
prepare and implement a Water Quality Management Plan (WQMP), which is a site-specific post -
construction water quality management program designed to minimize the release of waterborne
pollutants, including pollutants of concern for downstream receiving waters, under long-term
conditions via BMPs. The WQMP also is required to establish a post -construction implementation and
maintenance plan to ensure on-going, long-term erosion protection. Therefore, with adherence to
SCAQMD Rule 403, and preparation of a SWPPP and WQMP, the proposed Project would result in less
than significant impacts related to soil erosion.
c. Less than Significant The Project site does not contain substantial natural or man-made slopes under
existing conditions. Additionally, there are no hillsides in the vicinity of the Project site with a potential
to expose the site to landslide hazards. Therefore, no impact would occur related to landslides.
Lateral spreading is primarily associated with liquefaction hazards. As previously mentioned in Section
3.7.3(a)(ii), above, the Project Applicant would be required to submit a geotechnical report prior to
La Quinta Village SPA No. 3 IS/MND 38 August 2023
3 ENVIRONMENTAL EVALUATION
issuance of a grading permit and comply with the grading and construction recommendations
contained within that geotechnical report to further reduce the risk of seismic -related ground failure
due to liquefaction. The Project Applicant also would be required to comply with the site-specific
ground preparation and construction recommendations contained in the geotechnical report for the
Project site, which would attenuate the site's settlement potential. Therefore, impacts associated with
liquefaction, lateral spreading, shrinkage/subsidence, and collapse would be less than significant.
d. Less than Significant Impact According to the Web Soil Survey, the Project site consists of desert land
comprised of Coachella fine sand and Myoma fine sand. Due to the low clay content in underlying soils,
these near surface soils can be anticipated to have very low expansion characteristics. The Project site
is not located in an area known for expansive soil (as defined in Table 18-1-B of the Uniform Building
Code (1994)), and the potential for the Project to create substantial risks to life or property, relating to
expansive soils, is very low. Therefore, impacts would be less than significant.
e. No Impact The Project would not involve the use of septic tanks or any other alternative wastewater
disposal systems. Therefore, there would be no impacts associated with septic tanks or alternative
wastewater systems.
f. Less than Significant with Mitigation Incorporated. The Project site does not contain any
paleontological resources under existing conditions. However, according to the City's General Plan EIR
and the Riverside Map My County, the Project site is located within a High Paleontological Sensitivity
due to Pleistocene sediments and sediments from ancient Lake Cahuilla beds. Therefore, a professional
paleontologist would be retained to prepare and implement paleontological monitoring and mitigation
plan (PRMMP) as described in Mitigation Measures GEO-1 through GEO-4. Therefore, with
implementation of Mitigation Measures GEO-1 through GEO-4, potential impacts to a unique
paleontological resource or site or unique geologic feature would be reduced to less than significant.
3.7.4 Mitigation
The following mitigation measures are required:
GEO-1 Prior to the start of the proposed Project activities, all field personnel will receive a worker's
environmental awareness training on paleontological resources. The training will provide a
description of the laws and ordinances protecting fossil resources, the types of fossil resources
that may be encountered in the project area, the role of the paleontological monitor, outlines
steps to follow in the event that a fossil discovery is made and provides contact information for
the project paleontologist. The training will be developed by the project paleontologist and can be
delivered concurrent with other training including cultural, biological, safety, etc.
GEO-2 Prior to the commencement of ground -disturbing activities, a professional paleontologist will be
retained to prepare and implement a PRMMP for the proposed project. The PRMMP will describe
the monitoring required during excavations that extend into older Quaternary (Pleistocene) age
sediments, and the location of areas deemed to have a high paleontological resource potential.
Part-time monitoring, or spot checking, may be required during shallow ground -disturbances (< 10
feet below ground surface) to confirm that sensitive geologic units are not being impacted.
Monitoring will entail the visual inspection of excavated or graded areas and trench sidewalls.
La Quinta Village SPA No. 3 IS/MND 39 August 2023
3 ENVIRONMENTAL EVALUATION
GEO-3 In the event that a paleontological resource is discovered, the monitor will have the authority to
temporarily divert the construction equipment around the find until it is assessed for scientific
significance and, if appropriate, collected. If the resource is determined to be of scientific
significance, the project paleontologist shall complete the following:
1. Salvage of Fossils. If fossils are discovered, all work in the immediate vicinity should be halted
to allow the paleontological monitor, and/or project paleontologist to evaluate the discovery
and determine if the fossil may be considered significant. If the fossils are determined to be
potentially significant, the project paleontologist (or paleontological monitor) should recover
them following standard field procedures for collecting paleontological as outlined in the
PRMMP prepared for the project. Typically, fossils can be safely salvaged quickly by a single
paleontologist and not disrupt construction activity. In some cases, larger fossils (such as
complete skeletons or large mammal fossils) require more extensive excavation and longer
salvage periods. In this case the paleontologist should have the authority to temporarily direct,
divert, or halt construction activity to ensure that the fossil(s) can be removed in a safe and
timely manner.
2. Fossil Preparation and Curation. The PRMMP will identify the museum that has agreed to
accept fossils that may be discovered during project -related excavations. Upon completion of
fieldwork, all significant fossils collected will be prepared in a properly equipped laboratory to
a point ready for curation. Preparation may include the removal of excess matrix from fossil
materials and stabilizing or repairing specimens. During preparation and inventory, the fossils
specimens will be identified to the lowest taxonomic level practical prior to curation at an
accredited museum. The fossil specimens must be delivered to the accredited museum or
repository no later than 90 days after all fieldwork is completed. The cost of curation will be
assessed by the repository and will be the responsibility of the client.
GEO-4 Upon completion of ground disturbing activity (and curation of fossils if necessary) the project
paleontologist shall prepare a final mitigation and monitoring report outlining the results of the
mitigation and monitoring program. The report shall include discussion of the location, duration
and methods of the monitoring, stratigraphic sections, any recovered fossils, and the scientific
significance of those fossils, and where fossils were curated.
3.7.5 Level of Significance after Mitigation
With implementation of Mitigation Measures GEO-1 through GEO-4, impacts associated with geology and soils
would be reduced to less than significant.
3.8 Greenhouse Gas Emissions
3.8.1 Sources
• MD Acoustics, Troutdale Village Air Quality, Greenhouse Gas, and Energy Study, December 30, 2021
(Appendix A)
La Quinta Village SPA No. 3 IS/MND 40 August 2023
3 ENVIRONMENTAL EVALUATION
3.8.2 Environmental Setting
Constituent gases of the Earth's atmosphere, called atmospheric greenhouse gases (GHG), play a critical role
in the Earth's radiation amount by trapping infrared radiation emitted from the Earth's surface, which
otherwise would have escaped to space. Prominent greenhouse gases contributing to this process include
carbon dioxide (CO2), methane (CH4), ozone, water vapor, nitrous oxide (N20), and chlorofluorocarbons
(CFCs). This phenomenon, known as the Greenhouse Effect, is responsible for maintaining a habitable climate.
Anthropogenic (caused or produced by humans) emissions of these greenhouse gases in excess of natural
ambient concentrations are responsible for the enhancement of the Greenhouse Effect and have led to a trend
of unnatural warming of the Earth's natural climate, known as global warming or climate change. Emissions of
gases that induce global warming are attributable to human activities associated with
industrial/manufacturing, agriculture, utilities, transportation, and residential land uses. Transportation is
responsible for 41 percent of the State's greenhouse gas emissions, followed by electricity generation.
Emissions of CO2 and nitrous oxide (NO2) are byproducts of fossil fuel combustion. Methane, a potent
greenhouse gas, results from off -gassing associated with agricultural practices and landfills. Sinks of CO2,
where CO2 is stored outside of the atmosphere, include uptake by vegetation and dissolution into the ocean.
Table 6 of the Project's greenhouse gas analysis (Appendix A) provides a description of each of the greenhouse
gases and their global warming potential.
3.8.3 Impacts
a. Less than Significant Impact. The Project allows for the development of 252 dwelling units. The Project is
anticipated to generate GHG emissions from area sources, energy usage, mobile sources, solid waste,
water, and construction. The CaIEEMod Version 2020.4.0 was utilized by MD Acoustics to calculate the
GHG emissions from the Project. As shown in Table 8, the Project would result in approximately 1,963.70
metric tons per year of CO2e (MTCO2e) per year and would not exceed the SCAQMD screening threshold
of 3,000 MTCO2e per year. Therefore, Project GHG emissions impacts would be less than significant.
Table 7 Project Related Greenhouse Gas Annual Emissions
Category
Potentially
Significant
Impact
Less than
Significant with
Mitigation
Incorporated
Less than
Significant
Impact
No
Impact
Greenhouse Gas Emissions — Would the project:
a) Generate greenhouse gas emissions, either directly or
indirectly, that may have a significant impact on the
environment?
CO2e
Area Sources2
1
3.45
b) Conflict with an applicable plan, policy or regulation
adopted for the purpose of reducing the emissions of
greenhouse gases?
0.00
0.00
3.54
Energy Usage3
L
449.10
a. Less than Significant Impact. The Project allows for the development of 252 dwelling units. The Project is
anticipated to generate GHG emissions from area sources, energy usage, mobile sources, solid waste,
water, and construction. The CaIEEMod Version 2020.4.0 was utilized by MD Acoustics to calculate the
GHG emissions from the Project. As shown in Table 8, the Project would result in approximately 1,963.70
metric tons per year of CO2e (MTCO2e) per year and would not exceed the SCAQMD screening threshold
of 3,000 MTCO2e per year. Therefore, Project GHG emissions impacts would be less than significant.
Table 7 Project Related Greenhouse Gas Annual Emissions
Category
Greenhouse Gas Emissions (Metric Tons/Year)1
Bio -0O2
NonBio-0O2
CO2
CH4
N20
CO2e
Area Sources2
0.00
3.45
3.45
0.00
0.00
3.54
Energy Usage3
0.00
449.10
449.10
0.02
0.01
451.60
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3 ENVIRONMENTAL EVALUATION
Mobile Sources4
0.00
1,300.55
1,300.55
0.08
0.07
1,323.36
Solid Wastes
26.52
0.00
26.52
1.57
0.00
65.70
Water6
5.87
65.71
71.58
0.61
0.01
91.24
Construction'
0.00
27.44
27.44
0.00
0.00
28.26
Total Emissions
32.39
1,846.26
1,878.65
2.28
0.09
1,963.70
City of La Quinta CAP and SCAQMD Draft Screening Threshold 3,000
Exceeds Threshold? No
Notes:
1 Source: CaIEEMod Version 2020.4.0
2 Area sources consist of GHG emissions from consumer products, architectural coatings, and landscape equipment.
3 Energy usage consist of GHG emissions from electricity and natural gas usage.
' Mobile sources consist of GHG emissions from vehicles.
5 Solid waste includes the CO2 and CH4 emissions created from the solid waste placed in landfills.
6 Water includes GHG emissions from electricity used for transport of water and processing of wastewater.
' Construction GHG emissions based on a 30 year amortization rate.
b. Less than Significant. The applicable plan for the Project is the City's Greenhouse Gas Plan, which contains
goals and supporting measures that reflect and ensure compliance with Assembly Bill 32 (AB 32), Senate
Bill 32 (SB 32), and the 2017 California Air Resources Board (CARB) Scoping Plan. The South Coast Air
Quality Management District (SCAQMD) also states that projects that do not exceed the screening
threshold of 3,000 MTCO2e per year are considered to have less -than -significant GHG emissions and are
in compliance with the AQMP. As mentioned in Section 3.8.3(a) above, the GHG emissions generated by
the Project would not exceed the SCAQMD screening threshold of 3,000 MTCO2e. Based on the foregoing,
the Project would not have the potential to conflict with any applicable plan, policy, or regulation of an
agency adopted for the purpose of reducing the emissions of GHGs. Impacts would be less than significant.
3.8.4 Mitigation
No mitigation is required.
3.8.5 Level of Significance after Mitigation
Not applicable.
3.9 Hazards and Hazardous Materials
3.9.1 Sources
• City of La Quinta General Plan, February 19, 2013.
• Draft Environmental Impact Report (SCH #2010111094) for the City of La Quinta General Plan, July
2012.
https://www.laquintaca. qov/home/showpublisheddocument/15858/635338594527270000
• State Water Resources Control Board, GeoTracker. Accessed August 10, 2021,
La Quinta Village SPA No. 3 IS/MND 42 August 2023
3 ENVIRONMENTAL EVALUATION
https://www.waterboards.ca.gov/.
3.9.2 Environmental Setting
The Project site occurs in an area of the City of La Quinta that has undergone gradual urbanization since the
later decades of the 1900's. The general area is comprised primarily of residential, recreational, institutional,
and commercial development. A unique feature of the City of La Quinta is the inclusion of golf courses within
residential neighborhoods and the residential developments surrounding the site often support meandering
golf courses. The Project site is surrounded to the north by residential development; to the east by an
undeveloped flood control channel with a sports complex and school facilities beyond; to the south by Avenue
50 with undeveloped, vacant land and a golf course beyond; and to the west by Washington Street with
residential development and a golf course beyond. The site itself is composed of primarily undeveloped, vacant
land and developed portions of adjacent roadways and infrastructure. The site is heavily disturbed due to
pedestrian and vehicle traffic associated with surrounding development, historic light grading, and routine
weed abatement activities. Historic aerials show these disturbances have been ongoing since at least 1972.
3.9.3 Impacts
La Quinta Village SPA No. 3 IS/MND
43
August 2023
Potentially
Significant
Impact
Less than
Significant with
Mitigation
Incorporated
Less than
Significant
Impact
No
Impact
HAZARDS AND HAZARDOUS MATERIALS — Would the project:
a) Create a significant hazard to the public or the
environment through the routine transport, use, or
disposal of hazardous materials?
❑
1
b) Create a significant hazard to the public or the
environment through reasonable foreseeable upset and
accident condition involving the release of hazardous
materials into the environment?
❑
❑
c) Emit hazardous emissions or handle hazardous or
acutely hazardous materials, substances, or waste within
one-quarter mile of an existing or proposed school?
❑
❑
a
d) Be located on a site which is included on a list of
hazardous materials sites compiled pursuant to
Government Code Section 65962.5 and, as a result,
would it create a significant hazard to the public or the
environment?
❑
❑
❑
a
e) For a project located within an airport land use plan
or, where such a plan has not been adopted within two
miles of a public airport or public use airport, would the
project result in a safety hazard for people residing or
working in the project area?
❑
❑
❑
a
f) Impair implementation of or physically interfere with
an adopted emergency response plan or emergency
evacuation plan?
❑
❑
❑
a
g) Expose people or structures, either directly or
indirectly, to a significant risk of loss, injury or death
involving wildland fires?
❑
❑
❑
a
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3 ENVIRONMENTAL EVALUATION
a. Less than Significant Impact. Proposed construction activities for the development of the Project may
involve the use and transport of hazardous materials, which include but not limited to fuels, gasoline,
hydraulic fluid, lubricants, and other liquids associated with the operation of heavy equipment utilized
for construction. Additionally, materials that are consistent with building construction would also be
present onsite and these materials may include paints, solvents, concrete, adhesives, roofing materials,
and others. Additionally, transportation, storage, use and disposal of hazardous materials during
construction activities would be required to comply with all applicable Federal, State, and local statues
and regulations. This includes the preparation of a SWPPP that would outline specific BMPs that would
be administered during the construction of the Project in order to prevent the discharge of construction -
related pollutants that could contaminate nearby water sources. The Resource Conservation and
Recovery Act (RCRA; 42 USC 6901 et seq.) would require businesses with substantial quantities of
hazardous materials to adhere to strict requirements in regard to handlings, transportation, and storing
of supplies. Furthermore, the Hazardous Materials Transportation Act, 49 U.S.C. § 5101 et seq. protects
against the risk to life, property, and the environment that are associated with the transportation of
hazardous materials in intrastate, interstate, and foreign commerce. Upon completion of the proposed
construction, all hazardous materials would be removed from the Project site. Therefore, with all
applicable regulations in place, impacts associated with accidental release of hazardous substances
during construction activities would be less than significant.
Long-term operations of the Project would involve limited use of substances typically associated with
individual households. Typical materials would include paints, cleaning solvents, fertilizers, and motor
oil. The Project would be required to comply with Federal, State, and local regulations to ensure proper
use, storage, emission, and disposal of hazardous substances. With mandatory regulatory compliance,
the Project is not expected to pose a significant hazard to the public or the environment through the
routine transport, use, storage, emission, or disposal of hazardous materials, nor would the Project
increase the potential for accident conditions which could result in the release of hazardous materials
into the environment. Impacts would be less than significant.
b. Less than Significant Impact. Accidents involving hazardous materials that could pose a significant
hazard to the public or the environment would be highly unlikely during the construction and long-term
operation of the Project and are not reasonably foreseeable. As discussed above under Section 3.9.3(a),
the transport, use, and handling of hazardous materials on the Project site during construction is a
standard risk on all construction sites, and there would be no greater risk for upset and accidents than
would occur on any other similar construction site. Upon buildout, the Project site would operate as a
residential use. Based on the operational characteristics of residential uses, there is limited use of
hazardous substances; however, as discussed above under Section 3.9.3(a), the Project Applicant would
be required to comply with all applicable local, State, and Federal regulations related to the transport,
handling, and usage of hazardous material. Accordingly, impacts associated with the accidental release
of hazardous materials would be less than significant during both construction and long-term operation
of the Project.
c. Less than Significant Impact. The nearest school to the Project site is Harry S Truman Elementary School
located at 78870 Avenue 50. The school is within 0.25 -mile to the east of the proposed Project site. Due to
the nature of the proposed use of the Project as a residential development, there would be limited use of
hazardous substances. In addition, as previously mentioned under Section 3.9.3 (a), the Project would be
required to comply with Federal, State, and local regulations to ensure proper storage, use, emission, and
disposal of hazardous substances. Therefore, the proposed Project would have a less than significant
impact on schools within a quarter mile of the site.
La Quinta Village SPA No. 3 IS/MND 44 August 2023
3 ENVIRONMENTAL EVALUATION
d. No Impact. According to the Department of Toxic Control Substances (DTCS), there are no Federal
Superfund sites within the vicinity of the Project site. All environmental cleanups and any permitted
hazardous material facilities are listed in the Envirostor database, including Comprehensive Environmental
Response, Compensation, and Lability Act (CERLA) sites as well. Additionally, according to the California
State Water Resources Control Board's GeoTracker, the Project site is not located within any cleanup sites.
The nearest cleanup site is the La Quinta Country Club, located at 77750 Avenue 50, which is approximately
0.71 -mile west from the Project site. The La Quinta Country Club contained a potential contaminant of
concern: gasoline. However, the case has been closed as of February 4, 1992. Therefore, the Project is not
located on or within the vicinity of a site that is listed as a hazardous materials site pursuant to Government
Code Section 65962.5. Thus, the Project would not create a significant hazard to the public or the
environment. No impact would occur.
e. No Impact. The closest airport to the Project site is the Bermuda Dunes Airport, which is approximately 4.1
miles northeast of the Project site. The Project site is not located within the Airport Influence Area and not
within the Airport Land Use Compatibility Zones. Therefore, the Project would not result in a safety hazard
for people residing or working in the Project area. No impact would occur.
f. No Impact. The Project site does not contain any emergency facilities under existing conditions, nor does
it serve as an emergency evacuation route, so there is no potential for the Project to adversely affect an
existing emergency response or evacuation plan. During construction and at Project buildout, the proposed
Project would be required to maintain adequate emergency access for emergency vehicles as required by
the City. As part of the City's discretionary review process, the City of La Quinta would review the Project
to ensure that appropriate emergency ingress and egress would be available to -and -from the proposed
dwelling units for public safety. Accordingly, implementation of the proposed Project would not impair
implementation of or physically interfere with an adopted emergency response plan or an emergency
evacuation plan. No impact would occur.
g•
No Impact. According to Map My County, the Project site is not located within a State Responsibility Area
(SRA) or a Local Responsibility Area (LRA). The Project site and its surrounding areas are not located within
a very high fire hazard area. Therefore, the proposed Project would not expose people or structures, either
directly or indirectly, to a significant risk of loss, injury or death involving wildland fires. No impact would
occur.
3.9.4 Mitigation
No mitigation is required.
3.9.5 Level of Significance after Mitigation
Not applicable.
3.10 Hydrology and Water Quality
3.10.1 Sources
• Egan Civil, Preliminary Hydrology Study for Troutdale Village, January 22, 2023. (Appendix F)
• Egan Civil, Troutdale Village Preliminary Water Quality Management Plan, January 2023. (Appendix G)
La Quinta Village SPA No. 3 IS/MND 45 August 2023
3 ENVIRONMENTAL EVALUATION
• FEMA Flood Map Service Center, 2022.
• Coachella Valley Water District, 2020 Urban Water Management Plan, 2020.
3.10.2 Environmental Setting
The Project site is undeveloped and 100% pervious under existing conditions. The Project site is bound to the
south and west with fully improved public streets and storm drain facilities. The existing site is not subject to
off-site storm flows and there is no existing on-site retention of storm flow.
The proposed impervious area is 65% of the Project site. The new improvements would include paved access
around the interior of the site, 12 residential buildings with 252 units, paved parking, storm drain, and water
and sewer improvements. Two retention basins would be constructed at the west end of the site to collect and
store storm runoff generated during the 100 -year design storm per City of La Quinta Drainage Ordinance
requirements.
3.10.3 Impacts
La Quinta Village SPA No. 3 IS/MND
46
August 2023
Potentially
Significant
Impact
Less than
Significant with
Mitigation
Incorporated
Less than
Significant
Impact
No
Impact
HYDROLOGY AND WATER QUALITY — Would the project:
a) Violate any water quality standards or waste discharge
requirements or otherwise substantially degrade surface
or ground water quality?
b) Substantially decrease groundwater supplies or
interfere substantially with groundwater recharge such
that the project may impede sustainable groundwater
management of the basin?
❑
❑
❑
"
c) Substantially alter the existing drainage pattern of the
site or area, including through the alteration of the course
of a stream or river or through the addition of impervious
surfaces, in a manner which would:
❑
❑
�/
V�
❑
c.i.) Result in substantial erosion or siltation on- or off -17
site;
❑
❑
c.ii.) Substantially increase the rate or amount of surface
runoff in a manner which would result in flooding on- or
offsite;
❑
❑
I
❑
c.iii.) Create or contribute runoff water which would
exceed the capacity of existing or planned stormwater
drainage systems or provide substantial additional
sources of polluted runoff; or
❑
❑
�/
V�
c.iv) Impede or redirect flood flows?
❑
❑
IX
d) In flood hazard, tsunami, or seiche zones, risk release ofIX
pollutants due to project inundation?
❑
❑
e) Conflict with or obstruct implementation of a water
quality control plan or sustainable groundwater
management plan?
❑
❑
I
❑
La Quinta Village SPA No. 3 IS/MND
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3 ENVIRONMENTAL EVALUATION
a. Less than Significant Impact. Construction of the Project would be subject to National Pollutant Discharge
Elimination System (NPDES) stormwater regulations for construction which are required when there is a
soil disturbance of more than one acre. The Applicant will be required to comply with all rules, regulations,
and procedures of the NPDES permit for municipal, construction, and industrial activities as outlined by
the California State Water Resources Control Board or any of its Regional Water Quality Control Boards
(Colorado River Basin — Region 7). A Project -specific Water Quality Management Plan (WQMP) must also
be prepared to determine and describe the Best Management Practices (BMPs) that will be implemented
on the Project site. The Project would be required to meet all applicable water quality standards or waste
discharge requirements, thus avoiding any violation of such standards or requirements.
Any future development and construction of the Project would require compliance with South Coast Air
Quality Management (SCAQMD) Rule 403 and 403.1. SCAQM Rule 403 requires the implementation of
best available dust control measures (BACM) during active operations that are capable of generating
fugitive dust, such as the construction of the proposed Project. SCAQMD Rule 403.1 is a supplemental
rule to 403, which applies only to fugitive dust sources that occur in the Coachella Valley. This rule will
assist in reducing fugitive dust and resulting PM10 emissions from man-made sources in the Coachella
Valley. Although, these rules are intended to protect air quality, they would also assist in supporting water
quality protection by preventing sediment track out and erosion.
Additionally, a Project specific WQMP (Appendix G) was prepared to determine and describe the Best
Management Practices (BMPs) that will be implemented on the Project site to address pollutants of
concern that may potentially be generated from the use of the Project site. Per the WQMP, the BMP's
have been selected and implemented to comply with WQMP Section 3.5 and consists of site design BMP
concepts, source control, LID/site design and, if/where necessary, treatment control BMP's. Furthermore,
the WQMP prepared for the proposed Project would be required to collect and store 100% of the runoff
generated during the 100 -year storm event on-site per City of La Quinta Drainage Ordinance. The on-site
retention basins will be designed in a manner that allows the stored volume generated from the 100 -year
design storm event to completely evacuate via percolation into the soil within a 72 -hour period.
Therefore, the proposed Project would not violate any water quality standards, waste discharge
requirements, or otherwise substantially degrade surface or ground water quality. Impacts would be less
than significant.
b. No potable groundwater wells are proposed by the Project and the Project would be served with potable
water by the Coachella Valley Water District (CVWD). The primary source of water in the Coachella Valley
is groundwater extracted by deep wells and replenished with Colorado River water. The CVWD would
provide domestic water service to the Project and is a participant in the Coachella Valley Regional Water
Management Group that prepared an Integrated Regional Water Management Plan (WMP) in 2018. The
2018 Integrated Regional WMP determined that long-term regional demand for potable water is
expected to increase; however, with continued conservation measures and replenishment of
groundwater, it is projected that there will be sufficient supplies available to meet the CVWD demand.
Based on the 2018 Integrated Regional WMP projected supply and demand numbers, the CVWD would
have a sufficient water supply to serve the Project's water demands.
At Project buildout, water would be required to serve the needs of the proposed development of 252
dwelling units. The Project would connect to an existing water line on Avenue 50. No additional water
infrastructure or new wells are proposed. The Project would be required to comply with the CVWD's and
the City's water -efficiency requirements, such as including the use of drought -tolerant planting materials
and limited landscaping irrigation. The Project would also be required to comply with the CVWD's drought
La Quinta Village SPA No. 3 IS/MND 47 August 2023
3 ENVIRONMENTAL EVALUATION
restrictions and water reduction measures as applicable. Therefore, compliance and implementation of
CVWD and City requirements would ensure that the Project would not substantially decrease
groundwater supplies or interfere substantially with groundwater recharge. Impacts would be less than
significant.
c. i -iv. Less than Significant Impact. Prior to development of the Project site, the City will review and approve
the proposed civil plans to ensure the proposed development is in compliance with the City's Municipal
Code, which requires the Project to retain the runoff volume from a 100 -year, 24-hour storm event for
the entire Project site.
In addition, the Project's WQMP (Appendix G), includes BMPs, both of which are requirements for the
City's NPDES implementation. The implementation of BMPs would allow for the reduction in pollutants
of concern and help reduce the impacts both short and long term of water quality during the
construction and operation of the Project. The implementation of BMPs is consistent with the Project -
specific WQMP and complies with City requirements would ensure the design of the Project would not
result in erosion or siltation on- or off-site. The Project would result in a less than significant impact to
downstream water bodies.
d. Less than Significant Impact. The majority of the Project site is not located within a flood zone; however,
the eastern side of the Project site is located within the U.S Federal Emergency Management Agency
(FEMA) Flood Zone AE due to the Project site being adjacent to the Coachella Water District's Whitewater
River Storm Water Channel. CVWD provided a letter dated April 5, 2022, which stated approval on the
75 -foot setback. Therefore, no channel improvements would be required for the Project. Furthermore,
the Project site is not located within the vicinity of any other water bodies. Due to the Project site
location being far away from the ocean, lakes, or dams, there is no possibility of dam failure, tsunami or
seiche. Therefore, impacts would be less than significant.
e. Less than Significant Impact. As described in Section 2.10.3 (b), projected Project water demand does
not exceed the projected water supply per the 2018 Integrated Regional WMP. There would be sufficient
water supplies to serve the Project. The Project will adhere to all applicable water quality standards and
will implement a Project specific WQMP (Appendix G) approved by the City and the Regional Water
Quality Control Board for both construction and operational activities. Therefore, the Project would not
conflict with or obstruct implementation of a water quality control plan or sustainable groundwater
management plan. Impacts would be less than significant.
3.10.4 Mitigation
No mitigation is required.
3.10.5 Level of Significance after Mitigation
Not applicable.
3.11 Land Use and Planning
3.11.1 Sources
• City of La Quinta, City of La Quinta 2035 General Plan, Adopted February 19, 2013.
La Quinta Village SPA No. 3 IS/MND 48 August 2023
3 ENVIRONMENTAL EVALUATION
• City of La Quinta, Draft Environmental Impact Report (SCH #2010111094) for the City of La Quinta
General Plan, July 2012.
https://www.laquintaca. qov/home/showpublisheddocument/15858/635338594527270000
3.11.2 Environmental Setting
The Project site is designated as "Medium/High Density Residential" per the City's General Plan 2035 Land Use
Map and is zoned as "Medium High Density Residential (RMH)" and within the Affordable Housing Overlay per
the City's Official Zoning Map.
Under existing conditions, the Project site is bordered by a residential community located immediately north;
to the west, the Project site is bordered by Washington Street and beyond is a residential community; to the
east, the Project site is bordered by a dry channel and beyond is vacant, undeveloped land; and to the south,
the Project site is bordered by Avenue 50 and beyond is vacant, undeveloped land.
3.11.3 Impacts
a. No Impact Development of the Project would not physically disrupt or divide the arrangement of an
established community. Under existing conditions, the Project site is bordered by a residential community
located immediately north; to the west, the Project site is bordered by Washington Street and beyond is
a residential community; to the east, the Project site is bordered by a dry channel and beyond is vacant,
undeveloped land; and to the south, the Project site is bordered by Avenue 50 and beyond is vacant,
undeveloped land. No impact would occur.
b. Less Than Significant Impact The development of the Project would consist of 252 residential homes.
Under existing conditions, the Project site is designated as "Medium/High Density Residential" per the
City's General Plan 2035 Land Use Map and zoned "Medium High Density Residential (RMH)" and within
the Affordable Housing Overlay per the City's Official Zoning Map. Because the Project would be
consistent with the underlying General Plan land use designation, the Project would not conflict with the
City's General Plan.
As previously mentioned, the site will remain as Residential Medium High (RMH) and apply a density
bonus to provide some affordable units. Prior to the development of the Project site, the City would
review and approve the proposed architectural plans to ensure the proposed development meets the
City's development standards for the Medium/High Density Residential land use and Residential Medium
La Quinta Village SPA No. 3 IS/MND 49 August 2023
Potentially
Significant
Impact
Less than
Significant with
Mitigation
Incorporated
Less than
Significant
Impact
No
Impact
LAND USE AND PLANNING — Would the project:
a) Physically divide an established community?
a
b) Conflict with any applicable land use plan, policy, or
regulation of an agency with jurisdiction over the project
(including, but not limited to the general plan, specific
plan, local coastal program, or zoning ordinance)
adopted for the purpose of avoiding or mitigating an
environmental effect?
❑
❑
❑
"
a. No Impact Development of the Project would not physically disrupt or divide the arrangement of an
established community. Under existing conditions, the Project site is bordered by a residential community
located immediately north; to the west, the Project site is bordered by Washington Street and beyond is
a residential community; to the east, the Project site is bordered by a dry channel and beyond is vacant,
undeveloped land; and to the south, the Project site is bordered by Avenue 50 and beyond is vacant,
undeveloped land. No impact would occur.
b. Less Than Significant Impact The development of the Project would consist of 252 residential homes.
Under existing conditions, the Project site is designated as "Medium/High Density Residential" per the
City's General Plan 2035 Land Use Map and zoned "Medium High Density Residential (RMH)" and within
the Affordable Housing Overlay per the City's Official Zoning Map. Because the Project would be
consistent with the underlying General Plan land use designation, the Project would not conflict with the
City's General Plan.
As previously mentioned, the site will remain as Residential Medium High (RMH) and apply a density
bonus to provide some affordable units. Prior to the development of the Project site, the City would
review and approve the proposed architectural plans to ensure the proposed development meets the
City's development standards for the Medium/High Density Residential land use and Residential Medium
La Quinta Village SPA No. 3 IS/MND 49 August 2023
3 ENVIRONMENTAL EVALUATION
High zone. Therefore, the Project would be developed in accordance with the proposed density
requirement, zoning designation, and would comply with all applicable policies contained in the General
Plan and all applicable development regulations and standards contained in the Zoning Ordinance.
The Project also would not conflict with any applicable goals, objectives, and policies of the SCAQMD's
AQMP, SCAG's Connect SoCal, and SCAG's Regional Comprehensive Plan. Impacts would be less than
significant.
3.11.4 Mitigation
No mitigation required.
3.11.5 Level of Significance after Mitigation
Not applicable.
3.12 Mineral Resources
3.12.1 Sources
• City of La Quinta, Draft Environmental Impact Report (SCH #2010111094) for the City of La Quinta
General Plan, July 2012.
https://www.laquintaca.gov/home/showpublisheddocument/15858/635338594527270000
3.12.2 Environmental Setting
The majority of the City of La Quinta is located in mineral resource zone 1 (MRZ-1), which indicates that little
likelihood exists for the presence of significant mineral resources. The western portion of the City is located in
MRZ-3, which are areas containing known or inferred mineral occurrences of undetermined mineral resources
significances. According to Exhibit III -11, Mineral Resource Zone Map, of the City's General Plan EIR, the Project
site is located within MRZ-1.
3.12.3 Impacts
a -b.
Less Than Significant Impact. According to the City's General Plan EIR, the Project site is located in an
MRZ-1 zone, which indicates it is located in an area where there is little likelihood for presence of
significant mineral resources. The Project site is currently designated Medium/High Density under the
La Quinta Village SPA No. 3 IS/MND 50
August 2023
Potentially
Significant
Impact
Less than
Significant with
Mitigation
Incorporated
Less than
Significant
Impact
No
Impact
MINERAL RESOURCES — Would the project:
a) Result in the loss of availability of a known mineral
resource that would be of value to the region and the
residents of the state?
❑
❑
7
b) Result in the loss of availability of a locally -important
mineral resource recovery site delineated on a local
general plan, specific plan, or other land use plan?
❑
❑
❑
A
a -b.
Less Than Significant Impact. According to the City's General Plan EIR, the Project site is located in an
MRZ-1 zone, which indicates it is located in an area where there is little likelihood for presence of
significant mineral resources. The Project site is currently designated Medium/High Density under the
La Quinta Village SPA No. 3 IS/MND 50
August 2023
3 ENVIRONMENTAL EVALUATION
City's General Plan and zoned Medium High Density Residential. Neither the existing land use or zoning
designation allow for mineral production. In addition, the General Plan consists of several policies that
would protect mineral resources and prevent land use incompatibility impacts from mining.
Furthermore, if a potential mineral extraction operation were to be located within the Project site, it
would be incompatible both with the land use designation and surrounding land uses. Therefore,
development of the Project would result in a less than significant impact relating to mineral resources.
3.12.4 Mitigation
No mitigation required.
3.12.5 Level of Significance after Mitigation
Not applicable.
3.13 Noise
3.13.1 Sources
• MD Acoustics, Troutdale Village Apartment Project Noise Impact Study, January 12, 2022. (Appendix D)
3.13.2 Environmental Setting
Noise
Noise has been defined as an unwanted sound. Sound becomes unwanted when it interferes with normal
activities, when it causes actual physical harm, or when it has adverse effects on health. Noise is measured on
a logarithmic scale of sound pressure level known as a decibel (dB). A -weighted decibels (dBA) approximate
the subjective response of the human ear to broad frequency noise source by discriminating against very low
and very high frequencies of the audible spectrum. They are adjusted to reflect only those frequencies which
are audible to the human ear.
Vibration
According to the Federal Transit Administration (FTA) Transit Noise Impact and Vibration Assessment Manual,
vibration is the periodic oscillation of a medium or object. The rumbling sound caused by the vibration of room
surfaces is called structure -borne noise. Sources of ground -borne vibrations include natural or human made
causes. In addition, vibration sources may be continuous, such as factory machinery, or transient, such as
explosions.
There are several different methods that are used to quantify vibration. The peak particle velocity (PPV) is
defined as the maximum instantaneous peak of the vibration signal. The PPV is most frequently used to
describe vibration impacts to buildings. Human body responds to average vibration amplitude often described
as the root mean square (RMS). The RMS amplitude is defined as the average of the squared amplitude of the
signal and is most frequently used to describe the effect of vibration on the human body. Decibel notation
(VdB) is commonly used to measure RMS. Decibel notation (VdB) serves to reduce the range of numbers used
to describe human response to vibration. Typically, ground -borne vibration generated by man-made activities
attenuates rapidly with distance from the source of the vibration.
La Quinta Village SPA No. 3 IS/MND 51 August 2023
3 ENVIRONMENTAL EVALUATION
3.13.3 Impacts
a. Less than Significant Impact. Project construction noise would occur due to the use of equipment that
includes a combination of trucks, power tools, concrete mixers, and portable generators that when
combined can reach high levels. The number and mix of construction equipment is expected to occur in
stages such as site preparation, grading, building construction, and architectural coating.
To describe the Project construction noise levels, measurements were collected for similar activities at
several construction sites. Since the reference noise levels were collected at varying distances, all
construction noise level measurements presented in Table 6 of Appendix D, have been adjusted to
describe a uniform reference distance of 50 feet.
Construction Noise Analysis
Construction noise is considered a short-term impact and would be considered significant if construction
activities are taken outside the allowable times (7 AM to 7 PM) as described in LQMC Section 6.08.050(A).
Construction is anticipated to occur during permissible hours. Construction noise will have a temporary
or periodic increase in the ambient noise level above the existing within the Project vicinity. Furthermore,
noise reduction measures are provided to further reduce construction noise. The impact is considered
less than significant. Construction noise level projections are provided below.
Typical operating cycles for these types of construction equipment may involve one or two minutes of full
power operation followed by three to four minutes at lower power settings. Noise levels will be loudest
during the grading phase. A likely worst-case construction noise scenario during grading assumes the use
of a grader, a dozer, two (2) excavators, two (2) backhoes, and a scraper operating at 290 feet from the
nearest sensitive receptor (north residences).
La Quinta Village SPA No. 3 IS/MND 52 August 2023
Potentially
Significant
Impact
Less than
Significant with
Mitigation
Incorporated
Less than
Significant
Impact
No
Impact
NOISE — Would the project result in:
a) Generation of a substantial temporary or
permanent increase in ambient noise levels in the
vicinity of the project in excess of standards
established in the local general plan or noise
ordinance, or applicable standards of other agencies?
❑
❑
❑
��
b) Generation of excessive ground borne vibration or
ground borne noise levels?
❑
❑
❑
"
c) For a project located within the vicinity of a private
airstrip or an airport land use plan or, where such a
plan has not been adopted, within two miles of a
public airport or public use airport, would the project
expose people residing or working in the project area
to excessive noise levels?
❑
❑
❑
a. Less than Significant Impact. Project construction noise would occur due to the use of equipment that
includes a combination of trucks, power tools, concrete mixers, and portable generators that when
combined can reach high levels. The number and mix of construction equipment is expected to occur in
stages such as site preparation, grading, building construction, and architectural coating.
To describe the Project construction noise levels, measurements were collected for similar activities at
several construction sites. Since the reference noise levels were collected at varying distances, all
construction noise level measurements presented in Table 6 of Appendix D, have been adjusted to
describe a uniform reference distance of 50 feet.
Construction Noise Analysis
Construction noise is considered a short-term impact and would be considered significant if construction
activities are taken outside the allowable times (7 AM to 7 PM) as described in LQMC Section 6.08.050(A).
Construction is anticipated to occur during permissible hours. Construction noise will have a temporary
or periodic increase in the ambient noise level above the existing within the Project vicinity. Furthermore,
noise reduction measures are provided to further reduce construction noise. The impact is considered
less than significant. Construction noise level projections are provided below.
Typical operating cycles for these types of construction equipment may involve one or two minutes of full
power operation followed by three to four minutes at lower power settings. Noise levels will be loudest
during the grading phase. A likely worst-case construction noise scenario during grading assumes the use
of a grader, a dozer, two (2) excavators, two (2) backhoes, and a scraper operating at 290 feet from the
nearest sensitive receptor (north residences).
La Quinta Village SPA No. 3 IS/MND 52 August 2023
3 ENVIRONMENTAL EVALUATION
Assuming a usage factor of 40 percent for each piece of equipment, unmitigated noise levels at 290 feet
have the potential to reach 70 dBA Leq and 74 dBA Lmax at the nearest sensitive receptors during grading.
Noise levels for the other construction phases would be lower and range between 63 to 66 dBA.
Off -Site Traffic Noise Analysis
Traffic generated by the operation of the Project will influence traffic noise levels in surrounding off-site
areas. As previously mentioned, the Project is anticipated to generate approximately 2,079 average daily
trips. The modeling is theoretical and does not take into account any existing barriers, structures, and/or
topographical features that may further reduce noise levels. Therefore, the levels are shown for
comparative purposes only to show the difference in with and without project conditions. In addition, the
noise contours for 60, 65 and 70 dBA CNEL were calculated. The potential off-site noise impacts caused
by an increase of traffic from operation of the proposed project on the nearby roadways were calculated
for the following scenarios: Existing without Project and Existing with Project. Table 8 compares the two
scenarios and shows the change in traffic noise levels as a result of the proposed Project. It takes a change
of 3 dB or more to hear a perceptible difference.
Table 8 Off -Site Traffic Noise Levels
Roadway
Segment
CNEL at 60 Feet dBA1,2
Existing
Without
Project
Existing
With
Project
Change
in
Noise
Level
Potential
Significant
Impact
Washington St
Eisenhower Dr to Avenue 50
69.7
69.9
0.2
No
Avenue 50
Washington St to Jefferson St
67.6
67.7
0.1
No
Notes:
1 Exterior noise levels calculated at 5 feet above ground level.
2 Noise levels calculated from centerline of subject roadway.
As shown on Table 8, the maximum change in noise level generated from the Project is 0.2 dBA. Therefore,
noise impacts to off-site receptors due to Project -generated trips would be less than significant.
On -Site Traffic Noise Analysis
Traffic noise from the local roadway network was evaluated and compared to the City's noise
compatibility matrix. Per the City's Land Use Compatibility (LQMC Section 9.100.210), multi -family
residential is conditionally acceptable up to 65 dBA CNEL. As shown in Table 5 of Appendix D, traffic 70
dBA CNEL noise projections from Washington Street will reach up to 173 feet from the centerline of the
roadway. Residential structures are located approximately 180 feet away from Washington Street
centerline and fall within the 70 to 65 dBA CNEL contour of the roadway and are located within the
conditionally acceptable region for multiple -family residential. In order to ensure interior levels of 45 dBA
CNEL, all residential windows would be designed with sound transmission class (STC) ratings of 28 to
achieve a 25 dB reduction, as described in Mitigation Measure NOI-1, below. With implementation of
Mitigation Measure NOI-1, on-site traffic noise would be reduced to a less than significant impact.
b. Less than Significant Impact The Project does not propose or require uses or activities that would be
considered substantive sources of on-going vibration. For the purposes of this analysis, and to
La Quinta Village SPA No. 3 IS/MND 53 August 2023
3 ENVIRONMENTAL EVALUATION
substantiate whether the Project would result in "exposure of persons to or generation of excessive
ground borne vibration or ground borne noise levels," applicable criteria developed by the California
Department of Transportation (Caltrans) were employed. The Caltrans Transportation and Construction
Vibration Guidance Manual indicates that received vibration levels of 0.10 Peak Particle Velocity (PPV)
(equal to 0.071 Root Mean Square Amplitude [RMS]) could be strongly perceptible (Caltrans
Transportation and Construction Vibration Guidance Manual (Caltrans) September 2013, p. 38). For the
purposes of this analysis, received vibration levels exceeding 0.10 PPV (0.071 RMS) would be considered
potentially significant.
Ground borne vibration levels resulting from construction activities occurring within the Project site were
estimated by using data published by the Federal Transit Administration (FTA). Typical Project
construction equipment would generate vibration levels of 0.003 PPV (small bulldozer) to 0.089 PPV
(larger bulldozer) as measured at 25 feet. As with received noise levels, received vibration levels attenuate
with distance. In general, manmade ground -borne vibrations attenuate rapidly with distance from the
source.
At a distance of 290 feet, a large bulldozer would yield a worst-case 0.006 peak particle velocity (PPV)
(in/sec) which is below the threshold of perception and any risk of damage. Therefore, the Project would
not result in or cause exposure of persons to, or generation of, excessive ground borne vibration or ground
borne noise. Impacts would be less than significant.
c. No Impact The nearest airport to the Project site is the Bermuda Dunes Airport, located approximately
4.1 miles northeast of the Project site. The Project site is not located within the airport influence area
boundary. Furthermore, the noise compatibility contours provided in the Riverside County Airport Land
Use Compatibility Plan (RCALUCP) show that the Project site is outside of the 65 dBA CNEL noise contour
for the Bermuda Dunes Airport. Therefore, the Project would not expose people residing or working in
the Project area to excessive noise levels associated with airports. No impact would occur.
3.13.4 Mitigation
NOI-1 Prior to building permit issuance, the Project Applicant shall ensure all residential windows be
designed with sound transmission class (STC) 28 to achieve a 25 dB reduction.
3.13.5 Level of Significance after Mitigation
With implementation of Mitigation Measure NOI-1, all Project -related noise impacts would be reduced to less -
than -significant levels.
3.14 Population and Housing
3.14.1 Sources
• United States Census Bureau, Quickfacts. July 1, 2021.
https://www.census.gov/quickfacts/fact/table/laquintacitycalifornia/PST045219
La Quinta Village SPA No. 3 IS/MND 54 August 2023
3 ENVIRONMENTAL EVALUATION
3.14.2 Environmental Setting
According to the United States Census Bureau, the City of La Quinta had a population of 37,558 in 2020, and
the population increased by 0.2% from 2010. The number of households from 2016-2020 was 16,292 with an
average household size at 2.55 persons per household.
3.14.3 Impacts
a. Less than Significant Impact. The Project Applicant proposes the future development of 252 residences on
14.03 acres of undeveloped land. According to the United States Census Bureau, the person per household
from 2016-2020 in the City of La Quinta is 2.55, which calculates to an estimate of 724 residents. This only
leads to a negligible increase in population and is consistent with current population growth projections.
Furthermore, the Project site is surrounded to the north and west by residential homes and would be
accessible via existing roads and infrastructure. No roads or infrastructure would need to be extended to
serve the Project. Because the anticipated increase in population based on the proposed residences would
be negligible, within current population growth projections, and induced population growth is also
expected to be negligible. Therefore, impacts would be less than significant.
b. No Impact. The proposed development of 252 residences would take place on a vacant parcel. No
structures or housing will be eliminated as a result of the Project and no persons would be displaced.
Therefore, there would be no impacts relating to the displacement of people or housing.
3.14.4 Mitigation
No mitigation is required.
3.14.5 Level of Significance after Mitigation
Not applicable.
3.15 Public Services
3.15.1 Sources
• City of La Quinta, City of La Quinta 2035 General Plan, Adopted February 19, 2013.
La Quinta Village SPA No. 3 IS/MND 55 August 2023
Potentially
Significant
Impact
Less than
Significant with
Mitigation
Incorporated
Less than
Significant
Impact
No
Impact
POPULATION AND HOUSING — Would the project:
a) Induce substantial population growth in an area,
either directly (for example, by proposing new homes
and businesses) or indirectly (for example, through
extension of roads or other infrastructure)?
❑
❑
❑
"
b) Displace substantial numbers of existing people or
housing, necessitating the construction of replacement
housing elsewhere?
❑
❑
❑
��
a. Less than Significant Impact. The Project Applicant proposes the future development of 252 residences on
14.03 acres of undeveloped land. According to the United States Census Bureau, the person per household
from 2016-2020 in the City of La Quinta is 2.55, which calculates to an estimate of 724 residents. This only
leads to a negligible increase in population and is consistent with current population growth projections.
Furthermore, the Project site is surrounded to the north and west by residential homes and would be
accessible via existing roads and infrastructure. No roads or infrastructure would need to be extended to
serve the Project. Because the anticipated increase in population based on the proposed residences would
be negligible, within current population growth projections, and induced population growth is also
expected to be negligible. Therefore, impacts would be less than significant.
b. No Impact. The proposed development of 252 residences would take place on a vacant parcel. No
structures or housing will be eliminated as a result of the Project and no persons would be displaced.
Therefore, there would be no impacts relating to the displacement of people or housing.
3.14.4 Mitigation
No mitigation is required.
3.14.5 Level of Significance after Mitigation
Not applicable.
3.15 Public Services
3.15.1 Sources
• City of La Quinta, City of La Quinta 2035 General Plan, Adopted February 19, 2013.
La Quinta Village SPA No. 3 IS/MND 55 August 2023
3 ENVIRONMENTAL EVALUATION
• City of La Quinta, Draft Environmental Impact Report (SCH #2010111094) for the City of La Quinta
General Plan, July 2012.
https://www.laquintaca. qov/home/showpublisheddocument/15858/635338594527270000
3.15.2 Environmental Setting
Fire Protection Services
Fire protection is provided through a contract with the Riverside County Fire Department. There are three City -
owned fire stations, each staffed with full-time paid and volunteer firefighters: Fire Station No. 32 at 78-111
Avenue 52; Fire Station No. 70 at 54001 Madison Street; and Fire Station No. 93 at 44-555 Adams Street.
Emergency response in the City is also available through Riverside County Fire Department stations in other
cities. These include Station No. 55, located in Indian Wells; Station No. 88, in Indio; and Station No. 39, located
at the Desert Resorts Airport, east of the City's eastern Sphere of Influence. County Fire dispatches all calls
through its centralized Emergency Command Center, where responding stations are determined based on
location and need.
Average Fire Department response times are between 5 and 7 minutes. La Quinta has an Insurance Service
Office (ISO) of 4, based on a scale of 1 through 10, with 1 being the highest rating. Ratings are reviewed
periodically. A variety of criteria are used to determine the ISO rating, such as staffing levels, response times,
safety history and building code standards.
Police Protection Services
Police protection services are provided through contract with the Riverside County Sheriff's Department.
Riverside County Sheriff's Station is located at 86-625 Airport Boulevard, Thermal, CA 92274. The Civic Center
Community Policing Office is located at 78-495 Calle Tampico, La Quinta, CA 92253.
Schools
There are two school districts providing public education to students in kindergarten through 12th grade in La
Quinta: Desert Sands Unified School District (DSUSD) and Coachella Valley Unified School District (CVUSD).
Developers are required to pay school mitigation fees for residential and commercial development, which
includes the proposed Project.
Parks
The City of La Quinta currently operates 11 City parks, the Civic Center Campus, and three nature preserve
areas. The City of La Quinta also contains one public and 22 privately owned and operated golf courses, seven
of which are open and available for public use. The City of La Quinta's designated recreational open space
totals approximately 5,259 acres.
La Quinta Village SPA No. 3 IS/MND 56 August 2023
3 ENVIRONMENTAL EVALUATION
3.15.3 Impacts
a -i. Less than Significant Impact Fire protection services in La Quinta are provided through a contract with
the Riverside County Fire Department (RCFD). The nearest fire station (No. 32) is located at 78-111 Avenue
52, approximately 1.0 -mile southwest from the Project site. Based on the Project site's proximity to the
existing fire station, the Project would be adequately served by fire protection services and no new or
expanded unplanned facilities would be required. Additionally, the Project would feature fire safety and
fire suppression activities, including type of building construction, fire sprinklers, a fire hydrant system,
and paved access. The La Quinta Fire Department and/or RCFD will review and approve Project plans to
ensure all applicable fire standards and regulations are met. In addition, the Development Impact Fees
paid for the project will fund this project's "fair -share" of capital Improvements for Fire that are needed
from this development. Therefore, impacts associated with fire protection services would be less than
significant.
a -ii. Less than Significant Impact The La Quinta Police Department serves under contract by the Riverside
County Sheriff's Department. The Community Policing Office is located at 78-495 Calle Tampico, which is
located approximately 0.5 -mile southwest from the Project site. Based on the Project site's proximity to
the existing police station and the Sherriff's Thermal Sub -Station, the Project would be adequately served
by police protection services and no new or expanded unplanned facilities would be required. The La
Quinta Police Department, through the Riverside County Sheriff Department, will review and approve
Project plans to ensure all applicable police standards and regulations are met. In addition, the
Development Impact Fees paid for the project will fund this project's "fair -share" of capital Improvements
for police that are needed from this development. Therefore, impacts associated with police protection
services would be less than significant.
a -iii. Less than Significant Impact The nearest school is Harry S Truman Elementary, which is located
approximately 0.2 -mile east of the Project site at 78870 Avenue 50. The addition of the future 252 homes
would not significantly increase the number of students within nearby schools. The Project is required to
La Quinta Village SPA No. 3 IS/MND 57 August 2023
Potentially
Significant
Impact
Less than
Significant with
Mitigation
Incorporated
Less than
Significant
Impact
No
Impact
PUBLIC SERVICES
a) Would the project result in substantial adverse
physical impacts associated with the provision of new or
physically altered governmental facilities, need for new
of physically altered governmental facilities, the
construction of which could cause significant
environmental impacts, in order to maintain acceptable
service ratios, response times or other performance
objectives for any of the public services:
i) Fire Protection?
1
ii) Police Protection?
1
iii) Schools?
1
iv) Parks?
1
v) Other public facilities?
1
a -i. Less than Significant Impact Fire protection services in La Quinta are provided through a contract with
the Riverside County Fire Department (RCFD). The nearest fire station (No. 32) is located at 78-111 Avenue
52, approximately 1.0 -mile southwest from the Project site. Based on the Project site's proximity to the
existing fire station, the Project would be adequately served by fire protection services and no new or
expanded unplanned facilities would be required. Additionally, the Project would feature fire safety and
fire suppression activities, including type of building construction, fire sprinklers, a fire hydrant system,
and paved access. The La Quinta Fire Department and/or RCFD will review and approve Project plans to
ensure all applicable fire standards and regulations are met. In addition, the Development Impact Fees
paid for the project will fund this project's "fair -share" of capital Improvements for Fire that are needed
from this development. Therefore, impacts associated with fire protection services would be less than
significant.
a -ii. Less than Significant Impact The La Quinta Police Department serves under contract by the Riverside
County Sheriff's Department. The Community Policing Office is located at 78-495 Calle Tampico, which is
located approximately 0.5 -mile southwest from the Project site. Based on the Project site's proximity to
the existing police station and the Sherriff's Thermal Sub -Station, the Project would be adequately served
by police protection services and no new or expanded unplanned facilities would be required. The La
Quinta Police Department, through the Riverside County Sheriff Department, will review and approve
Project plans to ensure all applicable police standards and regulations are met. In addition, the
Development Impact Fees paid for the project will fund this project's "fair -share" of capital Improvements
for police that are needed from this development. Therefore, impacts associated with police protection
services would be less than significant.
a -iii. Less than Significant Impact The nearest school is Harry S Truman Elementary, which is located
approximately 0.2 -mile east of the Project site at 78870 Avenue 50. The addition of the future 252 homes
would not significantly increase the number of students within nearby schools. The Project is required to
La Quinta Village SPA No. 3 IS/MND 57 August 2023
3 ENVIRONMENTAL EVALUATION
pay the State mandated school impact fees which would assist in mitigating impacts to schools. Therefore,
this fee would assure that impacts would be less -than -significant levels.
a -iv. Less than Significant Impact The City of La Quinta requires new developments to dedicate land for
recreational purposes or pay in -lieu fees and payment of Development Impact Fees. The Project would
result in a negligible population increase and a negligible demand for park facilities. Therefore, this fee
will assure that the impacts to City parks would be less than significant.
a -v. Less than Significant Impact The Project would result in less than significant impacts to other public
facilities. It is not expected that the Project would result in an increase in population that would require
the provision of additional public facilities within the City of La Quinta. Access to the Project site is
provided by existing roads and would connect to existing utility infrastructure. New public roads or public
transportation facilities, or other public facilities, are not required. Regardless of the negligible impact to
public services, the Development Impact Fees will be paid for the Project which will fund this project's
"fair -share" of capital Improvements for other public facilities that are needed from this development.
Therefore, impacts would be less than significant.
3.15.4 Mitigation
No mitigation is required.
3.15.5 Level of Significance after Mitigation
Not applicable.
3.16 Recreation
3.16.1 Sources
• City of La Quinta, City of La Quinta 2035 General Plan, Adopted February 19, 2013.
• City of La Quinta, Draft Environmental Impact Report (SCH #2010111094) for the City of La Quinta
General Plan, July 2012.
https://www.laquintaca. qov/home/showpublisheddocument/15858/635338594527270000
3.16.2 Environmental Setting
The City of La Quinta currently operates 11 City parks, the Civic Center Campus, and three nature preserve
areas. La Quinta's three nature preserves are also available for public recreation, as they all contain trails for
hiking and bicycling. There are also a number of public pocket parks located within existing subdivisions. La
Quinta is home to one public and 22 privately owned and operated golf courses, seven of which are open and
available for public use. La Quinta's designated recreational open space totals approximately 5,259 acres.
La Quinta Village SPA No. 3 IS/MND 58 August 2023
3 ENVIRONMENTAL EVALUATION
3.16.3 Impacts
a/b. Less than Significant Impact. The Project's development of 252 dwelling units would result in a negligible
population increase and a negligible demand for park facilities. Since the Project will provide a pickleball
court, pool and spa, barbeque areas, tot lot, multiple open recreational spaces, and a dog park, there is
a low potential for the Project to increase the use of existing neighborhood and regional parks or other
recreational facilities such that substantial physical deterioration of the facility would occur, as well as a
low potential for construction or expansion of recreational facilities which may have an adverse physical
effect on the environment. Furthermore, because the Project is consistent with the existing land use and
zoning designation, the City's General Plan has already accommodated for the new residents from this
Project. Therefore, the Project would have a less than significant impact on recreational facilities within
the City.
3.16.4 Mitigation
No mitigation required.
3.16.5 Level of Significance after Mitigation
Not applicable.
3.17 Transportation
3.17.1 Sources
• Integrated Engineering Group, Troutdale Village Transportation Analysis, December 2021. (Appendix
E)
• Integrated Engineering Group, Troutdale Village Transportation Analysis, April 2023. (Appendix H)
3.17.2 Environmental Setting
The Project trip generation was calculated using the ITE Trip Generation Manual (10th Edition). It is estimated
that the Project would generate 1,684 total daily trips, 109 AM peak hour trips and 134 PM peak hour trips.
Project trip distribution and assignment were developed in coordination with the City of La Quinta staff based
on the land use characteristics of the proposed Project and surrounding area, existing travel patterns within
La Quinta Village SPA No. 3 IS/MND 59 August 2023
Potentially
Significant
Impact
Less than
Significant with
Mitigation
Incorporated
Less than
Significant
Impact
No
Impact
RECREATION
a) Would the project increase the use of existing
neighborhood and regional parks or other recreational
facilities such that substantial physical deterioration of
the facility would occur or be accelerated?
b) Does the project include recreational facilities or
require the construction or expansion of recreational
facilities which might have an adverse physical effect on
the environment?
a/b. Less than Significant Impact. The Project's development of 252 dwelling units would result in a negligible
population increase and a negligible demand for park facilities. Since the Project will provide a pickleball
court, pool and spa, barbeque areas, tot lot, multiple open recreational spaces, and a dog park, there is
a low potential for the Project to increase the use of existing neighborhood and regional parks or other
recreational facilities such that substantial physical deterioration of the facility would occur, as well as a
low potential for construction or expansion of recreational facilities which may have an adverse physical
effect on the environment. Furthermore, because the Project is consistent with the existing land use and
zoning designation, the City's General Plan has already accommodated for the new residents from this
Project. Therefore, the Project would have a less than significant impact on recreational facilities within
the City.
3.16.4 Mitigation
No mitigation required.
3.16.5 Level of Significance after Mitigation
Not applicable.
3.17 Transportation
3.17.1 Sources
• Integrated Engineering Group, Troutdale Village Transportation Analysis, December 2021. (Appendix
E)
• Integrated Engineering Group, Troutdale Village Transportation Analysis, April 2023. (Appendix H)
3.17.2 Environmental Setting
The Project trip generation was calculated using the ITE Trip Generation Manual (10th Edition). It is estimated
that the Project would generate 1,684 total daily trips, 109 AM peak hour trips and 134 PM peak hour trips.
Project trip distribution and assignment were developed in coordination with the City of La Quinta staff based
on the land use characteristics of the proposed Project and surrounding area, existing travel patterns within
La Quinta Village SPA No. 3 IS/MND 59 August 2023
3 ENVIRONMENTAL EVALUATION
the study area, anticipated travel patterns to and from the Project site, and approved projects located in the
vicinity of the Project site. Per the City of La Quinta VMT Analysis Policy (June 2021), the Project qualifies for
the small project screening criterion as an affordable housing project.
The SunLine Transit Agency (STA) is the main transit agency servicing the City of La Quinta. Currently, STA
operates Route 7 within the vicinity of the project. Route 7 operates seven days a week and connects to Indian
Wells and Palm Desert north of the site. Weekday and weekend service frequency is 90 minutes. Bus stops for
Route 7 are currently located at the northeast corner of the intersection of Washington Street and Avenue 50
for northbound service and at the southwest corner for southbound service. Pedestrian accessibility and
connectivity from the Project site to these bus stops is provided along the east and west sides of Washington
Street with signalized crossings at the intersection where the bus stops are located.
Pedestrian crosswalks are generally provided at signalized intersections along Washington Street with
sidewalks on the east side. Buffered Class 11 bike lanes are provided in both directions along Washington Street
and along the south side along Avenue 50, east of the Project site.
3.17.3 Impacts
a. Less than Significant Impact.
Trip generation represents the amount of traffic which is both attracted to and produced by a
development. The Project's Traffic Report (Appendix E) utilized the trip generation rates for multi -family
housing for low-rise and mid -rise homes provided in the Institute of Engineers Trip Generation Manual
10th Edition. As shown in the modeling conducted by IEG, through use of the ITE trip generation rates,
the Project is anticipated to generate approximately 1,684 total daily trips, 109 AM peak hour trips, and
134 PM peak hour trips.
IEG conducted analyses for two scenarios: Existing Conditions (2021), Project Completion Year (2023)
(Existing Plus Ambient Plus Project) Conditions, Cumulative (Existing Plus Ambient Plus Cumulative Plus
Project) Conditions. As shown in Table 9, Existing Conditions (2021) Intersection Analysis, all analyzed
intersections are operating at an acceptable LOS under Existing Year (2021) Conditions. Therefore, no
improvements are required
La Quinta Village SPA No. 3 IS/MND 60 August 2023
Potentially
Significant
Im act
p
Less than
Significant with
Mitigation
Incorporated
Less than
Significant
Im act
p
No
Impact
TRANSPORTATION — Would the project:
a) Conflict with a program, plan, ordinance, or policy
addressing the circulation system, including transit,
roadway, bicycle and pedestrian facilities?
a
b) Would the project conflict or be inconsistent with
CEQA Guidelines section 15064.3, subdivision (b)?
❑
c) Substantially increase hazards due to a geometric
design feature (e.g., sharp curves or dangerous
intersections) or incompatible uses (e.g., farm
equipment)?
❑
d) Result in inadequate emergency access
a
a. Less than Significant Impact.
Trip generation represents the amount of traffic which is both attracted to and produced by a
development. The Project's Traffic Report (Appendix E) utilized the trip generation rates for multi -family
housing for low-rise and mid -rise homes provided in the Institute of Engineers Trip Generation Manual
10th Edition. As shown in the modeling conducted by IEG, through use of the ITE trip generation rates,
the Project is anticipated to generate approximately 1,684 total daily trips, 109 AM peak hour trips, and
134 PM peak hour trips.
IEG conducted analyses for two scenarios: Existing Conditions (2021), Project Completion Year (2023)
(Existing Plus Ambient Plus Project) Conditions, Cumulative (Existing Plus Ambient Plus Cumulative Plus
Project) Conditions. As shown in Table 9, Existing Conditions (2021) Intersection Analysis, all analyzed
intersections are operating at an acceptable LOS under Existing Year (2021) Conditions. Therefore, no
improvements are required
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3 ENVIRONMENTAL EVALUATION
Table 9 Existing Conditions (2021) Intersection Analysis
Intersection
Intersection
Control
Existing Conditions
Delay (a)
LOS (b)
AM/PM Peak
1. Washington Street & Avenue 50
Signalized
20.7/16.4
C/B
2. Washington Street & Eisenhower Drive
Signalized
15.0/13.7
B/B
3. Washington Street & Avenue 48
Signalized
13.2/11.9
B/B
Notes:
(a) Delay refers to the average control delay for the entire intersection, measured in seconds/vehicle.
(b) LOS calculations are based on the methodology outlined in the Highway Capacity Manual 6th Edition and performed
using Synchro 10
The second scenario, Project Completion (2023) was analyzed with a two percent annual growth factor
for two years applied to the existing counts. As shown in Table 10, Project Completion (2023) Intersection
Analysis, all analyzed intersections are operating at an acceptable LOS under Project Completion (2023)
conditions. Therefore, no additional improvements are required.
Table 10 Project Completion (2023) Intersection Analysis
Intersection
Existing Conditions
Project Completion
Conditions
Delay (a)
LOS (b)
Delay (a)
LOS (b)
AM Peak/PM Peak
1. Washington Street & Avenue 50
20.7/16.4
C/B
22.2/17.4
C/B
2. Washington Street & Eisenhower Drive
15.0/13.7
B/B
16.3/14.7
B/B
3. Washington Street & Avenue 48
13.2/11.9
B/B
14.6/12.7
B/B
Notes:
(a) Delay refers to the average control delay for the entire intersection, measured in seconds/vehicle. At unsignalized
intersections, delay refers to the worst movement.
(b) LOS calculations are based on the methodology outlined in the Highway Capacity Manual 6th Edition and performed
using Synchro 10
The third scenario analyzed is Cumulative (Existing Plus Ambient Plus Cumulative Plus Project). The
Cumulative Conditions traffic volumes were developed by adding cumulative project trips to the Project
Completion Conditions traffic volumes. As shown in Table 11, Cumulative Intersection Analysis, all
analyzed intersections are operating at an acceptable LOS under Cumulative Conditions. Therefore, no
additional improvements are required.
La Quinta Village SPA No. 3 IS/MND 61 August 2023
3 ENVIRONMENTAL EVALUATION
Table 11 Cumulative Intersection Analysis
Intersection
Existing
Conditions
Cumulative
Conditions
Delay (a)
LOS (b)
Delay (a)
LOS (b)
1. Washington Street & Avenue 50
20.7/16.4
C/B
22.4/17.7
C/B
2. Washington Street & Eisenhower Drive
15.0/13.7
B/B
16.4/14.8
B/B
3. Washington Street & Avenue 48
13.2/11.9
B/B
14.8/12.8
B/B
Notes:
(a) Delay refers to the average control delay for the entire intersection, measured in seconds/vehicle. At unsignalized
intersection, delay refers to the worst movement.
(b) LOS calculations are based on the methodology outlined in the Highway Capacity Manual 6th Edition and performed using
Synchro 10
As previously mentioned in Section 3.17.2, STA operates Route 7 within the vicinity of the Project site.
Bus stops for Route 7 are currently located at the northeast corner of the intersection of Washington
Street and Avenue 50 for northbound service and at the southwest corner for southbound service
Pedestrian accessibility and connectivity to and from the Project is provided along the east and west sides
of Washington Street with signalized crossings at the intersection where the bus stops are located.
Existing bike lanes are located along the Project site's frontage with Washington Street and along the
south side of Avenue 50, east of the Project site. The Project would not interfere with the existing bus
stops, sidewalks, and bike lanes.
In conclusion, the Project would not conflict with the City's General Plan. Therefore, the Project would
not conflict with a program, plan, ordinance, or policy addressing the circulation system, including transit,
roadway, bicycle, and pedestrian facilities. Impacts would be less than significant.
b. Less than Significant Impact. CEQA Guidelines Section 15064.3 sets forth guidelines for implementing
Senate Bill 743 (SB 743) for reduction of GHG emissions and development of multimodal transportation
networks. SB 743 requires amendments to the CEQA Guidelines to provide for an alternative criteria to
the LOS methodology for evaluating transportation impacts. Generally, "vehicle miles travelled" or VMT
is considered as the most appropriate measurement of transportation impacts. VMT refers to the amount
and distance of automobile travel attributable to a project.
Per the City of La Quinta VMT Analysis Policy and screening criteria for development projects, the
proposed Project, consisting of 252 multifamily units of which 74 units are affordable housing units, can
be presumed to not have a significant transportation related CEQA impact by qualifying for small and local
serving projects screening criteria as affordable housing. Furthermore, as discussed in the GHG section
above, the project is estimated to generate less than 3,000 MTCO2e, which also qualifies for screening
criteria. Therefore, Project impacts related to VMT would be less than significant.
c/d Less than Significant Impact. The types of traffic generated from the Project (i.e., passenger cars) would
be compatible with the type of traffic observed along roadways within the Project vicinity under existing
conditions. In addition, prior to development of the Project site, the City will review and approve the
proposed architectural plans to ensure all proposed improvements within the public right-of-way would
be installed in conformance with City Design Standards and that no hazardous transportation design
features would be introduced through implementation of the Project. In addition, the Riverside County
La Quinta Village SPA No. 3 IS/MND 62 August 2023
3 ENVIRONMENTAL EVALUATION
Fire Department, City Fire Services, and the City Police Department will review the proposed site plan to
ensure that all safety design features and measures related to emergency access and geometric design
are compliant with existing standards prior to final Project approval. Accordingly, the Project would not
create or substantially increase safety hazards due to a design feature or incompatible use or result in
inadequate emergency access. Impacts would be less than significant.
3.17.4 Mitigation
No mitigation is required.
3.17.5 Level of Significance after Mitigation
Not applicable.
3.18 Tribal Cultural Resources
3.18.1 Sources
• PaleoWest, Cultural Resource Investigation in Support of the Troutdale Village Project, April 25, 2022.
(Appendix C)
• AB 52 Tribal Consultation Letters
3.18.2 Environmental Setting
The Project site is situated east of the Peninsular Ranges in the southern extent of the Coachella Valley at the
western edge of the Colorado Desert. The Coachella Valley is bordered by the San Jacinto and Santa Rosa
mountains (part of the Peninsular Ranges) to the southwest and by the low, rolling Indio and Mecca hills to the
northeast. From the steep slopes of the San Jacinto Mountains, the desert floor descends suddenly at less than
3 kilometers (2 miles) eastward to sea level in the city of Indio, where the Project site is located.
PaleoWest contacted the Native American Heritage Commission (NAHC) on October 19, 2021, for a review of
the sacred lands file (SLF). The NAHC responded on November 30, 2021, stating that the SLF was completed
with negative results; however, the NAHC requested that 16 individuals representing 11 Native American tribal
groups be contacted to elicit information regarding cultural resource issues related to the proposed Project.
PaleoWest sent outreach letters to the 11 recommended tribal groups on December 21, 2021. These letters
were followed up by phone calls on January 12, 2022. To date five Tribes have responded to the notification
letters: Soboba Band of Luiseno Indians, Quechan Historic Preservation Department, Los Coyote Band of
Cahuilla and Cupeno Indians, Santa Rosa Band of Cahuilla Indians, and Augustine Band of Cahuilla Indians.
La Quinta Village SPA No. 3 IS/MND 63 August 2023
3 ENVIRONMENTAL EVALUATION
3.18.3 Impacts
a.i. Less than Significant with Mitigation Incorporated As previously discussed in Section 3.5.3(a) and (b),
the Project site contains two previously recorded prehistoric archeological sites, which have been
combined by PaleoWest into one resource: 33-001180. The resource likely represents a Late Prehistoric
Period habitation site, much of which has been destroyed by development in the surrounding area.
PaleoWest concluded after a Phase 11 investigation that the portion of Site 33-001180 in the Project area
does not contribute to the overall eligibility of the site for listing on the CRHR. However, due to the
sensitivity in the area, Mitigation Measure CUL -1 would be implemented to ensure historical and
archaeological resources would be less than significant.
a.ii. Less than Significant with Mitigation Incorporated As previously mentioned in Section 3.18.2,
PaleoWest contacted the NAHC on October 19, 2021, for review of the SLF. The NAHC responded on
November 30, 2021, stating that the SLF was completed with negative results; however, the NAHC
requested that 16 individuals representing 11 Native American tribal groups be contacted to elicit
information regarding cultural resource issues related to the Project. PaleoWest sent outreach letters to
the 11 recommended tribal groups on December 21, 2021. These letters were followed up by phone calls
on January 12, 2022. To date, six Tribes have responded: Soboba Band of Luiseno Indians, Quechan
Historic Preservation Department, Los Coyote Band of Cahuilla and Cupeno Indians, Santa Rosa Band of
Cahuilla Indians, Augustine Band of Cahuilla Indians, and Morongo Band of Mission Indians.
The Soboba Band of Indians stated the Tribe would defer to the Torres -Martinez Desert Cahuilla Indians,
the Cabazon Band of Mission Indians, and the Agua Caliente Band of Cahuilla Indians. The Quechan
Historic Preservation Department sent an email indicating the Tribe does not wish to comment on the
La Quinta Village SPA No. 3 IS/MND 64 August 2023
Potentially
Significant
Impact
Less than
Significant with
Mitigation
Incorporated
Less than
Significant
Impact
No
Impact
TRIBAL CULTURAL RESOURCES — Would the project:
a) Would the project cause a substantial adverse change
in the significance of a tribal cultural resource,
defined in Public Resources Code section 21074 as
either a site, feature, place, cultural landscape that is
geographically defined in terms of the size and scope
of the landscape, sacred place, or object with cultural
value to a California Native American tribe, and that
is:
i) Listed or eligible for listing in the California Register
of Historical Resources, or in a local register of
historical resources as defined in Public Resources
Code section 5020.1(k), or
❑
❑
❑
"
ii) A resource determined by the lead agency, in its
discretion and supported by substantial evidence, to
be significant pursuant to criteria set forth in
subdivision (c) of Public Resources Code Section
5024.1. In applying the criteria set forth in subdivision
(c) of Public Resource Code Section 5024.1, the lead
agency shall consider the significance of the resource
to a California Native American tribe.
❑
❑
❑
"
a.i. Less than Significant with Mitigation Incorporated As previously discussed in Section 3.5.3(a) and (b),
the Project site contains two previously recorded prehistoric archeological sites, which have been
combined by PaleoWest into one resource: 33-001180. The resource likely represents a Late Prehistoric
Period habitation site, much of which has been destroyed by development in the surrounding area.
PaleoWest concluded after a Phase 11 investigation that the portion of Site 33-001180 in the Project area
does not contribute to the overall eligibility of the site for listing on the CRHR. However, due to the
sensitivity in the area, Mitigation Measure CUL -1 would be implemented to ensure historical and
archaeological resources would be less than significant.
a.ii. Less than Significant with Mitigation Incorporated As previously mentioned in Section 3.18.2,
PaleoWest contacted the NAHC on October 19, 2021, for review of the SLF. The NAHC responded on
November 30, 2021, stating that the SLF was completed with negative results; however, the NAHC
requested that 16 individuals representing 11 Native American tribal groups be contacted to elicit
information regarding cultural resource issues related to the Project. PaleoWest sent outreach letters to
the 11 recommended tribal groups on December 21, 2021. These letters were followed up by phone calls
on January 12, 2022. To date, six Tribes have responded: Soboba Band of Luiseno Indians, Quechan
Historic Preservation Department, Los Coyote Band of Cahuilla and Cupeno Indians, Santa Rosa Band of
Cahuilla Indians, Augustine Band of Cahuilla Indians, and Morongo Band of Mission Indians.
The Soboba Band of Indians stated the Tribe would defer to the Torres -Martinez Desert Cahuilla Indians,
the Cabazon Band of Mission Indians, and the Agua Caliente Band of Cahuilla Indians. The Quechan
Historic Preservation Department sent an email indicating the Tribe does not wish to comment on the
La Quinta Village SPA No. 3 IS/MND 64 August 2023
3 ENVIRONMENTAL EVALUATION
Project and stated they defer to more local tribes. The Environmental Department of the Los Coyotes
Band of Cahuilla and Cupeno Indians responded that they have no information to share and no comment
on the Project. The Santa Rosa Band of Cahuilla Indians also stated that the Tribe would like to defer to
the closest tribes in that area, Torres -Martinez and Augustine Band of Cahuilla Indians. They further
noted that the Tribe does not have any comment regarding the Project. The Morongo Band of Mission
Indians stated the Project was not located within the boundaries of the ancestral territory and traditional
use area of the Cahuilla and Serrano people of the Morongo Band of Mission Indians. The Augustine
Band of Cahuilla Indians stated that they are not aware of any cultural resources that would be impacted
by the Project but would like to be informed if any additional resources, beyond the two resources
already identified within the Project site, are identified during development of the Project. A
representative of the Ramona Band of Cahuilla requested that the letters be resent for review. The letter
was resent to the Tribe on January 12, 2022. On January 28, 2022, the Agua Caliente Band of Cahuilla
Indians responded stating that the Project site is located within the Tribe's Traditional Use Area and
therefore, requested to monitor during Project construction. On April 19, 2022, the Agua Caliente Band
of Cahuilla Indians requested a formal government to government consultation under AB -52, a cultural
resources inventory by a qualified archaeologist prior to any development activities, a copy of the
records search with associated survey reports and site records from the information center, copies of
any cultural documentation, a representative from the Agua Caliente Native American Cultural Resource,
and an informational meeting with the developer, lead agency, and archaeologist. There was a joint SB18
and AB52 Revie conducted and on July 21, 2022, The Agua Caliente Band of Cahuilla Indians stated the
Desert Sage Apartments project had addressed all the Tribals Historic Preservation Office concerns and
proper mitigation measures have been proposed to ensure the protections of tribal cultural resources,
thus concluding AB52 consultation efforts. With implementation of Mitigation Measure TCR -1, as
described below, impacts to tribal cultural resources would be less than significant.
3.18.4 Mitigation
TCR -1 Prior to any ground disturbing activities on the Project site, an approved Agua Caliente Native
American Cultural Resource Monitor(s) shall be present to monitor the site. Should buried cultural
deposits be encountered, the Monitor may request destructive construction halt and the Monitor shall
notify a qualified Archaeologist to investigate and, if necessary, prepare a mitigation plan for
submission to the State Historic Preservation Officer and the Agua Caliente Tribal Historic Preservation
Office.
3.18.5 Level of Significance after Mitigation
With implementation of Mitigation Measure TCR -1, impacts regarding tribal cultural resources would remain
less than significant.
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3 ENVIRONMENTAL EVALUATION
3.19 Utilities and Service Systems
3.19.1 Sources
• City of La Quinta, City of La Quinta 2035 General Plan, Adopted February 19, 2013.
• City of La Quinta, Draft Environmental Impact Report (SCH #2010111094) for the City of La Quinta
General Plan, July 2012.
https://www.laquintaca. qov/home/showpublisheddocument/15858/635338594527270000
3.19.2 Environmental Setting
Domestic Water
Domestic water for the majority of the City is provided by the Coachella Valley Water District (CVWD).
Groundwater is the principal source of municipal water supply in the Coachella Valley. The main groundwater
source for the entire valley is the Coachella Valley Groundwater Basin, Indio Subbasin, and the Whitewater
River Subbasin. The Whitewater River Subbasin underlies a major portion of the valley floor and encompasses
approximately 400 square miles.
Wastewater
CVWD also provides wastewater and sewage collection and treatment services in the City and Sphere of
Influence (SOI). CVWD sewer lines utilize a system of trunk lines ranging in diameter from 4 to 24 inches. There
are 18 -inch diameter force mains in Washington Street, Jefferson Street, Madison Street, and Avenues 50, 58,
and 60. There are two CVWD wastewater treatment plants that serve La Quinta. Water Reclamation Plant 7
(WRP-7) is located at Madison Street and Avenue 38, northeast of the City in Indio. It provides wastewater
treatment for development in the City north of Miles Avenue. The capacity of WRP-7 is 5 million gallons per
day (MGD), and the plant processes approximately 2.8 to 3.0 MGD. It has the capacity to expand to 7.5 MGD.
The Mid -Valley Water Reclamation Plant (WRP-4), located in Thermal, serves lands in the City and SOI that are
located south of Miles Avenue. The Mid -Valley plant has a current capacity of just under 10 MGD, and
processes approximately 5 MGD.
Solid Waste
Solid waste disposal services in the City of La Quinta are provided by the commercial vendor, Burrtec. Solid
waste collected from the City of La Quinta residents and businesses is hauled to the Edom Hill Transfer Station
in Cathedral City and is then transported to Lambs Canyon in the City of Beaumont.
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3 ENVIRONMENTAL EVALUATION
3.19.3 Impacts
a -e. Less than Significant Impact.
Domestic Water
CVWD provides domestic water services to the Project site. CVWD based its water demand calculations
for its UWMP on the City's Anticipated Land Use Plan which the Project will remain consistent with its
designated land use. Additionally, the Project would be required to implement all water conservation
measures imposed by CVWD under normal and drought conditions over the life of the Project. These
include requirements of Executive Order B-29-15, which was issued in 2015 and is still in effect. This
Executive Order mandates reductions in water use by 36% in the Coachella Valley. In response to the
Executive Order, CVWD has adopted restrictions on water use that include limiting days on which
landscaping can be irrigated, a prohibition on the use of fountains or water features, a prohibition on
irrigation by any means other than drip or micro -spray systems, and a requirement that hotels offer their
guests the option of not having towels and linens laundered daily. Should additional restrictions or
regulations be implemented, the Project would be required to comply with them also. No new wells or
additional water infrastructure or entitlements will be required. Based on the foregoing, CVWD would be
able to fulfill the Project's demand during normal and dry years. Impacts would be less than significant.
La Quinta Village SPA No. 3 IS/MND 67 August 2023
Potentially
Significant
Impact
Less than
Significant with
Mitigation
Incorporated
Less than
Significant
Impact
No
Impact
UTILITIES AND SERVICE SYSTEMS — Would the project:
a) Require or result in the relocation or construction of
new or expanded water, wastewater treatment or storm
water drainage, electric power, natural gas, or
telecommunications facilities, the construction or
relocation of which could cause significant
environmental effects?
❑
❑
b) Have sufficient water supplies available to serve the
project and reasonably foreseeable future development
during normal, dry and multiple dry years?
❑
❑
17
c) Result in a determination by the wastewater
treatment provider which serves or may serve the
project that it has adequate capacity to serve the
project's projected demand in addition to the provider's
existing commitments?
❑
❑
❑
��
d) Generate solid waste in excess of State or local
standards, or in excess of the capacity of local
infrastructure, or otherwise impair the attainment of
solid waste reduction goals?
❑
❑
❑
"
e) Comply with federal, state, and local management
and reduction statutes and regulations related to solid
waste?
❑
❑
❑
��
a -e. Less than Significant Impact.
Domestic Water
CVWD provides domestic water services to the Project site. CVWD based its water demand calculations
for its UWMP on the City's Anticipated Land Use Plan which the Project will remain consistent with its
designated land use. Additionally, the Project would be required to implement all water conservation
measures imposed by CVWD under normal and drought conditions over the life of the Project. These
include requirements of Executive Order B-29-15, which was issued in 2015 and is still in effect. This
Executive Order mandates reductions in water use by 36% in the Coachella Valley. In response to the
Executive Order, CVWD has adopted restrictions on water use that include limiting days on which
landscaping can be irrigated, a prohibition on the use of fountains or water features, a prohibition on
irrigation by any means other than drip or micro -spray systems, and a requirement that hotels offer their
guests the option of not having towels and linens laundered daily. Should additional restrictions or
regulations be implemented, the Project would be required to comply with them also. No new wells or
additional water infrastructure or entitlements will be required. Based on the foregoing, CVWD would be
able to fulfill the Project's demand during normal and dry years. Impacts would be less than significant.
La Quinta Village SPA No. 3 IS/MND 67 August 2023
3 ENVIRONMENTAL EVALUATION
Wastewater
Wastewater generated from the Project site would be treated at either CVWD's WRP 7 or WRP 4, which
contains an excess of 2.0 MGD or 5 MGD, respectively. Implementation of the Project would generate
wastewater at a rate of 230 gallons per day per dwelling unit. As the Project includes the development of
252 dwelling units, the Project would generate approximately 65,320 gallons per day of wastewater.
Therefore, implementation of the Project would result in an approximately 3.3 percent or 1.3 percent of
the total capacity of wastewater treated at WRP 7 or WRP 4, respectively. This increase is considered
minimal as these plants currently treat approximately 5 MGD (WRP 7) or 10 MGD (WRP 4) and would not
result in a significant impact.
Stormwater
The City requires on-site retention basins for all new developments to manage surface water flows and
reduce runoff from sources such as stormwater and landscape irrigation. The Project complies with this
requirement by including two on-site retention basins to ensure stormwater is retained on-site.
Additional measures to address onsite stormwater management are described in Section 3.10, Hydrology
and Water Quality. Project -related impacts to stormwater management systems are expected to be less
than significant. Therefore, impacts would be less than significant.
Solid Waste
Solid waste disposal service for the City would be provided by Burrtec, which is required to meet all local,
regional, state, and federal standards for solid waste disposal. Implementation of the Project would
generate solid waste at a rate of 12.23 pounds per dwelling unit per year. As the Project includes the
development of 252 dwelling units, the Project would generate approximately 1.7 tons of solid waste per
year.
Solid waste generated at the Project site would be transported to the Edom Hill Transfer Station in
northern Cathedral City and disposed of at Lamb Canyon Landfill in the City of Beaumont, which has a
remaining capacity of 19.2 million cubic yards (2015). Due to the small scale of the Project, the Lamb
Canyon Landfill has more than enough capacity to serve the proposed Project. Furthermore, Burrtec is
required to meet all local, regional, state, and federal standards for solid waste disposal. Impacts would
be less than significant.
3.19.4 Mitigation
No mitigation is required.
3.19.5 Level of Significance after Mitigation
Not applicable.
3.20 Wildfire
3.20.1 Sources
• California Department of Forestry and Fire Protection (CAL FIRE), Map of CAL FIRE's Fire Severity
Zones in Local Responsibility Areas — Western Riverside County, December 24, 2009. Accessed August
13, 2021 https://osfm.fire.ca.gov/media/6754/fhszl map60.pdf
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3 ENVIRONMENTAL EVALUATION
• CAL FIRE, Fire Hazard Severity Zones in SRA, November 7, 2007. Accessed August 31, 2021
https://osfm.fire.ca.gov/media/6752/fhszs map60.pdf
3.20.2 Environmental Setting
The Project site is located within an area of the City that is somewhat developed. According to CAL FIRE maps,
the Project site is not located within a very high fire hazard severity zone or a fire hazard severity zone in a
State Responsibility Area (SRA).
3.20.3 Impacts
The Project site is not located in or near SRA or lands within a very high fire hazard severity zone; therefore,
the Project would not exacerbate wildfire hazard risks or expose people or the environment to adverse
environmental effects related to wildfires. As such, no impact would occur.
3.20.4 Mitigation
No mitigation is required.
3.20.5 Level of Significance after Mitigation
Not applicable.
3.21 Mandatory Findings of Significance
3.21.1 Sources
All sources previously listed were used to support the conclusions made in this section.
La Quinta Village SPA No. 3 IS/MND 69 August 2023
Potentially
Significant
Impact
Less than
Significant with
Mitigation
Incorporated
Less than
Significant
Impact
No
Impact
WILDFIRE — If located in or near state responsibility areas or lands classified as very high fire hazard severity zones,
would the project:
a) Substantially impair an adopted emergency response
plan or emergency evacuation plan?
❑
❑
❑
b) Due to slope, prevailing winds, and other factors,
exacerbate wildfire risks, and thereby expose project
occupants to, pollutant concentrations from a wildfire
or the uncontrolled spread of a wildfire?
❑
❑
❑
c) Require the installation or maintenance of associated
infrastructure (such as roads, fuel breaks, emergency
water sources, power lines or other utilities) that may
exacerbate fire risk or that may result in temporary or
ongoing impacts to the environment?
❑
❑
❑
��
d) Expose people or structures to significant risks,
including downslope or downstream flooding or17
landslides, as a result of runoff, post -fire slope
instability, or drainage changes?
❑
❑
❑
The Project site is not located in or near SRA or lands within a very high fire hazard severity zone; therefore,
the Project would not exacerbate wildfire hazard risks or expose people or the environment to adverse
environmental effects related to wildfires. As such, no impact would occur.
3.20.4 Mitigation
No mitigation is required.
3.20.5 Level of Significance after Mitigation
Not applicable.
3.21 Mandatory Findings of Significance
3.21.1 Sources
All sources previously listed were used to support the conclusions made in this section.
La Quinta Village SPA No. 3 IS/MND 69 August 2023
3 ENVIRONMENTAL EVALUATION
3.21.2 Environmental Setting
The environmental setting for the project site is summarized within Sections 2.1 through 2.20 of the Initial
Study for each environmental issue.
3.21.3 Impacts
a. Less than Significant with Mitigation Incorporated. All impacts to the environment, including impacts to
habitat for fish and wildlife species, fish and wildlife populations, plant and animal communities, rare and
endangered plants and animals, and historical and pre -historical resources were evaluated as part of this
Initial Study. Throughout this Initial Study, where impacts were determined to be potentially significant,
mitigation measures have been imposed to reduce those impacts to less than significant. Accordingly, with
incorporation of the mitigation measures imposed throughout this Initial Study, the Project would not
substantially degrade the quality of the environment, substantially reduce the habitat of a fish or wildlife
species, cause a fish or wildlife population to drop below self- sustaining levels, threaten to eliminate a
plant or animal community, substantially reduce the number or restrict the range of a rare or endangered
plant or animal, or eliminate important examples of the major periods of California history or prehistory.
Impacts would be reduced to less than significant levels with mitigation incorporated.
b. Less than Significant with Mitigation Incorporated. The environmental evaluation of this Initial Study
concluded that, with adherence to all mitigation measures, the Project's cumulatively considerable impacts
would be mitigated to less than significant levels.
c. Less than Significant with Mitigation Incorporated. The Project could result in environmental impacts to
humans directly or indirectly. All Project environmental impacts would be less than significant or less than
La Quinta Village SPA No. 3 IS/MND 70 August 2023
Potentially
Significant
Impact
Less than
Significant with
Mitigation
Incorporated
Less than
Significant
Impact
No
Impact
MANDATORY FINDINGS OF SIGNIFICANCE
a) Does the project have the potential to degrade the
quality of the environment, substantially reduce the
habitat of a fish or wildlife species, cause a fish or
wildlife population to drop below self-sustaining levels,
threaten to eliminate a plant or animal community,
reduce the number or restrict the range of a rare or
endangered plant or animal or eliminate important
examples of the major periods of California history or
prehistory?
❑
❑
❑
��
b) Does the project have impacts that are individually
limited, but cumulatively considerable? ("Cumulatively
considerable" means that the incremental effects of a
project are considerable when viewed in connection
with the effects of past projects, the effects of other
current projects, and the effects of probable future
projects)?
❑
❑
❑
��
c) Does the project have environmental effects which
will cause substantial adverse effects on human beings,
either directly or indirectly?
❑
❑
❑
��
a. Less than Significant with Mitigation Incorporated. All impacts to the environment, including impacts to
habitat for fish and wildlife species, fish and wildlife populations, plant and animal communities, rare and
endangered plants and animals, and historical and pre -historical resources were evaluated as part of this
Initial Study. Throughout this Initial Study, where impacts were determined to be potentially significant,
mitigation measures have been imposed to reduce those impacts to less than significant. Accordingly, with
incorporation of the mitigation measures imposed throughout this Initial Study, the Project would not
substantially degrade the quality of the environment, substantially reduce the habitat of a fish or wildlife
species, cause a fish or wildlife population to drop below self- sustaining levels, threaten to eliminate a
plant or animal community, substantially reduce the number or restrict the range of a rare or endangered
plant or animal, or eliminate important examples of the major periods of California history or prehistory.
Impacts would be reduced to less than significant levels with mitigation incorporated.
b. Less than Significant with Mitigation Incorporated. The environmental evaluation of this Initial Study
concluded that, with adherence to all mitigation measures, the Project's cumulatively considerable impacts
would be mitigated to less than significant levels.
c. Less than Significant with Mitigation Incorporated. The Project could result in environmental impacts to
humans directly or indirectly. All Project environmental impacts would be less than significant or less than
La Quinta Village SPA No. 3 IS/MND 70 August 2023
3 ENVIRONMENTAL EVALUATION
significant with mitigation incorporated. The Project would, therefore, not result in environmental effects
which would cause substantial adverse effects on human beings, either directly or indirectly.
3.21.4 Mitigation
BIO -1 Regardless of the time of year, nesting bird surveys shall be performed by a qualified avian biologist
no more than three (3) days prior to vegetation removal or ground -disturbing activities. Pre -
construction surveys shall focus on both direct and indirect evidence of nesting, including nest
locations and nesting behavior. The qualified biologist will make every effort to avoid potential nest
predation as a result of survey and monitoring efforts. If active nests are found during the pre -
construction nesting bird surveys, a qualified biologist shall establish an appropriate nest buffer to be
marked on the ground. Nest buffers are species specific and should be at least 300 feet for passerines
and 500 feet for raptors and birds -of -prey. Active nests and adequacy of the established buffer
distance shall be monitored daily by the qualified biologist until the qualified biologist has determined
the young have fledged or the Project has been completed. The qualified biologist has the authority to
stop work if nesting pairs exhibit signs of disturbance.
Preconstruction burrowing owl surveys shall be conducted no less than 14 days prior to the start of
Project -related activities and within 24 hours prior to ground disturbance, in accordance with the Staff
Report on Burrowing Owl Mitigation (CDFG 2012 or most recent version).
BI0-2 Prior to construction and issuance of any grading permit, the City of La Quinta shall ensure compliance
with the Coachella Valley Multiple Species Habitat Conservation Plan (CVMSHCP) and its associated
Implementing Agreement and shall ensure the collection of payment of the CVMSHCP Local
Development Mitigation Fee.
CUL -1 A qualified archaeologist monitor shall be present during any ground disturbing activities during the
project construction phase. In the case that archaeological materials are encountered during ground
disturbing activities, work in the area shall cease and any deposits shall be treated according to Federal,
State, and local guidelines. No further grading is permitted in the area of the discovery until the City
approves the appropriate measure to protect the discovered resources.
CUL -2 In the event that human remains are uncovered during ground disturbing activities on the project site,
no further disturbance shall occur, and all work shall cease until the County Coroner has made a
determination of the origin and disposition of the remains. Ground disturbing activities and
excavations shall not resume until the following has been addressed:
1. The County Coroner has been contacted and determined that no investigation to the cause of
death is required, and
2. If the County Coroner determines that the remains are of Native American decent, the Coroner
must notify Native American Heritage Commission (NAHC), which will then determine the Most
Likely Descendant (MLD). The MLD shall complete the inspection of the site within 48 hours of
notification and may recommend means of treating or disposing of, with appropriate dignity, the
human remains, and any associated grave goods as provided in Public Resource Code Section
5097.98.
GEO-1 Prior to the start of the proposed Project activities, all field personnel will receive a worker's
environmental awareness training on paleontological resources. The training will provide a description
La Quinta Village SPA No. 3 IS/MND 71 August 2023
3 ENVIRONMENTAL EVALUATION
of the laws and ordinances protecting fossil resources, the types of fossil resources that may be
encountered in the Project area, the role of the paleontological monitor, outlines steps to follow in the
event that a fossil discovery is made and provides contact information for the Project Paleontologist.
The training will be developed by the Project Paleontologist and can be delivered concurrent with
other training including cultural, biological, safety, etc.
GEO-2 Prior to the commencement of ground -disturbing activities, a professional paleontologist will be
retained to prepare and implement a PRMMP for the proposed Project. The PRMMP will describe the
monitoring required during excavations that extend into older Quaternary (Pleistocene) age sediments
and the location of areas deemed to have a high paleontological resource potential. Part-time
monitoring, or spot checking, may be required during shallow ground -disturbances (< 10 feet below
ground surface) to confirm that sensitive geologic units are not being impacted. Monitoring will entail
the visual inspection of excavated or graded areas and trench sidewalls.
GEO-3 In the event that a paleontological resource is discovered, the monitor will have the authority to
temporarily divert the construction equipment around the find until it is assessed for scientific
significance and, if appropriate, collected. If the resource is determined to be of scientific significance,
the Project Paleontologist shall complete the following:
1. Salvage of Fossils. If fossils are discovered, all work in the immediate vicinity should be halted to
allow the paleontological monitor, and/or Project Paleontologist to evaluate the discovery and
determine if the fossil may be considered significant. If the fossils are determined to be potentially
significant, the Project Paleontologist (or paleontological monitor) should recover them following
standard field procedures for collecting paleontological as outlined in the PRMMP prepared for
the project. Typically, fossils can be safely salvaged quickly by a single paleontologist and not
disrupt construction activity. In some cases, larger fossils (such as complete skeletons or large
mammal fossils) require more extensive excavation and longer salvage periods. In this case, the
paleontologist should have the authority to temporarily direct, divert or halt construction activity
to ensure that the fossil(s) can be removed in a safe and timely manner.
2. Fossil Preparation and Curation. The PRMMP will identify the museum that has agreed to accept
fossils that may be discovered during project -related excavations. Upon completion of fieldwork,
all significant fossils collected will be prepared in a properly equipped laboratory to a point ready
for curation. Preparation may include the removal of excess matrix from fossil materials and
stabilizing or repairing specimens. During preparation and inventory, the fossils specimens will be
identified to the lowest taxonomic level practical prior to curation at an accredited museum. The
fossil specimens must be delivered to the accredited museum or repository no later than 90 days
after all fieldwork is completed. The cost of curation will be assessed by the repository and will be
the responsibility of the client.
GEO-4 Upon completion of ground disturbing activity (and curation of fossils if necessary) the Project
Paleontologist should prepare a final mitigation and monitoring report outlining the results of the
mitigation and monitoring program. The report should include discussion of the location, duration and
methods of the monitoring, stratigraphic sections, any recovered fossils, and the scientific significance
of those fossils, and where fossils were curated.
TCR -1 Prior to any ground disturbing activities on the Project site, an approved Agua Caliente Native
American Cultural Resource Monitor(s) shall be present to monitor the site. Should buried cultural
La Quinta Village SPA No. 3 IS/MND 72 August 2023
3 ENVIRONMENTAL EVALUATION
deposits be encountered, the Monitor may request destructive construction halt and the Monitor shall
notify a qualified Archaeologist to investigate and, if necessary, prepare a mitigation plan for
submission to the State Historic Preservation Officer and the Agua Caliente Tribal Historic Preservation
Office.
3.21.5 Level of Significance after Mitigation
With incorporation of the above-mentioned mitigation measures, all Project -related impacts in regard to
Mandatory Findings of Significance would be reduced to less than significant.
La Quinta Village SPA No. 3 IS/MND 73 August 2023
5 REFERENCES
Chapter 4 Report Preparers
Lead Agency
Carlos Flores, Senior Planner
City of La Quinta
78-495 Calle Tampico
La Quinta, CA 92253
The Altum Group
Rich Malacoff, AICP
Subconsultants
Air Quality, Energy, Greenhouse Gas Emissions, Noise
Mike Dickerson, INCE, Principal — MD Acoustics
Tyler Klassen, Air Quality Specialist — MD Acoustics
Francisco Irarrazabal, Acoustical Consultant — MD Acoustics
Biological Resources
Travis McGill, Director — ELMT Consulting
Cultural Resources
Roberta Thomas, Senior Archaeologist, M.A., RPA — PaleoWest Archaeology
Hydrology, WQMP
Benjamin Egan, PE, PLS, Engineer — Egan Civil, Inc.
Transportation, VMT
George Ghossain, PE, MSCE, MPA, Principal Engineer— Integrated Engineering Group
La Quinta Village SPA No. 3 IS/MND 74 August 2023
Responses to Comments
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Response to Comment Letter A
Agua Caliente Band of Cahuilla Indians
Xitlaly Madrigal, Cultural Resources Analyst
March 6, 2023
A-1 The Agua Caliente Band of Cahuilla Indians (ACBCI) appreciates your efforts to include the Tribal
Historic Preservation Office (THPO) in the Troutdale Village project. We have reviewed the documents
and have the following comments:
*The Mitigated Negative Declaration document included standard mitigation measures to
address impacts to cultural resources. We found these measures to be sufficient.
Again, the Agua Caliente appreciates your interest in our cultural heritage. If you have questions
or require additional information, please call me at (760) 423-3485. You may also email me at
ACBCI-THPO@aguacaliente.net.
A-1 Response:
The comment supports the analysis contained in the Draft IS/MND and states the mitigation measures
provided for cultural resources is appropriate. The City appreciates ACBCI's review and confirmation
of the required mitigation measures. No additional environmental issues under CEQA are raised, and
no revisions or changes to the Final IS/MND are required to address or respond to the comment, and
no further response is required.
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Response to Comment Letter B
Desert Sands Unified School District
Patrick Cisneros, Director, Facilities Services
March 10, 2023
B-1 This is in response to your request for comments on the above referenced project and its effect on
public schools.
Please be advised, all actions toward residential and commercial development will result in an impact
on our school system. The District's ability to meet the educational needs of the public with new schools
has been seriously impaired in recent years by local, state, and federal budgets that have an impact
on the financing of new schools.
As you are aware, there is a school mitigation fee that is currently collected on all new development at
the time building permits are issued.
B-1 Response:
The City acknowledges the comments and agrees that the project would be required to comply with the
payment of all statutorily required impact fees, including the school mitigation fee. As stated in the
Draft IS/MND, "The Project is required to pay the State mandated school impact fees which would
assist in mitigating impacts to schools. Therefore, this fee would assure that impacts would be less -
than -significant levels." (Draft IS/MND, pages 57-58) Accordingly, the Draft IS/MND has adequately
documented that through regulatory compliance, the project would have a less -than -significant impact
on schools and no further analysis or revisions to the Final IS/MND are required.
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Response to Comment Letter C
Angie Lafferty
March 22, 2023
C-1 I attended the Troutdale presentation yesterday. The following are of great concern:
C-1 Response
The comment is an introduction to comments which follow. Please refer to Response to Comments C-
2 through C-6, below.
C-2 Entering the proposed community traveling south on Washington will require a u -turn at Washington
and 50th. Currently, u -turns are not allowed.
There will not be a left turn from 50th Ave into Troutdale, a u -turn will be required at 50th and Park Ave.
The intersection is already saturated with traffic from the two schools, YMCA and Boys and Girls Club
C2 Response
The comment restates information regarding the project's access. The comment does not raise a
specific issue with respect to the analysis in the Draft IS/MND. Transportation, including consistency
with pedestrian and bicycle mobility and compliance with adopted design standards, is addressed in
Section 3.17. As analyzed therein, impacts were found to be less than significant. With respect to the
implication that U-turns at an existing congested intersection may have an environmental impact, it is
noted that such "level of service" issues such as signal delay are no longer considered environmental
topics under CEQA. Therefore, because the comment does not raise a specific environmental issue
under CEQA, no further response can be provided or is required.
C-3 The high density of units and cars/traffic will be detrimental to mental and physical health.
C3 Response
The comment raises general environmental issues include traffic and physical health, which are
addressed in the Sections 3.3, Air Quality, and 3.17, Transportation, of the Draft IS/MND. Because no
specific issue with the analysis is raised by the comment, no more specific response can be provided.
Please refer to Sections 3.3 and 3.17 of the Draft IS/MND.
C-4 The design of complex is not in line with the surrounding community. The three story buildings along 50th
Ave will block the view of our majestic mountains. I believe it is in the City's plan to protect our views?
C4 Response
The proposed project has been revised to reduce the maximum proposed building height from 40' to
28', down from three -stories to two -stories. underlying zone.
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C-5 Per the LQ General Plan - In 2009 CVWD reported that a total of 160,000 acre ft of water was pumped
over water replenishment, resulting in an overdraft of 23,912 acre-feet, in the Lower Whitewater
subbasin, which serves the City and other communities in the eastern Coachella Valley.
Is there a recent report, I would imagine there has been a greater amount of overdraft since 2009. The
ground water is essential now and for future generations, are we overdeveloping?
C5 Response
The comment raises an environmental issue, water supply, which is analyzed in Section 3.19, Utilities
and Utility Systems, of the Draft IS/MND. As described therein, the Draft IS/MND found that "CVWD
would be able to fulfill the Project's demand during normal and dry years. Impacts would be less than
significant" because the project is consistent with the underlying land uses assumed in the CVWD's
water projects and because the project would be required to comply with all water conservation
measures mandated by CVWD. The comment does not raise a specific issue with the analysis in the
Draft IS/MND; therefore, no more detailed response can be provided.
C-6 Evidently there is a bridge planned for the wash on 50th Ave, if so, wouldn't it make sense to construct
the bridge prior to any development with in the area?
C6 Response
The referenced bridge is not a component of the proposed project and is not subject to the Draft
IS/MND. No further response is required.
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D-1
Response to Comment Letter D
DUNA La Quinta Homeowners Association
Keith G. Meyer, President Duna La Quinta HOA No. 1
March 22, 2023
I am the President of Board of Directors for Duna La Quinta HOA No. 1, which is located on Avenue 50
between Washington Street and Eisenhower Drive. Duna La Quinta includes three HOAs, totaling 184
single family and condominium units. I also am a registered Professional Traffic Engineer in the state
of California, having prepared numerous environmental documents and traffic assessments during my
career. I have reviewed the Initial Study/Mitigated Negative Declaration (IS/MND) and Transportation
Analysis (TA) supporting the Troutdale Village Project and find them to be inadequate in the following
areas:
D-1 Response
The comment serves as an introduction to comments which follow. Please refer to Responses D-2
through D-22, for responsive information.
D-2 Simultaneous Approval of Environmental Assessment, General Plan Amendment, Zoning Change, and
Specific Plan for the Troutdale Residences.
Due to the requested increase in building height from 22 ft to 40 ft in the City Municipal Code, this
project would be precedent -setting in the City of La Quinta and would change the character of La Quinta
residential communities forever. This alone requires a separate environmental process and public
hearing process. It should not be buried within one project.
D-2 Response
The comment raises issues related to building heights, which is addressed in the Aesthetics section of
the Draft IS/MND. The comment does not raise a specific issue with the adequacy of the analysis,
rather, it expressed the opinion of the commenter that increasing building heights from 22' to 40'
should be analyzed as a separate environmental process. The Aesthetics analysis in the Draft IS/MND
analyzes the potential for the project to include building heights up to 40'. However, between the
circulation of the Draft IS/MND and preparation of the Final IS/MND, the project has been revised to
reduce the maximum building heights to 28' which is permitted within the RMH zoning district. Further,
the total number of units has been reduced from 284 to 252 to reduce the bulk and scale of the project.
No further analysis is required because the reduction in unit counts and lower buildings heights would
reduce impacts compared to the less -than -significant impacts disclosed in the Draft IS/MND.
D-3 Violation of City General Plan Image Corridors.
Avenue 50 is an "Image Corridor", per the City's General Plan. Threats to the City's scenic image
corridors include inappropriate and unattractive land uses. The three-story buildings proposed as part
of the project are unacceptable, unlike any surrounding uses, and a violation to this policy. The Specific
Plan for the project should be denied as it raises the allowable building height from 22 ft. to 40 ft. We
therefore conclude the IS/MND's finding of No Significant Impact is unsupported.
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D-3 Response
As analyzed in Section 3.1.1 of the Draft IS/MND, the project proposed to increase building heights
from 22' to 40'; however, the project included a Specific Plan that allows for development standards
and regulations to be developed for individual sites. As analyzed in the Draft IS/MND," the Project
would be required to comply with the applicable development standards and design guidelines in the
Troutdale Specific Plan and the City of La Quinta Municipal Code (LQMC), which regulates the visual
quality of new development and ensures that new development does not detract from any scenic
attributes/qualities in the surrounding area." Further, the Draft IS/MND demonstrates that such
building heights, "will not impact the view of the mountains" (as shown in Figure 4 of the Draft IS/MND)
and in combination with the Specific Plan and compliance with the LQMC, the project was determined
not to conflict with applicable zoning standards and other regulations governing scenic quality.
Nonetheless In response, the project has been revised between the circulation of the Draft IS/MND
and preparation of the Final IS/MND. Specifically, as described in Response to Comment D-2, the
project has been revised to reduce the maximum building heights to 28' which is permitted within the
RMH zoning district and the Specific Plan allows for 28' height within Image Corridors. Further, the
total number of units has been reduced from 284 to 252 to reduce the bulk and scale of the project.
No further analysis is required because the reduction in unit counts and lower buildings heights would
reduce impacts compared to the less -than -significant impacts disclosed in the Draft IS/MND.
D-4 Study Intersections.
Limiting the traffic study to three local intersections is inadequate, since major employment,
entertainment and shopping are located north and east, and project traffic will travel to further
intersections. The more congested intersections of Avenue 50/Jefferson Street and Highway
111/Washington Street must be included in the analysis.
D-4 Response
Please refer to Response to Comment D-13 which describes how the Study Area was determined. As
described therein, the Study Area was determined based on direction from the City. It is noted that the
existing traffic -generated uses are not part of the proposed project; therefore, they would be part of the
existing traffic which is included in the analysis. Finally, the comment raises an issue, intersection level
of service, that is no longer considered for purposes of traffic impacts under CEQA.
D-5 Background Data Collection is not representative of current existing conditions and thus renders any
traffic operation analysis useless. The project TA does not consider peak season special events in La
Quinta that have a major impact on area roadways, particularly Washington Street and Avenue 50.
D-5 Response
Regarding the existing traffic levels, please refer to Response to Comment D-14 through 17, below.
Regarding the reference to "peak season events", neither CEQA nor the City of La Quina require that
projects analyze all conditions. Further, as noted above, level of service is no longer the applicable
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measure for determining impacts under CEQA. Thus, no further analysis is required and no revisions to
the Final IS/MND are required.
D-6 Assumptions of Traffic Distribution are arbitrary, not based on empirical evidence, and have significant
impact on the traffic forecasts, rendering the current forecasts and traffic operations useless.
D-6 Response
The traffic distribution was determined by a registered traffic engineer in consultation with the City of
La Quinta, in accordance with the City's Traffic Impact Study Guidelines in Engineering Bulletin (EB) 06-
13. The comment has not provided any evidence that the distribution is not correct.
D-7 VMT Analysis Exemption. This exemption violates the consultant's own workplan agreement with the
City. Not providing this evaluation violates CEQA guidelines, since the development is underserved by
transit.
D-1 Response
Please refer to Response to Comment D-20 which clarifies that the project was analyzed per the City's
VMT requirements in EB 06-13 and determined to be exempt.
D-8 Lack of Pedestrian and Bicycle Safety Analysis.
This evaluation should be included, as pedestrian crossings of Avenue 50 and Washington Street will
have a significant impact on traffic signal operations. It is noted that the traffic consultant's signal
operations evaluations do not consider any pedestrian activations. The Project's adjacency to Truman
Elementary and La Quinta Middle Schools needs to be assessed as to the effects to children walking
along the project site, as well as impact to parent dropoff/pickup queues, which can create significant
congestion along Avenue 50 and affect signal timing at Washington Street.
D-8 Response
Preliminarily, the analysis does address the adequacy of pedestrian and bicycle accessibility in
accordance with EB 06-13. The project proposes to provide pedestrian paths and bicycle facilities along
both property frontages consistent with the City of La Quinta General Plan. Additionally, the project will
be constructing a bicycle facility along the south side of Avenue 50.
In addition, as explained above, level of service (congestion) is no longer considered for purposes of
determining Transportation impacts under CEQA, therefore, the requested analysis is not required for
purposes for the IS/MND and no revisions to the Final IS/MND are required. Nonetheless, the traffic
analysis does include improvements as described above for multi -modal transportation improvements.
D-9 Lack of Street Improvements.
It is unconscionable that the City would allow a development of this magnitude to occur without bringing
Avenue 50 to its full section. The traffic improvement plan, at a minimum, must provide widening of
Avenue 50 to the east of Washington Street to the full Primary Arterial Standard. This would allow left
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turning traffic to store in the left turn lane and would provide for pedestrian and bicycle safety. Even
with these improvements, we are concerned about left turning traffic backing up from the westbound
double left turn lanes at Washington Street. In addition, due to excessive speeds along Washington
Street, deceleration and acceleration lanes should be provided before and after the Project entrance
on the northbound side of Washington Street. This is no different than what has been provided on the
southbound side of Washington Street at the entrances to La Quinta Country Club
D-9 Response
Please refer to Response to Comment D-21, below, which explains that the project is conditioned to
provide the required roadway improvements along its entire frontages along Washington Street and
Avenue 50. In addition, and as explained above, CEQA no longer provides for impacts to be assessed
based on level of surface, therefore, the comment does not address an environmental issue within the
meaning of CEQA and no revisions to the Final IS/MND are required.
D-10 This project would be precedent -setting and change the character of La Quinta residential communities
forever. We urge the City of La Quinta to reject the Environmental Assessment, General Plan
Amendment, Zoning Change, and Specific Plan for the Troutdale Residences, and require separate
Environmental Impact Statements for the Project and for the Citywide General Plan amendment that
would raise building heights in residential communities.
D-10 Response
The city wishes to clarify that the proposed project includes a Specific Plan that would only apply to the
project site, and would not change any citywide building height for residential communities.
Implementation of a Specific Plan only covers those particular parcels/properties within the boundaries
of that Specific Plan, and the requirements of a Specific Plan can not be applied to other parcels without
amending the boundaries of the Specific Plan. With respect to the change in proposed building heights
specific to the project site, please see Response to Comments D-2 and D-3, above.
D-11 Simultaneous Approval of Environmental Assessment, General Plan Amendment, Zoning Change, and
Specific Plan for the Troutdale Residences.
In general, it is recommended that environmental clearance be conducted separately for general plan
amendments and specific plans, as these two types of plans have different scopes and scales. This
allows for a more detailed and comprehensive evaluation of the potential environmental impacts of
each project. Due to the General Plan Amendment request to increase building height from 22 ft to 40
ft in the City Municipal Code, this project would be precedent -setting in the City of La Quinta and would
change the character La Quinta residential communities forever. This alone would require a separate
environmental process and public hearing process. It should not be buried within one project.
D-11 Response
The comment restates the same comment as Comment D-2. Please refer to Response to Comment D-
2 and D-3, above. In addition, the project description has been revised to eliminate the three-story
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components of the project, resulting in a final project that would be a maximum of 28' and two stories,
and the total number of units has been reduced.
D-12 Image Corridor Impact.
Avenue 50 is an "Image Corridor", per the City's General Plan. Threats to the City's scenic image
corridors include inappropriate and unattractive land uses, unattractive or inadequate landscaping,
inadequately buffered parking, high walls, and berms that block views, and overhead power lines that
degrade views. The City states that "recognizing that these Image Corridors create the sense of place
in La Quinta, their protection must always be in the forefront of community and transportation design".
The Project IS/MND states "The Project would be compatible with the size, scale, and aesthetic features
of other existing homes located to the north, west, and future homes to the south of the Project site. "
This statement is clearly false, as there are no two or three-story homes in the vicinity of the Project.
The Project IS/MND states "LQMC Section 9.50.020, Height Limits and Setbacks Near Image Corridors,
requires a maximum height of 22 feet within the first 150 feet from Avenue 50 and Washington Street.
The Specific Plan will provide modified standards that will allow a maximum height of 40 feet." We
argue that the project clearly violates the City's General Plan and existing Municipal Code by raising the
building height allowance and significantly impacting the views of the mountains along the Avenue 50
corridor. This General Plan Amendment should be separated out due to its City-wide importance.
D-12 Response
Please refer to Responses to Comments D-2, D-3, D-10 and D-11, above. Further, with respect to the
150' setback from Avenue 50, the project proposes to increase heights to 28' which can be requested
in Specific Plan development standards and is proposed as such.
D-13 Study Intersections.
The Traffic Study includes three Study Area Intersections:
1. Washington Street and Avenue 50
2. Washington Street and Eisenhower Drive
3. Washington Street and Avenue 48
Limiting the traffic study to these three intersections is inadequate, seeing as traffic distributes
primarily north and east. Major employment, entertainment and shopping are located north and east,
therefore, the more congested intersections of Avenue 50/Jefferson Street and Highway
111/Washington Street must be included in the analysis.
D-13 Response
The project study area was scoped and approved by the City of La Quinta in accordance with the City
of La Quinta General Plan. The revised TA included updated traffic counts, as requested by the Planning
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Commission at the March 28, 2023 Public Hearing, and also added the analysis of intersections of
Washington Street and Sagebrush Avenue and Moon River Drive/Park Avenue and Avenue 50.
D-14 Background Data Collection.
This is the basis for all traffic forecasts and operations. We find the background data collection
contained in the TA to be inadequate in both the year and month the data was collected. Given the
inaccuracies of the base data, the forecasts and results are not defensible.
Traffic data was counted in November 2021. In 2021, the California economy and travel were still
recovering after the fall from the peak year of 2019 due to the Covid pandemic. Strong demand for
overnight accommodations and increased residential prices led to large gains in visitors to Coachella
Valley in 2022 and 2023. This is witnessed by the variation in Palm Springs airport passenger traffic
which was 42% higher in 2022 than in 2021. In January 2023, the Palms Springs airport passenger
traffic was 42% higher than January 22. This traffic change directly affects Washington Street,
Eisenhower Drive and Avenue 50 as they are the gateways to La Quinta Resort, other resorts in La
Quinta, and part time residential properties in the area Therefore, the baseline traffic data must be
updated to current conditions.
D-14 Response
The original traffic count data were collected on November 9, 2021 and approved by City staff in
accordance with EB 06-13. However, at March 28, 2023 public hearing, La Quinta Planning
Commission requested that the Transportation Analysis be updated to reflect new traffic counts
consistent with existing conditions. New count data was collected the following week on March 30,
2023, and included in the revised analysis.
D-15 In November of each year, the Coachella Valley is not fully occupied with visitors and residents. As a
result, traffic volumes on the subject roadways are not as high as they are in February and March, when
the valley economy is in full swing, rental properties are full and out of city visitors are in attendance
for the season and at special events. This is again witnessed by the variation in Palm Springs airport
passenger traffic which was 48% higher in March 2022 than in November 2021. Therefore, the
baseline traffic data must be updated to current conditions.
D-15 Response
Please refer to Response to Comment D-14.
D-16 Special Event considerations. There is no discussion of the impact to special events that greatly impact
the Washington Street and Avenue 50 corridors, specifically, the Coachella and Stagecoach music
festivals, the BNP Open Tennis tournament (because of the relationship to the La Quinta Resort) and
the La Quinta Ironman.
D-16 Response
Special events assessment is not typically included in a project level analysis since these events are
considered to be temporary and seasonal in nature, Agencies typically evaluate these types of events
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on a case-by-case basis through the development of appropriate traffic management strategies that
adequately addresses and control the temporary increased traffic.
D-17 Assumptions of Traffic Distribution.
a. The scoping document submitted to City staff proposed that traffic would be distributed as follows:
i. 60% to the north on Washington Street
ii. 15% to the south on Washington Street
iii. 15% to the west on Avenue 50
iv. 10% to the east on Avenue 50
The assumptions used for distribution have no empirical basis. Logic however would suggest that, as a
residential development, there is no expectation that any traffic would travel west on Avenue 50 since
there are no retail, commercial, entertainment or substantive employment destinations. As a traffic
professional and long-time resident of La Quinta, I would estimate that traffic would be more logically
distributed to 70% north on Washington, 20% to the east on Avenue 50 and 10% to the south on
Washington Street. The traffic consultant should consult the Citywide transportation forecast model as
the most defensible source of Origin -Destination distribution. The reason this is important is that access
to the development will be right -turn -in and out along Washington and Avenue 50, thus forcing at least
50% of the traffic coming from Washington north to make U-turn at Avenue 50. This will increase the
left turn pocket requirements and increasing the signal time allowance for that phase.
D-17 Response
The trip distribution has been updated and all assumptions were reviewed and approved by City staff
in accordance with EB 06-13.
D-18 VMT Analysis Exemption. The project Traffic Analysis assumes to not have a significant transportation
related CEQA impact by supposedly qualifying for the small project screening criterion as an affordable
housing and small project. The affordable housing components of the development are 22%, thus
meeting the CEQA threshold of 20% affordable units for exemption. Thus, However, 221 housing units
of the project are market rate, and the site is served by low quality transit service (limited to Sunline
Transit Route 7) which operates at 90 -minute intervals in either direction. There is no transit service
along Avenue 50. As a result, we will argue that the project is NOT exempt from CEQA required VMT
impact analysis of the project in accordance with CEQA. Further, the traffic consultant stated in its
scoping document with the City, that it "will conduct a VMT assessment per City's revised VMT
Guidelines dated June 2021 and submit for City staff review and approval." This was never done and
therefore a violation of the agreement with the City.
D-18 Response
VMT impacts were considered in accordance with the City of La Quinta Vehicle Miles Traveled Analysis
Policy (VMT Policy) adopted July 13, 2021 via Planning Commission Resolution 2021-007and
incorporated in EB 06-13. The VMT Policy establishes a Small Projects exemption that "applies to
projects with low trip generation per existing CEQA exemptions or result in a 3,000 Metric Tons of
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Carbon Dioxide Equivalent (MTCO2e) per year screen level threshold" which is based on the Riverside
County Climate Action Plan and SCAQMD draft interim guidance for assessing project -level GHG
impacts. The Draft IS/MND determines the proposed project would have total annual CO2e emissions
of approximately 1,964 MTCO2e, which is below the 3,000 MT CO2e screening threshold. Therefore,
VMT Screening Assessment was conducted and included in the traffic report. The Project was
concluded to be presumed to have a less than significant impact and is exempt from preparing a full
VMT analysis per the City of La Quinta VMT Policy.
D-19 Lack of Pedestrian and Bike Analysis. The Transportation Analysis, and indeed the entire IS/MND, is
absent any discussion of pedestrian or bicycle flow, safety or impacts to signalization. Assuming 2.5
persons per unit, the addition of 268 residences will add approximately 700 residents to the area. A
portion of the residents will bike and walk for recreation or for school. Additional pedestrian activations
of the signal at Avenue 50/Washington Street will reduce the available green time for through vehicles.
Since there is no sidewalk on the east side of Washington Street south of Avenue 50, all pedestrian
traffic must cross Washington Street thus affecting the signal timing. In addition, there is no sidewalk
on the south side of Avenue 50 east of Washington Street, therefore all pedestrian traffic must cross
Avenue 50, again affecting signal timing. The adjacency of Truman Elementary and La Quinta middle
schools are of great concern, as many school children already walk and bike to school, with others
picked up by buses and parents queuing their vehicles along Avenue 50.
D-19 Response
The adequacy of pedestrian and bicycle accessibility is discussed in the Transportation Analysis, in
accordance with EB 06-13. The project proposes to provide pedestrian paths and bicycle facilities along
both property frontages consistent with the City of La Quinta General Plan. Additionally, the project will
be constructing a bicycle facility along the south side of Avenue 50.
D-20 Access to the project site is proposed via two gated driveways, one along Washington Street
(approximately 220 ft. north of Avenue 50) and one along Avenue 50 (approximately 210 feet east of
Washington Street). This is a great source of concern as, previously noted, the majority of traffic will
approach the Project on Washington Street and will have to either make a U-turn at the 50th streetlight
to head back north or turn into the property or make a left turn from eastbound Avenue 50 into the
gate controlled secondary driveway.
Avenue 50 is currently only one lane westbound at this location with no sidewalks on the south side
and no center turn lane. There are no bike lanes on this section of Avenue, nor on Avenue 50 west of
Washington Street. There are no full roadway section improvements proposed as mitigation. This is
inadequate for the proposed development as left turning traffic will impede through traffic on
eastbound Avenue 50 (as well as double left turning traffic from southbound Washington Street) and
will be a safety hazard for bicyclists. In addition, the double left turn on westbound Avenue 50 to
southbound Washington Street routinely backs up and will back up into the access location for the
Project.
Lastly, traffic on Washington Street consistently exceeds the posted speed limit and provides a safety
hazard for right turning vehicles to and from the proposed main entrance on Washington Street.
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The traffic improvement plan, at a minimum, must provide widening of Avenue 50 to the east of
Washington Street to the full Primary Arterial Standard. This will allow left turning traffic to store in the
left turn lane and will provide for pedestrian safety and bicycle lanes.
In addition, due to excessive speeds along Washington Street, deceleration and acceleration lanes
should be provided before and after the Project entrance on the northbound side of Washington Street.
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This is no different than what has been provided on the southbound side of Washington Street at the
entrances to La Quinta Country Club.
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D-20 Response
The project is conditioned to provide the required roadway improvements along its entire frontages
along Washington Street and Avenue 50 including sidewalks, bicycle lanes and vehicular travel lanes
consistent with the City of La Quinta General Plan. All required improvements will be constructed to the
satisfaction of the City Engineer.
D-21 CLOSING
In closing, the Duna La Quinta Homeowners Association is opposed to this project, particularly due to
the intensification of zoning, the increase in allowable building height from 22 ft. to 40 ft., the
misrepresentation of actual traffic conditions, and the significant impact to the views along Avenue 50.
We are greatly disturbed that the City of La Quinta would allow this zoning and general plan change to
municipal height codes to go forward, particularly given the potential impact to the residential
communities adjacent to the project and throughout the City of La Quinta
Again, this project would be precedent -setting and change the character of La Quinta residential
communities forever. We urge the City of La Quinta to reject the Environmental Assessment, General
Plan Amendment, Zoning Change, and Specific Plan for the Troutdale Residences, and require separate
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Environmental Impact Statements for the Project and for the Citywide General Plan amendment that
would raise building heights in residential communities.
Thank you for the opportunity to provide comments.
D-21 Response
The comment restates claims made in Comments D-2, D-3, D-10, D-11 and D-12 regarding building
heights and a request to prepare a separate environmental document. Please refer to Response to
Comments D-2, D-3, D-10, D-11 and D-12. Further, as noted above, the project has been revised to
reduce maximum building heights to 28', thus, the comment has been addressed through revisions to
the project. These changes do not require revisions to the analysis in the Final IS/MND because they
would reduce the physical effects of the project on the environment by reducing building heights
previously analyzed in the Draft IS/MND.
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Response to Comment Letter E
Imperial Irrigation District
Donald Vargas, Compliance Administrator II
March 23, 2023
E-1 The IID has reviewed the project information and has the following comments:
1. IID will not begin any studies, engineering or estimate costs to provide electrical service to the
project until the applicant submits a customer project application (available at
http://www.iid.com/home/showdocument?id=12923 and detailed loading information, panel
sizes, project schedule and estimated in-service date.
2. However, based on the preliminary information provided to IID, the district can accommodate the
power requirements of the project by upgrading the Marshall Substation bank no. 2, from a 25 MVA
to a 40/50 MVA transformer and adding one (1) new distribution feeder (conduit and cable) out of
the Marshall Substation to the proposed development. It will also require underground/overhead
distribution backbone circuit reconfigurations of existing facilities and regular distribution line
extensions.
El Response
The comment supports the analysis contained in the Draft IS/MND and states IID can provide service
to the project. The city appreciates IID's review. No additional environmental issues under CEQA are
raised, and no revisions or changes to the Final IS/MND are required to address or respond to the
comment.
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Response to Comment Letter F
California Department of Fish and Wildlife
Kim Freeburn, Environmental Program Manager
March 23, 2023
F-1 Coachella Valley Multiple Species Habitat Conservation Plan (CVMSHCP) and Existing Mitigation
Measure BI0-2.
CDFW recommends replacing existing Mitigation Measure B10-2 with the following mitigation measure
to reduce impacts to less than significant:
MM B10-2: CVMSHCP Compliance
Prior to construction and issuance of any grading permit, the City of La Quinta shall ensure compliance
with the Coachella Valley Multiple Species Habitat Conservation Plan (CVMSHCP) and its associated
Implementing Agreement and shall ensure the collection of payment of the CVMSHCP Local
Development Mitigation Fee.
F-1 Response:
The City will replace existing Mitigation Measure B10-2 in the revised IS/MND with the above
recommended mitigation measure.
F-2 Nesting Bird Surveys and Mitigation Measure BI0-1.
CDFW recommends that disturbance of occupied nests of migratory birds and raptors within the Project
site be avoided any time birds are nesting on-site. CDFW recommends replacing existing Mitigation
Measure B10-1 with the following mitigation measure to reduce impacts to less than significant:
MM B10-1: Nesting Bird Surveys
Regardless of the time of year, nesting bird surveys shall be performed by a qualified avian biologist no
more than three (3) days prior to vegetation removal or ground -disturbing activities. Pre -construction
surveys shall focus on both direct and indirect evidence of nesting, including nest locations and nesting
behavior. The qualified biologist will make every effort to avoid potential nest predation as a result of
survey and monitoring efforts. If active nests are found during the pre -construction nesting bird surveys,
a qualified biologist shall establish an appropriate nest buffer to be marked on the ground. Nest buffers
are species specific and should be at least 300 feet for passerines and 500 feet for raptors and birds -
of -prey. Active nests and adequacy of the established buffer distance shall be monitored daily by the
qualified biologist until the qualified biologist has determined the young have fledged or the Project has
been completed. The qualified biologist has the authority to stop work if nesting pairs exhibit signs of
disturbance.
F-2 Response:
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The City will replace existing Mitigation Measure BIO -1 in the revised IS/MND with the above
recommended mitigation measure.
F-3 Burrowing Owl (Athene cunicularia)
Due to the potential for burrowing owl to move into disturbed sites, CDFW recommends that prior to
commencing Project activities, focused and preconstruction surveys for burrowing owl be conducted by
a qualified biologist in accordance with the Staff Report on Burrowing Owl Mitigation (CDFG 2012 or
most recent version). CDFW recommends the revised MND include specific avoidance and
minimization measures to ensure that impacts to burrowing owls are reduced to less than significant.
CDFW recommends the revised MND include the following mitigation measure to reduce impacts to
less than significant:
MM B10 -[A]: Burrowing Owl Surveys
Prior to the start of Project activities, focused burrowing owl surveys shall be conducted by a qualified
biologist according to the Staff Report on Burrowing Owl Mitigation (CDFG 2012 or most recent
version). If burrowing owls are detected during the focused surveys, the qualified biologist and Project
proponent shall prepare a Burrowing Owl Plan that shall be submitted to CDFW for review and approval
prior to commencing Project activities. The Burrowing Owl Plan shall describe proposed avoidance,
minimization, and monitoring actions. The Burrowing Owl Plan shall include the number and location
of occupied burrow sites, acres of burrowing owl habitat that will be impacted, details of site monitoring,
and details on proposed buffers and other avoidance measures if avoidance is proposed. If impacts to
occupied burrowing owl habitat or burrow cannot be avoided, the Burrowing Owl Plan shall also
describe relocation actions that will be implemented. Proposed implementation of burrow exclusion
and closure should only be considered as a last resort, after all other options have been evaluated as
exclusion is not in itself an avoidance, minimization, or mitigation method and has the possibility to
result in take. If impacts to occupied burrows cannot be avoided, information shall be provided
regarding adjacent or nearby suitable habitat available to owls along with proposed relocation actions.
The Permittee shall implement the Burrowing Owl Plan following CDFW review and approval.
Preconstruction burrowing owl surveys shall be conducted no less than 14 days prior to the start of
Project -related activities and within 24 hours prior to ground disturbance, in accordance with the Staff
Report on Burrowing Owl Mitigation (CDFG 2012 or most recent version). Preconstruction surveys
should be performed by a qualified biologist following the recommendations and guidelines provided
in the Staff Report on Burrowing Owl Mitigation. If the preconstruction surveys confirm occupied
burrowing owl habitat, Project activities shall be immediately halted. The qualified biologist shall
coordinate with CDFW and prepare a Burrowing Owl Plan that shall be submitted to CDFW for review
and approval prior to commencing Project activities.
F-3 Response:
The City appreciates CDFW's concerns that habitat assessments conducted outside of the burrowing
owl breeding season have less potential to detect burrowing owl. Note that based on the results of the
Biological Technical Report, no burrows greater than 4 inches in diameter were observed capable of
supporting burrowing owl in disturbed habitat onsite during the November 3, 2021 habitat assessment.
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Further, soils onsite have been mechanically disturbed and compacted from pedestrian and vehicle
traffic, routine weed abatement activities, historic light grading, and adjacent development. Soil
compaction on the project site discourages use by fossorial species. While the City acknowledges that
burrowing owls have a potential to move onto disturbed areas on the project site, this first portion of
this comment requests focused burrowing owl surveys to be conducted, which are not necessary. As
previously noted, no suitable burrows were observed onsite during the initial field investigation, the site
has been subject to routine anthropogenic disturbances, and is isolated from occupied burrowing owl
habitat, by existing development; therefore, impacts have been appropriately determined to be less
than significant. As such, focused surveys for burrowing owl are not warranted.
Out of an abundance of caution, and to ensure burrowing owl remain absent from the project site, the
City will clarify M -BIO -1 to add the second portion of the recommended language for pre -construction
nesting bird surveys as it pertains to pre -construction burrowing owl clearance surveys:
Preconstruction burrowing owl surveys shall be conducted no less than 14 days prior to the start
of Project -related activities and within 24 hours prior to ground disturbance, in accordance with
the Staff Report on Burrowing Owl Mitigation (CDFG 2012 or most recent version).
No additional mitigation is required.
F-4 Desert Tortoise (Gopherus agassizii)
CDFW is concerned that the field assessment was insufficient in timing and scope to detect desert
tortoise on the Project site. Chapter 4 of the Desert Tortoise (Mojave Population) Field Manual indicates
that "surveys should be conducted during the desert tortoise's most active periods (April through May
or September through October)" (USFWS, 2009, p. 4-8). Based on a review of CNDDB and BIOS, the
Project site is within the range of desert tortoise, and vegetation on the project site provides suitable
habitat for desert tortoise. CDFW recommends that prior to commencing Project activities, both focused
and preconstruction surveys for desert tortoise should be conducted by a qualified biologist.
F-4 Response:
The City appreciates CDFW's concerns; however, the habitat assessment was conducted on November
3, 2021, three days after desert tortoise's most active known period (September -October). Further, the
project site is located in an urban setting, and no burrows capable of supporting desert tortoise were
observed during the habitat assessment. Although alkali scrub known to support desert tortoise occurs
onsite, the lack of burrows and location within an urban setting would prevent this species from
foraging, nesting, or dispersing in that habitat on the project site. Further, the project site is isolated
from occupied desert tortoise habitat by existing development. There are no undeveloped habitats
connecting to the project site that would support desert tortoise movement. As such, focused surveys
for desert tortoise are not warranted and no additional mitigation is required.
F-5 Special -Status Plant Surveys
CDFW is concerned that the field assessment was not conducted at the appropriate time of year to detect
special -status plants on the Project site, and that the presence of special -status plant species onsite was
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not determined through floristic based surveys. As such, special -status plant surveys are recommended
to be conducted prior to disturbance activities to ensure no special -status plants are onsite.
MM BIO -[C]: Special -Status Plant Surveys
A thorough floristic -based assessment of special -status plants and natural communities, following
CDFW's Protocols for Surveying and Evaluating Impacts to Special Status Native Plant Populations and
Natural Communities (CDFW 2018 or most recent version) shall be performed by a qualified biologist
prior to commencing Project activities. Should any state -listed plant species be present in the Project
area, the Project proponent shall obtain an Incidental Take Permit for those species not covered under
the CVMSHCP prior to the start of Project activities.
F-5 Response:
The City appreciates CDFW's concerns; however, as stated in the Biological Technical Report, elevation
at the project site is not suitable for most of the special -status plants known to occur within the region.
Further, the project site has been mechanically disturbed and compacted by weed abatement activities,
light grading, and pedestrian/vehicle traffic, which negatively impacts seedbank and promotes
proliferation of non-native plant species. Finally, as the City is a Permittee to the CVMSHCP, and the
project is a covered activity, potential project impacts to any CVMSHCP covered plant species would be
considered less than significant and no additional mitigation is required.
F-6 Minimizing Impacts to Other Species
CDFW is concerned about the potential for previously undetected wildlife to occur on the Project site
and to be injured or killed by ground -disturbing and construction activities. To reduce impacts to less
than significant, CDFW recommends inclusion of a mitigation measure to allow non -listed, non -special -
status terrestrial wildlife to leave or be moved out of harm's way.
F-6 Response:
The City acknowledges CDFW's concerns. Such impacts are not considered under any of the applicable
CEQA thresholds; therefore, there are no potentially significant impacts to non -listed wildlife.
F-7 Artificial Light
Because of the potential for artificial lighting at night to negatively impact wildlife, CDFW recommends
a revised MND include the following mitigation measure:
MM B10 -[E]: Artificial Light
During Project construction and operation, the City of La Quinta shall eliminate all nonessential lighting
throughout the Project area and avoid or limit the use of artificial light during the hours of dawn and
dusk when many wildlife species are most active. The City shall ensure that lighting for Project activities
is shielded, cast downward, and does not spill over onto other properties or upward into the night sky
following International Dark -Sky Association standards. The City shall ensure use of LED lighting with a
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correlated color temperature of 3,000 Kelvins or less, proper disposal of hazardous waste, and
recycling of lighting that contains toxic compounds with a qualified recycler.
F-7 Response
The City acknowledges and appreciates CDFW's concern that impacts to biological resources from
proposed artificial light sources were not adequately addressed in the MND. The City has adopted
development regulations which include standards related to light and glare which all projects, including
the proposed project, are required to comply with. These standards are incorporated as part of La
Quinta Municipal Code (LQMC) Section 9.10.150. With regulatory conformance to the LQMC, artificial
light sources would be shielded and directed away from adjacent properties and impacts would be less
than significant.
F-8 Construction Noise
The MND indicates that noise levels would be highest during grading due to use of "a grader, a dozer,
two (2) excavators, two (2) backhoes, and a scraper" and that noise levels may reach 70 to 74 dBA.
Other construction phases are estimated to generate noise between 63 and 66 dBA, which exceeds
exposure levels that may adversely affect wildlife species (55 to 60 dBA). Because of the potential for
construction noise to negatively impact wildlife, CDFW recommends the revised MND include specific
avoidance and minimization measures to ensure that impacts to wildlife are reduced to less than
significant.
F-8 Response:
The City acknowledges and appreciates CDFW's concern. The City's Municipal Code, Section 6.08.050
Disturbances by Construction Noise, limits hours of operation for construction activity based on time of
year. From October 1 through April 30th, hours are limited from 7:OOAM to 5:OOPM Monday through
Friday and 8:OOAM to 5:OOPM on Saturday. Between May 1 and September 30th, hours are extended
to 6:OOAM to 7:OOPM Monday through Friday but remain 8:OOAM to 5:OOPM on Saturday. In addition,
the General Plan Chapter IV, Environmental Hazards, Noise Section establishes goals and policies
related to both construction and operational noise. Through regulatory conformance with the LQMC
and La Quinta General Plan, construction noise would be limited and would be less than significant as
disclosed in the Draft IS/MND.
F-9 CDFW Lake and Streambed Alteration (LSA) Program
A flood control channel occurs east of the project site. The MND does not include avoidance,
minimization, and mitigation measures to prevent impacts from Project -related construction, including
staging and access, to either the flood channel or biological resources that use the flood channel. Fish
and Game Code section 1602 requires an entity to notify CDFW prior to commencing any activity that
may do one or more of the following: substantially divert or obstruct the natural flow of any river, stream,
or lake; substantially change or use any material from the bed, channel or bank of any river, stream, or
lake; or deposit debris, waste or other materials that could pass into any river, stream or lake.
F-9 Response:
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The City appreciates CDFW's concern that potential project impacts to the flood control channel east
of the project site were not adequately addressed or mitigated for in the MND. Note that the Biological
Technical Report states that project activities are not expected to encroach into the flood control
channel and as such, a Lake and Streambed Alteration Agreement from CDFW is not required. Further,
there are already regulations in place related to impacts to drainages under Section 1600 of the Fish
and Game Code, as well as sections 401 and 404 of the Clean Water Act. If the proposed project
footprint changes to result in impacts to these regulated drainage areas, the project would comply with
existing regulations related to the regulatory permits which may require additional environmental
review; however, because such impacts are not currently anticipated, no additional mitigation
measures are required. Additionally, Standard Best Management Practices will be in place during
construction to prevent potential indirect impacts to the adjacent flood control channel.
F-10 Environmental Data
CEQA requires that information developed in environmental impact reports and negative declarations
be incorporated into a database which may be used to make subsequent or supplemental
environmental determinations. (Pub. Resources Code, § 21003, subd. (e).) Accordingly, please report
any special -status species and natural communities detected during project surveys to the California
Natural Diversity Database (CNDDB).
F-10 Response
The City thanks CDFW for this information.
F-11 Environmental Document Filing Fees
The project, as proposed, would have an impact on fish and/or wildlife, and assessment of
environmental document filing fees is necessary. Fees are payable upon filing of the Notice of
Determination by the Lead Agency and serve to help defray the cost of environmental review by CDFW.
Payment of the environmental document filing fee is required in order for the underlying project
approval to be operative, vested, and final. (Cal. Code Regs, tit. 14, § 753.5; Fish & G. Code, § 711.4;
Pub. Resources Code, § 21089.)
F-11 Response
The City thanks CDFW for this information and will comply with payment of the Notice of Determination
environmental document filing fee.
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Mitigation Monitoring and Reporting Program
Initial Study/Mitigated Negative Declaration
La Quinta Village
Apartments Project
OCTOBER 2023
Prepared for:
CITY OF LA QUINTA
78495 Calle Tampico
La Quinta, CA 92253
Contact: Ms. Cheri L. Flores, Planning Manager
Prepared by:
DVui
605 Third Street
Encinitas, California 92024
Contact: Sean Kilkenny
Printed on 30% post -consumer recycled material.
Table of Contents
SECTION PAGE NO.
1 Introduction 1
2 Mitigation Monitoring and Reporting Program Table 3
TABLE
1 Mitigation Monitoring and Reporting Program 3
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Initial Study/Mitigated Negative Declaration
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1 Introduction
The California Environmental Quality Act (CEQA) requires that a public agency adopting a Mitigated Negative
Declaration (MND) take affirmative steps to determine that approved mitigation measures are implemented after
project approval. The lead or responsible agency must adopt a reporting and monitoring program for the mitigation
measures incorporated into a project or included as conditions of approval. The program must be designed to
ensure compliance with the MND during project implementation (California Public Resources Code,
Section 21081.6(a)(1)).
This Mitigation Monitoring and Reporting Program (MMRP) will be used by the City of La Quinta (City) to ensure
compliance with adopted mitigation measures identified in the MND for the proposed La Quinta Village Apartment
Project (project) located at intersection of Washington Street and Avenue 50 in La Qunita, California (project) when
construction begins. The City, as the lead agency, will be responsible for ensuring that all mitigation measures are
carried out. Implementation of the mitigation measures would reduce impacts to below a level of significance for
biological resources, cultural resources, geology and soils and tribal cultural resources.
The remainder of this MMRP consists of a table that identifies the mitigation measures by resource for each project
component. Table 1 identifies the mitigation monitoring and reporting requirements, list of mitigation measures,
party responsible for implementing mitigation measures, timing for implementation of mitigation measures, agency
responsible for monitoring of implementation, and date of completion. With the MND and related documents, this
MMRP will be kept on file at the following location:
City of La Quinta
78495 Calle Tampico
La Quinta, CA 92253
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Whitewood South Apartment Project/ Mitigation Monitoring and Reporting Program Initial Study/Mitigated
Negative Declaration
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2 Mitigation Monitoring and Reporting Program Table
Table 1 Mitigation Monitoring and Reporting Program
Mitigation Measure
Implementation
Timing
Party Responsible
for Implementation
Party Responsible
for Monitoring
Date of Completion/
Notes
Biological Resources
B10-1 Regardless of the time of year, nesting bird
surveys shall be performed by a qualified avian
biologist no more than three (3) days prior to
vegetation removal or ground -disturbing activities.
Pre -construction surveys shall focus on both direct
and indirect evidence of nesting, including nest
locations and nesting behavior. The qualified
biologist will make every effort to avoid potential
nest predation as a result of survey and monitoring
efforts. If active nests are found during the pre -
construction nesting bird surveys, a qualified
biologist shall establish an appropriate nest buffer to
be marked on the ground. Nest buffers are species
specific and should be at least 300 feet for
passerines and 500 feet for raptors and birds -of -
prey. Active nests and adequacy of the established
buffer distance shall be monitored daily by the
qualified biologist until the qualified biologist has
determined the young have fledged or the Project
has been completed. The qualified biologist has the
authority to stop work if nesting pairs exhibit signs of
disturbance.
Preconstruction burrowing owl surveys shall be
conducted no less than 14 days prior to the start of
Project -related activities and within 24 hours prior to
ground disturbance, in accordance with the Staff
Report on Burrowing Owl Mitigation (CDFG 2012 or
most recent version).
Prior to the start of
construction
Project applicant
City of La Quinta
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Whitewood South Apartment Project/ Mitigation Monitoring and Reporting Program Initial Study/Mitigated Negative Declaration
Table 1 Mitigation Monitoring and Reporting Program
Mitigation Measure
Implementation Party Responsible Party Responsible Date of Completion/
Timing for Implementation for Monitoring
Notes
BIO -2 Prior to construction and issuance of any
grading permit, the City of La Quinta shall ensure
compliance with the Coachella Valley Multiple
Species Habitat Conservation Plan (CVMSHCP) and
its associated Implementing Agreement and shall
ensure the collection of payment of the CVMSHCP
Local Development Mitigation Fee.
Prior to the start of
construction
Project applicant
City of La Quinta
Cultural Resources
CUL -1: A qualified archaeologist monitor shall be
present during any ground disturbing activities
during the project construction phase. In the case
that archaeological materials are encountered
during ground disturbing activities, work in the area
shall cease and any deposits shall be treated
according to Federal, State, and local guidelines. No
further grading is permitted in the area of the
discovery until the City approves the appropriate
measure to protect the discovered resources.
Prior to operation
Project applicant
City of La Quinta
CUL -2: In the event that human remains are
uncovered during ground disturbing activities on the
Prior to and during
construction
Project applicant
City of La Quinta
Project site, no further disturbance shall occur, and
all work shall cease until the County Coroner has
made a determination of the origin and disposition
of the remains. Ground disturbing activities and
excavations shall not resume until the following has
been addressed:
1. The County Coroner has been contacted and
determined that no investigation to the
cause of death is required, and
If the County Coroner determines that the remains
are of Native American decent, the Coroner must
notify Native American Heritage Commission (NAHC),
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Whitewood South Apartment Project/ Mitigation Monitoring and Reporting Program Initial Study/Mitigated Negative Declaration
Table 1 Mitigation Monitoring and Reporting Program
Mitigation Measure
Implementation
Timing
Party Responsible
for Implementation
Party Responsible
for Monitoring
Date of Completion/
Notes
which will then determine the Most Likely
Descendant (MLD). The MLD shall complete the
inspection of the site within 48 hours of notification
and may recommend means of treating or disposing
of, with appropriate dignity, the human remains, and
any associated grave goods as provided in Public
Resource Code Section 5097.98.
Geology and Soils lir
GEO-1 Prior to the start of the proposed Project
activities, all field personnel will receive a worker's
environmental awareness training on paleontological
resources. The training will provide a description of
the laws and ordinances protecting fossil resources,
the types of fossil resources that may be
encountered in the Project area, the role of the
paleontological monitor, outlines steps to follow in
the event that a fossil discovery is made and
provides contact information for the Project
Paleontologist. The training will be developed by the
Project Paleontologist and can be delivered
concurrent with other training including cultural,
biological, safety, etc.
Prior to the start of
construction
Project applicant
City of La Quinta
GE0-2 Prior to the commencement of ground-
disturbing activities, a professional paleontologist
will be retained to prepare and implement a PRMMP
for the proposed Project. The PRMMP will describe
the monitoring required during excavations that
extend into older Quaternary (Pleistocene) age
sediments, and the location of areas deemed to
have a high paleontological resource potential. Part-
time monitoring, or spot checking, may be required
during shallow ground -disturbances (< 10 feet below
ground surface) to confirm that sensitive geologic
Prior to ground-
breaking activities
Project applicant
City of La Quinta
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Whitewood South Apartment Project/ Mitigation Monitoring and Reporting Program Initial Study/Mitigated Negative Declaration
Table 1 Mitigation Monitoring and Reporting Program
Mitigation Measure
Implementation
Timing
Party Responsible
for Implementation
Party Responsible
for Monitoring
Date of Completion/
Notes
units are not being impacted. Monitoring will entail
the visual inspection of excavated or graded areas
and trench sidewalls.
GEO-3 In the event that a paleontological resource
is discovered, the monitor will have the authority to
temporarily divert the construction equipment
around the find until it is assessed for scientific
significance and, if appropriate, collected. If the
resource is determined to be of scientific
significance, the Project Paleontologist shall
complete the following:
1. Salvage of Fossils. If fossils are discovered,
Prior to
construction and
during
construction
Project applicant
City of La Quinta
all work in the immediate vicinity should be
halted to allow the paleontological monitor,
and/or Project Paleontologist to evaluate the
discovery and determine if the fossil may be
considered significant. If the fossils are
determined to be potentially significant, the
Project Paleontologist (or paleontological
monitor) should recover them following
standard field procedures for collecting
paleontological as outlined in the PRMMP
prepared for the Project. Typically, fossils
can be safely salvaged quickly by a single
paleontologist and not disrupt construction
activity. In some cases, larger fossils (such
as complete skeletons or large mammal
fossils) require more extensive excavation
and longer salvage periods. In this case the
paleontologist should have the authority to
temporarily direct, divert, or halt construction
activity to ensure that the fossil(s) can be
removed in a safe and timely manner.
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Whitewood South Apartment Project/ Mitigation Monitoring and Reporting Program Initial Study/Mitigated Negative Declaration
Table 1 Mitigation Monitoring and Reporting Program
Mitigation Measure
Implementation
Timing
Party Responsible
for Implementation
Party Responsible
for Monitoring
Date of Completion/
Notes
2. Fossil Preparation and Curation. The PRMMP
will identify the museum that has agreed to
accept fossils that may be discovered during
project -related excavations. Upon
completion of fieldwork, all significant fossils
collected will be prepared in a properly
equipped laboratory to a point ready for
curation. Preparation may include the
removal of excess matrix from fossil
materials and stabilizing or repairing
specimens. During preparation and
inventory, the fossils specimens will be
identified to the lowest taxonomic level
practical prior to curation at an accredited
museum. The fossil specimens must be
delivered to the accredited museum or
repository no later than 90 days after all
fieldwork is completed. The cost of curation
will be assessed by the repository and will be
the responsibility of the client.
GEO-4 Upon completion of ground disturbing
activity (and curation of fossils if necessary) the
Project Paleontologist should prepare a final
mitigation and monitoring report outlining the results
of the mitigation and monitoring program. The report
should include discussion of the location, duration
and methods of the monitoring, stratigraphic
sections, any recovered fossils, and the scientific
significance of those fossils, and where fossils were
curated.
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Following
completion of
ground disturbing
activities
Project applicant
City of La Quinta
OCTOBER 2023
Whitewood South Apartment Project/ Mitigation Monitoring and Reporting Program Initial Study/Mitigated Negative Declaration
Table 1 Mitigation Monitoring and Reporting Program
Mitigation Measure
Implementation
Timing
Party Responsible
for Implementation
Party Responsible
for Monitoring
Date of Completion/
Notes
Tribal Cultural Resources
TCR -1 Prior to any ground disturbing activities on
the Project site, an approved Agua Caliente Native
American Cultural Resource Monitor(s) shall be
present to monitor the site. Should buried cultural
deposits be encountered, the Monitor may request
destructive construction halt and the Monitor shall
notify a qualified Archaeologist to investigate and, if
necessary, prepare a mitigation plan for submission
to the State Historic Preservation Officer and the
Agua Caliente Tribal Historic Preservation Office.
Prior to ground -
disturbing
activities
Project applicant
City of La Quinta
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Negative Declaration
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