SP 99-039 FINAL EIRFINAL ENVIRONMENTAL IMPACT REPORT
at Point Happy Ranch
i M P A C T S C I E N C E S N 0 V E M B E R 2 0 0 1
FINAL
ENVIRONMENTAL IMPACT REPORT
SCH No. 2001021037
THE POINTE
AT
POINT HAPPY RANCH
Prepared for:
City of La Quinta
Community Development Department
78-495 Calle Tampico
La Quinta, California 92253
Prepared By:
Impact Sciences, Inc.
30343 Canwood Street, Suite 210
Agoura Hills, California 91301
November 2001
TABLE OF CONTENTS
Page
1.0 INTRODUCTION............................................................................................................ 1.0-1
2.0 RESPONSE TO WRITTEN COMMENTS.. ........ ......................... ...................................... 2.0-1
Department of Fish and Game, October 30, 2001................................................................. 2.0-2
Department of Transportation, November 8, 2001.............................................................. 2.0-5
Department of Toxic Substance Control, October 15, 2001 .................................................... 2.0-7
Southern California Association of Governments, October 17, 2001 ....................................2.0-14
The Gas Company, November 6, 2001...............................................................................2.0-16
Coachella Valley Water District, October 22, 2001....................................,.,...................2.0-1J
3.0 REVISED DRAFT EIR PAGES.......................................................................................... 3.0-1
X The Pointe at Point Happy Ranch
Finn! EIR - November 2001
r
I 1.0 INTRODUCTION
In compliance with Section 15089 of the State CEQA Guidelines, this document serves as the Final EIR
for The Pointe at Point Happy Ranch projects, consisting of a request for approval by the City of La
�M Quinta of General Plan Amendment 99-063, Zone Change 99-091, Specific Plan 99-039, and Site
Development Permit 99-659.
Section 15088 of the CEQA Guidelines requires that the Lead Agency evaluate comments on
environmental issues received from persons who reviewed the Draft EIR and shall prepare a written
response. The response to comments may take the form of a separate section in the FEIR. The Draft EIR
was circulated for public review for 45 days from September 28, 2001 and ends on November 13, 2001.
This FEIR contains all the elements required by Section 15132 of the CEQA Guidelines. This section
states that an FEIR shall consist of the Draft EIR; comments received on the Draft EIR, either verbatim
or in summary; a list of persons, organizations and public agencies commenting on the Draft EIR; and the
written responses of the Lead Agency to the comments received on the Draft EIR. This FEIR
incorporates the Draft EIR, dated September 2001, by reference. The Draft EIR is available for review
at the City of La Quinta Community Development Department, 78-495 Tampico, La Quinta California.
A complete listing of the parties commenting on the Draft EIR is provided in the Table of Contents of
this FEIR.
The FEIR has been organized to include the other required elements of an FEIR in a format that
provides easy access for the reader to the most important information related to the key issues
associated with this proposed project. The format of this FEIR and the general contents of each section
are provided below to assist the reader in using this FEIR. Sections of the FEIR following this
introduction are organized as follows:
Section 2.0 Responses to Written Comments
Section 3.0 Revised Draft EIR Pages
1.0-1 The Pointe at Point Happy Ranch
Final EIR — November 2001
2.0 RESPONSES TO WRITTEN COMMENTS
INTRODUCTION
This section of the EIR presents written comments received on the Draft EIR by the City of La Quinta.
Responses for each comment are provided as required by Section 15088 of the CEQA Guidelines.
Comments contained within each letter identified by sequential numbers located in the right hand
margin of each comment letter. A written response has been prepared for each numbered comment.
Provided below is a list of all written correspondence received by the City of La Quinta with respect to
the Draft EIR:
State Agencies
1. Department of Fish and Game, October 30, 2001
2. Department of Transportation, November 8, 2001
3. Department of Toxic Substance Control, October 15, 2001
Regional Agencies
4. Southern California Association of Governments, October 17, 2001
Local Agencies
5. The Gas Company, November 6, 2001
6. Coachella Valley Water District, October 22, 2001
The comments received and responses to the comments are presented below.
2.0-1 The Pointe at Point Happy Ranch
Final EIR — November 2001
STATE OF CALICOR-41A - THE RESOURCES AGENCY
DEPARTMENT OFFISH AND GAME
4775 Bird Farm Road
Chino Hills, CA 91709
(909) 597-5043
October 30, 2001
Mr. Stan B. Sawa, principal Planner
City of La Quinta
Community Development Department
78-495 Calle Tampico
La Quinta, CA 92253
Dear Mr. Sawa:
SRX; Frc'V-S .
The Department of Fish and Game has revi:wed the Drill E1R. for the Pointe at Point Happy
Ranch Project. The proposed project is located in the nonhwestem portion of the City of La
Quin, ir, R-iverside Cvurrry. It is bordered by commercial uses to the north, Wa5bangion Srrm
on the east, residential uses to the south, and the Santa Rosa Mountains to the west. it -is a 43
acre site with approxi=tely l9 acres consisting of steep slopes of the Santa. Rosa Mountains on
tl;e western eche of the project. Tlk- flat portions of the site have historically bmn used for
aecWtural purposes. The project proponent proposes to guide the development of a senior
retirement grillage on the flat portions of the site- This includes 62 independent living villa units, a
mwdrnum of 310 rooms in two buildings for assisted and independent living, coWegate care for
seniors, as well as a five acre office center with approximately 53,500 square feet of buil
space. The project is a4kcert to habitat for the PenirLd-M Bighorn Sheep (6vis cgwdenw
nalsoni) a state listed Threatened species. The Department has the following specific res
on the project:
Page 3.0.13-Landscapiag improvements
The document states that "Accents of Bougainvillea and Oleander for screening and color are
proposed throughout with heavy use at the property boundaries and at the erry." The t;.S. Fish
and Wildlife Service Bighorn Sheep Recovery Plan fists oleanders as a plant Down to be to'ac to
bighorn sheep, therefore oleanders should not be used in areas adjacent to Bighorn Sheep habitat -
Pugs 4.x•24 - Mitigation measure 4.3-2.6
The project proponM needs to demonstrate up -front, through an endownvnt, bond, or some
Cather mechanisM the financial ability to construct the sheep exclusion fence, if such a fence is 2
determined to be necesmy by the three person sheep committee.
2.0-2
Page 2
Mr. Stan Sawa
October 30, 2001
The Department appreciates the opportunity to comment on this project. if you have any
Questions regarding our letter, please contact Mr. Eddy Konno, Associate wildlife Biologist, at
(760) 771-0375.
Sincerely,
Glenn Black
Supervisor - Habitat Conservation
Eastern Sierra -Inland Desert Region
Owl
2.0 Responses to Written Comments
F1. Letter from the Department of Fish and Game, Glenn Black, October 30, 2001
Response 1
The comment refers to the proposed landscape improvements identified on page 3.0-13 of the Draft EIR.
Specifically, the project includes a proposal to use Bougainvillea and Oleander for screening and color
purposes along property boundaries and the entry to the project. As stated in this comment, the U.S.
Fish and Wildlife Service has identified oleanders as a plant known to be toxic to Bighorn Sheep. In
response to this comment, Mitigation Measure 4.3-2.4 on page 4.3-24 has been modified to prohibit the
uses of oleander or other plant species known to be toxic to bighorn sheep in the project landscaping. The
revised mitigation measure is contained in Section 3.0 of this Final EIR.
Response 2
This comment refers to mitigation measure 4.3-2.6 on page 4.3-24. The California Department of Fish
and Game (CDFG) has requested that the applicant provide financial security in some form to ensure
the construction of a sheep exclusion fence, should the fence be determined necessary at a later date by
the sheep committee being formed for this project. This sheep committee is a three-person committee
formed at the request of CDFG to monitor the Peninsular bighorn sheep activity in the area for a
minimum period of 10 years. The committee will be made up of a member from the Home Owners
Association (HOA) for the project, an official of CDFG, and the Community Development Director of
the City of La Quinta. In response, mitigation measure 4.3-2.6 has been revised to incorporate this
suggestion. The revised mitigation measure is contained in Section 3.0 of this Final EIR.
2.0-4 The Pointe at Point Happy Ranch
Final EIR — November 2001
STATE OF CALIFORNIA --BUSINESS, TRANSPORTATION AND HOUSING AGENCY GRAY DAVO, Governor
DEPARTMENT OF TRANSPORTATION
DISTRICT 8
464 W Fourth Street, 6" Ficor MS 726
San Bernardino, CA 92401-1400
PHONE (909) 363-8327
FAX (909) 383.6880
November 8, 2001
08-RIV-111-34.014
SCH # 2001021037
T8 Ref: 849 G2
Mr, Stan Sawa
Principal Planner
Community Development
City of La Quinta
P -Q_ t5QX-1504 ...-
La Quinta, CA 92253
Dear Mr. Sawa:
Rei: The Pointe, at Point Happy Ranch,
0 13
The California Department of Transportation (Caltrans) Development Review Unit has reviewedthe above
document with resP&ct to CEQA and we have the following comments:
This is a proposal for the development of a senior retirement village in the City of tea Quinta on
approximately 43 acres southwesterly of State Route 111 and Washington Street.
Our traffic operation engineers have reviewed the traffic study that was provided to us for this, propcna and ncey
have no comments at this time.
If you have any questions, please contact Jim Belly at (909) 363-4473 or FAX (909) 363-6890.
Sintarely,
LINDA GRIMES, Chief
Office of Forecasting/
IGRICEQA Review
c: N Athuluru, Encroachment Permits, Riv Co,
J Pagano, operations Sury A, MS '716
S Morgan, State Clearinghouse
2.0-5
1
2.0 Responses to Written Commeiits
2. Letter from Department of Transportation, Linda Grimes, November 8, 2001
Response 1
This comment states that the traffic study has been reviewed and Caltrans doe not have any comments.
1-
2.0-6
The Pointe at Point Happy Ranch
LFinal EIR — November 2001
Department of Toxic Substances
�`�•..� Central
Edwin F. Lowry, Director
5796 Corporate Avenue
Winston H_ Hickox Cypress, California 90630
Agency Secretary Gray Davis
California Environmental Governor
Protection Agency
October 15, 2001
Mr_ Stan B. Sawa
Principal Planner �g1i
City of La Quinta
P.O. Box 1504
4yw
78-495 Calle Tampico U rr,
La Quinta, California 92253
NOTICE OF COMPLETION OF A DRAFT ENVIRONMENTAL_ IMPACT REPORT FOR
THE PONTE AT POINT HAPPY RANCH SPECIFIC PLAN (SCH 42001021037)
Dear Mr. Sawa:
The Department of Toxic Substances Control (DISC) has received your Notice of
Completion (NOC) of a draft Environmental Impact Report (EIR) for the above-
mentioned Project, DTSC's correspondence dated February 27, 2001, has riot been
properly addressed in the subject draft EIR.
Based on the review of the document, DTSC's comments are as follows:
1) The draft EIR needs to identify and determine whether current or historic uses at
the Project site have resulted in any release of hazardous wastesisubstances at t
the Project area.
2) The draft EIR needs to identify any known or potentially contaminated site within
the proposed Project area. For all identified sites, the draft EIR needs to
evaluate whether conditions at the site pose a threat to human health or the 2
environment.
3) The draft EIR should identify the mechanism to initiate any required investigation
and/or remediation for any site that may require remediation, and the 3
government agency to provide appropriate regulatory oversight.
4) The NOC indicates that there was prior vegetation or agricultural use on the
project site. Therefore, onsite soils could contain pesticide residues. The site
may have contributed to soil, and groundwater contamination. Proper 4
investigation and remedial actions should be conducted at the site prior to the
The energy challenge racing California is mai. Erery Galifurnian needs to taxo imrnedwe action to reduce enemy consumption.
For a hsf orsirnpl£ ways you can radace demand anof cut your enargy costs, soe cur Web -situ at www 0sc. ca.jov.
Printed on Recycled Paper
2.0-7
r
Mr. Stan B, Sawa
October 15, 2001
Page 2
new development. As long as the proposed project is for the development of
residential dwellings, proper environmental studies to be conducted to evaluate 4
the health risks associated with these chemicals.
5) Investigate the presence of lead paints and asbestos containing materials
(ACMs) in the currently existing building structures that plans to be demolished.
If the presence of lead or ACMs are suspected, proper precautions should be 5
taken during demolition activities. Additionally, the contaminants should be
remediated in compliance with the California environmental regulations_
6) An environmental assessment should be conducted in the project area to
evaluate whether the project area is contaminated with hazardous substances
from the potential past and current uses including storage, transport, generation,
and disposal of toxic and hazardous waste/materials. The report indicates that 6
several areas of the site have been affected by a number of human activities
including vehicle usage, trash dumping and farming activities.
7) Any hazardous wastes/materials encountered during construction should be
remediated in accordance with local, state, and federal regulations. Prier to
initiating any construction activities, an environmental assessment should be
conducted to determine if a release of hazardous wastes/substances exists at
the site. If so, further studies should be carried out to delineate the nature and
extent of contamination. Also, it is necessary to estimate the potential threat to
public health and/or the environment posed by the site. It may be necessary to
determine if an expedited response action is required to reduce existing or
potential threats to public health or the environment. If no immediate threats
exist at the site, the final remedy should be implemented in compliance with stal
regulations and policies rather than excavation of soil prior to any assessments.
7
6) The project construction may require soil excavation and soil filling in certain
areas, Appropriate sampling is required prior to disposal of the excavated soil. If
the soil is contaminated, properly dispose of it rather than placing it in another
location. land Disposal restrictions (LORs) may be applicable to these soils. 8
Also, if the project is planning to import soil to backfill the areas excavated,
proper sampling should be conducted to make sure that the imported soil is free
of contamination.
9) All environmental investigation and/or rernediation should be conducted ender a
Workplan which is approved by a regulatory agency that has jurisdiction to
oversee hazardous waste cleanups. Complete characterization of the soil is 9
needed prior to any excavation or removal action.
2.0-8
Mr. Stan B. Sawa
October 15, 2001
Page 3
10) Household hazardous waste management has not been addressed in the draft
EIR. It is evident that the proposed project will increase household hazardous 10
wastes.
11) A groundwater investigation may also be necessary based on the nature of on-
site contaminants and the depth to the groundwater. 11
12) If during construction/demolition of the project, soil acid/or groundwater
contamination is suspected, construction/demolition in the area should cease
and appropriate Health and Safety procedures should be implemented_ If it is 12
determined that contaminated soil and/or groundwater exist, the draft EIR should
Identify how any required investigation and/or remediation will be conducted, and
the government agency to provide appropriate regulatory oversight.
DTSC provides guidance for the Preliminary Endangerment Assessment (P�q)
preparation and cleanup oversight through the Voluntary Cleanup Program (VCP).
Also, DTSC is administering the $85 million Cleanup Loans and Environmental
Assistance to Neighborhoods (CLEAN) program, which provides low-interest loans to
investigate and clean up hazardous materials at properties where redevelopment is
likely to have a beneficial impact to a community. The CLEAN program consists of two
main components: low interest loans of up to $100,000 to conduct PSAs of
underutilized properties; and loans of up to 2.5 million for the cleanup or removal of
hazardous materials also at underutilized urban properties. These loans are available
to developers, businesses, schools, and local governments.
For additional information on the VCP or CLEAN program, please visit DTSC's web site
at www.dtsc.ca__aov. If you would like to meet/discuss this matter further, please
contact Mr. Johnson P. Abraham, Project Manager at (714) 484-5476.
Sincerely,
V
7
Haissam Y. Salloum, P.E.
Unit Chief
Southern California Cleanup Operations Branch
Cypress Office
cc: See next page
2.0-9
Mr. Stan B. Sawa
October 15, 2001
Page 4
cc: Governor's Office of Planning and research
State Clearinghouse
P.O. Box 3044
Sacramento, California 95812-:044
Mr. Guenther W. Moskat, Chief
Planning and Environmental Analysis Section
CEQA Tracking Center
Department of Toxic Substances Control
P.O- Box 806
Sacramento, California 95812-0806
2.0-10
2.0 Responses to Written Comrttertts
3. Department of Toxic Substance Control, Haissam Y. Salloum, P.E., October 15, 2001
Response 1
Based on the historical use of the property no known releases of hazardous materials have been
identified. Development of the Point Happy Ranch complex occurred over many years and several
successive ownerships. The ownership and development of the Point Happy project area can generally
be assigned to three time periods: 1) pre -1904 to 1922; 2) ca. 1922 to 1948; and 3) post 1949. Research a t
the Riverside County Assessor's Office and Hall of Records for the pre -1904 to 1922 period indicate the
project area was unimproved during this period except for the presence of a dirt road along the base of
the hills on the western boundary of the property.
The period from 1922 to 1948 is associated with the development of the Point Happy Date Gardens.
During this period, date and citrus orchards were established on the site along with associated
improvements. The residential complex, vehicle maintenance structure, miscellaneous sheds, two single
family residences near the main entrance on Washington Avenue, the recreation room near the main
entrance, one workers residence, a garage and pump house near the main entrance, one fruit shack, a
residence and garage in the north -central portion of the property, and the orchards are existing features
of the site developed during this period. Little to no improvements were made to the property
subsequent to this period.
The site has been used for residential and orchard/agricultural uses. Historical uses, as indicated
through the records search for the site, indicate that no industrial or other uses that would have
involved the use or storage of hazardous materials existed on the project site. There are no known
reports of historic or present uses within the project site releasing hazardous wastes or substances.
Response 2
Please refer to Response 1. Based on the historical use of the site, there are no known or potentially
contaminated sites within the project area.
Response 3
Please refer to Response 1. Based on the historical use of the site, there are no known or potentially
contaminated sites within the project area that require remediation. However, the following measure
2.0-11 The Pointe at Point Happy Renck
Final FIR — November 2001
2.0 Responses to Written Comments
has been added in response to the recommendation of the Department of Toxic Substances Control to
address potential impacts related to the presence of hazardous materials in soils on the site:
"Prior to the issuance of and demolition or grading permits, the applicant shall prepare a Phase I
Environmental Site Assessment for the project site. Should any contamination of soil or groundwater be
identified at levels requiring remediation, the applicant shall prepare and implement a remediation
plan in conformance with all applicable laws and regulations."
This measure will mitigate any potential impacts associated with site contamination to a level that is
less than significant.
Response 4
Please refer to Response 3. In response to the recommendation of the DTSC, the City will require the
preparation of a site environmental assessment prior to the start of construction.
Response 5
The issue of asbestos containing materials is addressed in Section IX., Hazards of Appendix 1.0 to the
Draft EIR. Prior to demolition of any structures constructed before 1980, the project is required to conform
to SCAQMD Rule 1403—Asbestos Emissions from Demolition/Renovation Activities. This rule is
intended to limit asbestos emissions from demolition or renovation of structures and the associated
disturbance of asbestos -containing waste generated or handled during these activities. In addition to
containing asbestos containing building materials, as lead based paint may also be contained in building
materials, Rule 1403 would serve to limit any exposure to lead based paints. This existing regulation
addresses potential impacts associated with asbestos containing building materials or lead based
paint.
Response 6
Please refer to Response 3. In response to the recommendation of the DTSC, the City will require the
preparation of a site environmental assessment prior to the start of construction.
Response 7
Please refer to Response 3. In response to the recommendation of the DTSC, the City will require the
preparation of a site environmental assessment prior to the start of construction.
2.0-12 The Pointe at Point Happy Ranch
Final EIR — November 2001
2.0 Responses to Written Comments
Response 8
Please refer to Response 3. In response to the recommendation of the DTSC, the City will require the
preparation of a site environmental assessment prior to the start of construction. If any contaminated
soil is determined to be present on the site, it will be remediated in accordance as required by existing
laws and regulations.
Response 9
If any hazardous waste is identified on the site, all remediation plans will be prepared in accordance
with existing laws and regulations, including review by appropriate agencies.
Response 10
The issue of household hazardous waste management is addressed in Section IX., Hazards of Appendix
1.0. The proposed project would comply with Goal 8-4 of the Environmental Hazards Element of the La
Quinta General Plan which requires that the storage and transport of industrial chemicals and
hazardous materials to conform to all City, state and federal regulations. Additionally, the project
would be required to comply with City Ordinance 184, adopted in response to the Household Hazardous
Waste Element passed by State Assembly Bill 2707. This ordinance identifies programs to address the
disposal of household hazardous waste by establishing local centers for the collection of household
hazardous wastes.
Response 11
Please refer to Response 3. Any investigations required by current laws and regulations will be
conducted as required.
Response 12
Please refer to Response 3. A site assessment will be conducted to determine is soil or groundwater
contamination is present.
2.0-13 The Pointe at Point Happy Ranch
Fina! EIR — November 2001
SOLJYHERN CALIFORNIA
ASSOCIATION of
GOVERNMENTS
Main Office
M West Seventh Street
izth Floor
Los Angeles, California
90017.3435
l (n7) 136 -Woo
f (213) 236.1&5
www.scag.c,a.gov
00—K P[elidebr 1upu•iw, Jun M.kel;, t�uatT
u1S.r, Pernudirw • Fuu V..t N43l6rnt
C—ur.lmtrrtbrr Hal ge.ts.aa, �— knttltr +
$W -i yue A*04MV C&4Aci4tnrl-, tir, !-,r,
Sita •Tu.u,ed.nr. P..[ s"go! A:: MSYw Pru "ew
Ion Sates, Rn. Alwdt w
arW CNwt[y; Hka "ima *—'.l gnunry
DI -id D1ulkle, Al C..tm
W AM -lo Cattetr; Ymer,t kvhwal[, 11.1,
Rn .er les C—*Y + 7 Y—L.wr. 1.*1 MiQ,k.
•=u ue.r + Nutt/ 3e1dWk% U. W-1 - Natr
rerom• • George W;, 411 • Hal
betawn, I.H AngtW • M.betl B A. enetrnrad
G.ne Dan eh. I'tlatr4,al • I, ,A u Wtry, Darer
c!iAta. Ruth ,k:tenr. Lac AUTO i a • gnr ra ml
Lai AL.'I" • MY (irebin{kl, Lalk L—I, • )Rntt
Halw, Int Antel4i • laatae HUM, Lu ,engtln
:tt+di,un.Torr+ise • Hue Heldru, Lnwngrltt
• trader. J+•.nh,, 11 Straw* kla—" KtiiiS•
melt, -oar .....t LR 'ItW, Long 1nr.G
r atrc4mX 0k33m4 • 0,W)p to—kewsk;. Lm
An ttr[s sWtty rAY,PKY. 1L t444 • r't.Y
Mn.t Moaiu - H'.�k P-1 ". Wo
M{dn • AlR P. d+n., Sus Mtela• Ja w....•W,
•Agues • Seutr<t Rw. At. Ikhera • Mart KWkr.
Y1.r.,.., u, A3YIedc: • rJ krYrt. lar Angeles
Xtem trrrbehRl. R7am 4w t Ua aynCvrB, Aqua
+ Lsr. Syiat. +nt5us • '.ai 'axyr, .J>I i'Ftbp •
Sicr.cr rylr+.fie.. Yu#ru •,oel wake, tom, AnStIn
Dew:u yrkebt%LaL C'wWaa • IA i kVtl}s. Loa
A.iyrb. • DtnoL• Y, Zinc, "mpltr
OYrte Cotlatry: CCu o S., -K tAinp Coub:) -
ikte I Z11 ca.lAlamtera , Uph hater. HaneJ•,Ottw,3
hretk •A!t Arawa. law. Pari • Leu eb•is.iU35n
• eMdz%h Cn+,.,n, Coto Mw + Q10Yx 00-1
1AXIM N4 uR) + 11x1.„ i Num Ltit Tjw, • NL
Duk., t. Niru: • QUkY kl.8aaiw.,. Rnt}WR.
Uv pum ireR «-Pd ttntcwty. Her,,-. k4.ah
Nimn'At Court': Lt4 bwwT. Rlttlfedt co-" .
Pt - krretddge, rki .aA..dc • G3 ' Neuf Cubedr.l
City .lien Nobnta, Twl., .la . Ian r,ud W.
C(ffrogi • Ckalr. whlw. Metetn YJ1er
fan lob"-- Cnury; Ion kll I, 5.n
beretrtiato Ca....ly • Nell Alrxabdu, lt—h,,
Ulmot:ta + Lurid FRklr,rart, ky,unt • kt Aa.
rVcll Glend TeWlae . 1L.h Hunter, V!ctorvWt •
Cyo:• 1+ocmn.11rry, Chi— HdL • Judith vU1e-
n e n.ldtn;i
14t 1"' CA—T: )q* Mlkcb' weu.. C-7
(At. t.ae.ra, Sun. Vdlry . Vow ]e P", Le
A'W"MW& 'Thai Y4Y4y )4vt 11u,etm,
'U --A- r_,._•1' Rtotpottatim C Vie.
Nobut Loin. Fk—i
vt[utvt C—Y T,-" n• .;" CotamLclw:
%11 OVA.11nU'.k11.Y
October 17, 2001
Mr. Stan Sawa
City of La Quinta
7$-495 Calie Tampico
P. O, 50x 1504
La Quinta, CA 9.2253-1504
RE: SCAG Clearinghouse 120010575 The Pointe at Point Happy Rmxh
Dear Mr. Sawa:
We have reviewed the above referenced document and determined that it is not
regionally significant per Areawide Clearinghouse criteria. Therefore, the prof d does
not warrant clearinghouse comments at this time. Should them be a change in the
scope of the project, we would appreciate the opportunity to m-viie r and cornmert at
that time.
A description of the project was published in the October 15, 2001 Irrtergoverrunemal
preview fRePort for public review and comment.
The project title and SCAG Clearinghouse number should be used in all
correspondence wi!h SCAG concerning this project, Correspondence should be seri to
the attention of the Clearinghouse Coordinator_ If you have any questions, please
contact me at (213) 23rr1667_
Sincerely F
l
Y& mrrH, A.ICR
Senior Planner
Intergovernmental Review
9 Pei::lrlu,.:4 rel,dnils i5!;,3iG1 2.0-14
r
2.0 Responses to Written Comments
4. Southern California Association of Governments, Jeffrey M. Smith, AICP, October 17, 2001
Response 1
This comment states that the project was not determined as regionally significant, and for this reason,
SCAG, a regional planning agency, has no comments.
2.0-15 The Pointe at Point Happy Ranch
Final EIR — November 2001
the
Gas
Company,
a
A'Sernpra Energy -company
November 6, 2001
City of La Quinta
Community Development Department
73-495 Calle Tampico
La Quinta;' CA 92253
Attention: Stan Sawa
5e'.; -ver- Ca horn"
.las cerrcanY
7-2:
Gas Co. Ref. No. 01-505 QCT
Re: Draft EIR — Pointe at Point Happy Ranch Project.
PON 14 a
Thank you For the opportunity to respond to the above -referenced project. Please note
that Southern California Gas Company has facilities in the area where the above named
project is proposed. Gas service to the project could be provided without any signifcant
impact on the environment. The service would be in accordance with the Company's
policies and extension rules on file with the California Public Utilities Commission at the
time contraotual arrangements are made.
You should be aware that this letter is not to be interpreted as a contractual
commitment to serve the proposed project, but only as an infon'national service. The
availability of natural gas service, as set forth in this letter, is based upon present
Conditions of gas supply and regulatory policies. As a public utility, The Southern
California Gas Company is under the jurisdiction of the California Public Utilities
Commission. We can also be affected by actions of federai regulatory agencies.
Should these agencies take any action, which affects gas supply, or the conditions
under which service is available, gas service will be provided in accordance wi:m revises
conditions.
Typical demand use for;
a. Residential (System Area Average/Use Per Meter) Yew
Single Family 799 therms/year dwelling unit
Multi -Family 4 or less units 482 therms/year dwelling unit
Multi -Family 5 or more units 483 therms/year dwelling unit
These averages are based on total gas consumption in residential units sensed by
Souti,�ern California Gas Company, and it should not be implied that any pat,cular
home, apartment or tract of homes will use these amounts of energy -
2.0 -16
b. Commercial
Due to the fact that construction varies sc widely (a glass building vs. a heavily
insulated building) and there is such a wide variation in types of materials and
equipment used. a typical demand figure is not available for this type of
construction. Calculations would need to be masse after the building has been
designed.
We have Demand Side 'Management programs available to commerciaUindus0al
customers to provide assistance in selerting the most effective applirlaiions of energy
conservation techniques for a particular project. If you desire `urther information on any
of our energy conservation programs, please contact our Commerciallindustrial Support
Center at 1 -800 -GAS -2000.
Sincerely,
Bruce Bocking
Technical Super-isor
2.0-17
2.0 Responses to Written Conzineiits
r5. Letter from The Gas Company, Bruce Bocking, dated November 6, 2001
Response 1
This comment states that gas service can be provided to the proposed project without any significant
impact on the environment.
2.0-18 The Pointe at Point Happy Ranch
Pinel EIR — Nooember 2001
F gTE
ESTABLISHED IN 1918 AS A• PUBLIC AGENCY
COAC ELLA VALLEY WATER DISTRICT
r
POST OFFICE BOX 1058 • COACHELLA, CALIFORNIA 92236 • TELEPHONE (760) 398-2651
DIRECTORS OFFICERS
JOHN W. MCFADDEN, PRESIDENT THOMAS E. LEVY GENERAL MANAGER -CHIEF ENGINEER
RUSSELL KITAHARA, VICE PRESIDENT BERNARDINE SUTTON, SECRETARY
TELLIS CODEKASOctober 22 2001 STEVEN B. ROBBINS. ASSISTANT TO GENERAL MANAGER
PATRICIA A. LARSON REDWINE AND SHERRILL, ATTORNEYS
PETER NELSON File: 1150.14
67�Stan Sawa
Community Development Department
City of La Quinta
78-495 Calle Tampico
La Quinta, California 92253
p
Dear Mr. Sawa:
Subject: Draft Environmental Impact Report
for The Pointe at Point Happy Ranch
We have reviewed the above -referenced report and appreciate the opportunity to comment on
this document. We have enclosed a copy of our March 27 letter to Dave Alpern of Impact
Sciences, Inc. In this letter, we provided a water supply assessment in accordance with
Senate Bill 901 and as outlined in CEQA Section 15083.5. We request that this letter be
included in the environmental impact report for this project.
Additional comments can be found in the enclosed Attachment A.
If you have any questions please call Joe Cook, planning engineer, extension 292.
Enclosures/2/as
cc: Impact Sciences, Inc. (with enclosures)
30343 Canwood Street, Suite 210
Agoura Hills, California 91301
JEC JI\eng\sw\oct\sawa
Yours very truly,
d-�-"
h�I S te'1c s_ — 1_7 - i ii
Tom Levy
General Manager -Chief Engineer
9VE
CCT 2 5 2001
V _
(i L`N•�. i:1, "'Y1 r•`,.1�.�.1TRUE CO3/1SERJ„T1Or•?'�1 '_''�:
USE WATih WISELY
1
71
r
Attachment A
1. Page 2.0-23, Utilities and Service Systems, under "Recommended Mitigation Measures,"
item 4.9-6., to be corrected as follows:
2
Coachella Valley Water District's (district) new development fee is currently $2,400 per
connection.
2. Page 3.0-13, Potable Water Service, last sentence should be revised in accordance with 3
item 1. of our response.
3. Page 4.9-1, Environmental Setting, under the subheading "Water Supply and Distribution,"
second paragraph should be updated as follows:
The district provides domestic water service to a total population of 202,873, with 81,149
active meter services and total water sales of 110,888 acre-feet. The water storage and
distribution system consists of 85 active wells and 63 reservoirs with a total storage
capacity of 105 -million gallons. Water is distributed through 1,670 miles of pipelines
with 11,550 fire hydrant connections. Average water use per person (residential use) was
247 gallons per person per day. This information is available from Coachella Valley
Water District's Annual Review 2000.
4
4. Page 4.9-2., Ci1y of La Quinta Water System, first paragraph, third sentence should be corrected
as follows: 5
Active wells are perforated at depths ranging from 500 to 1,300 feet.
5. Page 4.9-2, Cit of La Uinta Water Sys
tem, second paragraph should be revised as follows.
This paragraph describes the sizes of domestic water lines for the project. It is important
to acknowledge that these pipe sizes do not represent final engineering for the water
distribution system. Pipe sizes may vary based on fire flow for the site and the CVWD
master plan.
6. Page 4.9-3, Senate Bill 901 and Water Su lv Planning, should make reference to the district's
0
letter dated March 27, 2001, copy enclosed, in which we provided you with a water supply 7
assessment in accordance with the requirements of Senate Bill 901 and as outlined in CE 4
Q�.
Section 15083.5.
7. Page 4.9-15, item 4.9-6, new development fees are $2,400 per connection.
8. Appendix 3.0, page 31, item 2.7.1, Water, second sentence, development fees are $2,400
per unit. 9
9. Appendix 3.0, page 31, item 2.7.1, Water, fourth through sixth sentences should be revised as
follows:
Wells in this area range in depth from 500 to 1,300 feet. Potable water pumped to the
surface is stored in eight reservoirs located south of Highway 111. Reservoir locations
are as follows: 1) South of Highway 111 near Adams Street; 2) Five reservoirs are in
the La Quinta Cove and two are in the northeastern portion of PGA west.
2.0-20
7EC: jl\eng\sw\oct\sawa
10
AVER
ESTABLISHED IN 1918 AS A PUBLIC AGENCY
'91STR C1
COACHELLA VALLEY WATER DISTRICT
POST OFFICE BOX 1058 • COACHELLA, CALIFORNIA 92236 • TELEPHONE (760) 398-2651
DIRECTORS OFFICERS
JOHN W. McFADDEN, PRESIDENT THOMAS E. LEVY, GENERAL MANAGER -CHIEF ENGINEER
RUSSELL KITAHARA, VICE PRESIDENT BERNARDINE SUTTON, SFCRfTARY
TELLPATRISICODEKAS LARSON March 27 2001 STEVEN B. ROBBINS ASSISTANT TO GENERAL MANAGER
REDWINE AND SHERRILL, ATTORNEYS
PETER NELSON
David Alpern
Impact Sciences
30343 Canwood Street, Suite 210
Agoura Hills, California 91301
Dear Mr. Alpern
Subject: Pointe Happy Ranch
File: 0126.1
This is in response to your letter dated February 20' regarding preparation of a Draft
Environmental Impact Report (EIR) on the Pointe Happy Ranch Specific Plan. You have
requested that we provide you with a water supply assessment in accordance with the
requirements of Senate Bill 901 and as outlined in CEQA Section 15083.5.
The :Pointe Happy Ranch is located near the intersection of Highway 111 and Washington
Street in the City of La Quinta. This area is within the service area of the Coachella Valley
Water District (district) for domestic water, sanitary service and regional flood protection.
The district has included sufficient water supplies in its last Urban Water Management Plan
to provide for this development during normal and multidry water years. Water is supplied
from the local groundwater basin; which extends from Windy Point northwest of Palm
Springs to the Salton Sea. The Washington Street area is an approximate dividing line
between the upper and lower basins.
The groundwater aquifer is in a state of overdraft. This project will contribute incrementally
to the valley -wide overdraft problem. Mitigation will be required to minimize the impact on
the valley's water supplies. The draft EIR should address alternative water sources, water
conservation through landscaping, water conservation through plumbing fixtures and
ongoing water management of the irrigation and other water using facilities.
TRUE CONSERVATION
USE WAT% ISELY
2. - 1
T
David Alpern
Impact Sciences -2- March 27, 2001
Mitigation through water efficient landscaping is one of the most common water
conservation methods in use. This includes limitations of turf areas, use of desert
landscaping and efficient irrigation design. This also includes designing the irrigation system
and site drainage to minimize irrigation overspray and nuisance water runoff. This could also
include grading design details that help hold irrigation over -spray, nuisance water or storm
runoff on-site instead of shedding runoff away from the project. These water conservation
efforts should be continued throughout the life of the project and not be limited to the
construction phase of the project. Thus, the EIR should address long-term landscape and
irrigation management for the project.
If you have any questions please contact Joe Cook, planning engineer, extension 292.
cc: City of La Quinta
Community Development Department
Post Office Box 1504
La Quinta, California 92253
JE C : 1',en g\sw\mar\po i n tehappy
Yours very truly,
Tom Levy
General N11anager-Chief Engineer
2.0-22
COACHELLA VALLEY WATER DISTRICT
2.0 Responses to Writteia Conunents
6. Letter from Coachella Valley Water District, Tom Levy, dated October 22, 2001
Response 1
This comment states that the CVWD requests that the water supply assessment letter provided by the
CVWD be included in the EIR. A copy of the water supply assessment letter has been included in
Appendix 4.9 of the DEIR.
Response 2
The requested revision has been made to mitigation measure 4.9-6 on Page 2.0-23 of the EIR. The
revised page is included in Section 3.0 of this Final EIR.
Response 3
The proposed project would be required to pay the current water connection fee at the time the project
would connect to the Coachella Valley Water District, as documented in mitigation measure 4.9-6 on
Page 2.0-23 in Section 3.0 of this FEIR.
Response 4
The requested revision has been made to Page 4.9-1 of the EIR. The revised page is included in Section
3.0 of this Final EIR.
Response 5
The requested revision has been made to Page 4.9-2 of the EIR. The revised page is included in Section
3.0 of this Final EIR.
Response 6
The requested revision has been made to Page 4.9-2 of the EIR. The revised page is included in Section
3.0 of this Final EIR.
2.0-23 The Pointe at Point Happy Ranch
Fina! EIR — November 2001
2.0 Responses to Written Comments
Response 7
The requested revision has been made to Page 4.9-3 of the EIR. The revised page is included in Section
3.0 of this Final EIR.
Response 8
Please refer to Response 3.
Response 9
Please refer to Response 3.
Response 10
The comment requests a revision to the text of the proposed Draft Specific Plan. The City of La Quinta
will update the text within the draft Specific Plan to reflect this comment prior to the adoption of the
Specific Plan.
2.0-24 The Pointe at Point Happy Ranch
Final EIR — November 2001
3.0 REVISED DRAFT EIR PAGES
INTRODUCTION
The following pages from the Draft EIR have been revised as a result of City review of comments
received during the public review period. Only those pages that have been revised are included in this
section. All text deletions are shown in "_trikethrrettg- " text, and all text additions are shown in double
underline. Additionally, revisions are indicated by a revision bar in the margin as shown here. None
of the revisions that have been incorporated into the Final EIR affect the analysis completed, nor the
conclusions presented in the Draft EIR regarding the significance of the environmental impact of the
proposed project.
3.0-1 The Pointe at Point Happy Ranch
Final EIR — November 2001
2.0 Summary
Table 2.0-1 (continued)
r Summary of Project Impacts, Mitigation Measures, and Residual Impacts'
Residual
Project Impacts Recommended Mitigation Measures Impacts
4.9 UTILITIES AND SERVICE SYSTEMS (continued)
As indicated by the CVWD, the groundwater
`
aquifer is currently in a state of overdraft. The
addition of The Pointe at Pointe Happy Ranch
would contribute to the incremental demand on
the overdraft problem. Although sufficient
water supplies have been included for the
proposed project in the most recent Urban
Water Management Plan, due to the state of
overdraft, impacts on the local water supply
would be considered significant without
mitigation.
4.9-2 At such Lime that non -potable water
sources become available to the project
site, the project shall connect to this
resource and utilize the non -potable
water for irrigation purposes.
4.9-3 Prior to the issuance of a grading or
building permit for construction of any
building or use contemplated by this
Specific Plan, the applicant shall obtain
pesmtits and/or clearance as required
from. the Following public agencies.
• Fire Marshall
• Community Development Department
• Coachella Valley Water District
• Imperial Irrigation District
4.9-4 Prior to issuance of a building permit for
anyof the residential units as either
models or production units, the final
working drawings for the structures
and landscaping and irrigation (for lots
to be developed) shall be submitted to
the Community Development Department
for review and approval.
4.9-5 To ensure that future land uses do not
include activities which unnecessarily
waste water or which consume
exceptional amounts of water, the City
will direct the project developers to
consult with the CVWD to develop
appropriate water conservation
measures for both landscaping/
irrigation requirements and plumbing
controls. Consistent with CVWD's
existing and future water conservation
plans, policies and standards, the City
will require that the developers
implement the water conservation
measures that are devised from the
consultations with CVWD, and will
require compliance with the City's
water conservation programs and
ordinance, to the extent applicable.
4.9-6 The proposed project shall pay the
CVWD new development fee of -$4,4-00
$2,400 per connection to tap into the
potable water distribution system.
2.0-23
The Pointe at Point Happy Ranch
Draft EIR - September 2001
4.3 Biological Resources
4.3-1. The project developer shall implement the following program if site grading and/or
construction will occur during the nesting/breeding season (typically February through July) of
native bird species potentially nesting on the site:
Prior to construction or site preparation activities, a field survey shall be conducted by a
qualified biologist to determine if active nests of bird species protected by the Migratory Bird
Treaty Act and/or the California Fish and Game Code, are present in the construction zone or
within 50 feet of the construction zone. If active nests are found, a minimum 50 -foot (this
distance may be greater depending an the bird species and construction activity, as determined
by the bird species and the biologist) fenced buffer shall be established around the nest site.
No construction activities will be permitted within this nest zone until the young birds have
fledged, as determined by the project biologist.
Level of Significance After Mitigation
Implementation of the measures described above will reduce the potential impacts to nesting birds
resulting from construction activities to a less than significant level.
4.3-2.1. Prior to the issuance of grading permits, the project applicant shall provide an easement to be
recorded for all hillside areas to remain undeveloped open space. The easement shall be
approved by the City Attorney prior to recordation.
4.3-2.2. Prior to the issuance of grading permits, the project applicant shall submit a construction plan
which provides that, excessively loud construction activities (i.e., blasting, pile -driving),
near the hillsides will not occur during the lambing period from January 1, through June 30.
This plan shall be subject to the approval of the Commimity Development Department.
4.3-2.3. In the final project design, the project applicant shall insure that the roads and driveways
within the development be designed to minimize headlight shine from vehicles onto the
hillsides. This design shall be subject to the approval of the Community Development
Department.
4.3-2.4. No species known to be toxic to sheep, including Oleander, shall be used in project
landscaping Prior to issuance of building permits, the project applicant shall submit
landscape plans indicating that all landscape plants shall be species that are non-toxic to
the Peninsular bighorn sheep. Plant species adjacent to the hillsides shall include, but not be
limited to, indigenous palo verde (Cercidium floridum), catclaw (Acacia greggii), smoke tree
4.3-23 The Pointe at Point Happy Ranch
Draft EIR - September 2001
4.3 Biological Resources
(Psorothamnits spinosus), indigobush (P. schotti), creosote bush, desert lavender (Hyptis
emoryi), and desert willow (Chilopsis linearis). All exotic plants known to invade or
degrade Peninsular bighorn sheep habitat, such as tamarisk and fountain grass, shall be
prohibited. These plans shall be subject to the approval of the Commimity Development
Department.
4.3-2.5. In the final project design, the project applicant shall insure the following: the design of the
traits and other structures shall incorporate the use of non -glare glass; exterior building
lighting shall be kept at a minimum and shall be aimed away from the hillside; and exterior
lighting of pathways and signage shall be kept at the safest possible minimuum intensity and
aimed away from the hillside. This design shall be subject to the approval of the
Community Development Department.
4.3-2.6. To assess the need for a buffer fence between the development of the toe of the slope of the
hillside to keep Peninsular bighorn sheep off the project site on an ongoing basis, a three-
person committee shall be formed to monitor the Peninsular bighorn sheep activity in the
area. The committee shall consist of a member from the Home Owners Association (HOA), an
official of CDFG, and the Comnuuuty Development Director. The committee shall monitor
sheep activity through various means including interviews with residents and staff and
available scientific information or studies to be funded by the HOA. If the bighorn sheep are
entering the project site, the committee shall require the HOA, at its expense, to construct an
eight -foot fence (or functional equivalent) between the development and the hillside. The
applicant shall submit a bond, funds or other form of financial security in a form acceptable to
the City in an amount sufficient to construct a sheep exclusion fence if determined necessar +tea t
a later date. A cost estimate for construction of this fence shall be submitted to determine the
amount of securit reuired. The fence shall not contain gaps in which bighorn sheep can be
entangled. The gaps should be 11 centimeters (4.3 inches) or less. The Committee shall then
solicit fence designs and only approve a design after a meeting with residents. If a fence is
constructed, it must comply with the requirement of the City's Hillside Conservation
Overlay district. If fencing is required, and the HOA is requested to do so by the CDFG, the
HOA shall, at its expense, construct temporary fencing to the specifications of the CDFG to
prevent Peninsular bighorn sheep from entering the project site pending construction of the
permanent fence. The committee shall exist for at least ten years, unless the Peninsular
bighorn sheep are de -listed as threatened or endangered, or no longer inhabit the Santa Rosa
Mountains. If at the end of the ten-year period, any member of the committee deems it
appropriate to keep the committee in existence, the committee shall continue to function until
it is unanimously agrees by its members that it is no longer necessary.
4.3-24 The Pointe at Point Happy Ranch
Draft EIR - September 2001
F 4.9 UTILITIES AND SERVICE SYSTEMS
INTRODUCTION
This section of the EIR identifies various public agencies that would provide utility services to t h e
proposed project and the potential impacts that the project may have on the agencies. The information
presented herein incorporates information gathered through consultation with agency staff.
ENVIRONMENTAL SETTING
Water Supply and Distribution
Water for potable as well as irrigation purposes is provided throughout La Quinta and the entire
Coachella Valley by the Coachella Valley Water District (CVWD). CVWD serves an area of
approximately 1,000 square miles within the Counties of Riverside, Imperial and San Diego. The main
source of potable water provided to La Quinta is from an underground aquifer beneath the valley.
Irrigation water is supplied from this same aquifer and from the Colorado River via the Coachella
Canal, and is consumed generally in the area from Indio and La Quinta south to the Salton Sea.
re a+ Ire. :r. a r, r
The district tarovides domestic water service to a total population of 202,873, with 81,149 active meter
services and total water sales of 110,888 acre-feet. The water storage and distribution system consists of
85 active wells and 63 reservoirs with a total storage capacity of 105 -million gallons. Water is
distributed through 1,67Q miles of pipelines with 11,550 fire hydrant connections. Average water use
per persou (residential use) was 247 gallons per person per day.
In their 1996-1998 Annual Review report, CVWD estimated that 63 percent more water is being drawn
from the valley's underground supplies than is being replaced annually. In the upper valley area, the
overdraft is due primarily to heavy consumption by the expanding resort -recreation economy of the
valley and growing permanent resident population. In the lower valley, the overdraft is primarily due
to agricultural well production. If this trend continues without change, the "overdraft" condition is
anticipated to increase to 80 percent by the year 2015. An overdraft rate of about 17 percent occurs in the
upper basin of the valley, while the rate in the southern basin, which encompasses most of La Quinta,
including the project site, has been running at 190 percent of the annual recharge. If nothing is done to
change these conditions, these rates are predicted to increase to 32 percent annually in the upper basin,
1- W41 -update x► eipt e r st ece t ca rr w�atc -� a er�k pkv
4.9-1 The Pointe at Point Happy Ranch
Draft EIR - September 2001
4.9 Utilities and Service Systems
and to 215 percent in the lower basin, by the year 2015. Given current rates of overdraft, the total,
basin -wide overdraft would reach 198,000 acre feet/year by 2015. Water shortages could occur well
before the year 2015. CVWD is planning to install additional ponds that would be needed for
groundwater recharge in the lower valley by 2015.
City of La Quinta Water System
In 1992, the City of La Quinta General Plan identified a current city-wide water consumption at that
time of approximately 8.93 million gallons per day. CVWD supplies water throughout La Quinta from
13 wells located throughout the city. To obtain high quality soft water for potable use, active wells are
perforated at depths ranging from 500 tom 1,300 feet, although water is normally encountered at 120
to 150 feet. Water quality analyses conducted at these sites have indicated that quality levels meet
state standards.
This paragraph describes the sizes of domestic water lutes for the _project. It is important to
acknowledge that these pipe sizes do not represent final engineering for the water distribution system.
Pipe sizes may vary based on the fir flaw for the site and the CVWD master plan. Potable water is
stored in five reservoirs that serve the pressure zones in the city. This high quality water is
distributed to end users via an underground system with lines ranging in size from six to 36 inches.
Potable water is provided to the project vicinity through an existing 12 -inch water main located in
Washington Street, and an 8 -inch line extending from Highland Avenue that serves the existing single-
family residential uses to the south of the project site.
Water Conservation Programs
Both the CVWD and the City of La Quinta encourage water conservation through the use of xeriscaping
techniques to reduce water consumption through irrigation. CVWD will provide the services of a water
management specialist during the landscaping/irrigation system plan check process, to help develop an
efficient, low-water volume landscaping program for new developments.
The City of La Quinta has adopted a set of stringent water efficient landscaping regulations, as
Chapter 8.13 of the City of La Quinta Municipal Code. The purpose of these regulations is to establish
water efficient landscape requirements for newly installed and rehabilitated landscapes, and to
implement the requirements of the State of California Water, Conservation and Landscaping Act,
Statutes of 1990, Chapter 1145. The proposed project would be subject to the provisions of Chapter 8.13,
pursuant to Section 8.13.030 of the Municipal Code.
Numerous standards are specified in Chapter 8.13 for the preparation of landscape and irrigation
plans, to ensure that minimal water waste occurs and that the landscape system is as water efficient as
4.9-2 The Pointe at Point Happy Ranch
Draft EIR - September 2001
! 4.9 Utilities and Service Systems
r
supply available to the water supplier with the total projected water use over a 20 -year period, which
must be analyzed in five-year periods for each type of runoff scenarios. The management plans must
also be updated every five years, to occur in years ending in 0 and 5. CVWD conducts regular water
supply planning efforts to address all of these requirements, and is currently in the process of preparing
a basin -wide water management plan.
SB 901 directs water agencies to provide such information in response to a Notice of Preparation of an
EIR (NOP) for applicable projects. If no response is received, the Lead Agency may assume that water
officials have no information to submit. The CVWD staff did provide information concerning their
water supply planning efforts and water conservation and replenishment programs for discussion in this
EIR. This section incorporates the information provided by CVWD staff.2 I
Wastewater Collection and Treatment
Wastewater generated within the project vicinity is collected and treated by the CVWD. A network of
sewer lines flow to an 10 -inch main that conveys wastewater generated within the City to the Mid -
Valley Water Reclamation Plant. The main is located along the eastern boarder of the proposed
project site in Washington Street.
The Mid -Valley Water reclamation Plant serves numerous Coachella Valley communities, including
La Quinta. It has a current capacity of 4.35 million gallons per day and presently treats approximately
3.49 million gallons per day.
Solid Waste Disposal
Approximately 28,500 tons of solid waste are generated on an annual basis in the in the City of La
Quinta. Of this total, approximately 33 percent is green waste (e.g., grass and landscape clippings),
20 percent is inert solids such as rocks and concrete, 12 percent is wood wastes, and 12 percent is paper
products.
The City of Las Quinta does not contain industries that produce or handle toxic or hazardous materials
as a product or by-product of manufacturing processing. The City does have businesses and activities
which utilize industrial chemicals and hazardous materials on a regular basis such as dry cleaners,
automotive service and repair shops, agricultural operations, and business and households which use
commercially available cleaning products.
2 Phase refer to Appendix 4.9 for a copy of the CVWQ SB 901 letter..
4.9-4 The Pointe at Point Happy Ranch
Draft EIR - September 2001
4.9 Utilities and Service Systems
4.9-3. Prior to the issuance of a grading or building permit for construction of any building or use
contemplated by this Specific Plan, the applicant shall obtain permits and/or clearance as
required from the following public agencies:
• Fire Marshal
• Community Development Department
• Coachella Valley Water District
• Imperial Irrigation District
4.9-4. Prior to issuance of a building permit for any of the residential touts as either models or
production touts, the final working drawings for the structures and landscaping and irrigation
(for lots to be developed) shall be submitted to the Community Development Department for
review and approval.
4.9-5. To ensure that future land uses do not include activities which unnecessarily waste water or
which consume exceptional amounts of water, the City will direct the project developers to
consult with the CVWD to develop appropriate water conservation measures for both
landscaping/ irrigation requirements and plumbing controls. Consistent with CVWD's existing
and future water conservation plans, policies and standards, the City will require that the
developers implement the water conservation measures that are devised from the consultations
with CVWD, and will require compliance with the City's water conservation programs and
ordinance, to the extent applicable.
4.9-6. The proposed project shall pay the CVWD new development fee of $2,100 $2,400 per connection
to tap into the potable water distribution system.
4.9-7. During demolition and project construction, the project developers shall separate recyclable
construction waste materials in separate bins, and shall arrange for transport of recyclable
materials to facilities which accept the materials. A list of recyclable construction materials
and recycling facilities is available, and shall be obtained, from the City of La Quinta. All
recyclable materials shall be recycled.
4.9-8. Builders competing for construction contracts shall be required to include proposals for the use of
building products made of recycled materials.
4.9-15 The Pointe at Point Happy Renck
Draft EIR - September 2001
XII. UTILITIES AND SERVICE SYSTEMS. Would the
proposal result in a need for new systems, or substantial
Potentially
Potentially
Significant
Less than
Potentially
altercations to the follmving utilities::
Significant
Impact
Unless
Mitigated
Significant
Impact
No Impact
a. Power or natural gas?
No Impact
a. Affect a scenic vista or scenic highway? ®
F�7
Q
b. Communications systems?
b. Have a demonstrable negative aesthetic effect?
j�
❑
C. Local or regional water treatment?
F-1
❑
E
E
d. Sewer or septic tanks?
I
e. Stormwater drainage?
El
f. Solid waste disposal?
(-j
ll
❑
Documentation:
a-b.Information received from the gas and cable companies has indicated that sufficient power
and communication systems are in place to serve the project. However. the Itn e�rfll
1rriQation District (IID) has determined that the nroosed aroiect would require the
installation of ap under round conduit and vault system (,including any reguired street
lighting system) to be installed at the expense of the applicant. This system shall be
designed acrd installed to the specifications of the III] and incorporated into the pro' LLt
des�Given this, significant impact to power and communications systems are not
expected.
c -f. The proposed project would redevelop the site with more intensive land uses. As such
demand water treatment, wastewater, storm drainage and solid waste disposal would
increase. Therefore, impacts to water treatment, wastewater, storm drainage and solid waste
disposal should be studied further.
Further Study R uired:
The project's potential impacts to utilities and public services should be studied further.
Documentation:
a-c.The project would redevelop the site with more intensive land uses. Consequently, the
existing visual character of the site would be substantially altered. Potential impacts
associated with scenic views of the adjacent Santa Rosa Mountains, views from the adjacent
residential community and light and glare impacts should be studied further.
Further Study Required:
The project's potential aesthetic impacts should be studied further.
14
Potentially
Potentially
Significant
Less than
XIII. AESTHETICS. Would the proposal: Significant
Impact
Unless
Mitigated
Significant
Impact
No Impact
a. Affect a scenic vista or scenic highway? ®
F-1
a
b. Have a demonstrable negative aesthetic effect?
j�
n
El
C. Create light or glare? �
F-1
F-1
Documentation:
a-c.The project would redevelop the site with more intensive land uses. Consequently, the
existing visual character of the site would be substantially altered. Potential impacts
associated with scenic views of the adjacent Santa Rosa Mountains, views from the adjacent
residential community and light and glare impacts should be studied further.
Further Study Required:
The project's potential aesthetic impacts should be studied further.
14