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EA 1994-287 Travertine & Green (Coral Canyon) - 1995 EIRTRA WERTINE AND GREEN SPECIFIC PLAN JANUARY 1995 1 Prepared for: Prepared By. - The City of La Quinta The Keith Companies 78-495 Calle Tampico 2.955 Red Hill Avenue La Quinta, California 92253 Costa Mesa, California 92626 I 0 z w SECTION 1.0 1 f V SUNMy RY 1.1 INTRODUCTION This Environmental Impact Report (EIR) analyzes the potential environmental impacts associated with the Travertine Specific Plan development of approximately 909 acres and the Green Specific Plan development of approximately 331 acres, both located in the City of La Quinta. The Travertine Specific Plan project proposes to construct 2,370 residential units, two 18 -hole golf courses, neighborhood commercial, and a resort hotel. The Green Specific Plan project proposes to construct 277 residential units. This EIR has been prepared to fulfill the statutory requirements of the California Environmental Quality Act (CEQA) (Public Resources Code Section 21000 et.seq.) and the State CEQA Guidelines. The City of La Quinta is the lead agency under the California Environmental Quality Act (CEQA) for the proposed project. The determination that the City of La Quinta is the lead agency was made in accordance with Sections 15050, 15051, and 15367 of the State CEQA Guidelines, which define the lead agency as the "public agency which has Principal responsibility for carrying out or approving the project". As the lead agency, the City of La Quinta has the authority to approve the project as proposed. This document, entitled Travertine Specific Plan and Green Specific Plan Environmental_ Impact Report concentrates on the potentially significant issues associated with the proposed projects. The Notice of Preparation was distributed in November of 1994, as part of the environmental review process and mailed to affected local, State and Federal agencies and organizations and persons who may have an interest in this project (See Appendix A). Following issuance of the Notice of Completion (NOC). The Draft EIR will be made available for public review by the City of La Quints for a 45 -day period. Public comments received by the City of La Quinta on the Draft EIR, together with the responses to such comments and the Draft EIR document, will constitute the Final EIR in accordance with the guidelines and the procedures of the State and the City of La Quinta. The Final EIR will be available for public review at the City of La Quinta Planning Department, 78-945 Calle Tampico, La Quinta, California 92253. The City of La Quinta Planning Commission and City Council will hold public hearings to take further public input on the proposed project, consider all written comments to date, and consider the Final EIR before a decision to certify the document and approve or disapprove the project is made by the City Council. Interested persons should contact Mr. Jerry Herman, Director of the City of La Quinta Community Development Department at (619) 777-7125 for the exact date and time of hearing. 1-1 9"&V=-12501-MMC5UM 12/IM 1.2 TYPE AND CONTENT OF THE EIR This EIR is prepared in compliance with the Revised Guidelines of the California Environmental Quality Act Guidelines (pursuant to Section 21000 et. seq. of the Public Resources Code) to inform City decision -makers, other agencies and the public of the environmental effects associated with the project. Because the proposed specific plans and associated development improvements constitute a "project" under CEQA, the City of La Quinta is requited to prepare an EIR if it is determined that the project may have a significant effect on the environment. The following topics are specified in the State CEQA Guidelines: • Description of the project (Section 15124). • Description of the environmental setting (Setting 15125). • The significant environmental effects of the proposed project (Section 15126[a]). ® Any significant environmental effects which cannot be avoided if the proposal is implemented (Section 15126[b]). • Mitigation measures proposed to minimize the significant effects (Section 15126[c]). • Alternatives to the proposed actidn (Section 15126[d]). • The relationship between local short-term uses of man's environment and the nna�nrr•+e and enhancement of long-term productivity (Section 15126[e]). • Any significant irreversible environmental changes which would be involved in the proposed action should it be implemented (Section 15126[f]). • The growth -inducing impacts of the proposed action (Section 15126[g]). * Effects found not to be significant (Section 15128). 1-2 9N&V RK-1=1-EXECOM I7rm9. fP1 The preliminary environmental checklist was prepared by the City of La Quinta to determine areas of potential environmental impacts. Proposed significant direct and indirect impacts that could result from the proposed project includes: Earth/Geology; Air; Water Resources; Plant and Animal Life; Noise; Light and Glare; Land Use; Natural Resources; Risk of Upset; Population/Housing/Employment; Transportation/ Circulation; Public Services and Utilities and Energy; Aesthetics/Visual; Recreation; and Cultural Resources. The purpose of this EIR is to provide analysis of the impacts associated with the proposed project. Alternatives to be discussed includes the No Project and Reduced Density Alternatives. 1.3 PROJECT HISTORIES The Travertine Specific Plan site is currently within the City limits. Approximately 2,560 acres, inclusive of the 909 -acre Travertine Specific Plan area, were annexed from the County of Riverside into the City on April 20, 1993. The annexation area is known as General Plan Amendment 92-041 and Zone Change 92-073. Amendments to the General Plan included the following: Slope Analysis/Developable Area, Exhibit A; Circulation System Policy Diagram, Exhibit B; and the Park and Recreation Policy Diagram and the Open Space Policy Diagram, Exhibit C. Historically, approximately 229 acres of the Travertine site have been cultivated for grapes. The remaining 580 acres has been utilized as open space. The Green Specific Plan site is currently within the City limits. Historically, the site has not had any type of developed use. 1.4 CONTACT PERSONS The Lead Agency preparing the Environmental Impact Report is the City of La Quinta. The environmental consultant to the city is The Keith Companies of Costa Mesa, California. Preparers and contributors to the report are listed in Section 10.0 of this document. Key persons are as follows: City of La Qt nta Mr. Jerry Herman, Dire dor Community Development Department 78-495 Calle Tampico La Quints, CA 92253 (619) 777-7125 "WV=-12so14EXEaM 1-3 Environmental Consultant Ms. Saundra Jacobs The Keith Companies 2955 Red Hill Avenue Costa Mesa, California 92626 (714) 540-0800 1.5 PROJECT ALTERNATIVES Alternatives for both the Travertine and Green Specific Plans EIR, when compacted to the proposed project include: 1) No Project/No Development Alternative, as required by CEQA; 2) an Existing General Plan Land Use Designation Alternative; and 3) a Clustered Dwelling Unit Alternative for both the Travertine and Green Specific Plans. Alternative 3 for the Travertine site would result in approximately the same number dwelling units and would relocate the tennis club, practice golf range, clubhouse and hotel. This would provide an increased buffer area adjacent to sensitive biological areas, and higher density areas to provide greater affordable housing opportunities. Alternative 3 for the Green site would result in approximately the same number of dwelling units only clustered in order to preserve existing biological habitat and open space areas. Please refer to Table 1-1 for a list of Alternatives in comparison with the proposed project. The following is a list of project alternatives and a brief description of how they vary from the proposed plan: 1) No Project/No Development Alternative: This alternative would assume no development on the Travertine and Green sites and the existing natural environment would remain as described in each environmental section. The agricultural activity within the Travertine site would also remain. 2) Existing General Plan Land Use Alternative: This alternative will evaluate development of the site based on the existing General Plan (GP) designations for both the Travertine and Green sites. The Travertine site has an existing GP designation of Low Density Residential (LDR, 2 to 4 dwelling units per gross acre) and an Open Space (OS) designation upon the rock outcrop areas. Approximately 861 of the 909 acres are currently designated LDR and the remaining 48 acres are designated OS. For the purposes of this alternative, a dwelling unit density of 2.0 d.u./acres will be assumed. This would result in approximately 1800 units that could be clustered throughout the project site in order to achieve an environmentally superior development. 1-4 "0&VM-WoI-MCS M The Green site has an existing GP designation of OS (1 dwelling unit per 10 acres). This would result in approximately 30 units that could be built. 3) Clustered Dwelling Units Alternative: This alternative for the Travertine site will provide higher density, multifamily attached housing areas, in order to facilitate greater affordable housing opportunities for the La Quints area. The clustering of dwelling units will help to avoid biologically sensitive areas of the Pahn Springs Round -tailed Ground Squirrel in the eastern portion of the site, while increasing the Big Horn Sheep habitat setback in the southern portion of the site. The total number of dwelling units will not be reduced. Alternative 3 for the Green site would propose to cluster approximately 277 dwelling units. The clustered areas will help to avoid biologically sensitive areas. 1.6 SUAIMARY OF ENVIRONMENTAL IMPACTS Impacts expected to result from the Travertine and Green Specific Plans, along with proposed mitigation measures, are summarized on Table 1-2. 1-5 999&VM-IMI-EXECS M WAM TABLE 1-1 IMPACTS OF PROJECT ALTERNATIVES (Compared to the Proposed Project) L - Lesser impact than the proposed project S - Similar impact as the proposed project G - Greater impact than the proposed project U — Unknown ' It was determined at the Initial Study analysis that the Green Speck Plan would result in a less than significant impact and was not further analyzed in the EIR 12"I.M 09so.""pA.00 1-6 ALTERNATIVES C N C 4 ^V IMPACT T G T G T G Land Use L L L L S S Traffic and Circulation L L L L L L Oise L L L L L L Air Quality L L L L L L Water Resources L L L L L L Soils/Geology/Seismic L L S L S S Hydrology/Stormwater L L S L S S Biology L L L L L L AestheticsfVisual L L S L S L Cultural Resources L L S S S S Recreation L L L L L L Population, Housing, and Employment L L L S* L S* Risk of Upset L L S S* S S* Public Services and Utilities L L S S S S L - Lesser impact than the proposed project S - Similar impact as the proposed project G - Greater impact than the proposed project U — Unknown ' It was determined at the Initial Study analysis that the Green Speck Plan would result in a less than significant impact and was not further analyzed in the EIR 12"I.M 09so.""pA.00 1-6 a.aa• Table 1-2 SUMMARY OF ENVIRONMENTAL IMPACTS Environmental Impacts Mitigation Measures After Mitigation 3.1 LAND USE Travertine Specific Plan The Travertine Specific Plan proposes the following General Plan Designations: Low Density Residential, Neighborhood Commercial, Tourist Commercial, and Golf Course Open Space. Since the project site is currently designated as Low Density Residential, with the exception of the designated Open Space area on the existing City of La Quinta General Plan Land Use Map, the project would require a General Plan Amendment (GPA). The Travertine Specific Plan is not consistent with the existing General Plan Land Use designation of Low Density Residential or zoning designation for the commercial uses. This is a significant impact. Green Specific Plan The Green Specific Plan proposes the following General Plan Designation: Very Low Density Residential, Low Density Residential, Medium Density Residential and Open Space. The Green Specific Plan would not be consistent with the existing Open Space land use designation or the existing zoning designation of 1 dwelling unit per 10 acres. This is considered a significant impact and will require a General Plan Amendment. To resolve inconsistencies with existing City General The proposed mitigation measure will mitigate General Plan Plan and zoning map designations, amendments, as designation inconsistencies. However, the conversion of requested, shall be made to the City of La Quinta open space areas to urban uses will remain significant. Zoning Map and General Plan Land Use Map prior to final map approval (G,T). ReWecdlm wry 199! Page i - 7 I1"L I!97.9999.PMl.00 TRAVERTINE do GREEN SPECIFIC PLAN EIR Table 1-2 (continued..) SUMMARY OF ENVIRONMENTAL IMPACTS Environmental Impacts Mitigation Measures After Mitigation 3.1 LAND USE (Cout'd ...) Cumulative Impacts The Travertine and Green Specific Plan will result in a significant cumulative land use impact as the projects do not meet many of the goals and policies of the General Plan. 3.2 TRAFFIC AND CIRCULATION Green Specific Plan The Green Specific Plan Area is expected to be built out by the Year 2000. The following intersections in Year 2000 will operate at or below LOS D with or without the Travertine and Green Specific Plans. Jefferson St./Ave. 50 Jefferson St./Ave. 52 Jefferson St./Ave. 54 Travertine Specific Plan The Travertine Specific Plan is expected to be built out by the Year 2020. u I. The proposed internal circulation layout shall be The Travertine and Green project specific and cumulative subject to the review and approval of the City Traffic traffic related impacts are mitigated to a less than significant Engineer and the Community Development level. Department during the development review process to insure compliance with City access and design standards. (TG) 2. During site plan check, the City's Building and Safety, and Engineering/Public Works Departments shall ensure that clear unobstructed sight distances have been provided at all intersections proposed onsite. (TG) 3. Prior to final tract map approval, stop signs shall be installed at all unsignalized site egress points to control existing trati'ic. (TG) 4. During the Specific Plan Map check, the City Engineering/Public Works Department shall ensure that Jefferson Street is constructed to its master planned secondary arterial cross-section in conjunction with adjacent development on-site. (TG) r:ut Table 1-2 (continued.. ) SUMMARY OFENVIRONMENTAL IMPACTS Environmental Impacts Mitigation Measures After Mitigation The following intersections under General Plan Buildout 5. conditions require signalization to improve the LOS, with or without the Travertine and Green Specific Plans. • Jefferson St./Ave. 50 • Jefferson St./Ave. 52 • Jefferson St./Ave. 54 • Madison St./Ave. 54 • Madison St./Airport Blvd. ■ Madison SUAve. 58 • Madison St./Ave. 62 • Monroe St./Ave. 54 To accommodate early development of the Travertine Specific Plan, the project area may be served by paved two-lane streets via the Jefferson Street alignment and the Madison Street alignment thereby creating a complete loop for transportation access. The Jefferson Street pavement from Avenue 58 to Madison Street at Avenue 62 will be installed in the alignment adopted by the City. In addition to new pavement on Madison Street between Avenue 60 and Avenue 62, the existing pavement segment between Avenue 58 and Avenue 60, will be overlaid to accommodate the increased traffic loading. This alternative can serve the Travertine development until 50% of the residential development or until the hotel is constructed, whichever occurs first. Thereafter, the remaining complement of street improvements will be installed. (T) 6. Prior to issuance of occupancy permits for the final phase of the Specific Plan at buildout, the Travertine project proponent should contribute their fair share to an all-weather access connecting the southern loop of Jefferson Street to Madison Street at Avenue 60 and overlay the existing Madison Street pavement between Avenue 58 and Avenue 60 to accommodate the increased traffic loading. The fair share contribution shall be deposited with the City's Finance Department. (T) 7. Prior to issuance of building permits, the project applicant will coordinate with Sunline Transit Agency regarding the appropriate placement of support facilities for the public transportation system. (TG) RedstdJamary 1991 Page I - 9 17101.1 ! 91.9999, p"100 TRAVERTINE A GREEN SPECIFIC PLAN EIR Table 1-2 (continued ...) SUMMARY OF ENVIRONMENTAL IMPACTS Environmental Impacts Mitigation Measures After Mitigation 3.2 TRAFFIC AND CIRCULATION (Cont'd ...) 8. Prior to issuance of building permits, the project applicant will contribute on a fair share basis to the cost of area wide improvements by participating in the City of La Quints Infrastructure Fee program, which includes traffic signalization. (TG) 9. Prior to issuance of building permits, the applicant will show to the City that adequate off street parking has been provided; according to the minimum parking requirements of the zoning ordinance. (TG) 10. Prior to issuance of building permits, a Transportation Demand Management (TDM) Plan will be prepared. In accordance with the City of La Quinta's Transportation Demand Management Ordinance. Elements which should be considered include: a. Transit stop locations and bus turnouts; b. Transit stops with convenient and safe street crossings; and c. Construction of shelters onsite for pedestrians and bus riders. (TG) Table 1-2 (continued.. SUMMARY OFENVIRONMENTAL IMPACTS Environmental Impacts Mitigation Measures Atter Mitigation 3.3 NOISE Both projects will result in potentially audible noise increases at the following links: • Madison St./North of Airport Blvd. • Madison St./North of Avenue 58 • Avenue 54/West of Madison St. • Avenue 58/West of Madison St. Travertine Specific Plan I . Construction activities on-site should take place only during the days and hours specified by City Ordinance to reduce noise impacts during more sensitive time periods. (TG) 2. All construction equipment, fixed or mobile, should be equipped with properly operating and maintained mufflers. (TG) 3. Stationary equipment should be placed such that The Travertine Specific Plan will experience cumulatively emitted noise is directed away from noise sensitive significant audible noise increases at the following receivers. (TG) intersections: 4. Prior to the issuance of building permits, stockpiling • Avenue 62 east and west of Madison Street and vehicle staging areas should be located as far as + Madison Street north and south of Avenue 62 practical from noise sensitive receptors during • Monroe Street from the project site to Avenue 58 construction activity. (TG) In addition, the following roadway links will experience potentially audible noise increases: • Monroe Street/North of Avenue 50 • Avenue 54/West of Madison Street 5. With the issuance of building permits, every effort should be made to create the greatest distance between noise sources and sensitive receptors during construction activities. The Community Development Department (CDD) shall review the building setbacks and pad elevation, prior to the issuance of grading permits. (TG) Noise related impacts of the Travertine and Green Specific Plans have been mitigated to a less than significant level. J4Ws•AJ• wwy 1993 Page 1-11 1 Jl01.1 WS. PM7.00 TRA VER TINE & GREEN SPECIFIC PLAN EIR Table 1-2 (continued ...) SUMMARY OF ENVIRONMENTAL IMPACTS Environmental Impacts Mitigation Measures Atter Mitigation 3.3 NOISE (Cont'd ...) Green Specific Plan The Green Specific Plan will not generate cumulatively significant audible noise increases at any of the links analyzed. However, potentially audible cumulative noise increases are projected to occur at the following links: • Madison St./North of Airport Blvd. • Madison St./North of Avenue 58 • Avenue 54/West of Madison St. • Avenue 58/West of Madison St. • Avenue 58/West of Monroe St. FKl 6: Building setbacks and pad elevations shall be used in conjunction with acoustic berm or berm and barrier combinations to reduce intrusive noise levels at any residential units located within the 60 CNEL contour adjacent to Jefferson Street (and/or Madison Street for the Travertine project), prior to the issuance of building permits. (TG) 7. Residential development located adjacent to Jefferson Street shall be carefully designed and evaluated at more detailed levels of planning to ensure adequate noise mitigation is included to meet City noise standards. The Community Development and Engineering/Public Works Departments will review plans to ensure the incorporation of noise mitigations, prior to the issuance of grading permits. (TG) 8. Building setbacks can be used effectively to ensure that all hotel outdoor living areas aro located outside the ultimate unattenuated 60 CNEL contours of adjacent roadways. The Building and Safety (B&SD) and Community Development Departments (CDD) will review the site plan forbuilding setbacks and noise requirements, prior to issuance of grading permits. ('1) 9. Truck access, parking area design and air conditioning refrigeration units should be carefully designed and evaluated at more detailed levels of planning to minimize the potential for acoustic impacts to adjacent noise sensitive development; These will be reviewed by the Engineering/Public Works and Community Development Departments, prior to issuance of grading permits. (T) Can Table 1-2 (continued.. J SUMMARY OFENVIRONMENTAL IMPACTS Environmental Impacts Mitigation Measures - After Mitigation 3.4 AIR QUALITY Travertine and Green Specific Plans Prior to issuance of grading permits, cut and fill should be balanced on-site. (TG) As indicated in the impact analysis, SCAQMD significance thresholds for NO, and PM,, will be exceeded during the 2. During grading, construction equipment using diesel construction phase of both the Travertine and Green drive internal combustion engines will use a diesel fuel Specific Plans and are therefore significant. with a maximum of 0.05% sulfur and a four degree retard. (TG) Cumulative Impacts 3. During grading, the preferential use of diesel -powered During the long-term operational phase associated with construction equipment rather than gasoline -powered the Travertine Specific Plan, CO, ROC, and NO, emission equipment, will reduce exhaust emission and levels will exceed the SCAQMD significance threshold evaporative and crankcase Hydro Carbon emissions. criteria. The Travertine Project will have significant long- This will be determined prior to issuance of grading term cumulative impacts to air quality in the region. permits. (TG) 4. Grading activities should be scheduled to occur during the fall and winter months when rainfall in the project area is the greatest. Construction activities should be minimized during the windy season from March through June. Grading operations shall be suspended during first and second stage ozone episodes or when winds exceed 30 mph. Grading scheduling will be reviewed and approved by the Engineering/Public Works Departments, prior to issuance of grading permits. (TG) Implementation of the proposed mitigation measures will reduce impacts to the extent feasible. The Travertine Specific Plan will have significant long-term impacts to CO, ROC and NO, emissions. The Green Specific ,Plan will result in significant short term impacts to air quality. fiewwian ry ir» Page I -13 12"I. er5.9nr.rA Im TRA VER TINE do GREEN SPECIFIC PLAN EIR Table 1-2 (continued ...) SUMMARY OF ENVIRONMENTAL IMPACTS Environmental Impacts Mitigation Measures After Mitigation 3.4 AIR QUALITY (Cont'd ...) 5. Adequate watering techniques shall be employed to partially mitigate the impact of construction -generated dust particulates. The water should be reclaimed or agricultural canal type, whenever available. Portions of the project site that are under -going earth moving operations shall be watered regularly such that a crust will be formed on the ground surface and then watered again at the end of the day. Watering techniques for the reduction of dust shall be reviewed and approved by the Engineering/Public Works Departments, prior to the issuance of grading permits. (TG) 6. Any vegetative ground cover to be utilized on-site shall be planted as soon as possible to reduce the amount of open space subject to wind erosion. Irrigation systems needed to water these plants shall be installed as soon as possible to maintain the ground cover and minimize wind erosion of the soil. Ground cover and irrigation systems shall be approved by the Community Development and Engineering/Public Works Departments, prior to the issuance of building permits. (T,G) Construction access roads shall be paved as soon as the Engineering/Public Works Departments (E/PWD) has approved the infrastructure plans and issued the grading permit. The maximum vehicle speed limit on unpaved roads should be 15 mph. Construction access roads shall be cleaned after each work day.. (TG) , 8. During grading, SCAQMD Rule 403 shall be adhered to, insuring the clean up of construction -related dirt on approach routes to the site. (TG) Table 1-2 (continued.. ) SUMMARY OFENVIRONMENTAL IMPACTS Environmental Impacts Mitigation Measures After Mitigation 3.4 AIR QUALITY (Cont'd ...) 9. During construction, SCAQMD Rules 1108 and 1108.1 shall be adhered to, prohibiting the use of rapid and medium cure cutback asphalts as well as organic compounds in emulsified asphalts used during the construction process. (TG) 10. During construction, SCAQMD Rule 1113 shall be adhered to, restricting the VOC content of any architectural coating materials used on-site to a maximum of 2.08 pounds of VOC per gallon. (TG) 11. Construction personnel shall be informed of ridesharing and transit opportunities prior to the start of construction. (TG) 12. Prior to the issuance of building permits, construction parking shall be configured to minimize traffic interference and comply with City requirements as reviewed by the Engineering/Public Works and Community Development Departments. (TG) 13. Construction operations affecting off-site roadways shall be scheduled for off-peak traffic hours and shall minimize obstruction of through -traffic lanes. (AQMP Control Measure Is. Truck Dispatching, Rescheduling and Reporting [ROG, NOx PM]). (TG) 14. During grading and construction, the project proponents will comply with all applicable SCAQMD "Rules and Regulations." (TG) ReWieAJammary 1993 Page I -1 S 11301.1393.9999. "100 TRA VER TINE do GREEN SPECIFIC PLAN EIR Table 1-2 (continued ...) SUMA#ARYOFENVIRONMENTAL IMPACTS Environmental Impacts Mitigation Measures Alter Mitigation 3.4 AIR QUALITY (Cont'd ...) 15. The project proponents will comply with the La Quinta Air Quality Element policies to the maximum extent feasible and all provisions of the La Quinta Municipal Code as reviewed by the CDD. (TG) 16. A Transportation Demand Management (TDM) plan shall be prepared and approved prior to issuance of building permits for the Travertine project. The TDM shall address the proposed 500 -room hotel and specifies capital improvements and operational strategies needed to meet the city's 1.3 vehicle occupancy rate goal. (T) 17. The proposed project will comply with SCAQMD Regulation XV the City's TDM Ordinance and any other relevant wind erosion and blowsand programs, prior to the issuance of grading permits, as reviewed by the CDD & E/PWD during grading and construction. (TG) 18. Future stationary sources of air pollutants shall adhere to applicable SCAQMD "Rules and Regulations" as monitored by the CDD and E/PWD during the grading and construction phases. (TG) 19. During plan check the E/PWD and B&SD shall review the proposed project for the inclusion of bicycle lanes. The provision of bicycle lanes should encourage the use of alternate modes of transportation. (TG) 20. Safe and convenient pedestrian paths should be provided to encourage walking as a mode of transportation between related on-site facilities. (TG) Table 1-2 (continued..) SUMMARY OFENVIRONMENTAL IMPACTS Environmental Impacts Mitigation Measures After Mitigation 3.4 AIR QUALITY (Cont'd ...) 21. Building construction shall comply with the energy use guidelines in Title 24 of the California Administrative Code. The B&SD, and CDD shall ensure that the energy use guidelines have been complied with, prior to occupancy. (TG) 22. Low emission building materials such as preprimed and sanded wallboard, wood moulding and trim products should be considered for construction materials wherever feasible. Low emission building materials shall be reviewed and approved by the B&SD, prior to issuance of building permits. (TO) 23. Prior to the issuance of building permits, consideration should be given to the use of solar water heaters and solar pool heaters. (TG) 24. Prior to the issuance of building permits, consideration should be given to the use of low -polluting and high efficiency appliances. (7,0) 25. Prior to final map approval, the design of recreational and green belt areas should maximize the shading effect of landscaping for streets, parking arias and building walls. This shading effect could result in reduced air conditioning demand for electrical energy. (TG) ReWsed Jemx" 1995 12701 1595.9999.P AM Page 1-17 TRA VER TINE A GREEN SPECIFIC PLAN EIR Table 1-2 (continued..) SUMMARY OF ENVIRONMENTAL IMPACTS Environmental Impacts Mitigation Measures After Mitigation 3.5 WATER RESOURCES Travertine Specific Plan The total water demand for Travertine project, utilizing CVWD generation factor of 1,500 gal./DU/day, would be approximately 5,566,212 gpd at full buildout. The precise location of the 13 required wells will become a condition of approval for the tract map and ultimate locations will be determined by CVWD. Without knowing the location of off-site wells, impacts as a result of off-site well locations cannot be specifically determined at this time. Potentially significant site disturbance impacts or drawdown effects on nearby wells could result from these unknown well locations. Not all of the Travertine property is within Improvement District No. 1 and local groundwater supplies may not -be adequate to supply long-term domestic or irrigation demands. In order to mitigate these long-term demands, groundwater pumping will be subject to a replenishment assessment to provide a funding mechanism for importation of additional water supplies. The Specific Plan indicates the need for a 2.5 million gallon water reservoir tank to service the site for fire flow storage. However, no reservoir location is indicated in the Specific Plan and therefore will become a condition of approval for the tract map. Potentially significant site disturbance impacts from this reservoir could occur. F041 1. Prior to issuance of building permits, the applicant shall participate on a fair share basis in CVWD regional water projects to bring needed water facilities to the site, and contribute water assessment fees required by Coachella Valley Water District. (TG) 2. The applicant shall pay required new development water and sewer fees to the City Finance Department, prior to final map approval. (TG) 3. The projects shall incorporate interior and exterior water conservation techniques required by the City of La Quinta and recommended by the CVWD, prior to issuance of building permits. (TG): a. Low -flush toilets b. Low -flow faucets c. City approval of landscape and irrigation plans 4. All planned reservoirs lift stations, and booster pumping stations shall be designed to CVWD standards and reviewed by both the City and CVWD. The developer shall provide land on which some of these facilities will be located. Identified sites shall be shown on the tract map as lots to be deeded to the district, prior to final map approval. (TG) The Travertine and Green Specific Plan project specific water and sewer impacts are mitigated to a less than significant level. Travertine and Green Specific Plan will result in cumulative water impacts on the Coachella Valley. Cumulative impacts remain significant due to Coachella Valley's dry climate, exhaustible water supply and increased dependency on imported water. Potentially significant site disturbance impacts remain due to the unknown off site well and reservoir locations. Table 1-2 (continued..) S UMMA R Y OF EN VIR ONMENTA L IMPACTS Environmental Impacts Mitigation Measures After Mitigation 3.5 WATER RESOURCES (Cont'd ...) Groundwater Supply Presently, the lower valley aquifer is experiencing an incremental overdraft due to increased development in the area. Due to the overdraft state of the lower aquifer, groundwater impacts are considered significant. Potential groundwater degradation could occur due to the creation of new wells drilled through non -potable water sources, urban runoff, and pesticides and fertilizers applied to the golf courses and landscape areas. This is considered a significant impact. The Travertine project would generate approximately 710,632 gpd of wastewater effluent at build out, which would be sent via the proposed system to Mid -Valley Water Reclamation Plant. This would increase the daily treatment demand from 2.5 mgd to 3.2 mgd. The CVWD has indicated that they have the capacity of servicing the site. However, sewer service impacts remain significant since the project is bringing sewer service into an area that does not have existing facilities. 5. All proposed wells shall be located a minimum of 1,000 feet away from each other and existing wells to minimize drawdowns from on or off the site wells. Well design and locations shall be reviewed and approved by CVWD and the City, prior to acceptance of facilities. (TIG) 6. The project wastewater system shall be designed to accommodate future onsite uses of reclaimed water for irrigation at buildout of the city. The E/PWD shall review and approve the was system, prior to final map approval. (T) The developer shall prepare a landscaping plan consistent with the City Ordinance addressing water efficient landscaping. Said landscaping plan shall require 50% of landscaping to be of drought -tolerant landscaping. The CDD shall review and approve the landscaping plan, prior to issuance of building permits. (TIO) 8. Plumbing fixtures, including shower heads, toilets, urinals, lavatory faucets, sink faucets and tub spout diverts with the developments shall conform to all applicable City and state statute and codes regarding water 'conservation. The B&cSD shall review and approve all developments to ensure that they comply with all applicable codes, prior to issuance of occupancy permits. (T,G) e.v+.eeiam„ry 199! Page 1 - 19 12J01.13919 P.M.00 TRA VER TINE do GREEN SPECIFIC PLAN EIR Table 1-2 (continued ...) SUMMARY OFENVIRONMENTAL IMPACTS Environmental Impacts Mitigation Measures Atter Mitigation 3.5 WATER RESOURCES (Cont'd ...) Green Specific Plan 9. Final site design shall be prepared in concert with the City of La Quinta and CV W D to implement strategies, Refer to water supply/demand, groundwater supply, and in order to supplement the amount of recharge to the groundwater quality for the Travertine Specific Plan, as underground aquifer through the use of site design the impacts are the same for the Green Specific Plan. techniques, and the utilization of tertiary treated wastewater and/or lower quality potable water where Sewer applicable. The E/PWD and CVWD shall review and approve the final site design for its use of recharge The Green Specific Plan residential uses would increase techniques and tertiary treated water. (TG) the total current City generation of sewage of 1.49 mgd to 1.59 mgd or by 0.10 mgd. The estimated wastewater generated by the project is within the planned capacity of the Mid -City Wastewater Treatment Plant. This is not considered a significant impact. Cumulative impacts The Travertine and Green Specific Plans, together with other closely related past, present and future projects in the Coachella Valley, will result in reductions in the existing underground water supply which is currently in a state of overdraft, and will require further dependence on out-of- state water supplies with the addition of the Travertine and Green Specific Plans, at buildout the projects would require a total of 53.15 mgd of potable water. Impacts to water supply within the Coachella Valley are considered cumulatively significant. ASI Table 1-2 (continued.. ) SUMMARY OF ENVIRONMENTAL IMPACTS Environmental Impacts Mitigation Measures After Mitigation 3.6 SOILS/GEOLOGY/SEISMIC Travertine Specific Plan &Jh Project -related construction and grading of Myoma or Carrizo Series and other soil types on-site may be subject to high wind erosion potential. This is a significant impact. The Travertine Specific Plan proposes to construct on rubble land (RU), rock outcrop (RO), and Carrizo Stony sand (CcQ -- soils not considered suitable for homesites. The nature of these soils are not conducive to homesites or golf courses because the granitic rock and boulders in these areas would subject people to potentially hazardous rockfall conditions. Soils erosion impacts from development within these areas are considered significant and adverse. The Travertine project would develop single-family residences, a resort/hotel, and two golf courses within Groundshaking Zone Ill. These land uses are considered Normal - Low Risk Land Uses and aro Provisionally Suitable. However, the project's proximity to an inferred fault and other fault zones, in conjunction with the underlying geology of the region, may create significant seismic impacts such as; the potential for ground rupture, liquefaction, and landsliding. The entire development would be subject to potential seismic -related impacts. The applicant shall ensure that the loss of soils through erosion shall be minimized through conservation of native vegetation, use of permeable ground materials and careful regulation of grading practices. These measures shall be incorporated into a landscape plan to be approved and monitored by the CDD, prior to final map approval. (TG) 2. The applicant shall ensure that the soils of newly graded slopes be protected (i.e., irrigation, straw, wood chips, visqueen) to limit erosion by wind and water. These erosion prevention measures will be approved by the CDD, prior to issuance of grading permits. (TG) 3. Prior to any construction operations, the applicant shall ensure that areas to be graded be cleaned of vegetation and other deleterious materials in conformance with "Standard Grading Specifications." This will be reviewed and approved by the E/PWD, prior to issuance of building permits. (TG) 4. Prior to issuance of grading permits, the applicant or future developer shall have a geotechnical investigation report prepared for the project site and submitted to the Engineering/Public Works Departments. Mitigation measures that are identified in this geotechnical report shall be incorporated into the project. (TG) Project specific and cumulative geology, soils and seismic related impacts of the Travertine and Green Specific Plans are mitigated to a less than significant level. d#d,ed JWM ry 1995 Page l - 21 12501.1595.9999. PMJ. 00 TRAVERTINE & GREEN SPECIFIC PLAN EIR Table 1-2 (continued ...) SUMMARY OFENVIRQNMENTAL IMPACTS Environmental Impacts Mitigation Measures Alter Mitigation 3.6 SOILS/GEOLOGWSEISMIC (Cont'd ...) Seism,(Gffi(gpe Stability The project site may be subject to erosion due to the active uplift of regional faults, relatively soft rock units, sparse S. The applicant shall investigate the potential for vegetation and seasonal rains. adjusting site design standards to higher levels than is required by the Uniform Building Code (UBC) for The project may also be subject to slides from adjacent residential, resorulwel and commercial uses. Any existing formations such as the Martinez landslide on to findings should be submitted to the B&SD prior to the site. final map approval. (TO) . Green Specific Plan S911s The Green Specific Plan site is located on Myonna fine sand Development on this site will not result in a significant impact from a soils and geology standpoint. Additionally, the site doesn't contain prime agricultural soils nor is it within the Coachella Valley Blowsand Region. Impacts to the Green project, as a result of seismic events, are similar to that of the Travertine project. These impacts include ground rupture, liquefaction, and landsliding. The Green site also consists of potential slide areas along proposed residential areas. Steep mountainous rock outcrops dominate approximately 200 acres of the Green site. This is a potentially significant impact. 6. The applicant shall ensure that preliminary slope stability investigations be completed as part of the initial geotechnical investigation, prior to the commencement of grading on-site. Such investigations shall identify potential slope failure and/or rockfall hazard areas, and shall identify the specific measures (e.g., barriers) to reduce hazards and protect project development to the satisfaction of B&SD and E/PWD. (T,G) 7. Ifslopes exceed ten feet, engineering calculations shall be performed to substantiate the stability of slopes steeper than 2 to 1. Fill slopes shall be overf illed and trimmed back to competent material. This will be reviewed and approved by the E/PWD, prior to issuance of grading permits. (TG) Table 1-2 (continued.. ) SUMMARY OFENVIRONMENTAL IMPACTS Environmental Impacts Mitigation Measures After Mitigation 3.6 SOILS/GEOLOGY/SEISMIC (Cont'd ...) Cumulative Impacts 8. On a cumulative level, the proposed projects in conjunction with other past, present, and reasonably foreseeable projects, would expose people to potentially hazardous steep and rocky slopes and erosion conditions. Increased development in this area will increase the likelihood of property damage and injuries in the event of a major earthquake. 9. RedredJanwa y 1991 12301. !797.9999 YMl.00 The applicant shall ensure that a geotechnical consultant monitor the project by reviewing the tentative map prior to approval and overseeing the site development, excavation, grading, and foundation construction phases. Monitoring the site development will allow for design changes in the event that subsurface conditions differ from those anticipated prior to the start of construction. (TG) Plans and specifications shall be reviewed by a geotechnical consultant prior to grading. Plans shall include grading plans, foundation plans and foundation details, including structural loads. (TG) Liquefaction 10. Further analyses based on site-specific groundwater and soil data shall be conducted on the site by a geotechnical consultant to evaluate liquefaction hazards and other related hazards. Further groundwater and soil analyses shall be reviewed by the Coachella Valley Water District, and the Engineering/Public Works Departments. (TG) Page 1- 23 TRAVERTINE h GREEN SPECIFIC PLAN EIR Table 1-2 (continued ...) SUMMARY OF ENVIRONMENTAL IMPACTS Environmental Impacts Mitigation Measures After Mitigation 3.7 HYDROLOGY Travertine and Green Specific Plans I. Prior to final map approval, the applicant will Implementation of the proposed mitigation measures will coordinate with the B&SD and CDD, to determine if reduce impacts to a less than significant level. The Travertine Specific Plans propose a drainage plan to the Travertine or Green Specific Plan area are subject circumvent the impacts associated with stormwater flows. to the special zoning district overlay (Watercourse, Watershed and Conservation Areas (W 1)). (TG) Cumulative Impacts 2. Detention basins and other stormwater protective The Travertine and Green Specific Plans in conjunction wodw shall be constructed to protect structures from with other past, present, and reasonably foreseeable future 100 -year flooding. Grading plans and hydrology projects will not impact downstream receiving waters. r studies shall be submitted to CVWD, prior to issuance of a grading permit. (TG) 3. All proposed stormwater protection facilities shall be privately constructed, operated and maintained. Prior to project approval, a condition to the project shall be included which will require the developer to have a mechanism in place to be responsible for the ongoing operation and maintenance of these facilities. (TG) 4. All public or private street rights-of-way shall be designed so as to avoid nuisance water ponding and the production of insects. The E/PWD shall review and approve all future public and private street right of ways prior to final map approval. (TG) The developer shall reuse surface water collected in retention basins for golf course uses. The E/PWD shall review and approve surface water reuse prior to issuance of building permits. (T) Table 1-2 (continued...) SUMMARY OF ENVIRONMENTAL IMPACTS Environmental Impacts Mitigation Measures After Mitigation 6. Notes'on construction plans shall incorporate all Best Management Practices adopted by the EJPWD, prior to issuance of grading permits. (TG) Trapezoidal concrete channels shall be designed with rip -rap to give the appearance of a natural rock setting. The EtPWD shall review and approve the Trapezoidal Concrete channels, prior to issuance of building permits. (TG) a4Ma.e0WW7 nsj Page 1.25 12"J.1393.9!!l.P -00 TRA VER TINE & GREEN SPECIFIC PLAN EIR Table 1-2 (continued ...) SUMMARY OF ENVIRONMENTAL IMPACTS Environmental Impacts Mitigation Measures After Mitigation 3.8 BIOLOGY Travertine Speclflc Plan WIM The Travertine project would eliminate a portion of the population of a sensitive plant, the California barrel cactus, which was found on the rocky plains and slopes on the site. This species is listed by the USFWS as a Category 2 species. Other sensitive plants that could be impacted are the triple ribbed milk vetch and the Cove's cassia. These are considered significant impacts. The project would remove essentially all existing biological resources from at least half of the nonagricultural portion of the site. The project will remove approximately 300 acres of natural desert habitat, this loss is a significant direct and cumulative impact. Wildlife The Travertine project would eliminate habitat for wildlife species on-site, which are not considered sensitive species. This is considered a significant impact. The City of La Quinta shall ensure, as proposed by the Coachella Valley Association of Governments, that mitigation/compensation funds shall be made available to the Coachella Valley multispecies planning process prior to any habitat impacting activities (grading permit), due to this project. Such funds should be calculated on the basis of acreage of habitat disturbed, pursuant to a formula for fees which is equitably and uniformally applied throughout the Coachella Valley. (T,G) 2. The applicant shall ensure that individual barrel cactuses, ocotillo, mesquites, acacias, paloverdes and other native trees and plants (i.e., sensitive species: triple ribbed milk vetch, Cove's Cassia, ayenia, and shaggy -haired alumroot) be salvaged from areas to be graded by a biologist and used in landscaping to the extent possible, prior to issuance of a grading permit. (To) 3. The applicant shall ensure that a habitat management plan HMP for the bighorn sheep is prepared and implemented. Elements of the management plan should include but not be limited to: designating a buffer area separating the developed area from the toe of the slope; usage of sound walls; restrictions on outdoor lighting; usage of nonreflective surfaces; leash laws for pets; and education of property owners. The HMP shall be prepared by a biologist and reviewed by CDFG, prior to issuance of a grading permit. (TG) The taking of sensitive plants are reduced by mitigation but remain significant after mitigation due to the permanent and unavoidable removal of some sensitive plants. The loss of natural habitat within the Coachella Valley remains . significant and unavoidable. rrn Table 1-2 (continued ...) SUMMARY OF ENVIRONMENTAL IMPACTS Environmental Impacts Mitigation Measures After Mitigation 3.8 BIOLOGY (Cont'd ...) Sensitive Species and Habitats 4. The applicant shall comply with the CDFG Impacts to the prairie falcon, blacktailed gnatcatcher and The project would eliminate habitat for three sensitive birds requirements for mitigation of taking desert tortoise loggerhead shrike habitats are lessened with implementation found on the Travertine site. These are the prairie falcon, habitat, prior to issuance of grading permit. (e.g., of the Habitat Conservation Plan but remains significant black -tailed gnatcatcher, and the loggerhead shrike. These Offsite replacement of about 200 acres of potential after mitigation. impacts are considered significant. tortoise habitat in the Chuckwalla Bench area, at a ratio of 1:1.) (T) Potential indirect impacts to bighorn sheep which may frequent the hills overlooking the project site to the west 5. and south are considered significant. The Travertine project would remove approximately 200 acres of formerly occupied desert tortoise habitat, this is a significant impact. The southeast area of the Travertine site is occupied habitat 6. of the round -tailed ground squirrel, and coincides with the approximate location of part of the planned target golf course. The taking of round -tailed ground squirrel habitat is considered significant. Green Specific Plan The Green project would develop approximately 100 acres of the total 331 -acre site. The loss of 100 acres of natural habitat in the Coachella Valley is considered significant. Additionally, specific impacts to individual sensitive species including the removal of barrel cactus are considered significant. Ima llerisedJaorwy 1993 11301.1393.9999. PM3.00 The applicant shall ensure that the existing Palm Springs Round -tailed Ground Squirrel habitat is protected as a habitat area by a design and maintenance habitat area plan. Prior to issuance of a grading permit, this plan shall be prepared by a biologist and reviewed and approved by CDFG. (T) The applicant shall obtain a 1603 StreambedAlteration Agreement for the California Department of Fish and Game and a 404 Permit from the Army Corps of Engineers for any impact to the onsite blue line streams, prior to issuance of grading permits. This agreement will be accompanied by a mitigation plan, and will meet the established requirements of the CDFG. (TG) Impacts to bighorn sheep are mitigated to a less than significant level. The taking of desert tortoise habitat can be mitigated to level of insignificance. Impacts to the Palm Springs Round -tailed Ground Squirrels is lessened but remains significant after mitigation. The taking of sensitive plants is reduced by mitigation but remain significant after mitigation. Page 1- 27 TRA VER TINE & GREEN SPECIFIC PLAN EIR Table 1-2 (continued...) SUMMARY OF ENVIRONMENTAL IMPACTS Environmental Impacts Mitigation Measures After Mitigation 3.8 BIOLOGY (Cont'd ...) Fauna Wildlife The Green project would eliminate habitat for wildlife species on-site, which are not considered sensitive species. This is considered a significant impact. Sensitive Species and Habitats The sensitive wildlife species present on the Green site would be lost. The project would cause disturbance and stress to offsite bighorn sheep as a result of site preparation, construction, light, glare, noise, hikers, and domestic animals. This is considered a significant impact. No impacts to the desert tortoise would result from development on the Green site, since no evidence of the species could be found on-site. Sensitive bat species are considered likely to occupy rock overhangs or crevices on the hills and forage within the project site. This is a significant impact. , The loss of natural habitat onsite is considered. significant and unavoidable impact. Impacts to sensitive wildlife species present onsite have been reduced but remain significant after mitigation. Impacts to the bighorn sheep have been mitigated to a less than significant impact. Impacts io sensitive bat species can be lessened by implementation of the Habitat Conservation Plan but remains significant after mitigation. The project has the potential to impact the blueline stream Impacts to the blueline stream course can be mitigated to a course on-site due to construction activities. This is a less than significant level. significant impact. FK41 Table 1-2 (continued.. ) SUMMARY OFENVIRONMENTAL IMPACTS Environmental Impacts Mitigation Measures After Mitigation 3.8 BIOLOGY (Cont'd ...) Cumulative Impacts The incremental loss of the Sonoran Creosote Bush Scrub and Desert Dry woodland plant and animal communities within the Coachella Valley are considered cumulatively significant and unavoidable. 3.9 AESTHETICS/VISUAL Travertine. Specific Plan The existing viewsheds from both on- and off-site will be significantly altered as a considerable amount of open space views will be altered with buildings, landscaped areas, and lighting due to implementation of the Travertine Specific Plan. Additionally, the Martinez Rockslide which provides a significant scenic vista will be impacted. Green Specific Plan A street lighting plan depicting all exterior lighting shall be prepared according to City standards. Street lighting standards shall be incorporated into the plan which direct light downward. Lighting shall not travel outside property boundaries. Prior to issuance of grading permits, this plan shall be reviewed and approved by the CDD and the Public Works Department. (TG) Implementation of the Green Specific Plan will result in 2. Buildings shall emphasize the minimization of glare the permanent alteration and construction of buildings on by incorporating non -reflective building materials to 100 acres of a 331acre vacant site. Due to Greernproximity the extent feasible. Building site plans shall be to the Quarry project and the 200+ acres of open space, reviewed and approved by the CDD to assure this aesthetic impact to the Green site can be mitigated. measure is met prior to issuance of building permits. (TG) Cumulative Impacts The proposed projects in conjunction with the other proposed projects will result in a cumulatively significant impact related to increased light and glare and a decrease in the existing open space view opportunities. The incremental loss of natural habitat remains cumulatively significant and unavoidable. The incremental loss of the Sonoran Creosote Bush Scrub. Desert dry woodland plant and animal communities within the Coachella Valley are considered cumulatively significant and unavoidable. Travertine project specific and cumulative related impacts have been reduced to the extent feasible. However, these impacts remain significant. R.drsdJamwy 199J Page 1- 29 1 SJ01.139J.9999.PMJ.00 TRA VER TINE do GREEN SPECIFIC PLAN EIR Table 1-2 (continued ...) SUMMARY OF ENVIRONMENTAL IMPACTS Environmental Impacts Mitigation Measures After Mitigation 3.10 CULTURAL RESOURCES Travertine Specific Plan Cultural resources were found to exist on the Travertine 1. A trained archaeological monitor shall be present Mitigation measures have been provided to ensure that no Specific plan site. These resources have been determined during the project's construction and grading impacts to significant Cultural Resources occur. to be less than significant. operations to evaluate and coordinate the recovery of any archaeological resources uncovered. (TG) Green Specific Plan No cultural resources were found to exist on the Green Specific Plan site. Therefore, no impacts to cultural resources are anticipated. Cumulative Impacts No cumulative impacts to cultural resources are anticipated with implementation of the proposed or other related projects. 2. A trained archaeological monitor shall be present during the project's construction and grading operations to ensure that any work or land disruption in the off-site archaeological areas (RIV 1334, RIV 1351, and RIV 5319) be avoided or monitored for unrecognized subsurface archaeological resources. (T) Table 1-2 (continued ...) SUMMARY OF ENVIRONMENTAL IMPACTS Environmental Impacts Mitigation Measures After Mitigation 3.11 RECREATION Travertine Specific Plan At buildout, the Travertine project would generate approximately 6,555 persons based on 2.85 persons per household. Although the project provides for significant recreational opportunities on-site, the project would increase the utilization of off-site parks and recreational facilities. This is a significant impact. Green Specific Plan At buildout the Green project would generate approximately 790 persons based on 2.85 persons per household which accounts for both permanent and seasonal residents. Cumulative Impacts The Travertine Specific Plan and Green Specific Plan, together with other past, and probable projects will increase the utilization of parks and recreational facilities in the City of La Quints, and the surrounding communities. This is a significant cumulative impact. &Wiwi Jww" 199! 1 ]!01.1!9!. 9999. PMl.00 In accordance with Policy 5-2.1 of the City's Park and Recreation Element, the applicant will provide 19.7 acres of public park land on-site and/or the payment of in lieu fees. Prior to tentative tract map approval, the applicant shall consult with the City to determine final parkland mitigation. Furthermore, the applicant may consider mitigation of parkland by acquiring a portion of the Green Open Space areas. (T) 2. In accordance with Policy 5-2.1 of the City's Park and Recreation element, the applicant will provide 2.37 acres of park land on-site and/or compensate for the lack of dedicated public park land through the payment of fees as required by the City. Since the Green Specific Plan provides for 231.2 acres of natural open space, the applicant would be able to satisfy the City's park land requirement by dedicating a portion of or the entire natural open space area to park land. Prior to tentative tract map approval, the applicant shall consult with the City to determine final parkland mitigation. (G) Prior to the issuance of grading permits, the applicant shall dedicate a multi-purpose trail easement within the Jefferson Street alignment for preservation of the Boo Hoff Trail. (TG) 4. Prior to issuance of grading permits, the applicant shall dedicate a hiking and equestrian trail along the Jefferson alignment which connects to the City and County trails system. (TG) Access to the Martinez Mountain rock slide will be coordinated through the Bureau of Land Management, the responsible managing agency. Project specific and cumulative impacts have been reduced to a less than significant level. Page 1- 31 TRA VER TINE dl: GREEN SPECIFIC PLAN EIR Table 1-2 (continued ...) SUMMARY OF ENVIRONMENTAL IMPACTS Environmental Impacts Mitigation Measures After Mitigation 3.12 POPULATION, HOUSING AND EMPLOYMENT Travertine Specific Plan Development of the proposed project will result in a direct No mitigation measures are proposed. increase of approximately 6,555 residents onsite. The Travertine project is not consistent with the population projections contained within the City of La Quinta General Plan Buildout analyses and is considered a significant impact. Additionally the project will increase the concentration of population in an area that is currently vacant open space, this is considered a significant impact. Even though the project will result in a significant housing impact, the development of these residential units will aid the City of La Quinta in meeting the goal established in the Housing Element of insuring the provision of adequate housing, including a range of housing types and costs for all existing and future residents of La Quints. The Travertine Specific Plan will result in an increase in population, housing and employment and is not consistent with the City of La Quinta General Plan or SCAG's projections. Green Specific Plan The initial study determined that the issues of population, housing and employment were not significant and consequently were not addressed in the EIR. Project specific and cumulative population housing and employment impacts are considered significant and growth inducing. Table 1-2 (continued..) SUMMARY OF ENVIRONMENTAL IMPACTS Environmental Impacts Mitigation Measures After Mitigation Cumulative Impacts Therefore, cumulative impacts are considered significant and growth inducing. 3.13 RISK OF UPSET Travertine and Green Specific Plans The Travertine project may expose people to contaminated soils on-site, hazardous substances, etc., due to the 229 acres of actively cultivated vineyards and maintenance areas. Impacts related to the risk of upset are project specific. No impacts are anticipated on the Green site related to the risk of upset. Cumulative Impacts No cumulative impacts are anticipated RedreJJaawy 1995 11501.1595.9999.PMI N Prior to issuance of grading permits, the applicant shall ensure that a Phase One Environmental Site Assessment is prepared for the Travertine Specific Plan agricultural area. The Phase One report shall be reviewed by the City. All recommendations contained in the Phase One report shall be adhered to prior to issuance of grading permits. (T) Project specific risk of upset impacts are mitigated to a less than significant level. No risk of upset impacts are anticipated for the Green site. Page 1- 33 TRAVER TINE & GREEN SPECIFIC PLAN EIR Table 1-2 (continued ...) SUMMARY OF ENVIRONMENTAL IMPACTS Environmental Impacts Mitigation Measures After Mitigation 3.14 PUBLIC SERVICES AND UTILITIES Travertine Specific Plan Additional staff and service personnel will need to be increased as a result of the Travertine Specific Plan. les estimated that six additional officers will be required with the development of the Travertine site. Green Specific Plan The Green Specific Plan project will not require an increase in staffing and will not result in a significant impact to law enforcement services. Cumulative Impacts Cumulative impacts are anticipated related to law enforcement services. Travertine Specific Plan It has been estimated, based on population, houses and proposed building uses that the Travertine Specific Plan will require one fire defense facility, one pumper staffed with a minimum of two persons, and a truck company staffed with a minimum of three persons. This is a significant impact. lf�l The Sheriffs Department shall be consulted during site planning and design of tract traps to ensure that adequate provisions for law enforcement protection/ prevention are designed into the projects. The applicant will show to the CDD proof of consultation with the Sheriff's Department, prior to approval of tentative map. (T.G) 2. The Fire Department shall be consulted during site planning and design of tract maps to ensure that adequate provisions for fire protection/prevention are designed into the projects. The applicant will show proof of communication with the Fire Department, to the CDD, prior to approval of the tentative tract map. (T;G) Project specific and cumulative impacts have been reduced to a less than significant level. Project specific and cumulative impacts have been mitigated to a less than significant impact. � AA& Table I-2 (continued ...) SUMMARY OF ENVIRONMENTAL IMPACTS Environmental Impacts Mitigation Measures After Mitigation 3.14 PUBLIC SERVICES AND UTILITIES (Cont'd ... ) Green Specific Plan Based on the number of housing units and population, the Green Specific Plan will require one fire defense facility and one pumper staffed with two persons. This is a significant impact. Cumulative Impacts Cumulative development within the City of La Quinta and the proposed Travertine and Green Specific Plans will ultimately affect fire protection services. Medteal ervlces Travertine and Green Specific Plans The two medical facilities were contacted by questionnaire and both indicated that the Travertine and Green Specific Plans at buildout would not increase the population significantly enough to where Eisenhower Medical Center and JFK Memorial Hospital would be significantly impacted. 3. Prior to construction, the developer shall contact the fire department for verification of current fire protection development requirements. All new construction shall comply with existing Uniform Fire Code requirements and all applicable statues, codes, ordinances, or standards of the fire department. (TG) 4. All buildings over 5000 square feet, excluding single family residence (R-3), shall be equipped with automatic fire sprinkler systems. The Fire Department and B&SD shall review and approve all buildings during the building plan review. (TG) 5. All buildings over 30 feet in height (high-rise) shall be equipped with a Life Safety Support System. The B&SD will review the site plan for building LSSS, prior to issuance of grading permits. (T,G) 6. Prior to issuance of grading permits, the developer will provide proof of funding of the required fire mitigation fees to the City of La Quinta and the Riverside County Fire Department. (TG) No mitigation measures are proposed. Development of the Travertine and Green Specific Plans will result in a need for additional medical services, however, the medical facilities affected, continually forecast and anticipate growth in the area to ensure services commensurate with need. ArWiedJamovy 1993 Page 1- 95 /7301.1393.9999. PUJ. 00 TRA VERTINE do GREEN SPECIFIC PLAN EIR Table 1-2 (continued...) SUMMARY OF ENVIRONMENTAL IMPACTS Environmental Impacts Mitigation Measures After Mitigation 3.14 PUBLIC SERVICES AND UTILITIES (Cont'd ... ) Implementation of the proposed Travertine and Green Specific Plans will not result in significant impacts to ambulatory services. Cumulative Impacts The Travertine and Green Specific Plans, in conjunction with other past, present and reasonably foreseeable future projects will not result in a cumulatively significant impact related to medical services. Travertine Specific Plan Students generated by the proposed Travertine project will add to the existing and anticipated overcrowded conditions at the schools that will serve the site. Additional travel related costs will be incurred by the CVUSD as a result of the increased traveling time and mileage associated with the Specific Plan development. This is a significant impact. Green Specific Plan The Green Specific Plan will result in school related impacts similar to the Travertine Specific Plan. ISI 7. Prior to issuance of building permits, the developer or subsequent home builder shall provide proof of funding to the Coachella Valley Unified School District in accordance with the applicable legislative authorized school impact fees. (TG) Mitigations measures have been provided to reduce impacts to the extent feasible. Project specific and cumulative impacts remain significant. Table 1-2 (continued..) SUMMARY OFENVIRONMENTAL IMPACTS Environmental Impacts Mitigation Measures After Mitigation 3.14 PUBLIC SERVICES AND UTILITIES (Cont'd ... ) Cumulative Impacts The proposed Travertine and Green Specific Plans in conjunction with other past, present and reasonably related foreseeable future projects, will result in a cumulative impact to school facilities due to the existing state of overcrowding and the future increase of students generated by these cumulative projects. Electricity Travertine Specific Plan Implementation of the Travertine Specific Plan will result in an increased demand for electricity services. Green Specific Plan Implementation of the Green Specific Plan will not result in a significant impact to electricity services. Cumulative Impacts The proposed projects in conjunction with the cumulative projects will result in a significant cumulative impact to electricity services. 8. Necessary expansion of the on-site and off-site electric lines and substations shall be identified during the development planning stage. The developer or future home builder shall consult with the Imperial Irrigation District (IID) to ensure adequate new facilities are provided with construction of each phase of the project. The developer or future home builder shall show proof of communication with IID to the B&SD, prior to final map approval. (TG) 9. If electric service is extended to the project site, the developer would be required to pay all extension costs from the existing lines. A funding mechanism shall be established for the reimbursement to the developer for the extension costs as future connections are tied into the Specific Plan's electric lines. This funding mechanism shall be established with the City's Finance Department during the tentative tract map process. (T,G) Project specific impacts related to the electrical needs of the Travertine and Green Specific Plans have been mitigated to a less than significant level. Cumulative impacts remain significant on a growth inducing level. AsMudJsnbry !f!1 Page 1.37 11501.1M."".PMS.00 TRAVERTINE do GREEN SPECIFIC PLAN EIR Table 1-2 (continued..) SUMMARY OF ENVIRONMENTAL IMPACTS Environmental Impacts Mitigation Measures After Mitigation 3.14 PUBLIC SERVICES AND UTILITIES (Cont'd ... ) WT Travertine Specific Plan Implementation of the Travertine Specific Plan will result in an increased demand for gas services, this is a significant impact, Green Specific Plan 10. Necessary expansion of the on-site and of -site gas distribution lines and substations shall be identified during the development planning stage. The developer or future home builder shall consult with Southern California Gas Company (SCGC) to ensure adequate new facilities are provided with construction of each phase of the project. The developer or future homebuilder, shall show proof of communication with the SCGC to the B&SD, prior to the final map approval. (T,G) Implementation of the Green Specific Plan will result in an increase in demand for gas services, however, this is 11. not considered a significant impact due to the available capacity of the gas main serving The Quarry project. Cumulative Impacts Both the Travertine and Green projects will have significant cumulative impacts on a growth inducing level. Travertine and Green Specific Plans Implementation of the proposed Travertine and Green Specific Plans will result in a substantial increased demand for telephone services. Existing facilities are not adequate to provide sufficient service. If gas service is extended to the project site, the developer would be required to lay all extension costs from the existing lines. A funding mechanism shall be established for the reimbursement to the developer for the extension costs as future connections are tied into the Specific Plan's gas lines. This funding mechanism shall be established with the City's Finance Department during the tentative tract map process. (T,G) 12. Necessary expansion of the on-site and off-site telephone lines shall be identified during the development planning stage. The developer or future home builder shall consult with GTE to ensure that adequate new facilities are provided with construction of each phase of the project. The developer or future homebuilder shall show proof of communication with GTE to the B&SD prior to final map approval. (TG) Project specific impacts related, to the gas needs of the T&G Specific Plans have been mitigated to a less than significant level. Cumulative impacts remain significant on a growth inducing level. Project specific and cumulative impacts related to telephone service have been mitigated to a less than significant level. Table 1-2 (continued ...) SUMMARY OF ENVIRONMENTAL IMPACTS Environmental Impacts Mitigation Measures After Mitigation 3.14 PUBLIC SERVICES AND UTILITIES (Cont'd ... ) Cumulative Impacts The proposed Travertine and Green Specific Plans, in conjunction with other past, present, or reasonably foreseeable similar future projects will result in cumulative increases in the need for telephone service, however, these are not considered significant. Travertine and Green Specific Plans 13. If telephone lines are extended to the project site, the developer will be required to pay all extension costs from the existing lines. A funding mechanism will be established for the reimbursement to the developer for the extension costs as future connections are tied into the Specific Plan's telephone lines. This funding mechanism shall be established with the City's Finance Department during the tentative tract map process. Implementation of the Travertine and Green Specific Plans 14. will result in an increased demand for cable television services on a project specific level. Cumulative Impacts Although both projects will create a demand for services, they are not considered cumulatively significant. ►kd,.dJWWW71"3 17701.1793. f9fAAW100 Necessary expansion of the on-site and off-site cable lines shall be identified during the development planning stage. The developer or future home builder will consult with Colony Cablevision to ensure adequate new facilities are provided with construction of each phase of the project: The developer of future homebuilder shall show proof of communication with Colony Cablevision to B&SD, prior to final map approval. (TG) Project specific and cumulative impacts related to the provisions cable service have been mitigated to a less than significant level. Page I - 99 TRA VER TINE do GREEN SPECIFIC PLAN EIR Table 1-2 (continued ...) SUMMARY OF ENVIRONMENTAL IMPACTS Environmental Impacts Mitigation Measures After Mitigation Travertine and Green Specific Plans The Travertine and Green Specific Plans are not the type of projects to be transit generative. Therefore, no project - specific impacts are anticipated. Cumulative Impacts Both the Travertine and Green Specific Plans will not result in a cumulatively significant impact to transit services. Travertine and Green Specific Plans Implementation of the Travertine and Green Specific Plans will represent a significant increase in solid waste. Cumulative Impacts No mitigation measures are proposed. Refer to Mitigation Measure 7 in Section 3.2 Traffic and Circulation. 15. Developers or builders shall provide separate, well - marked on-site recycling bins for plastic, glass, and newspapers to increase participation in recycling programs. The proposed Specific Plan and the County Integrated Waste Management Plan should be adopted in order to meet the requirements of AB 939. The developer shall coordinate with the Recycling Coordinator of the CDD, prior to the issuance of building permits. (TG) The Travertine and Green Specific Plans in conjunction with the cumulatively related projects will represent a 16. cumulatively significant impact. The developer shall coordinate with the Recycling Coordinator with the CDD regarding solid waste disposal prior to final project approval, and participate in an identified integrated waste management plan. No impacts are anticipated. Project specific impacts Cumulative impacts remain significant. SECTION 2.0 PROJECT DESCRIPTION 2.0 PROJECT DESCRIPTION 2.1 QCT LO -CAT -10N TRAVERTINE SPECIFIC PLAN The Travertine Specific Plan project is bounded by 60th Avenue to the north; 64th Avenue and Bureau of Land Management land to the south; Madison Street to the east. The project site is east of the Coachella Canal. The site is 1 mile south of PGA West and Lake Cahuilla. Figure 2.1-1 depicts the project in relation to the region, while Figure 2.1-2 depicts the existing roadways in the vicinity of the project. GREEN SPECMC PLAN The Green Specific Plan project is located diagonally across and north of the Travertine site. It is bounded by the Quarry, a golf course and residential development to the north; and Bureau of Land Management land to the east and south, and is east of the Coachella Canal. The site is approximately one-half mile south of PGA West and Lake Cahuilla. Refer to Figures 2.1-1 and 2.1-2. Regional access to both of the sites is provided by Highway 111 and Interstate 10 via the Washington and Jefferson Street Interchange. 2.2 PROJE C TRAVERTINE SPECIFIC PLAN The Travertine Specific Plan proposes a residential and golf resort community of 2300 dwelling units, resulting in a gross density of 2.5 units per acre. A hotel resort, tennis club, and two 18 -hole golf courses with clubhouses are proposed. Additionally, the plan proposes supportive land uses including neighborhood commercial, recreational and open space uses. Table 2.2-1 outlines the overall land use plan by acreage and unit counts and Figure 2.2-1 shows the proposed location of land uses on the project site. The residential component of the Travertine community is comprised of three residential product types: Estate Homes, Resort Homes, and Villas. These products are to be situated on parcels with minimum lot sizes of 3,600, 7,200, and 20,000 square feet, respectively. 2-1 9993-WRR-12501-MO)DE :RM 12MM THIS PAGE LEFT INTENTIONALLY BLANK GREEN SPECIFIC PLAN QLV I 11�03100 I DO VA a 13 1941"1 DI SCH# 94112047 Public Review Period JANUARY Prepared for: The City of La Quinta 78495 Calle Tampico La Quinta, California 92253 Contact: Jerry Herman, Community Development Director Prepared By: The Keith. Companies 2955 Red Hill Avenue Costa Mesa, California 92626 Contact: Saundra Jacobs, Project Manager January 1995 Travertine & Green Spec Plans EER City of La Quinta TABLE OF CONTENTS Section Pane 1.0 SU`h1AIARY.....................................................................................1-1 1.1 Introduction......................................................................1-1 1.2 Type and Content of the EIR.................................................1-2 1.3 Project Histories................................................................1-3 1.4 Contact Persons .................................................................1-3 1.5 Project Alternatives ............ :................................................. 1-4 1.6 Summary of Environmental Issues...........................................1-7 2.0 PROJECT DESCRIPTION..................................................................2-1 2.1 Project Location................................................................2-1 2.2 Project Characteristics.........................................................2-1 3.3 2.3 Project Phasing..................................................................2-8 Air Quality....................................................................3.4-1 2.4 Surrounding Land Uses.......................................................2-8 3.6 2.5 Project Objectives.............................................................2-11 Hydrology/Stormwater......................................................3.7-1 2.6 Environmental Impact Analysis.............................................2-11 3.9 2.7 Related/Approved Projects...................................................2-12 Cultural Resources..........................................................3.10-1 3.0 ENVIRONMENTAL SETTING, SIGNIFICANT ENVIRONMENTAL IMPACTS, AND MITIGATION MEASURES........................................3.1-1 3.1 Land Use......................................................................3.1-1 3.2 Traffic and Circulation......................................................3.2-1 3.3 Noise ................................. :......................................... 3.3-1 3.4 Air Quality....................................................................3.4-1 3.5 Water Resources...............................................................3.5-1 3.6 Soils/Geology/Seismic.......................................................3.6-1 3.7 Hydrology/Stormwater......................................................3.7-1 3.8 Biology........................................................................3.8-1 3.9 Aesthetics/Visual......... .................................................... 3.9-1 3.10 Cultural Resources..........................................................3.10-1 3.11 Recreation....................................................................3.11-1 3.12 Population, Housing and Employment ..................................3.12-1 3.13 Risk of Upset................................................................3.13-1 3.14 Public Services & Utilities ................................................3.14-1 i 9995-VMK-12501-7'OC 4.0 UNAVOIDABLE ADVERSE IMPACTS AS A RESULT OF THE PROJECT ..... 4-1 5.0 THE RELATIONSHIP BETWEEN SHORT-TERM USES OF THE ENVIRONMENT AND THE MAINTENANCE AND ENHANCEMENT OF LONG-TERM PRODUCTIVITY......................................................5-1 6.0 IRREVERSIBLE ENVIRONMENTAL CHANGES WHICH WOULD OCCUR IF THE PROTECT IS IMPLEMENTED .......................................6-1 7.0 GROWTH INDUCING IMPACTS & CUMULATIVE IMPACTS OF THE PROPOSED PROJECT................................................................7-1 8.0 ALTERNATIVES TO THE PROPOSED PROJECT....................................8-1 9.0 IMPACTS FOUND NOT TO BE SIGNIFICANT.......................................9-1 10.0 REPORT PREPARATION.................................................................11-1 10.1 Organizations and Persons Consulted......................................11-1 10.2 Preparers and Contributors to the Report ..................................11-2 10.3 References......................................................................11-2 A. Notice of Preparation and NOP Responses Al. Notice of Completion B. Transportation/Circulation Report C. Air and Noise Reports D. Biological Report E. Public Services & Utility Letters F. Cultural Resources ii 9995-VIRK-MOI-TOC F LIST OF TABLES Tabla , 1-1 Impact of Project Alternatives................................................1-6 1-2 Summary of Environmental Issues...........................................1-7 2.2-1 'Travertine Land Use Plan ...................... . . . • - ..........................2-4 2.2-2 Green Land Use Plan..........................................................2-7 3.2-4 Existing Level of Service Unsignalized Intersection Analysis Unadjusted Trip Generation Forecast Year 2000 Trip Generation Forecast 3.3-1 Existing Exterior Noise Exposure Adjacent toNearby Roadways.........................................................3.3-4 3.3-2 Year 2000 Project -Related Increase in Motor Vehicle Noise...........................................................................3.3-8 3.3-3 Year 2000 Total Exterior Noise Exposure Adjacent toArea Roadways..........................................................3.3-10 3.3-4 General Plan Buildout Exterior Noise Exposure Adjacent to Nearby Roadways.......................................................3.3-13 3.3-5 Design Noise Levels Adjacent to Master Planned Roadways..........................................................3.3-15 3.4-1 Significance of Construction -Related Impacts (Green or Travertine)........................................................3.4-9 3.4-2 Project -Related Operational Air Pollutant Emissions .................. 3.4-11 3.4-3 Emissions Exceeding SCAQMD Thresholds . ... . ......................3.4-11 3.4-4 General Plan Buildout Carbon Monoxide Concentrations ............3.4-13 3.5-1 Travertine and Green Daily Water Demands..........:..................3.6-6 3.12-1 Housing Units -Occupied or Vacant ......................................3.12-1 3.12-2 Percentage of Vacant Housing Units by Type for 1986 and1990.....................................................................3.12-2 3.12-3 Percent of Housing Units By Type .......................................3.12-3 3.12-4 Summary of Housing Units By Type La Quinta, 1990 ................3.12-3 3.12-5 City of La Quinta Population and Household Projections .....................................................3.12-4 dig• . , J ��.r iii 3.14-1 Fin Stations Serving the Travertine and Green Specific Plans...............................................................3.145 3.142 Schools Serving the Travertine and Green Specific Plans...........................................:...................3.149 3.143 State Service Level Guidelines ..........................................3.1410 3.14-4 Project Student Generation...............................................3.1411 8-1 Impacts of Project Alternative................................................8-2 iv 9995-WRK-12501-TOC LIST OF FIGURES FiPate 2.1-1 Regional Location Map..........................................................2-2 2.1-2 Vicinity Map......................................................................2-3 2.2-1 Travertine Land Use Plan.......................................................2-5 2.2-2 Green Land Use Plan............................................................2-7 2.3-1 Travertine Phasing Plan.........................................................2-9 2.3-2 Green Phasing Plan.............................................................2-10 3.1-1 Existing General Plan Designations.........................................3.1-3 3.1-2 Existing Zoning Designations................................................3.1-4 3.2-1 Current Daily Traffic Volumes..............................................3.2-4 3.2-2 Existing Evening Peak Hour Traffic Volumes.............................3.2-5 3.2-3 Year 2000 Ambient Daily Traffic Volumes (Green) .....................3.2-9 3.2-4 Year 2000 Ambient Peak Hour Traffic Volumes (Green)..............3.2-10 3.2-5 Year 2000 Green Specific Plan Traffic...................................3.2-11 3.2-6 Year 2000 Travertine Specific Plan Traffic..............................3.2-14 3.2-7 Year 2000 Ambient Daily Traffic Volumes (Travertine) ...............3.2-15 3.2-8 Year 2000 Ambient Evening Peak Hour Traffic Volumes (Travertine)...............................................3.2-16 3.2-9 Year 2000 Total Daily Traffic Volumes..................................3.2-17 3.2-10 Year 2000 Total Evening Peak Hour Traffic Volumes..............................................................3.2-18 3.2-11 General Plan Buildout Total Daily Traffic Volumes ....................3.2-20 3.2-12 General Plan Buildout Total Evening Peak Hour Traffic Volumes ...3.2-21 3.3-1 Construction Equipment Noise.............................................3.3-10 3.4-1 Southeastern Desert Air Basin Monitoring Stations Operating During 1992.......................................................3.4-2 3.5-1 Travertine Water/Sewer Services............................................3.5-5 3.5-2 Green Water Services......................................:..................3.5-9 3.5-3 Green Sewer Services........................................................3.5-11 v 9995-V RK -I2501 -TOC 3.6-1 Travertine and Green Soils Map.............................................3.6-2 3.6-2 Travertine Grading Plan......................................................3.6-6 3.6-3 Green Grading Plan...........................................................3.6-7 3.7-1 Travertine Hydrology .............................................. . ....... . ..3.7-4 3.7-2 Green Drainage Plan..........................................................3.7-6 3.8-1 Travertine Existing Biology..................................................3.8-3 3.8-2 Green Existing Biology.......................................................3.8-6 3.9-1 Site Photo Index...............................................................3.9-2 3.9-2 Site Photograph - Travertine ................................................3.9-3 3.9-3 Site Photograph - Travertine .................................................3.9-4 3.9-4 Site Photograph - Travertine ..................................................3.9-5 3.9-5 Site Photograph - Travertine .................................................3.9-6 3.9-6 Site Photograph - Green......................................................3.9-8 3.9-7 Site Photograph - Green......................................................3.9-9 3.9-8 Site Photograph - Green ..................................................... 3.9-10 3.11-1 Existing and Proposed Trails ................................................ 3.11-5 3.14-1 Existing Public Services & Utilities .......................................3.14-2 8.2-1 Alternative 2, General Plan Land Use Designation .........................8-5 8.3-1 Alternative 3, Clustered Dwelling Units....................................8-11 vi 9995-V RK -12501 -TOC Policies The Green Specific Plan project would be consistent with the above mentioned policies since it provides for hiking and equestrian trails which link existing trails within the City's open space areas and also connect with the County of Riverside's trails system. 3.11.3 CUMULATIVE IMPACTS The Travertine Specific Plan and Green Specific Plan, together with other past, and probable projects will increase the utilization of parks and recreational facilities in the City of La Quinta and the surrounding communities. This is a significant cumulative impact. Mitigation measures can lessen cumulative parks and recreation impacts to a less than significant level. 3.11.4 MTx'I+GATION MEASURES Mitigation measures which apply to the Travertine Specific Plan are designated by (T) and Green Specific Plan by (G). I. In accordance with Policy 5-2.1 of the City's Park and Recreation Element, the applicant will provide 20.26 acres of public park land on-site and/or the payment of in lieu fees to the City's Finance Department. Prior to tentative tract map approval, the applicant shall consult with the Park and Recreation Department to determine final parkland mitigation. Furthermore, the applicant may consider mitigation of parkland by acquiring a portion of the Green Open Space areas. (T) 2. In accordance with Policy 5-2.1 of the City's Park and Recreation element, the applicant will provide 2.37 acres of park land on-site and/or compensate for the lack of dedicated public park land through the payment of fees to the City's Finance Department. Since the Green Specific Plan provides for 231.2 acres of natural open space, the applicant would be able to satisfy the City's park land requirement by dedicating a portion of or the entire natural open space area to park land. Prior to tentative tract map approval, the applicant shall consult with the Park and Recreation Department to determine final parkland mitigation. (G) 3. Prior to final map approval, the applicant shall dedicate a multi-purpose trail easement within the Jefferson Street alignment for preservation of the Boo Hoff Trail. (T,G) 4. Prior to final map approval, the applicant shall dedicate a hildng and equestrian trail along the Jefferson alignment which connects to the City and County trails system. (T,G) 5. Prior to final map approval, access to the Martinez Mountain rockslide will be established. This will be coordinated through the Bureau of Land Management, the responsible managing agency. (T) 3.11-6 9997-VVIR-123014RECREA710N UI3M 3.11.5 LEVEL OF SIGNIFICANCE AFTER MITIGATION Direct and cumulative recreation impacts resulting from the Travertine Specific Plan and the Green Specific Plan can be mitigated to a less than significant level. 3.11-7 "W-VMX-MDI-REcrtFJ TM I� l r 3.12 POPU;LATTOI'wTMOUSING/EMPLOYM EN T The following sources were utilized in the writing of this section, the City of La Quinta General Plan Housing Element (1994), the State Department of Finance 1990 Census Figures and Focus: Riverside County. The Green Specific Plan was found to have a less than significant impact on Population, Housing and Employment at the Initial Study level, as such, only the Travertine Specific Plan was analyzed. Refer to Section 9.0 Impacts Found Not To Be Significant. PvpuiationlHuusing In 1980, prior to incorporation of the City of La Quints, the population for the La Quints area was 4,552. The number of housing units in 1980 was 2,846. In 1986 the City of La Quints had 3,860 housing units and a population of 7,464. By 1990, the City's housing had increased to 6,520 with an equally dramatic rise in population to 11,215. Table 3.12-1 below compares the total number of housing units in the City in 1980, 1986 and 1990. A 26 percent increase is seen in comparing 1980 to 1986, and a 40 percent increase is seen between 1986 to 1990. The total units listed include vacant homes. The City of La Quinta estimates that approximately 30% of the population as seasonal residents, therefore the number of vacant units reflects this seasonal population. In 1980, 62 percent of the total housing units were vacant, compared to 34 percent in 1986, and 38.5 percent in 1990. TABLE 3.12-1 HOUSING UNITS - OCCUPIED OR VACANT Housing Units 1980 1986 1990 Owner Occupied 1,486 1,787 2,863 Renter Occupied 647 767 1,146 Vacant .1.080 1.306 2.511 Total 2,846 3,860 6,520 Source: City of La Quinta Housing Element, U.S. Bureau of Census, 1980, and the State Department of Finance, 1990 Census Data Information. 7r 1-CA&12501-POPMOUSVECON 3.12-1 E Table 3.12-2 breaks down in more detail the types of vacancies that occur with seasonal residents. The table shows each type of vacancy as a percentage of the total vacant units calculated for 1986 and 1990. TABLE 3.12-2 PERCENTAGE OF VACANT HOUSING UNITS BY TYPE FOR 1986 AND 1990 Reason for Vacancy 1986 % of Vacant units 1990 % of 'Vacant Units Second Home 25.2% (329 units) 34.7% (871 units) For Sale 20.9% (273 units) 12.6% (316 units) Other 24.4% (319 units) 13.6% (342 units) Usual Resid: Elsewhere 15.9% (208 units) 31.3% (786 units) For Rent 9.0% (117 units) 7.8% (196 units) Total 95.4% (1,246 units) 100.0° (2,511 units) Source: City of La Quinta Demographic information page 4. General Flan Policy The City of La Quinta is currently in the process of updating its 1989 Housing Element. However, for the purposes of this analysis, information was taken from the existing 1989 Housing Element: The City of La Quinta has identified the following goal in its element: To insure the provision of adequate housing, including a range of housing types and costs, for all existing and future residents of La Quinta.1 The following table, Table 3.12-3, provides a detailed breakdown of the types of housing units within the City. The table shows each type of housing unit as a percentage of the total housing units calculated for 1986 and 1990. To summarize this table, only ten (10) percent of the housing units within the City of La Quinta provide multifamily housing, the opportunity for affordable units or, first time home buyer units. Table 3.12-4 also provides a breakdown of housing types within the City. However this information is slightly different since it came from the State Department of Finance (SDF) 1990 Census Data. The SDF housing figures also show an imbalance between higher density, multifamily units to larger single family units. 1. City of La Quinta 1989 Housing Element, Page 92. 3.12-2 7M-CAB-12301-MPM0USEMC0N TABLE 3.12-3 PERCENT OF DOUSING UNITS BY TYPE Housing Unit Type 1986 % of Total 1990 % of Total Single detached Single attached Duplex - Fourplex Multiple (5 & over) Mobile Home Total 70.2 (2724 units) 16.9 (656 units) 1.2 (47 units) 1.6 (62 units) 6.0 (233 units 95.9 (3722 units) Source: City of La Quints Demographic information, page 4. 61.0 (3920 units) 30.0 (1928 units) 2.1 (135 units) 2.2 (141 units) 4.6 (496 units! 99.9 (6420 units) TABLE 3.124 SUMMARY OF H USING UNITS BY TYPE LA OUINTA, 1990 Total Number Unit Tvoes of Units Single detached 4,059 Single attached 1,945 Duplex - Fowrplex 96 Multiple 112 Mobile Homes 240 Other 68 Total 6,520 Source: State Depar=mt of Finance 1990 Census Data. Buildout Projections For consistency among the various planning programs administered by regional and local agencies (e. g., development policies, wastewater management, transportation strategy, air quality management), it is necessary to have a consistent set of growth projects utilized in the programs. The Southern California Association of Governments (SCAG) is the responsible agency for developing and adopting regional growth forecasts for the Ventura, Los Angeles, San Bernardino, Orange, Riverside and Imperial Counties. ti 3.12-3 9mi'AB-1=1-MP1HWSE&C0N Table 3.12-5 below shows the population and household totals as projected by SCAG. Based on the City of La Quinta's General Plan and from SCAG, it is apparent that the City of La Quints is expected to experience significant growth in the next 10 years. TABLE 3.12-5 CITY OF LA QUINTA POPULATION AND HOUSEHOLD PROJECTIONS 12" 2010 Population 11,215 22,546 32,786 Household 3,931 7,911 11,504 Source: Southern California Association of Governments, personal conversation with Javier Minjares. 10/12/94. Employment The economy of the Coachella Valley has traditionally been a tourist, resort, second home and retirement economy. Agricultural uses are not only being displaced, but replaced by development. Agricultural uses are moving further toward the eastern end of the Valley to land better served by irrigation water. Although housing is induced by employment, the local economy of the City of La Quinta differs from most parts of the state in that the employment is created by the short-term construction and long-term staffing of resorts and the second home market. As indicated by the publication of Focus: Riverside County, the three major employers in the City of La Quinta are: La Quinta Hotel, Wa1Mart, and PGA West. These particular employers are considered low income employers, and therefore these employees typically reside in smaller multifamily homes and apartments, and not in the resort or retirement communities. As seen in Table 3.12-3, the imbalance of higher density, multifamily attached units, to larger single family detached and attached units, reduces the possibility for low income employees to locate an affordable place to live in La Quinta. In the City of La Quinta, employment follows resort development and second homes; housing follows employment. Resort housing increases employment, employment creates housing demand. Tourist and resort development are the leading indicators to predict employment and housing demand. Although the City of La Quinta's economy is seasonal and tourist oriented, it is stable enough to not suffer the drastic effects of the nation dependent upon manufacturing and consumer -related goods. Although the resorts provide year-round services, there are some seasonal fluctuations in the labor market. This seasonal fluctuation further compounds the economic stability in the lower income sectors of the labor force, and their ability to sustain themselves in the less lucrative months of the off-season. 3.12-4 YM-CAB-12501-POPMOUSFJECON The commercial growth of La Quinta has historically enjoyed a market share of 4.7 percent of commercial growth valley -wide. However, the demand for commercial is pent up and residents of the market areas are traveling substantial distances for desired services such as building materials, automotive services, and entertainment. As the infrastrucmm becomes available, the land area will become attractive to commercial developers, and will become economically viable. The land pattern of highway frontage property is unique because it is held within large ownerships that will be able to cluster uses with combined parking and accesses.2 3.12.2 ENVIRONMENTAL IMPACTS According to CEQA and for the purposes of this EIR, a project will normally have a significant effect on the enviromnent if it will: induce substantial growth or the concentration of population or displace a large number of people. TRAVERTWE SPECIFIC PLAN Population Development of the proposed project will result in a direct increase of approximately 6,555 residents onsite.3 The project's total population increase will be phased and would occur over approximately 25 years. As the Travertine Specific Plan was recently annexed into the City of La Quinta, it was not considered in the City of La Quinta General Plan Buildout analysis nor was it included in the Population and Household Projections as identified in Table 3.12-5. As such, the Travertine project is not consistent with the population projections contained within these analyses and is considered a significant impact. Additionally the project will increase the concentration of population in an area that is currently vacant open space, according to the CEQA Guidelines, this is considered a significant impact. The Travertine project will induce substantial growth and increase the concentration of population, resulting in significant growth impacts to the City of La Quinta, refer to Section 7.0, Growth Inducing Impacts. 2. City of La Quinta 1989 Housing Element, Pages 9-10. 3.2.85 person per residence identified by City of La Quinta. 3.12-5 WM-CAB-I25 I -M MOUSEMCON Housing The project will entail the construction of 2,300 residential units, with estate resort homes and villas on .approximately 909 acres. As these 2,300 residential units were not considered in the City of La Quints buildout analysis or in the projections identified by SCAG in Table 3.12-5, these units are not consistent with these analyses. As a result, the development of the i proposed 2,300 units is considered significant. Even though the project will result in a significant impact, the development of these residential units will.aid the City of La Quints in partially meeting the goals established in the Housing Element of insuring the provision of adequate housing, including a range of housing types and costs for all existing and future residents of La Quints. Although "affordable" housing units have not been proposed with this project, the applicant has proposed areas of Medium Ugh density residential designations which may provide the opportunity for affordable housing or first-time home buyer incentives. (Additional information on affordable housing opportunities have been discussed in Section 8.0, Alternative 3.) Additionally, this project will induce substantial growth and increase the concentration of population in the area, and consequently resulting in a significant growth inducing impact. Refer to Section 7.0, Growth Inducing Impacts. Employment Development of the Travertine Specific Plan will result in the generation of short-term construction and long-term resort staffing related employment. However, this project will not create housing for these employees as stated above. As described under the existing conditions, employment in the City of La Quinta follows resort development and second home housing follows employment. Resort housing increases employment, employment creates housing demand. Implementation of the Travertine Specific Plan will have a direct impact on employment growth in the City of La Quinta. Although this increase in employment was not projected for in the City of La Quinta General Plan, it is considered a significant, yet beneficial impact. 3.12.3 CLJ VILTI,AT T BRACTS TRAVERTINE SPECIFIC FLAN The proposed Travertine Specific Plan in conjunction with other past, present and reasonably foreseeable future related projects will result in a direct increase to housing, population and employment. This increase in population, housing and employment is not consistent with the City of La ( _:inta General Plan or SCAG's projections in Table 3.12-5. Therefore, cumulative impacts are considered significant and growth inducing. 3.12-6 Wm-CAB-t=1-?OP/HOUSE/ECM 3.12.4 IG ] IO __ Mil C.JRES Mitigation measures are not proposed. 3.12.5 LEVEL OF SIGNMCANCE AFTER MI'X` DATION The Travertine Specific Plan is not consistent with the City of La Quints General Plan buildout analysis and was not included in SCAG's Population and Household projections. Impacts related to increases in population, housing and employment are considered significant and unavoidable at a project specific and cumulative level. 3.12-7 W"-CAR.1=J 4'OP/HOU=CM t THIS PAGE LEFT I1�T A777ONALLY BLANK 3.13 RISK OF UPSET 3.13.1 EXISTING SETTING TRAVERTINE SPECIFIC PLAN The Travertine Specific Plan site contains 229 acres of actively cultivated vineyards. The soils associated with the vineyards have most likely been exposed to pesticides, herbicides, and fungicides. A fenced maintenance area adjacent to the intersection of Madison Street and Avenue 62 contains approximately nine oil drums and one large gasoline drum. Various empty and open containers possibly used for pesticides, herbicides, and fungicides were found next to the drums. GREEN SPECIFIC PLAN No potentially hazardous materials or contaminated soils exist on the Green Specific Plan site. 3.13.2 HOPACTS Threshold ot Si ince The proposed project would have a significant effect on human health if the project would expose people to a release of hazardous substances, contaminated soils, and/or an explosion. TRAVER'T'INE SPECIFIC PLAN The Travertine Specific Plan would develop the 229 -acre agricultural and associated maintenance area with neighborhood commercial uses, villa homes, resort homes, and a golf course. Potential impacts could result from conflicts between previously cultivated and possibly contaminated soils, the potentially hazardous materials associated with the drums and containers, and the proposed land uses. The project may expose people to contaminated soils on-site, hazardous substances, or explosions if the containers, drums, and other sources of hazardous materials are not removed from the site. It is anticipated that these potentially hazardous materials will be removed from the site prior to construction. Potential impacts to human health can be mitigated to less than significant levels. GREEN SPECIFIC PLAN Since the site does not contain any potentially hazardous materials or contaminated soils, no risk of upset will result from the Green Specific Plan project. 3.13-1 "90-WRK-12501-RISK OF UPSET IMAM 3.13.3 CL3MTJLATTVE ili!PACTS Since potential impacts from the hazardous materials and contaminated soils can be mitigated to less than significant levels, the Travertine Specific Plan project will not contribute to risk of upset on a cumulative level. 3.13.4 DjMGATIGN MEASURES 1. Prior to issuance of grading permits, the applicant shall ensure that a Phase One Environmental Site Assessment is prepared for the Travertine Specific Plan agricultural area. The Phase One report shall be reviewed by the City. All recommendations contained in the Phase One report shall be adhered to prior to issuance of grading permits. 3.13.5 LEVEL OF"_SIGNMCANCE AFTER MMGATION TRAVERTINE SPECIFIC PLAID The Travertine Specific Plan's potential risk of upset due to the presence of potentially contaminated soils, oil and gasoline drums, and containers would be mitigated to a level of insignificance through the implementation of a Phase One Environmental Site Assessment (ESA) and adherence to the recommendations in the FSA. GREEN SPECIFIC PLAN Since no hazardous materials or contaminated soils exist on-site, the Green Specific Plan will ' not result in risk of upset. No mitigation is necessary. 3.13-2 9990•VVRK-12SD14USK OF UPSET 12=191 3.14 PUBLIC SERVICES AND UTILITIES Sources utilized in writing this section include responses to public services and utility questionnaires which were distributed to each of the agencies discussed below. In some cases, phone conversations were also required to receive the necessary information. These responses are included in technical Appendix E. General In estimating growth and its impacts on public services and facilities, it is important to identify the overall determinants of growth. That growth is inevitable is an underlying assumption in the preparation of the proposed Specific Plans. The nature and amount of growth are the key issues which the plan may attempt to direct. It is assumed that growth will occur in the City of La Quinta regardless of whether the Specific Plans are adopted or not. The Specific Plan seeks to direct this growth to the Green/Travertine area. The actual need for public services and facilities is viewed by this document as a constant on a City-wide basis. Figure 3.14-1 displays several public service and facility areas on a community wide basis. 3.14.1 Law Enforcement Existing Environmental Setting The Riverside County Sheriffs Department, under contract as the City of La Quinta Police Department, Indio Station, currently provides police services to this area. The Indio Station. is located at 82-695 Doctor Carreon Boulevard, which is approximately 9 driving miles from the center of the Travertine project site. The number of sworn peace officers assigned to the City of La Quinta is twelve (12) patrol deputies, two (2) Target Team deputies and two (2) Investigators. Supervision, administrative personnel and clerical support are provided under the terms of the contract. Essentially, there are five police vehicles cominitted to the contract operation with more available should they be needed for special operations. The beat area of the project sites is designated as LA41. Presently officers are assigned to twelve-hour shifts which are staggered to provide optimum coverage with no gaps in availability. There are two officers on duty at any time. Shifts begin at 6:00 a.m. and 8:00 a.m. ending at 6:00 p.m. and 8:00 p.m. respectively. Additionally, from 4:00 p.m. until midnight a third officer is deployed. The Sheriff department utilizes a planning standard of 1.0 sworn officer/ 1000 population to forecast additional public safety personnel requirements. 3.14-1 9776 -CAB -12501 -PUBLIC SERVICES THIS PAGE LEFT INTENTIONALLY BLANK Ll r �asm1 � • � I .�.. cft l SOURCE: 1988 Martinez Mountain Quadrangle EXISTING PUBLIC SERVICES Travertine &Green Specific Plans EIR L- Figure 3 14 �6 Impacts Standard of SigRif cance In accordance with CEQA Guidelines and commonly accepted professional standards, the proposed Specific Plans would result in a significant impact if they would allow new development without increases in staffing and equipment needed to maintain acceptable levels of service, or if it would result in a substantial need for new, altered or expanded law enforcement services not met by the proposed Specific Plans. TRAVERTINE SPECIFIC PLAN The Indio Station was built in 1989 and, according to Captain Ronald Dye, was expected to meet the needs of the Sheriff department and the City until the year 2010. However, the construction of 2,300 resort homes, in addition to a 500 room hotel with tennis clubs, golf courses and clubhouse will have the potential of impacting calls for service in the area. Additional staff and service personnel will need to be increased. It's estimated that 6 additional officers will be required in order to mitigate impacts associated with the development of the Travertine site. Increases in law protection services are considered during contract renewal. GREEN SPECIFIC FLAN The construction of 277 residences will increase population only slightly. It can be expected that a parallel increase in calls for service will occur as well as a need to perform preventive patrol where none exists presently. However, the Green project will not require an increase in staffing and will not result in a significant impact to law enforcement services. Cumulative Impacts TRAVERTINE AND GREEN SPECIFIC PLANS Cumulative development within the City of La Quinta and the proposed specific plans would ultimately affect law enforcement protection services. As the Travertine and Green Specific Plans are implemented, the need for additional services would occur. Therefore, the proposed Specific Plans in conjunction with other past, present and reasonably foreseeable related future projects, will result in a cumulative impact related to law enforcement. However, as the City of La Quinta's population increases, the Riverside County Sheriffs Department continues to meet the City's needs by increasing its law enforcement services accordingly, ultimately mitigating impacts to less than significant levels. 3.14-3 9776 -CAB -12501 -PUBLIC SERVICES Mitigation Measures Mitigation measures which apply to the Travertine Specific Plan (T) and the Green Specific Plan by (G). 1. The Sheriffs Department shall be consulted during site planning and design of tract maps to ensure that adequate provisions for law enforcement protection/prevention are designed into the projects. The applicant will show to the Community Development Department, proof of consultation with the Sheriffs Department, prior to approval of the tentative map. (T,G) Level of Significance after Mitigation The level of service provided by the Riverside County Sheriffs Department is adjusted to reflect the needs of the City. Therefore, impacts to law enforcement services on a project specific and cumulative basis are considered less than significant. 3.14.2 F = f tQtqgfion Existing Environmental Setting The Riverside County Fire Department (RCFD) currently provides fire protection to the project area from four locations: Station #32 at 78136 Avenue 52 in La Quinta; Station #70 at 54001 Madison Avenue in La Quinta; Station #39 at 56925 Tyler Street in Thermal; and Station #79 at 1377 6th Street in Coachella. The locations, personnel, available equipment and distance to the project sites are provided in Table 3.14-1. The Insurance Services Office (ISO), provides a public protection rating of four (4) for the City of La Quinta with response times of two to six minutes. The ISO rating is based on a scale of one to ten, one indicating the highest level of protection and ten indicating no protection. The ISO is based on the provision of staffing, communication facilities, automatic sprinkler/alarm systems, response times and City building code standards. Impacts Standard of Significance As with law enforcement, the proposed Travertine and Green Specific Plans will result in a significant impact if: 1) new development is approved without increases in staffing and equipment needed to maintain acceptable levels of service, or 2) if new development would result in a substantial need for new, altered or expanded fire protection services not met by the proposed plan. t 3.14-4 g,n6-CAB-12501-PUBLIC SERVICES TABLE 3.141 FIRE STATIONS SERVING THE TRAVERTINE AND GREEN SPECIFIC PLAN Approximate Distance to Station # Location Equipment Personnel Project Sites 70 54001 Madison Avenue 1-1,000 gpm engine 6 -volunteer 4 miles La Quinta personnel 32 78136 Avenue 52 La Quints 39 56925 Tyler 'Street Thermal 79 1377 6th Street Coachella Source: Riverside County Fire Department 1-1,000 gpm engine 10 -volunteer 6 miles personnel 1-1,000 gpm engine 4 -volunteer 8 miles personnel 1-1,500 gpm engine 15 -volunteer 10 miles 1 -squad personnel TRAVERTINE SPECIFIC PLAN Implementation of the Travertine Specific Plan will result in an increased demand for fire protection services on the project site due to the increased number of emergency or public service calls generated by the additional buildings and human population. According to Tom Hutchinson with the 'Riverside County Fire Department, development of the Travertine Specific Plan will result in a significant impact to the existing facilities and staff. Current standards call for 1 fire station for each 2000 dwelling units, and a truck company for any building that is over 30 feet in height. The existing facilities, staffing, and equipment would not be adequate to provide a sufficient level of fire protection to the project site. It has been estimated, based on population, houses and proposed building uses that the Travertine Specific Plan will require one fire defense facility, one pumper staffed with a minimum of two persons and a truck company staffed with a minimum of three persons. Mitigation measure 6 will reduce this impact to a less than significant level. GREEN SPECIFIC PLAN Similarly to the Travertine property, existing facilities, staffing, and equipment will not be adequate to provide fire protection services. Based on the number of housing units and population, the Green Specific Plan will require one fire defense facility and one pumper staffed with two persons. Mitigation measure 6 will reduce the impacts to fire protection to a less than significant level. E 3.145 9776 -CAB -12501 -PUBLIC SERVICES a Cumulative Impacts TRAVERTINE AND GREEN SPECIFIC PLANS Cumulative development within the City of IA Quinta and the proposed Travertine and Green Speck Plans will ultimately affect fire protection services. This impact is due to the increased number of emergency and public service calls generated by additional buildings and , human population. Implementation of mitigation measures 2 through 6 will reduce this cumulative impact to a less than significant. Mitigation Measures Mitigation measures which apply to the Travertine Specific Plan are designated by (T) and the Green Specific Plan by (G). 2. The Fire Department shall be consulted during site planning and design of tract maps to ensure that adequate provisions for fire protection/prevention are designed into the projects. The applicant will show proof of communication with the Fire Department, to the Community Development Department, prior to approval of the tentative tract map. (T,G) 3. Prior to construction the developer shall contact the fire department for verification of current fire protection development requirements. All new construction shall comply with existing Uniform Fire Code requirements and all applicable statues, codes, ordinances, or standards of the fire department. (T,G) 4. All buildings over 5000 square feet, excluding single family residence (R-3), shall be equipped with automatic fire sprinkler systems. The Fire Department and Building and Safety Department shall review and approve all buildings during the building plan review. (T,G) 5. All buildings over 30 feet -in height (high-rise) shall be equipped with a Life Safety Support System. The Fire Department and Building and Safety Department shall review and approve all buildings over 30 feet during the building plan review. 6. Prior to issuance of grading permits, the developer will provide proof of funding of the required fire mitigation fees to the City of La Quinta Finance Department and the Riverside County Fire Department. (T,G) 3.14-6 9776 -CAB -12501 -PUBLIC SERVICES Level of Significance after Mitigation Implementation of the Travertine and Green Specific Plans will result in significant project related and cumulative impacts to fire protection services. However, mitigation measures 2 through 6 will reduce project specific and cumulative impacts to a less than significant level. 3.14.3 Medica[ Services Existing Environmental Setting Medical services to the project site are provided to the City through Eisenhower Medical Center and JFK Memorial Hospital in Indio. Eisenhower Medical Center is located at 39000 Bob Hope Drive and provides comprehensive medical care, with out/inpatient services, a birthing center, women center, pediatric and orthopedic services and cancer treatment. The medical center has 261 acute care licensed beds. Occupancy varies by season and can range from 50-90% and at times has gone to a "diversion plan" to send patients to other facilities. The Eisenhower Immediate- Care Center located at Washington Street at State Highway 111 also provides medical services. The John F. Kennedy Memorial Hospital is located at 47-111 Monroe Street in Indio. JFK provides comprehensive medical care, with in/out patient services. The hospital has 130 licensed beds and has an average occupancy rate of 80%. Paramedic/Ambulance Service is provided by Springs Ambulance Service which is located at Station #70 in La Quinta. Springs Ambulance utilizes a computer aided dispatch system and mobile deployment of all ambulance vehicle resources. All emergency ambulance responses are made with Advanced Life Support (paramedic) staffed vehicles operating 24 -hours per day. Currently, Springs Ambulance's staff is comprised of 42 certified paramedic personnel and 6 EM: -1. As staffing is based on a variable shift, the number of staff on duty at any one time also varies by hour and day of week. Impacts Standard. of Significance The proposed Travertine and Green Specific Plans will result in a significant impact to medical services if- 1) it would allow new development without increases in staffing, facilities and equipment to maintain acceptable levels of service, or 2) if it would result in substantial needs for new, altered or expanded medical services not met by the proposed Plan. 3.14-7 9776 -CAB -125o1 -PUBLIC SERVICES TRAVERTINE SPECIFIC PLAN F, Implementation of the Travertine Specific Plan will increase the population and potential need for medical services. The two medical facilities were contacted by questionnaire and both 1 ` indicated that the Travertine project at buildout would not increase the population significantly I enough to where Eisenhower Medical Center and JFK Memorial Hospital would be significantly impacted. According to Gerry Hart Operation Manager with Springs Ambulance Service, as population growth dictates, Springs Ambulance have historically expanded service in terms of number of emergency/paramedic ambulance in their fleet. Therefore, implementation of the proposed Travertine Specific Plan will not result in a significant impacts to the ambulatory service. GREEN SPECIFIC PLAN As the Green Specific Plan will only mini ally increase the population, impacts to JFK Memorial Hospital and Eisenhower Medical Center are considered less than significant. Implementation of the Green Specific Plan will not result in a significant impact to medical services provided by Springs Ambulance Service. Cumulative Medical Service Impacts Since medical services can and will be increased as the population increase the Travertine and Green Specific Plans, in conjunction with other past, present and reasonably foreseeable future projects will not result in a cumulatively significant impact related to medical services. Mitigation Measures No mitigation measures are proposed. Level of Significance after Mitigation Development of the Travertine and Green Specific Plans will result in a need for additional medical services, however, the medical facilities affected, commually forecast and anticipate growth in the area to ensure services commensurate with need. 3.14.4 Schools Existing Environmental Setting The City of La Quinta is served by two school districts, tha Coachella Valley Unified School District and the Desert Sands Unified School District. The Travertine and Green Specific Plan project sites are entirely within the Coachella Valley Unified School District and will not affect 3.148 9776 -CAB -12501 -PUBLIC SERVICES the Desert Sands Unified School District. The CVUSD is currently experiencing over crowded conditions in the majority of its schools within the City. More specifically within the project area, overcrowding is occurring at the Westside Elementary and Coachella Valley Unified Schools, (refer to Table 3.14-2). A junior high school, presently under construction, is located South of Avenue 52 between Jackson and Monroe Street and has not been included in Table 3.14-2. This school will serve 7th and 8th grade students, and is anticipated to be open in September of 1995. Additionally, Coachella Valley High School has an Expansion Project Application with the State Office of Local Assistance for additional funding. The expansion application consists of 20 additional classrooms, library, kitchen, girlsgymnasium, restrooms and office space. This project is pending funding from the State and is contingent upon a Bond passage by the voters. Impacts Standard o Si ' c e The proposed project would result in a significant impact to schools if. 1) it would require additional staff and equipment in order to maintain acceptable levels of service, or 2) result in a substantial need for new, altered or expanded school facilities beyond those available under the proposed plan. The State of California Department of Education has established guidelines for service levels at local schools on the basis of students per classroom and on facilities size. These guidelines are summarized in Table 3.14-3. TABLE 3.14-2 SCHOOLS SERVING THE TRAVERTINE AND GREEN SPECIFIC PLANS Current Total Location Grades &nmllmeat CaRacity CVUSD Westside School 82-225 Airport Blvd. K-8 893 678 Coachella Valley High School 83400 Airport Blvd. 9-12 2,298 1,712 Source: Coachella Valley Unified School District. 3.14-9 9776 -CAB -12501 -PUBLIC SERVICES TABLE 3.143 STATE SERVICE LEVEL +GUIDELEWS Grade Leael -&-a 4-6 7&8 9-12 Maximum Number of Students Per Glassmm 29 33 33 28 Lab Room (960 sq. R.) N/A N/A 26 24 Size of Parcel/ 10 acres 10 acres 20 acres 40 acres Number of students for 650 for 650 for 900 for 1,650 students students students students TRAVER'TTM SPECMC PLAN The Travertine Specific Plan is anticipated to generate 2,875 students. Refer Table 3.14-4 for student generation factors. Students generated by the proposed project will add to the existing and anticipated overcrowded conditions at the schools that will serve the site. Additional travel related costs will be incurred by the CVUSD as a result of the increased traveling time and mileage associated with the Specific Plan development. GREEN SPECMC PLAN The Green Specific Plan is anticipated to generate 347 students. Although this project is smaller in scale to the Travertine project, potential impacts to schools would be similar. 3.14-10 9776 -CA 12501 -PUBLIC SERVICES 6 TABLE 3.14-4 PROJECT STUDENT GENERATION Dwelling -.K:J— 7-8 9-12 Units Per du/Students Per du/Students Per du/Students Travertine Specific Plan 2,300 .67/1,541 .18/414 .40/920 Green Specific Plan TOTAL 277 .67/186 2,577 1,727 .18/50 .40/111 464 1,031 Source: Generation factors were taken from the Coachella Valley Unified School District. Cumulative School Impacts TRAVERTINE AND GREEN SPECIFIC PLANS The proposed Travertine and Green Specific Plans in conjunction with other past, present and reasonably related foreseeable future projects, will result in a cumulative impact to school facilities due to the existing state of overcrowding and the future increase of students generated by these cumulative projects. It is estimated that a new elementary and high school will be needed to address the growth genc.-ated by the Travertine and Green Specific Plans. The district will require additional classroom furniture and staff to serve the proposed project. Implementation of the Travertine and Green Specific Plans represent a cumulatively significant impact. Mitigation Measures Mitigation measures which apply to the Travertine Specific Plan are designated by (1) and the Green Specific Plan by (G). 7. Prior to issuance of building permits, the developer or subsequent home builder shall provide proof of funding to the Coachella Valley Unified School District in accordance with the applicable legislative authorized school impact fees. (T,G) 3.14-11 9776 -CAB -12501 -PUBLIC SERVICES Level of Significance Mitigation TRAVERTINE ANIS GREEN SPECIFIC PLANS The above mitigation measures will reduce impacts to schools as a result of the Travertine and Green Specific Plans to the extent feasible. However, impacts to the Coachella Valley Unified School District remain significant as the district is currently overcrowded at both Westside School and Coachella Valley High School and payment of school impact fees according to the applicable legislation will not provide enough monies to build a new elementary and high school facility to house the Travertine & Green Students. 3.14.5 Electricity Existing Environmental Setting The City of La Quints is served by the Imperial Irrigation District which has established a series of overlapping circular grid systems of facilities to provide electrical power to residential and commercial customers. The closest electrical substation is located at the Avenue 58 Substation, approximately 2-3 miles from the Travertine and Green project sites. It is presently operating at 55% of its capacity. The existing facilities currently provide adequate levels of power to serve the City. Impacts Standard of Significance A significant impact would occur if the proposed Specific Plans would result in substantial alterations to existing utility services for electricity beyond planned improvements. TRAVERTINE SPECIFIC PLAN Implementation of the Travertine Specific Plan will result in an increased demand for electricity services. The existing substation at Avenue 58 can not handle the load requirements of this project. According to Thomas Lyons, Senior Engineer with the Imperial Irrigation District, the Travertine project is estimated to have an electrical demand of 19 million volts annually (MVA), as a result, a new 92/12 kilovolt (kV) substation will have to be constructed in the vicinity of this project, along with the associated 92 -kV transmission lines to and from this substation. However, given that these services are provided by quasi -public providers, and that the project will be phased, sufficient lead time is available to allow providers to plan for the proposed project. Mitigation measures 8 and 9 have been provided to further reduce this potential impact. 3.14-12 9776 -CAB -12501 -PUBLIC SERVICES GREEN SPECIHC PLAN Implementation of the Green Specific Plan will not result in a significant impact to electricity services. According to Thomas Lyon with the Imperial Irrigation District, the Green Specific Plan will have an estimated electrical demand of 1.9 MVA, which the existing distribution and substation facilities are able to serve. Mitigation measures 8 and 9 have been provided to ensure adequate lead time for the provision of electric services. Cumulative Impacts TRAVERTINE AND GREEN SPECIFIC PLANS The proposed Travertine and Green Specific Plans, will result in impacts to electricity services. Mitigation measures have been proposed to reduce these impacts to a less than significant level. Cumulative impacts remain significant on a growth inducing level. Mitigation Measures Mitigation measures which apply to the Travertine Specific Plan are designated by (T) and the Green Specific Plan by (G). 8. Necessary expansion of the on-site and off-site electric lines and substations shall be identified during the development planning stage. The developer or future home builder shall consult with the Imperial Irrigation District (IID) to ensure adequate new facilities are provided with construction of each phase of the project. The developer or future homebuilder shall show proof of communication with IID to the Building and Safety Department, prior to final map approval. (T,G) 9. If electric service is extended to the project site, the developer would be required to pay all extension costs from the existing lines. A funding mechanism shall be established for the reimbursement to the developer for the extension costs as future connections are tied into the Specific Plan's electric lines. This funding mechanism shall be established with the City's Finance Department during the tentative tract map process. (T,G) Level of Significance After AUtigation TRAVERTINE AND GREEN SPECIFIC PLANS Implementation of the proposed Travertine and Green Specific Plans will result in an increased demand for electricity service, however, with implementation of the proposed mitigation measures these impacts can be mitigated to a less than significant level. Cumulative impacts remain significant on a growth inducing level. 3.1413 9776 -CAB -12501 -PUBLIC SERVICES 3.14.6 gas Ex6ting Environmental Setting - F Southern California Gas Company provides gas services to the City of La Quinta. The existing network of natural gas service located within the City provides adequate service to the northern half of the Cove (north of Calle Ensenada); the Washington Street Corridor and 1 existing developed areas located to the west; the Highway 111 Corridor; the Jefferson Street Corridor; and PGA West. There is a 4" gas main serving The Quarry project. This is approximately 1/2 to 1 mile from the Travertine and Green project sites. Impacts Standard -of Si ificance A significant impact would occur if the proposed project would result in substantial alterations to existing utility services for gas, beyond planned improvements. TRAVERTINE SPECIFIC PLAN Implementation of the proposed Travertine Specific Plan will result in an increased demand for gas services. The Travertine project will tie into the 4" main that is currently serving the Quarry project. According to Doug Hesson, Construction Services Planner, with the Southern California Gas Company, this line is currently at minimum capacity and will be able to serve the project. The proposed gas consumption rate for the Travertine Specific Plan at buildout, is estimated at 531,781 cubic feet per day. However, given that these services are provided by quasi -public providers, and that the project will be phased, sufficient lead time is available to allow providers to plan for the proposed project. Impacts to gas services are therefore considered to be less than significant. GREEN SPECIFIC PLAN Implementation of the Green Specific Plan will result in an increase in demand for gas services, however, this is not considered a significant impact due to the available capacity of the 4" gas main serving the Quarry project. The Green project will tie into this gas main (approximately 4/10 of a mile from the northeastern boundary of the Green site). The proposed gas consumption rates for the Green Specific Plan at build out is estimated at 60,656 cubic feet per day. As this service is provided by quasi -public providers, and that sufficient lead time is available to allow providers to plan for the proposed project, impacts to gas services are considered less than significant. 3.14-14 9776 -CAB -12501 -PUBLIC SERVICES E Cumulative Impacts TRAVERTINE AND GREEN SPECIFIC PLANS The proposed Travertine and Green Specific Plans, in conjunction with other past, present, or reasonably foreseeable future projects will result in cumulative impacts to gas services, however, this can be reduced with implementation of the following mitigation measures. However, cumulative impacts remain significant on a growth inducing level. Mitigation Measures Mitigation measures which apply to the Travertine Specific Plan are designated by M and the Green Specific Plan by (G) . 10. Necessary expansion of the on-site and off-site gas distribution lines and substations shall be identified during the development planning stage. The developer or future home builder shall consult with Southern California Gas Company (SCGC) to ensure. adequate new facilities are provided with construction of each phase of the project. The developer or future homebuder, shall show proof of communication with the SCGC to the Building and Safety Department prior to final map approval. (T,G) 11. If gas service is extended to the project site, the developer would be required to pay all extension costs from the existing lines. A funding mechanism shall be established for the reimbursement to the developer for the extension costs as future connections are tied into the Specific Plan's gas lines. This funding mechanism shall be established with the City's Finance Department during tentative tract map approval. (T, G) Level of Significance After Mitigation TRAVERTINE AND GREEN SPECIFIC PLANS Implementation of the proposed Travertine and Green Specific Plans will result in impacts on the provision of gas services. These impacts can be mitigated to a less than significant level. 3.14-15 9776 -CAB -12501 -PUBLIC SERVICES 3.14.7 Telephone Existing Environmental Setting Telephone service is provided to the City by the General Telephone Electronics Company (GTE). Service is provided through the use of overhead and underground lines. Existing telephone lines are located at the northeast corner of Madison Street and Avenue 58. The Travertine site is approximately two (2) miles south of the existing telephone lines and the Green site is approximately one (1) mile to the south of these lines. The existing level of service is very minimal due to the undeveloped land in the area. Impacts Standard of Significanee A significant impact will occur if the proposed project will result in substantial alterations to existing utility services for telephone beyond planned improvements. TRAVERTINE SPECIFIC PLANT Implementation of the proposed project Travertine Specific Plan will result in a substantial increased demand for telephone services. Existing facilities are not adequate to provide sufficient service. However, given that this service is provided by quasi -public providers, and that sufficient lead time is available to allow providers to plan for the proposed project, impacts to telephone services are therefore considered to be less than significant. Mitigation measures 12 and 13 have been provided to ensure adequate lead time for these new facilities. GREEN SPECIFIC PLAN Similar to the Travertine Specific Plan, the Green Specific Plan will also result in a less than significant impact to telephone services. Cumulative Impacts TRAVERTINE ANIS GREEN SPECIFIC PLANS The proposed Travertine and Green Specific Plans, in conjunction with other past, present, or reasonably foreseeable similar future projects will result in cumulative increases in the need for telephone service. However, provided that sufficient lead time is given, impacts to telephone services would be considered less than significant. 3.14-16 9776 -CAB -12501 -PUBLIC SERVICES r Mitigation Measures Mitigation measures which apply to the Travertine Specific Plan are designated by (T) and the Green Specific Plan by (G). 12. Necessary expansion of the on-site and off-site telephone lines shall be identified during the development planning stage. The developer or future home builder shall consult with GTE to ensure that adequate new facilities are provided with construction of each phase of the project. The developer or future homebuilder shall show proof of communication with GTE to the Building and Safety Department prior to final map approval. (T,G) 13. If telephone lines are extended to the project site, the developer will be required to pay all extension costs from the existing lines. A funding mechanism will be established for the reimbursement to the developer for the extension costs as future connections are tied into the Specific Plan's telephone lines. This funding mechanism shall be established with the City's Finance Department during tentative tract map approval. (T,G) Level of Significance After Mitigation TRAVERTINE AND GREEN SPECIFIC PLANS Implementation of the proposed Travertine and Green Specific Plans will result in impacts to telephone service which are considered to be less than significant. Cumulative impacts are also considered to be less than significant. 3.14.8 Cable Service Existing Environmental Setting Colony Cable service currently provides service to the City of La Quinta. According to Clara Salisbury, account executive with Colony Cablevision, an existing fiber optic cable exists at Madison and 58th. This line runs along the south side of PGA West, continues south on Jefferson, then west to Schwabaker Road. The fiber optic cable ends at The Quarry project. Impacts Standard of Significance A significant impact would occur if the proposed project would result in substantial alterations to existing utility services for cable television beyond planned improvements. 3.14-17 9776 -CAB -12501 -PUBLIC SERVICES TRAVERTINE SPECIFIC PLAN Implementation of the proposed project will result in the increased demand for cable television services. The existing fiber optic trunk cable will need to be extended approximately one mile to the Travertine project site. GREEN SPECIFIC PLAN Implementation of the Green Specific Plan will result in an increased demand for cable television services. The fiber optic trunk cable that currently ends at the Quarry project will need to be extended approximately one half mile into the Green site. Cumulative Impacts TRAVERTINE AND GREEN SPECIFIC PLANS The proposed Travertine and Green Specific Plans in conjunction with other past, present, or reasonably foreseeable similar future projects will not result in a cumulative impact to the provision of cable services. Mitigation Measures Mitigation measures which apply to the Travertine Specific Plan are designated by (T) and the Green Specific Plan by (G). 14. Necessary expansion of the on-site and off-site cable lines shall be identified during the development planning stage. The developer or future home builder will consult with Colony Cablevision to ensure adequate new facilities are provided with construction of each phase of the project. The developer or future homebuilder shall show proof of communication with Colony Cablevision, to the Building and Safety Department prior to final map approval. (T,G) Level of Significance After Mitigation TRAVERTINE AND GREED SPECIFIC PLANS Implementation of the proposed Travertine and Green Specific Plans will result in a substantially increased need for cable services. However, with sufficient lead time, impacts to cable service are considered less than significant. 3.14-18 9776 -CAB -12501 -PUBLIC SERVICES r 3.14.9 Transit Services Existing Environmental Setting Transit services are provided in the City of La Quinta by Sunline Transit Agency. The nearest stop is at Madrid and Eisenhower, and is part of Route 70 in La Quints. Generally, hours of operation for the Sunbus are between 5:30 a.m. to 10:30 p.m. with twelve routes ranging from Desert Hot Springs to the City of Coachella. Impacts Standards of Sim cance For the provision of transit services, a significant impact will occur if the project would necessitate additional staff and equipment in order to maintain acceptable levels of service or result in a substantial need for new, altered or expanded facilities beyond those available under the proposed plan. TRAVERTINE SPECMC PLAN According to Jim Stoffer at Sunline Transit Agency, the Travertine Specific Plan is not expected to be transit generative due to the lot sizes and housing mix. As this Specific Plan is a resort, golf course, hotel oriented development, the number of transit users would be small. Additionally, this area has not been included in Sunline Transit Agency's short range transit plans. Sunline does not currently have a' long range transit plan. Impacts to the Sunline Transit Agency are considered less than significant. GREEN SPECIFIC PLAN Similar to the Travertine Specific Plan, the Green Specific Plan is not the type of project to be transit generative due to the proposed lot and housing mix. Therefore, the Green Specific Plan will result in a less than significant impact to the Sunlim Transit Agency. Cumulative impacts TRAVERTINE ,AND GREEN SPECIFIC PLANS The proposed Travertine and Green Specific Plans, in conjunction with other past, present, and reasonably related foreseeable future projects will not result in a cumulative impact to the provision of transit services. 9' &CAB -12501 -PUBLIC SERVICES 3.1419 r Mitigation Measures No mitigation measures are proposed. Refer to Section 3.2 Traffic and Circulation, Mitigation measure 7 which requires that the applicant coordinate with Sunline Transit Agency regarding the appropriate placement of support facilities. Level of Significance After Mitigation TRAVERTINE AND GREEN SPECIFIC PLANS Implementation of the proposed Travertine and Green Specific Plans will result in a less than significant impact to the Sunline Transit Agency. No significant cumulative impacts to the Sunline Transit Agency will result with implementation of past, present and reasonably foreseeable future projects. 3.14.10 Solid Waste Existing Environmental Setting Solid Waste collection and disposal services for the Travertine and Green Specific Plans will be provided by Waste Management of the Desert (WMD). WMD transports non -hazardous, mixed municipal and solid waste (Class 1[17 to the Coachella Landfill. The Coachella Landfill in located at 87-011 44th Avenue in Coachella. The City currently produces approximately 16,500 tons of solid waste annually. The Coachella Landfill is currently scheduled to be closed in May, 1996. Alternate solid waste disposal services are under consideration by the City and include: a Rubbish Transfer and Recovery Station; transportation of trash to Edom Hill, located in Cathedral City; or transport of rubbish to unidentified distant landfills . Impacts Standard of Significance A significant impact would be identified if development under the proposed plan would substantially alter the life of landfill capacity, or if adoption of the proposed policies would prevent the achievement of source recycling and reduction goals mandated by AB 939. AB 939 requires that all California municipalities achieve a 25 percent solid waste reduction by 1994, and that 50 percent of all solid waste generated by the year 2000 be diverted from landfills to recycling or waste reduction facilities. U. 1. Telephone conversation with Mr. Fred Baker, Principal Planner, City of La Quinta, January 10, 1995. 3.14-20 9776 -CAB -12501 -PUBLIC SERVICES r In order to comply with AB 939 and companion bill AB 2707, a County -wide Integrated Waste Management Plan has been prepared for Riverside. The Coachella Valley Association of Government (CVAG) cities (of which the City of La Quinta is one), have prepared a regional Source Reduction and Recycling Element (SRRE) and Household Hazardous Waste Element (HHWE). One component of these elements requires each city to complete its own solid waste generation study and establish goals, objectives and funding strategy. TRAVERTINE SPECIFIC PLAN According to Waste Management of the Desert, the Travertine Specific Plan, at buildout, will generate approximately 82 tons per week or 4,264 tons of solid waste per year. The City of La Quinta's SRRE and HHWE as mandated by AB 939, provide directives to reduce this yearly tonnage to approximately 2,132 tons of solid waste per year, by the year 2000. Implementation of the proposed project will represent a significant increase in solid waste. GREEN SPECMC PLAN The Green Specific Plan will generate approximately 5.54 tons a week or 288.08 tons of solid waste per year. Application of the City's SRRE and HHWE would reduce the yearly tonnage to approximately 141.04 tons per year by the year 2000. Implementation of the proposed project will represent a slight increase in the amount of solid waste collected. Cumulative Impacts TRAVERTINE AND GREEN SPECIFIC PLANS As the buildout of the proposed Travertine Specific Plan and other developments within the City proceed, these developments will incrementally contribute to the reduced lifespan of identified landfills. This impact is considered cumulatively significant. Mitigation Measures Mitigation measures which apply to the Travertine Specific Plan are designated by (T) and the Green Specific Plan by (G). 3.14-21 9776 -CAB -12501 -PUBLIC SERVICES ti 15. Developers or builders shall provide separate, well -marked on-site recycling bins for plastic, glass, and newspapers to increase participation in recycling programs. The proposed Specific Plan and the County Integrated Waste Management Plan should be adopted in order to meet the requirements of AB 939. The developer (� shall coordinate with the Recycling Coordinator of the Community Development I Department, prior to the issuance of building permits ensuring compliance with AB 939. (T,G) (' 16. The developer shall coordinate with the Recycling Coordinator with the Community Development Department regarding solid waste disposal prior to final project approval, and participate in an identified integrated solid waste management plan. (T,G) Implementation of these measures will encourage participation in recycling and assist the County in achieving the solid waste reductions mandated by AB 939. If this is achieved on a per capita basis, this will result in a net increase in landfill life. Level of Significance After Mitigation Implementation of the proposed Travertine and Green Specific Plans will result in an increase in the amount of solid waste collected. As the existing landfills are currently at or close to capacity and alternate location for trash disposal alternatives are being investigated throughout the Coachella Valley, project specific and cumulative impacts remain significant. 3.14-22 9776 -CAB -12501 -PUBLIC SERVICES k SECTION 4.0 UNAVO1 DABLE ADVERSE IMPACTS AS A RESULT OF THE PROJECT 4.0 UNAVOIDABLE ADVERSE FACTS AS- A RESULT OF THE PROJECT In accordance with CEQA Guidelines, Section 15126(b), EMs must include a discussion describing significant impacts of the proposed project which cannot be mitigated to a level of insignificance. Based on the assessments contained in this EER, the significant adverse impacts which both can and cannot be mitigated are as follows: TRAVERZ'M AND GREEN SPECIFIC PLANS A mitigation measure is proposed to reduce land use impacts by changing the General Plan land uses through a General Plan Amendment. However, the cumulative loss of onsite open space is considered significant and unavoidable. TRAFFIC AND CIRCULATION Implementation of the proposed mitigation's and recommendations reduces traffic and circulation impacts to a less significant level. Therefore, no unavoidable adverse impacts are anticipated. 1)W Noise increases greater than 3 dBA are anticipated with development of the Travertine and Green Specific Plans. Mitigation measures are proposed to reduce this impact to a less than significant level, therefore no unavoidable adverse impacts are anticipated. The Travertine Specific Plan will result in unavoidable adverse impacts related to air quality. These impacts are anticipated as a result of the exceedance of SCAQmD s threshold for CO, ROC and NOx. Though the Green Specific Plan will not exceed SCAQmD thresholds, cumulative impacts will remain significant. WATER MSOLRC The project specific impacts can be mitigated to a less than significant level. However, cumulative water impacts within the Coachella Valley remain significant due to its dry climate, exhaustible water supply and increased dependency on imported water. This is considered an unavoidable adverse impact. Potentially significant site disturbance impacts remain due to�the unknown off site well and reservoir locations. However, this impact is neither unavoidable nor adverse, as mitigation measures will be required. 41 SOILS/GEC2LO GY15EI�l+yilC Implementation of the proposed mitigation measures reduces impacts related to soils, geology, and seismic to a less than significant level._ No unavoidable adverse impacts are anticipated. All impacts related to hydrology have been reduced to a level of insignificance. Therefore, no unavoidable adverse impacts are anticipated with development of the Travertine and Green Specific Plans. BIOLOGY On a cumulative and regional level, conversion of native vegetation habitat areas to urban uses affects wildlife through the reduction in food sources and wildlife habitat areas. These impacts cumulatively contribute to an overall reduction in the numbers of wildlife species in the area and are therefore unavoidable and adverse. AESML77 /VISUAL Project specific and cumulative impacts for visual resources will remain significant and unavoidable after mitigation due to the loss of open space to urban uses and the increase in light and glare in this area. KPINAil a ■ No unavoidable adverse impacts are anticipated as only "non -unique" cultural resources were identified. RECREATION The Travertine and Green Specific Plans will significantly increase the utilization of parks and recreational facilities in the City of La Quinta and the surrounding communities because of papulation increases, however, mitigation measures have reduced these impacts to a less than significant level. No unavoidable adverse impacts related to recreation are anticipated. POPULATION. HOUSING EMPLQYMENT The increase in papulation, housing units and employment opportunities is not consistent with the City of La Quinta General Plan Buildout Analysis. Therefore, the Travertine Specific Plan will result in unavoidable adverse impacts related to population, housing and employment. 4-2 99WWRK-12301-UNAVOIDABLE ADVERSE RISK OF ET As the Green site appears to be absent any hazardous materials or contamanatcd soils, no unavoidable adverse impacts are anticipated. With implementation of the recommendations of the Phase I required for the Travertine Specific Plan, no unavoidable adverse impacts are anticipated. PUBLIC SERVICES UTILITIES The following public services are aspected to result in an unavoidable adverse impact: Cumulative school and solid waste impacts for both the Travertine and Green Specific Plans. Hence, the following services for the Travertine and Green Specific Plans were mitigated to a less than significant level: Law Enforcement, Fire protection services, medical services, electricity, gas, telephone, cable service, and transit services. 4-3 9N9.WRK-17501-UNAVOIDABLE ADVERSE THIS PAGE LEFT I11+NTEN77 NALLY BLANK r r SECTION 5.0 THE RELATIONSFIIP BETWEEN SHORT-TERM USES OF THE ENVIRONMENT AND THE MADiTENANCE A►ND ENHANCEMENT OF LONGTERM PRODUCTIVITY 5.0 THE RELATIONSIEIP BETWEEN SHORT-TERM 1 _ 11 MAID1011 011MV461 NUEVMNANCE AND EN:HA.NCENIEN'I' OF LONG-TERM PROD V C 1 1 i' 11 Y This section has been prepared in accordance with the CEQA Guidelines Section 15126(e) which requires that an EIR discuss the projects' cumulative and long-term adverse environmental effects. The analysis must focus special attention on impacts that narrow the range of beneficial environmental uses or pose long-term risks to public health and safety. The discussion must also explain the reasons purportedly justifying going forward with the project in the present "rather than reserving an option for future alternatives." The primary effect of the Travertine Specific Plan and Green Specific Plan projects is to commit undeveloped rural land to suburban and urban land uses. Conversion to a comprehensive resort community, consisting of residential neighborhoods, recreational, commercial and hotel uses will increase the project areas' productivity in terms of land efficiency and greater economic return. Though the projects would serve to increase the productivity and human use of the land, implementation of the projects would incrementally contribute to the permanent loss of undeveloped rural lands and 229 acres of agriculturally productive soils. Advantages to short-term development include greater economic productivity from the lands, providing housing opportunities and employment opportunities in the City of La Quinta. Advantages of postponing the development of the sites are difficult to analyze as the long-term alternatives for urban uses of the property are largely unpredictable. However, it is likely that future development proposals for the sites would implement uses similar to those presently proposed with similar impacts on the physical environment. Therefore, postponing the projects in order to implement a likely and viable project alternative would not likely result in a reduction in long-term or cumulative impacts. Short-term impacts of development due to construction activities would include localized increases in noise, dust, and vehicular emissions associated with construction vehicles and an increase in erosion and sedimentation to nearby drainage systems. Implementation of mitigation measures will adequately control these potential short-term impacts. The only immediate short-term benefit of the projects would be construction -related employment. A long-term benefit would be provision of additional housing to meet City housing demands and goals as set forth in the City's General Plan, and the economic benefits of the proposed resort communities. The Travertine Specific Plan project would not pose a threat to the public health and safety of individuals utilizing the site provided that all recommendations included in the Phase One Environmental Site Assessment for the Travertine Specific Plan are implemented prior to on- site grading. The Green Specific Plan project would not pose a threat to the public health and 5-1 MMM -12501 -SHORT-TERM safety of individuals utilizing the site since no hazardous materials or contaminated soils exist on-site. Development of the sites would result in long-term impacts contributing to an incremental increase in demand for public services in the local area. The projects will also contribute to increased traffic generation. Long-term impacts of development would include significant direct and cumulative impacts to sensitive species and desert habitats. As stated in the La Quinta General Plan, even after implementation of mitigation measures, projects consistent with the General Plan will have a significant impact on native vegetation and local wildlife habitat areas as the human_ population of the City increases. Conversion of native vegetation habitat areas to urban uses affects wildlife through the reduction of food sources and wildlife habitat areas, which cumulatively contributes to an overall reduction in the members of wildlife species in the area. It is expected that the projects will fully comply with federal, state, and local regulations applicable to the biological resources on-site. From a general planning perspective, the Travetine and Green Specific Plans are inconsistent with the goals and intent of the La Quinta General Plan. Therefore a General Plan Amendment along with the Specific Plan application will be required. Both Specific Plans are consistent with the Riverside County General Plan. The City and the County encourage growth in the La Quints -Coachella subcommunity of which the projects are a part. Implementation of the projects represent a long-term commitment of the sites to residential, recreational, commercial and hotel land uses. Approval of the currently proposed Projects is one of a series of steps prior to development of the sites. 5-2 9M8 -VM -U 1 -MO r -,ERM SECTION 6.0 IRREVERSIBLE ENVIRONMENTAL CHANGES 'irVFIICH WOULD OCCUR IF THE PROJECT IS IMPLEMENTED 6.0 IRREVERSIBLE ENVIRONMENTAL CHANGES ( WHICH WOULD OCCUR IF THE PROJECT IS IlVIPLEMENTED ` This section has been prepared in accordance with CEQA Guidelines Section 15126(f) which requires that an EIR discuss the ways in which a project would commit nonrenewable resources for future uses and generally commit future generations to the proposed land uses. Irretrievable commitments of resources should be evaluated to assure that such current consumption is justified. Approval of the proposed Travertine Specific- Plan, Green Specific Plan and related actions will allow the urbanization of 909 acres and 331 acres, respectively. The land will be irretrievably committed to resort/residential communities. The communities would consist of the Travertine Specific Plan's 2,300 residential units, two 18 -hole golf courses, commercial uses, resort/hotel and tennis club and the Green Specific Plan's 277 residential units. The construction of the new Jefferson Street alignment and Avenue 62 alignment will serve the projects by providing access to new development within the sites. Drainage improvements provided by both projects would provide channels and basins to accommodate new surface runoff and storm water flows affecting the sites. The construction of roadway improvements and drainage improvements represent an irreversible commitment to providing public access and drainage channels and basins in previously inaccessible areas. Transformation of the land to a resort/residential communities is a short-term irretrievable commitment of the land. After the 50 to 75 -year structural life span of the facilities, it may be feasible to redevelop the sites for an alternative land use. Any type of future redevelopment presently conceivable will also require irretrievable commitments of energy supplies and other resources. Therefore, development of the Travertine Specific Plan and the Green Specific Plan will result in an irreversible and irretrievable commitment of energy supplies and other resources. The development of the study areas will largely constrain the options for future land uses. Urban development of these sites will involve irreversible alterations to the natural topography through improvements. Additionally, it is difficult to envision circumstances that would justify demolition of buildings and improvements to facilitate less intensive land uses within the next 50 to 75 years. 6-1 9997-wwc.12501-tE ti BIOLOGICAL RESOURCES The Travertine Specific Plan and Green Specific Plan projects will remove and diminish natural and sensitive habitat areas. Even where habitat areas are not directly impacted by development, the natural migration and foraging patterns of the animal species will be affected by human habitation. In addition, the proximity of humans with their accompanying lifestyles (including noise, pollution and pets), may have a secondary impact on La Quinta's wildlife. In general, desert plants are long-lived, but slow-growing and slow to reproduce. Damage to these plants, either by direct physical breakage or exposure of roots by erosion, is slow to heal. Desert plants are fragile and subject to near irreversible damage from careless human activity. The project proposes to utilize native plant species within one of the two golf courses within the Travertine site. Though this will help encourage the re-establishment of the desert plant community, the golf course location within the site may preclude wildlife from returning to the reestablished area. As vegetation is removed or otherwise destroyed, the associated wildlife will either be diminished or displaced to adjacent habitat areas, potentially overcrowding these areas and disrupting the ecosystem. Ultimately, wildlife numbers will be reduced due to the increased competition for food supplies and increased predator activities in the overtaxed habitat.l Nonetheless, the projects are consistent with the growth anticipated by the City of La Quinta and by the Riverside County General Plan areas. SCENIC RESOURCES The Travertine and Green Specific Plan projects represent a permanent loss of vacant land, incrementally adding to the region -wide loss of such land in the Coachella Valley. Project implementation will therefore result in an irreversible alteration to the sites' aesthetics. Nonetheless, the projects are consistent with the growth anticipated by the City of La Quinta and by the Riverside County General Plan. I.La Quinta General Plan MR, p. 4-75. 6-2 VM -=1 -SLE ENERGY RESOURCES The transformation of undeveloped rural land to an urban community will represent a long- term commitment to a variety of resources. As fossil fuels are the principal sources of energy, it can be stated that the proposed development would incrementally reduce existing supplies of fuels including oil and gasoline. These energy resource demands relate to initial project construction, heating and cooling of buildings, and transportation of people and goods. It has been estimated that ultimate development of the project sites will require approximately 22 million kilowatt hours/year of electricity thereby creating a long-term irreversible commitment to energy resource consumption. Utility purveyors have disclosed their ability to provide for the energy needs of both projects. OTHER NATURAL RESOURCES The construction of the proposed developments would require the commitmeni or depletion of other non-renewable and slowly renewable resources. These resources include, but are not limited to: lumber and other forest products; sand and gravel; asphalt; petrochemical construction material, steel, copper, lead and other metals; 229 acres of productive agricultural land; 6.29 mgd of potable water, etc. 6-3 9997_WRK-12501_BUtEVERSMLE 0 r r MS PAGE LEFT I=11770NALLY BLANK SECTION 7.4 CUMULATIVE IMPACTS OF THE PROPOSED PROJECT t 7.0 GROWTH INDUCING AND CUMULATIVE FACTS OF THE PROPOSED PROJECT 7.1 GRQWTH EFFE 5 The California Environmental Quality Act (CEQA) and CEQA Guidelines [Section 15126(8)] require the evaluation of the growth -inducing impacts of the proposed action. Discussion must address ways the project could encourage economic and population growth, or construction of additional housing in the surrounding area, directly or indirectly. Also required is a discussion of project characteristics which may encourage and facilitate other activities, that could significantly affect the environment, either individually or cumulatively. TRAVERTINE AND GREEN SPECIFIC PLANS The Travertine and Green Specific Plans can be considered in part a response to the anticipated increased demand for housing as well as recreational facilities due to projected population growth. In reviewing the growth -inducing impacts of the proposed projects, several issues are of particular importance. These are: 1) the direct and indirect effects of new on-site economic activity, population and employment, 2) the provision and extension of public services, roads and utilities to serve the site, and 3) the secondary effects of potential land use conflicts at the urban -open space interface. Employment and Economic Activity. Construction and operation of the Travertine and Green Specific Plans can be expected to have impacts on spending and employment within the Coachella Valley. In addition to direct expenditure and employment impacts, significant indirect or growth induced impacts may also be generated. At buildout, the Travertine and Green Specific Plans are expected to generate permanent on-site jobs. The employment and economic activity associated with the Travertine and Green Specific Plans can be expected to foster business opportunities in surrounding areas. These economic opportunities would likely be related to the demand for goods and services by new residents and businesses within the Travertine and Green Specific Plans. Thus, the projects are anticipated to increase the rate of economic growth and land use intensification. 7-1 9153ZA -1=1- UM&GR0VM ti Infrastructure, Utility and Services. The extension of public services, utilities and infrastructure to serve new developments m rural or open space areas has the potential to cause secondary growth inducing effects. Presently, the Quarry project provides the closest available utilities. Delivery of utilities to the project site will provide utility access to properties located to the east and west of the site not presently available. However, most of the facilities and I services for the Travertine and Green Specific Plans will be sized to serve the proposed Specific Plan developments including (e.g., on-site wells; gas and electric lines, cable). Additionally, the Green Specific Plan is proposed to connect into some utilities at the Quarry Development. However, there is the possibility that these services could be expanded to serve surrounding areas. This will facilitate additional growth. Currently, Jefferson Road is proposed to be lengthened to the project sites. The extension of Jefferson Street will provide the primary access to both the Travertine and Green Specific Plans. This extension will also facilitate additional growth by providing an important access link between the City of La Quints and the County of Riverside. Land Use. The Travertine and Green Specific Plans growth inducing characteristics, especially in conjunction with other related development projects, have the potential to exacerbate land use conflicts between urban development, adjacent open space, and rural lands. Various land use impacts at the project's interface with surrounding open space lands are described in Section 3.9, Aesthetics. Notwithstanding measures such as buffers, setbacks and/or walls which will be incorporated in project plans, residual conflicts may, over the long term, contribute to pressures to convert adjacent open space and rural lands to more intensive uses. Growth Sensitive Areas. Rising land values and economic activity, major road improvements, provision of services and utilities, potential urban/rural open space conflicts, and encouraged urbanization through an existing Community Plan or General Plan, may collectively contribute to significant growth and development pressures on surrounding lands. The growth sensitive areas surrounding the Travertine and Green Specific Plan sites are discussed below. The majority of the areas to the north, east and south of the proposed Travertine Specific Plan are Unincorporated Riverside County lands. The Riverside County General Plan designates these areas to the north, east and south of Travertine as subject to the Eastern Coachella Valley Community Plan. Final EIR #189 for the Eastern Coachella Valley Community Plan has indicated that intense urbanization within the La Quinta-Coachella sub -community is encouraged. In addition to the planned growth, the Jefferson Street alignment will also facilitate this growth to the east into Riverside County. 7-2 M34AS-12501-CUMAGROW TH The existing La Quinta City boundary extends south of the Green Specific Plan area and west of the Travertine site, to the southern boundary of Travertine, (Please refer to exhibit 3.141). In March of 1993, the City of La Quints annexed into the City four sections of land, south of the Green Specific Plan site. Two of these four annexed sections of land included what is now the Travertine site. The other two annexed sections of land are west of Travertine and include BLM property and smaller privately owned parcels of land. Once the Travertine Specific Plan and Jefferson Street extension is in place, development pressures on the smaller privately owned parcels to the west will no doubt increase. Although significant growth -inducing impacts are associated with the proposed project, the rate of growth ultimately depends on the overall housing market, the condition and availability of water supplies, and the willingness of the City of La Quinta to plan for and approve future development projects. 7.2 C TAIULA= R"A.CT_S The purpose of this section is to describe potential cumulative impacts associated with the proposed Travertine and Green Specific Plans and other related projects, pursuant to Section 15130 of the CEQA Guidelines. Cumulative impacts represent the change caused by the incremental impact of a project in conjunction with other proposed or committed projects in the vicinity. Cumulative impacts are those which may by themselves be less than significant but which when combined with impacts expected from approved projects and reasonably anticipated future projects, may accumulate to significant proportions. The EIR discusses cumulative impacts in a number of ways. For example, the land use analysis evaluates comprehensive long-range land use planning goals and policies of the General Plan, which is inherently cumulative. The traffic study analyzes the general plan buildout in addition to the proposed projects that are considered to be "planned" or foreseeable, and noise and air quality impacts are based on cumulative traffic assumptions. For purposes of this EIR, cumulative environmental impacts of the proposed Travertine and Green Specific Plan projects, together with other closely related past, present and reasonably foreseeable future projects have been analyzed. The La Quints General Plan at buildout and the development of the Meyer/Anderson property were considered as the "worst case" cumulative projects for this DER. The following discusses the cumulative impacts associated with each environmental issue within this Draft EIR: 7-3 9753.o.a-12501.CUM&GROWrH y Land Use The proposed projects in conjunction with other past, present and reasonably foreseeable future projects will result in a cumulative impact related to land use goals and objectives. Traffic and Circulation The proposed project in conjunction with other past, present and reasonably foreseeable future projects will result in cumulative impacts related to traffic and circulation due to the increased population and, therefore, traffic on the roadways. Implementation of the mitigation measures will reduce cumulative traffic and circulation impacts to a less than significant level. Noise Implementation of the Travertine and Green Specific Plans will result in noise increases greater than 3 dBA and are considered cumulatively significant. However, mitigation measures have been provided that will reduce noise related impacts of the Travertine and Green Specific Plans to a less than significant level. Air Quality As indicated in the impact analysis, SCAQMD significance thresholds for NO, and PM10 will be exceeded during the construction phase of both the Travertine & Green Specific Plans. During the long-term operational phase associated with the Travertine Specific Plan, CO, ROC and NOx emission levels will exceed the SCAQMD significance threshold criteria. Cumulative impacts are mitigated to the extent feasible, however, they remain significant. Water Resources The Travertine and Green Specific Plans, together with other closely related past, present and future projects in the Coachella Valley, will result in reductions in the existing underground water supply which is currently in a state of overdraft and require further dependence on out- of-state water supplies. It has been estimated that the City in conjunction with the Travertine and Green Specific Plans would require a total of 53.15 mgd of potable water at buildout. This is 6.29 mgd over the original estimation of 46.86 mgd. Therefore, impacts to the water supply within the Coachella Valley are considered individually and cumulatively significant. Soils/Geology/Seismic On a cumulative level, the Travertine and Green Specific Plans, in conjunction with other past, present and reasonably foreseeable future projects, would expose people to potentially hazardous steep and rocky slopes and flooding conditions. Increased development will increase the likelihood of property damage and injuries in the event of a major earthquake. However, with implementation of mitigation measures, the above cumulative impacts can be reduced to a less than significant level. 7-4 9"3CAB-Moi-C"&GROWM Hydrology The Travertine and Green Specific Plans, in conjunction with other cumulative projects will not impact downstream receiving waters as all projects will be required to comply with the NPDES and SWMP. implementation of the SWMP will ensure that pollutants associated with urban runoff are not transported off site and do not impact downstream receiving water. Cumulative impacts are considered less than significant. Biology The Travertine Specific Plan and Green Specific Plan, together with other closely related past, present and probable future projects in the Coachella Valley, will result in the incremental losses of desert habitat and raptor foraging area in the Coachella Valley which are considered cumulatively significant. Implementation of the proposed mitigation measures will reduce cumulative impacts to the extent feasible. The incremental loss of the Sonoran Creosote Bush Scrub and Desert Dry Woodland plant and animal communities within the Coachella Valley are considered cumulatively significant and unavoidable. Aesthetic/Visual Development of the proposed Travertine and Green Specific Plans, along with the other related projects will incrementally increase the amount of light and glare and visual impacts in the area. This is considered a cumulatively significant and unavoidable impact. Cultural Resources The Travertine and Green Specific Plans will not result in significant cumulative impacts to cultural resources as these project sites contain "non -unique" cultural resources and are not considered significant. Recreation The Travertine Specific Plan and Green Specific Plan, together with other past, and future projects will increase the utilization of park and recreational facilities in the City of La Quints and the surrounding communities because of increased population growth. This is a significant cumulative impact. Mitigation measures can lessen cumulative park and recreation impacts to a less than significant level. 7-5 TMICAB-12501{UM&GROWf H Population, Housing, Employment The proposed Travertine and Green Specific Plans in conjunction with the other related projects will significantly increase the available housing units in the City of La Quints over the next 16 years, beyond the Ultimate Buildout figures outlined in the General Plan. This is considered a significant, yet beneficial .impact. The increase in housing will result in an increase in population beyond the estimates as described in the General Plan. This is considered a significant impact. Additional increases will also result related to employment opportunities. This is considered a significant yet beneficial impact. Risk of .Upset Since the potential impacts from hazardous materials and contaminated soils can be mitigated to less than significant levels, the Travertine Specific Plan will not contribute to the risk of upset on a cumulative level. As the Green Specific Plan appears to be absent any hazardous materials or contaminated soils, the project will not contribute to the risk of upset on a cumulative level. Public Services and Utilities Police Cumulative development within the City of La Quinta in conjunction with the proposed Specific Plans would ultimately affect law enforcement protection services. As projects are constructed within the Travertine Specific Plan and the Green Specific Plan, the need for additional services would occur. Therefore, the proposed Specific Plans in conjunction with other past, present and reasonably foreseeable future projects will result in a cumulative impact related to law enforcement. As the Riverside County Sheriff s Department is under a contractual agreement to provide law enforcement services, the level of service provided is adjusted to reflect the needs of the City. Therefore, impacts to law enforcement services on a project specific and cumulative basis are considered less than significant. Cumulative development within the City of La Quinta in conjunction with the proposed Travertine and Green Specific Plans will ultimately affect fire protection services. This impact is due to the increased number of emergency and public service calls generated by additional structures and human population. Implementation of the proposed mitigation measures will reduce impacts to a less than significant level. /-6 97334CAB-12501-CUMRGROW M Medical The Travertine and Green Specific Plans in conjunction with other past, present and reasonably foreseeable future projects will result in a cumulatively significant increase in medical emergencies and service needs. However, the various medical facilities continuously forecast for such increases. Therefore, cumulative impacts are considered less than significant. Schools The proposed Travertine and Green Specific Plans in conjunction with other past, present and reasonably foreseeable future projects will result in a cumulative impact to school facilities due to the existing state of overcrowding and the future increase of students generated by these cumulative projects. Implementation of the proposed mitigation measures will reduce impacts to schools to the extent feasible. However, impacts to the Coachella Valley Unified School District remain significant as the district is currently overcrowded at both Westside School and Coachella Valley High School and payment of school impact fees according to the applicable legislation will not provide enough monies to build a new elementary and high school facility to house the new students. Electricity The proposed Travertine and Green Specific Plans, in conjunction with other related projects, will result in impacts to electricity services. Mitigation measures have been proposed to reduce this impact to a less- than significant level. Cumulative impacts however, remain significant on a growth inducing level. Gas The proposed Travertine and Green Specific Plans, in conjunction with other past, present, and reasonably foreseeable future projects will result in cumulative impacts to gas services. Mitigation measures have been proposed to reduce this impact to a less than significant level. Cumulative impacts however, remain significant on a growth inducing level. Telephone The proposed Travertine and Green Specific Plans, in conjunction with other past, present, and reasonably foreseeable future projects will result in cumulative increases in the need for telephone service. However, provided that sufficient lead time for construction of facilities is permitted, impacts to telephone services would be considered less than significant. 7-7 9n3 CAB-12301-CUMIGROW M X Cable The proposed Travertine and Green Specific Plans in conjunction with other past, present, and reasonably foreseeable future projects will not result in a cumulative impact to the provision of cable services. However, with sufficient lead time for construction of facilities, impacts to cable service are considered less than significant. Transit Implementation of the proposed Travertine and Green Specific Plans, in conjunction with other past, present and reasonably foreseeable future projects, will result in a less than significant impact to the Sunline Transit Agency. Solid Wa$te As the buildout of the proposed Travertine and Green Specific Plans and other developments within the City proceed, these developments will incrementally contribute to the reduced lifespan of the landfills utilized by Waste Management of the Desert. Although, AB939 will require the City of La Quinta to reduce the yearly tonnage by 50 percent by the year 2000, solid waste impacts would remain significant. 7-8 9153-CAB-12501-CUMdcGROWTH ALTET NATIVES TO THE PROPOSED PROJECT 8.0 ALTERNATIEVES TO TBE PROPOSED PROJECT The California Environmental Quality Act (CEQA) Guidelines Section 15126 (d) requires consideration of alternatives to the proposed action in the Environmental Impact Report. More specifically, Section 15126 (d) indicates the following: Alternatives to the proposed Action. Describe a range of reasonable alternatives to the project, or to the location of the project, which could feasibly attain the basic objectives of the project, and evaluate the comparative merits of the alternatives. 1) If there is a specific proposed project or preferred alternative, explain why the other alternatives were rejected in favor of the proposal if they were considered in developing the proposal. 2) The specific alternative of "no project" shall also be evaluated along with the impact. If the environmentally superior alternative is the "no project" alternative, the EIR shall also identify an environmentally superior alternative among the other alternatives. 3) The discussion of alternatives shall focus on alternatives capable of eliminating any significant adverse environmental effects or reducing them to a level of insignificance, even if these alternatives would impede to some degree the attainment of the project objectives, or would be more costly. 4) If an alternative would cause one or more significant effects in addition to those than would be caused by the project as proposed, the significant effects of the alternative shall be discussed but in less detail than the significant effects of the project as proposed. Various alternatives which respond to these guidelines have been identified and are evaluated in the sections which follow. Table 8-1 provides a matrix showing the level of environmental impacts associated with these alternatives as compared to the proposed project. This section of the EIR addresses the environmental effects of three alternatives to the Travertine Specific and Green Specific Plans. The assumed buildout year for the Travertine project is post 2010, and for the Green project, year 2000. The first alternative is required by CEQA, the No Project -No Development Alternative which was analyzed for both Specific Plans. Alternative 2, was selected to provide a comparison of the environmental effects of the existing General Plan Land Use Designations on both sites. Alternative 3, was analyzed for both specific plan sites and was selected in order to increase the overall density to create a greater opportunity for affordable housing with multi -family units. The higher density areas of Alternative 3 within the Travertine site can be clustered in order to preserve the biologically sensitive areas of the Palm Springs Round Tailed Ground,Squirrel and the Bighorn Sheep Habitat. 8-1 MS-CA&IMI ALTF"AMMS TABLE &1 IMPACTS OF PROJECT ALTERNATIVES (Compared to the Proposed Project) ALTERNATIVES 4 ,4 � 4 �0 o o ,�aE A. ' b CW IWACT T G T G T G Land Use L L L L S S Traffic and Circulation L L L L L L Noise L L L L L L Air qty L L L L L L Water Resources L L L L L L SoiWGeology/Seismic L L S L S S Hydrology/Stormwater L L S L S S Biology L L L L L L Aesthetics/Visual L L S L S L Cultural Resources L L S S S S Recreation L L L L L L Population, Housing, and Employment L L L S* L S* Risk of Upset L L S S* S S* Public Services and Utilities L L S S S S L = Lesser impact than the proposed project S = Similar impact as the proposed project G = Greater impact than the proposedproject U = Unknown * It was determined at the Initial Study analysis that the Green Specific Plan would result in a less than significant impact and was not further analyzed in the EIR 1250I.0a09".9999.PA&.00 8-2 r As set forth in CEQA Guidelines section 15126(d) (amended), an alternative location was not analyzed as part of this draft EIR due to the applicant's lack of ownership, or ability to easily acquire similar parcels within a reasonable distance from the proposed site. The reasonable distance was not restricted to the City of La Quints boundary. 8.1 ALTERNATIVE 1. NO PROJECT - NO DEVELOPMENT TRAVERTINE SPECIFIC PLAN Implementation of this alternative assumes that the 909 acre Travertine site would remain in its current use as vineyards and open space. This alternative would avoid the impacts associated with land use, traffic and circulation, noise, air quality, water resources, soils/geology/seismic, hydrology/stormwater runoff, biology, aesthetics/visual, cultural resources, recreation, population, housing and employment, risk of upset, and public services/utilities. Alternative 1 No Project - No Development is considered the environmentally superior alternative to the extent that only the natural environment, in contrast to the built environment, is considered. The No Project - No Development Alternative would also mean that the project's objectives, described in Section 2.5, would not be achieved and the project's 2,300 units would not be available. The recreational facilities, the two 18 hole golf courses with clubhouses, hotel resort, tennis club, along with the neighborhood commercial, recreational and open space uses would be unavailable for public use. This would reduce the future housing supply in the City of La Quinta. GREEN SPECIFIC PLAN Implementation of this alternative assumes that the 331 acre Green site would remain in its current use as open space.. This alternative would avoid the impacts associated with land use, traffic and circulation, noise, air quality, water resources, soils/geology/seismic, hydrology/stormwater runoff, biology, aesthetics/visual, cultural resources, recreation and public services/utilities. This alternative is considered the environmentally superior alternative to the extent that only the natural environment, in contrast to the built environment, is considered. The No Project - No Development Alternative would also mean that the project's objectives, as described in Section 2.5, would not be achieved and the project's 277 units would not be available for public use. This would reduce the future housing supply in the City of La Quinta. m54cas-1M1-ALTEPNATr; s MW LAN LAND USE -ALTERNATIVE ` ` TRAVERTINE SPECIFIC PLAN The project site currently has a General Plan land use designation of Low Density Residential (LDR) (2 to 4 dwelling units to the acre), and Open Space (OS) (1 dwelling units per 10 acres). Approximately 861 of the 909 acres are currently designated IDR and the remaining 48 acres are designated OS. For the purposes of this alternative, a dwelling unit density of 2.0 d.u. /acre will be assumed for LDR. Under Alternative 2, the proposed project site would only include residential units consistent with the General Plan designations. The total number of units would therefore decrease from 2,300 to approximately 1,727 units. This reduction in dwelling units may result in an increase in the preservation of existing biological habitat and open space areas. Figure 8.2-1 depicts a hypothetical conceptual site plan for this alternative. Land Use Development of the Travertine site under Alternative 2 would be consistent with the City of La Quints General Plan; would result in a reduction in the number of units on the site and would preserve more of the existing biological habitat and open space areas. Development of this alternative would result in land use impacts less than the proposed project because no General Plan Amendment would be required. Traffic and Circulation The Existing General Plan Land Use Designation Alternative would result m approximately 16,406 average daily trips (ADT). This is a reduction of approximately 5,444 trips when compared to the proposed project, and therefore will cause less impacts than the proposed project. Noise Noise impacts of the -Alternative 2 would be reduced commensurate with the reduction in vehicle trips and associated automobile noise. Noise sources associated with the recreational uses of the tennis club, golf course, practice golf range, club house and hotel would be eliminated. Therefore, Alternative 2 will cause less impacts than the proposed project. Air Quality Implementation of this alternative will result in a decrease in automobile trips and therefore reduce emissions as compared to the proposed project. However, the project will continue to have significant impacts due to regional non -attainment of air standards in the Coachella Valley. 8-4 O+cc J's 0.1�ClIt_.1 TFD NI T7V GC LOS ANGELES ANAHEIM. SAN BERNARDINO RIVERSIDE PALM DESERT PALM %F SPRINGS TRAVERTINE & GREEN SPECIFIC PLANS LA QUINTA INDIO � 1 JOSHUA TREE NATIONAL MONUMENT ,COACHEL:j .1 as SAN C- �.—�_—..��' 1TT CLEMENTE ANZAsoRREGO v. f ss [y ,� I, M: 1ESCONDIDO 78 DESERT' STATE PARK) I I I DIEGO �� --ow- womm ow so MEXICO Travertine & Green . Specif is Pian EIR .w - oomm` REGIONAL LOCATION MAP Figure 11 VICINITY MAP Travertine & Green Specific Plan EIR Figure 2.1-2 El TABLE 2.2-1 TRAVERTINE LAND USE PLAN Land Use Acreage % of Units/ Total Rooms Residential Golf Course (north) Golf Course (south) Resort/Hotel Tennis Club Commercial Maintenance Master -planned Street TOTAL 481.2 52 2,300 units 180.5 20 182.4 20 27.2 3 500 rooms 3.7 1 10.0 1 4.1 1 20.1 2 909.2 100% 2,300 The project includes a 27.2 -acre hotel/conference center site with comprehensive visitor facilities including but not limited to tennis, spa and other recreational facilities. The project proposes a separate tennis club, which will be located in the southern portion of the community, adjacent to the golf course, practice range and abutting Madison Street. Additionally, many individual residential planning areas will provide private swi��ing pools, tennis chibs, and other recreational facilities. A neighborhood -serving commercial site of 10 acres will accommodate community residents, visitors, and the adjacent community. The two private golf courses, comprised of 363 acres, or 40 percent of the total project site, will be integrated into the residential development to enhance community identity. The southern golf course will integrate naturalized landscaping with target golf. The northern course will have traditional landscaping. Each of the golf courses will be served by its own clubhouse facility which will include associated commercial uses and maintenance facilities. Project access would be provided via the proposed Jefferson Street alignment and Madison Street. 2-4 9W_%..va '=I-nPo car nl r THIS PAGE LEFT INTEA777 NAALLY BLANK GREEN SPECIFIC PLAN The Green Specific Plan is proposed to construct 277 homes. The gross project density would be less than 1 unit per acre. The three product types are as follows: -Cove lots (medium density) with a minimum 8,000 square foot lot size, are located on the eastern portion of the site; Estate lots (low density) and Cove lots on 10,000 square foot minimum lots, with a buffer on the open space areas on the west; and Custom lots (very low density) located at the northwestern corner of the project site adjacent to The Quarry development, which consist of 30,000 square foot lots. (See Figure 2.1-4). Table 2.1-2 depicts land uses by acre, percent of the total site, and number of units. Project access would be provided via three entry points off of the proposed Jefferson Street alignment. Ten custom lots in the northwestern corner of the site will gain access by connecting to existing streets in The Quarry development. Approximately 231 acres of the site, in the central and western portions of the property, will remain in a natural condition for hilong and riding recreation. A component of the Boo Hoff Trail (Section 3.11 Recreation) will be located along the foothills. TABLE 2.2-2 GREEN LAND USE PLAN Land Use Acreage % of Units Total Cove Lots 67.5 20 227 Estate Lots 14.1 4 40 Custom Lots 12.5 4 10 Open Space/Recreation 231.2 70 — Jefferson Street 5.8 2 -- TOTAL 9993WR _W01-PROIDESCPJff urlam 331.1 100% 277 2-6 i THIS PAGE LEFT INTEN77ONALLY BLANK M)—USE I Pt AN"G AREAS TRAVERTINE Travertine & Green Specific Plan EIR LAND USE PLAN Figure 2.2-1 E3 F Sly LAMA=cl�LB OM ow Dm aky Rani mdg 17.7 20 35 ow Dmsky Rmdomai 99.7 2.0 199 a Dmsiq Raidennsi 57.1 4.6 264 M DAY R ftWam.l 66.7 4.6 307 s DomM Resid 46.1 4.6 214 a Damy Rid 37.1 4.6 264 s D*MWY RCU&C W $24 4.6 243 a High Deasny Res. 13.3 9.2 121 a High NEW Res. 71.1 92 653 xww 180.5 arae 182.4 vut 32 noes .9 Club 3.7 Hasd 272 Mud 10.0 20.1 "9.2 23 2300 TRAVERTINE Travertine & Green Specific Plan EIR LAND USE PLAN Figure 2.2-1 E3 Travertine & Green Specific Plan EIR LEGEND Rid MEDIUM DENSITY RESIDENTIAL L—Id LOW DENSITY RESIDENTIAL L—v Id VERY LOW DENSITY RESIDENTIAL 08 OPEN SPACE GREEN LAND USE PLAN Figure 22-2 m 2.3 PROJECT PHASING TRAVERTINE SPECIFIC PLAN As depicted in Figure 2.3-1, the Travertine project is anticipated to develop in four phases. The first phase would include development of the northern 18 -hole golf course and the 10 -acre neighborhood commercial area. The second phase would include all residential development north of the proposed Jefferson Street alignment and the resort/hotel. The third phase would include the southern golf course and tennis club. The fourth phase would include the remaining residential areas south of the proposed Jefferson Street alignment. These four phases are expected to be built out by 2020. GREEN SPECIFIC PLAN As depicted in Figure 2.3-2, the Green Specific Plan project is anticipated to develop in three phases. Phase one would develop 10 custom lots at the northwestern section of the site. Phase two would develop 198 cove lots west of the proposed Jefferson Street alignment. Phase three would develop 40 estate lots in the southern portion of the site and 29 cove lots east of the proposed Jefferson Street alignment. These three phases are expected to be built out by the year 2000. 2.4 SURROUNDING LAND USES TRAVERTINE SPECIFIC PLAN Lake Cahuilla County Park and PGA West are located north of the Travertine site. The PGA West development is also approximately •1 mile north of the site. PGA West includes a residential community and four world-famous golf courses: Pete Dye's TPC Stadium Course, Arnold Palmer Course, Jack Nicklaus Resort Course and Jack Nicklaus Private course. Travertine is approximately 1 mile southeast of The Quarry at La Quints, a golf resort and residential development currently under construction. The proposed Green Specific Plan is located diagonally across and north of the Travertine site. The Martinez Slide forms the southern boundary of the project. The Bureau of Land Management overseas this geologic formation. Vacant, private lands adjoin the site to the east, and the All American Canal parallels the property boundary to the northwest. Properties east of the canal are devoted to agriculture. Vacant private lands adjoin the site to the west and Guadalupe Creek enters the property at the northwestern border. GREEN SPECIFIC PLAN Approximately one-half mile north of the Green site, is the PGA West development. The site is south of and is adjacent to The Quarry at La Quinta. The site is diagonally across and north of the proposed Travertine development. 2-8 !n1!wc-Wo1-PROJDESCR1Fr THIS PAGE LEFT IATEN77ONALLY BLANK I NMI ........... I V. do. 0 .—K . . ... ':RkZ• •may IOU, . u'A . . . . . . . . . . ..... ... .. . . . . . . . . . . .... . .... . .......... ..... . ...... .. I V ............ ....... .. ....... ... . . . . .. .... MADISON STREET Travertine & Green Specific Plan EIR Qk wy 1.7 own LEGEND PHASE I PHASE 11 PHASE III PHASE IV TRAVERTINE PHASING PLAN Figure 2.3-1 jefferavn obi at i Travertine &Grein Specif is Plan EI LEGEND GREEN PHASING PLAN Figure 2.3-2 EAssting General Plan Designations The project site is currently designated as Low Density Residential (LDR) (2 to 4 dwelling units to the acre), and Open Space (OS) (1 dwelling units per 10 acres) on the City of La Quinta General Plan Land Use Diagram. Refer to Figure 3.1-1. Approximately 861 of the 909 acres are currently designated LDR and the rem is rung 48 acres are designated OS. According to Policy 2-1.1.5 of the General Plan, the LDR density standard ranges from 2 to 4 dwelling units/per acre. The maximum density is 4 du/ac. The general residential product type within this density range is characterized by one to two-story, single family detached homes on large or medium size lots. Also included within this characterization includes clustered one to two-story, single family artaLbW units with generous amounts of open space. All unit types are subject to conditions for varying residential use guidelines as specified in Policy 2.1.1-9. The OS designation includes areas with steep, topographical constraints (including alluvial fans); significant scenic resources; habitat of threatened and endangered plant and animal species; areas most likely to include significant cultural resources; areas designated as having significant mineral deposits; and/or areas to remain in agricultural production. According to Policy 4-1.2.1 of the General Plan, development shall be allowed to occur in OS areas but only when in strict compliance with the Hillside Conservation Zone Ordinance. The Hillside Conservation Zone Ordinance allows development to occur in areas based on the slope of the hillside. Generally, permitted uses on slopes less than 20 percent include golf course fairways, greens, tees and cart paths, hiking and equestrian trails, single family residential uses, and accessory uses necessary to accomplish the permitted uses. Generally, uses permitted on slopes above 20 percent include hikin and equestrian trails and access roads only. w-7 a I. 4 r e 1 :.^s 4i , r 1 The project site is currently zoned R-1 and H -C. Refer to the Existing Zoning Map on Figure 3.1-2. County of Riverside General Plan The Travertine Specific Plan site is located in the City of La Quinta within the County of Riverside. Unincorporated Riverside County land surrounds the majority of the project site to the north, east, and south. Property recently annexed into the City of La Quinta, (Annexation No. 9, General Plan Amendment No. 92-041, and Zone Change No. 92-073), forms the western boundary of the site. Included in Annexation No. 9 was the Travertine Specific Plan site. 3.1-2 "N-WU-MMI-LAMM 3.1 LAND USE 3.1.1 EXISTING SETTING Sources -utilized in writing this section include: City of La Quints General Plan (1992) and the City of La Quints General Plan Master Environmental Assessment (1992). TRAVERTINE SPECIFIC PLAN Existing Land Seth The Travertine Specific Plan project site totals 909 acres within the City of La Quinta. Approximately 229 acres are actively cultivated grape vineyards. The remah ng 580 acres are comprised of broad gently sloping alluvial fans that are typical of the western portions of the Coachella Valley. The rocky foothills transition into rocky plains and gravel desert washes of Sonoran Creosote Bush Scrub and Desert Dry Wash Woodland. With the exception of the vineyards, the site is generally unimproved and utilized as open space. Surrounding Land Uses The Martinez Slide forms the southern boundary of the project site. This Slide is a seven -mile long geologic formation created by shifting surface material from the Martinez Mountain. The Bureau of Land Management (BLM) manages this geologic formation which is currently acassi'ble to the College of the Desert and the public by trail. Lake Cahuilla County Park is approximately 1 mile north of the site. The PGA West development is also approximately 1 mile north of the site. PGA West is comprised of a residential community and four world-famous golf courses: Pete Dye's TPC Stadium Course, Arnold Palmer Course, Jack Nicklaus Resort Course and Jack Nicklaus Private Course. Another golf course resort and residential development called The Quarry at La Quinta is approximately 1 mile southeast of the project site. Vacant, private lands adjoin the site to the east, and the All American Canal parallels the Property boundary. Properties east of the canal are devoted to agriculture. Vacant, private lands adjoin the site to the west, and the Guadalupe Creek enters the property at the northwestern border. 3.1-1 M6.V=-USM-L.AJM US THIS PAGE LEFT tolt, IX I p a v .0 1 W IiTl�1 SECTION 3.0 ANALYSIS OF ENV ERONNIENTAL ISSUES, IMPACTS ANIS MI DATION MEASURES This chapter addresses the potential environmeuml effects and mitigation measures for the following environmental factors: Land Use 0 Traffic and Circulation 0 Noise Air Quality Water Resources Soils/Geology/Seismic Hydrology/Stormwater 3.0-1 9994-work-12501—LAND USE * Biology • Aesthetics/Visual Y Cultural Resources • Recreation • Population, Housing and Employment • Risk of Upset • Public Services and Utilities S +CTTON 3.0 ANALYSIS OF +'N1-VIR��' L ISSUES, UVIPACTS AND MMGATION MEASURES' 999441=12301 -LAND USE r r r r r 2.7 RELATEDLAJMQVED PROJECJS This EIR addresses the cumulative environmental impacts of the proposed Travertine and Green Specific Plan projects, together with other closely related past, present and reasonably foreseeable probable ham projects (CEQA Guidelines 15355). The La Quinta General Plan at Buildout and the development of the Meyer/Anderson property provides the cumulative projects for this DEIR. 2-12 "93-WRX-=I-MoJDR5CRW r The southern edge of the Green site is partially defined by the flood control facilities diverting �- the Guadalupe Creek south of the eastern hills. The Lake Cahuilla County park is northeast of the property. Lake Cahuilla, itself, is approximately one-half mile further north. Vacant Bureau of Land Management properties adjoin the site to the west. 2.5 PROTECT OBJECTIWS A statement of objectives is required by Section 15124 (b) of the CEQA Guidelines. The plans for Travertine and Green Specific Plans are designed to enhance housing opportunities, consider natural features and resources, incorporate open space into a community system, and develop a common community theme throughout the development. In addition, the Travertine Specific Plan is designed to provide golf course, tennis court, and other recreation oriented facilities onsite. As master planned communities, the intention is to provide all of the backbone infrastructure, public facilities, services, and public utilities necessary to create a community that will support its residents without adversely impacting the existing infrastructure within the City of La Quinta. 2.6 ENVEROM=AL U PACS' ANALYSIS This EIR addresses the environmental consequences of the Travertine and Green Specific Plans. As an informational document, the EIR describes the environmental impacts of the proposed Project, possible mitigation measures to minimisuch impacts and alternatives to the proposed project. A Notice of Preparation was prepared in November 1994 and was distributers by the City of La Quinta. The City concluded that the development of the site may have a significant effect on the environment and that the following resources may be affected and require evaluation: • Land Use • Transportation/Circulation ■ Noise • Air Qin, • Water Resources • Earth/Soils/Geology • Hydrology/Flood Control • Biologic Resources • Aesthetics/Light and Glare • Cultural Resources • Recreation • Population/Housing • Risk of Upset • Public Services/Energy/Utilities 2-11 ff"-W c-U"I-PRauESCRWr urnft �`,�\.. Z.� ^ �; - :;, i. '/•w�P `'>rJr. f +�--•' .Ar'' 1< r"J ' y��..�f "�I •� j 4 `t ; •J` �' _ ;1 �•' ;•r / r '�+ .1 1 1^`• , "� r/" T r 1 1 -yrt• �`"� +. T... /.. ,'• i•• R `T. +., r 'j • v•t �� `� 4y .r /i. i! •h.. r _ '+. ' `'• : � Y(y r� -� r r, X� ,f� �! • l.,r.i • r' _ .. r, `t /r, .I�'� t ' • e�.,,_fs, � � a �...-�..r� �. 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M t �� ., 1�'{~l+ r,•7rl IN A... -A 0-i f.'rlti- m rA it Rii -ad, �:;• 1 r QP '�°-'�� - • H -C HILLSIDE CONSERVATION ::'^•`y �� ,: :\, /��J/•t�`tl�` r, y + i v �r _.•T { , } p%1 .4" p „ •r' , i . •111 '1..". .:.. •r :/," = { ',i 'i,�' • 1 + : •1 � 1 "- �•`' � � � „r1' � ~ �N� f• _ •Ir 1, - .W . r y 1 lit •r'i !rl '� r 1' +t 1 r J ..+ �+ i Fr`.t IrF E r j`'•�:,f li+,r O./., i{`i: 1/ t1 yy �.� r41is rFr R-1 R-1 ONE FAMILY DWELLING iijjjyyyrr, •�' .. ...4�•• .. `!J• � ••♦• d{�Yr' .. 'ff �` I r •• `/i 1r r t Travertine & Green Specific Plan EIR EXISTING ZONING Figure 3.1-2 EM SECTION 3.0 ANALYSIS OF ENVIRONMENTAL ISS[TES, EAPACTS AND MITIGATION MEASURES "WV=12501-LAND USE SECTION 3.4 ANALYSIS OF ENVIRONMENTAL ISSUES, IMPACTS ANIS M H GATIION MEASURES This chapter addresses the potential envirousnental effects and mitigation measures for the following environmental factors: • Land Use • Biology • Traffic and Circulation • Aesthetics/Visual • Noise • Cultural Resources • Air Quality • Recreation • Water Resources • Population, Housing • Soils/Geology/Seismic and Employment • Hydrology/Stormwater • Risk of Upset • Public Services and Utilities 3.0-1 9994-wrk-12501-LAND USE THIS PAGE LEFT IMEN77ONALLY BLANK 3.1 LAND USE 3.1.1 EMSMC, SEWING Sources utilized in writing this section include: City of La Quinta General Plan (1992) and the City of La Quints General Plan Master Environmental Assessment (1992). TRAVERTIIE SPECIF'iC PLAN Ftisfting Land Setting The Travertine Specific Plan project site totals 909 acres within the City of La Quinta. Approximately 229 acres are actively cultivated grape vineyards. The remaining 580 acres are comprised of broad gently sloping alluvial fans that are typical of the western portions of the Coachella Valley. The rocky foothills transition into rocky plains and gravel desert washes of Sonoran Creosote Bush Scrub and Desert Dry Wash Woodland. With the exception of the vineyards, the site is generally unimproved and utilized as open space. Surrounding Land Uses The Martinez Slide forms the southern boundary of the project site. This Slide is a seven -mile Ion* g geologic formation created by shifting surface material from the Martinez Mountain. The Bureau of Land Management (BLM) manages this geologic formation which is currently accessible to the College of the Desert and the public by trail. Lake Cahuilla County Park is approximately 1 mile north of the site. The PGA West development is also approximately 1 mile north of the site. PGA West is comprised of a residential community and four world-famous golf courses: Pete Dye's TPC Stadium Course, Arnold Palmer Course, Jack Nicklaus Resort Course and Jack Nicklaus Private Course. Another golf course resort and residential development called The Quarry at La Quinta is approximately 1 mile southeast of the project site. Vacant, private lands adjoin the site to the east, and the All American Canal parallels the Property boundary. Properties east of the canal are devoted to agriculture. Vacant, private lands adjoin the site to the west, and the Guadalupe Creek enters the property at the northwestern border. 3.1-1 999LWRK-12501 lJ►ND USE Existing General Plan Designations The project site is currently designated as Low Density Residential (LDR) (2 to 4 dwelling units to the acre), and Open Space (OS) (1 dwelling units per 10 acres) on the City of La Quinta General Plan Land Use Diagram. Refer to Figure 3.1-1. Approximately 861 of the 909 acres are currently designated LDR and the rema'nt ins 48 acres are designated OS. According to Policy 2-1.1.5 of the General Plan, the LDR density standard ranges from 2 to 4 dwelling units/per acre. The maximum density is 4 du/ac. The general residential product type within this density range is characterized by one to two-story, single family detached homes on large or medium size lots. Also included within this characterization includes clustered one to two-story, single family attached units with generous amounts of open space. All unit types are subject to conditions for varying residential use guidelines as specified in Policy 2.1.1-9. The OS designation includes areas with steep, topographical constraints (including alluvial fans); significant scenic resources; habitat of threatened and endangered plant and animal species; areas most likely to inchide significant cultural resources; areas designated as having significant mineral deposits; and/or areas to remain in agricultural production. According to Policy 4-1.2.1 of the General Plan, development shall be allowed to occur in OS areas but only when in strict compliance with the Hillside Conservation Zone Ordinance. The Hillside Conservation Zone Ordinance allows development to occur in area based on the slope of the hillside. Generally, permitted uses on slopes less than 20 percent include golf course fairways, greens, tees and cart paths, hu7cing and equestrian trails, single family residential uses, and accessory uses necessary to accomplish the permitted uses. Generally, uses permitted on slopes above 20 percent include hildng and equestrian trails and access roads only. Existing Zoning Designations The project site is currently zoned R-1 and H -C. Refer to the Existing Zoning Map on Figure 3.1-2. County of Riverside General Plan The Travertine Specific Plan site is located in the City of La Quints within the County of Riverside. Unincorporated Riverside County land sunounds the majority of the project site to the north, east, and south. Property recently annexed into the City of La Quints, (Annexation No. 9, General Plan Amendment No. 92-041, and Zone Change No. 92-073), forms the western boundary of the site. Included in Annexation No. 9 was the Travertine Specific Plan site. 3.1-2 ww�-uso� wm UM The Riverside County General Plan designates the unincorporated county land surrounding the project site as subject to the Eastern Coachella Valley Community Plan. The Final EIR #189 for the Eastern Coachella Valley Community Plan (ECVCP) has indicated that intense urbanization within the La Quinta-Coachella sub -community is encouraged. In addition, the following excerpts are taken from ECVCP final EIR #189: "Growth in the La Quinta-Coachella area is anticipated due to a number of factors. These factors include the proposed Coral Point Sewage Treatment Facility, the recent annexations into the City of La Quinta, the proposed expansion of Thermal Airport and the attractiveness of the Cove areas along the Santa Rosa Mountains." "A Planned Residential Reserve designation is used along the Cove area where development would be fragmented and service limited. This designation is intended to permit development along the Cove areas provided environmental issues are addressed and public services are acquired. These issues will be addressed in accompanying EIR's." On October 4, 1988, the Riverside County Board of Supervisors adopted Specific Plan 218 and EIR #232 approving development to the north and east of the Travertine Specific Plan site. Specific Plan 218 proposed development of 1,251 acres with densities ranging from 2 to 8 dwelling units per acre, and consisting of 4,262 units on 795 acres and 35 acres of commercial. The balance of Specific Plan 218 is open space. GREEN SPEC]F,FTC PLAN Existing Land Setting The Green Specific Plan project site totals 331 acres within the City of La Quina. The site is comprised principally of nearly flat alluvial fans formed along the base of the mountains on the western margin of the Coachella Valley. The southern half of the site is comprised of very steep and very rugged ridge slopes. Plant communities include Desert Dry Wash Woodland and Sonoran Creosote Bush Scrub. The site is generally unimproved and utilized as open space (i.e., equestrian trails and camping). 3.1-5 99NAM-125014AND USE Existing General Plan Designations The project site is currently designated as Open Space (OS) on the La Quints General Plan Land Use Diagram. (Refer to prior Figure 3.1-1) Open space uses permitted under the OS designation for Green are described in the Travertine Specific Plan section above. Existing Zoning Designations The project site is currently zoned Hillside Conservation Zone (HC). This zoning designation permits development to occur in areas based on the slope of the hillside. Generally, permitted uses on slopes not exceeding 20% include single family presidential uses; and accessory uses necessary to accomplish the permitted uses. Refer to the previous Figure 3.1-2 for the existing zoning designations on the Green site. County of Riverside General Plan The Green Specific Plan site is located in close proximity to unincorporated Riverside County, but is separated from unincorporated territory by the Lake Cahnilla County Park to the north east, which is within the City limits. Unincorporated County lands are generally located south Of the Green site. The discussion of adjacent ,jurisdictions planning for the Travertine Specific Plan also would apply to the Green Specific Plan. 3.1.2 IA,CTS Threshold of S Wficance The proposed project would have a significant effect on land use if it would result in substantially unmitigated conflicts with existing, planned, or adjacent land uses; or with zoning or General Plan designations or policies. A significant effect would also result if the project significantly induced urban growth or disrupted the physical arrangement of an established community. Land use impacts are closely linlmd to the other impact areas analyzed in the EIR (i.e., aesthetics, noise, public services, utilities, and transportationlcirculation). 3.1-6 "%-WU-mol-L.AM USE TRAVERTINE SPECUIC PLAN Proposed Land Use Plan The applicant has filed a Specific Plan application with the City. ' The Travertine Specific Plan proposes a master -planned resort community with residential, commercial, and open space/recreational uses. Refer to the Land Use Plan in Figure 2.1-3 and Land Use Table 2.1-1 in Section 2.0, pages 3 and 4. Approximately 2,300 residential units are proposed to be oriented and take advantage of the mountains, valley, and proposed golf course vistas. The residential component of the project would consist of estate homes, resort homes, and villas. Lot sizes would range from 3,600 to 20,000 square feet. The project includes a 27.2 -acre hotel/conference center with comprehensive visitor facilities including tennis, spa, and other recreational facilities. The project proposes a separate tennis club, which will be located in the southern portion of the community, adjacent to the golf course practice range and abutting Madison Street. Additionally, many individual residential planning areas would include swimming pools, tennis clubs, and other recreational facilities. Approximately 10 acres would be allocated to neighborhood commercial uses, accommodating community residents, visitors, and the adjacent community. The golf courses would be served by separate clubhouses including associated accessory commercial uses. Two 18 -hole championship golf courses would be integrated into the residential development. The southern course would be for target golf with naturalized landscaping while the northern course would have traditional landscaping. 161".1 1 :.� IM11,11 r Oki The Travertine Specific Plan proposes the following7General Plan Designations: Low Density Residential, Neighborhood Commercial, Tourist Commercial, and Golf Course Open Space. Since the project site is currently designated as Low Density Residential, with the exception of the designated Open Space area on the existing City of La Quinta General Plan Land Use Map, the project would require a General Plan Amendment (GPA). The specific impacts* resulting from the proposed changes to the General Plan. Land Use Map are described below. 3.1-7 9"WMUMI-LAM UM Lo_ w Densky Residential According to the General Plan, the gross density standard for this category ranges from 2 to 4 du/ac. According to Policy 2-1.1.9 of the General Plan, Conditions for Varying Residential Use Guidelines, Medium High Density Residential (MEDR) and High Density Residential (HDR) uses will be allowed to locate in areas designated on the Land Use Policy Diagram as Low Density Residential (LDR) providing a Specific Plan application is filed and the overall project density is consistent with the underlying Land Use Policy Diagram Density. The project proposes 2,300 residential units on approximately 481.2 acres. Utilizing the formula for calculating net density listed as Policy 2-1.1.1 of the General Plan, the proposed density would be 4.7 dwelling units/per net acre. However, when evaluating; the gross density for the Traver=e Specific Plan, the proposed density would be 2.5 dwelling units per acre (du/ac), based on 2,300 units within 909 acres, consistent with the existing General Plan designation. A portion of the area in the northernmost section of the project site, proposed as low density residential, is currently designated on the General Plait Land Use Map as Open Space (OS) with a slope gradient greater than. 20 percent.' According, to Policy 4-1.2.1 of the General Plan, development shall be allowed to occur in OS areas but only when in strict compliance with the Hillside Conservation Zone Ordinance. The Hillside Conservation Zone Ordinance allows development to occur in areas based on the slope of the hillside. Generally, permitted uses on slopes less than 20 percent gradient include golf course fairways, greens, tees and cart paths; hiking and equestrian trails, single family residential uses; and accessory uses necessary to accomplish the permitted uses. Generally, uses permitted on slopes above 20 percent include hr'king and equestrian trails and access roads. The Travertine Specific Plan is consistent with the allowable land use densities of the General Plan, but is not consistent with the goals, objectives and policies of the Open Space and Hillside Conservation Zone designations. The conversion of OS to LDR to allow single family residential units is considered a significant land use impact and the project will require a GPA. 1. Gmerol Plan Amendment 092-4411, Exhibit A. 3.1-8 "NAM -W01 -LAM USE Nehborhood Commercial The proposed 10 acres of neighborhood commercial would serve the Travertine development and adjacent community. Since this area is designated as Low Density Residential under the existing General Plan, the proposed designation does not conform to the existing General plan. This is considered a significant land use impact and will require a GPA. Tourist Commercial The proposed 40 acres of tourist commercial would consist of an approximately 28 -acre resortthotel, a 4 -acre tennis club, and two golf course clubhouses totaling 8 acres. Since this area is designated. as Low Density Residential under the existing General Plan, the proposed designation does not conform to the existing General Plan. This is considered a significant land use impact and will require a GPA. Golf Course Open Space The project proposes two 18 -hole golf courses totaling 367 acres and 4.1 acres of golf maintenance facilities. Land Ilse Conversion The project will result in a direct loss of up to 909 acres of existing open space and agricultural land. Although the project will incorporate two golf courses, an equestrian trail, and landscape treatments, the direct on-site open space loss is considered significant and unavoidable. Proposed Zoning Designations The Specific Plan, upon adoption by the City of La Quints, will become the zoning for the project site. County of Riverside General Plan Designations The Travertine Specific Plan is consistent with the intent of the County of Riverside General Plan to encourage growth and urbanization within the La Quinta-Coachella sub -community. In particular, the Travertine Specific Plan is compatible with the County approved Specific Plan l 218 development of residential and commercial uses. GREEN SPECIFIC PLAN Proposed Land Use Plan The Green Specific Plan proposes a total of 277 residential units oriented on 100 of the 331 total acres. The gross project density would be less than 1 unit per acre. The loss of 100 acres of open space area for the Green Specific Plan is not considered a significant -impact. 3.1-9 s9WVM_Wm.wm USE The three product types are Cove lots with a minimum 8,000 square foot lot size and located in the eastern portion of the site; Estate lots with a minimum 10,000 square foot lot size and buffering the open space and Cove lots; and Custom lots with a minimum 30,000 square foot lot size located at the northwestern corner of the project site, adjacent to The Quarry. Refer to the Land Use Plan in Figure 2.1-4 and Land Use Table 2.1-2 in Section 2.0, pages 5 and 6. Proposed Zoning Designations The Specific Plan, upon adoption by the City of La Quinta, will become the zoning overlay for the project site. Proposed General Plan Designations The Green Specific Plan would not be consistent with the existing OS land use designation because the project proposes a Low Density Residential General Plan Designation on a portion of the site. This is considered a significant impact and would require a GPA. County of Riverside General Plan The Green Specific Plan, like the Travertine Specific Plan is consistent. with the County's intent to encourage growth and urbanization within the La Quinta-Coachella sub -community. No significant land use impacts to Riverside County General Planning would result from the Green Specific Plan. 3.1.3 G1DRJLATIVE MAM The Travertine and Green Specific Plans, in conjunction with other related projects will result in the cumulative loss of open space area. This is a significant and unavoidable impact. A mitigation measure has been recommended for this project in order to mitigate General Plan designation inconsistencies to less than significant levels. However, the conversion of open space to urban uses will remain significant. 3.1.4 MYTiGA QN MEASURES Mitigation measures which apply to the Travertine Specific Plan are designated by ('1) and Green Specific Plan by (G). 1. To resolve inconsistencies with existing City General Plan and zoning map designations, amendments, as requested, shall be made to the City of La Quints Zoning Map and General Plan Land Use Map prior to final map approval. (T,G) 3.1-10 "%-wsx-nMI-LAM USE 3.1.5 LEVEL CIF SIGNIFICANCE ATTER MMGAnON TRAVERTINE AND GREEN SPECIFIC PIANS The Travertine Specific Plan, once implemented will result in the significant loss of open space area. Cumulatively, the two project areas, together with other related projects will result in the cumulative loss of open space to urban uses. 3.1-11 "M -WW -UM -LAM USE THIS PAGE LEFT INTENT70NALLY BLANK 3.2 "TRAFFIC AND CIRCULATION Sources utilized in the writing of this section include the Traffic Impact Study for the Travertine and Green Specific Plans prepared by Endo Engineering and contained in its entirety in Appendix B. Regional access is currently available from Interstate 10 and State Highway 111. Though there is currently no improved access to either Green or Travertine, local access is possible from Madison Street and Monroe Street to the north. The following discussion includes existing traffic conditions for both the Green and Travertine projects. Study Area The following ten intersections were identified by the City of La Quints as the study area for the Travertine and Green Specific Plan analyses: ® Jefferson Street/Avenue 50 • Jefferson Street/Avenue 52 • Jefferson Street/Avenue 54 O Monroe Street/Avenue 54 • Monroe Street/Avenue 62 Madison Street/Avenue 54 Madison Street/Airport Blvd. Madison Street/Avenue 58 Madison Street/Avenue 60 Madison Street/Avenue 62 Madison Street at Avenue 60, Madison Street at Avenue 62 and Monroe Street at Avenue 62 do not currently exist as intersections at this time. Additionally, none of these intersections are part of a Congestion Management Program. Area Roadway System The following paragraphs provide detailed information pertaining to the roadways shown in the abovementioned figures. Additional information- on the following existing streets is also provided in Appendix B, Figure III -1 Existing Transportation System, Figure III -3 Typical Cross -Sections and Table M-1 La Quints Roadway Capacity Standards. Jefferson Street runs north/south and provides two travel lanes in the project vicinity. North of Avenue 50, Jefferson Street is a two-lane divided facility with 44 ± feet of pavement, a striped median and a speed of 55 mph. South of Avenue 50, Jefferson Street is a two-lane undivided roadway. Jefferson Street currently terminates west of -Airport Boulevard. 9751 -CAB -12501 -TRAFFIC 3.2-1 Madison Street is a north/south 2-1ane roadway with a speed of 55 mph. Currently, Madison Street is discontinuous between Avenue 54 and Avenue 52, Avenue 50 and SR 111, and SR 111 and Fred Waring Drive. The right-of-way width is 100' to 110'. Curbs, gutters, sidewalks and street lights only exist along Madison Street where residential tracts or commercial developments exist. Between Avenue 54 and Airport Boulevard, Madison has been widened to provide two southbound lanes and one northbound lane with a raised, landscaped median and an eight -foot wide bike lane. Monroe Street is a north/south 4 -lane divided roadway with a posted speed limit of 45 mph north of SR 111. The right-of-way width is 100' to 110'. South of Avenue 48, Monroe Street narrows to a two-lane undivided roadway. Orbs, gutters, sidewalks and street lights only exist along Monroe Street where residential tracts or commercial developments exist. The motion at SR 111 is signalized. Avenue 50 is an cast/west two lane undivided roadway with 26± feet of pavement. Improvements, such as curbs, gutters, sidewalks and street lights do not exist along Avenue 50. The speed limit is 55 mph. The intersection at Washington Street is signalized. West of Washington Street, Avenue 50 is a four -lane undivided roadway. The intersections at Jefferson Street and Monroe Street are controlled by four-way stops. Avenue 52 is an east/west two-lane undivided roadway with 26 ± feet of pavement. The speed limit is 55 mph. Improvements, such as curbs, gutters, sidewalks and street lights do not exist along Avenue 52. The intersections at Jefferson Street and Monroe Street are controlled by four-way stops. Avenue 54 is an east/west two-lane undivided roadway with 26 ± feet of pavement east of Madison Street. This section of Avenue 54 does not have improvements such as curbs, gutters, sidewalks and street lights. West of Madison Street, Avenue 54 has a raised, landscaped median and has been widened to provide two lanes in the eastbound direction. The eastbound portion of the roadway has improvements that include curbs, gutters, sidewalks, streetlights and landscaping. The westbound side has one lane but no other improvements. The intersection at Madison Street is controlled by a three-way stop. The intersection at Monroe Street is controlled by stop signs on Avenue 54. Airport Boulevard (Avenue 58) is an east/west two-lane undivided roadway with 26 ± feet of pavement. The speed limit is 55 mph. Improvements such as curbs, gutters, sidewalks and street lights do not exist along Avenue 58. Avenue 60 is an cast/west two-lane undivided roadway with 26 ± feet of pavement. The speed limit is 55 mph. Improvements such as curbs, gutters, sidewalks and street lights do not exist along Avenue 60. Avenue 60 is controlled by stop signs at Monroe Street. 9751-cns-12%1-77Ar- C 3.2-2 Avenue 62 is an east/west two-lane undivided roadway with 26± feet of pavement. The speed limit is 55 mph. Improvements such as curbs, gutters, sidewalks and street lights do not exist along Avenue 62. E dsdng Traffic Volumes Figure 3.2-1 Current Daily Traffic Volumes, depicts the current traffic of the roadway links in the area and lists the sources which were utilized in developing the daily traffic volumes. According to the traffic study, current daily traffic volumes were derived by assuming that: 1) 9 percent of the average daily traffic volume occurs during the evening peak hour; and 2) that historically, the annual traffic growth rate has been 9 percent in the vicinity. Turning movement counts were made during October, 1994 at eight intersections in the project vicinity, (Refer to Appendix B, Figure A-1, for the date and time of each count). The Riverside County guidelines require the use of the 1985 Highway Capacity Manual (HCM) methodology for evening peak hour analysis at key intersections in the project vicinity. Figure 3.2-2 illustrates the existing turning movements during the evening peak hour after they were seasonally adjusted (increased by 55 percent) to reflect peak season traffic conditions. Listed below are, the following seven key intersections which currently operate at acceptable levels of service D or better during the peak hour.' • Madison Street/Airport Blvd. 0 Madison Street/Avenue 58 • Monroe Street/Avenue 54 0 Jefferson Street/Avenue 50 • Jefferson Street/Avenue 52 • Jefferson Street/Avenue 54 • Madison Street/Avenue 54 These intersections are also listed in Appendix B, Tables V1 -1A and V1 -1B, Existing LOS for Unsipalized Intersections and All -Way Stop Intersections, respectively. Although none of the key intersections are currently signalized, the intersection of Jefferson Street at Avenue 50 appears to justify a traffic signal under the existing conditions with the current lane geometries, as depicted in Figure VII -1 Existing Lane Geometrics in Appendix B. Transit Service Public transportation in the City of La Quinta is provided by the Sunline Transit Agency. One line serves the northern and central portions of the City and provides connections to other routes at the Palin Desert Town Centre. Service to the project site is not currently available. '.Traffic counts were taken at eight intersections however, the intersection of Monroe Street and Avenue 62 generates such small counts that an intersection analysis was not prepared for the Existing and Year 2000 conditions. Although, the counts were utilized in preparing the General Plan Buildouu analysis. 9751-CAB-12501-TRAMC 3.2-3 THIS PAGE LEFT INTENTIONALLY BLANK 1 T ""��. _ `;., • � rr .wF..1 - w ,r +�,r.. •y. �•.,,) •. a ( ;1 � rJa . "r , . .,. � _. - ,� •Jif ;�"' •. r4 ". .P I ! '�. A- f� � A .. '♦• �` �'� `• ^� _'. f t .r '�ttw .,, •+•�. ,. r.r � f#a �`�' r J � t� r - 1 ..14, �� r ..`• � ^('✓ ^+I ':... J. • �. `y . , '•r• J , 1 _ r'" r ' .l. 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V 'l `\ 1 •� 1;JIM. '"' _ { / '-, li• ► lYl if_ • �II ♦�;• 1 •;+` t_ / iI J% r~ .� f r,.-' 7r 1'w... pr i 1 0 I: 4■4■ ^ -10 . - J� /� ��_♦ I.S♦\ # •♦ •/ ^w`'•- ;I + '�y`'" a r,,./ter-zr�ysir♦ed rrs•saa•�.ty..: Wirers '. pop& :f `r'•{I �•�.�.rl/ _�—. S_ Iwo i �� + i. N *#-'Tl •`• y �wl r M 4 •ti //r) j S' / T J _ _T/t_s�, .o_=-iws�Y.�rs.rrj�_�•_a.t '`�• y f +I `�•,-.+ -� jjI 1 _ 1 1 �" _ rte' "i'�=' LEGEND .•.. ,�f r• - .rlo • LDR 1 \ 1 `� 17 i •1 li - 1 a � 1 '; -��• K'•`�J �o. `" * �y=' •�•♦ �.�'e .,,yF"w• I 1 / 4 .caararl ` ♦ .. v a- j r r t: r_` w,, r i ! y� /Ir t, s+ lr fi�arra y ►'a a 'r:..a w rs a a s r s ar' r •-n ;; 1I �/ , `c �* i • l "�""' ` I I, ' • --hi -- LDR LOW DENSITY RESIDENTIAL t / v r a- .,-. + ('2-4du/ac) Ito �:A � I r I j � ..+ "• S • 1 � � �rr�� '"r ` /S` ` i :! •A � � w /• / OPEN SPACE � .!•l +'f fi+ I' % �•+ \ti i 't 9 / i i46 " ' ° j r (1du/10ac) 1 7. f r . ; +i l� r _ _ � ` _ _ _ _ \. I _-"-•-.... ` • .a`..��-. ,..r. i..._ �.1 r ' f I/�1. � �`� � � - >r� rte...__ H li.:, ., M.:U.: CN '1• :' e , • .. ' �. f •' ' ;Tij(('� •-�!'.. -ter •, • ....,.,.r,n_. �♦� - r. rrw ,•r ,� i Travertine & Green Specific Plan EIR EXISTING GENERAL PLAN, DESIGNATIONS Figure 3.1-1 38 `5 corm 273 N1jf"1r .rg 154 - _4' 237 ►+ A `= 31 •r,/ � 27 i 2260 V 4. 102 r 217-)- f` I s -f 2! -W 41 f- 25 551,417 211 too cv En 13 a O IL Lake : Calhuilifa moss. I y Green Specfic F Spwft r Plan m 0 c 0 2 Avenue s0 23 24 41— Avenue 53N f 70 Avenue r! 10 54, r- cn r Airport 43 Js m45 Blvd. � ,,�- 3 107 '� , � NLL'fO 1 r Avenue62 Avenue 60 Avenue LEGEND 101 Btlntated Evening Peak Hour Turning rNiV 5 r LEGEND 101 Btlntated Evening Peak Hour Turning Movements. Scale: 1" = 5680 YEAR 2000 AMBIENT EVENING PEAK HOUR TRAFFIC VOLUMESVOLUMESFigure 3.2-8 Travertine & green. Specific Pian •E#R YEAR 2000 TOTAL DAILY TRAFFIC VOLUMES Figure 3.2 - Travertine & Green Specific is Plan E1RLE CN co vv8 O Z LK O 10,928 8707 9134 10,503 Avenue 50 � 11,603 6364 5890 4011�979 Avenue 52 U7 r CDN 190 6951 2104. 1864 Avenue V54 Z m a1258 3144 Airport Blvd. Lake /iQa 4, F.... W& R A V � 5868 2405 1660 Avenue 58 a Green r Specific P 210 260 Avenue 60 r 1540 Lr ,r e` r Travertine�ll Avenue Specific 1 62 Plan Scale: 1' = 56E YEAR 2000 TOTAL DAILY TRAFFIC VOLUMES Figure 3.2 - Travertine & Green Specific is Plan E1RLE V 5 N Airport co h -4-75 2 �+ a Blvd. 6. N f- 3 4 r Lala 180 l9 O r 41 Cahudia 2 434, 55 Avenue 315 am 58 Green Specific PI Avenue r 60 r Plan 1 _Avenue 62 LEGEND 10 Estimated Evening Peak Hour Turning Movements Scale:1' = 561 YEAR 2000 TOTAL EVENING; PEAK HOUR TRAFFIC VOLUMES Figure 3.2- Travertine & Green Specific Plan EIR c a m o co ;Um 9a3 ©3 m c o Avenue 50 237 n ocn N cr 4- 38 42 U)cu N 5 '` f 29 r n, p Avenue u ` n 2r 260 N 52 5 6 102 217 n m R�7 N +- 172 70 Avenue y,' 1754 4 V 5 N Airport co h -4-75 2 �+ a Blvd. 6. N f- 3 4 r Lala 180 l9 O r 41 Cahudia 2 434, 55 Avenue 315 am 58 Green Specific PI Avenue r 60 r Plan 1 _Avenue 62 LEGEND 10 Estimated Evening Peak Hour Turning Movements Scale:1' = 561 YEAR 2000 TOTAL EVENING; PEAK HOUR TRAFFIC VOLUMES Figure 3.2- Travertine & Green Specific Plan EIR 3.2.3 C' MULATIVE M PACTS GREEN SPECIFIC PLAN Cumulative impacts for the Green Specific Plan are assumed to occur in the Year 2000, as the proposed project will be completely built -out. Refer to the previous Year 2000 Traffic analysis under the Travertine Specific Plan. The Year 2000 analysis includes the Green Specific Plan traffic (assuming buildout), the Travertine Specific Plan traffic (assuming 250 units are completed) and the Ambient traffic. TRAVERTINE SPECIFIC PLAN Cumulative impacts for the Travertine Specific Plan include, the Green and Meyer/Anderson projects and buildout of the City's General Plan. General Plan Buildout Traffic General Plan Buildout conditions assume the completion of Madison Street north of Avenue 54 and south of Avenue 60. Additionally, it was assumed that the Travertine Specific Plan will be completed and the southerly portion of the Jefferson Street loop will be connected to Avenue 62. The existing turning movements were proportionately increased to estimate General Plan Buildout conditions by applying the ratio of daily buildout volumes to existing volumes. The existing turning movement percentages were modified before they were applied to General Plan Buildout conditions, at the intersection of Madison Street at Avenue 54 and Madison Street at Avenue 60. The turning movement percentages at Madison St./Ave. 54 were modified due to the extension of Madison Street north of Avenue 54 and at Madison Street and Avenue 60 to reflect the extension of Madison to Avenue 62. Based on the total daily traffic volumes and total evening peak hour traffic volumes, eight of the ten key intersections will require sigm1ization and/or development of the roadways to the General Plan Buildout Lane Geometrics. Refer to Figure 3.2-11 General Plan Buildout Total Daily Traffic Volumes and Figure 3.2-12 General Plan Buildout Total Evening Peak Hour Traffic Volumes. General Plan Buildout total daily traffic volumes when compared to both the current daily traffic volumes and Year 2000 total daily traffic volumes results in a significant traffic increase. The same is true for the General Plan Buildout evening peak hour traffic volumes when compared to the existing and Year 2000 total evening peak hour traffic volumes. 9751 -CAB -12501 -TRAFFIC 3.2-19 THIS PAGE LEFT INTEN77ONALLY BLANK C8 i 0 Cmo CO N _y O � N C .Q.. 3 2 Avenue 29,090 30,240 21,300 16,310 50 8 I7 N m O O CO) N Avenue 31,980 16,970 12,280 6900 52 N r0 0- O N to N r N Avenue 23.040 8450 4900 54 m o O1 m N O N a Airport 18,320 13,100 Blvd. O o N w C Cairviile N w Avenue 15,560 7740 58 m m r d � Green � Specific Pi Avenue traverfinep 600 300 N Avenue 9710 702062 o � o Scale: 1" = we GENERAL PLAN BUILDOUT TOTAL DAILY TRAFFIC VOLUMES Figure 3.2-1 Travertine & Green Specific Plan EIR Scale: 1 " = 56E GENERAL PLAN BUILDOUT TOTAL EVENING PEAK HOUR TRAFFIC VOLUMES Figure 3.2-1 ©j Travertine & Green Specific 'Pian EIR EE The 65 CNEL contour is located within the right-of-way of the following roadway links: Madison St./North of Avenue 52 Madison St./North of Airport Blvd. Madison St./North of Avenue 58 Madison St./North of Avenue 60 Monroe St./North of Avenue 58 Monroe St./North of Avenue 60 Monroe St./North of Avenue 62 Avenue 54/West of Jefferson St. Avenue 54/West of Monroe St. Avenue 54/East of Monroe St. Airport Blvd./West of Monroe St. Airport Blvd./East of Monroe St. Avenue 58/West of Madison St. Avenue 58/West of Monroe St. Avenue 58/East of Monroe St. Avenue 60/West of Monroe St. Avenue 60/East of Monroe St. Avenue 62/East of Monroe St. The primary sources of existing noise in the City of La Quinta are the master planned roadways. However, due to the low traffic volumes in the project vicinity, relatively low ambient noise levels are present. The four master planned roadways in the study area generating the most noise include: Jefferson Street, Monroe Street, Avenue 50 and Avenue 52. 3.3.2 DVACTS Short -Term Acoustic Impacts Short-term acoustic impacts are those associated with construction activities necessary to implement the proposed land uses on-site. These noise levels will be higher than the ambient noise levels in the project area today, but will subside once construction is completed. Two types of noise impacts should be considered during the construction phase. First, the transport of workers and equipment to the construction site will incrementally increase noise levels along the roadways leading to and from the site. The increase although temporary in nature, could be audible to noise receptors located along the roadways utilized for this purpose. Second, the noise generated by the actual on-site construction activities should be evaluated. Figure 3.3-1 illustrates typical construction equipment noise ranges at a distance of 50 feet. Lang -Term Acoustic Impacts Long-term acoustic impacts could occur both on-site and off-site if the proposed Travertine and Green Specific Plans are approved and implemented. Off-site noise impacts will result primarily from project -related traffic on site access roads. On-site acoustic impacts could result from motor vehicle noise generated by ultimate traffic volumes on the master planned roadways adjacent to the two project sites. 3.3-3 9750 -CAB -12501 -NOISE Table 3.3-1 Existing Exterior Noise Exposure Adjacent to Nearby Roadways Roadway A.D.T.' CNEL @ Distance to Contours (Ft.)` (Veh/Day) 100 Feetb 70 dBA 65 dBA 60 dB. Jefferson Street - North of Avenue 50 11,320 69.2 83 263 830 - North of Avenue 52 6,850 67.0 R/W 159 503 - North of Avenue 54 6,350 66.7 R/W 147 466 Madison Street - North of Avenue 52 510 55.8 R/W R/W R/W - North of Airport Blvd. 710 57.2 R/W R/W 54 - North of Avenue 58 1,030 58.8 R/W R/W 76 - North of Avenue 60 160 50.7 R/W R/W R/W Monroe Street - North of Avenue 50 14,260 70.2 105 331 1047 - North of Avenue 52 7,760 67.6 57 180 569 - North of Avenue 54 3,500 64.1 R/W 81 257 - North of Airport Blvd. 2,980 63.4 R/W 69 219 - North of Avenue 58 1,310 59.8 R/W R/W 96 - North of Avenue 60 990 58.6 R/W R/W 73 - North of Avenue 62 570 56.2 R/W R/W R/W Avenue 50 - West of Jefferson Street 7,890 67.6 58 183 578 - West of Madison Sava 6,530 66.8 R/W 152 479. - West of Monroe Street 7,480 67.4 55 174 549 - East of Monroe Street 9,030 68.2 67 210 663 Avenue 52 - West of Jefferson Street 7,870 67.7 60 183 577 - West of Madison Street 4,740 65.4 R/W 110 347 - West of Monroe Street 4,690 65.4 R/W 109 344 - East of Monroe Street 4,340 65.0 R/W 101 318 Avenue 54 - West of Jefferson Street 190 51.4 R/W R/W R/W - West of Madison Street 2,170 62.1 R/W 53 160 - West of Monroe Street 930 58.3 R/W R/W 68 - East of Monroe Street 1,020 58.7 R/W R/W 75 Airport Blvd. - West of Monroe Street 640 56.7 R/W R/W R/W - East of Monroe Sant 2,030 61.7 R/W R/W 149 IL A.D.T.: Average Davy two-way Tmft volume. b. CNEL vahms are given at 100 feet from roadway crsuedu)es. C. An disnnees ate meawted from the centerline. R/W means the comour falls within rhe rigbt-of--way. 3.3-4 9750 -CAB -12501 -NOISE Table 3.3-1 (Continued) Existing Exterior Noise Exposure Adjacent to Nearby Roadways Roadway A.D.T.a CNEL @ Distance to Contours (Ft.)` (Veb/Day) 100 Feee 70 dBA 65 dBA 60 dBA Avenue 58 - West of Madison Street 740 57.3 R/W R/W 54 - West of Monroe Street 790 57.6 R/W R/W 58 - East of Monroe Street 850 58.0 R/W R/W 63 Avenue 60 - West of Monroe Street 160 50.7 R/W R/W R/W - East of Monroe Street 210 51.9 R/W R/W R/W Avenue 62 - East of Monroe Street 530 55.9 R/W R/W R/W a. A.D.T.: Average Daily two-way Traffic vohttne. b. CNE. values an given at 100 feet from roadway centerlines. C. All distances are measured from the cemeriine. R/W means the contour falls within the right -0f --way. 3.3-5 9750 -CAB -12501 -NOISE THIS PAGE LEFT INTEN77ONALLY BLANK r 3.3 NOISE The source utilized in the writing of this section includes the Noise Study for the Travertine and Green Specific Plans, prepared by Endo Engineering and contained in its entirety in Appendix C. 3.3.1 EXISTING SETTING Fundamentals of Noise Noise levels are measured on a logarithmic scale in decibels which are then weighted and added over a 24-hour period to reflect not only the magnitude of the sound, but also its duration, frequency, and time of occurrence. In this manner, various acoustical scales and units of measurement have been developed such as: equivalent sound levels (Leq), day -night average sound levels (Ldn) and community noise equivalent levels (CNEL's). A -weighted decibels (dBA) approximate the subjective response of the human ear to a broad frequency noise source by discriminating against the 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. The decibel scale has a value of 1.0 dBA at the threshold of hearing and 140 dBA at the threshold of pain. Each interval of 10 decibels indicates a sound energy ten times greater than before, which is perceived by the human ear as being roughly twice as loud. Therefore, a 1.0 decibel increase is just audible whereas a 10 decibel increase means the sound is perceived as being twice as loud as before. Noise bating Schemes Equivalent sound levels are not measured directly but rather calculated from sound pressure levels typically measured in A weighted decibels (dBA). The equivalent sound level (Leq) is the constant level that, over a given time period, transmits the same amount of acoustic energy as the actual time -varying sound. Equivalent sound levels are the basis for both the Ldn and CNEL scales. Day -night average sound levels (Ldn) are a measure of the cumulative noise exposure of the community. The Ldn value results from a summation of hourly Leq's over a 24-hour time period with an increased weighing factor applied to the nighttime period between 10:00 PM and 7:00 AM. This noise rating scheme takes into account those subjectively more annoying noise events which occur during the normal sleeping hours. 9750-C AB -12501-N 015E 3.3-1 Community noise equivalent levels (CNEL) also carry a weighting penalty for noises that occur during the nighttime hours. In addition, CNEL levels include a penalty for noise events that occur during the evening hours between 7:00 PM and 10:00 PM. Because of the weighting factors applied, CNEL values at a given location will always be larger than Ldn values, which in turn will exceed I -eq values. However, CNEL values are typically within one decibel of the Ldn value. City of La Quinta Noise Standards The City of La Quinta has established noise standards by land use type as specified in the Environmental Hazards Element of the General Plan. Refer to Appendix C for a listing of these standards. Residential uses are acceptable in noise environments below 60 CNEL (in outdoor living areas). Commercial, employment and manufacturing uses are allowed in areas with a noise exposure below 75 CNEL. Golf and tennis uses are restricted to areas with a noise exposure below 70 CNEL. Hotels and motels are permitted in areas with a noise exposure below 70 CNEL; however, noise levels below 60 CNEL are desirable in outdoor living areas. Motor Vehicle Noise Modeling As shown in Table 3.3-1, the existing ambient noise levels emanating from roadways currently range from a low of 50.7 CNEL (at 100 feet from the centerline of Avenue 60 and Madison Street) to a high of 70.2 CNEL (at 100 feet from the centerline of Monroe Street). The 70 dBA contour presently falls within the right-of-way along the following roadway links: Jefferson St. /North of Avenue 52 Jefferson St./North of Avenue 54 Madison St./North of Avenue 52 Madison St./North of Airport Blvd. Madison St./North of Avenue 58 Madison St./North of Avenue 60 Monroe St./North of Avenue 54 Monroe St./North of Airport Blvd. Monroe St./North of Avenue 58 Monroe St./North of Averse 60 Monroe St./North of Avenue 62 Avenue 50/West of Madison St. Avenue 52/West of Madison St. Avenue 52/West of Monroe St. Avenue 52/East of Monroe St. Avenue 54/West of Jefferson St. Avenue 54/West of Madison St. Avenue 54/West of Monroe St. Avenue 54/East of Monroe St. Airport Blvd./West of Monroe St. Airport Blvd./East of Monroe St. Avenue 58/West of Madison St. Avenue 58/West of Monroe St. Avenue 58/East of Monroe St. Averse 60/West of Monroe St. Averse 60/East of Monroe St. Avenue 62/East of Monroe St. 3.3-2 9750 -CAB -12501 -NOISE 3.2.5 LEVEL GF SZGNMCANCE AFTER NHTIGAT ION All seven intersections that were analyzed under the existing conditions will operate at LOS D or better. Additionally, only the intersection of Jefferson Street at Avenue 50 meets signal warrants under existing conditions, with or without the proposed project. Under the Year 2000 analysis, the following three intersections require signalization and/or construction of additional lanes to provide LOS D or better, with or without the proposed projects: • Jefferson St./Ave. 50 • Jefferson St./Ave. 52 • Jefferson St./Ave. 54 Mitigation measures have been provided to ensure that the Green Specific Plan buildout and Travertine interim impacts are mitigated to a less than significant level. The following eight intersections under Travertine buildout (which is also General Plan Buildout) will require signalization and construction to their proposed General Plan Buildout geometrics to provide a LOS D or better: Jefferson St./Ave. 50 • Jefferson St./Ave. 54 • Madison St./Ave. 54 • Madison St./Ave. 58 • Jefferson St./Ave. 52 0 Monroe St./Ave. 54 • Madison St./Airport Blvd. • Madison St./Ave. 62 Mitigation measures have been provided to ensure that the Travertine related impacts are mitigated to a less than significant level. As previously indicated the intersection of Madison Street at Avenue 60 will result in LOS E upon General Plan Buildout, this is considered a significant impact. However, on a project - specific level the Travertine Specific Plans contribution to this intersection is less than significant. 9751-cns-12501-TRAMc 3.2-24 THIS PAGE LEFT INTEN77ONALLY BLANK This results in the need for signalization of the following intersections under General Plan Buildout conditions: • Jefferson St. /Ave. 50 • Jefferson St./Ave. 52 • Jefferson St./Ave. 54 • Madison St./Ave. 54 • Madison St./Airport Blvd. • Madison St./Ave. 58 • Madison St./Ave. 62 • Monroe St./Ave. 54 As indicated in Appendix B, Table VI -3B General Plan Buildout Level of Service Signalized Intersection Analysis, traffic impacts to these intersections can be mitigated to a less than significant level with signalization and construction of the roadways to the lane geometrics consistent with the Required Lane Geometncs (General Plan Buildout) as depicted in Figure VII -3 in Appendix B. As indicated in Appendix B, Table VI -3A General Plan Buildout LOS Unsignalized Intersection Analysis (Partial Control Stop); Madison Street at Avenue 60 will result in LOS E and Monroe Street at Avenue 62 will result in LOS A. As Madison St./Ave. 60 results in LOS E, it is considered to result in a significant impact. This impact is a result of General Plan Buildout and is not project -specific. Signalization of this intersection would improve the LOS but the traffic volume is too small to currently meet signal warrants. 3.2.4 :t I[MGATION MEASURES The following mitigation measures have been designated for application to either or both the Travertine Specific Plan (T) and the Green Specific Plan (G). 1. The proposed internal circulation layout shall be subject to the review and approval of the City Engineering and Public Works and Community Development Department during the development review process to insure compliance with City access and design standards.(T,G) 2. During the site plan check, the City's Building and Safety and Engineering/Public Works Departments shall ensure that clear unobstructed sight distances have been provided at all intersections proposed onsite. (T,G) 3. Prior to final tract map approval, stop signs shall be installed at all unsignalized site egress points to control exiting traffic. (T,G) 4. During the Specific Plan map check, the City Engineering/Public Works Department shall ensure that Jefferson Street is constructed to its master planned secondary arterial cross-section in conjunction with adjacent development %;n -site. (T,G) 9751 -CAB -12501 TRAFFIC 3.2-22 5. To accommodate early development of the Travertine Specific Plan, the project area may be served by paved two-lane streets via the Jefferson Street alignment and the Madison Street alignment thereby creating a complete loop for transportation access. The Jefferson Street pavement from Avenue 58 to Madison Street at Avenue 62 will be installed in the alignment adopted by the City. In addition to new pavement on Madison Street between Avenue 60 and Avenue 62, the existing pavement segment between Avenue 58 and Avenue 60 will be overlaid to accommodate the increased traffic loading. This alternative can. serve the Travertine development until 50% of the residential development or until the hotel is constructed, whichever occurs first. Thereafter, the remaining complement of street improvements will be installed. (T) 6. Prior to issuance of occupancy permits for the final phase of the Specific Plan at buildout, the Travertine project proponent should contribute their fair share to an all-weather access connecting the southern loop of Jefferson Street to Madison Street at Avenue 60 and overlay the existing Madison Street pavement between Avenue 58 and Avenue 60 to accommodate the increased traffic loading. The fair share contribution shall be deposited with the City's Finance Department. (T) 7. Prior to issuance of building permits, the project applicant will coordinate with Sunline Transit Agency regarding the appropriate placement of support facilities for the public transportation system. (T,G)* 8. Prior to issuance of building permits, the project applicant will contribute on a fair share basis to the cost of area wide improvements by participating in the City of La Quints Infrastructure Fee program, which includes traffic signalization. (T,G) 9. Prior to issuance of building permits, the applicant will show to the City that adequate off street parking has been provided, according to the minimum parking requirements of the zoning ordinance. (T,G) 10. Prior to issuance of building permits, a Transportation Demand Management (TDM) Plan will be prepared. In accordance with the City of La Quinta's Transportation Demand Management Ordinance. Elements which should be considered include: a. Transit stop locations and bus turnouts; b. Transit stops with convenient and safe street crossings; and C. Construction of shelters onsite for pedestrians and bus riders. (T,G) 9751-CAB-12501-7RA1-MC 3.2-23 oume: EPA. 1971: 'Noise from Cordon Equipment and operations. Building Equipment, and Home Appliances'. NTID300.1 CONSTRUCTION NOISE BTravertine & Green Specific Plans EIR Figure 3.3. Noise Level (dBA) at 50 feet 60 70 80 90 100 110 Front Loader Dozer v, Dragline 0 L Backfiller W Scraper/Grader Trucks + a Concrete Mixers c az Concrete Pumps as m Motor Crane Pumps m o Generators t» Compressors oume: EPA. 1971: 'Noise from Cordon Equipment and operations. Building Equipment, and Home Appliances'. NTID300.1 CONSTRUCTION NOISE BTravertine & Green Specific Plans EIR Figure 3.3. Year 2000 Off -Site Vehicular Noise Impacts TRAVERTINE SPECMC PLAN By the Year 2000, it is estimated that the Travertine Specific Plan will have built 250 dwelling units and therefore will not generate audible noise increases (greater than 3.0 dBA) along any of the links analyzed for year 2000 conditions as indicated in Table 3.3-2, Year 2000 Project Related Increase. Potentially audible noise increases (between 1.0 and 3.0 dBA) are projected to occur with year 2000 traffic from the Travertine Specific Plan along the following roadway links: Madison St./North of Airport Blvd. Avenue 54/West of Madison St. Madison St./North of Avenue 58 Avenue 58/West of Madison St. Noise increases along these links will increase 1.0 to 2.4 decibels as a result of the addition of project traffic. The Year 2000 + project 70 CNEL contours along three of these four links will remain within the roadway right -of --way. The 70 CNEL contour will be 54 feet from the centerline along the fourth link (Avenue 54, west of Madison Street). Inaudible noise increases (less than 1.0 dBA) will result adjacent to the remaining thirty roadway links analyzed. GREEN SPECMC PLAN Noise levels on area streets were quantified based upon year 2000 traffic volumes because the Green Specific Plan is expected to be completed and occupied by the year 2000. The projected year 2000 total exterior noise levels adjacent to roadways .carrying appreciable volumes of project -related traffic are shown in Table 3.3-3. The Green Specific Plan will not result in any potentially audible noise increases (between 1.0 and 3.0 dBA) for the Year 2000. As shown in Table 3.3-3, noise levels at 100 feet from the centerline of each facility will range from a low of 51.5 CNEL along Avenue 54 to a high of 71.3 CNEL along Jefferson Street. Under year 2000 total exterior noise exposure,_ the 70 CNEL contour will remain within the right-of-way along the following roadway links: Madison St./North of Avenue 52 Madison St./North of Airport Blvd. Madison St./North of Avenue 58 Madison St./North of Avenue 60 Monroe St./North of Avenue 54 Monroe St./North of Airport Blvd. Monroe St./North of Avenue 58 Monroe St./North of Avenue 60 Monroe St./North of Avenue 62 Avenue 52/West of Madison St. Avenue 52/West of Monroe St. Avenue 52/East of Monroe St. Avenue 54/West of Jefferson St. Avenue 54/West of Monroe St. Avenue 54/East of Monroe St. Airport Blvd./West of Monroe St. Airport Blvd./East of Monroe St. Avenue 58/West-of Madison St. Avenue 58/West of Monroe St. Avenue 601West of Monroe St. Avenue 60/East of Monroe St. Avenue 62/East of Monroe St. 3.3-7 Table 3.3-2 Year 2000 Project -Related Increase (' in Motor Vehicle Noise 1 (Green Buildout + 250 Units Travertine and Ambient Noise) Green Specific Plan Travertine Specific Plan Roadway Ambient Total Increase Ambient Total Increase Link CNEL CNEL (DA) CNEL CNEL (dBA) Jefferson Street - North of Avenue 50 71.0 71.3 0.3 71.0 71.3 0.3 - North of Avenue 52 69.5 69.9 0.4 69.6 69.9 0.3 - North of Avenue 54 69.4 70.0 0.6 69.5 70.0 0.5 Madison Street - North of Avenue 52 60.1 60.1 0.0 60.1 60.1 0.0 - North of Airport Blvd. 64.1 66.1 2.0 64.4 66.1 1.7 - North of Avenue 58 64.6 66.5 1.9 64.8 66.5 1.7 - North of Avenue 60 56.1 56.3 0.2 56.1 56.3 0.2 Monroe Street - North of Avenue 50 70.3 70.4 0.1 70.3 70.4 0.1 - North of Avenue 52 68.7 68.9 0.2 68.7 68.9 0.2 - North of Avenue 54 66.0 66.4 0.4 66.1 66.4 0.3 - North of Airport Blvd. 65.4 65.7 0.3 65.4 65.7 0.3 - North of Avenue 58 63.0 63.5 0.5 63.0 63.5 0.5 - North of Avenue 60 59.3 59.3 0.0 59.3 59.3 0.0 - North of Avenue 62 56.3 56.3 0.0 56.3 56.3 0.0 Avenue 50 - West of Jefferson Street 69.0 69.1 0.1 69.0 69.1 0.1 - West of Madison Street 68.1 68.1 0.0 68.1 68.1 0.0 - West of Monroe Street 68.3 6$.3 0.0 68.3 68.3 0.0 - East of Monroe Street 68.8 68.9 0.1 68.8 68.9 0.1 Avenue 52 - West of Jefferson Street 69.2 69.4 0.2 69.2 69.4 0.2 - West of Madison Sum 66.7 66.7 0.0 66.7 66.7 0.0 - West of Monroe Street 66.3 66.4 0.1 66.3 66.4 0.1 - East of Monroe Street 65.6 65.6 0.0 65.6 65.6 0.0 Avenue 54 - West of Jefferson Street 51.5 51.5 0.0 51.5 51.5 0.0 - West of Madison Street 65.9 67.1 1.2 66.1 67.1 1.0 - West of Monroe Street 61.2 61.9 0.7 61.3 61.9 0.6 - East of Monroe Street 61.0 61.4 0.4 61.0 61.4 0.4 Airport Blvd. - West of Monroe Street 59.3 59.7 0:4 59.3 59.7 0.4 - East of Monroe Street 63.5 63.6 0.1 63.5 63.6 0.1 & AR distances memand 100 feet from the -c- 3.3-8 9750 -CAB -12501 -NOME Table 3.3-2 (Continued) Year 2000 Project -Related Increase in Motor Vehicle Noise a. Ant dismmm nw umd 100 tea from die cemilim. 3.3-9 9750 -CAB -12501 -NOISE Green Specific Plan Travertine Specific Plan Roadway Ambient Total Increase Ambient Total Increase Link CNEL CNEL (dBA) CNEL CNEL (dBA) Avenue 58 - West of Madison Street 63.8 66.3 2.6 64.1 66.3 2.2 - West of Monroe Street 61.5 62.5 1.0 61.6 62.5 0.9 - East of Monroe Street 60.5 60.9 0.4 60.5 60.9 0.4 Avenue 60 - West of Monroe Suer[ 51.3 51.9 0.6 51.3 51.9 0.6 - East of Monroe Street 52.3 52.8 OS 52.4 52.8 0.4 Avenue 62 - East of Monroe Street 55.9 56.0 0.1 55.9 56.0 0.1 a. Ant dismmm nw umd 100 tea from die cemilim. 3.3-9 9750 -CAB -12501 -NOISE Table 3.3-3 Year 2000 Total Exterior Noise Exposure Adjacent to Area Roadways (Buildout Green Only) Roadway A.D.T.a CNEL Q Distance to Contours (Ft.)` (Veh/Day) 100 Feetb 70 dBA 65 dBA 60 dB, Jefferson Strad - North of Avenue 50 18,152 71.3 133 421 1331 - North of Avenue 52 13,418 69.9 99 311 985 - North of Avenue 54 13,627 70.0 100 316 1000 Madison Street - North of Avenue 52 1,390 60.1 R/W R/W 102 - North of Airport Blvd. 5,510 66.1 R/W 128 404 - North of Avenue 58 6,022 66.5 R/W 140 442 - North of Avenue 60 576 56.3 R/W R/W R/W Monroe Street - North of Avenue 50 15.008 70.4 110 348 1100 - North of Avenue 52 10,469 68.9 77 243 768 - North of Avenue 54 5,957 66.4 R/W 138 437 - North of Airport Blvd. 5,093 65.7 R/W 118 374 - North of Avenue 58 3,060 63.5 R/W R/W 85 - North of Avenue 60 1,156 59.3 R/W R/W R/W - North of Ave= 62 580 56.3 R/W R/W R/W Avenue 50 - West of Jefferson Street 10,928 69.1 80 254 802 - West of Madison Street 8,707 68.1 64 202 639 - West of Monroe Street 9,134 68.3 67 212 670 - East of Monroe Street 10,503 68.9 77 244 770 Avenue 52 - West of Jefferson Street 11,603 69.4 87 270 851 - West of Madison Street 6,364 66.7 R/W 148 467 - West of Monroe Street 5,890 66.4 R/W 137 432 - East of Monroe Stredt 4,979 65.6 R/W 116 365 a. A.D.T.: Average Datly oro -way Tnft vodtme. b. CNEL vahm an gives at 100 feet ftom roadway c.=Wrtb=. C. All d=WU an meammd ftom the ce=rlme. R/W meas the coat- fdh wuhm the tight -0f -way. 3.3-10 9750 -CAB -12501 -NOISE Table 3.3-3 (Continued Year 2000 Total Ext6rior Norse xpf sure Adjacent to Area Roadways Roadway A.D.T.' CNEL @ Distance to Contours (Ft.)° (Veh/Day) 100 Feee 70 dBA 65 dBA 60 dBA Avenue 54 - West of Jefferson Street 190 51.5 R/W R/W R/W - West of Madison Street 6,951 67.1 54 162 510 - West of Monroe Street 2,104 61.9 R/W R/W 154 - East of Monroe Street 1,864 61.4 R/W R/W 137 Airport Blvd. - West of Monroe Street 1,258 59.7 R/W R/W 93 - East of Monroe Street 3,144 63.6 R/W 73 231 Avenue 58 - West of Madison Street 5,868 66.3 R/W 136 430 - West of Monroe Street 2,405 62.5 R/W 56 176 - East of Monroe Street 1,660 60.9 R/W R/W 122 Avenue 60 - West of Monroe Street 210 51.9 R/W R/W R/W - East of Monroe Street 260 52.8 R/W R/W R/W Avenue 62 - East of Monroe Street 540 56.0 R/W R/W R/W a. A.D.T.: Average Daily two-way TrafSc volume. b. CNEL values ate given at 100 feet from roadway centerlines. C. All diumm am measured from the centerim. R/W means the contour falls within the right-of-way. 3.3-11 9750-CAB-12501-NOLSE 3.3.3 QLMff LATrW FACTS TRAVERTINE SPECIFIC PLAN Table 3.3-4 presents the General Plan buildout motor vehicle noise levels in the vicinity The General Plan buildout modeling for the acoustical analysis includes the Travertine Specific Plan Project. The Travertine Specific Plan is projected to be completely built and occupied upon General Plan buildout (Post 2010). An estimate of the distribution of the Travertine Specific Plan traffic was identified as potentially audible project -related noise impacts along several roadway links in the project vicinity.. The four roadway links which are currently unimproved, but will serve as the Travertine Specific Plan primary access (Avenue 62 east and west of Madison Street, and Madison Street north and south of Avenue 62) will experience audible noise increases (—> 3 dBA). Madison Street will be the primary access route, and the addition of the Travertine Specific Plan traffic will result in potentially audible, (more than 1 dBA but less than 3 dBA) and in one instance clearly audible, noise increases along Madison Street from the project site to Avenue 52. As Monroe Street will serve as a secondary access route, and will have low (<5,000 ADT) General Plan buildout traffic volumes south of Avenue 58, traffic associated with the Travertine Specific Plan will generate audible (> 3 dBA) noise increases along Monroe Street from the project site to Avenue 58. In addition, Monroe Street (north of Avenue 50) and Avenue 54 (west of Madison Street) will experience potentially audible noise increases. GREEN SPECIFIC PLAN Table 3.3-2 shows the increase in motor vehicle noise levels in the year 2000 with the Green Specific Plan and with the Travertine Specific Plan (assuming only 250 dwellings of the Travertine Specific Plan will be constructed by the year 2000). This allows the noise level changes expected adjacent to roadways in the project vicinity as a direct result of each Proposed project to be identified. The Green Specific Plan will not generate audible noise increases (greater than 3.0 dBA) along any of the links analyzed for year 2000 conditions. However, potentially noticeable noise increases, between 1.0 and 3.0 dBA, are projected to occur upon buildout of the Green Specific Plan along the following roadway links: Madison St./North of Airport Blvd. Madison St./North of Avenue 58 Avenue 54/West of Madison St. 3.3-12 9750-CAB-12301-NOLSE Avenue 58/West of Madison St. Avenue 58/West of Monroe St. Table 3.3-4 General Plan Buildout Exterior Noise Exposure Adjacent to Nearby Roadways Roadway A.D.T.' CNEL @ Distance to Contours (Ft.)` (Veh/Day) 100 Feee 70 dBA 65 dBA 60 dBA Jefferson Sued - Noah of Avenue 50 55,000 75.6 337 1058 3344 - North of Avenue 52 56,640 75.7 R/W 159 503 - North of Avenue 54 56,420 66.7 R/W 147 466 Madison Street - North of Avenue 50 29,830 71.8 148 462 1458 - North of Avenue 52 38,400 72.9 190 594 1878 - North of Avenue 54 20,270 70.2 104 320 1009 - North of Airport Blvd. 30,970 71.0 155 483 1526 - North of Avenue 58 23,820 70.9 121 376 1185 - North of Avenue 60 36,160 72.7 181 568 1793 - North of Avenue 62 11,770 67.8 64 185 581 - South of Avenue 62 4,510 62.6 R/W 59 180 Moor" Stuart - North of Avenue 50 14,210 68.6 75 222 698 - North of Avenue 52 23,260 70.8 119 367 1158 - North of Avenue 54 21,160 70.4 109 335 1056 - North of Airport Blvd. 21,640 70.5 111 343 1081 - North of Avenue 58 19,760 70.1 102 313 986 - North of Avenue 60 4,160 63.3 R/W 70 208 - North of Avenue 62 2,690 61.4 R/W 50 136 Avenue 50 - West of Jefferson Street 29,090 71.7 145 451 1424 - West of Madison Street 30,240 71.9 152 472 1492 - West of Monroe Street 21,300 70.4 109 335 1056 - East of Monroe Street 16,310 69.2 85 255 801 Avenue 52 - West of Jefferson Street 31,980 73.2 196 610 1924 - West of Madison Street 16,970 69.4 88 267 839 - West of Monroe Street 12,280 68.0 66 194 608 - East of Monroe Street 6,900 65.5 R/W 111 343 Avenue 54 - West of Jefferson Street 190 48.8 R/W R/W R/W - West of Madison Street 23,040 70.7 116 359 1132 - West of Monroe Street 8,450 66.4 50 136 421 - East of Monroe Street 4,900 64.0 R/W 81 243 a. A.D.T.: muw Average Daily two-way Traffic volume for Post 2010+ project corkw eas. b. Values are at 100 feet from roadway ceaoedines. C. All disonces are -mired from the cemriime. R/W means the cofalls within the rigbt-0f-way. 3.3-13 9750 -CAB -12501 -NOISE Table 3.3-4 (Continued) General Plan Buildout Exterior Noise Exposure Adjacent to Nearby Roadways Roadway A.D.T.a CNEL @ Distance to Contours (Ft.)` (Veh/Day) 100 Feetb 70 dBA 65 dBA 60 dBE Airport Blvd. - West of Monroe Street 18,320' 69.7 94 285 899 - East of Monroe Street 13,100 68.3 70 208 652 Avenue 58 - West of Madison Street 3,730 61.8 R/W 50 150 - West of Monroe Street 15,560 69.0 81 243 765 - East of Monroe Street 7,740 66.0 R/W 124 384 Avenue 60 - West of Monroe Sweet 600 54.9 R/W R/W R/W - East of Monroe Street 300 51.9 R/W R/W R/W Avenue 62 - West of Madison Street 17,960 68.6 73 226 713 - West of Monroe Street 9,710 65.9 R/W 122 383 - East of Monroe Street 7,020 64.5 R/W 89 278 a. A.D.T. mans avenge daily two -gay wdFc vob me for post 2010+ peoj= coons. b. Val= an at 100 fat ftvm roadway cemrlinn. C. All disonees ate --ed from the centerline. R/W means the eomur falls widda the right-of-way. Noise increases along these links will increase between 1.0 and 2.6 decibels as a result of the addition of traffic related to the Green Specific Plan. The year 2000+ project 70 CNEL contour will be 54 feet from the centerline along the fifth link (Avenue 54, west of Madison Street). Inaudible noise increases (less than 1.0 dBA) will result adjacent to the +aining twenty-nine roadway links analyzed. Refer to prior Table 3.3.2. AIASMR PLANNED ROADWAYS Ultimate, on-site noise levels adjacent to master planned roadways are required to ensure that appropriate noise mitigation is incorporated in the project design. Ultimate traffic conditions were analyzed to identify any potential noise conflicts with the proposed land uses on each project site. Table 3.3-5 provides design noise levels from master planned roadways adjacent to the project sites based on the City of La Quinta General Plan. As shown therein, noise levels along surface roadways adjacent to the project site may be as high as 74.8 CNEL along Madison Street (primary arterial) or as high as 73.2 CNEL along Jefferson Street (secondary arterial). 3.3-14 9750 -CAB -12501 -NOISE Although the General Plan buildout projections for the project vicinity are less than the design capacity of the roadways, there is the potential for changes in the General Plan land use and increases in traffic beyond General Plan buildout. Therefore, the design capacities of the roadways were utilized as a "worst case" assumption in the development of Table 3.3-5. The noise levels and contours in Table 3.3-5 assume unmitigated conditions without noise reductions from ground absorption. Construction of residential areas would only be allowed if the exterior and interior noise environment were mitigated to meet the noise standards in the General Plan, and demonstrated through a noise study. Table 3.3-5 Design Noise Levels Adjacent to Master Planned Roadways Roadway A.D.T.a CNEL a CNEL@ Distance to Contours (Ft.)d (Veh/Day) R/Wb 100 Feet` 70 dBA 65 dBA 60 dBA Primary Arttial 30,000 74.8 71.8 149 465 1470 Seconda" AdwW 26,000 73.2 70.3 107 330 1040 a. A.D.T. represents average daily two-way traffic vohtme for the design capacity. b. Vahus are at 100 feet from roadway centerlines. C. All distances are measured from rhe centeriioe. 3.3.4 MifiIGA'ITIQN MEASMS The following mitigation measures have been designated for application to either or both the Travertine Specific Plan (T) and the Green Specific Plan (G). 1. Construction activities on-site should talm place only during the days and hours specified by City Ordinance to reduce noise impacts during more sensitive time periods. (T,G) 2. All construction equipment, fixed or mobile, should be equipped with properly operating and maintained mufflers. (T,G) 3. Stationary equipment should be placed such that emitted noise is directed away from noise sensitive receivers during construction activities. (T,G) 3.3-15 9750 -CAB -12501 -NOISE 4. With the issuance of building permits, stockpiling and vehicle staging areas should be located as far as practical from noise sensitive receptors during construction activities. (T,G) 5. With the issuance of building permits, every effort should be made to create the greatest distance between noise sources and sensitive receptors during construction activities. The Community Development Department shall review the building setbacks and pad elevation, prior to the issuance of grading permits. (T,G) 6. Building setbacks and pad elevations shall be used in conjunction with acoustic berm or berm and barrier combinations to reduce intrusive noise levels at any residential units located within the 60 CNEL contour adjacent to Jefferson Street (and/or Madison Street for the Travertine project). The Community Development Department and the Engmeering[Public Works Department shall review the site plan for building setbacks and noise requirements, prior to the issuance of grading permits. (T,G) 7. Residential development located adjacent to Jefferson Street shall be carefully designed and evaluated at more detailed levels of planning to ensure that adequate noise mitigation is included to meet City noise standards. The Community Development and Engineering/Public Works Department will review the plans to ensure the incorporation of noise mitigation prior to issuance of grading permits. (T,G) 8. Building setbacks can be used effectively to ensure that all hotel outdoor living arras are located outside the ultimate unanenuated 60 CNEL contours of adjacent roadways. The Building and Safety and Community Development Departments will review the site plan for building setbacks and noise requirements, prior to issuance of grading permits. (T) 9. Truck access, parking area design and air conditioning refrigeration units should be carefully designed and evaluated at more detailed levels of planning to minimize the potential for acoustic impacts to adjacent noise sensitive development. These will be reviewed by the Engineering/Public Works and Community Development Departments, prior to issuance of grading permits. (T) 3.3.5 LEVEL OF SIGNMCANCE �R MGGATIM Implementation of the above mitigation measures will reduce noise related impacts of the Travertine and Green Specific Plans to a less than significant level. 3.3-16 9750 -CAB -12501 -NOISE 3.4 AIR QUALITY Sources utilized in the writing of this section include the Air Quality study for the Travertine and Green Specific Plan prepared by Endo Engineering and contained. -in' itf entirety in Appendix C. 3.4.1 EXIS'T`ING SETTING As shown in Figure 3.4-1 the study area is located within the Southeast Desert Air Basin (SEDAB), which is under the jurisdiction of the South Coast Air Quality Management District (SCAQMD). The SEDAB is comprised of 32,420 square miles located in the eastern portions of San Bernardino, Riverside, Kern, Los Angeles and San Diego Counties, as well as all of Imperial County. Climate and Meteorology The study area is located in the Coachella Valley, an and desert region with a climate characterized by low annual rainfall, low humidity, hot days and very cool nights. The climatological stations closest to the project sites are located at the Indio Fire Station and at Thermal Airport. The annual precipitation monitored during 1992 at Thermal Airport was 6.43 inches, which was 3.61 inches above the average annual rainfall total. The monthly average temperature ranged from a low of 52.0 degrees Fahrenheit during December to a high of 92.8 degrees Fahrenheit in August. The annual average temperature during 1992 was 71.7 degrees, which was 0.7 degrees below normal. Wind direction and speed directly affect the ambient air quality within the study area. Prevailing wind direction at the Thermal Airport is predominantly from the north-northwest. The annual mean wind speed is 8.1 miles per hour. Calm conditions occur two percent of the time in the vicinity. The dominant daytime onshore wind pattern follows the peak travel period (6.00 am - 9:00 am) in the Los Angeles/Orange County areas. During periods of low inversions and low wind speeds, the photochemical smog formed in these area is transported downwind into Riverside County, San Bernardino County and the Coachella Valley. Peak oxidant levels occur in the late afternoon and evening (between 4 PM and 8 PM), as pollutants are blown through the San Gorgonio Pass. Oxidant concentrations in the 50 -mile long and 20 -mile wide Coachella Valley are highest at locations that are closest to the South Coast Air Basin, and decrease steadily as the air mass moves east from Banning to Palm Springs and then Indio. 3.4-1 9749-CA13-12501-AM i y THIS PAGE LEFT INTEN77ONALLY BLANK China I..al' J Kem County 9 Mojave • Lancaster Trona Barstow San Bernardino County Los Angeles i : 0 Victorville County Phelan 9 Lucerne Valley �—. :O r __ .Twentynine Palms Banning Palm Springs r --a InCIo Project Location LEGEND r Gaseous monitoring and particulate sanpling O Gaseous pollutant or multi -pollutant monitoring site 9 Particulate sampling anly Riverside County Blythe 0 i Imperial County e Brawley 9 EI Centro Caleso O MEXICO xrrce: Califomia Air Resources Board Scale: 1' = 36.5 Miles SOUTHEASTERN DESERT AIR BASIN MONITORING STATIONS OPERATING DURING 1992 Travertine & Green Specific Plans EIR Figure 3.4- Ambient Air Quality The South Coast Air Quality Management District maintains ambient air quality monitoring stations at numerous locations throughout the basin. The project sites are located within Source Receptor Area (SRA) 30. SRA 30 monitoring stations are located in the City of Palm Springs and the City of Indio. However, the .Indio station records conditions that are most representative of the study area. Refer to Appendix C for state and national ambient air quality standards (AAQS) and ozone episode criteria. The 1991 through 1993 ambient air quality data indicates that only ozone and suspended particulate matter with an aerodynamic diameter equal to or less than 10 microns (PMid have exceeded the relevant state and federal standards. Ozone The project sites are located within the Coachella -San Jacinto Planning Area, a sub -region of the Southeast Desert Air Basin which often receives pollutant transport from the South Coast Air Basin. Poor ozone air quality in this area is due primarily to transport of both ozone and its precursor emissions from the upwind source region of the South Coast Air Basin. The Coachella -San Jacinto Planning Area is designated as a severe -17 federal nonattainment area for ozone. This designation indicates that the attainment date for the federal ozone standards is November 15, 2007 (17 years from the date of enactment of the federal Clean Air Act). Ozone levels exceeded the state one-hour standard (0.09 ppm) on twenty-one percent of the days monitored in Palm Springs and eleven percent of the days monitored in Indio.' The maximum one-hour ozone concentration measured was 0.18 parts per million (ppm). This is 50 percent greater than the federal standard and twice the state standard. The federal one-hour ozone standard (> .12 ppm) was exceeded on six percent of the days at Palm Springs and two percent of the days in Indio. No ozone episodes were declared at either air monitoring station during the past three years. Refer to Figure 4-3 in Appendix C for the number of days from 1991-1993 exceeding the federal and state ozone standards. Particulate Matter (PM,d The Coachella 'Valley has been designated by the Environmental Protection Agency (EPA) as a Group I nonattainment area for PMW which means that the valley has a 95 percent chance of violating federal health -based standards for particulate matter. PMW in this area comes mostly from locally generated fugitive soil produced by both human activities (on -road and off-road vehicles and construction activities) and natural occurrences (wind storms). The highest concentrations are found in the summer, when hot dry weather produces more dust. 3.4-3 9749 -CAB -12501 -Ant Refer to Figure 4-4 in Appendix C which depicts the percentage of PMIo samples exceeding (' the state 24-hour PMW concentrations at both stations. I Nitrogen Dioxide The national annual average nitrogen dioxide (NO2) standard was not exceeded at the Palm Springs station between 1991 and 1993. Similarly, the state 1 -hour nitrogen dioxide standard was not exceeded in Palm Springs. The maximum 1 -hour NO2 concentration was 0.15 ppm, which was 60 percent of the .25 ppm standard value. NO2 was not monitored in Indio. Carron Monoxide The state and national 8 -hour carbon monoxide (CO) standards were not exceeded at the Palm Springs station. There were no exceedances of either the state or federal 1 -hour CO standard (> 20 ppm, and > 35 ppm respectively) in Palm Springs. The highest maximum CO concentrations measured during the last three years were 6 ppm (1 -hour average) and 2.5 ppm (8 -hour average). Carbon monoxide was not monitored in Indio. Existing Sensitive Receptors The California Air Resources Board (CARB) has identified the following groups of individuals as the most likely to be affected by air pollution: the elderly over 65; children under 14; athletes; and people with cardiovascular and chronic respiratory diseases such as asthma, emphysema, and bronchitis. Refer to Table 4-1 in Appendix C for the demonstrated effects of specific air contaminants on health and vegetation. Land uses considered by the SCAQMD to be sensitive receptors includes the following: • residences, • long-term health care facilities, • schools, + rehabilitation centers, • playgrounds, • convalescent centers, • child care centers, * retirement homes, • athletic facilities. If these receptors are located adjacent to a freeway or a major intersection, high levels of carbon monoxide "hot spots" may occur during peak travel periods. Hot spots are also associated with traffic congestion, and with idling or slow-moving vehicles, depending on the background concentration. Therefore, projects that could negatively impact transportation levels of service at major intersections with nearby sensitive receptors must quantify and, if necessary, mitigate potential impacts. 3.4-4 9749 -ens -12501 -AM r Local Sources of Air Contaminants Blowsand Hazald Blowsand is the most severe form of wind erosion, occurring when barren sand or sandy loam spoils are exposed to high winds, in the absence of moisture. Blowsand contributes to high suspended particulate levels and associated respiratory problems for sensitive receptors. Much of the Coachella Valley has been defined as a "Blowsand Hazard Zone" by the Coachella Valley Association of Governments (CVAG). The two project sites are located outside the southeastern boundary of the "Active Blowsand Zone". Refer to Appendix C, page 4-4 for further discussion. Regulatory Setting and Relevant Planning Programs Federal Clean Air Act Rgquirements Section 100 of the federal Clean Air Act (CAA) requires that each State adopt a plan which provides for implementation, maintenance and enforcement of the primary and secondary national air quality standards in the state. That requirement is met by the State Implementation Plan (SIP). As a severe -17 nonattainment area, the Coachella -San Jacinto Planning Area must demonstrate reasonable further progress and attainment of the national ozone standards according to the provisions of the 1990 federal Clean Air Act. Refer to Appendix C, page 4-5 for a detailed description of these provisions. The if rnia ican Air Act The California Clean Air Act (CCAA) establishes a legal mandate to achieve health -based state air quality standards at the earlier practicable date, and is generally more stringent than the federal CAA. The two project sites are located in the Coachella Valley, which is an extreme nonattainment area for ozone (based upon the state 1 -hour ozone standard) and PM,, (based upon the 24-hour and annual PMW standards). The ozone standard exceedance is attributed to pollutant transport from the South Coast Air Basin (SOCAB). Since the SOCAB is a non - attainment area for carbon monoxide, nitrogen dioxide, ozone and PM10, the Coachella Valley may only be able to attain the ozone standard after the SOCAB reduces emissions of ozone precursors (Volatile Organic Compounds (VOC) and Nitric Oxide (NO) - 9749 -CA I-12501-ADt 3.4 -5 Like the federal CAA, the California Clean Air Act requirements on control strategy development include a rate -of -progress requirement that specifies reductions in pollutants contributing to nonattainment by 5% per year. One control strategy is the average vehicle ridership (AVR) requirement of 1.5 persons per average commuter vehicle by 1999. A substantial decrease in VMT growth and vehicle trips is specified in the CAA so that no net increase in mobile source emissions occurs after 1997. Stale Implementation Plan for PM,-, in the Coachella_ Valley The SCAQMD's Final November 1990 State Implementation Plan (SIP) for PM10 in the Coachella Valley addresses the EPA's non -attainment particulate designation for the Coachella Valley and the control measures required to meet state and federal PM10 standards (50 ug/m` annual average and 150 ug/m3 24-hour average, respectively) by 1995. The SIP focuses on man-made dust producing activities and the reduction of blowsand intrusion into populated areas. The implementation and monitoring program of the SIP is dependent on the SCAQMD, CVAG and local governments. Local governments (e.g. the City of La Quinta) are asked to develop ordinances, monitor progress, and create a County Service Area (CSA) or similar funding mechanism to implement the SIP. Specific actions that local governments implement are summarized in Appendix C, page 5-8. -Z1* The SCAQMD is responsible for controlling stationary air pollution sources. Therefore its Rules and Regulations address a wide variety of industrial and commercial operations and require operational controls on many processes. Appendix C, page 4-8 further explains in detail the Rules & Regulations of the SCAQMD. Qi j► of La Quinta General Plan and unicil2al Crede The City of La Quinta has prepared a series of goals, objectives, policies, and implementation measures related to air quality as part of their recent General Plan update. The Air Quality Element formulates policies such that the level of growth described in the Land Use Element and the demand for mobility served by the Circulation Element can be accommodated in a manner that is consistent with the air quality standards and goals of regional, state and federal agencies. Refer to Appendix C, pages 4-8 through 4-10 for relevant policies related to land use, circulation, construction & fugitive dust. 3.4-6 9749-cws42501-Am 3.4.2 ;[WACTS Two types of air pollutant sources must be considered with respect to the proposed projects. stationary sources and mobile sources. Stationary source considerations include on-site emissions from construction activities and natural gas combustion, as well as emissions at the power plant which generate the electrical requirements of the projects. These power plants are located in California, Oregon and Washington. As the Imperial Irrigation District generates some of its own power and purchases the remainder of the power, it is not possible to identify which plant will provide power for the proposed projects. Mobile source ,considerations include exhaust emissions resulting from short-term construction activities and long-term vehicular travel associated with the projects. Short -Term Construction -Related Impacts Short-term impacts on air quality will occur during the construction activities required to implement the proposed projects. Short-term construction related impacts may include: • air pollutant emissions at the power plant serving the sites while temporary power lines are needed to operate construction equipment and provide lighting; ■ Exhaust emissions from the construction equipment used on-site as well as the vehicles used to transport the off-highway construction equipment required to and from the sites; • exhaust emissions from the passenger vehicles of the construction workers; • particulate emissions (fugitive dust) from excavation, grading and clearing activities on-site; • exhaust emissions from heavy trucks used to haul soil to or from the sites if the earthwork on-site is not balanced; • exhaust emissions from heavy vehicles used to transport building materials to the sites; and ® emissions from architectural coating and paving materials used on-site for buildings, roads, parking lots etc. The Specific Plans prepared for the project do not include construction schedules, road re - routings or grading plans. Therefore, "worst case" estimates are utilized herein. The "worst case" short-term impact assessment assumes that the projects are approved during 1995 and construction would begin during 1996. The project proponent indicates that the Green Specific Plan buildout year will be 2000. The Travertine Specific Plan anticipates completion of construction activities simultaneously with buildout of the General Plan (post 2010). 3.4-7 9749-CAB-12501-AUt TRAVERTINE ANIS GREEN SPECIFIC PLANS Construction Equipment, Materials Delivery and Crew Exhaust .Emissions Localized exhaust emissions will result from the use of construction equipment on-site. Exhaust emissions over a broader area will result from the transport of off-highway equipment and construction crews to and from the sites. The daily analysis is speculative in that the specific construction schedule and details regarding which construction activities could occur concurrently on-site are not available. The quarterly emissions projections represent an average of the construction -related emissions over a 3 -month period that includes emissions only on actual working days. Graded Surface PMIO Emissions Sources of construction activity which typically generate PMIo erhissions include: grading, demolition (when applicable), heavy-duty equipment on paved and unpaved roads; and the loading and unloading of dirt onto trucks (when cut and fill quantities are not balanced on- site). Based on the SCAQMD graded surface factor of 26.4 pounds of PM,() per day per acre 1 (assuming 30 acres of the site per day in a disturbed state) construction of the project would generate 792 pounds of PMI, per day or 25.74 tons of PMIo per quarter (assuming 65 worldng days per quarter). Therefore, surface grading PMIo emissions associated with either project will exceed the SCAQMD significance threshold of 6.75 tons per quarter. (Table 3.4-1 provides the significance threshold for PMIo. Significance of Short -'Term Emissions The SCAQMD has established short-term construction -related and long-term operational thresholds which they recommend for use by lead agencies in making a determination of significance that considers both primary (or direct) impacts and secondary (or indirect) impacts. However, the final determination of whether or not a project is significant is within the purview of the lead agency pursuant to Section 15064 (b) of the CEQA Guidelines.2 Since a project's quarterly emissions are determined by averaging over a 3 -month period (including only actual working days), it is possible to not exceed the quarterly thresholds while exceeding the daily thresholds shown in Table 3.4-1. If project -related emissions on an individual day exceed any of the daily thresholds, that project should be considered significant. As shown in Table 3.4-1, "worst case" daily and quarterly construction -related emissions associated with each of the proposed projects will exceed the SCAQMD significance thresholds for NOx and PM10. I.SCAQMD, CEQA Air Quality Handbook, April 1993, Table 9-9. 2-SCAQMD, CFQA Air Quality Handbook, April 1993, Pages 6-2. 3.4-8 9749 -CAB -12501 -AIR Table 3.4-1 Significance of Construction -Related Impacts (Green or Travertine Specific Plan) Pollutant CO ROC NOX SOX PMIO DAILY SIGNIFICANCE Daily Emissions - Construction Exhaust 135.28 26.38 292.46 32.94 26.56 - Graded Surfaces° --- --- --- -- 792.00 Total (Lbs./Day) 135.28 26.38 292.46 32.94 818.56 Daily Threshold' (Lbs/Day) 550 75 100 150 150 Threshold Exceeded No No Yes No Yes QUARTERLY SIGNIFICANCE Quarterly Emissions - Construction Exhaust 6.21 1.13 14.51 1.63 1.24 - Graded Surfaces' --- -- --- --- 25.74 Total Emissions 6.21 1.13 14.51 1.63 6.75 (Tons/Quarter) Quarterly Threshold' 24.75 2.50 2.50 6.75 6.75 (Tons/Quarter) Tbreshold Exceeded No No Yes No Yes a. SCAQMD. CEQA Air Quality Handbook. April 1993. b. Assumes that grading will occur on 65 working days/qumcr. 3.4-9 9749 -CAB -12501 -AIR In addition, the City of La Quinta requires watering of construction sites, construction vehicle wheel washing, application of soil stabilizers, and other normal wetting procedures of dust palliative measures during the site preparation to reduce fugitive dust emissions. The City actively supports SCAQMD Rule 403 (Fugitive Dust) and Rule 403.1 (Wind Entrainment of Fugitive Dust) and coordinates with the SCAQMD in monitoring the effectiveness of these controls. Long -Term Operational Impacts Air Pollutant Emission Projections Table 3.4-2 summarizes the daily emissions associated with the buildout of each project. Upon completion in the year 2000, the Green Specific Plan would generate approximately: 450 pounds per day (ppd) of CO, 73 ppd of ROC, 80 ppd of NOx, 6 ppd of SO., and l l ppd of PMIo. Upon completion in the year 2010, the Travertine Specific would generate approximately 2,778 ppd of CO, 289 ppd of ROC, 602 ppd of NOx, 5 ppd of SQX, and 96 ppd of PMIo. Table 3.4-3 provides a comparison of the total emissions found in Table 3.4-2 with the SCAQMD thresholds. These emission projections include hot start, cold start, hot soak, diurnal emissions as well as PMIo emissions associated with cars traveling over the paved streets on-site, natural gas, and electrical emissions. Approximately 2 percent of the Green Specific Plan emissions would be emitted by stationary sources and 98 percent would be emitted over a broadarea by motor vehicles. By comparison, approximately 4 percent of the Travertine Specific Plan emissions would be emitted by stationary sources and 96 percent would be emitted over a broad area by motor vehicles. 3.4-10 9749 -CAB -12501 -AIR A. See the Appendix for natural gas and electricity consumption estimates, assumptions and calculations. Table 3.4-3 Emissions Exceeding SCAQMD 11resholds Pollutant CO ROC NOx . SOx PM10 Green Specific Plan Emissions (Year 2000) SCAQMD Threshold" (Lbs./Day) 450 73 80 6 11 550 75 100 150 - 150 Threshold Exceeded No No No No No Travertine Specific Plan Emissions (Post 2010) Table 3.4-2 289 602 53 Project -Related Operational Air Pollutant Emissions' 550 75 Primary Natural Gas Electricity Vehicular Total Pollutant (Pounds/Day) (Pounds/Day) (Pounds/Day) (Pounds/Day) Green Specific Plan (Year 2000) CO 1.21 0.85 448.17 450.24 ROC 0.32 0.04 72.78 73.14 NOx 4.85 4.91 69.79 79.55 sox 0.00 0.51 5.54 6.05 PMIo 0.01 0.17 11.30 11.48 Travertine Specific Plan (Post 2010) CO 10.64 10.99 2756.11 2777.73 ROC 2.82 0.55 285.68 289.05 NOx 46.37 63.19 492.82 602.38 sox 0.00 6.59 46.18 52.77 PMIo 0.11 2.20 93.60 95.90 A. See the Appendix for natural gas and electricity consumption estimates, assumptions and calculations. Table 3.4-3 Emissions Exceeding SCAQMD 11resholds Pollutant CO ROC NOx . SOx PM10 Green Specific Plan Emissions (Year 2000) SCAQMD Threshold" (Lbs./Day) 450 73 80 6 11 550 75 100 150 - 150 Threshold Exceeded No No No No No Travertine Specific Plan Emissions (Post 2010) 2778 289 602 53 96 SCAQMD Threshold" (Lbs./Day) 550 75 100 150 150 Threshold Exceeded Yes Yes Yes Yes Yes a. SCAQMD. CEQA Air Quality Handbook. April 1993, PC. 6-3 SEDAB thresholds for operations in the Coachella Va';ey. 3.4-11 9749 -CAB -12501 -AIR Significance of Long -Term Emissions A project has a significant impact if it interferes with the attainment of the state 1 -hour or 8 - hour carbon monoxide standards by either exceeding them or contributing to an existing or projected violation. Table 3.4-3, Emissions Exceeding SCAQMD Thresholds, indicates the SCAQMD threshold for CO, ROC, NOX, SOX, and PMIo. This table demonstrates that only the Travertine Specific Plan exceed these thresholds at buildout. Therefore, the Travertine Specific Plan will have a significant operational impact from the perspective that the SCAQMD threshold criteria for CO, ROC and NO., SO, and PMIo will be exceeded. Although long-term Travertine Specific Plan emissions may be considered a significant adverse impact by the SCAQMD because they exceed significance threshold criteria, the proposed Travertine project would generate an operational air pollutant emissions burden that is consistent with the existing General Plan designations on-site, which were the basis for the 1994 Air Quality Management Plan (AQMP). Consequently, from a long-term perspective, the project -related impact on. ambient air quality has been addressed in the regional air quality attainment strategies. Since project - related operational emissions will exceed significance threshold criteria, mitigation strategies designed to improve the area jobs/housing balance and reduce vehicle trips and vehicle miles traveled should be incorporated in the Travertine Specific Plan to the maximum extent feasible to reduce the significance of project -related long-term impacts on CO, ROC and NO, emissions. The proposed Travertine project achieves these air quality goals and objectives by providing employment opportunities as well as retail and recreational opportunities on-site to reduce the need for trips off-site. The proposed Green Specific Plan will not cause state CO standard exceedances in the vicinity of the project or contribute to an existing or projected violation. The Green Specific Plan will not have a significant operational impact since none of the SCAQMD threshold criteria will be exceeded at buildout of the Green site. Air Quality Projections Projected 1 -hour and 8 -hour CO concentrations at the most heavily traveled intersection with a significant amount of project traffic (Madison Street @ Avenue 54) are identified and compared to the state 1 -hour and 8 -hour CO standards to determine the significance of project - related impacts. 3.4-12 9749 -CAB -12501 -AIR Significant impacts occur when CO standards exceedances are projected at sensitive receptor locations. In cases where the background concentrations already exceed the State CO standards, a significant impact is defined as occurring when there will be a measurable increase in CO levels associated with the project. A measurable increase is defined by the SCAQMD as 1.0 ppm for 1 -hour CO levels and 0.45 ppm for 8 -hour CO levels. The relevant carbon monoxide standards will not be exceeded as a result of either of these projects, as demonstrated in Table 3.4-4, General Plan Buildout Carbon Monoxide Concentrations. Table 3.44 General Plan Buildout Carbon Monoxide Concentrations' 1 -Hour Average (ppm) 8 -Hour Average (ppm) Receptor Distances b 50 FT. 100 Ft. 200 Ft. 50 Ft. 100 Ft. 200 Ft. Madison Street - Avenue 54 0.9 0.5 0.3 0.5 0.3 0.2 Post 2010 Ambient CO Lever 7.4 7.4 7.4 3.7 3.7 3.7 Total CO Concentration 8.8 7.9 7.7 4.2 4.0 3.9 State Standard >20.0 >20.0 '>20.0 > 9.1 >9.1 > 9.1 Federal Standard > 35.0 > 35.0 > 35.0 > 9.5 > 9.5 > 9.5 Standard Exceeded No No No No No No ae Includes both the Travertine and the Green Specific Plans as well as L Quinta General Plan buildout. b. Receptor distances are measured from the roadway centerline. c. See the Appendix for details on how the background concentrations were derived. 3.4-13 9749 -CAE -12501 -AIR Relevant Planning Programs Air Quality Management Plan (AQMP) Consistency The purpose of a consistency finding is to determine whether or not a project is consistent with the assumptions and objectives of regional air quality management plans. Based on this determination, conclusions can be drawn regarding whether or not a specific project will interfere with the region's ability to comply with federal and state air quality standards. The Travertine Specific Plan would generate an operational air pollutant emissions burden that is consistent with the existing General Plan designations on-site. Since the City's existing General Plan is the basis for the AQMP emissions inventories, it appears that the project may be consistent with all of the key underlying assumptions associated with the AQMP. The Travertine project also appears to be consistent with the goals and objectives of the AQMP in that it provides jobs, retail uses and recreational amenities that reduce the number of trips off- site and the trip lengths on-site. The inclusion of the control measures and mitigation measures in the Travertine project will minimize to the greatest extent feasible the potential air quality impacts attributable to a fully developed project. The proposed Green Specific Plan involves a General Plan Amendment that would permit a more intense use of the site. Since the City's General Plan is the basis for the AQMP emissions inventories, it appears that the project may not be consistent with all of the key underlying assumptions associated with the AQMP as the Green Specific Plan was not included in the General Plan Analyses. However, the Green project appears to be consistent with the goals and objectives of the AQMP in that it should not interfere with the region's ability to comply with federal and state air quality standards, since long-term emissions do not exceed the SCAQMD significance thresholds. 3.4.3 QUEMADVE IMIP'ACTS The Travertine Specific Plan in conjunction with other related projects will result in significant cumulative air quality impacts and will exceed at least three of the SCAQMD significance threshold criteria. Adherence to the SCAQMD "Rules and Regulations" and compliance with logy adopted AQMP and PMW SIP control measures will help to reduce the pollutant burden of the Travertine and Green Specific Plan projects to the extent feasible. Cumulative impacts remain r significant. 3.4-14 9749-CAB-12501-AUt r 3.4.4 MITIGATION MEASURES Mitigation measures which apply to the Travertine Specific Plan are designated by (T) and the Green Specific, Plan by (G). 1. Prior to issuance of grading permits, cut and fill shall be balanced on-site. (T,G) 2. During grading, construction equipment using diesel drive internal combustion engines will use a diesel fuel with a maximum of 0.05% sulfur and a four degree retard. (T,G) 3. During grading, the preferential use of diesel -powered construction equipment rather than gasoline -powered equipment, will reduce exhaust emission and evaporative and crankcase Hydro Carbon emissions. This will be determined prior to the issuance of grading permits. (T,G) 4. Grading activities should be scheduled to occur during the fall and winter months when rainfall in the project area is the greatest. Construction activities should be mon m d during the windy season from March through June. Grading operations shall be suspended during first and second stage ozone episodes or when winds exceed 30 mph. Grading scheduling will be reviewed and approved by the Engineering/Public Works Department prior to the issuance of grading permits. (T,G) 5. Adequate watering techniques shall be employed to partially mitigate the impact of construction -generated dust particulates. The water should be reclaimed or agricultural canal type, whenever available. Portionsof the project site that are under -going earth moving operations shall be watered regularly such that a crust will be formed on the ground surface and then watered again at the end of the day. Watering techniques for the reduction of dust shall be reviewed and approved by the Engineering/Public Works Department, prior to the issuance of grading permits. (T,G) 6. Any vegetative ground cover to be utilized on-site shall be planted as soon as possible to reduce the amount of open space subject to wind erosion. Irrigation systems needed to water these plants shall be installed as soon as possible to maintain the ground cover and minimize wind erosion of the soil. Ground cover and irrigation systems shall be approved by the Community Development and Engineering/Public Works Departments, prior to the issuance of building permits. (T,G) 7. Construction access roads shall be paved as the Engineering/Public Works Department has approved the infrastructure plans and issued the grading permit. Construction access roads shall be cleaned after each workday. The maximum vehicle speed limit on unpaved roads should be 15 mph. (T,G) 9749 -CAB -12501 -AIR 3.4-15 8. During grading, SCAQMD Rule 403 shall be adhered to, insuring the clean up of construction -related dirt on approach routes to the site. (See the Appendix for additional details). (T,G) 9. During construction, SCAQMD Rules 1108 and 1108.1 shall be adhered to, prohibiting the use of rapid and medium cure cutback asphalts as well as organic compounds in emulsified asphalts used during the construction process. (T,G) 10. During construction, SCAQMD Rule 1113 shall be adhered to, restricting the VOC content of any architectural coating materials used on-site to a maximum of 2.08 pounds of VOC per gallon. (T,G) 11. Construction personnel shall be informed of ridesharing and transit opporninities, prior to the start of construction. (T,G) 12. Prior to the issuance of building permits, construction parking shall be configured to minimize traffic interference and comply with the City requirements as reviewed by the Engineering/Public Works and Community Development Departments. (T,G) 13. Construction operations affecting off-site roadways shall be scheduled for off-peak traffic hours and shall minimize obstruction of through -traffic lanes. (AQMP Control Measure 3.a. Truck Dispatching, Rescheduling and Reporting [ROG, NO, PM]). (T,G) 14. During grading and construction, the project proponents will comply with all applicable SCAQMD "Rules and Regulations". (T,G) 15. The project proponents will comply with the La Quints Air Quality Element policies to the maximum extent feasible and all provisions of the La Quinta Municipal Code, as reviewed by the Community Development Department. (T,G) 16. A Transportation Demand Management (TDM) plan shall be prepared and approved prior to issuance of building permits for the Travertine project that addresses the proposed 500 -room hotel and specifies capital improvements and operational strategies needed to meet the City's 1.3 vehicle occupancy rate goal. (1) 3.4-16 9749--cn2-12501-nm 17. The proposed project will comply with SCAQMD Regulation XV, the City's TDM Ordinance and any other relevant wind erosion and blowsand programs, prior to the issuance of grading permits, as reviewed by the Community Development Department .and Engineenng/Public Works Departments during grading and construction. (T,G) 18. Future stationary sources of air pollutants shall adhere to applicable SCAQMD "Rules and Regulations", as monitored by the Community Development and Engineering/Public Works Departments during the grading and construction phases. (T,G) 19. During the plan check, the Engineering/Public Works and Building and Safety Departments shall review the proposed project for the inclusion of bicycle lanes. The provision of bicycle lanes should encourage the use of alternate modes of transportation. (T,G) 20. Safe and convenient pedestrian paths should be provided to encourage walking as a mode of transportation between related on-site facilities. (T,G) 21. Building construction shall comply with the energy use guidelines in Title 24 of the California Administrative Code. The Building and Safety and Community Development Departments shall ensure that the energy use guidelines have been complied with prior to occupancy. (T,G) 22. Low emission building materials such as preprimed and sanded wallboard, wood moulding and trim products should be considered for construction materials wherever feasible. Low emission building materials shall be reviewed and approved by the Building and Safety Department prior to issuance of building permits. (T,G) 23. Prior to the issuance of building permits, consideration should be given to the use of solar water heaters and solar pool heaters. (T,G) 24. Prior to the issuance of building permits, consideration should be given to the use of low -polluting and high efficiency appliances. (T,G) 25. Prior to final map approval, the design of recreational and green belt areas should maximize the shading effect of landscaping for streets, parking areas and building walls. This shading effect could result in reduced air conditioning demand for electrical energy. (T,G) 3.4-17 9749 -CAB -12501 -AIR 3.4.5 LEVEL OF SIGNIFICANCE AFTE R MITIGATION TRAVERTINE AND GREEN SPECIFIC PLANS As indicated in the impact analysis, SGAQMD significance thresholds for NO, and PM1© will be exceeded during the construction phase of both the Travertine & Green Specific Plans and are therefore significant. During the long-term operational phase associated with the Travertine Specific Plan, CO, ROC and NOx emission levels will exceed the SCAQMD significance threshold criteria. Although it is not possible to mitigate these impacts to a level of insignificance, implementation of the above listed mitigation measures will reduce the magnitude of the impacts to the extent feasible. The Travertine Project will have significant long-term impacts to air quality in the region. 3.418 9749-cas-12501-nnt 3.5 WATER RESOURCES Sources utilized in the writing of this section include the City of La Quinta Master Environmental Assessment, the City of La Quinta General Plan, and the Coachella Valley Water District (CVWD). 3.5.1 EXISTING SETTING Eadsdng Water Service The 909 acre Travertine site currently consists of 680 acres of open space and approximately 229 acres of cultivated vineyards. Irrigation for the vineyard is provided by one water well located on site. The well presently provides minimal agricultural volumes for irrigation purposes. The 331 acre Green site consists of predominately hillside open space. Both projects are located within the Coachella Valley Water District (CVWD) which provides water services through a system -wide master plan. The system -wide master plan provides the City of La Quinta with potable water, pumped from an underground aquifer at 13 well locations within the City. These active wells are perforated at depths ranging from 500 feet to 900 feet. The potable water for the City is stored in five reservoirs, with the nearest reservoir to the project being Reservoir #6723 with a 500,000 gallon capacity, and is located in the northeastern portion of PGA West. The closest existing CVWD water service lines are located at the intersection of 58th Street and Madison Street. The CVWD potable water distribution system transports water via an underground water system with lines ranging in size from 6 to 36 inches. Non -potable water is also generated from these wells for irrigation of golf courses and agricultural areas in the City of La Quinta. Water from the Colorado River is also used for irrigation purposes in the area. Existing Demand The City's total estimated water demand of approximately 1. 87 million gallons per day (mgd) is based on an indoor use demand of 315 gallons per day '(gpd), per unit. The City requires a minimum water supply of 350 gpd for single-family lots and 450 gallons per day for other types of lots. However, the CVWD utilizes 1,500 gpd, per unit, for indoor and outdoor requirements.1 Based on the higher demand per day, the CVWD estimated consumption rate for the City is 8.93 mgd. Irrigation water is also provided by the CVWD and supplied to the City via the Coachella Canal. The canal extends through the City on the west side of Lake Cahuilla County Park and PGA West. Water to the canal is supplied from the Imperial Reservoir on the Colorado River. The canal water benefit district in the City extends north of Avenue 52 and west of Washington Street north of the project site. Portions of the Travertine property are within 1. The City of La Quinta General Pl=-ER. Table 4.7-1. City of La Quinta, Infrastructure and Public Services Requirements, 1992. 3.5-1 974"GR-12501-3S Wam Raaacrs Improvement District 1. Water from the Coachella Canal can be made available to be used for golf course and green belt irrigation purposes. In the event the applicant requests this irrigation water supply, additional facility improvement would be required. Groundwater Supply The City of La Quinta is located above the Coachella Valley Groundwater basin which is divided into upper and lower valley aquifers. Though the lower aquifer is not entirely directly below the upper aquifer, the upper valley aquifer extends northwest from the City of Indian Wells and the lower valley aquifer extends south and east from the City .of La Quints. The dividing point of the upper and lower aquifer sub -basins is located near Point Happy, northwest of Washington Street and Highway 111. The upper valley aquifer has an existing supply of approximately 11.0 million acre feet (af) with an annual drawdown of 27,000 of citywide. The existing supply of the upper valley aquifer has been maintained for the last two years through the recharging of over one million acre feet of Colorado River water. The lower valley aquifer is the only source of potable water to the City and has an existing supply of approximately 28.2 million af.2 Presently,. the lower valley aquifer is experiencing reduced water levels, due to increased development in the area.3 The aquifer receives some recharge from percolation from tributaries of the Whitewater River flowing into La Quinta from the Santa Rosa Mountains. However, direct recharging of the lower aquifer has not occurred. The CVWD plans to implement recharging plans in the near future. The estimated upper and lower aquifer supply of potable water is located within the first 1,000 feet of depth, and totals approximately 39.2 million acre feet (af). CVWD is currently developing a Lower Valley Groundwater Management Program which will address the overdraft of the lower aquifer. Once adopted, the plan would require the participation of relevant developers and/or property owners. Groundwater Quality Water quality within La Quinta is monitored by the CVWD. Good water quality within the upper and lower aquifers can be found at depths of 500 feet, while poor to marginal water quality is found at depths of less than 200 feet. Threats to groundwater quality in the area include a high nitrate concentration plume extending south-easterly from Cathedral City towards La Quints, within the upper valley aquifer. Additional threats to both the upper and 2. ary ofLa Quinta MEA, pages 4-24 and 6-23. 1992. 3. City of la Quinta MEA, page 6-25. 1992. 3.5-2 4/41-KOR-12901-35 Weer Raa�eef lower aquifer groundwater quality include pesticides and fertilizers utilized for agricultural production, septic tanks, and new well construction which would require drilling through non - potable water sources to reach the lower potable sources. Sewers Sewer services in the area are also provided by the Coachella Valley Water District. For over the past 20 years, private septic tanks have been used to treat and dispose of wastewater in the area. However, with the construction of a force main in southern La Quinta, connected to the Mid -Valley Water Declamation Plant #4, septic tanks are no longer allowed to be utilized for new developments in the area. An existing 18 inch force main is located within the right-of- way of Avenue 58 and Madison Street, approximately 2,000 feet north of the proposed project. The City currently produces approximately 1.49 million gallons of sewage per day with over fifty percent of that raw sewage still utilizing existing septic tanks. The Mid -Valley Water Reclamation Plant #4 is located at the corner of Fihmore Street and Avenue 62, approximately nine miles from the proposed project. The wastewater treatment plant currently receives approximately 2.5 mgd and has a maximum capacity of 4.35 mgd with the capability of expanding service in the future.4 Currently, wastewater is treated to secondary levels. Due to the distance of the treatment plant, existing potable water supplies, and availability of Colorado River water, treatment of effluent to tertiary levels and reconveyance to La Quinta to irrigate large landscape area is presently not feasible. Further, utilization of reclaimed water has not been actively pursued by the City of La Quints. 3.5.2 P ACTS Section 15382 of the CEQA Guidelines defines a "significant effect on the environment" as "a substantial or potentially substantial, adverse change in any of the physical conditions within the area affected by the project including land, air, water, minerals, flora, fauna, ambient noise, and objects of historic and aesthetic significance." Standards of SigWficance For water services, a significant impact would occur if the proposed Specific Plan would: 1) result in the need for extension of water services from existing service areas to new areas, 2) increase withdrawals leading to overdraft of groundwater aquifers, without significant recharge efforts, or 3) degrade groundwater quality due to increase pumpage within an overdrafted basin. 4. Telephone Conversation with Bruce Clark, CVWD, November 21, 1994. 3.5-3 9741-KCR-12 1-33 Wam Rnweea For sewer services, a significant impact would occur if the proposed Specific Plan would 1) exceed the capacities of existing and planned wastewater treatment facilities; or 2) result in the need for the new expansion of existing collection and treatment facilities, or expansion beyond master planned facilities. TRAVERTINE SPECIFIC PLAN Water System The proposed Travertine project would develop 2,300 resort residential units on 481 acres; two 18 hole golf courses, one designed as a target course and the other fully landscaped, with a practice range and club house encompassing 363 acres; a 27.5 acre, 500 room hotel and conference center; 10 acres of commercial centers. Water service to the project site will be provided by the CVWD with a twenty-four inch mainline within the Jefferson Street and Avenue 62 alignments. Within the project area, twelve inch lines will then feed off the main line to serve individual clusters of development. Figure 3.5-1 shows the proposed water service locations and Table 3.5-1 shows the demand generation rate of each proposed use. Water SupplylDemand Water demands were generated utilizing generation factors provided by the The City of La Quints General Plan MR. As shown in Table 3.5-1, the total water demand for Travertine project, utilizing CVWD generation factor of 1,500 gal/DU/day, would be approximately 5,566,212 gpd at full buildout. CVWD will require one well per 70 acres of a site or one well per 400 dwelling units, whichever provides the greater number of wells. In the case of Travertine, CVWD could require approximately 13 wells. However, only 5 may be active to service the development while the balance would remain inactive. CVWD would require these wells to be a minimum of 1000 feet apart. In order to space 5 to 13 wells 1,000 feet apart, the applicant may be required to acquire additional well site locations off-site, as well as on-site. The precise location of these 13 wells has not been approved at this time and ultimate locations will be determined by CVWD. However, without knowing the location of any off-site wells, impacts as a result of off-site well locations cannot be specifically determined at this time. Potentially significant site disturbance impacts or drawdown effects on nearby wells could result from these unknown well locations off-site. Since portions of the Travertine property are within Improvement District No.1, water from from the Coachella Canal can be made available and should be used for golf course and green belt irrigation purposes.5 5. Liner from Tom Levy at CVWD, dated Dec. 6, 1994. 3.5-4 9/41-KGR-12501-3.5 Wow Rawm Existing Relevant TSM Programs There are no Transportation System Management (TSM) plans in effect in the study area at present. The City of La Quinta does have a Transportation Demand Management (TDM) Ordinance (Municipal Code Chapter 9.162) and SCAQMD Regulation XV has TSM/TDM elements that could be relevant to the Travertine Specific Plan, depending upon the number of employees that ultimately have jobs on-site. 3.2.2 IWACTS The format of the traffic and circulation section has been modified to analyze the Green Specific Plan followed by the Travertine Specific Plan. The Green Specific Plan is anticipated to be built out by the Year 2000, and approximately 250 units of the Travertine Specific Plan will have been constructed by that time. The remainder of the Travertine Specific Plan is not anticipated to be built out until Year 2020, which is also the assumed year of the City's General Plan Buildout. Additionally, the scope of the Traffic Study found in Appendix B, complies with Riverside County specifications and employs the 1985 Highway Capacity Manual to analyze levels of service. Threshold of Significance According to CEQA, increases in traffic which are substantial in relation to the load and capacity of the street system are considered significant impacts. For purposes of this EIR, additional traffic which results in a LOS less than D (i.e., LOS E and LOS F) is a significant impact. Green Specific Plan Project PhashWTiming and Access Phasing information for the Green Specific Plan has not been developed to date. For the purposes of this analysis, the proposed project will be built entirely by the Year 2000. The Year 2000 analysis also assumes the construction of approximately 250 homes on the Travertine site. Primary access will be provided to the residential units near the eastern boundary of the project through the extension of Jefferson Street at Avenue 58. Access to the 238 lots west of Jefferson Street will be provided at two locations along Jefferson Street at the northern and southern ends of the street within the project boundary. Access to the 29 units east of Jefferson Street will be provided at one location along the central portion of Jefferson Street with one emergency access location. The ten custom lots in the northwestern corner of the site will take access from Quarry Lane, through the Quarry development, and will not have direct access to Jefferson Street. 9751 -CAB -12501 -TRAFFIC 3.2-6 Project -Related Trip Generation Potential trip generation for the Green Specific Plan was calculated from the regression equations included in the Institute of Transportation Engineers, 1991 publication entitled Trio Generation, (Fifth Edition). As indicated in Table N-1 Year 2000 Trip Generation Forecast in Appendix B, the Green Specific Plan will generate an estimated 2,640 average weekday trips. Of that total, approximately 271 trip -ends will occur during the evening peak hour (176 inbound and 96 outbound) and another 195 trip -ends will occur during the morning peak hour. Project -Related Trip Distribution and Assignment The project -related trip distribution and assignment was calculated using the City of La Quinta Traffic Model as the trip distribution and assignment spreadsheet. However, the following steps were taken to modify the Traffic Model to reflect the proposed development projects and roadway changes in the project vicinity: The Traffic Model was modified from its existing traffic distribution and assignment to include the Green Specific Plan, the Travertine Specific Plan and the Meyer/Anderson Project. This was done because the City's Traffic Model assumed that the Green and Meyer/Anderson properties would result in traffic generation based on their General Plan Designations of Open Space. These traffic generation numbers were modified to reflect the Green Specific Plan as proposed and the Meyer/Anderson property as a 150 residential unit development. The City's Traffic Model also did not include the Travertine Specific Plan in its traffic calculations because it was outside of the City's limits at the time the General Plan was ` prepared. The Traffic Model was modified to include the Travertine Specific Plan as proposed. k In addition to the above modifications, the City Traffic Model was further modified to reflect the new alignment of Jefferson Street, and the extension of Madison Street and Avenue 62. With the above modifications completed, the trip distribution and generation was calculated. Through Traffic In order to assess the increase in traffic due to the Green Specific Plan in the Year 2000, the through traffic volumes were calculated for the area. The ambient daily traffic volumes were estimated by assuming a constant growth rate from the present conditions, to General Plan Buildout (assumed to occur in the Year 2020). In addition, a portion of the Travertine Specific Plan (250 single family dwellings by the Year 2000) was included in the Year 2000 9751 -CAB -12501 TRAFFIC 3.2-7 • �� 1STATEHOMES ,f . �� • F QMM' 1.7 mi 6 - ` ESTATEJIOiD;S � + C® - � r .. . /' " �•� � IV •••+ •arir�•aws•iwa�urais'tts s�`iiis i�••w•�M o P � 1 - • ~ RESORT HOME ,/'^�� • 37 G4L �.� • : - O _. :.� / " ` 12" RESORT HOMES i IRA Cm wr.$TE kp ; RANGE ESTATE �/ I �.+-r .�•: HOMES ' 8f1 r fI ..'"�� O O . . _ RESORT HOME 7 yr• 13 % °. �+_ — CALF = [1 177, OFIN PACE 1R GOLF J r ESTA . - " MAn+T�1AHas � � r 3 REMWRT RESORT HODS— REOiIT F�—S .-•\`` i • V _v� _ •'RSTATi HOMR'S 1 .�1''�� 17 LEGEND VUaA HOMES WATER !> RANGE VRJ.A HOMES q REo1er HOT¢ _ - SEWER 1S„ , a 1 � coMMoecuL 1 °r TENIM �r - 8� MADISON STREET-10� I ar x o m TRAVERTINE Travertine & Green Specific Plan EIR WATER AND SEWER PLAN Figure3.5�-1 ambient traffic projections for the Green Specific Plan. These ambient daily volumes for road segments are depicted in Figure 3.2-3. Year 2000 ambient peak hour volumes for turn movements are depicted in, Figure 3.2-4. The increase in Year 2000 Green Specific Plan traffic volumes and evening peak hour turning movements represent a significant increase. This increase is seen when comparing Figures 3.2-1 with 3.2-5. Of the seven intersections studied, the following will continue to operate at LOS D or better in the Year 2000: • Madison St./Airport Blvd. • Madison St./Ave. 58 • Monroe St./Ave. 54 �► Madison St./Ave. 54 These intersections are also listed in Appendix B, on Table VI -2A and Table VI -2B, Year 2000 LOS Unsignalized Analysis (Partial Stop) and Year 2000 LOS All -Way Stop Intersection Analysis, respectively. As these intersections operate at a LOS D or better, they do not require signalization or additional lanes under the Year 2000 Ambient Traffic Volumes analysis for the Green Specific Plan. The following intersections in Year 2000 will operate at LOS D or worse, with or without the proposed• project based on the same comparison of Figure 3.2-5 and 3.2-1: • Jefferson St./Ave. 50 • Jefferson St./Ave. 52 • Jefferson St./Ave. 54. Jefferson Street at Avenue 50 will operate at LOS F which is considered a significant impact. The other two intersections, Jefferson Street at Avenues 52 and 54 will operate at LOS D. All three key intersections along Jefferson Street can be mitigated to operate at acceptable levels of service (LOS D or better) under Year 2000 conditions through signalization and/or by adding travel lanes and keeping the existing four-way stop controls. However, the intersection of Jefferson Street and Avenue 50 would require signalization in addition to left -turn lanes on all four approaches to mitigate impacts to less than significant as depicted in Figure VII -2 Required Year 2000 Lane Geometrics found in Appendix B. Mitigation measures have been included to ensure that the projects fair share contribution for roadway improvements and signalization are provided. 9751 -CAB -12501 -TRAFFIC 3.2-8 THIS PAGE LEFT INTE 77ONALLY BLANK co G N 1994 24 -Hour Peak Season Count by CVAG 2000 � T r Count Expanded to Represent Daily Q7 7 Volume Avenue 58 (1800) 7890 6530 to 1994 �QQp 1992 24 -Hour Riverside County Count Expanded to1994 cri0 15010 1990 Seasonally Adjusted Peak Hour Count Expanded to Represent 1994 eco w 1988 24 -Hour Riverside County Avenue 62 Count Funded to Represent 1994 7870 4740 0 LO 2 m 0 CL Lake CahLdila Quarry Lane I Green 1 1 Specific Plan 1 :I Travertine Specfic Plan 0 0 C4 in o O � O N C V cO T C � 7480 9030 Avenue 50 to j4690l4340 _ Avenue 52 Lo Ln 0 930 1020 Avenue 54 m N LEGEND Airport Blvd. 151 1994 24 -Hour Peak Season Count by CVAG 2000 1994 Seasonally Adjusted Peak Hour Count Expanded to Represent Daily Volume Avenue 58 (1800) CVAG 24 -Hour Peak Season Count from 1992 Increased by 9% Per Year to 1994 �QQp 1992 24 -Hour Riverside County Count Expanded to1994 Avenue 60 15010 1990 Seasonally Adjusted Peak Hour Count Expanded to Represent 1994 Daily Volume {3000) 1988 24 -Hour Riverside County Avenue 62 Count Funded to Represent 1994 Scale: 1' = 5660' CURRENT DAILY TRAFFIC VOLUMES Figure 3.2 Travertine & Green Specific Plan EIR Source: Derived From 1994 Counts By Counts Unlimited Scale: 1" = 5660' EXISTING EVENING PEAK HOUR TRAFFIC VOLUMES Figure 3.24C ©j Travertine & Green Specific Plan EIR c � a o tam' 70 198 = c Avenue J � 28 50 22'-" 177 177 a'wCD iy o r-19* X 12 12 4 r Avenue 33 eNi °•° m 20 195 52 1 t� 2 74in 187 # NNN m 2 r f N �- 1 33 2 Avenue 54 n-01 s N C', 98 J NT"� 3 in 4, a 4-23 5 x" N V)— < Airport -*fi 2 a Blvd. m ,F2 28 a o Lake23 ° iiBJ'iufila 0 25 °i 3 >w, 33 Avenue S7 m 58 I Green I Specific Plan Avenue u 60 c�2 I ' Avenue 5 J Tiaverline I 2 Specific I Plan j l_1 Source: Derived From 1994 Counts By Counts Unlimited Scale: 1" = 5660' EXISTING EVENING PEAK HOUR TRAFFIC VOLUMES Figure 3.24C ©j Travertine & Green Specific Plan EIR _ 98 N N u� 279 39 237 o^ N tO 30 } ` 27 '\ 260 4 102 J" 217 *AA I - 2- -+41 ,r 23 55 201 17 m C�7 a Lake �Gah&db s, r• Green Speck P W 2 rm •j/lveron4 9~ Specific r Plan I Airport co—,a � :X+n t f 42 Blvd." f,3 100 4 r 42 a an o 58 Avenue 60 Avenue 62 LEGEND 10 ,' Estimated Evening Peak Hour Turning Movements Scale: 1' = 566( YEAR 2000 AMBIENT PEAK HOUR TRAFFIC VOLUMES Figure 3.2 [�j Travertine kGreen Specific Plan EIR Avenue 50 rl* *28 ,-4 Avenue 2a 52 * r �u'� 52 5 0 +-- 70 Avenue cw li fir' 10 54 mW Airport co—,a � :X+n t f 42 Blvd." f,3 100 4 r 42 a an o 58 Avenue 60 Avenue 62 LEGEND 10 ,' Estimated Evening Peak Hour Turning Movements Scale: 1' = 566( YEAR 2000 AMBIENT PEAK HOUR TRAFFIC VOLUMES Figure 3.2 [�j Travertine kGreen Specific Plan EIR r "0 omv 0 I V• ti. 2 0 0-s �!V- �28 - 60 r: 0 1 0 O N 0- 'F 0 �2D 114 CD 3 \ v ,` 0 C o_ 4'r 18 N O 150 Avenue LOO 58 0 30 Avenue m r 0 0 Avenue Z 62 30 30 CM o � 0 0 0 0 3 30 0 m r A. 1710 300 c� o ' 0 � N CD IL Lake Green Specific P Specific r Plan F � I O N 0 0 m o 0 o � c O 110 Avenue 50 0 CO v O W) 70 Aveni 52 Avenue 54 1-0 N -*10 Lf -1 1,n 4 r 0 i 70 port 3 \ v ,` 0 7:Blvd. 4'r 18 N O 150 Avenue 58 0 30 Avenue 60 0 0 Avenue 62 LEGEND 10 1 Estimated Evening Peak Hour Turning Movements 100 Average Weekday Traffic Volume Scale: 1 " = 566( YEAR 2000 GREEN SPECIFIC PLAN TRAFFIC Figure 3.2-f Travertine & Green Specific Plan EIR PM TRAVERTINE SPECMC PLAN Project Phasing/Timing and Access For the purposes of this analysis, it has been assumed that at Year 2000, approximately 250 single family dwelling units will be constructed and occupied on the Travertine site and buildout on the Green site has occurred. In addition, project buildout for the Travertine Specific Plan is assumed to occur at General Plan Buildout or 2020. Primary access to the Travertine Specific Plan will be provided by the proposed Jefferson Street loop which will connect to Avenue 58 and Avenue 62 at Madison Street. With initial construction of the Travertine Specific Plan occurring in the northern part of the site, access to this area will be provided along Jefferson Street to Avenue 58. After the proposed Jefferson Street loop is connected to Avenue 62 at Madison Street, access to Travertine will primarily be to the east (along Jefferson Street) and north (along Madison Street). Project Related Trip Generation Similar to the Green Specific Plan, potential trip generation from the Travertine Specific Plan was calculated from the regression equations included in the Institute of Transportation Engineers 1991 publication entitled Tdp Generation (Fifth Edition). As indicated in Table V-1 Unadjusted Trip Generation Forecast in Appendix B, the Travertine Specific Plan will generate an estimated 27,820 unadjusted average weekday trips. Of that total, approximately 2,608 trip -ends will occur during the evening peak hour (1,561 inbound and 1,047 outbound) and another 1,627 trip -ends will occur during the morning peak hour. Due to the potential for trip overlap on the project site (i.e., trip interactions on-site between the residences and/or the hotel and the commercial uses), an adjusted trip generation forecast was calculated to reflect the trip overlap, thereby reducing the total trip generation. As indicated in Table V-2 Adjusted Trip Generation Forecast (Travertine Specific Plan) in Appendix B, the Travertine Specific Plan will generate an estimated 23,820 adjusted external average weekday trips at Buildout. This is a 4,000 average weekday trip reduction from the unadjusted weekday trip analysis. Of the 23,820 trips, an estimated 2,268 external trip -ends will occur during the evening peak hour (1,391 inbound and 877 outbound). Project -Related Trip Distribution and Assignment Refer to Project -Related Trip Distribution and Assignment, under the Green Specific Plan analysis. The same methodology was utilized in the preparation of the Travertine Specific Plan trip distribution and assignment. 9751 -CAB -12501 -TRAFFIC 3.2-12 Through Traffic Traffic projections are based upon the City of La Quinta General Plan Buildout model which evaluates all future trips in an interactive (or shared) manner. As a result, through traffic projections were not specifically provided for General Plan Buildout conditions. However, through traffic volumes were developed for the Year 2000 analysis by comparing the General Plan Buildout daily projections from the City Traffic Model to existing daily traffic volumes. This comparison was conducted for each leg of each key intersection (Refer to the Green Specific Plan "Through Traffic" analysis): The Travertine Specific Plan Year 2000 ambient traffic projection and Year 2000 ambient peak hour traffic volumes show a small increase when compared to Year 2000 ambient conditions for Green. This small increase in ambient traffic conditions is due to the fact that the Green project is proposing 277 residential units, which is approximately 27 units more than the Travertine project proposes by the Year 2000. The total Year 2000 traffic for the Travertine Specific Plan is however, less than the Green ' Specific Plan total traffic because the Travertine project proposes 27 units less than the Green project in the Year 2000, thus resulting in less traffic. This is depicted when comparing Figures 3.2-5 with 3.2-6. Even with the slight differences between the Travertine and Green Year 2000 analyses, traffic signals continue to be needed at Jefferson Street and Avenues 50, 52 and 54, similar to the Green analysis. Year 2000 Traffic Year 2000 Total Daily Traffic Volumes for roadways in the vicinity of the proposed Green and Travertine projects are shown in Figure 3.2-9. The Year 2000 Total Daily Traffic Volumes are the sum of the Year 2000 Ambient Traffic, the Green Specific Plan traffic and the Travertine Specific Plan traffic expected by the Year 2000. In the Year 2000, the Travertine Specific Plan will generate 2,400 average weekday trips, of which 246 trip ends will occur during the evening peak hour (160 inbound trips and 86 out bound trips). This is approximately 240 average daily trips less than the Green project. In comparing the current daily traffic (Figure 3.2-1) with the Year 2000 total daily traffic volumes (Figure 3.2-10), a significant increase is seen in the Year 2000 volumes. Although this increase is significant, it will not cause the levels of service to decrease below acceptable conditions at any of the intersections analyzed with the exception of Jefferson Street at Avenues 50, 52, and 54. Similarly to the Green Year 2000 (ambient) analysis, these three intersections will require signalization and/or additional lanes, with or without the proposed project. Refer to the Green Specific Plan Year 2000 analysis under ambient conditions, as the impacts to the seven key intersections are the same. 9751 -CAB -12501 -TRAFFIC 3.2-13 U3 0 o o - o O o 0 D o C o CD 170 22 230 99 Avenue t. 50 0-4 COM - co 0 N 11 � r T C� Cf 0i:9 � 380 30 27 61 Avenue 5 O 0 0 52 one �M 2 0 °�,0� CY r qw (y :ro, 0 1550 �•;,Q 150 Avenue 1 � 54 4 54 as OOT 0 T2707 O� 0s6 CON w 64 Airporta Blvd *6. Lake N o f 0 " cahur!!a �° 18 ,. p 2400 460 130 Avenue 103 a o 58 N U) I Green I Specific PIIraverdnep 24 24 Avenue v■ 60 Specific "-`' 5 Avenue r Plan 62 LEGEND 10 1 Estimated Evening Peak Hour Tumini Movements 100 Average Weekday Traffic Volume Scale: 1"= 56E YEAR 2000 TRAVERTINE SPECIFIC PLAN TRAFFIC Figure 3.2 - Travertine & Green Specific Plan EIR M e IA N co m O 10 758 '' 8685 9111 10,404 Avenue 50 Vi y m O N Z Cr 11223 6334 � 5863 14918 Avenue 52 o �r lY r U) 1'JO 5401 1834 1714 Avenue 54 � m � m M v a1162 3080 Airport Blvd. Lake � Cahu#la �, o r N f3468 L 1945 1 1530 Avenue 58 � � r � Green '- € SpECifiC i?� j 186 236 Avenue U 60 ' k a Travertine I Avenue r Specific 62 J ,Plan f .�a Scale: 1 = 566 YEAR 2000 AMBIENT DAILY TRAFFIC VOLUMES Figure 3.2= [�j Travertine & Green Specific Plan EIR H r 8603 9109 Co 0 CO N cr) r �p r 6331 5860 O a Lake Cahuilla 1 r Green Specific F L_ Travertine l ti Specific j f J ,Plan 1 S to N 8 W Co m o 0 c 0 21 10.393 Avenue 1 50 m CO Off 4912 Avenue Scale: l" = 5660 YEAR 2000 AMBIENT DAILY TRAFFIC VOLUME Figure 3.2-3 NO Travertine & Green Specific Plan EIR. 52 M qr Lo 1694 Avenue 54 3074 Airport Blvd 0 r N 1510 Avenue 58 r r r 234 Avenue 60 ,o 535 Avenue 62 Scale: l" = 5660 YEAR 2000 AMBIENT DAILY TRAFFIC VOLUME Figure 3.2-3 NO Travertine & Green Specific Plan EIR. However, the remainder of the Travertine property is not within Improvement District No.1 and local groundwater supplies may not be adequate to supply long-term domestic or irrigation demands. In order to mitigate these long-term demands, groundwater pumping will be subject to a replenishment assessment to provide a funding mechanism for importation of additional water supplies.6 TABLE 3.5-1 Travertine and Green Daily Water Demands Land Use Acres Dwelling Units AVG. Daily Demand (gpd) Travertine Residential 481.2 2,300 3,450,0007 Commercial 10 — 40,0008 Hotel/Resort 27.2 500 96,0OO9 Golf Courses 362.9 — 1,943,85710 Clubhouses 30,OOOsf — 2 44411 Tennis Club 10,000sf — 9,91512 TRAVERTINE ESTIMATED DEMAND: 5,566,212 Green Residential 724,500 TOTAL ESTIMATED DEMAND: 6,290,712 6. Ibid. 7.Ciry of La Quinta General Plan, Table 4.7-1, Infrastructure and Public Service Requirements, CVWD I, 500gpd, 1992. 8. Generation factors assume stores at 400 galll , 000 s f. (100, 000 s.f. total) (Water Supply Planning, David Prasifka, Table 1-6 Summary of Commercial and Institutional Water Uses, 1994). 9. Generation factors assume 120,000sf. ® 800 gal/1,000 sf. (Design -Data Book for Civil Engineers, Volume 1, Elwyn E. Seelye, page 1-10, 1960). 10.Generation factors assume 6 ac. ft. per year(the mean of CVWD direction of between 5-7 ac. ft./yr.) for both golf courses. Il Assumes approximately 200 members each clubhouse, 400 members Q 66.1 gpd(Water Supply Planning, David Prasifka, 1994). 12.4ssumes 150 members ® 66.1 gal. (Water Supply Planning, David Prasifka, 1994). 3.5-6 9741-KGR-12501-7.5 Waco Roman a The Specific Plan indicates the need for a 2.5 million gallon water reservoir tank to service the site for fire flow storage. However, no reservoir location is indicated in the Specific Plan. Therefore, potentially significant site disturbance impacts from this reservoir could occur. Implementation of mitigation measures would induce impacts to the extent feasible. However, potentially significant impacts may arise due to an unknown number of off-site well and/or reservoir locations. Groundwater Supply Presently, the lower valley aquifer is experiencing an incremental overdraft due to increased development in the area. CVWD is currently conducting a study for groundwater recharge for this area. Developers will be required to provide funds and/or property to help achieve this goa1.13 However, due to the overdraft state of the lower aquifer, groundwater impacts are considered significant. Groundwater (duality Implementation of the project would increase the potential for groundwater degradation to the lower aquifer. Potential groundwater degradation could occur due to the creation of new wells drilled through non -potable water sources, urban runoff, and pesticides and fertilizers applied to the golf courses and landscape areas. This is considered a significant impact. In order to mitigate potential impacts to water quality, appropriate testing mechanisms, as determined by CVWD, shall be required on-site in order to permit early detection of contaminant migration. Urban runoff mitigation is discussed in Section 3.6, Hydrology of this DEIR. Sewer The project would utilize the existing sewer facilities located within Jefferson and Avenue 62. Sewer pipes vary in size as it proceeds eastward across the project site, and would range in diameter from eight inches on the west side of Travertine to twenty-four inches at Madison Street. A series of eight -inch sewer lines would extend from the main line to the proposed residential areas. Figure 3.5-1 shows the proposed sewer services for the site. The project would generate approximately 714,632 gpd of wastewater effluent which would be sent via the proposed system to Mid -Valley Water Reclamation Plant. This would increase the daily treatment demand from 2.5 nngd to 3.2 mgd.14 This increase would be within the maximum capacity of the Mid -'Walley Water Reclamation Plant of 4.35 mgd. The CVWTI has indicated that they have the capacity of servicing the site. Implementation of mitigation measures would reduce sewer service impacts to a less than significant level. 13. ]bid. 14.Telephone Conversation with Bruce Clark, CVWD, November 21, 1994. 3.5-7 41414CGR-I?S01-3.5 Waw Resaums GREEN SPECIFIC PLAN Water System The project would develop 277 resort homes with minimum 8,000 square foot lots. Of the 277 resort homes, 10 custom homes would be developed along the northwestern corner of the project adjacent to the Quarry development. The 10 custom lots would have water supplied through 8 -inch water lines, connecting to the existing 8 -inch water line in the Quarry Development. The remaining 267 dwelling units would be serviced by an 18 inch water line within the Jefferson Street right-of-way with 12 inch water lines extending through the development area. Water/Supply Demand The project would require approximately 724,500 gpd for the development of 277 units. The 10 custom lots would require approximately 73,710 gpd of additional water. The available additional water supply from the Quarry site would be conveyed from the existing 8 inch water lines. 15 The remaining residential lots would require approximately 650,790 gpd which would be provided by wells. The nearest existing water lines, other than at the Quarry site, are located approximately 7 miles north of the site at Avenue 58 and Madison Street. Figure 3.5-2 shows the proposed water services for the project. The project will be required by CVWD to provide four well sites to serve the project. One well would be required to be active prior to the initial phase of construction. The precise locations of these 4 wells have not been determined at this time and ultimate locations will be determined by CVWD. Similar to the Travertine project, without knowing the location of any off-site wells, impacts as a result of off-site well locations are not specifically known at this time. Potentially significant site disturbance impact or drawdown effects on nearby wells could occur at these locations off-site. The Green property is not within Improvement District No. 1. Therefore, water from from the Coachella Canal would not be available for green belt irrigation purposes. 16 Similarly to the Travertine property local groundwater supplies may not be adequate to supply long-term domestic or irrigation demands. In order to mitigate these long-term demands, groundwater pumping will be subject to a replenishment assessment to provide a funding mechanism for importation of additional water supplies.17 15.Telephone Conversation with Mike Rowe, The Keith Companies Palm Desert Office, October 19, 1994. 16better from Tom Levy at CVWD, dated Dec. 6, 1994. 17. Ibid. 3.5-8 9741-KGR-12501-35 Wam Resaraa r THIS PAGE LEFT INTEN77ONALL Y BLANK 8" _ 00-7- 10 custom lots I: i f 1.4 40 -,estate lots G 9 .. •' NOTE: All lines are 8' unless otherwise noted 98"+c, lots~ . `:,S �UVo U? raC C, Q D o d' o r5 J � ;a v r 01 V �W ti r1 fr p QQ t ,•t. roro 10" extended 20001t `�..� to exlsUM 10" fine ,, I Q PGA Weat "entry �i u �antrj/ I, �. L.1. 29 cove lots Travertine & Green Specif Ic Flan EIR GREEN SEWER PLAN Figure 3.5-3 M 10 custom lots ani 40 ..estate lots — ,,- �`'� _� •may � •�,�- J,r �r�f'rf- -.,•�• 0 se }cc7ve-1ata-, + .611 1,r t , O -3cyav uuv,o40Qp �, T1--- �+ D f7. � I,l 1 � �;+l .i. I� ild rF f e � � fj4)f � {]' �'7•�r. rL�t1� • � • 1 ] �. � J`�J f--------- NOTES: ----- NOTES: 0 ALL LINES ARE 12' UNLESS OTHERWISE NOTED • 2.5 MILLION GALLON RESERVOIR REQUIRED • 4 WELL SITES REQUIRED, 1 WILL BE ACTIVE entry i , jefferson street GREEN Travertine & Green Specif is Plan EIR WATER PLAN Figure 3.5-2 Groundwater Supply Groundwater supply impacts related to the Green project are similar to those of the Travertine project, due to the current overdraft status of the aquifer. Groundwater Quality Although this project is smaller in scale to the Travertine project, potential groundwater quality impacts would be similar, due to additional well sites to be constructed. Sewer The project would generate a total of approximately 99,450 gpd of sewage. Of the total amount generated, the ten estate lots would generate 4,000 gpd which would be transmitted through the existing infrastructure of the Quarry development. The project would require that the existing 10 inch sewer line be extended 2,000 feet west, from within the Jefferson Street right-of-way at PGA West to the eastern portion of the project. Eight inch sewer lines will extend through the development. Sewer services to the proposed ten estate lots will require connection to the existing 8 inch line located within the Quarry development. Figure 3.5-3 shows the proposed sewer services of the project. Based on the proposed residential density of the project and wastewater generation rates from the City of La Quinta General Plan, the residential uses would increase the total current City generation of sewage of 1.49 mgd to 1.59 mgd.18 The estimated wastewater generated by the project is within the planned capacity of the Mid -City Wastewater Treatment Plant. This is not considered a significant impact. 3.5.3 CUMULATTVE IMPACTS The Travertine and Green Specific Plans, together with other closely related past, present and future projects in the Coachella Valley, will result in reductions in the existing underground water supply which is currently in a state of overdraft, and will require further dependence on out-of-state water supplies. The City of La Quinta General Plan EIR estimates that at buildout, the City would require 46.86 mgd of potable water. With the addition of the Travertine and Green Specific Plans, at buildout the City would require a total of 53.15 mgd of potable water. Since recharge information is not currently available for the lower aquifer, impacts to the water supply within the Coachella Valley are considered cumulatively significant. 18.City of La Quinta General Plan 1992, Table IPS -1 Existing Infrastructure and Public Services Status, Chapter 7, pg. 7-2. 3.5-10 4141-KGR-125111-33 Wam Resarm r THIS PAGE LEFT INTENTIONALLY BLANK 3.5.4 MIT`IGAT`ION MEASURES The following mitigation measures have been designated for application to either or both the Travertine Specific Plan (I) and the Green Specific Plan (G). 1. Prior to issuance of building permits, the applicant shall participate on a fair share basis in CVWD regional water projects to bring needed water facilities to the site, and contribute water assessment fees required by Coachella Valley Water District: (T,G) 2. The applicant shall pay required new development water and sewer fees to the City Finance Department prior to final map approval. (T,G) 3. The projects shall incorporate interior and exterior water conservation techniques required by the City of La Quinta and recommended by the CVWD, prior to issuance of building permits. (T,G): a. Low -flush toilets b. Low -flow faucets c. City approval of landscape and irrigation plans 4. All planned wells, reservoirs, lift stations, and booster pumping stations shall be designed to CVWD standards and reviewed by both the City and CVWD. The developer shall provide land on which some of these facilities will be located. Identified sites shall be shown on the tract map as lots to be deeded to the district, prior to final map approval. (T,G). 5. All proposed wells shall be located a minimum of 1,000 feet away from each other and existing wells to minimize drawdowns from on or off the site wells. Well design and locations shall be reviewed and approved by CVWD and the City prior to acceptance of facilities. (T,G) 6- The project wastewater system shall be designed to accommodate future onsite uses of reclaimed water for irrigation at buildout of the City. The Engineering/Public Works Department shall review and approve the wastewater system, prior to final map approval. (T) 7. The developer shall prepare a landscaping plan consistent with the City Ordinance addressing water efficient landscaping. Said landscaping plan shall require 50% of landscaping to be of drought -tolerant landscaping materials. The Community Development Department shall review and approve the landscaping plan prior to issuance of building permits. (T,G) 3.5-12 974"GR-12501-3.5 Wader Rrsanea 8. Plumbing fixtures, including shower heads, toilets, urinals, lavatory faucets, sink faucets and tub spout diverts within the developments shall conform to all applicable City and state statute and codes regarding water conservation. The Building and Safety Department shall review and approve all developments to ensure that they comply with all applicable codes, prior to issuance of occupancy permits. (T,G) 9. Final site design shall be prepared in concert with the City of La Quinta and CVWD to implement strategies to supplement the amount of recharge to the underground aquifer through the use of site design techniques, and the utilization of tertiary treated wastewater and/or lower quality potable water, where applicable. The Engineering/Public Works Department and Coachella Valley Water District shall review and approve the final site design for its use of recharge techniques and tertiary treated water. (T,G) 3.5.5 LEVEL OF SIGNIFICANCE AFTER MITIGATION The project specific impacts can' be mitigated to a less than significant level. However, cumulative water impacts within the Coachella Valley remain significant due to its dry climate, exhaustible water supply and increased dependency on imported water. Potentially significant site disturbance impacts remain due to the unknown off site well and reservoir locations. 3.5-13 4741-KGR-12501-3.5 Wear Resoarm 3.6 SOILS/GEOLOGY/SEISMIC Sources utilized in the writing of this section include: Soil Survey of Riverside County, California Coachella Valley Area (Issued Sept. 1980), prepared by the U.S. Department of Agriculture Soil Conservation Service; City of La .Quinta General Plan 1992 Final Environmental Impact Report, Section 4.2, Earth; County of Riverside Comprehensive General Plan (Third Edition, Printed 1988); The Keith Companies (TKC), Cultural Resources Survey for the Travertine Point Project (July 1994). 3.6.1 E STING RTTING Soils and Geology According to the U.S. Department of Agriculture Soil Conservation Service, both the Travertine and Green sites are comprised of the Carsitas-Myoma-Carrizo soils association. Such soils are nearly level to moderately steep, somewhat excessively drained or excessively drained sands, find sands, gravelly sands, cobbly sands, and stony sands on alluvial fans and valley fill. Portions of the sites belong to the rock outcrop-Lithic Torripsamments association. Such soils consist of strongly sloping to very steep, excessively drained to well drained sands, gravelly sands, and loamy sands. The following discussion describes specific soil types found on the Travertine and Green sites. The Soil Survey of Riverside County, indicates that soils found on both sites are commonly found in the Riverside County area. Refer to Figure 3.6-1 for the corresponding soils map. Approximately 70 acres of the Travertine Specific Plan site and approximately 35 percent of the Green site consists of Carsitas gravelly sand (CdC). Characteristics of CdC include the following: runoff is slow; erosion hazard is moderate; hazard of soil blowing is slight; and available water capacity is 2 to 4 inches. This soil is used for watershed, wildlife habitat, recreation, and homesites. Citrus and grapes can be grown where irrigation is available. Over 60 percent of the Green Specific Plan site and a small southern portion of the Travertine site consists of rock outcrop (RO). This rolling to very steep land type is in mountainous areas. Typically RO has from 75 to 100 percent of the surface is covered with outcrop of granite, gneiss, mica schist, and sandstone. Between the outcrop is a 1- to 6 -inch layer of sand, gravelly sand or loamy sand. This soil type is used typically for watershed and recreation. Some small areas can be used for homesites. 3.6-1 9992-WRK-12501-SOILS/GEO 12/28/94 THIS PAGE LEFT INTEN77ONALL Y BLANK 7N 4. 3 _ -7 CU, C d 1 -7 vv dj. 16 -It to-) 7 t,., Ln N % m a % c d C .10 77. X77!!`-. �.01 d C ' R 7 ISO!, sw -- ---- of Oz. Ito Dog Cdc-... A ly, RU C d C 4%bccc lr ..70. c. ...... __ CRO: j .4w 10 CdC. 0 41 1 19 4. ", If co ri N o R rr.. z or A1AV1S0N r S. LEGEND CCC - CARRLZO STONY SAND CdC --CARSITAS GRAVELLY SAND MaS - MYOMA FINE SAND RQ -ROCK OUTCROP RU - RUBBLE LAND TRAVERTINE & GREEN Travertine & Green Specif is Plan EIR SOILS MAP Figure 3.6 -1 9 Twenty percent of the Travertine- site consist of rubble land (RU). This gently sloping to strongly sloping land type is on very old alluvial fans and is 90 percent or more cobbles, stones, and boulders at the surface. This land type can be used for watershed, wildlife habitat, and recreation. The balance of the Travertine site consist of Carrizo stony sand (CcC). This gently sloping to moderately sloping soil is on alluvial cones where drainage from the mountains enters the valley. Usually channels carry runoff from the mountains. This soil is subject to flooding especially when intense summer showers occur in the mountains. Runoff is slow except in channels, and the erosion hazard by wind and water is slight. The soil is typically used for watershed and wildlife habitat. The balance of the Green site consists of Myoma fine sand (MaB). This nearly level to gently sloping soil is on alluvial fans where they merge with the finer textured flood plain and basin soils. The erosion hazard for MaB soils is slight. Runoff is very slow. However, the hazard of soil blowing is high. This soil can be used for truck crops, citrus, grapes, alfalfa, hay, homesites, and recreation. The Travertine site is generally located within the mountain -hillside zone in the City of La Quinta. The gently sloping fans within the project site extend from an elevation of about 450 feet above mean sea level (msl) at the southwestern boundary down to about 30 feet above msl in the northeastern portion of the site. The fans drain generally to the east at a 5 percent slope into the valley basin. In some areas, the fan surface has been eroded with deep arroyos, washes that have ten and twenty -foot cut banks. Rugged fields of ancient redeposited alluvial rocks and boulders characterize the fan surfaces nearest the mountain slopes, particularly in the southern portion of the site. The fan surfaces of the northern portion of the site have more sandy alluvial soils with few large rocks.' Near the northern boundary of the project site is a steep, small ridge of Mesozoic granite rocks. This ridge has the same geology but is now isolated from the nearby mountains surrounding depositions of sandy alluvium. The eastern flank of this rocky ridge was inundated by prehistoric Lake Cahuilla and was covered by tufa. Locally, this colorful ride is referred to as "Coral Reef". Most of this ridge is just north and outside of the project site. I.TKC Cultural Resources Survey, pages 2 & 6. 2.TKC Cultural Resources Survey, page 2. 3.6-3 9992-W RK-12501-SOU-VGEO 12/28!94 A cultivated vineyard is located in Section 33 (U.S.G.S., Martinez Quadrangle). The vineyard consists of CdC, CcC, and RU soils. The southern boundary of the project site lies at the base of the Martinez Rock Slide, a seven- - mile long geologic formation of slumped mountain slopes created by shifting surface material from the Martinez mountain. Seismic The project sites are located within Groundshaking Zone III, according to the County of Riverside Seismic -Geologic Map, and are located approximately 9 miles southwest of the San Andreas Fault. The Alquist-Priolo Special Studies determined a series of inferred fault traces existing within and adjacent to the City of La Quints. The project site is located approximately 1 mile from the most prominent inferred fault trace, Palm Canyon Fault. These fault traces do not exhibit any evidence of Holocene movement (i.e., within the last 11,000 years) and are not considered active.3 The projects are located within a liquefaction hazard area according to the County of Riverside Seismic -Geologic Map. Liquefaction and dynamic settlement are produced in geologically seismic areas where poorly consolidated soils (i.e., textured granular soils) mix with perched (trapped) groundwater causing dramatic decreases in the elevation of the ground. As identified by Riverside County, a moderate to high hazard exists for potential liquefaction in the eastern region of the City, where approximately 2,000 acres are composed of generally equi-granular soils and potentially shallow groundwater tables. The Coachella Valley Water District reports a number of domestic and irrigation wells have been drilled within the region since 1979 with groundwater encountered at depths as shallow as 18 feet. While groundwater depths can vary significantly over short distances, due to the presence of localized perched aquifers, the presence of known shallow water tables increases the potential for liquefaction throughout the region.4 In an effort to reduce the potential for loss of life or property damage during seismic events, the City utilizes the "Hillside Conservation Zone" (La Quinta Zoning Ordinance). The City's "Hillside Conservation Zone" precludes intensive development on steep sloped and alluvial fan areas. 3.La Qubaa General Plan EV?, p. 4-43. 4.La Quinta General Plan EV?, p. 4-43. 3.6-4 9992-wRK-12501 soIL Vr3EO 12ns19a Slopes and Erosion Although the majority of the City is located on low sloping topography, the Santa Rosa and Coral Reef Mountains abruptly rise in elevation, forming steep slopes along the southern and northern portions of the Travertine site, and along the western portion of the Green Site. These fringe areas and natural drainage washes create a potential hazard for adjacent development through possible fracturing of the granitic and metamorphic mountains from seismic events. 3.6.2 V"ACTS Threshold of SigWficance The CEQA Guidelines Supplementary Document G - Significant Effects identifies the following as having a significant effect on the environment: (q) causing substantial flooding, erosion or siltation; (r) exposing people or structures to major geologic hazards. TRAVERTINE SPECIFIC PLAN Soils Project -related construction and grading of Myoma or Carrizo Series and other soil types on- site may be subject to high wind erosion potential. (Refer to Figures 3.6-2 and 3.6-3 for the Travertine and Green Grading Plans respectively). This is a significant impact. The Travertine Specific Plan proposes to construct an 18 -hole golf course and resort homes partially on rubble land _(RU), rock outcrop (RO), and Carrizo stony sand (CcC) — soils not considered suitable for homesites. The nature of these soils are not conducive to homesites or golf courses because the granitic rock and boulders in these areas would subject people to potentially hazardous rockfall conditions. Therefore, without proper mitigation, soils erosion impacts from development within these areas are considered significant and adverse. Other portions of the Travertine site appear to be conducive to the proposed development of homes, golf courses, commercial uses, and a resort/hotel. Seismic The Travertine project would develop single-family residences, a resort/hotel, and golf courses within Groundshaking Zone M. These land uses are considered Normal - Low Risk Land Uses and are Provisionally Suitable. According to the County of Riverside Land Use Suitability discussion, expected levels of groundshaking within this zone are generally less or equal to design levels as defined in the Uniform Building Code (UBC). 5 5. County of Riverside Comprehensive General Plan, pages 303 - 308, 12119189. 3.6-5 9992-WRK-12501-SOU S/GEO 1288/94 THIS PAGE LEFT INTENTIONALLY BLANK r TRAVERTINE Travertine & Green Specific Flan EIR GRADING PLAN ' Figure 3.6-2 F3 Ij GREEN Travertine & Green Specific Plan EI R GRADING PLAN /� Figure 3.6-3 1 m However, the project's proximity to an inferred fault and other fault zones, in conjunction with the underlying geology of the region, may create significant seismic impacts. Because the City, as a whole, is located upon a large structural depression of alluvial deposits overlayed upon granitic strata of the surrounding mountain ranges, the groundshaking caused by these faults would cause these alluvial sediments to consolidate, creating the potential for ground rupture, liquefaction and landsliding. The entire development would be subject to potential seismic -related impacts. In particular, the estate homes proposed along the southern boundary of the project site adjacent to the Martinez Landslide would be particularly sensitive to potential seismic -related impacts. The project proposes to construct estate homes in the northernmost portion of the site which has slopes in excess of 20 percent. Also a portion of the northern golf course is proposed in an area with slopes in excess of 20 percent. Development within the Hillside Conservation Zone (i.e., areas in excess of 20 percent slope) would be subject to significant seismic related impacts. As stated in the General Plan EIR, page 4-45, future development is severely restricted to only hiking and pedestrian trails and access roads in areas where slopes exceed 20 percent. Major fault zones, including the San Andreas, San Jacinto and Elsinore, have a history of producing seismic events in Southern California which would be detrimental to land uses within the Hillside Conservation Zone and unreinforced structures constructed of weak materials and/or poor craftsmanship. Potential seismic impacts can be mitigated to a level of insignificance. Slopes and Erosion The project site may be subject to erosion due to the active uplift of regional faults, relatively soft rock units, sparse vegetation and seasonal rains. Generally, erosion in the desert can be reduced by minimizing soil disturbances and diverting seasonal runoff from areas of high potential erosion. However, potential erosion impacts can be mitigated to a level of insignificance. The project may be subject to slides from adjacent existing formations such as the Martinez landslide on to the site. The estate homes along the southern portion of the Travertine site would require barrier improvements to mitigate potential slide and/or rockfall impacts to a less than significant level. 3.6-8 9992-VMK-12501-S OILS/GEO 12/28/94 GREET SPECIFIC PLAN Soils As referenced in the Existing Setting, the Myoma fine sand appears to be conducive to the proposed development of 277 homes from a soils and geology standpoint due to its gentle slopes (ie., slow runoff) and finer textured soils. Since the site does not contain prime agricultural soils, no impacts to such soils would result from the project. In addition, according to Coachella Association of Government Blowsand Control and Protection Plan, the proposed project is outside of the Coachella Valley Blowsand Region. Seismic Impacts to the Green project, as a result of seismic events, are similar to that of the Travertine project. These impacts include ground rupture, liquefaction, and landsliding. These impacts can be mitigated to a less than significant level. Slopes and Erosion The Green site also consists of potential slide areas along proposed residential areas. Steep mountainous rock outcrops dominate approximately 200 acres of the Green site. Setbacks and barrier improvements would mitigate slide and/or rockfall impacts to a less than significant level. 3.6.3 CUMULATIVE MPACTS On a cumulative level, this project in conjunction with other past, present, and reasonably foreseeable projects, would expose people to potentially hazardous steep and rocky slopes and flooding conditions. Increased development will increase the likelihood of property damage and injuries in the event of a major earthquake. 3.6.4 MITIGATION ME SURES All of the mitigation measures below apply to both the Travertine Specific Plan (T) and the Green Specific Plan (G) projects. Soils and Erosion 1. The applicant shall ensure that the loss of soils through erosion shall be minimized through conservation of native vegetation, use of permeable ground materials and careful regulation of grading practices. These measures shall be incorporated into a landscape plan to be approved and monitored by the Community Development Department, prior to final map approval. (T, G) 3.6-9 9992-VARY.-12501-SOILS/GEO 12128/94 2. The applicant shall ensure that the soils of newly graded slopes be protected (i.e., irrigation, straw, wood chips, visqueen) to limit erosion by wind and water. These erosion prevention measures will be approved by the Community Development Department, prior to issuance of grading permits. (T,G) 3. Prior to any construction operations, the applicant shall ensure that areas to be graded be cleaned of vegetation and other deleterious materials in conformance with "Standard Grading Specifications". This will be reviewed and approved by the Engineering/Public Works Department prior to issuance of building permits. (T,G) 4. Prior to issuance of grading permits, the applicant or future developer shall have a geotechnical investigation report prepared for the project site and submitted to the Engineering/Public Works Department. Mitigation measures that are identified in this geotechnical report shall be incorporated into the project. (T,G) Seismic/Slope Stability 5. The applicant shall investigate and submit to the Building and Safety Department, prior to the final map approval, the potential for adjusting site design standards to higher levels than is required by the Uniform Building Code (UBC) for residential, resort/hotel and commercial uses. (T,G) 6. The applicant shall ensure that preliminary slope stability investigations be completed as part of the initial geotechnical investigation prior to the commencement of grading on-site. Such investigations shall identify potential slope failure and/or rockfall hazard areas, and shall identify the specific measures (e.g., barriers) to reduce hazards and protect project development to the satisfaction of the Building and Safety and Engineering/Public Works Departments. (T,G) 7. If slopes exceed ten feet, engineering calculations shall be performed to substantiate the stability of slopes steeper than 2 to 1. Fill Slopes shall be overfilled and trimmed back to competent material. This will be reviewed and approved by the Engineering/Public Works Department prior to issuance of grading permits. (T,G) 3.6-10 9992-WRK-12501-5OELS/GEO 12128/94 8. The applicant shall ensure that a geotechnical consultant monitor the project by reviewing the tentative map prior to approval and overseeing the site development, excavation, grading, and foundation construction phases. Monitoring the site development will allow for design changes in the event that subsurface conditions differ from those anticipated prior to the start of construction. (T,G) 9. Plans and specifications shall be reviewed by a geotechnical consultant prior to grading. Plans shall include grading plans, foundation plans and foundation details, including structural loads. (T,G) Liquefaction i 10. Further analyses based on site-specific groundwater and soil data shall be conducted a on the site by a geotechnical consultant to evaluate liquefaction hazards and other related hazards. Further groundwater and soil analyses shall be reviewed by the Coachella Valley Water District, and the Engineering/Public Works Department, prior to issuance of building permits. (T,G) 3.6.5 LEVEL OF SIGNIFICANCE AFTER MHIGATION TRAVERTINE AND GREEN SPECIFIC PLANS Direct and cumulative geology, soils, and seismic related impacts can be mitigated to a level of insignificance. 3.6-11 9992-W RK-12501-SOILS/GEO 12/28/94 3.7 HYDROLOGY/STORMWATER. Sources utilized in the writing of this section include: City of La Quinta General Plan (1992), City of La Quinta General Plan Master Environmental Assessment (1992); County of Riverside General Plan (1985); Coachella Valley Master Environmental Assessment (1992) and The Quarry Mitigated Negative Declaration (1993). 3.7.1 EXISTING SETTING Regional Hydrology for both Travertine and Green Project Sites Given the steep topography of the adjacent Santa Rosa Mountains to the west and south, and the relatively hilly to flat topography of the site, flood waters through the site are expected. At the eastern boundary of the Travertine site, elevations along the drainage boundary in the adjacent mountains, range from 589 feet above mean sea level (msl) to 50 feet above msl. At the Green site, elevations range from 650 feet above msl to a low point of approximately 60 feet above msl. The surface of the southern and western hillsides surrounding the project site is mostly outcrops of granite, gneiss, mica, schist, and sand stone. Between the outcrops is a 1 -to 6 - inch layer of sand, gravely sand or loamy sand. The very scant vegetation is stunted Ceanothus, Manzanita, Desert Agave, Bush Sunflower, Creosote bush, a few Ocotillo Cacti, and almost no grasses. Due to the slow infiltration rate, sparse vegetation, and characteristics of this soil type, the potential of storm runoff is extremely high. The soil erodibility factor, which is a measure of the susceptibility of the soil to erosion by water, is determined to be low. The combination of these rock, soil and vegetation characteristics, combined with adjacent fringe areas and natural drainage washes, create a potential hazard for adjacent development by providing a natural waterway concentration point for flood waters. In the lower eastern areas of the water shed, the soils consist of eroded sandy gravel, sandy loams, and rocky materials washed from the nearby flanks of the steep mountains. Unlike the hillside areas, the lower areas of the site exhibit high infiltration rates, which means that the potential for storm runoff is very low and soils have a low erodibility factor. The climate in the area is and with temperatures ranging from above 100 degrees Fahrenheit during the mid summer months to a low of around the high 30's during the winter months. Precipitation totals in the area vary considerably from year to year. For example, 1 year in 20 can be expected to produce rainfall as low as less than 0.5 inches and a high totaling more than 8 inches. With a frequency of about once in two years, the rainfall intensities are expected to reach or exceed intensities of 0.58 inches per hour, 0.85 inches in 3 hours, 1.10 inches in 6 hours, and 1.80 inches in 24 hours.' One hundred year storm values may increase to 1.51 1. City of La Quinta Master Environmental Assessment. 3.7-1 9999-SKT-12501-HYDROLOGY 1788194 r inches per hour, 2.19 inches in 3 hours, 2.81 inches in 6 hours, and 5.25 inches in 24 hours.2 The area experiences heavy downpour in December through March with occasional heavy thunderstorms in July through August. The City presently utilizes a specific zoning district (Watercourse, Watershed and Conservation Areas, W-1) to address flood prone areas. The intent of the zoning district is to identify areas where residency is not appropriate and to only allow development in flood prone areas based upon submittal of a drainage and stormwater control plan. Neither of the project sites are located in a dam inundation -100 year or Flood Plain Drainage Area. Surface Water Drainage Surface water in La Quints is comprised of Colorado River water supplied via the Coachella Canal and stored in Lake Cahuilla; lakes in private developments which are comprised of canal water and/or untreated groundwater; and the Whitewater River (Coachella Valley Stormwater Channel) and its tributaries, including Bear Creek. The watersheds in La Quinta are subject to intense storms of short duration which result in substantial runoff. The steep gradient of the Santa Rosa Mountains accelerates the runoff flowing in the intermittent streams that drain the mountain watersheds. There are existing dikes between both the Travertine and Green sites which convey water to the sites. The watershed on the eastern side of the Coral Reef Mountains (Green project area) contain numerous intermittent streams, all of which drain into Dike No. 2.3 Cather watersheds on the western slope of the Santa Rosa Mountains (Travertine project area), drain into Dike No. 4. Surface Water Quality Irrigation and fertilizing practices associated with vineyard activities on the Travertine site impact surface water quality. According to the Coachella Valley Master Environmental Assessment (1992), one of the primary sources of surface water pollution, other than point sources which are regulated by the state and federal governments, is erosion and sedimentation from development, construction and operation activities. 3.7.2 Environmental Impacts Threshold of Siznificance 2. Ibid. 3. Flood Studies for East and West Dikes in Coachella Valley Area, Bechtel Corp., San Francisco. Oct. 1991. 3.7-2 999%SKT-12501-HYDROLOGY 12rAM The CEQA Guidelines Supplementary Document G - Significant Effects identifies the following as having a significant effect on the environment: (g) cause substantial flooding, erosion, or siltation. TRAVERTINE SPECIFIC PLAN Surface Water Drainage As discussed in the project setting, the combination of factors including, geologic rock material, lack of vegetation, steep slopes and ravines and heavy rainfall, act as a conduit for large quantities of water directed to the Travertine site. As demonstrated in Figure 3.7-1 the proposed hydrology/drainage plan proposes to accommodate this water flow by utilizing existing dikes, existing drainage courses, detention basins, reinforced concrete boxes and pipes (RCB and RCP), open channels, broad weir structures and detention basins. The CVWD operates and maintains Westside Dike Nos. 2 and 4. These are regional stormwater facilities designed to protect properties northeasterly of the proposed project. All CVWD stormwater facilities will be preserved within the proposed project design. Existing training dikes constructed by the Army Corps of Engineers (ACOE) are located immediately beyond the project boundaries to the north. They are not proposed to be utilized as a part of the overall hydrology/drainage plan system. The proposed debris basins are designed to capture the debris emanating from the west and south canyons. Flood flows exiting from these basins are proposed to be transported through the site via open channels within the golf course fairways, outletting into lower areas of the golf course. Overflow water within the RCB's and RCP's will direct water flows to five detention basins in the northern portion of the Travertine site. The detention basins range in size from 10 acre feet to 21 acre feet. The purpose of detention basins is to hold water for a period of time and then gradually release it. Broad weir structures have been designed into the detention basins to assist in the release of water to its natural pattern. All basins have an emergency water escape mechanism for stormwater in excess of the 100 year flood event. Surface Water Quality Development of the project site will remove surface water quality impacts associated with the maintenance and growing of the vineyard on the site. However, development of the site will also introduce the maintenance of landscaping and a golf course which usually require fertilizers and pesticides. 3.7-3 9999•SKT-12501-HYDROLOGY 1228/99 THIS PAGE LEFT INTENTIONALLY BLANK 207 Detention Basin 809 ds QW - 294 c8 to telcaae water to its natraal pa - 150 ch; t ' 10 Ac -ft Detention Basin Broad weir Structure to release water to its natural pancra 21 Ac-fr — Detention Basin Varr 1.7 nihn 12x6 RCB Cult., 6 -EA Existing Training DU= utlet tbraagh e, istin6 drainage coruse TRAVERTINE `travertine & Green Specific Plan EIR HYDROLOGY PLAN Figure 3 In order to control surface water runoff, the Federal Clean Water Act requires that all communities conform to standards regulating the quality of water discharged into streams including storm water runoff. This program is implemented through the National Pollutant Discharge Elimination System (NPDES). As part of a two phase process, the City of La Quinta is participating with all other Coachella Valley communities, Riverside County and the Coachella Valley Water District (CVWD) in completing permit requirements. The implementation plan for the NPDES is the Stormwater Pollution Prevention Plan (SWPPP). The SWPPP will include Best Management Practices necessary to mitigate and manage stormwater runoff. Implementation of the SWPPP will ensure that pollutants associated with urban runoff are not increased and do not impact downstream receiving waters. GREEN SPECMC PLAN Surface Water Drainage Storm water directional flows are generated from a west-southwest direction to the Green project site. Similar to the Travertine site, the combination of steep slopes, sparse vegetation, and sporadic heavy rainfall contribute to large quantities of water flowing through and at the project site. The drainage plan for the site (Figure 3.7-2) proposes to accommodate surface water flow by constructing a concrete trapezoid channel, terrace drain, four detention basins and 42"-72" RCP. Similar to the Travertine site, RCP's lead to detention basins and all basins have an emergency water escape mechanism for stormwater in excess of the 100 year flood event. Surface Water Quality Similar to the Travertine project the Green site must also control its storm water runoff in accordance with best management practices agreed to by all Coachella Valley communities and the County of Riverside and CVWD. 3.7.3 CUMULATIVE IlVI]PACTS The Travertine and Green Specific Plans, in conjunction with other past, present and reasonably foreseeable future projects will not impact downstream receiving waters as all projects will be required to comply with the NPDES and SWMP. Implementation of the SWMP will ensure that pollutants associated with urban runoff are not increased and do not impact downstream receiving waters. 3.7-5 999% SKT-12501-HYDROLOGY 12r2LJW THIS PAGE LEFT INTEN77ONALLY BLANK MNM== TMeo d-LAAR =l 1 ACRE-FEET. %din =;.2r.7 UM - Q,. =484 CfS u� x 31 i 3 ACRE-FEET DETENTION BASIN (" "Q" .i�La «�llliflJ l 1M X50 Cfs 6 ACRE-FEET DETENTION �IN I .-9 i r +i entwy ,e rso ■street Travertine & Green Specific Plan EIR RCP_ lots; GREEN -DRAIN-AGE FLAN Figure 3p.77--22 F' f �i 3.7.5 NUTIGATION MEASURES Mitigation measures that pertain to the Travertine Specific Plan are designated by (T) and the Green Specific Plan by (G) . 1. Prior to final map approval, the applicant will coordinate with the Building and Safety and Community Development Department, to determine if the Travertine or Green Specific Plan areas are subject to the special zoning district overlay (Watercourse, Watershed and Conservation Areas(W-1)). (T,G) 2. Detention basins, and other stormwater protective works shall be constructed to protect structures from 100 -year flooding. Grading plans and hydrology studies shall be submitted to CVWD, prior to issuance of a grading permit. (T,G) 3. All proposed stormwater protection facilities shall be privately constructed, operated and maintained. Prior to project approval, a condition to the project shall be included which will require the developer to have a mechanism in place to be responsible for the ongoing operation and maintenance of these facilities. (T,G) 4. All public or private street rights-of-way shall be designed so as to avoid nuisance water ponding and the production of insects. The Engineering/Public Works Department shall review and approve all future public and private street right of ways prior to final map approval. (T,G) 5. The developer shall reuse surface water collected in retention basins for golf course uses. The Engineering/Public Works Department shall review and approve surface water reuse prior to issuance of building permits. (T) 6. Notes on construction plans shall incorporate all Best Management Practices adopted by the Engineering/Public Works Department, prior to issuance of grading permits. (T,G) 7. Trapezoidal concrete channels shall be designed with rip -rap to give the appearance of a natural rock setting. The Engineering/Public Works Department shall review and approve the trapezoidal concrete channels prior to issuance of building permits. (T,G) 3.7.5 LEVEL OF SIGNIFICANCE AFTER NUTIGAUON Implementation of the proposed mitigation measures will reduce both project specific and cumulative hydrological impacts to a less than significant level. 3.7-7 9999 SKT-12501-HYDROLOGY 1=9194 THIS PAGE LEFT INTENTTONALLY BLANK 3.8 -BIOLOGY Sources utilized in the writing of this section include: Environmental Assessment Toro Canyon Land Exchange (March 1994); Brian F. Mooney Associates Biological Survey and Report for the Toro Canyon Land Exchange (July 1990); Travertine Specific Plan Biological Assessment, Prepared by Thomas Olsen Associates (June 1994) located in Appendix D of this document; Green and Meyer Property Biological Assessment (June 1994) located in Appendix D of this document; and the City of La Quinta General Plan EIR. 3.8.1 EXISTING_SETTING TRAVERTINE SPECIFIC PLAN Flora. The vegetation which presently occupies the 909 -acre project site can be characterized as a sparse desert scrub biotic community with the exception of a 239 -acre cultivated vineyard. The remaining 638 acres of the site consists of rocky foothills transitioning to rocky plains and gravelly desert washes. The dominant plant is creosote bush. Subdominant on the rocky plains is pencil or Gander's cholla, indigo bush, and rush sweetbush. Trees and larger bushes are found in the desert washes, with the blue palo verde, and catclaw subdominant. Other plants on-site include ocotillo, desert lavender, desert encelia, various forms of cacti and herbaceous plants. Vegetation on-site is most abundant in and along the lower washes where trees (blue palo verde) and shrubs (rush sweetbush, desert lavender, and desert encelia) occur in dense stands. In these areas, the soil is fairly deep and generally consists of course, white granitic sand. At slightly higher elevations, the washes become more rocky and the distribution of trees and shrubs becomes patchy. Spreading out from the washes over the rocky plain, the vegetation becomes mostly creosote scrub. Ascending the rocky slopes the terrain becomes relatively barren except for scattered, stunted (5 feet or less) creosote bush, particularly on the north - facing slopes. On the lower rocky slopes where some soil gathers, are barrel cactus, ocotillo, and pencil cholla. One sensitive plant, the California barrel cactus was found on the rocky plains and slopes on the site. This species, which is threatened by horticultural collecting, is listed by the USFWS as a Category 2 species. Four additional sensitive plants are known to occur in the area according to the California Native Plant Society. 'These species are triple ribbed milk vetch, ayenia, Cove's cassia, and shaggy -haired alumroot. Of these four, two are likely to occur on- site: the triple ribbed milk vetch and Cove's cassia, both of which prefer desert scrub habitat. Neither the shaggy -haired alum root or ayenia are likely to occur, as suitable habitat is not found on-site. 3.8-1 99WW RK -12501 -BIOLOGY Figure 3.8-1 shows the distribution of these two plant communities (i.e., Sonoran Creosote Bush Scrub and -Desert Dry Wash Woodland) on the project site, as well as the location of the blue -line stream indicated on the USGS topographic map and the major desert washes on the site. The area presently under cultivation also is shown on this map. A mature, cultivated vineyard presently exists and occupies most of the northern portion of the project site within Section 33 (U.S.G.S, Martinez Quadrangle), providing a sharp contrast to the naturally brown desert landscape common to the area. The agricultural area is developed with staked grape vines, irrigation lines, and access roads. A nunnber of wells there provide water for the vines. A caretaker occupies a modem mobile home situated on the tract. Fauna Wildlife Evidence of wildlife species was noted in all habitats throughout the site. Wildlife was concentrated in the desert wash area. Trees such as the blue palo verde, and large bushes of the wash provide food and shelter for many kinds of birds such as the ladder -backed woodpecker, verdin, and the hooded oriole. Other species such as the kangaroo rat, woodrat, and black -tailed jackrabbit were evidenced by direct observation, tracks or burrows. Evidence of reptile species such as the zebra -tailed lizard and rattlesnake were also found in greater numbers within this habitat. Predators, attracted by abundant prey, were commonly found in the washes. These species include: coyote, Yobcat, badger, the American kestrel. Further up on the rocky plain and slopes, evidence of the mule deer, black -chinned sparrow and Gambel's quail were found. Foraging overhead in the evening were lesser nighthawks and bats.1 Sensitive Species and Habitats The California Department of Fish and Game (CDFG) publishes a comprehensive list of sensitive animal species throughout the California Natural Diversity Data Base (CNDDB, 1990). Three sensitive birds reported by the CNDDB were observed on-site. These are the prairie falcon, black -tailed graatcatcher, and the loggerhead shrike. Both the prairie falcon and the black -tailed gnatcatcher are listed by the CDFG as Species of Special Concern (CSC). The loggerhead shrike is on the Blue List of local concern but is not considered sensitive in the area as local breeding populations are stable. 1. Toro Carryon Biological Study. 3.8-2 99WWRK-12501-BIOLOGY Travertine & Green Specif is Plan EIR TRAVERTINE EXISTING BIOLOGY Figure 3.8-? R No suitable habitat for the magic gecko, a species listed as Rare by the State, was found at the site. The site abuts the eastern range of the State Threatened, Federal Candidate 2, Peninsular bighorn sheep. Both of these animals prefer steeper terrain such as that to the west and south of Section 4 (1988 Martinez Mountain quadrangle, USGS topographic map). The geckos prefer large boulders which begin in the foothills; it is further up these slopes, or in water ponding areas that the potential for the bighorn sheep increases. The state -listed threatened bighorn sheep is present on the hills overlooking the site according to CDFG records. The project site abuts the eastern range of the bighorn sheep. This species is not expected to occur on the site itself because it prefers steeper terrain such as that to the west and south of Section 4 (USGS quadrangle). The bighorn sheep is protected by the Endangered Species Act and also has a high level of public support and interest. Two collapsed burrows made by the desert tortoise were found on-site. Both were under a single creosote bush in the north -central portion of Section 4 and clearly had not been occupied for many years. Burrows found at only one location on the site suggests that this was a low density population. This finding is consistent with the USFWS designation of the on-site desert tortoise habitat as Class 3 habitat. This rating means that the probability of encountering these animals is low because of habitat modification or other factors. No tortoise scats, occupied or potentially occupied burrows, or other recent tortoise signs were found on- site. Approximately 70 to 80 acres of the project site are presently occupied by Palm Springs round -tailed Ground Squirrels. The roundtail is presently a Federal Category 2 candidate species, but is likely to be listed within the next few years. The Palm Springs little pocket mouse, the California leaf -nosed bat and Pocketed Free -tailed bat are likely to occur on-site although they were not observed during the survey (which did not include trapping or nocturnal observations).2 GREEN SPECIFIC PLAN Flora Most of the project site is best described as Desert Dry Wash Woodland, an association dominated by paloverde trees and by several low -desert shrubs. This semi -woodland is associated with the numerous washes. It encompasses most of the site except for a southwestern portion of the site where the Sonoran Creosote Bush Scrub community is more clearly seen. Refer to Figure 3.8-2 This consists of creosote bush, white bursage, and brittlebush with some ocotillo and 'interdigitates with the woodland on much of the site. The 2. Olsen Biological Study. 3.8-4 999&W RK -12501 -BIOLOGY desert wash woodland at the Green site was less diverse than the Travertine site in terms of tree species. There were several common low desert shrubs at the Green site which were not observed at Travertine. Refer Table 2, Plant Species observed on Project Sites, May 22 & 29, 1994, Appendix D. The following sensitive plant species meeting the CEQA criteria identified in Section 3.7.2 to follow, are potentially present: Cove's cassia, flat -seeded spurge, ribbed cryptantha, and Coachella Valley milk vetch. Refer to Table 3, Sensitive Species Potentially Present on Project Site, Appendix D. One wash on-site is designated as a blue -line stream on the USGS topographic map. Refer to Figure 3.8-2. A non-significant manmade pool is located on the southeastern edge of the project site. This low spot is filled with water during part of the year, although it was dry in late May. It contained a dense growth of dried plants which were identified as large specimens of London rocket, a common weed. Mud cracks and the remains of smaller unidentified plants were observed. This pond does not fit Holland's natural community descriptions for a vernal marsh or vernal pool in terms of indicator species or geographic location. It does not contain water long enough during the year to be called an alkali seep. Because of its artificial origin and small size, the temporary pool is not considered a significant resource. Panna The crissal thrasher [California Species of Concern (CSC)], loggerhead shrike [Candidate 2 (C2), CSC], black -tailed gnatcatcher [Species tracked by NDDB and/or local population meets CEQA criteria for sensitive species] were present on-site. One bighorn sheep is reported by CDFG to have been previously observed on the hills overlooking the project site. The project is within Class 3 desert tortoise habitat, but there are numerous washes and much of the soil is unstable. No evidence of tortoise could be found on-site. However, according to the CDFG Class 3 designation, the probability of desert tortoises is low, but the possibility does exist. The potential for impacts to the desert tortoise can be mitigated to less than significant levels if the applicant participates in the area -wide multi -species Habitat Conservation Plan. The following sensitive animal species, meeting the CEQA criteria, are potentially present: desert cockroach, Coachella Valley Jerusalem cricket, mountain plover, prairie falcon, Le Conte's thrasher, California Leaf -nosed bat, Pocketed Free -tails bat, and Palm Springs little pocket mouse. Refer to Table 3, Sensitive Species Potentially Present on Project Site, Appendix D. 3.8-5 9999 -YM -12501 -BIOLOGY Travertine & Green Specific Plan EIR I l LEGEND dW! DESERT DRY WASH WOODLAND I CIbf SONORAN CREOSOTE ! II BUSH SCRUB +••+++ USGS BLUELINE STREAM GREEN EXISTING BIOLOGY Figure 3.8-2 PM 3.8.2 EUPACTS Threshold of Significance According to the CEQA Guidelines, impacts on biological resources may be considered significant if the project will: a) substantially affect a rare or endangered species of animal or plant or the habitat of a species; or b) interfere substantially with the movement of any resident or migratory fish or wildlife species. Impacts may be considered significant if the project will disturb an important local biological resource. This includes any "Species of Concern as identified by the State of California Department of Fish and Game. Section 15382 of the CEQA Guidelines defines a "significant effect on the environment" as "a substantial or potentially substantial, adverse change in any of the physical conditions within the area affected by the project including land, air, water, minerals, flora, fauna, ambient noise, and objects of historic and aesthetic significance." In addition to the general loss of natural habitat, impacts to individual sensitive wildlife species also are interpreted as significant under CEQA (Guidelines, Section 15380). "TRAVERTiNE SPECIFIC FLAN Flora The project would eliminate a portion of the population of a sensitive plant, the California barrel cactus, which was found on the rocky plains and slopes on the site. This species is listed by the USFWS as a Category 2 species. Other sensitive plants that could be impacted are the triple ribbed milk vetch and the Cove's cassia. These are considered significant impacts. The project would remove essentially all existing biological resources from at least half of the nonagricultural portion of the site. The loss of approximately 300 acres of natural desert habitat is a significant direct and cumulative impact. Fauna Wildlife The project would eliminate habitat for wildlife species on-site, which are not considered sensitive species. This is considered a significant impact. 3.8-7 9998-W RK -12501 -BIOLOGY Sensitive Species and Habitats The project would eliminate habitat for three sensitive birds found on the site. These are the prairie falcon, black -tailed gnatcatcher, and the Ioggerhead shrike. Both the prairie falcon and the black -tailed gnatcatcher are listed by the CDFG as Species of Special Concern (CSC). The loggerhead shrike is on the Blue List of local concern but is not considered sensitive in the area as local breeding populations are stable. These impacts are considered significant. Potential indirect impacts to bighorn sheep which may frequent the hills overlooking the project site to the west are considered significant. However, past projects in the Coachella Valley have demonstrated that it is possible to design residential projects alongside bighorn sheep habitat, if the requirements of the species are taken into account through a habitat management plan. A buffer area separating the developed area from the toe of the slope would be an appropriate component of the habitat management plan. Within this buffer, disturbance to the sheep would be minimized by the use of sound walls, restrictions on outdoor lighting, nonreflective surfaces, leash laws for pets, and education of property owners. Potential impacts to bighorn sheep are considered significant. The project would remove approximately 200 acres of formerly occupied desert tortoise habitat. Modification of potential but unoccupied habitat of a listed species such as the desert tortoise is a "gray area" in interpretation of the Endangered Species Act and may be subject to challenge by the courts. In one recent case, the U.S. Court of Appeals for the District of Columbia ruled that modification of unoccupied habitat does not constitute "harm" to a species (Sweet Home et al. v. Bruce Babbitt, et al., 17F.3d 1463, D.C. Cir. 1994)., This particular decision pertains to the Federal Endangered Species Act rather than to the California Endangered Species Act, and it is not clear how future decisions on related issues will be affected. According to the CDFG, mitigation for loss of potential desert tortoise may be requested even though the species does not currently occupy the site. The removal of approximately 200 acres of formerly occupied desert tortoise impact is therefore considered significant. The southeast area of the Travertine site is ocpupied habitat of the round -tailed ground squirrel, and coincides with the approximate location of part of the planned target golf course. The occupied squirrel habitat also extends outside the boundaries of the project, to the east near the flood control area. The taking of round -tailed ground squirrel habitat is considered significant. 3.8-8 9998-W RK -12501 -BIOLOGY The project has the potential to impact the blueline stream course on-site due to construction activities. This is a significant impact. The project's disturbance to the blueline stream course will require a Section 1603 Streambed Alteration Agreement from the California Department of Fish and Game (CDFG). The agreement must be accompanied by a mitigation plan, including provisions for environmental monitoring pursuant to PRC 21081.6. Typical mitigation measures would include revegetation of the disturbed areas and timing construction to avoid the spring nesting season of sensitive bird species. Impacts to the blueline stream course can be mitigated to a less than significant level. GREEN SPECIFIC PLAN Flora The project would develop approximately 100 acres of the total 331 -acre site (Refer to the Land Use Plan in Section 3.1). The project would remove all existing biological resources from the 100 -acre developed area. The loss of 100 acres of natural habitat in the Coachella Valley is considered significant. The project's removal of the natural habitat would substantially change the physical conditions (i.e.-, including significant flora and fauna) within the project area. This is considered a significant effect under Section 15382 of CEQA. In addition, specific impacts to individual sensitive species including the removal of barrel cacti is considered significant. Salvaging some barrel cacti, ocotillo and other native plants for landscaping will lessen impacts to sensitive species and habitats, but will not compensate for the loss of the rest of the natural vegetation. Fauna Wildlife The project would eliminate habitat for wildlife species on-site, which are not considered sensitive species. This is considered a significant impact. Sensitive Species and Habitats The sensitive wildlife species present on-site would also be lost. Relocation of identifiable species to offsite locations and participation in the multi -species habitat conservation plan would mitigate such impacts. However, impacts would remain significant after this mitigation. The plan is being coordinated by the Coachella Valley Association of Governments with the assistance of the Coachella Valley Mountain Conservancy. It is anticipated that the plan will be adopted and available by 1997. 3.8-9 999&WM-12501AIOLOGY The project would cause disturbance and stress to offsite bighorn sheep as a result of site preparation, construction, light, glare, noise, hikers, and domestic animals. This is considered a significant impact. This impact can be mitigated through a buffer area designed to surround the residential area and minimize disturbance to the bighorn sheep, this would be prepared by a biologist and reviewed by the California Department of Fish and Game. Other details to reduce disturbances and stress impacts to the bighorn sheep can be incorporated into a bighorn sheep habitat management plan. Impacts to the bighorn sheep can be mitigated to a level of insignificance. No impacts to the desert tortoise would result from development on the Green site, since no evidence of the species could be found on-site. Sensitive bat species are considered likely to occupy rock overhangs or crevices on the hills and forage within the project site. Lost foraging area is considered significant. Similar to the Travertine Specific Plan area, the project has the potential to impact the blueline stream course on-site due to construction activities. This is a significant impact. However, impacts to the blueline stream course can be mitigated to a less than significant level. 3.8.3 CUMULATIVE IMPACTS The Travertine Specific Plan and Green Specific Plan, together with other closely related past, present and probable future projects in the Coachella Valley, will result in the incremental losses of desert habitat and raptor foraging area in the Coachella Valley which are considered cumulatively significant. Implementation of the below listed mitigation measures will reduce cumulative impacts to the extent feasible. 3.8.4 MITIGATION MEASURES Mitigation measures which apply to the Travertine Specific Plan are designated by (T) and Green Specific Plan by (G). 1. The City of La Quinta shall ensure, as proposed by the Coachella Valley Association of Governments, that mitigation/compensation funds shall be made available to the Coachella Valley multispecies planning process prior to any habitat impacting activities (grading permit), due to this project. Such funds should be calculated on the basis of acreage of habitat disturbed, pursuant to a formula for fees which is equitably and uniformally applied throughout the Coachella Valley. (T,G) 3.8-10 99WY RK -12501 -BIOLOGY 2. The applicant shall ensure that individual barrel cactuses, ocotillo, mesquites, acacias, paloverdes and other native trees and plants (i.e., sensitive species: triple ribbed milk vetch, Cove's Cassia, ayenia, and shaggy -haired alumroot) be salvaged from areas to be graded by a biologist and used in landscaping to the extent possible prior to issuance of a grading permit. (T,G) 3. The applicant shall ensure that a habitat management plan HMP for the bighorn sheep is prepared and implemented. Elements of the management plan should include but not be limited to: designating a buffer area separating the developed area from the toe of the slope; usage of sound walls; restrictions on outdoor lighting; usage of nonreflective surfaces; leash laws for pets; and education of property owners. The HMP shall be prepared by a biologist and reviewed by CDFG prior to issuance of a grading permit. (T,G) 4. The applicant shall comply with the CDFG requirements for mitigation of taking desert tortoise habitat prior to issuance of grading permit (e.g., Offsite replacement of about 200 acres of potential tortoise habitat in the Chuckwalla Bench area, at a ratio of 1:1.). M 5. The applicant shall ensure that the existing Palm Springs Round -tailed Ground Squirrel habitat is protected as a habitat area by a design and maintenance habitat area plan. Prior to issuance of a grading permit, this plan shall be prepared by a biologist and reviewed and approved by CDFG. (T) 6. The applicant will shall obtain a 1603 Streambed Alteration Agreement for the California Department of Fish and Game and a 404 Permit from the Army Corps of Engineers for any impact to the onsite blue line streams prior to issuance of grading permits. This agreement will be accompanied by a mitigation plan, and will meet the established requirements of the CDFG. (T,G) 3.8.5 LEVEL {QF SIGNIFICANCE AFTER MMGATIUN TRAVERTINE SPECIFIC PLAN Flora The taking of sensitive plants (i.e., barrel cactus, triple ribbed milk vetch, cove's cassia, ayena, and shaggy -haired alumroot) are reduced by mitigation but remain significant after mitigation due to the permanent. and unavoidable removal of some sensitive plants. The incremental loss of the Sonoran Creosote Bush Scrub and Desert Dry Woodland plant and animal communities within the Coachella Valley are considered cumulatively significant and unavoidable. 3.8-11 9991E W RK -12501 -BIOLOGY Fauna The taking of desert tortoise habitat and impacts to the bighorn sheep habitat can be mitigated to a level of insignificance. The taking of Palm Springs Round -tailed Ground Squirrels is lessened but remains significant after mitigation. The taking of prairie falcon, black -tailed gnatcatcher, loggerhead shrike, Palm Springs pocket mouse, and sensitive bats habitat can be lessened by implementation of the Habitat Conservation Plan but remains significant after mitigation. GREEN SPECMC PLAN Flora The incremental loss of sensitive species and the Sonoran Creosote Bush Scrub and Desert Dry Woodland plant and animal communities within the Coachella Valley are considered cumulatively significant and unavoidable. Impacts to the blueline stream course can be mitigated to less than significant levels. Fauna Impacts to the bighorn sheep habitat can be mitigated to a level of insignificance. Impacts to sensitive bat habitats can be lessened by implementation of the Habitat Conservation Plan but remains significant after mitigation. 3.8-12 999&W RK -12501 -BIOLOGY 3.9 AESTHETICS/VISUAL 3.9.1 E2USTING SETTIIW+G TRAVERTINE SPECMC PLAN The project is located in the City of La Quinta on the southern edge of the Coachella Valley at the base of the Santa Rosa Mountains. The project site is comprised of broad, gently sloping alluvial fans that are typical of the western portions of the Coachella Valley. These alluvial fans originate in the Santa Rosa Mountains which border the Coachella Valley and the project site on the west side. The southern boundary of the project site lies at the base of the Martinez Rock Slide, a seven mile long geologic formation of slumped mountain slopes. The Bureau of Land Management (BLM) oversees this geologic formation which is currently accessible through College of the Desert and by public trail. Vacant, private lands adjoin the site to the east and the All American Canal parallels the Property boundary. Properties east of the canal are devoted to agriculture. Vacant, private lands also adjoin the site to the west, and the Guadalupe Creek enters the property at the northwestern border. Elevations range from as low as 30 feet above mean sea level (msl) at the northeastern boundary to over 530 feet msl at the southwestern comer. The site is generally flat with a 5 % gradient sloping generally downward from the south and west. There are no significant on-site topographic features with the exception of some outcroppings on the northern end of the Property. Existing light and glare onsite is minimal. The trailer located at the central eastern boundary of the site, near Avenue 62 and Madison Street, may occasionally provide night time lighting however, the remainder of the site is absent any such lighting. The following descriptions refer to Figures 3.9-2, 3.9-3, 3.9-4. Site Photo A: This photo was taken from the northwestern portion of the site, just inside the western boundary. This photo provides a view of the project looking east to southeast across the site. The vineyard portion of the site is seen in this photo and the Santa Rosa Mountains are seen in the background to the east. 3.9-1 M5-G►a12501_VLSUA . 12/2&% THIS PAGE LEFT INTENT70NALLY BLANK ,� 7 F A Y TR a 1 33 1) "- P P T I! I � _ I C • �a I 4 3 *o H so t / uwww'T� �� 2` ✓r `��a i��1 t!//r,,=— 7?aY, f IV 'OURCE: 1988 Martinez Mountain Quadrangle SITE PHOTOGRAPH LOCATION MAP Travertine & Green Figure 3.9-1 Specific Plan EIS. ED F A Y TR a 1 33 1) "- P P T I! I � _ I C • �a I 4 3 *o H so t / uwww'T� �� 2` ✓r `��a i��1 t!//r,,=— 7?aY, f IV 'OURCE: 1988 Martinez Mountain Quadrangle SITE PHOTOGRAPH LOCATION MAP Travertine & Green Figure 3.9-1 Specific Plan EIS. ED 1 �►. VIEW OF THE TRAVERTINE _ SITE FROM THE NORTHWESTERN SECTION OF THE PROJECT LOOKING EAST ACROSS THE SITE. 1.41 ', r hta�+,,G,7t.e s� � �• i �T �,•yeir�yy'' yyZ. a r3 `•..a.� �!T.y� —�-� ~'__� _ ,� Gi ��.: ..per=A• L,G. �'•li•: ... vM+yL- �xaer,,.1'i-iti S.WW- �.4' 1 7.•i _ _ ��._._.��_ tiY.: 4 . 'w• ..' • -_ .y .. -fir• ,+IVIG"yOlt— +I . '� r -:yam.• � ,i.. ^s `� ._ � � x—'�,'� 1 �►. VIEW OF THE TRAVERTINE _ SITE FROM THE NORTHWESTERN SECTION OF THE PROJECT LOOKING EAST ACROSS THE SITE. 1.41 ', r `•..a.� �!T.y� —�-� ~'__� _ ,� Gi ��.: ..per=A• L,G. �'•li•: ... vM+yL- �xaer,,.1'i-iti S.WW- �.4' 1 7.•i _ _ ��._._.��_ tiY.: 4 . -'�'�y-�,�*• T•v� F�•Y •.'_ Vii• h�' i' Travertine & Green Specific Plan EIR itMR �€`'a��N rte* +D' tN'" {'k,� 7FiT +- J r • y� 21. �tttr�rr� SITE PHOTOGR APHS ,� ," t n y ,�.-..:e ,,fir, qr4.'""+► �'•yC` -'�'�y-�,�*• T•v� F�•Y •.'_ Vii• h�' i' Travertine & Green Specific Plan EIR itMR �€`'a��N rte* +D' tN'" {'k,� 7FiT +- J r • y� 21. �tttr�rr� SITE PHOTOGR APHS r: VIEW OF THE TRAVE......_ SITE =POke THE CENTER OF THE MgQ !EOT SITE I_OOIC!NG SOUTH r TOWARDS THE SANTA ROSA MOUNTAINS. w z x U St ■ E PHOTOGRAPH! I i Travertine &+green Specific Plan EIR FM7 C. VIEW OF THE TRAVERTINE SITE FROM THE CENTER OF THE PROJECT SITE LOOKING NORTH TOWARDS THE CITY OF LA QUINTA. SITE PHOTOGRAPHS Travertine Gr . . � Green Spe��f�c Flan ESR f VIEW OF THE GREEN SITE FROM THE NORTHWEST BOUNDARY LOOKING SOUTHWEST TO SOUTHEAST. _ Travertine & Green Specific SITE PHOTOGRAPHS Pian EIR h ~.+� . � . -_ +N•~• tel_ •. � �" � ]w.• E. VIEW OF THE GREEN SITE FROM THE EASTERN SECTION OF THE PROJECT LOOKING NORTHWEST TO SOUTHWEST. .. A I I i ui •4�4 - «s. � � r ..ta•. • 'S S vim. • r•tiia #4p 'e •. s'F� .f ' r •o. . _ ,�p�;.��.� •4L�.�i , .* � r+: a �� t5* =t - I I i ui •4�4 - «s. � � r ..ta•. • Travertine & Green Specific Plan EIR SITE PHOTOGRAPHS • Travertine & Green Specific Plan EIR SITE PHOTOGRAPHS THIS PAGE LEFT INTENTIONALLY BLANK Site Photo B: This photo was taken from the center of the project site looking southeast to southwest with a view of the Santa Rosa Mountains and the Martinez Rock Slide. The area seen within this photo depicts the typical landforms and vegetation of the site, which is relatively flat with sparse desert vegetation. Site Photo C: This photo was taken from the center of the project site looking northwest to northeast. This photo provides an opportunity to view the sparse desert vegetation which covers the majority of the site and the vineyards which were also seen in Site Photo A. GREEN SPECMC PLAN Located in the City of La Quints, the project site is directly south of the Quarry development and 1/2 mile south of the PGA West development. The southern edge of the property is partially defined by the flood control facilities diverting the Guadalupe Creek south of the eastern hills. Further to the south and west of the site is vacant BLM property. The Lake Cahuilla County Park is northeast of the property, Lake Cahuilla is approximately 1/2 mile further north. The project site is situated in a topographic saddle between the Santa Rosa Mountains to the west and a small hill to the east. The elevation onsite ranges from 100' at the northeastern boundary to over 900' at the southwestern corner. Having no structures, the existing light and glare onsite is minimal. The following descriptions refer to Figures 3.9-5, 3.9-6, 3.9-7, 3.9-8. Site Photo D: Provides a view of the Green site from a location near the northwestern boundary of the site, looking onto the project southwest to southeast. The picture depicts low shrub vegetation on the site with a view of the adjacent offsite Quarry development. Site Photo E: Provides a view of the project from the eastern boundary. The picture depicts the Santa Rosa mountains in the background, desert shrub vegetation and a hilly topography in this area. Site Photo F: This photo was taken from the southern boundary of the site. The photo depicts the site as primarily sandy with sparse desert vegetation. The Santa Rosa mountains are seen to the left of the photo with rock outcrops to the right. Lake Cahuilla is seen in the background. Site Photo G: This photo was taken from the western boundary of the site. The Quarry residential development and golf course are shown in the centtr of the photo with the waters of Lake Cahuilla and the Santa Rosa Mountains in the background. Rock outcrops with desert vegetation are seen clinging to the rough terrain. 3.9-7 F. VIEW OF THE GREEN SITE FROM THE SOUTHERN SECTION OF THE PROJECT LOOKING NORTHWEST TO NORTHEAST. ' 0 I� . Ira I� ;�+yC'nt „'� .. � .,.�.` •,� - r • r+� . •r r _ - fir~` - '• - ,�. . � � � . P i � ter. '. �• '- �, a r `�''-� .r•+�- ,sy. +• a w•w _ r- !� * I IS • 16!T ++_,.. .i. �- +- +a�:� ,7�� ,.y. �w•- ara.rw` �•3^ 'r"'. y�.� 1 - — `� •#• , ; 'S: . '4 _ _ �.._ fit. r ILI— 40 - .. �� _ +. - As •S.: a • - 4� "=_ ^4'i:4 -I.. •' �_�� T �T �._. ate- .Y.''w`' * e.,_ Vii• `_ Travertine & GreenP ecific Plea EIR n Lel SITE PHOTOGRAPHS I G - VIEW OF THE GREEN SITE FROM THE WESTERN SECTION OF THE PROJECT LOOKING NORTHEAST TO THE SOUTHEAST. 'Jaw, Ao Travertine & Green Specific Plan EIR SITE PHOTOGRAPHS 3.9.2 IMPACTS Aesthetic impact evaluation is often subject to more subjective assessment determinations than the other environmental issues analyzed in this document. In keeping with CEQA and for the purposes of this EIR, a significant adverse visual and light/glare impact is defined as one which has a substantial and demonstrable negative aesthetic effect (i.e., alteration to the existing visual character of the site); production of light and glare which may disturb activities in adjacent areas; or the obstruction of any scenic vista or view open to the public. This EIR can only address visual impacts on a qualitative level given the subjective nature of visual impacts and the proposed Specific Plans. TRAVERME SPECMC PLAID The Travertine Specific Plan will represent a distinct variation from the existing character of the project site in terms of the development, density and scale. The existing viewsheds from both on- and off-site will be significantly altered as a considerable amount of open space views will be altered with buildings and landscaped areas. This is considered a significant impact. With time, this impact is anticipated to decrease as each additional development is perceived as less of an impacting source than the development prior. However, the current project represents a major development in the area, and implementation of the proposed project will reduce open space views that are currently available to the public. As previously stated, vacant lands surround the Travertine Specific Plan. These vacant lands are designated under the Riverside County General Plan as agriculture to the east, mountains to the west and south, and County park to the northwest. In addition, the Martinez Rock Slide is considered a significant scenic vista and therefore, the project will have a substantial and demonstrable negative aesthetic effect on these surrounding areas. Street lights are proposed with implementation of the project. This increase in lighting may be perceived by existing residents of the surrounding area as a significant impact. This impact is anticipated to decrease over time as residents become accustomed to this new source of light. Even with mitigation, light and glare. impacts are considered significant. Carefully designed lighting can minimize these impacts. Mitigation measure 1 is proposed to ensure that onsite exterior street lights are designed in accordance with City standards to mnimiye impacts onto adjacent areas, and to reduce perceived impacts to a less than significant level. Implementation of the proposed project could also increase the amount of glare in the area depending on the specific types of lighting and building materials used. Mitigation measure 2 has been proposed to reduce this potential impact to the extent feasible. 3.9-11 4775-CAI12501-VISUAL 12!28/91 ti GREEN SPECIFIC PLAN Implementation of the Green Specific Plan will result in the permanent alteration and construction of buildings on a currently vacant site. The project proposes 277 residential units which will represent a negative aesthetic effect on the surrounding areas. The project will produce light and glare which may disturb activities in adjacent areas. The site is within a locally and regionally recognized scenic vista, therefore, the proposed project will result in a significant adverse visual and light/glare impact. Mitigation measures 1 and 2 have been included to reduce possible visual and light/glare impacts to the extent feasible. 3.9.3 CUMi]LATIVE Il"ACTS Development of the proposed Travertine and Green Specific Plans along with the other related projects will represent a substantial and demonstrable negative aesthetic effect. This will result in a significant increase in light and glare in the area, and a reduction in the existing open space view opportunities. Implementation of mitigation measures 1 and 2 will reduce cumulative impacts to the extent feasible. However, cumulative impacts remain significant. 3.9.4 MTrIGATIQN BEASMS Mitigation measures which apply to the Travertine Specific Plan are designated by (T) and the Green Specific Plan by (G). 1. A street lighting plan depicting all exterior lighting shall be prepared according to the Outdoor Lighting Code 9.210, Dark Sky Ordinance and City standards. Street lighting standards shall be incorporated into the plan which direct light downward. Lighting shall not travel outside property boundaries. Prior to issuance of grading permits, this plan shall be reviewed and approved by the City Community Development and and Engineering/Public Works Departments. (T,G) 2. Buildings shall emphasize the minimization of glare by incorporating non - reflective building materials to the extent feasible. Building site plans shall be reviewed and approved by the City Community Development Department to assure this measure is met prior to issuance of building permits. (T,G) 3.9.5 LEVEL OF IG M CE AFTER MITIGATT The proposed Specific Plans will represent a significant aesthetic effect by increasing the amount of light and glare in the area and decreasing the open space views available to the public. Implementation of the above mitigation measures will reduce project specific aesthetic and light and glare impacts to the extent feasible. 3.9-12 9r +:AB-1240INWAL UJ2W% 3. 10 CULTURAL RESOURCES This section is derived from the cultural resources surveys for the Travertine and Green Specific Plan projects. These survey reports were prepared by The Keith Companies, Cultural Resources Division, Paul G. Chace, Ph.D., S.O.P.A., Director of Cultural Resources (July 1994). 3.10.1 EMSTTNG SETTING TRAVERTINE SPECMC PLAN For the last 2,000 years, the basin of the Coachella Valley has been inundated by prehistoric Lake Cahuilla, and.immense fresh -water lake that extended about 105 miles in length through the valley basin. This valley basin lake, on the western side of the Colorado River delta, was filled by the river's annual flood discharge. The lake filled the valley trough to a height of 42 feet above mean sea level and created beach line features at this elevation along the margins of the valley. About A.D. 1,500 the lake basin dried up rather suddenly when the Colorado River altered its course to the other side of its deltic cone and its flow discharged directly into the Gulf of California. When Lake Cahuilla filled the valley basin, the lake resources included abundant fishes, wildfowl, and marsh plants. These resources supported many aboriginal villages around the lake's shore line. Other groups from settlements in the Santa Rosa Mountains may have come down seasonally to occupy camp sites along the shore line. When the lake dried up, about 400 years ago, much of the local aboriginal population dispersed. Some people remained and adjusted their life -ways to the local desert resources, occupying settlements in the lake basin (such as Torres and Martinez) and in the surrounding mountains. In historic times these desert people have been known as Cahuilla Indians. A cultural resources survey of the project site found no historical landmarks to be associated with the property, but the survey documented a total of 26 archaeological sites and isolate locations in the project area. No major archaeological settlements with important subsurface deposits were identified. Two rockshelter habitation sites which once contained shallow midden deposits had been fully investigated and cleared during a previously completed BLM land exchange. The other 24 archaeological locations are of minor importance, and they have been fully documented. These locations include isolated bedrock from a rockshelter, and an isolated stone ring feature, plus three broad camping zones along the old beach line of prehistoric Lake Cahuilla. At these prominent beach camping locations (i.e., RIV-1334, RIV- 1351, and RIV-5319) it appears that most of the archaeological materials have been removed by collectors in past decades, for only very sparse scatters of pottery fragments remain. These lake shore camping locations extend outside of the project site boundaries. 3.10-1 9"1-%M-1M1-CUL7URA L ►2/2&0% A request for Native American views on any sites of concern associated with the project site was sent to the nearby Torres -Martinez Tribal Council by Mr. Paul Chase of The Keith Companies. In a telephone call from the Tribal Office on June 20, 1994 to Mr. Paul Chase, Mr. Phillip Morreo of the Torres -Martinez Tribal Council reported that there were no special sites of concern known in the project area. There are Native American concerns about archaeological locations elsewhere in the nearby region but not near the area of the Travertine Specific Plan project. GREEN SPECIFIC PLAN The historical discussion of Lake Cahuilla and the associated Cahuilla Indians also applies to the existing setting of the Green Specific Plan site. A number of archaeological sites have been previously recorded within the nearby region. It is probable that the Green site was visited and utilized for gathering and hunting by people from nearby settlements in prehistoric times. However, it was never utilized intensively enough to produce a permanent archaeological record on the land, or else such evidence has been obliterated by subsequent erosion. A cultural resources survey of the project site found no archaeological sites or historical landmarks to be located on the property of the Green Specific Plan. During the field reconnaissance, one archaeological site was located outside the boundary of the project site. The site is an isolated bedrock milling station. The site recordation (RIV- 5324) has been accomplished as part of the survey conducted by The Keith Companies, and copies of the recordation have been filed with the State's California Archaeological Inventory per P.R.C. 21083.2. A request for Native American views on any sites of concern associated with the project site was sent to the nearby Torres -Martinez Tribal Council by Mr. Paul Chase of The Keith Companies. No archaeological sites or historical landmarks were reported. 3.10.2 EWPACTS Threshold of SigpjOmgg In accordance with P.R.C. 21083.2(8), CEQA Guidelines Appendix K and the new California Register of Historical Resources, P.R.C. 5024.1, a heritage resource is significant if it: (1) is associated with a significant historical event; (2) is associated with the life of a person important in histor,; (3) embodies the characteristics of a distinctive architectural type or method of construe, .-n; (4) represents the work of an important creative architect or possesses high artistic values; or (5) has yielded, or may be likely to yield, information important in prehistory. 3.10-2 W9i-VMX-12M) c TUP-u. 12/23/% TRAVERTINE SPECIFIC PLAN It is not anticipated that development of the project site would impact and cause a significant effect upon any important cultural resources in the region. Therefore, no further specific planning considerations to mitigate direct impacts to known cultural resources are warranted. The 26 archaeological locations within the project area can be considered as "nonunique" resources. These archaeological locations are fully documented, and require no further mitigation measures under CEQA [P.R.C. 21083.2(h)]. However, this area is considered a sensitive region for archaeological :resources. Under CEQA [P.R.C. 21083.2(1)], the City "may make provisions for archaeological sites accidentally discovered during construction." The City will require that a trained archaeological monitor be present during the grading operations to evaluate and coordinate the recovery of any archaeological resources uncovered. Offsite Impacts Indirect impacts from the proposed project upon cultural resources in the surrounding region are not anticipated but are possible. The three recorded lake shore camping ' locations on the site are broad areas which extend beyond the site boundaries, and the off-site portions of these areas could be indirectly impacted by project developments. The RIV-1334 and RIV-1351 lake shore camps are situated along the eastern side of the project and extend into the adjacent land. The other recorded lake shore camping area (RIV-5319) extends across a boundary line on the northern side of the project site. Potential off-site impacts caused by the project can be mitigated to a level of insignificance. GREEN SPECIFIC PLAN No cultural resources were found to exist on the project site. Further specific planning considerations to mitigate any direct or indirect impacts are not required. However, there are a number of recorded archaeological sites nearby, so this region is considered a sensitive area for archaeological resources. In accordance with CEQA [P.R.C. 21093.2i], the City may require that a trained archaeological monitor be present during grading operations to evaluate and coordinate the recovery of any archaeological resources uncovered. 3.10-3 9991 -VIM -12501 -CULTURAL 12/!8194 Offsite Impacts Indirect impacts from the proposed project upon cultural resources in the surrounding region are not anticipated but are possible. Although there are no other known archaeological sites recorded within one-quarter mile, unrecognized and unrecorded sites may still exist, particularly in areas yet to be surveyed. However, nearby properties are not subject to effective protective measures in connection with the presently proposed project. Therefore, no further specific planning considerations to mitigate such indirect impacts are warranted. 3.10.3 CUMULATIVE IMPACTS The Travertine Specific Plan and Green Specific Plan will not result in significant cumulative impacts to cultural resources since these project sites do not contain significant cultural resources. 3.10.4 MITIGATION MEASURES Mitigation measures which apply to the Travertine Specific Plan are designated by (T) and Green Specific Plan by (G). 1. A trained archaeological monitor shall be present during the project's construction and grading operations to evaluate and coordinate the recovery of any archaeological resources uncovered. (T, G) 2. A trained archaeological monitor shall be present during the project's construction and grading operations to ensure that any work or land disruption in the off-site archaeological areas (RIV-1334, RIV-1351, and RIV-5319) are avoided. ('I') 3.10.5 LEVEL OF SIGNIFICANCE AFT'.ER_MIITIGATION TRAVERTINE SPECM4 C PLAN No significant impacts to cultural resources are anticipated as a result of the project since the project site contains documented "nonunique" resources. The potential for uncovering archaeological resources on-site and off-site during grading and construction can be mitigated to a level of insignificance. No cumulative impacts to cultural resources will result from the project. 3.10-4 M)-%VU-J=J-CMTURAL IMM r f GREEN SPECIFIC PLAN I No significant impacts to cultural resources are anticipated as a result of the project since no I cultural resources were found on-site as a result of the survey and the RIV-5324 archaeological site just outside the boundary of the tract has been documented as a "nonunique" resource. I r i The potential for uncovering archaeological resources on-site and off-site during grading and construction can be mitigated to a level of insignificance. No cumulative impacts to cultural resources will result from the project. 9991_WRK_12503-C TURAL 3.10-5 i THIS PA GE LEFT IATENTIONALLY BLANK ? I . MF7 L. -T .. ! - .. .., If WfA rz -A 00 UF 11 a CIV49. & . ." - '-. ......... .. .. ILI it a .\LEGEND A440;,SON BOO HOFF TRAIL Travertine & Greeil Specif is Plan EIR EXISTING TRAILS Figure 3.1 1 - 1 0 F- 3.11 RECREATION Sources utilized in writing this section include: the La Quinta General Plan (1992), County of Riverside Comprehensive General Plan (Third Edition, Printed 1988), GP -92-041, Amendment to the City of La Quints Park and Recreation and Open Space Policy Diagrams and The Keith Companies Cultural Resources Survey for the Green Specific Plan (July 1994). 3.11.1 EXISTING SETTING TRAVERTINE SPECIFIC PLAN Existing Open Space The project site, totaling 909 acres, is currently vacant and utilized as open space with the exception of the cultivated vineyards. The City of La Quinta contains approximately 10,074 acres of open space, including mountain areas, water course/flood control, and golf courses. Under General Plan build out conditions approximately 7,703 acres, would be considered open space. Within this category, the acreage dedicated for golf courses is expected to increase, while that dedicated to the mountains and water channels both decrease.' The City currently has approximately 1,582 acres of golf courses which have been developed in conjunction with resort and/or residential projects. Parks/Trails Existing park facilities include the Lake Cahuilla County Park, the Fritz Burns Park, the Village Park, the mini -park in the Cove and the Avenue 50 Sports Complex. Aside from the County Park, existing neighborhood and community park facilities comprise approximately 33 acres. An equestrian trail corridor, known as the Boo Hoff Trail, traverses the southern portion of the project site. Within the City of La Quinta, the equestrian trail begins just west south of Lake Cahuilla and extends south into the County of Riverside trails system.2 The County of Riverside Parks and Recreation Map details secondary riding and hiking trails which extend from the Lake Cahuilla Park south and then east to the Fish Traps Park and west to the San Bernardino National Forest.3 1. City of La Quinta General Plan, pages 4-20. 2.Amendment to the City of La Quinta General Plan (GP -92-041), Exhibil C. 3.ligure IV.19, County of Riverside Comprehensive General Plan. 9941-W RK -12301 -RECREATION 12/2819 3.11-1 The Boo Hoff Trail System is contained within Section 32 (USGS Martinez Quadrangle) and is owned by the Bureau of Land Management (BLM). The BLM requires that these trails be preserved. City General Plan Policies The City of La Quinta Open Space Element includes Policy 4-1.2.7 which states that trail designations on the Open Space Policy Diagram, as amended (GPA 92-041), shall identify general corridors for hiking and equestrian trails which link various open space areas until Comprehensive Trails System Master Plan can be prepared. Provisions shall be made for the accommodation of specific alignments during subsequent, more detailed levels of planning and subdivision design. Policy 4-5.1.5 requires that the City shall review applicable state, county and regional trail system maps to determine the feasibility of integrating trail routes to link recreational facilities. In conformance with Policy 4-2.1.3 of the Open Space Element, the City shall explore and utilizing a variety of means to preserve in a natural state, privately owned properties within hillside and alluvial fan areas. Such means may include: establishment of an open space land bank; property acquisition; initiating and participating in conservation and preservation districts and organizations; and establishing open space and conservation easements. This policy would apply to the bighorn sheep buffer area. GREEN SPECIFIC ]PLAN Existing Open Space The project site, totaling 331 acres, is currently vacant and utilized as open space. In recent years, the Green property has been used by horse riders, recreational shooters, dove hunters, picnickers, and campers.4 Parks/Trails An equestrian trail corridor, known as the Boo Hoff Trail, traverses the eastern portion of the project site. The trail continues south through the Travertine site. 4.TKC Cultural Resources Survey for the Green Specific Plan. 3.11-2 gg9 -wim.mp1.RECREAnoN 1113195 A 3.11.2 IMPACTS Meshold of Signl g nce Impacts on recreational facilities are considered significant if the project creates a demand for recreational services which exceeds the design or use standard of existing and/or planned facilities. TRAVERTINE SPECIFIC PLAN Proposed Recreation and Open Space The project would include two, 18 -hole golf courses, comprising 363 acres, or 40 percent of the total project site. The southern course would provide for target golf with naturalized landscaping. The northern course would have traditional landscaping. Each course would have its own clubhouse and related facilities. The conversion of open space to golf course uses is consistent with the General Plan uses for that designation. The proposed hotel/conference center would include tennis, spas and other recreational facilities. The project proposes a separate tennis club located in the southern portion of the community, adjacent to the golf course practice range and abutting Madison Street. Additionally, many individual residential planning areas would provide private swimming pools, tennis clubs, and other recreational facilities. Parks/Trails At buildout, the project would generate approximately 6,555 persons. Although the project Provides for significant recreational opportunities on-site, the project would increase the utilization of off-site parks and recreational facilities. In accordance with Policy 5-2.1 of the City's Park and Recreation element, the City requires the dedication of land and/or the payment of fees to provide 3.0 acres of park land per 1,000 residents, based upon the residential density of the project and the person per occupied household. This ratio, when applied to the project would require the project to provide 20.26 acres of park land. The City's Park and Recreation Element also contains Policy 5-2.1.7 which requires the City to issue a credit for the value of any park and recreational improvements to the dedicated land or existing park and recreational facilities against the payment of fees or the dedication of land. This would not apply to private recreational facilities. The Travertine project proponent may include the 12.8 acres of park land as a portion of the Green open space area. This impact can be mitigated to a less than significant level through the dedication of park land and/or payment of fees. 3.11-3 9947-W RK-12501-RECRFA'n0N IZI INS The County of Riverside has identified Regional and Community Trails which traverse through the Travertine Specific Plan site. The County requires that these trails be preserved. Annexation No. 9, which includes the project site, incorporated the County Trails into the City of La Quinta trail system. The trail system provides access to the Martinez Mountain rockslide. The Boo Hoff trail which traverses the southern portion of the Travertine site will be relocated from its current location. Relocation of this trail will be coordinated through the Bureau of Land Management who is the responsible managing agency of this trail. In addition, the project will connect the equestrian trail system in the City of La Quinta with the County of Riverside Master Trails system to the south of the project site. Refer to Exhibit 3.11-1. Policies The project would be consistent with the above mentioned policies since it provides for hiking and equestrian trails which link existing trails within the City's open space areas and also connect with the County of Riverside's trails system. According to City Staff, existing and proposed trails that are within the right of way of road networks are not given a name. GREEN SPECIFIC PLAN Proposed Recreation and Open Space Approximately 231.2 acres (or 70 percent) of the site, in the central and western portions of the property, will remain in a natural condition as open space., The open space area will not be altered except for dedicated hiking and equestrian trails. Parks/Trails At buildout the project would generate approximately 790 persons based on 2.85 persons per household which accounts for both permanent and seasonal residents. -5 In accordance with Policy 5-2.1 of the City's Park and Recreation element, the City would require 2.37 acres of dedicated park land. Since the Green Specific Plan provides for 231.2 acres of natural open space, the applicant would be able to satisfy the City's park land requirement by dedicating a portion of or the entire natural open space area to park land. The Green project proponent may include the Travertine parkland mitigation area as a portion of its 231.2 acres of natural open space. 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I r 1 - � V / , .,Z, + rf ++Nrwr. rz r '� �: �,..L_� �. `- -P•� • ,..• JEFFERSON STREET _;_,..-_ 1 `- ! ° f „sf+•'. i, " _ i 1 r LDR ..- it ' ! ,�• ,,•��• � +� � � r•, !•'r• •�.r I _ 1 �� •� �.`,! y; ^r" re.r��,�.' a Y ' � G .w, :r / r,.•�._--_ e _ r `r M I J j 1 ! _ . �, t r . •`�. ,/I'r .. r :.': '' :. ! rar . _ .. _ _ _ I..� _ - ter. r•• r •�� r •� ... '•'+: t }r / ,l�� _-_ ' � _ d.i ri'�� _ s o` t •s�- � It ; +1 LDR r, ►r = ` �•i - — 1 .1` !.;"rrrs.,..vrf+ •;f�'1R .-iF ��+ �,�, +�; [- J ` ,• / ,, ai ' r..� rte" ''�f tir •r:, M+ } .1 0-J *10 .� . ';"� r.�_) t ^ r, 1 I dr . re•7nu.�+4+r ��asr•t+y j r " rf , � � � _..J +; � 1 • L •r. r.",:r = !V Vv a •4 `` . I•; .' : - `'+� __ ! /l�ry ,r.._• -�� !F / y /�,r••• ,it,•••rJ t h C.� r �'� i -- _ •y_ •`• r +.. .! 1 /~ ! ' Pn _� � `=�z�ea,r�z.-rar �.a<v•r: -• ti fir. ,i � I ..~ _ - �-►' _•_�_ •J:.�_ �...' �'�- w / . ,•�I%• +-T i' ` rIrLDR w.{ I _ i F i• y."; -/+ y '`, �i W •� �r ........._ �.4 I• r �: s aw:f .a MIF. w rri :a:'1: KI, Y RIts 22 a Ai' - �� '�•,•/[�}}��I X11 �� j. r. � `.•may �1 I • � � /s � �r 'q/ � � � •4• .a-•-- _�- !1{�JjrrXVi �• -� [ ! r ! j►• r,` � I �� j 0� I __ - r• 1�F Ir .a l • '' • ' R � � h /' MADISON STREET' s• tn Travertine & Green Specif is Flan EIR r �z u _. fn - 4 ,•-a�rz. aar •srrze•�ti r- :ar. (� • 1 r 4 ' 4 00 h ' rl� 4■k LEGEND _- Td Low Density Residential I�r v4 "��- , ' �' •' Open Space i Habitat Conservation/Buffer 4 r#I i n ALTERNATIVE 2 EXISTING GENERAL PLAN DESIGNATIONS Figure 8.2-1 Pm Water Resources Implementation of Alternative 2 for the Travertine site would result in fewer impacts to water and wastewater resources when compared to the proposed project. However, impacts to water resources would remain significant after mitigation due to the overdraft status of the lower groundwater basin. Soils/Geology/Seismic Alternative 2 would result in similar impacts to soils, geology, and seismic, due to the amount of grading what would be needed to accommodate infrastructure and pad areas for 1,727 units. Hydrology/Stormwater As the proposed project will result in impacts which are mitigated to a less than significant level, similarly Alternative 2 hydrology and stormwater impacts may be reduced to a less than significant level. Biology Development of Alternative 2 for the Travertine site would reduce the total number dwelling units and therefore, may reduce the biological impacts to the Palm Springs Round Tailed Ground Squirrel. The reduction in homes may also reduce impacts to the Bighorn Sheep Habitat and will potentially increase the setback for the Bighorn Sheep Habitat boundary in the southern portion of the site. Implementation of this Alternative would result in less biological impacts than the proposed project. AestheticsNisual Even though the total number of dwelling units have decreased, alternative 2 will still have aesthetic/visual impacts similar to the proposed project due to the number of dwelling units. Cultural Resources Implementation of the Existing General Plan Land Use Designation Alternative would result in impacts that can be mitigated to a level of insignificance, similar to the proposed project. Recreation Under alternative 2, no golf recreational facilities would be available in the proposed project. Also, fewer dwelling units would contribute less park land area and fewer park fees than the proposed project. However, alternative 2 would result in fewer residents impacting existing recreational areas. 8-6 Population, Housing and Employment Increases to population, housing and employment would be lessened as compared to the proposed project due to a reduction in dwelling units and elimination of the recreational facilities. Risk of Upset Implementation of Alternative 2 would result in impacts similar to the proposed project. Public Services and Utilities Impacts associated with fire and police protection, and emergency medical aid services would be reduced because of the reduction in the number of residential units. However, fire, police, and medical service response to the site would be similar to the proposed project due to the distance of the site from existing facilities. Impacts associated with public education facilities would be reduced accordingly, however, this impact would remain significant. Conclusion Implementation of Alternative 2 will result in fewer environmental impacts to land use, traffic and circulation, noise, air quality, water and wastewater resources, biology, recreation and population/housing/employment. As with the proposed project, this alternative will have similar environmental impacts to soils/geology/seismic, hydrology/stormwater runoff, aesthetic and cultural resources, risk of upset and public services and utilities. This alternative is considered environmentally superior to the proposed Travertine Specific Plan project in that it reduces impacts to eight different environmental issues. However, 3 of the 8 reduced impacts will stall retrain significant after mitigation. The applicant's residential objectives, described in Section 2.5 of this draft IIR, would only partially be achieved with approximately 1800 dwelling units, and no recreational objectives would be achieved. GREEN SPECIFIC PLAN The existing General Plan land use designation within the Green Specific Plan site is OS (1 dwelling unit per 10 acres). This would result in approximately 33 units that could be built. Figure 8.2-1 depicts a hypothetical conceptual site plan for this alternative. Land Use Development of the Green site under alternative 2 would be consistent with the City of La Quinta General Plan and therefore no General Plan amendment would be necessary. Development of this alternative would result in land use impacts that are less than the proposed project. 8-7 9755 -CAB -12501 -ALTER um+Es Traffic and Circulation Compared to the proposed project, Alternative 2 would result in approximately 313 ADT. This is a reduction of approximately 2,318 ADT from the proposed project. Therefore, traffic and circulation impacts would be less than the proposed project. Noise Noise impacts of the Existing General Plan Land Use Designation Alternative would be reduced commensurate with the reduction in vehicle trips and noise associated with automobiles. Therefore, this alternative would result in less noise impacts than the proposed project. Air Quality Implementation of this alternative will also result in a decrease in automobile trips and therefore reduce emissions as compared to the proposed project and not exceed State or Federal standards. However, implementation of any project at this site will contribute to non - attainment of quality standards in the region and will therefore remain as a significant impact. Water Resources Implementation of Alternative 2 would result in fewer impacts to water and wastewater resources due to the decrease in dwelling units. However, impacts to water resources remain significant after mitigation due to an overdraft condition in the lower groundwater table. Soils/Geology/Seismic Alternative 2 would result in fewer soils, geologic and seismic impacts due to the reduced number of dwelling units and less grading necessary to provide access to 33 lots. However, impacts from the proposed project can currently be mitigated to a level of insignificance. Hydrology/Stormwater Implementation of Alternative 2 on the Green site will result in fewer impacts to hydrology and stormwater runoff due to fewer impervious surfaces needed for 33 dwelling units. However, the proposed project can currently mitigate hydrology impacts to a level of insignificance. Biology Development of the Existing General Plan Land Use Designation Alternative would reduce the number of residential units on the site to approximately 33, ten -acre lots. Implementation of this Alternative may therefore result in less of an impact to the Sonoran Creosote Bush Scrub and Desert Dry Woodland plant and animal communities. 8-8 9755-GB-1M1_AL7SP?"7 VFS AestheticsNisual Alternative 2 will have less aesthetic/visual impacts as compared to the proposed project due to i the major reduction of dwelling units and the rural nature of 10 -acre lots. Cultural Resources Implementation of the Existing General Plan Land Use Designation Alternative would result in impacts similar to the proposed project. This impact and can be mitigated to a level of insignificance with the proposed project. Recreation Under alternative 2 for the Green site, fewer dwelling units would contribute less park land area and fewer park fees than the proposed project. However, alternative 2 would result in fewer residents impacting existing recreational areas. Population, Housing and Employment Population, housing and employment was determined at the initial study level of analysis to result in a less than significant impact and was not analyzed in the EIR for the Green Specific Plan. Risk of Upset Risk of upset was determined at the initial study level of analysis as a less than significant impact and was not analyzed in this EIR for the Green Specific Plan. Public Services and Utilities Impacts associated with fire and police protection, and emergency medical aid services would be reduced because of the reduction in the number of residential units. However, fire, police, and medical service response to the site would be similar to the proposed project due to the distance of the site from existing facilities. Impacts associated with public education facilities would be reduced accordingly, however, this impact would remain significant. t Conclusion Implementation of the Existing General Plan Land Use Designation Alternative will result in fewer environmental impacts to land use, traffic and circulation, noise, air quality, water and wastewater resources, soils/geology/seismic, hydrology/stormwater runoff, biology, visual resources and recreation. As with the proposed project, this alternative will have similar 8-9 MS-CAD-IMI_A.,ERM,PM environmental impacts to cultural resources and public services and utilities. This alternative is considered environmentally superior to the proposed project in that it reduces impacts to ten different environmental issues. However, 3 of the 10 reduced impacts would still remain significant after mitigation. The applicant's residential objectives, described in Section 2.5 of this draft EIR, would only partially be achieved with approximately 33 dwelling units. 8.3 ALTERNATIVE 3, CLUSTERED DWELLING UNITS TRAVERTINE SPECIFIC PLAN This alternative for the Travertine site will provide higher density areas in order to facilitate greater affordable housing opportunities for the La Quinta area. The clustering of dwelling units will help to avoid biologically sensitive areas of the Paha Springs Round -tailed Ground Squirrel in the eastern portion of the site, while increasing the Big Horn Sheep habitat setback in the southern portion of the site. Higher densities in these areas of the site will allow clustering to preserve more desert scrub habitat than with the proposed project. Under the Clustered Units Alternative, the project site would cluster attached and detached dwelling units around the golfcourse/open space areas. The proposed project site would experience a re -location of the tennis club, practice golf range and club house, and neighborhood/tourist commercial areas. Figure 8.3-1 depicts a hypothetical conceptual site plan for this alternative. Land Use Development of the Travertine Specific Plan site under the Clustered Dwelling Units Alternative, still require a General Plan amendment for the commercial areas as considered for the proposed project. Therefore, development of this alternative would result in land use impacts that are similar to the proposed project. Traffic and Circulation Compared to the proposed project, Alternative 3 for the Travertine site would result in a slight reduction in the number of ADT generated. This decrease in ADT has not been quantified for this alternative. However, the decrease would be due mainly to the decrease in detached, single family units and an increase in attached, multifamily units. (Multifamily units generally will have fewer persons per household and therefore fewer ADT associated with them). Therefore, traffic and circulation impacts would be less than the proposed project. L: 9155 CAEW 501,ALTERNA7rM THIS PAGE LEFT INTENTIONALLY BLANK z rd qV It or, 7 t,; P 6d.. lie Ito ................ 'EN'' % I;ZLI. ., PL -8 or pi;4 Ay. % 7,1, j %/ , .1 7 . _, r % 4W too 8 f to "I 'I to 'to % /Z NNrd TI laN nor N 0 % • SL 4111, t NrNntr Ml ----n' -- ;; . ... PF N % ... fill •V.- Xw P Rh %) 11141 OW 41; f•,...•• ti�,!'t { I 1 1� '`r'� it NJ N. TRAVERTINE .-r• ,e wit. HDR: rx o _0 wit moil int It % JEFFERSON FERSON STREET It 16 C 'MDR ------ ;. :747-,,i: HDR A. 0 ? iz -rcJac M % d;w. j r--& jr Pit a % AL 0, opIto 01, 41 IR pap Pkotlg.& a I 0 LEGEND :—j % w Rim. -br. F1 4! 1J. fr —.1JR. i N i jr -A, High Density Residential % Medium Density Residential 41r DR a ralp -8 vwgz* %Jit$ MDR Neighborhood Commercial N k 10 jr lot, A TC Tourist Commercial TJ A 0 to MADISON STREET to Habitat Conservation/Buffer t Other Open Space Golf Course Travertine & Green Specif ic Plan EIR ALTERNATIVE 3 CLUSTERED DWELLING UNITS Figure 18.3-1 Noise Noise impacts of Alternative 3 would be reduced commensurate with the reduction in vehicle trips and therefore noise associated with automobiles. Therefore, this alternative would result in impacts less than the proposed project. Air Quality Implementation of this alternative will also result in a decrease in automobile trips and therefore reduce air emissions as compared to the proposed project. However, implementation of any project at this site will contribute to non -attainment of air quality standards in the Coachella Valley region and will therefore remain as a significant impact. Water Resources Water and wastewater resources would experience a slight decrease in impacts due mainly to the decrease in detached, single family units and an increase in attached, multifamily units. (Multifamily units generally will have fewer persons per household and therefore less water use associated with them). However, due to the overdraft status of the lower groundwater basin, impacts remain significant after mitigation. Soils/Geology/Seismic As with the proposed project, Alternative 3 would result in similar impacts to soils, geology, and seismic which can be mitigated to a level of insignificance. Hydrology/Stormwater Similar to the proposed project, Alternative 3 will result in similar impacts to hydrology and stormwater runoff which can be mitigated to a level of insignificance. Biology Development of Alternative 3 would transfer the detached single family residential areas in the southeastern portion of the project site to medium and high density, multifamily residential areas in the northern and central portion of the site, thereby reducing the biological impacts to the Palm Springs Round Tailed Ground Squirrel. Also under Alternative 3, the estate homes in the southern portion of the site would be transferred to high density, attached homes in the northern portion of the site, thereby allowing an increase to the setback to the Bighorn Sheep Habitat. The increase in setback will help to reduce impacts to this habitat area. The golf course for this alternative would also provide an additional buffer between the habitat areas and the higher density, multifamily residential areas. Implementation of this Alternative would result in less biologic impacts than the proposed project. 8-12 M5LAB-12501 _AL.TERNATI VES Aesthetics/Visual Due to the number of dwelling units, Alternative 3 will still have aesthetic/visual impacts similar to the proposed project which remain significant and will be mitigated to the extent feasible. Cultural Resources Implementation of Alternative 3 would result in impacts that can be mitigated to a level of insignificance, similar to the proposed project. Recreation Under Alternative 3, golf recreational facilities would be available as in the proposed project. The same number of dwelling units would still have to pay similar park fees as the proposed project. However, alternative 3 would result in slightly fewer residents impacting existing recreational areas due to fewer persons per household occupying multifamily housing. Population, Housing and Employment Alternative 3 would have similar impacts to population and employment as the proposed project because the Travertine site was not included in the City of La Quints General Plan buildout analysis. However, the increase in land use density for attached, multifamily housing may increase affordable housing opportunities for lower income residents of the City. This is considered a beneficial impact to the City. Risk of Upset Implementation of Alternative 3 would result in risk -of -upset impacts similar to the proposed project. As the Travertine project will result in impacts that are mitigated to a level of insignificance, so will Alternative 3. Public Services and Utilities Impacts associated with fire and police protection, and emergency medical aid services would be similar to the proposed project due to the distance of the site from existing facilities. Impacts associated with public education facilities would be reduced accordingly, however, this impact would remain significant. 8-13 MSCAB.IMI-ALTE"AnVES Conclusion Implementation of the Cluster -Reduced Units Alternative will result in fewer environmental impacts to traffic and circulation, noise, air quality, water and wastewater resources, biology, recreation and population, housing and employment. As with the proposed project, this alternative will have similar environmental impacts to land use, cultural resources, geology/soils/seismic, aesthetics/visual, hydrology/stormwater runoff, risk of upset and public services and utilities. This alternative is considered environmentally superior to the proposed project in that it reduces impacts to seven different environmental issues. However, 4 of the 7 reduced impacts would still remain significant after mitigation. Development of alternative 3 for the Travertine site will be clustered and will transfer dwelling units from environmentally sensitive habitat. In addition, affordable housing opportunities will be made available for the City of La Quints. This alternative meets most of the recreational and housing objective of the applicant. GREEN SPECIFIC PLAN Implementation of this alternative would result in a total of 277 residential units clustered in the eastern portion of the site in order to preserve existing biological habitat and open space areas. The estate homes in the northern portion of the site would be transferred to the clustered areas in the east. Land Use Development of the Green site under Alternative 3 would also require a General Plan amendment and therefore would have similar impacts as the proposed project. Traffic and Circulation Compared to the proposed project, the Clustered Units Alternative would result in a slight reduction in the number of average daily trips generated by the project, therefore, will cause fewer impacts than the proposed project. This reduction would be due mainly to the transferring of single family detached units, into clustered multi -family attached units. Noise Noise impacts associated with alternative 3 would be reduced commensurate with the reduction of vehicle trips and associated automobile noise. This alternative will cause slightly fewer impacts than the proposed project. Air Quality Implementation of Alternative 3 will result in a slight decrease in automobile trips and therefore reduce emissions as compared to the proposed project. However, the project will continue to have significant impacts due to regional non attainment of air standards. 8-14 9755-G.S 12501 -AI .TERN ATI V ES Water Resources Alternative 3 will reduce impacts to water and wastewater resources. However, impacts to water resources remain significant after mitigation due to the overdraft status of the lower groundwater basin. Soils/Geology/Seismic As with the proposed project, Alternative 3 would result in impacts, to soils, geology and seismic which can be mitigated to a level of insignificance. Hydrology/Stormwater As the proposed project will result in impacts which are mitigated to a less than significant level, similarly, Alternative 3 hydrology and stormwater impacts may be reduced to a less than significant level. Biology Development of the Clustered Units Alternative would cluster the same number of dwelling units on the site. Implementation of this Alternative would result in a reduction of impacted acreage of the Sonoran Creosote Brush Scrub and Desert Dry Woodland plant and animal communities than the proposed project. Aesthetics/Visual Alternative 3 will have aesthetic/visual impacts somewhat less than the proposed project because custom homes will no longer be visible from The Quarry site. Cultural Resources Implementation of the Clustered Units Alternative would result in impacts similar to the proposed project, and can be mitigated to a level of insignificance. Recreation Implementation of Alternative 3 would result in fewer impacts to existing recreational facilities than the proposed project. Population, Housing and Employment Population, housing and employment was determined at the initial study level of analysis to result in a less than significant impact and was not analyzed in the EIR for the Green Specific Plan. 8-15 9755ZAF 12501 -ALTERNATIVES Risk of Upset level of analysis to result in a less than Risk of upset was determined at the initial study reen Specific Plan. significant impact and was not analyzed in the EIR for the G Public Services and Utilities dical Impacts associated with fire and police protection, and emerge ncy zIIexistinatfacilities. services would be similar to the proposed project due to the distance of the site from existing associated with public education facilities would be reduced accordingly; however, Impacts assocp ficant this impacts would remain signi Conclusion the Clustered Units Alternative w� result in fewer virresources,mnenvironmental biology, Implementation of quality, water ;and wastewater to traffic and circulation, noise, air g ro osed project, this alternative will have (useseismic, hydrology/stormwater aesthetic s#visual and recreation. to lan ith the sods#geology five is considered similar environmental impactspublic services and. utilities, This '� aceto seven different runoff, cultural resources and P ficant after environmentally superior to the proposed project in that it red is willremainissigru 3 of the 7 reduced impacts mp environmental issues. However, from 2.5 of this draft Development would also be clustered and removed Section environmentally mitipatton• p' p applicant's residential objectives, described sensitive habitat. The FjR, would be also be ach1eved. mss-ceaizsoi-,,i•TI?I?'L"r s THIS PAGE LET. IA7ZAWONA1LYBL4ND s r r. r SECTION 9.0 r IlVIPACTS FOUND NOT TO BE SIGNIFICANT 9.0 IMPACTS FOUND NOT TO BE SIGNIFICANT In accordance with Section 15128 of the CEQA Guidelines, this section is intended. to list those areas determined not to be significant and, therefore, not discussed in detail in this EIIt. These findings correspond to the Notice of Preparation which was prepared by The Keith Companies for the City of U Quinta. The following topics were determined to be less than significant: TRAVERTINE SPECIFIC PLAN 1) Human Health GREEN SPECIFIC PLAN 1) Risk of Upset 2) Population/Housing 3) Human Health 9-1 9152-CAI-12501-NOTSIGNIF7GNT THIS PAGE LEFT INTENTIONALLY BLANK SECTION 10.0 ORGANIZATIONS AND PERSONS CONSULTED DURING THE PREPARATION OF THE EIR d 10.0 ORGANIZATIONS AND PERSONS CONSULTED DURING THE PREPARATION OF THE EIR Pu -brie -Agencies City of La Quinta (Lead Agency) Director of Planning.............................................................Jerry Herman Principal Planner ........... ...................................................... Stan Sawa Associate Planner................................................................ Leslie Cherry Senior Engineer.................................................................. Steve Speer Riverside County Fire Department............................................Tom Hutchinson Riverside County Sheriff's Department .......................................Ron Coachella Valley Unified School District Dye ....................................Elsa Coachella Esqueda Valley Water District ...............................................Joe Desert Sands Unified School District Cook .........................................Peggy Sunline Transit Agency Reyes .........................................................Jim Stoffer Private Agencies Colony Cablevision.............................................................. Clara Salisbury Springs Ambulance Services ...................................................Gerry Hart Imperial Irrigation District .....................................................Thomas Lyons, Jr. Southern California Gas Company ............................................Doug Hesson General Telephone Electronics Co ............................................Leroy Stricklin Waste Management of the Desert ..............................................Rosie Garcia JFK Memorial....................................................................Brandon Faulk Eisenhower Medical Center ....................................................Don Wilcox Lest of EIR Preparers Proiect Consultants Principal -in -Charge ................... ......................................:....Thomas F. Holm Senior Environmental Planner .................................................Saundra F. Jacobs ProjectManager..................................................................Susan Tebo Environmental Planner..........................................................Catrina Bryant Kim Ruddins- 9734-CAS-125DI-REPORT PREP 10-1 PrQject Consultants (Continued) Engineering Division............................................................Mike Rowe Kris Schulze Archaeology Division........................................................... Paul Chace Brant Brechbiel Word Processing.................................................................Dina Ruvalcava Vicki VanDelinder Endo Engineering...............................................................Greg Endo Vicki Endo Tom Olson & Associates ........................................................Joan R. Callahan 10-2 9754 -CAD -12501 -REPORT PREP