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CC Resolution 1997-018^!N3/ RESOLUTION 97-18 F A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF LA QUINTA, CALIFORNIA, CERTIFYING A MITIGATED NEGATIVE DECLARATION OF ENVIRONMENTAL IMPACT FOR ENVIRONMENTAL ASSESSMENT 96-330 PREPARED FOR VESTING TENTATIVE TRACT MAP 28457 AND SITE DEVELOPMENT PERMIT 96-593 CASE NO.: EA 96-330 APPLICANT: EZ OKIE WHEREAS, the City Council of the City of La Quinta, California, did on the 18th day of March, 1997, hold a duly noticed Public Hearing to consider certification of EA 96-330 for Vesting Tentative Tract Map 28457 and Site Development Permit 96-593 based on the recommendations of the Planning Commission; and, WHEREAS, the Planning Commission of the City of La Quinta, California, did on the 10th day of December, 1996, 14th day of January, 1997, and the 11th day of February, 1 997, hold duly noticed Public Hearings to consider the proposed Vesting Tentative Tract Map 28457 and Site Development Permit 96-593; and, WHEREAS, said Vesting Tentative Tract Map and Site Development Permit requests have complied with the requirements of The Rules to Implement the California Environmental Quality Act of 1 9701' as amended) Resolution 83-68 adopted by the La Quinta City Council) in that the Community Development Department has prepared an initial study EA 96-330) and the Planning Commission has recommended certification of said Environmental Assessment; and, WHEREAS, the Planning Commission has determined that said requests will not have a significant adverse effect on the environment and that a Mitigated Negative Declaration of environmental impact should be filed; and, WHEREAS, upon hearing and considering all testimony and arguments, if any, of all interested persons desiring to be heard, said City Council did find the following facts, findings, and reasons to justify certification of said Environmental Assessment EA): 1. The proposed Vesting Tentative Tract Map and Site Development Permit will not be detrimental to the health, safety, or general welfare of the community, either directly or indirectly, because of the design of the project which has been reviewed for health and safety issues, for which none have been identified. EZRESCC33O-14 BIB] 09-01-1998-U01 03:50:28PM-U01 ADMIN-U01 CCRES-U02 97-U02 18-U02 ^!N3/ Resolution 97-18 2. The proposed Vesting Tentative Tract Map and Site Development Permit will not have the potential to degrade the quality of the environment, substantially reduce the habitat of a fish or wildlife population to drop below self sustaining levels, threaten to eliminate a plant or animal community, reduce the number or restrict the range of a rare or endangered plant or animal or eliminate important examples of the major periods of California history or prehistory, according to the findings of the Environmental Assessment, the biological study, air quality study, noise study, and cultural resources study prepared for the project. 3. The proposed Vesting Tentative Tract Map and Site Development Permit do not have the potential to achieve short-term environmental goals, to the disadvantage of long-term environmental goals, according to the findings of the Environmental Assessment and special studies prepared for the project. 4. The proposed Vesting Tentative Tract Map and Site Development Permit will not result in impacts which are individually limited or cumulatively considerable, according to the findings of the Environmental Assessment and special studies prepared for the project. 5. The design of the proposed subdivision and development are consistent with the Low Density Residential Zoning District development standards and the Subdivision Ordinance requirements, in that the proposed lots meet the minimum size, and the proposed units will not exceed the maximum height and meet the minimum yard setback requirements. 6. The design of the proposed project is compatible with the goals and policies of the Low Density Residential Land Use Designation as described in the La Quinta General Plan, in that the project density is 3.5 dwelling units per acre which falls within the allowable range of 2 to 4 dwel*ing units per acre for this land use category. NOW, THEREFORE, BE IT RESOLVED by the City Council of the City of La Quinta, California, as follows: 1. That the above recitations are true and correct and constitute the findings of the Council for this Environmental Assessment. 2. That it does hereby certify Environmental Assessment 96-330 for the reasons set forth in this Resolution and as stated in the attached Environmental Assessment Checklist and Addendum, labeled Exhibit A". EZRESCC33O-14 BIB] 09-01-1998-U01 03:50:28PM-U01 ADMIN-U01 CCRES-U02 97-U02 18-U02 ^!N3/ Resolution 97-18 PASSED APPROVED, and ADOPTED at a regular meeting of the La Quinta City Council held on this 1 8th day of March, 1 997, by the following vote, to wit: AYES: Council Members Adolph, Henderson, Perkins, Sniff, Mayor Holt NOES: None ABSENT: None ABSTAIN: None GLENDA L HOLT, Mayor City of La Quinta, California ATTEST: City of La Quinta, California APPROVED AS TO FORM: * DAWN C. HONEYWELL, City Attorney City of La Quinta, California EZRESCC33O- 14 BIB] 09-01-1998-U01 03:50:28PM-U01 ADMIN-U01 CCRES-U02 97-U02 18-U02 ^!N3/ ENVIRONMENTAL CHECKLIST FORM Environmental Assessment No.96-330 Case No.: VTTM 28457 Date: 11-25-96 I. Name of Proponent: EZ OKIE ROGER SNELLENBERGER Address: 74-350 Alessandro Drive, Suite A-*, Palm Deser:, CA 92260 Phone: Agency Requiring Checklist: CITY OF LA QUINTA Project Name if applicable): VTTM 28457 BELLE VISTA SDP 96-593 AR3*oza CITY OF LA QUINTA Community Development Department 78-495 Calle Tampico La Quinta, California 92253 ECKl*T.EZOKIE-57 BIB] 09-01-1998-U01 03:50:28PM-U01 ADMIN-U01 CCRES-U02 97-U02 18-U02 ^!N3/II. ENVIRONMENTAL FACTORS POTENTIALLY AFFECTED: The environmental factors checked below would be potentially affected by this project, involving at least one impact that is a Potentially Significant Impact" or Potentially Significant Unless Mitigated," as indicated by the checklist on the following pages. Land Use and Planning x Transportation/C irculation X Public Services Population and Housing X Biological Resources X Utilities Earth Resources Energy and Mineral Resources Aesthetics Water Risk of Upset and Human Health Cultural Resources X Air Quality X Noise X Recreation Mandatory Findings of Significance III. DETERMINATION. On the basis of this initial evaluation: I find that the proposed project COULD NOT have a significant effect on the environment, and a NEG*VE DECL*ON will be prepared. I find that although the proposed project could have a significant effect on the environment, there will not be a significant effect in this case because the mitigation measures described on an attached sheet have been added to the project. A NEGATIVE DECL*ON will be prepared. I find that the proposed project MAY have a significant effect on the environment, and an ENVIRONMENTAL IMPACT REPORT is required. I find that the proposed project MAY have a significant effect(s) on the environment, but at leaat, 1) one effect has been adequately analyzed in an earlier document pursuant to applicable legal standards; and 2) has been addressed by mitigation measures based on the earlier analysis as described on attached sheets, if the effect is a potentially significant irnpact" or potential significant unless mitigated. AN *VTRONMNTAL IMPACT REPORT is required, but it must analyze only the effects that remain to be addressed. & Date: NOVEMBER 25,1996 printe** and Title LESLIE 3. MOURIQUAND, ASSOCIATE PLANNER For: CITY OF LA QUINTA i BIB] 09-01-1998-U01 03:50:28PM-U01 ADMIN-U01 CCRES-U02 97-U02 18-U02 ^!N3/ Pomially Sg*if* * siI'iif*I,II Ufti- Signifimi Mm** *i I 3.1. LAND USE AND PLANNING. Would the project: a) Conflict with general plan designation or zoning? x source #(s): b) Conflict with applicable environmental plans or policies adopted by agencies with jurisdiction over the project? K c) Affect agricultural resources or operations e.g. impact to soils or farmlands, or impacts from incompatible land uses)? x d) Disrupt or divide the physical arrangement of an established community including a low-income or rninority community)? K 3.2. I'OPUL*ON AND HOUSING. Would the project: a) Cumulatively exceed official regional or local population projections? x b) Induce substantial growth in an aeea either directly or indirectly e.g. through projects in an undeveloped area or extension of major infrastructure)? I c) Displace existing housing, especially affordable housing? I 3.3. EARTh AND GEOLOGY. Would the project result in or &pose people to potential impacts involving: a) Fault rupture? I b) Seismic ground shaldng I c) Seismic ground failure, including liquefaction? I d) Sciche, tsunami, or volcanic hazard? I e) Landslides or mudflows? f) Erosion, changes in topography or unstable soil. conditions from excavation, grading or fill? I g) Subsidence of the land? I h) Expansive soils? I i) Unique geologic or physical features? I ii BIB] 09-01-1998-U01 03:50:28PM-U01 ADMIN-U01 CCRES-U02 97-U02 18-U02 ^!N3/ oie,i*ly 5ign*,fciu Th* Sig*ifi**i U*I* S*gnf* *io Mki* *i CI 3.4. WA1*R. Would ihe projecr resuit in: a) Changes in absorption rates, drainage patterns, or the rate and amount of surface ninoff? x b) Exposure of people or property to water related hazards such as flooding? x C) Discharge into surface waters or other alteration of surface water quality e.g. temperature, dissolved oxygen or turbidity? x d) Changes in the amount of surface water in any water body? x e) Changes in currents, or the course or direction of water movements? x f) Change in the quantity of ground waters, either through direct additions or withdrawals, or through interception of an aqLlifer by cuts or excavations or through substantial loss of groundwater recharge capability? x g) Altered direction or rate of flow of groundwater? x h) Impacts to groundwater quality? x 3.5. MR QUALrl'Y. Would the pnjec(: a) Violate any air quality standard to contribute to an existing or projected air quality violations? x b) Expose sensitive receptors to pollutants? x c) Alter air movement, moisture, or temperature, or cause any claange in climate? x d) Create objectional odors? x iii BIB] 09-01-1998-U01 03:50:28PM-U01 ADMIN-U01 CCRES-U02 97-U02 18-U02 ^!N3/ F*CM*Iy Sgrn**=I U*cs: Sig*f* No * Miu* Impaci Ci 3.6. 11LANSPORT*ONlCIRCUL*ON. Would the project resuit in: a) Increased vehicle trips or traffic congestion? x b) Hazards to safety from design features e.g. sharp curves or dangerous intersections) or incompatible uses e.g. farm equipment)? x c) Inadequate emergency access or access to nearby uses? x d) Insufficient parking capacity on site or off site? x e) Hazards or barriers for pedestrians or bicyclists? x f) Conflicts with adopted policies supporting alternative transportation e.g. bw turnouts, bicycle racks)? x g) Rail, waterborne or air traffic impacts? x 3.7. BIOLOGICAL RESOURCES. Would the project result in in*pacts to: a) Endangered, threatened or rare species or their habitats including but not limited to plants, fish, insects, animals, and birds? x b) cally designated species e.g. heritage trees)? x c) locally designated natural communities e.g. oak forest, e.g. oak forest, coastal habitat, etc.)? iv BIB] 09-01-1998-U01 03:50:28PM-U01 ADMIN-U01 CCRES-U02 97-U02 18-U02 ^!N3/ *Wi*Iy Pmm*Iy sig*r* t:u Thin 1*i* Sig*if* N. * Midgmd Ci I d) Wetland habitat e.g. marsh, riparian and vernal pool)9 x e) Wildlife dispersal or migration corridors? x 3.8. ENERGY AND MINERAL RESOURCES. WouLd the project a) Conflict with adopted energy conservation plans? x b) Use non-renewable resources in a wasteful and inefficient naanner? x 3.9. RISK OF UPS**tlllMAN HEALTH. WouLd the proposal involve: a) A risk of accidental explosion or release of hazardous substances including, but not limited to: oil, pesticides, chemicals or radiation)? x b) Possible interference with an emergency response plan or emergency ev*uadon plan? x c) The creation of any health hazard or potential health hazards? d) Exposure of people to existing sources of potential health hazards? x c) Increased fire haaard in areas with flammable brush, grass, or trees? x 3.10. NOISE. WouLd the proposal result *`i: a) Increases in existing noise levels? x b) Exposure of people to severe noise levels? 3.11. FUBUC SERVICES. WouLd the proposal have an effect upon. or result in a need for new or altered governnent services in a,*P of the following areas: a) Fire protection? x V BIB] 09-01-1998-U01 03:50:28PM-U01 ADMIN-U01 CCRES-U02 97-U02 18-U02 ^!N3/ Fm*Iy pow"*I* Sig*i** Lsa Tha* 5i1*,f*cu" U*i* Si*if* N. Mki* *i I b) Police protection? x c) Schools? x d) Maintenance of public facilities, including roads? x e) Other governmental services? x 3.12. UTILniES. Woud the proposal result in a need for new Systems, or substantial alternations to the foltowing utilities: a) Power or natural gas? x b) Communications systems? x c) Local or regional water treatment or distribution facilities? x d) Sewer or septic Lalals? x e) Storm water drainage? x f) Solid waste disposal? x 3.13. AESTl!*flCS. Would the proposal: a) Affect a scemc vista or scenic highway? x b) Have a demonstrable negative aesthetic effect? x c) Create light or glare? x 3.14. CULTURAL RESOURCES. Would the proposal: a) Distrirb paleoutological resources? x b) Disturb arcbaeological resources? x c) Affect historical resources? d) *ave the potential to cause a physical change which would affect unique ethnic cultural values? e) Restrict existing religious of sacred uses within the potential impact area? vi BIB] 09-01-1998-U01 03:50:28PM-U01 ADMIN-U01 CCRES-U02 97-U02 18-U02 ^!N3/ P*w*I* Sig*jf* Th* Si1*f**m U*I* Sigaif*a,i N. * *i 3.15. RECREATION. Would the proposal: a) Increase the demand for neighborhood or regional parks of other recreational facilities? x b) Affect existing recreational opportunities? x 4. MANDATORY FTNDINGS OF SIGNIFICANCE. a) Does the project have the Potential to degrade the quality of the enviroumental, substantially reduce the habitat of a fish or wildlife species* cause a fish or wildlife population to drop below self-sustaling levels, threaten to elimnate a plant or animal community, reduce the number or restrict the range of a rare or enalangered plant or animal or eliminate important examples of the major periods of California history or prehistory? x b) Does the project have the potential to achieve short- term, to the disadvantage of long-term, environmental goals? x c) Does the project have impacts that are individually limited, but cumulatively considerable? Cumulatively considerable" means that the incremental effects of a project are considerable when viewed in connection with the effects of past projects, the effects of other current projects, and the effects of probable future projects). x d) Does the project have environmental et*cts which will cause substantial a:lverse effects on human beings, either directly or indirectly? x EARLIER ANALYSES. laarlier analyses may be used where, pursuant to the tiering, program EIR, or other CEQA process, one or more effects have been a-lately analyzed in an earlier EIR or negative declaration. Section 15063(c)(3)(D). In this case a discussion should identi* the following on attached sheets: a) Eariler aDalyses used. Identify earlier analyses and state where they are available for review. b) Impacts adequately addreued. Identify which effects from the above checklist were within the scope of and adequately analyzed by the earlier document. c) Mw-on measures. For effects that are potentially significant" or potentially significant unless mitigated," describe the mitigation measures which were incorporated or refined from the earlier document and the extent to which they address site-specific conditions for the project. vii BIB] 09-01-1998-U01 03:50:28PM-U01 ADMIN-U01 CCRES-U02 97-U02 18-U02 ^!N3/ INfrIAL STUDY ADDENDUM FOR ENVIRONMENTAL ASSESSMENT 9*330 Vesting Tentative Tract Map 28457 Site Development Permit 9*593 Della Vista ADolicant: EZOKIE 74-350 Alessandro Drive, Suite A-I Palm Desert, CA 92260 PreDared bv: City of La Quinta Communi*y Development Department 78-495 Calle Tampico La Quinta, CA 92253 Leshe J Mouriquand, Associate Planner November25, 1996 BIB] 09-01-1998-U01 03:50:28PM-U01 ADMIN-U01 CCRES-U02 97-U02 18-U02 ^!N3 /TABLE OF CONTENTS Section age INTRODUCTION 3 1.1 Project Overview 3 1.2 Purpose of IniLial Study 3 1.3 Background of Environmental Review 4 1.4 Summary of Preliminary Environmental Review 4 2 PROJECT DESCRWUION 4 2.1 Project Location and Environmental Setting 4 2.2 Physical Characteristics 4 2.3 Operational Characteristics 5 2.4 Objectives 5 2.5 Discretionary Actions 5 2.6 Related Projects 5 3 ENVIRONMENTAL ANALYSIS 5 3.1 Land Use and PlaIning 6 3.2 Population and Housing 7 3.3 Earth Resources 8 3.4 Water 12 3.5 AirQualily 16 3.6 Transportation/Circulation 19 3.7 Biological Resources 21 3.8 Energy and Mineral Resources 24 3.9 Risk ofUpset/Human Health 25 3.10 Noise 26 3.11 Public Services 27 3.12 Utilm*es 29 3.13 Aesthetics 31 3.14 Cukural Resources 32 3.15 Recreation 34 4 MANBATORY FINDINGS OF SIGNIFICANCE 34 5 EARLIER ANALYSES 35 2 BIB] 09-01-1998-U01 03:50:28PM-U01 ADMIN-U01 CCRES-U02 97-U02 18-U02 ^!N3/ SECTION 1: INTRODUCTION 1.1 PROJECT OVERVIEW The purpose of this Initial Study is to identif** the potential environmental impacts of the proposed Vesting Tentative Tract Map 28457 to subdivide 33.10 acres into 116 single fimlily lots, 18 lettered lots, and I renaainder parceL The Applicant is also requesting approval of house plans under Chapters 9.30-9.60 of the Zoning Ordinacn* *li *rinnaa far th* **inti*n * * * * * 20 * *t L* i* 10 * CL s*me *9urt* on U' * Or l:nuol:lo lo'i. The project site is located on Fred Waring Drive, east of Washington Street, in La Quinta, California. The property is a portion of Parcel 2 of Parcel Map 27131. ft is currently vacant desert land which has never been developed or farmed to the City's knowledge. The City of La Quinta is the Lead Agency for the project review, as defined by Section 21067 of the California Environmental Cuali*y Act CEQA). The Lead Agency is the public agency which has the principal responsibility for carrying Out or approving a project which may have a significant effect upon the environment. The City of La Quinta, as the Lead Agency, has the authority to oversee the environmental review and to approve the land use designations. 1.2 PURPOSE OF IN*AL STUDY As part of the environmental review for the proposed project, the City of La Quinta Community Development Department staff has prepared this Initial Study. Ths document provides a basis for determining the nature and scope of the subsequent environmental review for the proposed subdivision and fliture development of the land. The purposes of the Initial Study, as stated in Section 15063 of the State CEQA Guidelines, include the following: To provide the Agency with information to use as the basis for deciding whether to prepare an Environmental Impact Report EIR) or a Negative Declaration of Environmental Impact for the vesting tentative tract map and filture development; To enable the applicant, or the City of La Quinta, to modif** the project, mitigating adverse acts before an EIR is prepared, thereby enabling the project to qualiiy for a Mitigated Negative Declaration of Environmental Impact; To assist the preparation of an EIR, should one be required, by focusing the analysis on those issues that will be adversely impacted by the proposed project; To facilitate environmental review early in the design of the project; 3 BIB] 09-01-1998-U01 03:50:28PM-U01 ADMIN-U01 CCRES-U02 97-U02 18-U02 ^!N3/ To provide documentation for the findings in a Negative Declaration that the project will not have a siguificant effect on the environment; To eliminate unnecessary EIR's; and, To determine whether a previously prepared EIR could be used with the project. 1.3 BACKGROUND OF ENVIRONMENTAL REVIEW The proposed project was deemed subject to the environmental review requirements of CEQA in light of the intended development. This Initial Study Checklist and Addendum was prepared for review and certification by the City of La Quinta Planning Cormsission and City Council. 1.4 SUMMARY OF PREL[MINARY ENVIRONMENTAL ASSESSMENT This Initial Study indicates that there is a potential for adverse environmental impacts for some of the issue areas contained in the Environmental Checklist Air Quality, Biological Resources, Noise, Public Services, Utilities, Aesthetics, Recreation). Mitigation measures have been recommended for the proposed subdivision and its fliture development which will reduce potential impacts to insiglidicant levels. As a result, A Negative Declaration of Environmental Impact will be recommended for this project. An EIR will not be necessary. SECTION 2: PROJECT DESCRIFFION 2.1 PROJECT IOC*ON AND ENvIRONMENTAL SETTING The City of La Quinta is a 31.18 square mile municipality located in the southwestern portion of the Coachella Valley, in Riverside County, Califoriiia. The City is bounded on the west by the City of Indian Wells, on the east by the City of Indio and Riverside County, on the north by Riverside County, and federal lands to the south. The City of La Quinta was incorporated in 1982. 2.2 PHYSICAL CHARACTE*CS The proposed Bella Vista project will effect a total of 33.10 acres of vacant residentially- designated Ian* The land involved in this project is vacant desert land that has never been farmed or developed, although the project site was part of a homestead clai* There has been trespassing by off-road vehicles disturbing the natural rolling sand dune topography. There is a light scattering of modern trash and debris. Typical indigenous desert vegetation is found on the property. 4 BIB] 09-01-1998-U01 03:50:28PM-U01 ADMIN-U01 CCRES-U02 97-U02 18-U02 ^!N3/ 2.3 OPERATiONAL C1![ARACTERISTICS The proposed tract map application will create 116 single family residential lots for house construction. A circulation system of public streets is proposed to provide access throughout the tract. This tract will flinction with Vesting Tentative Tract Map 28458, which adjoins it to the west. Both tracts will share the circulation syste* A retention basin is pro osed for the northeast corner of the subdivision. The subdivision will not be gated. *singl*f*amily house prototypes are being considered for approval for the tentative tract. types will be single story and one will be a two-story plan. 2.4 OILrECTWES The objective of the proposed subdivision is to develop 116 new single farnily residential houses.The applicant is requesting that the tentative map be vested to insure the conditions of approval concerning improvements and architectural issues. 2.5 DISCR*ONARY ACTIONS A discretionary action is an action taken by a government agency that calls for the exercise of judgment in deciding whether to approve a project. For this project, the government agency is the City of La Quinta. The proposed vesting map, site development permit, and variance will require discretionary approval by the Planiiing Comriission and City Council. The following discretionary approvals will be required for this project: Cert*cation of the Environmental Assessment for the project; Approval of Vesting Tentative Tract Map 28457; Approval of Site Development Permit 96-593; *ppffil- 111 of'7*-'.'--'* O* fl*9 Approval of the Final Vesting Tract Map. 2.6 RELATED PROJECTS This project is related to the proposed Vesting Tentative Tract Map 28458, which is adjacent to the west of VTTM 28457. Previously, Parcel Map 27131 had been approved for the property m 1992, of which this proposed subdivision is a part. A recent amendment to the Parcel Map was approved in December 1996. In 1995, General Plan Amendment 95-050 and Change of Zone 95-079 were approved for the property of which this proposed subdivision is also a part. SECTION 3: ENVIRONMENTAL ANALYSIS This section analyzes the potential environmental impacts associated with the land use, subdivision design, and architectural approval of fliture development. The CEQA Checklist issue areas are evaluated in this addendUnL For each checklist item, the environmental setting is discussed, including a description of the exising conditions within 5 BIB] 09-01-1998-U01 03:50:28PM-U01 ADMIN-U01 CCRES-U02 97-U02 18-U02 ^!N3/the City and the areas affected by the proposed project. Thresholds of significance are defined either by standards adopted by responsible or trustee agencies, or by referrrng to criteria in CEQA Appendix G). 3.1 LAND USE AND PLANNING Regional Environmenial Setting The City of La Quinta is located in the Coachella Valley, in the eastern portion of Riverside County. The valley is abundant with both desert plant and animal life. The topographical relief ranges from 237 feet below mean sea level insi) to about 2.000 feet above msl. The valley is a part of the Colorado Desert region. Surrounding the valley are the San Jacinto Mountains, the Santa Rosa Mountains, the Orocopia Mountains, and the San Bernardino Mountains. The San Andreas fault transects the northeastern edge of the valley. Local Environmenial Setting The proposed subdivision is located northeast of the intersection of Fred Waring Drive and Washington Street. The land is vacant desert property that has never been developed or fanned. There are sand dunes across the property with stable mesquite substructttres that anchor the dunes. The property is dry and sparsely vegetated with natural desert vegetation. A. Would the project conflict with the general plan designation or zoning? No Impact. In 1991, the property was redesignated R-l Single Faniily Residential) for zoning, and LDR Low Density Residential) for the General Plan Land Use designation. In 1996, through a city-wide Zoning Ordinance Update, the R- I designation was reclassified as RL Low Density Residential District). Adjacent land uses and their designations consist of Fred Waring Drive, a major arterial with a 120-foot Right-of-Way, to the south; the Palm Royale Country Club residential and golf) on the south side of Fred Waring Drive; commercial and residential properties in Riverside County jurisdiction Bermuda Dunes) to the north; Low Density Residential LDR) and residential properties wihin Starlight Dunes to the east; vacant community commercial CC) zoned land to the west with Washington Street, a major arterial roadway with a 120-foot Right-of-Way beyond that. On the west side of Washington Street are commercial and residential properties w,hm the City of Palm Desert. The adjacent land use designations and zoning districts are compatible with the proposed land use of this project EA 95-307). 6 BIB] 09-01-1998-U01 03:50:28PM-U01 ADMIN-U01 CCRES-U02 97-U02 18-U02 ^!N3/ B. Would the project conflict with applicable environmental plans or policies adopted by agencies with jurisdiction over the project? No Impact. The City of La Quinta has jurisdiction over this project. The primary environmental plans and policies pertinent to this project are identified in La Quinta's General Plan, the General Plan EIR, the La Quinta Master Environmental Assessment, and the City's CEQA Guidelines. C. Would the project affect agricultural resources or operations e.g. impact to soils or farmlands, or impacts from incompatible land uses).? No Impact. The La Quinta General Plan does not contain an agricultural land use designation although there are agricultural land uses extant in the south and southeastern portions of the City. Thus, no impact on agricultural resources or operations is lik*ly to result from the proposed project La Quinta General Plan; Site Survey). D. Would the project disrupt or divide the physical arrangement of an established community including a low-income minority community)? No Impact. The project site will be developed with single family houses for general market sale. Residential land uses are located in all directions of the project site. The fiiture*development of these lots will not disrupt or divide the community. The proposed development will not affect the physical arrangement of the existing neighborhoods Sources: Site Survey; Proposed Site Plan). 3.2 POP*ON AND HOUSING Regional Enwronmental Seuing Between 1980 and 1990, the population of La Quinta expanded 125%, as reported by the U.S. Census, malung the City the second fastest growing city in the Coachella Valley. During that time period, the number of residents blossomed from 4,992 to 11,215. From 1990 to 1996, the population went from 13,070 to 18,OSOpeople. These figures are based upon information provided by the U.S. Census Bureau, the State Department of Finance, and the Coachella Valley Association of Governments CVAG). In addition to permanent residents, La Quinta has approximately 8,000 seasonal residents who spend three to six months in the City. It is estimated that 30% of all housing units in the City are used by seasonal residents. The housing stock as of 1993, is listed at 8,624 single family units, 481 multi-family units, and 247 mobile homes, for a total of9,352 housing units. 7 BIB] 09-01-1998-U01 03:50:28PM-U01 ADMIN-U01 CCRES-U02 97-U02 18-U02 ^!N3/Ethnicity information from the 1990 Census revealed that the composition of La Quinta's population is 70% Caucasian, 26% Hispanic, 1.6% Afro-American, 1.5% Asian, and 1.0% Native American. Local Environmental Setting The project site consists of a 33.10 acre parcel of vacant desert land. There are no housing units on the property. A. Would the project cumulatively exceed official regional or local population projections? No Impact. The development planned for this project will result in the construction of 116 new detached single family units. Using the hctor of 2.85 people per unit, the potential population for the project could be 330.6 new residents in the City Source: 1990 Census). Temporary construction-related jobs will be created as the new units are built. It is not anticipated that there will be any new permanent jobs created as a result of the project. B. Would the project induce substantial growth in an area either directly or indirectly e.g. through projects in an undeveloped area or extension of * major infrastructure)? No Impact. The proposed project will not make an impact in the surrounding area as no maj or infrastructure would be altered or extended as many of the adjacent parcels have been developed Source: Site Survey). C. Would the project displace existing housing, especially affordable housing? No Impact. No existing residential units are located on the project site. The fliture development plan is to construct 116 market-rate single family uniLs utilizing private flinds. The proposed project would not result in the displacement or removal of any housing uiiits Source: Site Survey; Application Materials). 3.3 EARTh RESOURCES Regional Environmenial Sening The City of La Quinta has a relatively flat, but gently sloping topography, except for the hlllside area on the southern and western portions of the City. Elevations in the southeastern portion of the City reach 1,400 feet above msl. Slopes on the valley floor area of the City are gentle, except in the rolling sand dune areas. The alluvial soils that make up most of the City are underlain by igneous-metamorphic rock, as seen in outcrops in the Santa Rosa Mountains and the Coral Reef Mountains. Soils on the valley floor are S BIB] 09-01-1998-U01 03:50:28PM-U01 ADMIN-U01 CCRES-U02 97-U02 18-U02 ^!N3/ made up of very fine grain unconsolidated silty sands. The Coachella Valley is underlain by hundreds of feet to several thousand feet of Quaternary fluvial, lacustrine, and aeolian soil deposits Southland Geotechnical 1996:6). Local Environmental Seuing The area where the parcel is located is in a newly developing part of the City. A review of historical aerial photographs indicates that the site has never been developed, but a that adjacent parcels had been under cultivation. The elevation of the property ranges from approximately 98 to 128 feet above mean sea level Source: VTI'M 28457). There is an inferred earthquake fault line located approximately 1,500 feet to the south of the southern boundary of the parceL There has been no recorded activity along this *ult line, thus there is a low probability for such activity to occur. The City of La Quinta lies in a seismically active region of Southern California. Faults in the area include the San Andreas and Mission Creek faults located several miles to the north and west. There are two inferred faults transectmg the southern section of the City. The project lies within Groundshaking Zone W Sources: Riverside County Comprehensive General Plan; La Quinta General Plan; La Quinta MEA). A geotechnical investigation was conducted for the project site by Southland Geotechnical, Inc., in September 1996. The report addresses subsurf*ce soil and groundwater conditions, site geology, regional faulting and seismicity, and site acceleration, and hydroconsolidation and its mitigation. The field investigation consisted of sub suruice exploration using a backhoe to excavate six test pits to depths of 10 to 14 feet below the existing ground surface. Soil samples were taken at selected depths of the pits. The lab testing program consisted of the moisture contents, unit dry densities, moisture density relationship, collapse potential, and chemical analyses. A. Would the project result in or eipose people to potential impacts involving seismicity: fault rupture? Less Than Significant Impact. There is an inferred *ult line located as close as 1,500 feet south of the project site. This filult is considered potentially active, although no activity has been recorded for the last 10,000 years. A major earthquake along the *ult would be capable of generating seismic hazards and strong groundshaking effects in the area. None of the inferred faults in La Quinta have been placed in an AIquist-Priolo Special Studies Zone. All homes developed on the proposed lots would be required to be constructed to current UBC seismic standards in order to mitigate this risk to the e*ent feasible Sources: Riverside County Comprehensive General Plan; City of La Quinta General Plan; La Quinta MEA). While accurate earthquake predictions are not possible, significant geologic information and statistical analysis have been complied, analyzed, and published intensely by various agencies over the past 25 years. It has been reported that a 22% conditional probability 9 BIB] 09-01-1998-U01 03:50:28PM-U01 ADMIN-U01 CCRES-U02 97-U02 18-U02 ^!N3/occurrence for the 30-year period from 1994 to 2024 that a magnitude 7.5 event or greater would occur along the Coachella Valley segment of the San Andreas Fault. The primary risk to the project is the San Andreas Fault. The Coachella Valley Segment of the fault comprises the southern 115 km of the fault zone* This segment has the longest elapsed time of any portion of the San Andreas Fault, last experiencing an event about 1690 AD based on USGS dating of trench surveys near udjo. The San Andreas Fault zone is considered to have characteristic earthquakes that ruptures each fault segrnent. The San Andreas Fault may rupture in multiple segments producing a highe? magnitude earthquake Source: Southland Geotechnical 1996). Fault rupture is not anticipated to occur at the project site because of the well-delineated fault lines through this region as shown on United States Geological Survey and California Division of Mines and Geology maps. However, because the site is located in an area of high tectonic actMty, we cannot preclude the potential for surface rupture on undiscovered or new faults that may underlie the site Source: Southland Geotechnical 1996:8). B. Would the project result in or expose people to potential impacts involving seismic ground shaking'. Less Than Significant Impact. The fliture residential development will be subject to groundshaking hazards from regional and local events. The proposed project wiil bring people to the site who will be subject to these hazards. The liiverside County Comprehensive General Plan indicates that the lots are within Groundshaking Zone IV. Any homes constructed will be required to meet current seismic standards of construction to reduce, or mitigate to the extent feasible, the risk of structural collapse. The land is generally suitable for the proposed project Sources: Southland Geotechnical 1996:11). The primary seismic hazard at the project site is strong groundshaking from earthquakes along the San Andreas and San Jacinto Faults as discussed in Section 3.4 of the geotechnical report submitted f9r the project Source: Southland Geotechnical 1996:8). C. Would the project result in or expose people to poteutial impacts involving seismicity: ground failure or liquefactiom? Less than Significant pact. The proposed subdivision is not in an area that is anticipated to be subject to ground failure hazards from earthquake or other events. The La Quinta General Plan indicates that the project site is not wihin a recognized liquefaction hazard area. The majority of the City has a very low liquefaction susceptibillty due to the fact that ground water levels are generally at least 100 feet below the ground surface Source: La Quinta MEA; Riverside County Comprehensive General Plan). Liquefaction is not considered a potential hazard at the site since the groundwater is believed to be deeper than 50 feet the minimum depth that liquefaction is known to occur) Source: Southland Geotechnical 1996:8). 10 BIB] 09-01-1998-U01 03:50:28PM-U01 ADMIN-U01 CCRES-U02 97-U02 18-U02 ^!N3/ D. Would the project result in or expose people to potential impacts involving seismicity: seiche, tsunami or volcanic hazard? No Impact. The City is located in an inland valley, away from the Pacific Ocean, and would not be subjected to a tsunami* Lake Cahuilla, a man-made reservoir located in the southeast portion of the City, might experience some moderate wave activity as a result of an earthquake and groundshaking. However, the lake is not anticipated to affect this project in the event of a levee failure or seiche because it is several miles south of the project site Source: La Quinta MEA; La Quinta USGS 7.5' Quad Map; Southland Geotechnical 1996:8). E. Would the project result in or expose people to potential impacts involving landslides or mudflows? No Impact. The terrain within and surrounding the project site is that of rolling sand dunes and gently sloping flat areas. The parcel is approximately one mile north of the closest mountains, and would not be subjected to any danger from landslides, rockfall, or mudslides. The general area of the project site is protected from flood waters by the Coachella Valley Whitewater River) Stonnwater Channel that is located approximately one mile south of the project Source: La Quinta MEA; La Quinta USGS 7.5' Quad Map). The geotechnical report prepared for the project states that the hazard of landsliding is F. Would the project result in or expose people to potential impacts involving erosion, changes in topography or unstable soil conditions from excavation, grading, or fill? Less Than significant Impact. The soils on the project site and geotechnical studies done in the vicinity ofthe project site show that the area is underlain by alluvial deposits of Pleistocene age. The soils on the site consists of Myoma Fine Sand MaD). This soil type is commonly found on alluvial f*ns and dunes. The MaD soil type is found on 5 to 15% slopes in dune environments as well as alluvial fans. Runoff is slow and the erosion hazard is slight. The hazard of blow sand is high. This soil type is acceptable for homesites, recreation, and agriculture. The taxonomic class for this soil is mixed hypertherrnic Typic Torrispaments. The MaD type is calcareous Source: U.S.D.A. Soil Conservation Soil Survey of Riverside County, California Coachella Valley Area; Soils Study for Parcel Map 27131). Approximately 200,000 cubic yards of mass grading involving cuts as deep as 8 feet and fills as high as Ii feet are projected for the project Sources: Southland Geotechnical 1996: 15).Compliance with approved grading plans and geotechnical studies for the project will ensure structural integrity of development on the site. Such compliance will be a condition of approval for the project. 11 BIB] 09-01-1998-U01 03:50:28PM-U01 ADMIN-U01 CCRES-U02 97-U02 18-U02 ^!N3/The geotechnical report for the project indicates that the soils on the project site are subject to hydroconsolidation. In arid regions, granular soils have a potential to collapse upon wetting. Development of building foundations should include provisions for mitigating the hydroconsolidation caused by soil saturation from landscape irrigation or broken utility lines. This is commonly accomplished by overexcavation and recompaction of a zone beneath building pads Source: Southland Geotechnical 1996:14). G. Would the project result in or expose people to potential impacts involving subsidence of the land? less Than Significant hnpact. The project site is not located in an area designated for subsidence hazards. Dynamic settlement results in geologically seismic areas where poorly consolidated soils mix with perched groundwater causing dramatic decreases in the elevation of the ground Source: La Quinta MEA). See discussion above concerning hydro consolidation. H. Would the project result in or expose people to potential impacts involving expansive soils? Less Than Significant Impact. The underlying soils on the parcels have a low potential for expansion, thus fi*ture construction is not expected to be subject to problems from soil expansion. The City requires compliance with the Uniform Building Code and the recommendations of a soils investigation report prior to issuance of building and grading permits Sources: U. S.D.* Soil Conservation Service Soil Survey of Riverside County, California Coachella Valley Area). I. Would the project result in or expose people to potential impacts involving unique geologic or physical features? No in pact. The Coral Reef Mountains and the Santa Rosa Mountains represent unique geologic features in the La Quinta area. These unique features are not located near the project site and will not be affected by the proposed project Sources: USGS La Quinta 7.5' Quad Map; Site Survey). 3.4 WATER Regional Environmental Setting Groundwater resources in the La Quinta area consist of a system of large aquifers porous layers of rock material containing water) and groundwater basins separated by bedrock or layers of soil that trap or retain groundwater. La Quinta is located above the Coachella Valley Groundwater Basin which is the major water supply for the potable water needs of the Citv as well as a significant supply for the City's nonpotable irrigation needs. Water is puinped from the underground aquifer via domestic water wells in the City operated and administered by the Coachella Valley Water District CVWD). 12 BIB] 09-01-1998-U01 03:50:28PM-U01 ADMIN-U01 CCRES-U02 97-U02 18-U02 ^!N3/ La Quinta is located primarily in the lower Thermal Subarea of the groundwater basin. The Thermal Subarea is separated into the upper and lower valley sub-basins near Point liappy, located southwest of the intersection of Washington Street and State Highway Ill. CVWD estimates that approximately 19.4 million acre feet of water is stored within the Thermal Subarea which is available for use. Water pumped from the aquifer is treated and distributed to users. through the existing *otable) water distribution systeIlL Water is also pumped for inigation purposes to water golf courses and the remaining agricultural uses in the City. Water supplies are augmented with surface water from the Colorado River transported via the Coacheila CanaL The quality of water in the La Quinta area is highly suitable for domestic purposes. However, chemicals associated with agricultural production in nearby areas and the use of septic tanks in the Cove area affect groundwater quality. Groundwater is of marginal to poor quality at depths of less than 200 feet. Below 200 feet, water quality is generally good and water depths of 400 to 600 feet are considered excellent. Percolation from the tributaries of the Whitewater River flowing into La Quinta from the Santa Rosa Mountains provide a natural source of groundwater replenishment. Artificial recharging of groundwater will be a requirement in the near filture. Surf*ce water in La Quinta is comprisl of Colorado River water supplied via the Coachella Canal and stored in the Lake Cahuilla reservoir; lakes in private developments which are comprised of *:anal water and/or untreated groundwater; and the Whitewater River and its tributari' *lie watersheds in La Quinta are subject to intense storms of short duration which r*siiit in substantial runoff The steep gradient of the Santa Rosa Mountains accelerates the runoff flowing in the intermittent streams that drain the mountain watersheds. One of the primary sources of surfiice water pollution is erosion and sedimentation from development construction and operation activities. Without controls, total dissolved solids UDS) can increase significantly from the development activities. The Clean Water Act requires all communities to conform to standards regulating the quality of water discharged into streams, including stormwater runoff The National Pollutant Discharge Elimination Systei* NPDES) has been implemented as a two-part permitting process, for which the City of La Quinta is participating. Local Environmental Setling The project site does not have any natural standing water. Lake Cahuilla, a man-made reservoir is located approximately four miles to the southeast. The Whitewater. River channel is located 3/4 mile to the south of the parcels, but is dry except during seasonal storms. The City has limited areas which are subject to storm water flow or flooding. Flood prone areas are designated with a specific zoning district Watercourse, Watershed and 13 BIB] 09-01-1998-U01 03:50:28PM-U01 ADMIN-U01 CCRES-U02 97-U02 18-U02 ^!N3/Conservation Areas: W- 1). The intent of the zoning district is to allow development in flood prone areas based upon the submittal of a drainage and stormwater control plan. The City also implements flood hazard regulations for development within flood prone areas. A Preliminary Drainage Study was prepared for the project site, in September 1996, by Warner Engineering. The report describes the property as falling from the southwest corner app roximately thttty feet to the northeast corner of the property. The onsite sand dunes create local depressions throughout the site. It appears that very little, is any flows would leave the site during a design storm. The proposed developments will be designed to retam one-hundred percent of the design storm on-site. The project site will be protected from off-site flow on the south by Fred Waring Drive, on the east by an existing concrete block garden wall Tract 23773). The west boundary will ultimately be protected when Palm Royale Drive is constructed. In the meantime temporary retention areas will be developed off-site to protect the west boundary from off-site flows Source:Warner 1996:2). The hydrology study modeled the 100-year, I-hour, 3-hour, 6-hour, and 2*hour storms to determine which storm will generate the greatest storm volume. The results will be utilized to determine the size of the off-site retention basin. It was determined that historic flows are retained onsite, thus the proposed development must retain all of the flows onsite. The model determined that the one-hour storm will generate the largest flood volume. The proposed retention basin will be located at the north east corner of the Tract and be sized to accommodate 310,000 cubic feet of water while maintaining two-feet of free board. A weir will be provided for emergency overflow purposes. The design of the weir will maintain the natural drainage course. The bottom of the retention basin will be at 92 feet, the weir will be at an elevation of 100 feet. The water surface elevation at the design storm will be at approximately 99.5 feet making the water depth 7.5 feet Source:Warner 1996:3). A.. Would the project result in changes in absorption rates, drainage patterns, or the rate and amount of surface runoff? Less Than Significant Impact. An approved drainage plan will be required based upon the recommendations and restllts of the Drainage study prepared by Warner Engineering, September 1996. Approval of this plan will be required prior to approval of the tract. There will be changes in absorption rates, but not drainage patterns or surface runoff The absorption rate will be altered by the paving of streets, building of homes, and landscaping of yards and landscape lots. The traditional historical drainage pattern will be maintained as is required by the City. Retention basins and other facilities will catch and hold the surface storm water runoff on-site. 14 BIB] 09-01-1998-U01 03:50:28PM-U01 ADMIN-U01 CCRES-U02 97-U02 18-U02 ^!N3/ B. Would the project result ili exposure of people or property to water-related hazards such as flooding? Less Than Significant Impact. The project site is not within a designated flood hazard area. There are no existing on-site flood control or drainage facilities on the property. However, the proposed development will be required to submit a final drainage plan which will include a retention basin and drainage improvements onsite as required by the City's Subdivision Ordinance. C. Would the project result in discharge into surface waters or other alteration of surface water quality e.g. temperature, dissolved oxygen or turbidity)? Less Than Significant Impact. Runoff from the project site will be required to be directed into retention basins temporary or perananent) and be controlled by drainage facilities. There are no existing bodies of surface water on or adjacent to the project site Source: Site Survey). D. Would the project result in changes in the amount of surface water in any water body? No Impact. There are no bodies of surface water on the subject parcel. Although an increase in runoff volume will occur with development, this increase is not expected to imp act surface water. The size of the project represents only a small percentage of the drainage tributary area for the City Source: Site Survey). E. Would the project result in changes in currents, or the course or direction of water movements? No Impact. The City of La Quint a does not have any substantial natural bodies of water or rivers. There are many smllll man-made lakes and ponds on golf courses within the City. Some agricultural reservoirs are stin in use as well. The La Quinta Evacuation Channel is a man-made storinwater channel that is usually dry except for runoff from seasonal storms. The fliture development of the project site with the proposed land use designations will not affect any existing drainage corridor Source: Site Survey; La Quinta MEA). F. Would the project result in changes in quantity of ground waters, either through direct additions or withdrawal, or through interception of an aquifer by cuts or by excavations? Less Than Significant Impact. Water supply in the City is derived from groundwater and supplementary water brought in from the Colorado River. The proposed development of the project site will consist of single family uiiits. Potable water to setvice this development will most likely come from groundwater wells in the near vicinny. A well site lot is proposed at the southwest corner of proposed Tentative Tract 28458, that will 15 BIB] 09-01-1998-U01 03:50:28PM-U01 ADMIN-U01 CCRES-U02 97-U02 18-U02 ^!N3/service both tracts. The Planning Standard for residential water consumption is 315 GaVDU/Day. The daily water consumption for this project would be 116 units x 315 Gal/DUIDay 36,540 Gallons Sources: La Quinta MEA; Application Materials). G. Would the project result in altered direction or rate of flow of groundwater? Less Than Significant Inpact. The proposed subdivision will not have a significant effect on groundwater wells. There will be a cumulative effect. It is not anticipated that there will be any alteration to the direction or rate of flow of the groundwater supply. No deep cuts are proposed with this project that would reach the depth of the groundwater. A CVWD well site is proposed. It is assumed that a water well would be drilled in the near fliture to service these two projects, as the subdivisions are interdependent in terms of the circulation systeIlL The proposed well would reach a depth of potable water which would impact the local groundwater rate of flow and possibly direction. However, the management of the well will be by a public agency responsible for regional water needs Source: Vesting Tentative Tract 28458). R. Would the project result in impacts to groundwater quality? Less Than Significant linpact. Future development of the project site will include concrete and asphah pavement of portions of the site. This pavement will reduce the absorption ability of the ground. Storm water runoff will be discharged into an on-site basin, subject to approval by the Public Works Director. Following a heavy ra*n, contaminates could be transported into the basin or into the nearby storm drains that could contribute to groundwater and/or surface water pollution. However, this potential impact is anticipated to be less than significant. 3.5 AIR QUALr['Y Regional Environmnial Setting The Coachella Valley is under the jurisdiction of the South Coast Air Quatity Management District SCAQMD), and in particular, the Southeast Desert Air Basin SEDAB) division. SEDAB has a disiuctly different air poihition problem than the South Coast Air Basin SCAB).A discussion of the jurisdictional organization and requirements is found in the La Quinta MEk The air quality in Southern California region has historically been poor due to the topography, china tologiCal inluences, ai*d urbazization. State and federal clean air standards established by the California Air Resources Board and the U. S. Environmental Protection Agency EPA) are often exceeded. The SCAQMD is a regional agency charged with the regulation of pollutant emissions and the maintenance of local air quality standards. The SCAQMD sarnples air at over 32 monitoring station in and around the Basin. According to the 1989 South Coast Air Quality Management Plan, SEDAB experiences poor air quality, but of a lesser extent than the SCAB. Currently, the SEDAB 16 BIB] 09-01-1998-U01 03:50:28PM-U01 ADMIN-U01 CCRES-U02 97-U02 18-U02 ^!N3/ does not meet federal standards for ozone, carbon monoxide, or particulate matter PM- 10). Iii the Coachella Valley, the standard for PM- 10 is frequently exceeded. PM- 10 is a particulate matter 10 microns or less in diameter that becomes suspended in the air due to winds, grading activity,. and by vehicles traveling on unpaved roads, among other causes. Local Environmental Seuing The City of La Quinta is located in the Coachella Valley, which has an arid climate, characterized by hot summers, niild winters, infrequent and low annual rainfall, and low humidity. Variations in rainfall, temperatures, and localized winds occur throughout the valley due to the presence of the sun:o*ding mountains. Air quality conditions are closely tied to the prevailing winds of the region. The City of La Quinta is subject to the SCAQMD AQMP, a plan which describes measures to bring the SCAB into compliance with federal and state air quality standards and to meet California Clean Air Act requirements. The General Plan for the City contains an Air Quality Element outhning mitigation measures as required by the Regional AQMP. The City is located within Source Receptor Area SRA) 30, which includes two air quality monitoring stations, one located in the City of Palm Springs, and the other in the City of lndio. The lndio station monitors conditions which are most representative of the La Quinta area. The station has been collecting data for ozone and particulates since 1983. The Palm Springs station monitors carbon monoxide in addition to ozone and particulate and has been in operation since 1985. A. Would the project violate any air standard or contribute to an existing or projected air quality violation? Potentially Significant Unless Mitigated. An air quality study was prepared by Michael Branciman and Associates. The report concluded that the proposed tract would produce temporary emissions during the construction of the single family homes, retention basin, and well. Emissions produced during construction would vary daily depending on the type of act*ty. Emissions would be generated during grading, framebuilding and other construction activities associated with developing the project. Air pollutant enissions would be created by grading activities, but site grading would result in a less-than- sigmficant" air quality impacts. However, general construction activities would generate sigruficant air quality impacts, which may or may not be mitigated Source: Michael Brandman and Associates 1996:7). Implementation of the ptoposed project would result in long-term direct and indirect air pollutant emissions. Direct emissions would be generated by the use of motor vehicles and natural gas appliances. Indirect emissions would be generated during the use of electricity. No wood burning emissions would be generated by the proposed project. Emissions from motor vehicle operation are anticipated to result in the greatest long-term air quality impact associated with development of the proposed project. The report concludes that the significance thresholds would not be exceeded for ROC, CO, PM- 10, and SO. This 17 BIB] 09-01-1998-U01 03:50:28PM-U01 ADMIN-U01 CCRES-U02 97-U02 18-U02 ^!N3/imp act is considered to be less than significant. The proposed project would not contribute to cumulatively significant air quality impacts. The report offered the following construction emission mitigation measures: l* Configure construction parking to minimize traffic interference. 2. Provide temporary traffic control during busy construction periods to improve traffic flow. 3. Schedule construction activities that affect traffic flow to off-peak hours. 4. Suspend use of all construction equipment operations during second stage smog alerts. 5. Prevent construction trucks from idling longer than two minutes. 6. All construction equipment shall be maintained to prevent visi1,le soot from reducing light transmission through the exhaust stack exi* by more than 20 percent for more than 3 minutes per hour and use low-suiflir fliel as required by SCAQMD regulation. Implementation of the above mitigation measures would reduce construction Nox emissions. However, the construction-related Nox emsssions would continue to exceed SCAQMD thresholds despite mitigation. Therefore, construction emissions of Nox would be considered significant and unavoidable Source: Michael Brandman and Ass**ciates 1996:10). B. Would the project e*pose sensidve receptors to pollutants? Less Than Significant Impact. Sensitive receptors include schools, day care centers, parks and recreation centers, medical *cihties, rest homes, and other land uses that include concentration of individuals recognized as exhi*biting particular sensitivv:y to air pollution. The adjacent land uses consist of residential and golf development to the south, residential development to the east, vacant residential and commercial to the west, and vacant and residential to the north. The closest schools located to the proposed project are the La Quinta High School 1.5 miles southeast), and Gerald Ford Elementary School 1 mile west). The closest existing park is the Palm Royale Park located to the southeast. There are two preschooYday care centers located to the north along Washlngton Street, in the Bermuda Dunes area. There is also a medical clinic located on the east side of Washington Street, adjacent to Parcel Map 27131, of which the project is a part. The air quality report prepared for this project states, that the Ambient Air Quality Standards AAQS) are designed to protect that segment of the public most susceptible to respiratory distress or infection, referred to as *`sensitive receptors." Sources: Michael Brandman and Associates 1996:2; La Quinta General Plan; Site Survey). C. Would the project alter air movements, moisture, temperature, or cause any change in climate? *s Than Significant Impact. The proposed project is not anticipated to result in any significant impact upon this issue area. All proposed homes will be required to meet height 18 BIB] 09-01-1998-U01 03:50:28PM-U01 ADMIN-U01 CCRES-U02 97-U02 18-U02 ^!N3/and setback requirements of the RL District. Two-story units may be approved for construction. Moisture content may increase as yards are planted and irrigated. Swimniing pools would add to the moisture index of the area. There are no sigufficant climatic changes anticipated with the fliture development of the parcels. D. Would the project create objectionable odors? No Impact. The proposed subdivision and development of this project win not result in development which may create objectionable odors, such as waste hauling or chemical products. Vehicles traveling on nearby streets generate gaseous and particular emissions that may be noticeable on the project site. However, these would be short-term odors that will dissipate quickly Source: Site Survey). 3.6 ThANSPORT*ONlCIRCIJLATION Regional Environmental Sefting La Quinta is a desert community of over 18,000 permanent residents. The City is 31.18 square miles in size, with substantial room for development. The existing circulation system is a combination of early roadwork constructed by Riverside County and new roadways since incorporation of the City in 1982. Key roadways include State Highway Ill, Washington Street, Jefferson Street, Fred Waring Drive, and Miles Avenue. Traffic volumes in La Quinta experience considerable seasonal variation, with the late- winter, early spring months representing the peak tourist season and highest traffic volumes. There is a relatively low incidence of automobile accidents at the intersection of Washington Street and Fred Waring Drive. According to the City Engineering Department, a few accidents have occurred now that street widening work has been done in I 996(Source: Traffic Collision Data, City of La Quinta). Existing transit service in La Quinta is limited to three regional fixed bus routes operated by Sunline Transit Agency. One bus route along Washington Street connects the Cove and Village areas with the cot:r*u::uty of Palm Desert to the west. Two lines operate along Highway 111 serving trips between La Quinta and other communities in the desert. There are only a few exist::ng pedestrian, bicycle and equestrian facilities in La Quinta, however, these systems will be expanded as the City grows. This is a Class H Bike way designation sharing an 8-foot wide sidewalk. These facilities both existing and filture, are designted in the La Quinta General Plan. Local Environmental Setting The subject project site is located near the signalized intersection of Washington Street and Fred Waring Drive. Both streets are classified as Major Arterlals with 120 foot Rights-of-Way. Fred Waring Drive is presendy a three lane road along the southern 19 BIB] 09-01-1998-U01 03:50:28PM-U01 ADMIN-U01 CCRES-U02 97-U02 18-U02 ^!N3/boundary of the project site. It is designated as a Class II bikeway corridor and a primary image corridor. The intersection of the two streets is designated as a gateway into the City with special policies concerning design treatment for development. The La Quinta General Plan gives design standards for the various street classifications. According to the standards for major arterials, the projected buildout traffic volume for Washington Street and Fred Waring Drive, at the subject property will exceed the volume range. It is projected that Washington Street will experience a traffic volume of 62,700 north of Fred Warin8 Drive, at buildout, will experience a traffic volume of 50,600 vehicles cast to Adams Street, providing a Level Of Service E. Level of Service LOS) has unstable flow with poor progression and frequent cycle fiiilures. This is considered the limit of acceptable delay. LOS F has oversaturation with arrival flow rates exceeding the capacity of the intersection and is considered unacceptable to most drivers. A more detailed explanation of buildout traffic conditions and levels of service is found in the La Quinta General Plan. The current average daily traffic flows for Washington Street, north of Fred Waring Drive are 23,000, and 18,700 south of Fred Waring Drive. For Fred Waring Drive, the existing traffic volume is 5,200 east of Washington Street and Fred Waring Drive is designated as under capacity as of 1991 La Quinta General Plan). The 1995 Coachella Valley Association of Governments CVAG) Traffic Census Report, prepared by Newport Traffic Studies, states that Washington Street, north of Fred Waring, has a volume of 23,610 in the winter. The 2-way 2*hour volume was 23,126, the AM Peak volume was 1,606, and the PM Peak volume was 1,838. A. Would the project result in increased vehicle trips or traffic congestion? Potentially Significant IJuless Mitigated. Potential development of the project site is forecasted to generate approximately 1,109 daily vehicle trips from the 116 single family lots. B. Would the project result in hazards to safety from design features e.g. sharp curves or dangerous Intersections) or incompatible uses e.g. farm equipment)? Less Than Significant Impact. There are no identified hazards from design features in the existtng roadways or the proposed circulation system. Automobile and motorcycle traffic are the only types of vehicles that typically use residential streets. C. Would the project result in inadequate emergency access to nearby uses? No Impact. Future development ofthe project site would not be permitted to obstruct emergency access to surrounding land uses. Review of development plans by the Fire Department and the Sheriff's Department did not identif* any problems with this issue. 20 BIB] 09-01-1998-U01 03:50:28PM-U01 ADMIN-U01 CCRES-U02 97-U02 18-U02 ^!N3 / D. Would the project result in insufficient parking capacity on-site or off-site? Less Than Significant Impact. Parking will be provided for each housing unit as required by the Zoning Ordinance. On-street parking will also be available for residents or guests Source: La Quinta Zoning Ordinance; La Quinta Subdivision Ordinance; Application Materials). E. Would the project result in hazards or barriers for pedestrian or bicyclists? Less Than Significant Impact. The south side of Fred Waring Drive and the east side of Washington Street are designated bikeway corridors. It is anticipated that hazards to bicyclists and pedestrians will not be increased as a result of the proposed development Source: La Quinta General Plan). F. Would the project result in conflicts with adopted policies supporting alternauve transportation e.g. bus turnouts, bicycle racks)? No Impact. The zoning ordinance does not require bicycle racks for residential projects. The proposed project will be reviewed by the Sunline Transit Agency for needed bus turnouts Source: La Quinta Zoning Ordinance). G. Would the project result in rail, waterborne or air traffic impacts? No Impacts. There is no rail service in the City of La Quinta. The closest rail line is app roxilately two miles to the north of the project site. There are no navigable rivers or waterways, or air travel lanes or airports within the City. Thus, there will be no linpacts upon these issues. The closest airport is the Bermuda Dunes Airport, a srnall private facility located just south of Interstate 10, approximately two miles north of the project site. The runways are oriented northwest-southeast and do not require that a plane fly over the project site in order to tak*off or land Sources: La Quinta MEA; USGS La Quinta 7.5' Quad Map; Site Survey). 3.7 BIOLOGICAL RESOURCES Regional Environmental Seuing The City of La Quinta lies within the Colorado Desert regional environment. Two ecosystems are found within the City, the Sonoran Desert Scrub and the Desert Transition. The disturbed environments within the City are classified as either urban or agricultural. A detailed discussion of these ecosystems is found in the La Oninta Master Environmental Assessment 1992). 21 BIB] 09-01-1998-U01 03:50:28PM-U01 ADMIN-U01 CCRES-U02 97-U02 18-U02 ^!N3!/Local Environmenial Seuing The project site is located in the Sonoran Desert Scrub ecosyste* Typically, undeveloped land within this ecosystem is rich in biological resources and habitat. The Sonoran Desert Scrub is the most typical environment found in the Coachella Valley. t is generally categorized as containing plants which have the ability to economize water uses, go dormant during periods of drought, or both. Cacti are very common in these areas due to their ability to store water. Other plants root deeply and draw upon water from considerable depths. The variations of desert vegetation result from differences in the availability of water. The most dense and lush vegetation in the desert is found where groundwater is most plentiflil. The Sonoran Scrub areas are considered habitat for a number of small mammals. These annnals escape the summer heat through their nocturnal and br burrowing tendencies. Squirrels, mice and rats are all common rodent species in this environment. The black- tailed hare is a typical mammaL Predator species include kit fox, coyote, and mountain lion in the higher elevations. The largest mammal species found in this area is the Peninsular Bighorn sheep which is found at the higher elevations of the Santa Rosa and San Jacinto Mountain ranges. Birds and amphibiansireptiles can also be found in the Sonoran Scrub area. The project site is vacant, with a sparse scattering of scrub growth. The La Quinta General Plan identifies the property as being within the habitat of the Fringe-toed Liaard and the Flat-tailed Homed Lizard. Mitigation for the endangered Fringe-toed Lizard is payment of a fee for the disruption of habitat. There is no prescribed gation for the Flat-tailed Homed Liaard. This lizard is a candidate for federal endangered listing and a Species of Special Concern for the California Department of Frsli and Game. The California Natural Diversity Data Base has one recorded sighting of the lizard near the La Quinta Little League Field. This species primarily feeds on ants. The species prefers the dunes habitat and is capable of running quickly on loose sand; it hides by burying itself Sources: Site Survey; La Quinta MEA). A. Would the project result in impacts to endangered, threatened or rare species or thefr habitats including but not limited to plants, fish, insects, animals, and bfrds)'. Potendally Significant Unless Mitigated. A biological survey was conducted on the project site in October 1996, by Circle Mountain Biological Consultants. Although the report identified 11 plants, 1 plant community, 2 invertebrates, 6 reptiles, 7 birds, and 3 mammals in the project area that are considered rare by state and/or federal resource agencies, only loggerhead *11ike was observed during the survey. No threatened or endangered species are expected to be directly impacted by the proposed project. The. report states that **ien the relatively smali size of the site, its current degradation, and its isolation from undeveloped lands from which species could innnt*grate impacts to 22 BIB] 09-01-1998-U01 03:50:28PM-U01 ADMIN-U01 CCRES-U02 97-U02 18-U02 ^!N3"/ common and uncommon species are considered not signiiicant.. Cumulative impacts of the proposed project are also considered not significant." The project site is within the mitigation fee area for the Coachella Valley Fringe-toed Lizard Habitat Conservatio* Plan. The applicant will be required to pay the current fee of $600 per acre of disturbed land prior to issuance of a grading or building permit. This fee is used to purchase and manage lands north of Interstate 10 that have been identified as critical to the continued existence of the Fringe-toed lizards. Dune-adapted species, including Coachella Valley Milk-vetch, Sand-Treader cricket, Jerusalem cricket, and Palm Springs ground squirrel also occur in these conservation areas and will be directly benefited by the mitigation fees. No other mitigation measures are recommended by the biology report. H. Would the project result in impacts to locally designated species e.g. heritage trees)? No nipact. There are no locally designated biological resources within the City of La Quinta. All significant biological resources are designated by the California Department of Fish and Game or the U.S. Fish and Wildlife Service Source: La Quinta MEA). C. Would the project result in impacts to locally designated natural communities e.g. oak forest, coastal habitat, etc.)? No Impact. There are no locally designated natural communities found in or near the project site. Some of the surrounding parcels are developed with homes, a golf course, or roadways. The parcels have been disturbed by off-road vehicles and farming activities to the extent that there are no existing or relic plant communities left Source: La Quinta MEA: Site Survey; Circle Mountain Biological Consultants 1996). D. Would the project result in impacts to wetland habitat e.g. marsh, riparian, and vernal pool)? No Impact. There are no natural wetlands, naarshes, riparian communilies, or vernal pools on the project site or nearby. It is possible that during the last stand of the ancient Lake Cahuilla, the project site might have been wftiin a marsh commimity along the lakeshore. However, the lake dried approximately 500 years ago. The project site has become covered by aeolian sands since the prehistoric lake dried Sources: Site Survey; Circle Mountain Biological Consultants 1996; La Quinta MEA; Draft Historic Context Statement for City of La Quinta). E. Would the project result in impacts to wildlife dispersal or migration corridors? Less Than Signiflcant Impact. The biology report prepared for this project stated that the project site was surrounded by developed parcels which had effectively cut off 23 BIB] 09-01-1998-U01 03:50:28PM-U01 ADMIN-U01 CCRES-U02 97-U02 18-U02 ^!N3#/migration corridors to and from the project site. Since corridors no longer exist for the project area, there is no significant impact on this issue Source: Circle Mountain Biological Consultants 1996; La Quinta MEA; Site Survey). 3.8 ENERGY AND MINERAL RESOURCES Regional Environmental Setting The City of La Quinta contains both areas of insignificant and significant Mineral Aggregate Resource Areas SMARA), as designated by the State Department of Conservation. There are no known oil resources in the City. Major energy resources used in La Quinta come from the Imperial irrigation District 1)), Southern California Gas Company, and various gasoline companies. Local Environmental Setting There are no oil wells or other fliel or energy producing facilities or resources on or near the project site. While the project site is undeveloped, there is no significant resource to be mined, such as rock or gravel. The project site is located within MRZ- 1, a designation for those areas where adequate information indicates that no significant mineral despots are present or where it is judged that little likelihood exists for their presence Source: La Quinta MEA; Site Survey). A. Would the project conflict with adopted energy conservation plans? No Impact. The City of La Quinta does not have an adopted energy plan. However, the City does have a Transportation Demand Management ordinance in place that focuses on the conservation of fliel and travel to large commercial centers. The Housing Element contains requirements for efficiency in housing construction and materials, thus reducing energy consumption. Future development will be required to meet Tide 24 energy requirements. B. Would the project use non-renewable resources in a wasteful and inefficient manner? Less Than Significant Impact. Natural resources that may be used by this proposed project include air, mineral, water, sand and gravel, timber, energy, and other resources needed for construction and operation. Title 24 requirements shall be complied with for energy conservation. Any landscaping will also be required to comply with the City's landscape water conservation ordinance as well as the requirements of the Coachella Valley Water District Source: La Quinta MEA; Water Conservation Ordinance; Coachella Valley Water District). 24 BIB] 09-01-1998-U01 03:50:28PM-U01 ADMIN-U01 CCRES-U02 97-U02 18-U02 ^!N3$/3.9 RISK OF UPSETIII'JN* HEATH Regional Environmental Setting Recent growth pressure has dramatically increased the City's exposure to hazardous materials. Such exposure to toxic materials can occur through the air, in drinking water, in food, in drugs and cosmetics, and in the work place. Although large scale, hazardous waste generating employment is not yet present in the City of La Quinta, the existence of chemicals utilized in dry cleaning operations, agricultural operations, restaurant kitchen cleaning, landscape irrigation and exposure to large scale electrical facilities may pose significant threats to various sectors of the population. Currently, there are no hazardous disposal waste sites located in Riverside County, although transportation of such material out o* and around, La Quinta takes place. Local Environmental Setting in order to comply with AB 2948-Hazardous Waste Management Plans and Facility Siting Procedures, the City of La Quinta adopted Ordinance 184 consisting of a Hazardous Waste Management Plan. The project site has not been used for any type of manuf*cturing or industry, and there has not been any known dumping of hazardous substances on the property Sources: Site Survey; Aerial Photos). A. Would the project involve a risk of accidental eiplosion or release of hazardous substances including not limited to oil, pesticides, chemical, or radiation)? Less Than Significant Impact. There is a minimal risk of exposure from swiwming pool chemicals and pesticides that may be used by residents of the filture homes within the project. No other risks area anticipated by the land division or filture homes. B. Would the project involve possible interference with an emergency response plan or emergency evacuation plan? No Impact. Construction activities will be confined to the project site, except for minimal off- site work as is necessary for project roadways, curbs, and gutters. These activities will not be pennitted to interfere with emergency responses to the site or surrounding areas nor will it obstruct emergency evacuation of the area. Needed measures to divert and control traffic shall be implemented whenever required Source: Site Plan). C. Would the project involve the creation of any health hazard or potential health hazards? No Impact. There are no anticipated health hazards associated with the proposed project Source: Site Plan). 25 BIB] 09-01-1998-U01 03:50:28PM-U01 ADMIN-U01 CCRES-U02 97-U02 18-U02 ^!N3%/D. Would the project involve exposure of people to existing sources of potential health hazards? No Impact. There are no existing identifiable health hazards on the project site. The proposed development is not expected to create any health hazards. Future development will be required to conform to zoning standards and all applicable health and safety codes. 3.10 NOISE Regional Environmental Seuing Noise levels in the City are created by a variety of sources in an near the City boundaries. The major sources of noise include vehicles on City streets and Highway 111, and temporary constmction noise. The ambient noise levels are dominated by vehicular noise along the highway and major arterial roadways. Local Environmental Sening The ambient noise level at the project site is dominated by vehicle traffic noise from Washington Street and Fred Waring Drive. Residential areas are considered nois* sensitive land uses, especially during the nighuime hours. The nearest residential use is located adjacent to the east, north, and across Fred Waring Drive, south of the project site. The State Building Code requires that interior noise level in buildings do not exceed CNEL 45. The Gneral Plan of the City of La Quinta requires that exterior noise levels do not exceed CNEL 60 Sources: Site Survey; Davy & Associates 1996:5). A. Would the project result in increases in existing noise levels? Potentially Signifleant Unless Mitigated. An acoustical study was prepared by Davy & Associates, Inc. The reports state that noise levels are dominated by vehicular traffic on Fred Waring Drive. No other significant sources of noise were noted during their site visit Davy & Associates, Inc. 1996a, b). There were no recommendations offered in the Ocotber report to mitigate vehicle noise. Staff has requested that such recommendations be made to supplement the report. The report did state that the an**ient noise level 58 feet north of the center line of Fred Waring Drive, 1,320 feet east of Washington Street, was measured at 68.7 dBA during Peak Hour LEQ and at 70.7 CIBA CNEL Source: Davy & Associates, Inc. 1996a:4). The November report analyzed exterior noise levels for lots immediately adjacent to Fred Waring Drive. These lots will exceed exterio or interior CNEL 60 with a 6-foot high solid wall along the south property line. if the south property line wail is increased to 8 feet, noise levels for all first floor elevations will be less than CNEL 60 as required by the City's General Plan. The report recommends that upgraded glazing in all windows and glass doors facing south and east to STC 32 glazing Source: Davy & Associates 1996b:7). 26 BIB] 09-01-1998-U01 03:50:28PM-U01 ADMIN-U01 CCRES-U02 97-U02 18-U02 ^!N3&/ B. Would the project result in exposure of people to severe noise levels? Less Than Significant Impact. The La Quinta General Plan regulates excessive noise and vibration in the City by establishing allowable noise levels for various land uses. Residential land uses should have a maximum exterior noise level of up to 60 CNEL. if the ambient noise level is higher than this standard, then it will serve as the standard. The existing CNEL along Washington Street and Fred Waring Drive corridors adjacent to the project site is 60+ dBA. The interior of the parcel is between 50 and 60 dBA Source: La Quinta MEA). The proposed development will result in short-term impacts associated wtth construction activities. During construction, heavy machinery will be capable of generating periodic peak noise levels ranging from 70 to 95 *A at a distance of 50 feet from the source. These high noise levels are short in duration and temporary with the construction phases of the project. Such high noise levels are not anticipated nor permitted after construction, or during the *`operau.on" of the development Source: La Quinta General Plan). 3.11 PUBLIC SERVICES Regional Environmental Seuing Law enforcement services are provided to the City through a contract with the Riverside County Sheriff's Department. The Sheriff's Department extends service to the City from existing flicilities located in the City of Indio. There is a small substation located within City Hall. The Department utilizes a planning standard of 1.5 deputies per 1,000 population to forecast additional public safety personnel requirements in La Quinta at buildout. Based on this standard, the City should have a police force of 25.5 officers, but is currently underserved. Fire protection service is provided to the City by Riverside County Fire Department through a contractual arrangement. The Fire Department administers two stations in the City; Station #32 on Frances Hack Lane, west of Washington Street, and Station #70, at the intersection of Madison Street and Avenue 54. The Fire Department is also responsible for building and business inspections, plan review, and construction inspections. Based upon a planning standard of one paid firefighter per 1,000 population, the City is currently underserved. The Fire Department has indicated that a need exists for a third fire station in the northern part of the City between Washington Street and Jefferson Street. Structural fires and fires from other man-made features are the most si*cant fire threats to the City. Hillside and brush fires are nnmi:nal as the hillside areas are barren and scattered brush on the valley floor is too sparse to pose a serious fire threat. Both the Desert Sands Unified School District and the Coacheila Valley Unified School District serve the City. There is one elementary school, one middle school, and one high 27 BIB] 09-01-1998-U01 03:50:28PM-U01 ADMIN-U01 CCRES-U02 97-U02 18-U02 ^!N3'/school within the City. Another elementary school is under construction within the City. The City is also within the College of the Desert Community College District. Library services are provided by the Riverside County Library System with a branch library located in the Village area of the City. The existing facility opened in 1988 and unadopted planning standards of 0.5 square feet per capita and 1.2 volumes per capita to forecast filture filcility requirements to serve the City. Utilizing this 1992 Standard, the City was underserved in space but overserved in terms of volumes. Health care services are provided in the City through JFK Memorial Hospital in lndio, and the Eisenhower Immediate Care Facility in the 111 La Quinta Center. The Eisenhower Medical Center is located in laancho Mirage. The Riverside County Health Department administers a variety of health programs for area residents and is located in lndio. Paramedic service is provided to the City by Springs Ambulance Service. Local Environmental Setting The nearest City fire station to the project site is located app roxirnately 1.5 miles north of the project site, on Avenue 42 in Bermuda Dunes. Governmental services in La Quinta are provided by City staff at the Civic Center, and by other County, state, and federal agency offices located in the desert area or region. The project site will be serviced by the local schools. A. Would the project have an effect upon, or result in the need for new or altered governmental services in relation to fire protection? Less Than Significant Impact. The proposed project will increase the need for fire protection due to the construction of residential units. Development of the project shall comply with the fire flow and fire safety building standards of the Riverside County Fire Code to prevent fire hazard on-site and to minimize the need for fire protection services. Unobstructed fire access will be required through the design of the project streets and setbacks between structures. Other code requirements such as sprililer systems, construction materials, etc.) shall be complied with Source: Fire Department). B. Would the project have an effect upon9 or result in the need for new or altered government services in relation to police protection? Less Than Significant Impact. There will be a cumulative impact upon police protection services by the construction of new residential units that will generate calls for various types of police services and protection. It is not anticipated that there will be a significant adverse impact upon police protection from this project. 23 BIB] 09-01-1998-U01 03:50:28PM-U01 ADMIN-U01 CCRES-U02 97-U02 18-U02 ^!N3(/* C. Would the project have an effect upon, or result in a need for new or altered government services in relation to school services? Potentially Significant Unless Mitigated. A response was recerved from the Desert Sands Unified School District. The letter states that the proposed project will potentially result in an impact on their school syste* School overcrowding is a District-wide concern for Desert Sands. The District's ability to meet the educational needs of the public with new schools has been seriously imp aired in recent years by local, state, and federal budget cuts that have had a devastating impact on the financing of new schools. The school mitigation fee that is currently collected on all new development at the time building permits are issued will be required of this project Source: DSUSD letter of October 15, 1996). D. Would the project have an effect upon, or result in a need for new or altered govern ment services in relation to the maintenance of public facilities, including roads? Potentially Significant Unless Mitigated. The project site is not served by existing infrastructure, except for access off of Fred Waring Drive. The proposed project will require new and altered services for the maintenance of roadways or other public *cilities, as internal public streets will need to be constructed which will be dedicated to the City. Additional public roads will require maintenance by the City, which may impact current staff and budget concerns. E. Would the project have an effect upon, or result in a need for new or altered government services in relation to other governmental services? Less Than Significant Impact. Building, engineering, inspection, and planning review needed for the proposed project will be partially off*et by application, permit and inspection fees charged to the applicant and contractors. 3.12 UTILmES Regional Environmental Services The City of La Quinta is served by the Imperial Irrigation District lID) for electrical power supply and The Gas Company TGC) for natural gas service. Existing power and gas lines and substations are found throughout the City. Ill) has four substations in La Quinta, with electricity generated by a steam plant in El Centro and hydroelectrid power generated by the All American Can* General Telephone Exchange GTh) provides telephone services for the City. Colony Cablevision serves the area for cable television service. The Coachella Valley Water District CVWD) provides water and sewer service to the City. CVWD obtams its water from underground aquifers and from the Colorado River. 29 BIB] 09-01-1998-U01 03:50:28PM-U01 ADMIN-U01 CCRES-U02 97-U02 18-U02 ^!N3)/CVWD operates a water system with potable water pumped from domestic water wells in the City. The wells range in depth from 500 to 900 feet. Potable water is stored in five reservoirs located in the City. The City's storinwater drainage system is administered by the CVWD, which maintains and operates a comprehensive system to collect and transport flows through the City. The City is served by Waste Management of the Desert for solid waste disposaL Nonhazardous, mixed municipal solid waste is taken to three landfills within the Coachella Valley. Local En vironmen gal Sem*ng The project is almost entirely srrrounded by development. The site is vacant desert land that does not appear to have ever been under cultivation. A. Would the project result in a need for new systems, or substantial alterations to power and gas service? Potentially Significant Unless Mitigated. Power, sewer, and natural gas lines have been brought in to the community and are available to the project site. It is not anticipated that the project will require a significant level of electricity or natural gas to result in the need for new Systems or alterations to exLsting Systems. The project developer will have to coordinate with Ill), CVWD, and TGC for the timely provision of utilities. A letter from U) states that the proposed project will impact electric service to the area. The cumLilative impact of projects of this size do increase the electrical demand on the HD's existing facilities at peak leading periods, and result in the need for additional generation, transinision, substation, and distribution facilities. When additional flicilities are needed, projects of this magnitude directly impact power rates in the ID'S service area and may result in higher electric rates m the fliture years Source: HI) letter dated October 15, 1996). B. Would the project result in a need for new systems, or substantial alteration to communication Systems? lees. Than Significant Impact. The proposed development will require service from General Telephone Exchange GTh) for telephone colmnwlication. The developer will be required to coordinate the installation of telephone service infrastructure with Gm. C. Would the project result in a need for new systems, or substantial alteration. to local or regional water treatment or distribution facillties? Less Than Significant Impact. The proposed project will require water service. It is not anticipated that the project will result in a significant adverse impact upon the water resources of CVWD Potable water consurnption has been discussed in Section 3.4 of this 30 BIB] 09-01-1998-U01 03:50:28PM-U01 ADMIN-U01 CCRES-U02 97-U02 18-U02 ^!N3*/ document. A response letter from CVWD has been received that states that the District will' fiunish domestic water and sanitation service to the project. The project will be required to be annexed into Improvement District No.55 to obtain sanitation service Source: CVWD letter dated September 18, 1996). D. Would the project result in a need for new Systems, or substantial alterations to sewer services or septic tanks? Less Than Significant Impact. The proposed project will generate sewage which will have to be transported and treated by CVWD. The developer will be responsible for the cost of connection and installation of an on-site sewer systeIlL A response ftom CVWD has been received. See discussion above in subsection C Source: CVWD letter dated September 18, 1996). E. Would the project result in a need for new systems, or substantial alteration to storm water drainage? Less Than Significant Impact. The project Site is vacant and unpaved. The project will result in substantial construction of buildings, pavement and landscaping. On-site retention facillties will be required for the development of the project. The Whitewater River Storm channel is located approximately 3/4 of a niile south of the project site. There will be no impacts to the channel Source: Site Survey; La Quinta General Plan). F. Would the project result in a need for new Systems, or substantial alteration to solid waste disposal? Less Than Significant Impact. The proposed project will require solid waste disposal services from Waste Management of the Desert, the current purveyor of solid waste collection for this City. Solid waste may be transported to the three existing landfills in Coachella Valley. These landfills are reaching capacity and may be closed in the near filture. Development must comply with the City's Source Reduction and Recycling policies. However, other sites or alternative types of waste disposal projects are being considered. Any on-site programs will be coordihated with Waste Management. Solid waste generation is calculated at 4.00 lbs. per person per day La Quinta General Plan). 3.13 AES*CS Regional Envivonmenial Selling The City of La Quinta is partially located within a desert valley cove. There, are hlllsides to the west and south of the City. Views of the desert and surrounding mountains are visible on clear days throughout most of the City. 31 BIB] 09-01-1998-U01 03:50:28PM-U01 ADMIN-U01 CCRES-U02 97-U02 18-U02 ^!N3+/Local Environmental Setting The project ste is located in a predominately residential zoned area in the northwest portion of the City. Height restrictions must be met for all development, with a maximum of 28 feet for a single family unit two story units may be proposed). Views from the project site consists of the Santa Rosa and Coral Reef Mountains to the south and southwest and the open valley floor to the north and east Source: Site Survey; La Quinta MEA). A. Would the project affect a scenic vista or scenic highway? Less Than Significant Impact. The project site is not located wiin a designated viewshed. There is low visual screening and vacant land in the area. The vistas from the project site have been slightly impacted by previous and current development surrounding the project site. However, less than significant impacts are anticipated by. this project Source: La Quinta MEA; Site Survey). B. Would the project have a demonstrable negative aesthetic effect? Less Than Significant Impact. The proposed project will be required to comply with architectural and landscaping policies and ordinances of the City in effect at the time of development. Thus, there should not be a significant adverse impact upon the aesthetic qualities of the surr9unding area. C. Would the project create light or glare? Less Then Significant Impact. The proposed project will include exterior security and landscaping lighting which will cumtllatively contribute to the existing light and glare in the City. All such lighting fi:uures shall be required to comply with the Dark Sky Ordinance and other policies of the City, in order to reduce the impact. A lighting plan will be required to be submitted for review and approval for the proposed.development. 3.14 CULTURAL RESOURCES Region 41 Environmental Setting A portion of the prehistory of the La Quint a area is known through the archaeological record gained from various archaeological investigations over the past twenty years. A discussion on the prehistory and history of La Quinta is provided in the Draft Historic Context Statement of the City of La Quinta. Other discussions are found in the La Quinta General Plan and the Master Environmental Assessment. 32 BIB] 09-01-1998-U01 03:50:28PM-U01 ADMIN-U01 CCRES-U02 97-U02 18-U02 ^!N3,/ Local Environmental Setting The project site is located in the northern portion of the City. There are recorded archaeological sites within a one mile radius of the project site. The project site had not been previously surveye4 for archaeological or historical resources, and no known archaeological or historical sites had been recorded on the property. As such, it was required that an archaeological survey and records search be conducted for this property. A survey was conducted by J. Stephen Mexandrowicz, of Archaeological Consulting Services, for the project. A. Would the project disturb paleontological resources? Less Than Significant Impact. It is known that marin*associated paleontological resources are found at elevations below 42 feet above mean sea leveL The proposed project site is located at elevations ranging between 98 and 120 feet above MSL. Thus, it was determined that the project site was out of the area designated by the Lakebed Paleontological Determination Study Source: Lakebed Paleontological Determination Study). B. Would the project affect archaeological resources? Less Than Significant Impact. Although there are numerous archaeological sites within close proximity of the proposed project, the archaeological survey did not locate any cultural resources on the property. Because of the potential for subsurface cultural deposits, it is recommended that archaeological monitoring during the grading and trenching of the project should be done Source: Alexandrowicz 1996). C. Would the project affect historical resources? No Impact. There were no historical resources observed during the survey of the property Alexandrowicz 1996). D. Would the project have the potential to cause a physical change which would affect unique ethnic values? No hnpact. There is no identifiable unique ethnic value to the proposed project site. E. Would the project restrict existing religious or sacred uses within the potendal impact area? No Impact. There are no known religious uses or sacred uses on the proposed project site. The archaeological investigator for the project transmitted letters of inquiry to the local tribal councils requesting their comment of this and other issues. but no responses were received. 33 BIB] 09-01-1998-U01 03:50:28PM-U01 ADMIN-U01 CCRES-U02 97-U02 18-U02 ^!N3-/3.15 RECRE*ON Regional Environmental Setting The City of La Quinta has an adopted Parks and Recreation Master Plan that assesses the existing resources and flicilities and the fliture needs of the City. The City has approximately 28.7 acres of developed parkiand for Quimby Act purposes. The 845 acre regional Lake Cahuilla Park is not included in tliis count. There are also bike and equestrian pathways within the City and designated pedestrian hiking trails. Local Environmental Setting The project site is vacant. There is no evidence that there have been any recreational uses on the property. A. Would the project increase the demand for neighborhood or regional parks or other recreational facilities? Potentially Significant Unless Miti*i ted. The proposed project will impact the existing park and recreation *c;lin.es by th'**istruction of 116 new residential units. Park fees in lieu of parkland dedication will be required for this project in order to mitigate this impact upon local parks. The Parks and Recreation Master Plan states that Pla*g Area A, within which the project site is located, is significantly deficient in park and recreation lhcilties. The paying of the parkland fee will assisi in acquiring the necessary flinds to develop filture parks and other recreation *cihties in Planning Area A, such as the 18.66 acre parkat Adams Street and Westward Ho Drive Sources: Parks and Recreation Master Plan). B. Would the project affect existing recreational opportunities? Potentially Significant Unless Mitigated. The proposed project of 116 residential units will aff*ct ex:ising parks and recreation facilities through added users. There is a significant deficit in existing parks in the northern area of the City. Added users would result in an increased demand upon the existing park facilities and recreational prograins. Payment of the parkland fee will mitigate this impact by contributing flinds toward the construction of new park facilities and added recreational programs. SECTION 4: MANDATORY FINDINGS OF SIGNIFICANCE The Initial Study for the proposed project will not have unmitigable significant adverse impacts on the environmental issues addressed in the checklist and addendum, except for air quality. Levels of Nox will be exceeded as a result of teqiporary construction emissions even widi feasible mitigation meaures implemented. Some of the issue areas could have a potential significant impact if appropriate mitigation measures are not implemented. The following findings can be made regarding the mandatory findings of significance set forth 34 BIB] 09-01-1998-U01 03:50:28PM-U01 ADMIN-U01 CCRES-U02 97-U02 18-U02 ^!N3./ in Section 15065 of the CEQA Guidelines and based on the results of this environmental assessment: * The proposed subdivision and residential development will not have the potential to degrade the quality of the environment, with the implementation of mitigation measures. * The proposed project will not have the potential to achieve short term goals to the disadvantage of long-term goals, with the successful implementation of mitigation. * The proposed project will not have impacts which are individually limited but cumulatively considerable when considering planned for proposed development in the immediate vicinity. * The proposed project will not have environmental effects that will adversely affect human, either direcdy or indirectly, with the implementation of mitigation. SECTION 5: EARLIER ANALYSES A. Earlier Analyses Used. Environmental Studies prepared in 1990 and 1995. In 1995, EA 95-307 was prepared for General Plan Amendment 95-050 and Change of Zone 95-079 for Parcel Map 27131. The current proposed project is a portion of the area within that Parcel Map. EA 95-307 assessed the changes in land use and zoning designations and the potential build-out scenarios that could take place on the parcels. Much of the general environmental information on resources and hazards is still valid for the current proposed project. Also utilized in the current analysis was the La Quinta Master Environmental Assessment MEA), prepared in 1991, in conjunction with the 1992 General Plan Update and related The special studies prepared for the proposed project consist of 1. Geotechnical Investigation: Tentative Tracts No.28457 & 28458, La Quinta, California. October 1, 1996. Southland Geotechnical. 2. Air Quality Technical Report For Bella Vista Tract Map 28457 & 28458 in La Quinta, California. October 1996. Michael Brand:an Associates. 3. Preliminary Drainage Study: Tract No. 2845*7 and 28458 in the City of La Quinta, California. September 19, 1996. Warner Engineering. 35 BIB] 09-01-1998-U01 03:50:28PM-U01 ADMIN-U01 CCRES-U02 97-U02 18-U02 ^!N3// 4. Tentative Tract Maps 28457 and 28458 idle City of La Quinta, Riverside County, California: Proposed Bella Vista Development Biological Resource Inventory. October 1996. Circle Mountain Biological Consultants. 5. Acoustical Monitoring: 62 Acre Subdivision Fred Waring East of Washington Street, La Quinta, California. October 1996. Davy & Associates, Inc. 6. Cultural Resources Identification Investigations for Tentative Tract Nos. 28457 and 28458, City of La Quinta, Riverside County, California. November 12, 1996. Archaeological Consulting Services. 7. Acoustical Analysis Tentative Tracts 28457 and 28458, Fred Waring Drive East of Washington Street, La Quinta, California. B. Ixnpacta Adequately Addressed. The previous EA prepared for Parcel Map 27131 provided a general potent ild-out analysis that did not include specific project- related impacts. Thus, the need i oject-related assessment for the proposed project. C. Mitigation Measures. Mitigation measures are discussed in this addendum as they relate to the proposed project. A Mitigation Monitoring Plan will be included as part of the Environmental Assessment and project conditions of approvaL 36 BIB] 09-01-1998-U01 03:50:28PM-U01 ADMIN-U01 CCRES-U02 97-U02 18-U02