CC Resolution 1997-019^!Nc? RESOLUTION NO.97-19
A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF
LA QUINTA, CALIFORNIA, APPROVING VESTING
TENTATIVE TRACT MAP 28457 TO ALLOW A 116-LOT
SINGLE FAMILY RESIDENTIAL SUBDIVISION AND
MISCELLANEOUS LETTERED LOTS ON APPROXIMATELY
33.1-ACRES
CASE NO.: VESTING TENTATIVE TRACT MAP 28457
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 the
Planning Commission's recommendation for approval of the new subdivision
application with Conditions; and,
WHEREAS, the Planning Commission of the City of La Quinta, California,
did on the 10th day of December, 1996, 141h day of January, 1997, and 1 1th day of
February, 1 997, hold duly noticed Public Hearings for a 33.1-acre site with 11 6 single
family lots, generally on the north side of Fred Waring Drive and 2,600-feet east of
Washington Street, more particularly described as:
Portion of the 5Y2 5EY4 of Section 18, T55, R7E, SBBM
APN: 609-080-01 3 and 609-070-035)
WHEREAS, said Tentative Map has complied with the requirements of
*`The Rules to Implement the California Environmental Quality Act of 1 970" as
amended Resolution 83-63). The Community Development Department has prepared
Environmental Assessment 96-330 for this project which states the project will not
have a significant impact on the environment based on Conditions. The City Council
will consider certification of the Negative Declaration as recommended by the Planning
Commission at the meeting; and,
WHEREAS, at said Public Hearing, upon hearing and considering all
testimony and arguments, if any, of all interested persons wanting to be heard, said
City Council did make the following Mandatory Findings of approval to justify a
recommendation for approval of said Vesting Tentative Tract Map 28457:
A. The proposed map is consistent with the City of La Quinta General Plan and any
applicable specific plans.
RESOCC*c Icon*S457Counci1- 13
BIB]
09-01-1998-U01
03:59:08PM-U01
ADMIN-U01
CCRES-U02
97-U02
19-U02
^!Nc?Resolution 97-19
The property is designated Low Density Residential 2-4 dwelling units per acre)
per the provisions of the 1 992 General Plan Update. The project density is 3.5
dwellings per acre which is under the maximum level for the LDR District.
Vesting Tentative Tract Map 28457 is consistent with the goals, policies and
intent of the La Quinta General Plan Land Use Element Chapter 2) provided
conditions are met.
The site is zoned RL Low Density Residential District) which permits single
family development on lots of at least 7,200 sq. ft. The proposed lots are
generally 8,000 sq. ft. or larger and the single family houses have been
designed to comply with City requirements.
B. The design or improvement of the proposed subdivision is consistent with the
La Quinta General Plan and any applicable specific plans.
All streets and improvements in the project, as conditioned, will conform to City
standards as outlined in the General Plan and Subdivision Ordinance. All on-
site streets will be public 50' to 60' wide rights-of-way) which is consistent
with the Circulation Element Chapter 3.0). Access to the Tract will be from
Street Lot B" on Fred Waring Drive, a shared access point with Vesting
Tentative Tract Map 26458, and other streets in Vesting Tentative Tract Map
28458 which connect to Street Lot I" and future Palm Royale Drive. The
density and design standards for the tract will comply with the Land Use
Element Chapter 2.0) of the General Plan and the Zoning Code.
C. The design of the subdivision, or the proposed improvements, are not likely to
cause substantial environmental damage or substantially and avoidably injure
fish, wildlife or their habitat.
The subject site is vacant and covered by sand dunes and native shrub brush.
Mitigation fees and environmental studies i.e., cultural resources, noise,
drainage, geotechnical, biologic, air quality, etc.) were completed for this
application. The studies generally state that development will not adversely
affect local wildlife habitats because this is an isolated area surrounded by urban
development. This project will not cause substantial environmental damage or
injury to fish or wildlife, or their habitat because mitigation measures were
completed at the time the site was disturbed or will be mitigated based on the
Conditions of Approval.
D. The design of the subdivision or type of improvements are not likely to cause
serious public health problems.
RESOCC8*c ICOn(128457Councjl- I 3
BIB]
09-01-1998-U01
03:59:08PM-U01
ADMIN-U01
CCRES-U02
97-U02
19-U02
^!Nc?Resolution 97-19
The design of the subdivision, as conditionally approved, will not cause serious
public health problems because they will install urban improvements based on
City, State, and Federal requirements.
E. The design of the subdivision, or type of improvements, will not conflict with
easements, acquired by the public at large, for access through or use of
property within the proposed subdivision.
The proposed streets are planned to provide direct access to each single family
lot. All required public easements will provide access to the site or support
necessary infrastructure improvements.
WHEREAS, in the review of this Vesting Tentative Tract Map, the City
Council has considered, the effect of the contemplated action on housing needs of the
region for purposes of balancing those needs against the public service needs of the
residents of the City of La Ouinta and its environs with available fiscal and
environmental resources;
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 constitute the findings of the Council in
this case;
2. That it does hereby approve Vesting Tentative Tract Map 28457 for the reasons
set forth in this Resolution and subject to the attached conditions.
PASSED, APPROVED, and ADOPTED at a regular meeting of the La
Quinta City Council, held on the 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
RESOCC8*c Icon(1284*7Couticjl*1 3
BIB]
09-01-1998-U01
03:59:08PM-U01
ADMIN-U01
CCRES-U02
97-U02
19-U02
^!Nc?Resolution 97-19
GLENDA L. HOLT, Mayor
City of La Quinta, California
ATTEST:
AUNDRAL. JUHOLA, City Clerk
City of La Quinta, California
APPROVED AS TO FORM:
W**A4 *
DAWN C. HONEYWELil* City Attorney
City of La Quinta, California
RESOCC8*c /COfl*8457CouflcjI-13
BIB]
09-01-1998-U01
03:59:08PM-U01
ADMIN-U01
CCRES-U02
97-U02
19-U02
^!Nc? RESOLUTION 97-19
CONDITIONS OF APPROVAL FINAL
VESTING TENTATIVE TRACT MAP 28457
EZ OKIE ROGER SNELLENBERGER)
MARCH 18, 1997
Modified by the Planning Commission on February 11, 1 997
+ Modified by the City Council on March 18, 1997
CONDITIONS OF APPROVAL
GENERAL
1. Upon their approval by the City Council, the City Clerk is authorized to file these
Conditions of Approval with the Riverside County Recorder for recordation
against the properties to which they apply i.e., Assessor's Parcel Numbers 609-
080-013 and 609-070-035).
2. Vesting Tentative Tract Map No. 28457 shall comply with the requirements and
standards of 66410-66499.58 of the California Government Code the
Subdivision Map Act) and Title 13 of the La Quinta Municipal Code LQMC)
unless otherwise modified by the following conditions. This map shall expire two
years after approval by the City Council unless extended pursuant to the
provisions of the Subdivision Ordinance.
3. The applicant shall obtain permits and/or clearances from the following public
agencies; as needed:
Fire Marshal
Public Works Department Grading Permit, Improvement Permit)
Community Development Department
Riverside Co. Environmental Health Department
Desert Sands Unified School District
Coachella Valley Water District
Imperial Irrigation District
California Regional Water Quality Control Board NPDES Permit)
The applicant is responsible for any requirements of the permits or clearances
from those jurisdictions. If the requirements include approval of improvement
plans, applicant shall furnish proof of said approvals prior to obtaining City
approval of the plans.
For projects requiring Nl'DES construction permits, the applicant shall include a
copy of the application for the Notice of Intent with grading plans submitted for
plan checking. Prior to issuance of a grading or site construction permit, the
applicant shall submit a copy of the proposed Storm Water Pollution Protection
Plan for review by the Public Works Department.
28457COUNCIL*13A 1
BIB]
09-01-1998-U01
03:59:08PM-U01
ADMIN-U01
CCRES-U02
97-U02
19-U02
^!Nc? Resolution 97-19
4. Provisions shall be made to comply with the terms and requirements of the City's
adopted Infrastructure Fee program in effect at the time of issuance of building
permits.
PROPERTY RIGHTS
5. All easements, rights of way and other property rights required of the tentative
map or otherwise necessary to facilitate the ultimate use of the development and
functioning of improvements shall be dedicated, granted or otherwise conferred,
or the process of said dedication, granting, or conferral shall be ensured, prior to
approval of a final map or filing of a certificate of compliance for waiver of a final
map. The conferral shall include irrevocable offers to dedicate or grant
easements to the City for access to and maintenance, construction, and
reconstruction of all essential improvements which are located on privately-held
lots or parcels.
Prior to approval of a final map or grading plan, the applicant shall furnish proof
of temporary or permanent easements or written permission, as appropriate, from
owners of any abutting properties on which grading, retaining wall construction,
permanent slopes, or other encroachments are to occur.
6. If the applicant proposes vacation or abandonment of any existing rights of way
or access easements which will diminish access rights to any properties owned
by others, the applicant shall provide approved alternate rights of way or access
easements to those properties.
7. The applicant shall dedicate public and private street right of way and utility
easements in conformance with the City's General Plan, Municipal Code,
applicable specific plans, and as required by the City Engineer.
Dedications required of this development include:
A. Interior Lot B: Ninety two-foot 92') right of way plus corner cutbacks.
B. Interior Lots C G, M, & N: Sixty-foot 60') right of way plus corner
cutbacks.
C. Interior Lots H L & P R: Fifty-foot 50') right of way plus corner
cutbacks.
D. Fred Wanng Drive: Additional widths as nec'essary for dedicated right and
left turn lanes and bus turnouts included in the approved improvement
plans.
28457C0UNC1LI13A 2
BIB]
09-01-1998-U01
03:59:08PM-U01
ADMIN-U01
CCRES-U02
97-U02
19-U02
^!Nc? Resolution 97-19
If the City Engineer determines that public access rights to proposed street rights
of way shown on the tentative map are necessary prior to approval of final maps
dedicating the rights of way, the applicant shall grant temporary public access
easements to those areas within 60 days of written request by the City.
8. The applicant shall vacate abutter's rights of access to Fred Waring Drive from
lots abutting that street. Access to Fred Waring Drive shall be restricted to the
access point listed hereinafter or as approved by the City.
9. If this map is approved and records prior to recordation of Tract Map 28458 to
the west, the applicant shall deed public rights of way for Lots M, L, I, and a
portion of Lot H of that proposed map to provide access to Palm Royale Drive.
If so required, the executed deed or deeds shall be furnished to the City prior to
agendization of Tract Map 28457 for City Council approval.
1 0. The applicant shall dedicate easements allowing drainage into the proposed
retention basin from all areas of Parcel 2 of Parcel Map 27131.
11. The applicant shall dedicate any easements necessary for placement of and
access to utility lines and structures, drainage basins, mailbox clusters, park
lands, and common areas.
1 2 The applicant shall cause no easements to be granted or recorded over any
portion of this property between the date of approval by the City Council and the
date of recording of any final map(s) covering the same portion of the property
unless such easements are approved by the City Engineer.
FINAL MAP*S*
1 3. As part of the filing package for final map approval, the applicant shall furnish
accurate AutoCad files of the complete map, as approved by the City's map
checker, on storage media and in a program format acceptable to the City
Engineer. The files shall utilize standard AutoCad menu choices so they may be
fully retrieved into a basic AutoCad program.
IMPROVEMENT PLANS
14. Improvement plans submitted to the City for plan checking shall be submitted on
24" x 36" media in the categories of *`Rough Grading," Precise Grading,"
Streets & Drainage," and Landscaping." All plans except precise grading plans
shall have signature blocks for the City Engineer. Precise grading plans shall have
signature blocks for Community Development Director and the Building Official.
Plans are not approved for construction until they are signed.
2s457C0UNCIL113A 3
BIB]
09-01-1998-U01
03:59:08PM-U01
ADMIN-U01
CCRES-U02
97-U02
19-U02
^!Nc? Resolution 97-19
Streets and Drainage" plans shall normally include signals, sidewalks, bike
paths, gates and entryways, and parking lots. If water and sewer plans are
included on the street and drainage plans, the plans shall have an additional
signature block for the Coachella Valley Water District CVWD). The combined
plans shall be signed by CVWD prior to their submittal for the City Engineer's
signature.
Landscaping" plans shall normally include landscape improvements, irrigation,
lighting, and perimeter walls.
Plans for improvements not listed above shall be in formats approved by the City
Engineer.
1 5. The City may maintain standard plans, details and/or construction notes for
elements of construction. For a fee established by City resolution, the applicant
may acquire standard plan and/or detail sheets from the City.
1 6. When final plans are approved by the City, and prior to approval of the final map,
the applicant shall furnish accurate AutoCad files of the complete, approved plans
on storage media acceptable to the City Engineer. The files shall utilize standard
AutoCad menu choices so they may be fully retrieved into a basic AutoCad
program. At the completion of construction and prior to final acceptance of
improvements, the applicant shall update the files to reflect as-constructed
conditions including approved revisions to the plans.
IMPROVEMENT AGREEMENT
1 7. The applicant shall construct improvements and/or satisfy obligations, or furnish
an executed, secured agreement to construct improvements and/or satisfy
obligations required by the City prior to agendization of a final map or parcel map
or issuance of a certificate of compliance for a waived parcel map. For secured
agreements, security provided, and the release thereof, shall conform with Title
13, LQMC.
Improvements to be made or agreed to shall include removal of any existing
structures or obstructions which are not part of the proposed improvements.
1 8. If improvements are secured, the applicant shall provide approved estimates of
improvement costs. Estimates shall comply with the schedule of unit costs
adopted by City resolution or ordinance. For items not listed in the City's
schedule, estimates shall meet the approval of the City Engineer.
28457C0UNCTLl1 3A 4
BIB]
09-01-1998-U01
03:59:08PM-U01
ADMIN-U01
CCRES-U02
97-U02
19-U02
^!Nc? Resolution 97-19
Estimates for utilities and other improvements under the jurisdiction of outside
agencies shall be approved by those agencies. Security is not required for
telephone, gas, or T.V. cable improvements. However, tract improvements shall
not be agendized for final acceptance until the City receives confirmation from
the telephone authority that the applicant has met all requirements for telephone
service to lots within the development.
1 9. If the applicant desires to phase improvements and obligations required by the
conditions of approval and secure those phases separately, a phasing plan shall
be submitted to the Public Works Department for review and approval by the City
Engineer.
The applicant shall complete required improvements and satisfy obligations as set
forth in the approved phasing plan. Improvements and obligations required of
each phase shall be completed and satisfied prior to completion of homes or
occupancy of permanent buildings within the phase unless a construction
sequencing plan for that phase is approved by the City Engineer.
20. If improvements are phased with multiple final maps or other administrative
approvals plot plans, conditional use permits, etc.), off-site improvements and
development-wide improvements ie: retention basins, perimeter walls &
landscaping, etc.) shall be constructed or secured prior to approval of the first
final map unless otherwise approved by the City Engineer.
21. The applicant shall pay cash or provide security in guarantee of cash payment for
applicant's required share of improvements which have been or will be
constructed by others participatory improvements).
Participatory improvements for this development include:
A. Fourteen-foot 14') raised, landscaped median in the portion of Fred Waring
Drive adjacent to this tentative tract.
B. Traffic signals at the Palm Royale Drive intersections with Fred Waring Drive
and Washington Street Participation shall be prorated according to area
26.56%) or predicted traffic generation for Parcels 1 through 4 of Parcel
Map 27131.
The applicant's obligations for all or a portion of the participatory improvements
may, at the City's option, be satisfied by participation in a major thoroughfare
improvement program if this development becomes subject to such a program.
2S457COUNCIL/ 13A 5
BIB]
09-01-1998-U01
03:59:08PM-U01
ADMIN-U01
CCRES-U02
97-U02
19-U02
^!Nc? Resolution 97-19
GRADING
22. Graded, undeveloped land shall be maintained to prevent dust and blowsand
nuisances. The land shall be planted with interim landscaping or provided with
bther wind and water erosion control measures approved by the Community
Development and Public Works Departments.
23. Prior to occupation of the project site for construction purposes, the Applicant
shall submit and receive approval of a fugitive dust control plan prepared in
accordance with Chapter 6.1 6, LQMC. In accordance with said Chapter, the
Applicant shall furnish security, in a form acceptable to the city, in an amount
sufficient to guarantee compliance with the provisions of the permit.
24. The applicant shall comply with the City*s flood protection ordinance.
25. The applicant shall furnish a thorough preliminary geological and soils engineering
report the soils report") with the grading plan.
26. A grading plan shall be prepared by a registered civil engineer and must meet the
approval of the City Engineer prior to issuance of a grading permit. The grading
plan shall conform with the recommendations of the soils report and shall be
certified as adequate by a soils engineer or an engineering geologist. A statement
shall appear on the final map(s), if any are required of this development, that a
soils report has been prepared pursuant to Section 1 7953 of the Health and
Safety Code.
27. The applicant shall endeavor to minimize differences in elevation at the interface
of this development with abutting properties and of separate tracts within this
development, if any. Building pad elevations on contiguous lots shall not differ
by more than three feet except for lots within a tract, but not sharing common
street frontage, where the differential shall not exceed five feet.
If the applicant is unable to comply with the pad elevation differential
requirement, the City will consider and may approve alternatives that preserve
community acceptance and buyer satisfaction with the proposed development.
28. Prior to issuance of building permits, the applicant shall provide a separate
document, bearing the seal and signature of a California registered civil engineer
or surveyor, that lists actual building pad elevations for the building lots. The
document shall list the pad elevation approved on the grading plan, the as-built
elevation, and the difference between the two, if any. The data shall be
organized by lot number and shall be listed cumulatively if submitted at different
times.
28457C0UNC1LI13A 6
BIB]
09-01-1998-U01
03:59:08PM-U01
ADMIN-U01
CCRES-U02
97-U02
19-U02
^!Nc? ResolutLon 97 19
DRAINAGE
29 Stormwater falling on site during the peak 24-hour period of a 100-year storm
shall be retained within the development unless otherwise approved by the City
Engineer. The tributary drainage area shall extend to the centerline of adjacent
public streets.
30. Stormwater shall normally be retained in common retention basins. Individual-lot
basins or other retention schemes may be approved by the City Engineer for lots
2Y2 acres in size or larger or where the use of common retention is determined
by the City Engineer to be impracticable. If individual-lot retention is approved,
the applicant shall meet all individual-lot retention provisions of Title 1 3, LQMC.
31. Retention facilities on this tract shall be designed to accommodate runoff from
all areas of Parcel 2 of Parcel Map 27131. In design of retention facilities, the
maximum percolation rate shall be two inches per hour. The percolation rate will
be considered to be zero unless the applicant provides site-specific data indicating
otherwise.
32. A trickling sand filter and leachfield of a design approved by the City Engineer
shall be installed to percolate nuisance water. The sand filter and leach field shall
be sized to percolate 22 gallons per day per 1 000 square feet of drainage area.
33. Retention basin slopes shall not exceed 3:1. If retention is on individual lots, the
retention depth shall not exceed two feet. If retention is in one or more common
retention basins, the retention depth shalt not exceed six feet.
34. In developments for which security will be provided by public safety entities, ie:
the La Quinta Safety Department or the Riverside County Sheriff's Department,
all areas of common retention basins shall be visible from the adjacent street(s).
No fence or wall shall be constructed around retention basins except as approved
by the Community Development Director and the City Engineer.
35. The design of the development shall not cause any increase in flood boundaries,
levels or frequencies in any area outside the development.
36. The development shall be graded to permit storm flow in excess of retention
capacity to flow out of the development through a designated overflow outlet
and into the historic drainage relief route.
37. Storm drainage historically received from adjoining property shall be received and
retained or passed through into the historic downstream drainage relief route.
2M*7COUNCILI13A 7
BIB]
09-01-1998-U01
03:59:08PM-U01
ADMIN-U01
CCRES-U02
97-U02
19-U02
^!Nc? Resolution 97.19
38. If any storm water or nuisance water from this development is proposed to drain
to off-site locations, the applicant may be required to design and install first-flush
storage, oil/water separation devices or other screening or pretreatment
method(s) to minimize conveyance of contaminants to off-site locations.
Drainage to off-site locations and methods of treatment or screening shall meet
the approval of the City Engineer.
UTILITIES
39. All existing and proposed utilities within or adjacent to the proposed development
shall be installed underground. High-voltage power lines which the power
authority will not accept underground are exempt from this requirement.
40. In areas where hardscape surface improvements are planned, underground
utilities shall be installed prior to construction of surface improvements. The
applicant shall provide certified reports of utility trench compaction tests for
approval of the City Engineer.
STREET AND TRAFFIC IMPROVEMENTS
41. The City is contemplating adoption of a major thoroughfare improvement
program. If the program is in effect 60 days prior to recordation of any final map
or issuance of a certificate of compliance for any waived final map, the
development or portions thereof may be subject to the provisions of the
ordinance.
If this development is not subject to a. major thoroughfare improvement program,
the applicant shall be responsible for all street and traffic improvements required
herein.
42. The following minimum street improvements shall be constructed to conform
with the General Plan Circulation Element) street type noted in parentheses:
A. 0FF-SITE STREETS
1) Fred Waring Drive Major Arterial): Complete the 46' north half of the
street plus 6' meandering sidewalk. If approved by the City at the
time of construction, the median shall be striped asphalt with approved
channelizing devices and the raised, landscaped median improvement
will be deferred for construction by others.
28457C0UNCIL/13A 8
BIB]
09-01-1998-U01
03:59:08PM-U01
ADMIN-U01
CCRES-U02
97-U02
19-U02
^!Nc
? Resolution 97-19
2) Access to Fred Waring via Palm Royale Drive and Lots M, L, I, and a
portion of Lot H of proposed Tract Map 28458: If any portion of this
improvement has not been constructed at the time of approval of a
final map within this tentative map, the applicant shall provide security
for the improvement. The improvement shall be constructed no later
than the time at which a second access is required for Tract Map
28457 and/or Tract Map 28458 by the Riverside County Fire
Department or the City. If any of the improvements are constructed
by others, the City will release the applicant's security for those
improvements subject to any cost sharing requirements for the portion
of Palm Royale Drive.
3) Traffic Signals at the future intersections of Palm Royale Drive with
Fred Waring and Washington Streets: Participatory improvement as
specified herein.
B. ON-SITE PUBLIC STREETS
1) Interior Lot B: Sixty eight feet 68') curbface to curbface pIus six-foot
sidewalks.
2) Interior Lots C through G, M, and N: Forty feet 40') curbface to
curbface plus six-foot sidewalks.
3) Interior Lots H through L and P through R: Thirty six feet 36')
curbface to curbface pIus six-foot sidewalks.
4) Cul de sac curb radii 38'
Bus turnouts, acceleration/deceleration lanes, and/or other features contained in
the approved construction plans may warrant additional street widths or other
measures as determined by the City Engineer.
43. Access points and turning movements of traffic shall be restricted as follows:
A. Main access drive centered approximately 1 23' east of west tract boundary:
Left and right in, right out only.
B. Palm Royale Drive through Tract Map 28458): Unrestricted turning
movements.
C. Lots N, M, Q, R, E, and B: Unrestricted access to and from the property
abutting the west boundary.
2S4S7COUNCILII3A 9
BIB]
09-01-1998-U01
03:59:08PM-U01
ADMIN-U01
CCRES-U02
97-U02
19-U02
^!Nc? Resolution 97 9
44. Improvements shall include all appurtenances such as traffic signs, channelization
markings and devices, raised medians if required, street name signs, sidewalks,
and mailbox clusters approved in design and location by the U.S. Post Office and
the City Engineer. Mid-block street lighting is not required.
45. The City Engineer may require improvements extending beyond development
boundaries such as, but not limited to, pavement elevation transitions, street
width transitions, or other incidental work which will ensure that newly
constructed improvements are safely integrated with existing improvements and
conform with the City's standards and practices.
46. Improvement plans for all on- and off-site streets shall be prepared by registered
professional engineer(s) authorized to practice in the State of California.
Improvements shall be designed and constructed in accordance with the LQMC,
adopted Standard and Supplemental Drawings and Specifications, and as
approved by the City Engineer.
47. Street right of way geometry for culs-de-sac, knuckle turns and corner cut-backs
shall conform with Riverside County Standard Drawings #800, #801, and #805
respectively unless otherwise approved by the City Engineer.
48. All streets proposed to serve residential or other access driveways shall be
designed and constructed with curbs and gutters or shall have other approved
methods to convey nuisance water without ponding in yard or drive areasand to
facilitate street sweeping.
49. Street pavement sections shall be based on a Caltrans design for a 20-year life
and shall consider soil strength and anticipated traffic loading including site and
building construction traffic). The minimum pavement sections shall be as
follows:
Residential & Parking Areas 3.0" a.c./4.50.' a.b.
Collector 4.0'I15.00"
Secondary Arterial 4.0"/6.00"
Primary Arterial 4.5.'/6.00'.
Major Arterial 5.5"/6.50"
The applicant shall submit current no more than two years old) mix designs for
base materials, Portland cement concrete and asphalt concrete, including
complete mix design lab results, for review and approval by the City. For mix
designs over six months old, the submittal shall include recent no more than six
months old) aggregate gradation test results to confirm that the mix design
gradations can be reproduced in production of the base or paving material.
Construction operations shall not be scheduled until mix designs are approved.
284*7coUNaL,!*A 10
BIB]
09-01-1998-U01
03:59:08PM-U01
ADMIN-U01
CCRES-U02
97-U02
19-U02
^!Nc? Resolution 97-19
F 50. Prior to occupancy of homes or other permanent buildings within the
development, the applicant shall install all street and sidewalk improvements,
traffic control devices and street name signs along access routes to those
buildings. If on-site streets are initially constructed with only a portion of the full
thickness of pavement, the applicant shall complete the pavement when directed
by the City but in any case prior to final inspections of any of the final ten
percent of homes within the tract.
WALLS AND LANDSCAPING
51. Perimeter walls and required landscaping for the*entire perimeter to be enclosed
shall be constructed prior to final inspection and occupancy of any homes within
the tract unless a phasing plan or construction schedule is approved by the City
Engineer and Community Development Director.
52. The applicant shall provide landscape improvements in the perimeter setback
areas or lots along Fred Waring Drive.
53. Landscape and irrigation plans for landscaped lots, landscape setback areas,
medians if required), common retention basins, and park facilities shall be
prepared by a licensed landscape architect. All palm trees installed along Fred
Waring Drive and Palm Royale Drive shall have a minimum brown trunk height of
10-feet, and shall be skinned 25% or greater) and include accent uplighting
mounted on the trunk at 8* above the finished grade level. No less than 70
percent of the trees along Fred Waring Drive and Palm Royale Drive shall be 24"-
or 36"-box specimen trees e.g., minimum 1 3/4" to 3" diameter trunk width per
tree type) with remaining trees 1 5 gallon in size with 1" diameter trunks. Ground
mounted lighting shall be used periodically to accent the parkway trees in
conjunction with the lighting for the palm trees. Shrub spacing shall be 3-feet on
center unless plant types are clustered to form distinctive design themes. The
parkway landscaping and wall along the perimeter of the project shall be installed
during construction of the developer's Phase 1 project improvements and be
ready for a final inspection prior to the release of a Certificate of Occupancy for
any house.
Landscape and irrigation plans shall be approved by the Community Development
Department. Landscape and irrigation construction plans shall be submitted to
the Public Works Department for review and approval by the City Engineer. The
plans are not approved for construction until they have been approved and signed
by the City Engineer, the Coachella Valley Water District, and the Riverside
County Agricultural Commissioner.
54. Slopes shall not exceed 5:1 within public rights of way and 3:1 in landscape
areas outside the right of way.
28457c0UNcIL/13A
BIB]
09-01-1998-U01
03:59:08PM-U01
ADMIN-U01
CCRES-U02
97-U02
19-U02
^!Nc? ResolutIon 97-19
55. Landscape areas shall have permanent irrigation improvements meeting the
requirements of the City Engineer. Use of lawn shall be minimized with no lawn
or spray irrigation within 5-feet of curbs along public streets.
56. Unless otherwise approved by the City Engineer, common basins and park areas
shall be designed with a turf grass surface which can be mowed with standard
tractor-mounted equipment.
57. The applicant shall ensure that landscaping plans and utility plans are coordinated
to provide visual screening of above-ground utility structures.
PUBLIC SERVICES
58. The applicant shall provide public transit amenities as required by Sunline Transit
and/or the City Engineer. These amenities may include a bus turnout location and
passenger waiting shelter along Fred Waring Drive. The location and character
of the amenities shall be as determined by Sunline Transit and the City Engineer.
QUALITY ASSURANCE
59. The applicant shall employ construction quality-assurance measures which meet
the approval of the City Engineer.
60. The subdivider shall arrange and bear the cost of measurement, sampling and
testing not included in the City's permit inspection program but which are
required by the City to provide evidence that materials and their placement
comply with plans and specifications.
61. The applicant shall employ Qr retain California registered civil engineers,
geotechnical engineers, or surveyors, as appropriate, who will provide, or have
their agents provide, sufficient supervision and verification of the construction to
be able to furnish and sign accurate record drawings.
62. Upon completion of construction, the applicant shall furnish the City reproducible
record drawings of all plans which were signed by the City Engineer. Each sheet
of the drawings shall have the words Record Drawings," As-Built" or As-
Constructed" clearly marked on each sheet and be stamped and signed by the
engineer or surveyor certifying to the accuracy of the drawings. The applicant
shall revise the plan computer files previously submitted to the City to reflect the
as-constructed condition.
m
63. +The applicant shall make provisions for continuous maintenance of landscaping
and related improvements in landscaped setbacks, retention basins, park area,
2MS7COUNCIL/13A 12
BIB]
09-01-1998-U01
03:59:08PM-U01
ADMIN-U01
CCRES-U02
97-U02
19-U02
^!Nc? Resolution 97-19
and other public or common areas by creation of Homeowners Association HOA)
untess and until those areas have been accepted for maintenance by the City's
Landscape and Lighting District. The applicant shall maintain all other
improvements until final acceptance of improvements by the City Council for
maintenance by the homeowners. The City Attorney may permit the developer
to provide other recordable legal documents to insure compliance of on- and off-
site landscape maintenance.
64. + The applicant shall provide an executive summary maintenance booklet for
improvements to be maintained by an HOA. The booklet should include drawings
of the facilities, recommended maintenance procedures and frequency, and a
costing algorithm with fixed and variable factors to assist the HOA in planning
for routine and long term maintenance. This document may not be required by
the City Attorney pursuant to arrangements made under Condition 63.
FEES AND DEPOSITS
65. The applicant shall pay all deposits and fees required by the City for plan
checking and construction inspection. Deposit and fee amounts shall be those
in effect when the applicant makes application for plan checking and permits. All
fees paid for development permits shall be paid as required by City Council
Resolution in effect at the time of application.
66. Prior to approval of a final map or completion of any approval process for
modification of boundaries of the property subject to these conditions, the
applicant shall process a reapportionment of any bonded assessment(s) against
the property and pay the cost of the reapportionment.
67.*lf public park area is provided in Tract, applicant shall be granted credit towards
in-lieu parkland fee requirements: Parkland fees shall be paid prior to final map
approval as required by the Subdivision Ordinance.
68. Fringe-toed Lizard habitat mitigation fees $600/acre) shall be prior to site grading
or land disturbance.
69. Two checks made out to the County of Riverside in the amounts of $1 250.O0
and $78.00 for the project's environmental assessment Negative Declaration)
shall be submitted to the Community Development Department within 24-hours
after review of the map by the City Council.
FIRE DEPARTMENT
70. Schedule A) fire protection approved Super fire hydrants 6" X 4*' X 2Y2" X 21A'*)
will be located at each street intersection spaced not more than 330-feet apart
28457C0UNCIL113A 13
BIB]
09-01-1998-U01
03:59:08PM-U01
ADMIN-U01
CCRES-U02
97-U02
19-U02
^!Nc? Resolution 97-19
in any direction with any Portion of any frontage more than 165-feet from a fire
hydrant. Minimum fire flow will be 1,000 *.P.m. for a 2-hour duration at 20 psi
71. Prior to recordation of the final map, the aPPlicant/developer shall furnish One
blueline Copy of the water 5Vstem Plans to the Fire Department for review and
approval. Plans will conform to the fire hydrant types, location and sPacing, and
the syste* will meet the fire flow requirem***5 Plans will be approved and
Signed by a registere* civil engine** and the local water company with the
following certification: I certify that the design of the *water syste* is in
Departm****,.
accordance with the requirem***5 prescribed by the Riverside County Fire
72. The require* water syste* including fire hydra**5 will be installed and accepted
by the appropriate water agency prior to any combustible building material being
placed on an individual lot.
73. A temporary water Supply for fire protection may be allowed for the construction
of the model units only. Plans for a temporary water syste* must be submitted
to the Fire Department for review priorto issuance of building permits.
74 *The aPPlicant/developer
the 36th house permit.
shall provide secondary fire access Prior to issuance of
CULTURAL RESOURCES
75. A qualified archaeologi5* shall be*present during site grading as require* by EA
96-330. A final report shall be submitted prior to issuance of building permits.
MISCELLANEOUS
76. All houses constructed shall comply with the Uniform Building Code in effect
Department.
when the plans are submitted for plan check by the Building and Safety
77. The Tract layout shall comply with all the RL Zoning Code requirem***5
78. Prior to final map approval, Covenants, Conditions and Restrictions CC and R's)
shall be submitted to the City Attorney for review and comment if applicable.
79. All Conditions of Approval for Site Plan Development Permit 96-593 shall be met.
80. All mitigatio* measures of Environmental Assessment 96-330 shall be met.
28457C0UNC1L,13A
14
BIB]
09-01-1998-U01
03:59:08PM-U01
ADMIN-U01
CCRES-U02
97-U02
19-U02
^!Nc? 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-i, Palm Desert, CA 92260
Phone:
Agency Requiring Checklist: CITY OF LA QUINTA
Project Name if applicable): VTFM 28457 BELLE VISTA
SDP 96-593
VAR**0ZO
CITY OF LA QUINTA
Community Development Department
78495 Calle Tampico
La Quinta, California 92253
ECKLST.EZOKIE-57
BIB]
09-01-1998-U01
03:59:08PM-U01
ADMIN-U01
CCRES-U02
97-U02
19-U02
^!Nc?II. ENVIRONMENTAL FACTORS POTENTIALLY AFThCTED:
The environmental factors checked below would be potentially affected by this project, involving
at least one impact that is a Potentially Significant Impact'* or 1'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 NEGATIVE DECL*ON will be prepared.
I fmd 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 prepaeed.
I find that the proposed project MAY have a significant effect on the environment,
and an ENVIRONMENTAL IMPACT REPORT is required.
I find fhat the proposed project MAY have a significant effect(s) on the environment, but at least,
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 impact" or potential
significant unless mitigated. AN ENVIRONMENTAL IMPACT REPORT is required, but it must
analyze only the effects that remain to be addressed.
C Date: NOVEMBER 25, 1996
Printe** and Title LESLIE J. MOURIQUAND, ASSOCIATE PLANNER
For: CITY OF LA QUINTA
BIB]
09-01-1998-U01
03:59:08PM-U01
ADMIN-U01
CCRES-U02
97-U02
19-U02
^!Nc? Potc**y
pm*iajI* signir* Au
UTile:: Slinficam No
Ci Mfti* Ci Ci
3.1. LAND USE AND PLANNING. WouLd the project:
a) Conflict with general plan designation or zoning? x
source N(s):
b) Conflict with applicable environmental plans or
policies adopted by agencies with jurisdiction over the
project? x
c) Affect agricultural resources or operations e.g.
impact to soils or farmlands, or impacts from
incompatible land uses)? x
I) Disrupt or divide the physical arrangement of an
established community including a low-income or
minority community)? x
3.2. POPULATION AND HOUSING. WouLd the project:
a) Cumulatively exceed official regional or local
population projections? x
b) Induce substantial growth in an area either direedy or
indirecdy e.g. through projects in an undeveloped
area or extension of major infrastructure)? x
c) Displace existing housing, especially affordable
housing? x
3.3. EARTh AND GEOLOGY. WouLd the project result in or
expose people to potential in***ts invoLving:
a) Fault rupture? x
b) SeIsmic ground shaig x
c) Seismic ground failure, including liquefaction? x
d) Seiche, tsunami, or volcanic haaard?
e) laandslidcs or rnudflows?
f) Erosion, changes in topography or unstable soil.
conditions from excavation, grading or fill? x
g) Subsidence of the land? x
h) Expansive soils? x
i) Unique geologic or physical features? x
ii
BIB]
09-01-1998-U01
03:59:08PM-U01
ADMIN-U01
CCRES-U02
97-U02
19-U02
^!Nc? F*,*-i*jI,
P*.*Iy Sig*jf**a,x *
Sig,f* * sipir*n
aCI Mfti* *i CI
3.4. WATER. WouLd the project result in:
a) Changes in absorption rates, drainage patterns, or the
rate and amount of surface runoff? 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
hody? 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 aquifer 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. AIR QUALUUY. WouLd the project:
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 change in climate? x
d) Create objectional odors? x
111
BIB]
09-01-1998-U01
03:59:08PM-U01
ADMIN-U01
CCRES-U02
97-U02
19-U02
^!Nc? p***Iy 5i1*r* Tb*
Si5*jf**-I U*I* sign,r**** No
I Mw** I
36 TRANSPORT*ONICIRCIJL*ON. WouLd th projec(
resuLt in:
a) Increased vehicle trips or traffic congestion? x
b) Hazards to safety from design features e.g. sharp
curves or dingerous 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
*n*pacts to:
a) Endangered, threatened or rare species or their
habitats including but not limited to plants, fish,
insects, animals, and birds? x
b) Locally designated species e.g. heritage trees)? x
c) loocally designated narural communities e.g. oak
forest, e.g. oak forest, coastal habitat, etc.)?
iv
BIB]
09-01-1998-U01
03:59:08PM-U01
ADMIN-U01
CCRES-U02
97-U02
19-U02
^!Nc? P***Iy s1*,r*
u* sig*ir*
Mjti* CI Ci
d) Wetland habitat e.g. marsh, riparian and vernal
pool)? x
e) Wildlife dispersal or migration corridors? x
3.8. ENERGY AND M[NERAL RESOURCES. Woud the
project:
a) Conflict with adopted energy conservation plans?
b) Use non-renewable resources in a wasteflil and
inefficient naanner? x
3.9. USK OF UPSETIHUMAN HEALIII.
WouLd the proposal involve:
a) A risk of accidental explosion or release of hazardow
substances including, but not limited to:. oil,
pesticides, chemicals or radiation)? x
b) Possible interference with an emergency response
plan or emergency evacuation plan?
c) The creation of any health hazard or potential health
hazards?
d) Exposure of people to existing sources of potential
health hazards? x
e) Increased fire hazard in areas with flammable brush,
grass, or tnees? x
3.10. NOISE. WouLd the proposal result in:
a) Increases in existing noise levels? x
b) Exposure of people to severe notse levels?
3.11. PUBUC SERVICES. WouLd the proposal have an *ct
upon, or result in a need for new or altered government
services in *.j of the following areas:
a) Fire protection? x
V
BIB]
09-01-1998-U01
03:59:08PM-U01
ADMIN-U01
CCRES-U02
97-U02
19-U02
^!Nc? *.`i*Iy
P**iaiIy SIgflif* LA:: Tha'i
Sig*f* U*d* Sig*r* No
Miu* * I
b) Police protection? x
c) Schools? x
d) Maintenance of public facilities, including roads? x
c) Other governmental services?
3.12. UlILITIES.
Would the proposal resuft in a need for new systenos. or
substannal afternanons to the foItowi*g wilides:
a) Power or natural gas? x
b) Communications Systems? x
c) Local or regional water treatment or distribution
facilities? x
d) Sewer or septic tanks? x
e) Storm water drainage? x
f) Solid waste disposal? x
3.13. AE*11!*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) Disturb paleontological resources? x
b) Disturb archaeological resources? x
C Affect historical resources?
d) Have the potential to cause a physical change which
would affect unique etirnic cultural values?
e) Restrict existing religiow of sacred uses within the
potential impact area?
vi
BIB]
09-01-1998-U01
03:59:08PM-U01
ADMIN-U01
CCRES-U02
97-U02
19-U02
^!Nc? p**w*Iy * Thu*
si1ur*c:* UpIe* SIIThi**anI
MiljImd I=pICL
3.15. *CREAliON. 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 FiNDINGS OF SIGNIFICANCE.
a) Does the project have the Potential to degrade the
quality of the environmental, substantially reduce the
habitat of a fish or wildlife species, cause a fish or
wildlife population to drop below self-sustaining
levels, threaten to eliminate a plant or animal
community, reduce the number or restrict the range
of a rare or endangered plant or animal or eliminate
inportant examples of the major periods of California
history or prehistory? x
b) Does the project have the potential to achieve short-
*rm, 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 *tre projects). x
d) Does the project have environmental eff*cts which
will cause substantial adverse effects on human
beings, either directly or indirectly? x
EARUER ANALYSES.
Earlier analyses may be used where, pursuant to the tiering, program EIR, or other CEQA procets, one or
more effects have been adeq*ly analyzed in an earlier EIR or negative declatation. Section
15063(c)(3)(D). In this case a discussion should identify the following on attached sheets:
a) Earlier analyses Used. Identify earlier analyses and State where they are available for review.
b) Impacis adequately addressed. Identify which effects from the above checklist were within the
scope of and adequately analyzed by the earlier document.
c) Mt*fl 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
03:59:08PM-U01
ADMIN-U01
CCRES-U02
97-U02
19-U02
^!Nc? INTrIAL STUDY ADDEND[IM
FOR
ENV[RONMENTAL ASSESSMENT 9*3O
Vesting Tentative Tract Map 28457
Site Development Permit 9*593
* J*u
Della Vista
ADDlicant:
EZOKIE
74-350 Messandro Drive, Sujie A I
Palm Desert, CA 92260
Preoared by:
City of La Quinta
Community Development Department
78-495 Calle Tampico
La Quinta, CA 92253
Leslie J. Mouriquand, Associate Planner
November25, 1996
BIB]
09-01-1998-U01
03:59:08PM-U01
ADMIN-U01
CCRES-U02
97-U02
19-U02
^!Nc?TABLE OF CONTENTS
Section Page
INTRODUCTION 3
1.1 Project Overview 3
1.2 Purpose of*al Study 3
1.3 Background of Environmental Review 4
1.4 Summary of Preliminary Environmental Review 4
2 PROJECT DESCRIPIION 4
2.1 Project Location and Environmental Setting 4
2.2 Physical Characteristics 4
2.3 Operational Characteris*ics 5
2.4 Objectives 5
2.5 Discretionary Actions 5
2.6 Related Projects S
3 ENVIRONMENTAL ANALYSIS 5
3.1 Land Use and Planning 6
3.2 Population and Housing 7
3.3 Earth Resources 8
3.4 Water 12
3.5 AiQuiry 16
3.6 TransportationlCirculation 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 Utiliucs 29
3.13 Aesthetics 31
3.14 Cukural Resources 32
3.15 Recreation 34
4 MANDATORY FINDINGS OF SIGNIHCANCE 34
5 EARLIER ANALYSES 35
2
BIB]
09-01-1998-U01
03:59:08PM-U01
ADMIN-U01
CCRES-U02
97-U02
19-U02
^!Nc? SECTION 1: **ODUCI'ION
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
family lots, 18 lettered lots, and 1 remainder parceL The Applicant is also requesting
approval of house plans under Chapters 9.30- 9,60 of the Zoning Ordinacn* andi
irionpo for tho At*i*U'*n ir, til,,,, * *.L;;k * ZO * t * * 10 fout z*
s*me hocti *n * A* *r l:nu*do lot*. The project site is located on Fred Waring
Drive, east of Washington Street, in La Quinta, Califonija. The property is a portion of
Parcel 2 of Parcel Map 27131. It 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 Quality 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 %)F INrrIA* 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. This document
provides a basis for determing the nature and scope of the subsequent environmental
review for the proposed subdivision and filture development of the land. The purposes of
the initial Study, as stated in Section 15063 of the State CEQA Guidelines, include the
following:
Tb provide the Agency with infor'mation 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 fliture 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 quaIif* 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
03:59:08PM-U01
ADMIN-U01
CCRES-U02
97-U02
19-U02
^!Nc? To provide documentation for the findings in a Negative Declaration that the
project will not have a significant 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. Ths initial Study Checklist and Addendum
was prepared for review and certification by the City of La Quinta Planning Commission
and City Council.
1.4 SUMMARY OF PRELIMINARY 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 potenlial impacts to insignificant 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 DESCRIIITION
2.1 PROJECT LOC*ON AND ENVIRONMENTAL SEITING
The City of La Quinta is a 31.18 sqtaare mile mnnicipality 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 CHARACTERISTICS
The proposed Bella Vista project will effect a total of 33.10 acres of vacant residentially-
designated lan* The land involved in this project is vacant desert land that has never been
flirmed or developed, although the project site was part of a homestead claiUL There has
been trespassing by off-road vehicles duturbing the natural roiling 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
03:59:08PM-U01
ADMIN-U01
CCRES-U02
97-U02
19-U02
^!Nc? 2.3 OPE*ONAL CHARACTERISTICS
The proposed tract map application will create 116 single family residential lots for house
construction. A circtllation 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 systein* A retention
basin is pro osed for the northeast corner of the subdivision. The subdivision will not be
gated. *singl*f*amly house prototypes are being considered for approval for the
tentative tract. **init types will be single story and one will be a two-story plan.
2.4 OBJECTIVES
The objective of the proposed subdivision is to develop 116 new single family residential
houses.The applicant is requesting that the tentative rnap 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 Plaiiiing Comiiission and City CouncIL
The following discretionary approvals will be required for this project:
Certification of the Environmental Assessment for the project;
Approval of Vesting Tentative Tract Map 28457;
Approval of Site Development Permit 96-593;
*pru**01 f'7**"*"- O* fl*Q
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: ENV[RONMENTAL ANALYSIS
This section analyzes the potential environmental impacts associated with the land use,
subdivision design, and architectural approval of filture development. The CEQA
Checklist issue areas are evaluated in this addend* For each checklist item, the
environmental scuing is discussed* including a description of the exis*ing conditions within
5
BIB]
09-01-1998-U01
03:59:08PM-U01
ADMIN-U01
CCRES-U02
97-U02
19-U02
^!Nc ?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 referring to
criteria in CEQA Appendix G).
3.1 LAND USE AND PLANNING
Regional Environmental 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 rebef ranges ftorn 237 feet below mean sea level nssl) to about 2*OOO feet
above rnsl. 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 Environmental 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 farmed. There are sand dunes across the property with stable mesquite substructures
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 inpact. In 1991, the property was redesignated R-l Single Family 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 Rjght-ofWay, 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 witilin Starlight Dunes to the east; vacant commttmty
co*nmercial 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 *1.hin 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
03:59:08PM-U01
ADMIN-U01
CCRES-U02
97-U02
19-U02
^!Nc!? 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 agncultural resources or operations e.g. impact to
soils or farmlands, or impacts from incompatible land uses).?
No pact. 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 lk*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
fliture 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 Environmental Setting
Between 1980 and 1990, the population of La Quinta expanded 125%, as reported by the
U.S. Census, making 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
03:59:08PM-U01
ADMIN-U01
CCRES-U02
97-U02
19-U02
^!Nc"?Etlanicity 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 Amencan.
Local Environmental Setting
Theproject site consists of a 33.10 acre parcel of vacant desert land. There are no housing
units on the property.
A. Would the project cumulatiyely exceed official regional or local population
projections?
No Impact. The development planned for this project win result in the construction of
116 new detached single faniily units. Using the factor of 2.85 people per unit, the
potential population for the project could be 330.6 new residents in the City Source:
1990 Census).
Ternporary construction-related jobs will be created as the new units are built. It is not
anticipated that there wiil be any new permanent jobs created as a result of the project.
B. Would the project induce substantial growth in an area either direcdy or
indfrectly e.g. through projects in an undeveloped area or extension of
major infrastructure)?
No Impact. The proposed project win not make an impact in the surrounding area as no
major infrastructure would be altered or extended as naany 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 units utilizing private
fluids. The proposed project would not result in the displacement or removal of any
housing units Source: Site Survey; Application Materials).
3.3 EARTH RESOURCES
Regional Environmental Setting
The City of La Quinta has a relatively flat, but gently sloping topography, except for the
hillside area on the southern and western portions of the City. Elevations in the
southeastern portion of the City reach 1,400 feet above ms* 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 Mountams and the Coral Reef Mountains. Soils on the valley floor are
8
BIB]
09-01-1998-U01
03:59:08PM-U01
ADMIN-U01
CCRES-U02
97-U02
19-U02
^!Nc#? made up of very fine grain unconsolidated silty sands. The Coacheila 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 activrty to occur. The City of La Quint a 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 subsurfiice soil and
groundwater conditions, site geology, regional fauking and seismicity, and site
acceleration, and hydroconsolidation and its mitigation. The field investigation consisted
of sub surf*ce exploration using a backhoe to excavate six test pits to depths of 10 to 14
feet below the existing ground surface. Soil saraples were taken at selected depths of the
pits. The tab 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 elpose people to potential impacts involving
seismicity: fault rupture?
Less Than Significant Impact. There is an inferred fauk line located as close as 1,500
feet south of the project site. This *ult 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 grounCWiakig effects in the
area. None of the inferred faults in La Quinta have been placed in an Mquist-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 extent
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
03:59:08PM-U01
ADMIN-U01
CCRES-U02
97-U02
19-U02
^!Nc$?occurrence for the 30-year period from 1994 to 2024 that a mag(iitude 7.5 event or
greater would occur along the Coacheila 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 cou'prises 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 Indio. The San Andreas Fault
zone is considered to have characteristic earthquakes that ruptures each fault segment.
The San Andreas Fault may rupture in multiple segments producing a higher magtrtude
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 activity, we cannot preclude the potentlal 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 Thin Significant ImpacL The filture residential development will be subject to
groundshakng haaards from regional and local events. The proposed project will bring
people to the site who will be subject to these hazards. The Riverside County
Comprehensive General Plan indicates that the lots are widlin 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 sire is strong groundshaking from earthquakes
along the San Andreas and San Jacinto Faults as discussed in Section 3.4 of the
geotechnical report submittedfbr the project Source: Southland Geotechnical 1996:8).
C. Would the project result in or expOse people to potential impacts involving
scismicity: ground failure or liquefaction?
Less than Significant Impact. The proposed subdivsion is not in an area that is
anticipated to be subject to ground f*ilure hazards from earthquake or other events. The
La Quinta General Plan indicates that the project site is not within a recognized
liquefaction hazard area. The majority of the City has a very low liquefaction siisceptibiltty
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).
Lique*ction 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)
I0
BIB]
09-01-1998-U01
03:59:08PM-U01
ADMIN-U01
CCRES-U02
97-U02
19-U02
^!Nc%? 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 approxirnately 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
Coachelia Valley Whitewater River) Storinwater 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
nonexistent."
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 of the 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 fans 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
Tomspaments. 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 11 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
03:59:08PM-U01
ADMIN-U01
CCRES-U02
97-U02
19-U02
^!Nc&?The geotechnical report for the project indicates that the soils on the project site are
subject to hydroconsolidation. hi 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 utitty 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 Impact. 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 causmg dramatic decreases in the
elevation of the ground Source: La Quinta MEA). See discussion above concerning
hydroconsolidation.
R. Would the project result ii' 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 filture 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).
1. Would the project result in or expose people to potential impacts involving
unique geologic or physical features?
No Impact. 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 Se*ng
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 City as well as a signnlicant supply for the City's nonpotable irrigation needs. Water is
pumped 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
03:59:08PM-U01
ADMIN-U01
CCRES-U02
97-U02
19-U02
^!Nc'? La Quinta is located prinirily in the lower Thermal Subarea of the groundwater basin.
The Thermal Subarea is separated into the upper and lower valley sub-basins near Point
Happy, 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 potable) water distribution systeni Water is
also pumped for irrigation 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 Coachella Canal.
The quality of water in the La Quinta area is highly suitable for domestic purposes.
However, chemicals associated with agricultural producti9n in nearby areas and the use of
septic tanns 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 fliture.
Surfi*ce water in La Quinta is comprised 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 tributan* 11e watersheds in La Quinta are subject to intense storms of
short duration which result in substantial runoff The steep gradient of the Santa Rosa
Mountains accelerates the runoff flowing in the intermittent streams that drain the
mountain watersheds.
One of the primary sources of surface water pollution is erosion and sedimentation from
development construction and operation activities. Without controls, total dissolved solids
IDS) 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 System 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
03:59:08PM-U01
ADMIN-U01
CCRES-U02
97-U02
19-U02
^!Nc(?Conservation Areas: WI). The intent of the zoning dsstrict is to allow development in
flood prone areas based upon the submittal of a drainage and storniwater control plan. The
City also irnplements 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 approximately thirty 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 sto* The proposed developments will be designed
to retain 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, 1-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 surf*ce 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 patterw, or
the rate and amount of surface runoff'.
IAss Than Significant Impact. An approved drainage plan will be required based upon
the recommendations and results 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 swuice 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
03:59:08PM-U01
ADMIN-U01
CCRES-U02
97-U02
19-U02
^!Nc)? B. Would the project result in 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 quaiity e.g. temperature, dissolved oxygen or turbidity)?
Less Than Significant Impact. Runoff from the project site will be required to be
directed into etention basins temporary or permanent) and be controlled by drainage
fac;lities. 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
impact 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 mpact. The City of La Quinta does not have any substantial natural bodies of water
or rivers. There are many srall man-made lakes and ponds on golf courses within the
City. Some agricultural reservoirs are still in use as well. The La Quinta Evacuation
Channel is a man-made stormwater channel that is usually dry except for runoff from
seasonal storms. The f*ture 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 units. Potable water to service tliis
development will most likely come from groundwater wells in the near vicinity. A well site
lot is proposed at the southwest comer of proposed Tentative Tract 28458, that will
15
BIB]
09-01-1998-U01
03:59:08PM-U01
ADMIN-U01
CCRES-U02
97-U02
19-U02
^!Nc*?service both tracts. The Planning Standard for residential water consumption is 315
Gal/DUIDay. The daily water consumption for this project would be 116 units x 315
GaIIDU/Day 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 Impact. The proposed subdivision will not have a si-ficant
effect on groundwater weII*. 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
filture 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).
H. Would the project result in impacts to groundwater quality?
Less Than Significant Impact. Future development of the project site will include
concrete and asphalt 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 rain,
contaminates could be transported into the basin or into the nearby storm drains that could
contribute to groundwater and/or surf*ce water pollution. However, this potential impact
is anticipated to be less than signnicant.
3.5 AIR QUALrl'y
Regional Environmeniol Seuing
The Coachella Valley is under the jurisdiction of the South Coast Air Quality Management
lrrsrict SCAQMD), and in particular, the Southeast Desert Air Basin SEDAB) division.
SEDAB has a distinctly diiierent air pollution problem than the South Coast Air Basin
SCAB A discussion of the jurisdictional organization and requirements is found in the La
Quinta MEA.
The air quality in Southern California region has historically been poor due to the
topography, climatologi*al influences, an4 urbanization. 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 eniissions and the maintenance of local air quality
standards. The SCAQMD samples 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
03:59:08PM-U01
ADMIN-U01
CCRES-U02
97-U02
19-U02
^!Nc+? does not meet federal standards for ozone, carbon monoxide, or particulate matter PM-
10). In the Coacheila 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 Environmenial Setting
The City of La QLiinta is located in the Coachella Valley, which has an arid climate,
characterized by hot simuners, mild 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 s*: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
Indio. The Indio 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
Brandman and Associates. The report concluded that the proposed tract would produce
temporary eniissions during the construction of the single family homes, retention basin,
and well. Emissions produced during construction would vary daily depending on the type
of activity. Emissions would be generated during grading, framebuilding and other
construction activities associated with developing the project. Air pollutant emissions
would be created by grading activities, but site grading would result in a ess-than-
signinicant" air quality impacts. However, general construction activities would generate
significant air quality impacts, which may or may not be mitigated Source: Michael
Brandinan and Associates 1996:7),
Implementation of the ptoposed prdject 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 qualrty
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
03:59:08PM-U01
ADMIN-U01
CCRES-U02
97-U02
19-U02
^!Nc,?impact is considered to be less than signinicant. The proposed project would not contribute
to curnulatively significant air quality impacts. The report offered the following
construction emission mitigation measures:
1. Configure construction parking to minimize traffic interference.
2. Provide temporary traffic control during busy construction periods to improve
traffic flow.
3. Scbedule 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 vlsi*e soot from
reducing light transmission *hrough the exhaust stack exiL by more than 20 percent
for more than 3 minutes per hour and use low- suiflir filel as required by SCAQMD
regulation.
Implementation of the above mitigation measures would reduce construction Nox
emissions. However, the construction-related Nox emissions would continue to exceed
SCAQMD thresholds despite mitigation. Therefore, construction emissions of Nox would
be considered significant and unavoidable Source: Michael Brandman and Associates
1996:10).
B. Would the project eipose sensidve receptors to pollutants?
Less Than Significant Impact. Sensitive receptors include schools, day care centers,
parks and recreation centers, medical *cillties, rest homes, and other land uses that
include concentration of individuals recognized as exhibiting particular sensitivity 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 Q**inta High School 1.5 miles southeast), and Gerald Ford Elementary School I
mile west). The closest ex:isting park is the Palm Royale Park located to the southeast.
There are two preschool/day care centers located to the north along Washington 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) arc designed to protect that segment of the public most susceptible to respiratory
distress or infection, refeffed 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?
Less Than Significant linpact. The proposed project is not anticipated to result in any
signnicant impact upon this issue area. All proposed homes will be required to meet height
18
BIB]
09-01-1998-U01
03:59:08PM-U01
ADMIN-U01
CCRES-U02
97-U02
19-U02
^!Nc-?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. Swimming
pools would add to the moisture index of the area. There are no significant 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 will 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 ThANSPORTATIONlCIRC*ON
Regional Environmenial Seuing
La Quint a 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 community of Palm Desert to the west. Two lines operate along
Highway 111 serving trips between La Quint a and other communities in the desert.
There are only a few existing pedestrian, bicycle and equestrian facilities in La Quinta,
however, these systems will be expanded as the City grows. Ths is a Class II Bike way
designation sharing an 8-foot wide sidewalk. These facilities both existing and fiature, are
designted in the La Quinta General Plan.
Local Environmental Seuing
The subject project site is located near the signalized intersection of Washington Street
and Fred Waring Drive. Both streets are classified as Major Arterials with 120 foot
Rights-of-Way. Fred Waring Drive is presently a three lane road along the southern
19
BIB]
09-01-1998-U01
03:59:08PM-U01
ADMIN-U01
CCRES-U02
97-U02
19-U02
^!Nc.?boundary of the project site. It is designated as a Class bikeway corridor and a primary
image corridor. The intersection of the two streets is designated as a gateway mto 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. ft is projected that Washington Street will experience a traffic volume of 62,700
north of Fred Waring Drive, at buildout, will experience a traffic volume of 50,600
vehicles east to Adams Street, providing a Level Of Service E. Level of Service LOS) has
unstable flow with poor progression and frequent cycle failures. 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 fbund 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 Govenunents 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 Unless Mitigated. Potential development of the project site is
forecasted to generate approximately 1,109 daily vehicle trips from the I 16 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 hnpact. There are no identified hazards from design features in
the existing roadways or the proposed circulation systeIlL 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 of the project site would not be permitted to obstruct
emergency access to surrounding land uses. Review of development plans by the Fire
Department and the Sheriffs Department did not identif*r any problems with this issue.
20
BIB]
09-01-1998-U01
03:59:08PM-U01
ADMIN-U01
CCRES-U02
97-U02
19-U02
^!Nc/? 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 tile 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 win 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
alternative transportation e.g. bus turnouts9 bicycle racks)?
No Impact. The zoning ordinance does not require bicycle racks for residential projects.
The proposed project will be reviewed by tile Sunline Transit Agency for needed bus
turnouts Source: La Quinta Zoning Ordinance).
G. Would the project result in rail, waterborne or afr traffic impacts?
No Impacts.. There is no rail service in tile City of La Quinta. The closest rail line is
approximately two niiles to the north of the project site. There are no navigable rivers or
waterways, or air travel lanes or airports wiin tile City. Thus, there will be no impacts
upon these issues. The closest airport is the Bermuda Dunes Airport, a small 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 take-off or land Sources: La Quinta MEA; USGS La
Quinta 7.5' Quad Map; Site Survey).
3.7 BIOLOGICAL RESOURCES
Regional Environmental S*ing
The City of La Quinta lies within tile Colorado Desert regional environment. Two
ecosystems are found within the City, the Sonoran Desert Scrub and the Desert
Transition. The disturbed environments within tile City are classified as either urban or
agricultural. A detailed discussion of these ecosystems is found in tile La Quinta Master
Environmental Assessment 1992).
21
BIB]
09-01-1998-U01
03:59:08PM-U01
ADMIN-U01
CCRES-U02
97-U02
19-U02
^!Nc0?Local Environme*ial Setting
The project site is located in the Sonoran Desert Scrub ecosysteIiL 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. It is generally
categorized as containing plants which have the ability to economize water uses, go
doraaant 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
animals 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 thls area is the
Peninsular Bighorn sheep which is found at the higher elevations of the Santa Rosa and
San 3acinto Mountain ranges. Birds and amphibians/reptiles 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 laiaard and the
Flat-tailed Horned Lizard. Mitigation for the endangered Fringe-toed Lizard is payment of
a fee for the disruption of habitat. There is no prescribed mitigation for the Flat-tailed
Homed Lizarc[ This lizard is a candidate for federal endangered listing and a Species of
Special Concern for the California Department of Fish 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 their habitats including but not limited to plants, fish, insects, animals,
and bird,)?
Potentially Sigiuficant Unless Mitigated. A biological survey was conducted on the
project site in October 1996, by Circle Mountain Biological Consultants. Akhough 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 shrike was observed during the survey No threatened or
endangered species are expected to be directly impacted by the proposed project. The
report states that *`Gien the relatively small size of the site, its current degradation, and its
isolation from undeveloped lands from which species could immigrate. impacts to
22
BIB]
09-01-1998-U01
03:59:08PM-U01
ADMIN-U01
CCRES-U02
97-U02
19-U02
^!Nc1? COmmOn and UncOimnOn species are considered not significant Cumulative impacts of the
proposed project are also considered not significant."
The project site is within the mitigation fee area for the Coachella Valley Frng*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.
B. Would the project result in impacts to locally designated species e.g. heritage
trees)?
No mpact. 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 diirbed by off-road vehicles and fam*g actrvi*ties 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. Woiid the project result in impacts to wetland habitat e.g. marsh, dparian,
and vernal pool)?
No Impact. There are no natural wetlands, marshes, riparian communities, 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 within a marsh community along the
lakeshore. However, the lake dried approximately 500 years ago. The project site has
become covered by acolian sands since the prehistoric lake dried Sources: Site Survey;
Ckcle 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 Significant 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
03:59:08PM-U01
ADMIN-U01
CCRES-U02
97-U02
19-U02
^!Nc2?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
m La Quinta come from the Imperial irrigation District I[D), Southern California Gas
Company, and various gasoline companies.
Local Environmental Setting
There are no oil wells or other filel 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- I, 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 Title 24 energy
requirements.
B. Would the project USC non-renewable resources in a wasteful and inefficient
manner?
Ass Than Significant Impact. Natural resources that may be used by this proposed
project include air, mineral, water, sand and gravel, ti*nber, 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 Crdinance;
Coachella Valley Water District).
24
BIB]
09-01-1998-U01
03:59:08PM-U01
ADMIN-U01
CCRES-U02
97-U02
19-U02
^!Nc3? 3.9 RISK OF UPSETIKUMAN 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, m
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 utiiized in dry cleaning operations, agricultural operations, restaurant kitchen
cleaning, landscape irrigation and exposure to large scale electrical facilities may pose
sigiuficant 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 Facili*y Siting
Procedures, the City of La Quint a 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 explosion 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 swinning 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 fliture homes.
B. Would the project involve possible interference with an emergency response
plan or emergency evacuation plan?
No Impact. Construction activilies will be confined to the project site, except for minima'
off-site work as is necessary for project roadways, curbs, and guuers. These activr*i*es will
not be permuted 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
03:59:08PM-U01
ADMIN-U01
CCRES-U02
97-U02
19-U02
^!Nc4?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 Setting
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 ill, and
temporary construction noise. The ambient noise levels are dominated by vehicular noise
along the highway and major arterial roadways.
Local Environmental Setting
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 nighttime hours. The nearest residential use is
located adjacent to the east, north, and across Fred Waring Drive, south of tile 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 exiating noise levels?
Potentially Significant 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 tile report. The
report did state that the arnbient 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 BA 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 wall 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
03:59:08PM-U01
ADMIN-U01
CCRES-U02
97-U02
19-U02
^!Nc5? 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+ CIBA. The interior of the parcel is between 50 and 60 CIBA Source: La
Quinta MEA).
The proposed development will result in short-term impacts associated with construction
activities. During construction, heavy machinery will be capable of generating periodic
peak noise levels ranging from 70 to 95 CIBA 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 permi*ted after construction,
or during the **peration" of the development Source: La Quinta General Plan).
3.11 PUBLIC SERVICES
Regional Environmenial Setting
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 exis*s 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 significant fire threats
to the City. Hillside and brush fires are mIniinal 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 Coachella Valley Unified School
District serve the City. There is one elementary school, one middle school, and one high
27
BIB]
09-01-1998-U01
03:59:08PM-U01
ADMIN-U01
CCRES-U02
97-U02
19-U02
^!Nc6?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 flicility 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 Indio, and
the Eisenhower Immediate Care Facility in the 111 La Quinta Center. The Eisenhower
Medical Center is located in Rancho Mirage. The Riverside County Health Department
adininisters a variety of health programs for area residents and is located in hldio.
Paramedic service is provided to the City by Springs Ambulance Service.
Local Environmenial Setting
The nearest City fire station to the project site is located app roximately 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 mew 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 sprinkler systems,
construction materials, etc.) shall be complied with Source: Fire Departrnent).
B. Would the project have an effect upon, 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
03:59:08PM-U01
ADMIN-U01
CCRES-U02
97-U02
19-U02
^!Nc7? 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 received 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 impaired 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
government 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 Wariitg 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*t 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 m)) 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. ID has four substations in La
Quinta, with electricity generated by a steam plant in El Centro and hydroelectric power
generated by the All American CanaL 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
03:59:08PM-U01
ADMIN-U01
CCRES-U02
97-U02
19-U02
^!Nc8?CVWD operates a water system with potable water pumped from domestic water wells in *
ihe 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 stormwater 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 Environmental Setting
The project is almost entirely surrounded 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. t * 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 existing systems. The project developer will have to
coordinate with I'D, CVWD, and TGC for the timely provision of utilities.
A letter from UD states that the proposed project will * act electric service to the area.
The cumulative imp act of projects of this size do increase the electrical demand on the
D's existing *cilkies at peak leading periods, and result in the need for additional
generation, transmission, substation, and distn*ution facilities. When additional facilities
are needed, projects of this magni*ude directly impact power rates in the tm's service area
and may result in higher electric rates in the fliture years Source: I'D letter dated October
15, 1996).
B. Would the project result in a need for new systems, or substantial alteration
to communication systems?
Less Than Significant Impact. The proposed development will require service from
General Telephone Exchange GTE) for telephone communication. The developer will be
required to coordinate the installation of telephone service infrastructure with GTE.
C. Would the project result in a need for new systems, or substantial alterations
to local or regional water treatment or distribution facilities?
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 consumption has been discussed in Section 3.4 of this
30
BIB]
09-01-1998-U01
03:59:08PM-U01
ADMIN-U01
CCRES-U02
97-U02
19-U02
^!Nc9? document. A response letter from CVWD has been received that states that the District
will flirnish 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 CYWI). The developer will be responsible for the
cost of connection and installation of an on- site sewer systeIlL A response from 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
facilities will be required for the development of the project. The Whitewater River Storm
channel is located approximat ely 3/4 of a mile 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 ex:isting landfills in the
Coachella Valley. These landfills are reaching capacity and may be closed in the near
filture. Development must comply widi die City's Source Reduction and Recycling
policies. However, other sites or aheniative types of waste disposal projects are being
considered. Any on-site programs will be coordinated with Waste Management. Solid
waste generation is calculated at 4.00 lbs. per person per day La QLiinta General Plan).
3.13 AESTIIETICS
Regional Environmental Setting
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 surroundi*g mountains are visible
on clear days throughout most of the City.
31
BIB]
09-01-1998-U01
03:59:08PM-U01
ADMIN-U01
CCRES-U02
97-U02
19-U02
^!Nc:?Local Environmenfal Seuing
The project site 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 within 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
arcliitectural 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 cumulatively contribute to the existing light and glare in
the City. All such lighting fruures 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
Regional Environmenial Setting
A portion of the prehistory of the La Quinta area is known through the archaeological
record gained from various archaeological investigations over the past twenty years. A
discussion on the prehistory and hisiory 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
03:59:08PM-U01
ADMIN-U01
CCRES-U02
97-U02
19-U02
^!Nc;? 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 Aiexandrowicz, of Archaeological Consulting
Services, for the project.
A. Would the project disturb paleontological resources?
Less Than Significant Impact. It is l:nown that marine-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 Impact. There is no identifiable unique ethnic value to the proposed project site.
E. Would the project restrict existing religious or sacred uses within the
potential inipact 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
03:59:08PM-U01
ADMIN-U01
CCRES-U02
97-U02
19-U02
^!Nc<?3.15 RCRE*ON
Regio*oI Environmental Sem*ng
The City of La Quinta has an adopted Parks and Recreation Master Plan that assesses the
existing resources and facilities 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 this count. There are also bike and
equestrian pathways witlhn the City and designated pedestrian hiking trails.
Loeal Environmental Seuing
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 Mit.***ted. The proposed project will impact the existing
park and recreation *c;l1ties 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 Planning Area A,
within which the project site is located, is significantly deficient in park and recreation
*cilhies. The paying of the parkland fee will assist in acquiring the necessary fluids to
develop filture parks and other recreation *cilities in Planning Area A, such as the 18.66
acre parkat Adains 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 affect existing parks and recreation facllities through added users. There is a
si-icant 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 programs.
Payrnent of the parkland fee will mitigate this impact by contributing fluids toward the
construction of new park facilities and added recreational programs.
SECTiON 4: MANDATORY FINDINGS OF SIGMVICANCE
The Initial Study for the proposed project will not have iin*itigable 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 tetpporary construction emissions
even with 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
03:59:08PM-U01
ADMIN-U01
CCRES-U02
97-U02
19-U02
^!Nc=? 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, witb 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 enviroRmental effects that will
adversely affect human, either dfrecdy or indirecdy, with the
implementation of mitigation.
SECTION 5: EARLIER ANALYSES
A. Earlier Analyses Used. Environmental Studies prepared in 1990 and 1995.111
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
EIIL
The special studies prepared for the proposed project consist of:
I. Geotechnical Investigation: Tentative Tracts No.28457 & 28458, La
Quinta, California. October 1, 1996. Southland Geotechnical.
2. Air Quality Technical Report For Belia Vista Tract Map 28457 & 28458 in
La Quint a, California. October 1996. Michael Brandinan 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
03:59:08PM-U01
ADMIN-U01
CCRES-U02
97-U02
19-U02
^!Nc>? 4. Tentative Tract Maps 28457 and 28458 in the 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 Ouinta, California. October 1996. Davy &
Associates, Inc.
6. Cukural 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. Impacts Adequately Addres*ed. The previous EA prepared for Parcel Map
27131 provided a general poten* d-out analysis that did not include specific project-
related impacts. Thus, the need 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 approv*
36
BIB]
09-01-1998-U01
03:59:08PM-U01
ADMIN-U01
CCRES-U02
97-U02
19-U02
^!Nc?? Resolution 97-19
81. Permanent signing for the tract shall be approved by the Planning Commission
prior to issuance of a building permit for said structure(s) pursuant to the
provisions of Chapter 9.1 60 of the Zoning Ordinance.
82. Prior to approval of the final map, all single family lots along Fred Waring Drive
that have the perimeter wall offset at the rear of the lot shall be enlarged to
reflect the preliminary landscape plan exhibits.
83. *The plotting of the residential units constructed on cul-de-sac lots shall be
subject to Community Development Department review and approval. The
location of the units on the lots shall take into consideration uniqueness of yard
areas.
84.*On Plans 4A and 5A, the roof mass shall be revised to break up the straight line
of the hip roof.
85. * Plans 3 and 6 may only offer a third car garage option. It shall not be offered
or provided as a bedroom option.
86.* Changes to unit location, type and plotting shall be permitted to be approved by
the Community Development Director pursuant to Section 9.60.290
Compatibility Review) of the Municipal Code.
2g4*7cOUNCILI13A 15
BIB]
09-01-1998-U01
03:59:08PM-U01
ADMIN-U01
CCRES-U02
97-U02
19-U02