CC Resolution 1998-093RESOLUTION 98-93
A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF
LA QUINTA, CALIFORNIA, CERTIFYING A MITIGATED
NEGATIVE DECLARATION OF ENVIRONMENTAL IMPACT
FOR AMENDED ENVIRONMENTAL ASSESSMENT 98-360
A SUPPLEMENT TO MITIGATED NEGATIVE
DECLARATION FOR ENVIRONMENTAL ASSESSMENT 96-
333 FOR TENTATIVE TRACT 28867 TO RECONFIGURE 92
EXISTING RESIDENTIAL LOTS, LOCATED WITHIN TRACT
MAP 28470, SOUTH OF CLARET COVE AND TALKING
ROCK TURN, AND EAST OF AVENIDA BERMUDAS
AMENDED ENVIRONMENTAL ASSESSMENT 98-360
WINCHESTER DEVELOPMENT COMPANY, LLC
WHEREAS, the City Council of the City of La Quinta, California, did on the
le day of August, 1998, hold a duly -noticed Public Hearing as requested by Winchester
Development Company, LLC., on the Amended Environmental Analysis for Tentative Tract
28867, which would modify Tract 28470 to create additional residential lots generally
located south of Claret Cove and Talking Rock Turn and east of Avenida Bermudas in the
Tradition, more particularly described as follows:
Lot 95 and a portion of Lot "I" and a portion of that land
shown as remainder on Tract 28470-1, MB 263/76-90, and
Lots 8, 9, 10, and 11 of Tract 28470-2, MB 266/57-60.
WHEREAS, said Environmental Assessment has complied with the
requirements of "The Rules to Implement the California Environmental Quality Act of 1970"
as amended, Resolution No. 83-63, in that the Community Development Director has
conducted an Initial Study (Amended Environmental Assessment 98-360) and has
determined that although the proposed project could have a significant adverse impact on
the environment, there would not be a significant effect in this case, because appropriate
mitigation measures were made a part of the Conditions of Approval for Tentative Tract
28867, and a Mitigated Negative Declaration of Environmental Impact will be filed; and,
WHEREAS, the Planning Commission of the City of La Quinta, California,
did, on the 28"' day of July, 1998, hold a duly -noticed Public Hearing as requested by
Winchester Development Company, LLC, on the Environmental Analysis to Tentative Tract
28867 which would modify Tract 28470 to add residential lots, during which a
recommendation for certification of the Environmental Assessment was forwarded to the
City Council; and,
Resolution 98-93
Page 2
WHEREAS, at said Public Hearing, upon hearing and considering all
testimony and arguments of all interested persons desiring to be heard, said City Council
did make findings to justify certification of Amended Environmental Assessment 98-360:
An Initial Study, Amended Environmental Assessment (Amended EA 98-360) has
been prepared pursuant to the requirements of the California Environmental Quality
Act of 1970 (hereinafter "CEQA"), as amended (Public Resources Code Section
21000, et. Seq. ).
2. Tentative Tract 28867 is consistent with the Low Density Residential land use goals
and objectives of the La Quinta General Plan, in that they are in keeping with Goal
2-1 to develop low density residential areas with generous areas of open space.
3. The subject site is physically suitable for Tentative Tract 28867 in that the slope
and topographic relief of the project site is relatively flat, and the soil type is suitable
for residential development.
4. Tentative Tract 28867 is consistent with the development standards of the Low
Density Residential (RL) Zoning District, which permits minimum lot sizes of 7,200
square feet, and the proposed minimum lot size for Tentative Tract 28867 will be
13,904 square feet, with a minimum lot width of 100-feet for lots 50 through 68.
5. Proposed Tentative Tract 28867 is not likely to cause public health problems as the
project has been reviewed by the Fire Department and the Building & Safety
Department for those specific issues.
6. The design of Tentative Tract 28867 will not conflict with existing public easements,
as the project has been designed around, and with consideration for, these
easements.
7. There is no evidence to show that State mandated school fees will not be adequate
to address impacts to school facilities, in that the tentative tract map does not affect
the current land use as it would be assessed at time of development, whether or not
the project was implemented.
8. Prior to action on the subdivision, the City Council considered all significant
adverse environmental impacts and mitigation measures, and has found that all
potentially significant adverse environmental impacts which may be caused by the
subdivision have been lessened or avoided to the extent feasible.
NOW THEREFORE, BE IT RESOLVED by the City Council for the City of La
Quinta, California, as follows:
Resolution 98-93
Page 3
That the above recitations are true and correct and constitutes the findings of the
City Council in this case;
2. That it does hereby certify a Mitigated Negative Declaration of Environmental
Assessment for Amended Environmental Assessment 98-360, prepared for
Tentative Tract 28867, subject tot he Mitigation Monitoring Plan and the subdivision
Conditions of Approval for Tentative Tract 2867 on file in the Community
Development Department.
PASSED, APPROVED and ADOPTED at a regular meeting of the La Quinta
City Council, held on this 18' day of August, 1998, by the following vote, to wit:
AYES: Council Members Perkins, Sniff, Mayor Pro Tem Henderson
NOES: None
ABSENT: Council Member Adolph, Mayor Pena
I ABSTAIN None
- r) �L -
JOHN J. ENA, or
City of La Quinta, California
ATTEST:
SAUNDRA L. JUHOLA, City Clerk
City of La Quinta, California
APPROVED AS TO FORM:
DAWN C. HONEYWELL, City Attorney
City of La Quinta, California
Appendix I
Environmental Checklist Form
1. Project Title: AMENDED ENVIRONMENTAL ASSESSMENT 98-
360 AND TENTATIVE TRACT 28867
2. Lead Agency Name and Address: City of La Quinta
P. O. Box 1506, La Quinta, CA 92253
3. Contact Person and Phone Number.: Leslie Mouriquand - (760)777-7125
4. Project Location: Del Gato Drive, Masters Circle, Claret Cove, and Latrobe
Lane, within the Tradition Club southeast of 52ae Avenue and
Avenida Bermudas
5. Project Sponsor's Name and Address: Winchester Development Company, LLC
41865 Boardwalk, Suite 101
Palm Desert, CA 92211
6. General Plan Designation: Low Density Residential 7. Zoning: LDR
8. Description of Project: (Describe the whole action involved, including but not limited to later phases
of the project, and any secondary, support, or off -site features necessary for its implementation. Attach
additional sheets if necessary.)
Reconfiguration of Phases 3 and 4 of Tract 28470 to create an additional 32
residential lots
9. Surrounding Lane Uses and Setting: Briefly describe the project's surroundings.
The project is surrounded on the west and north by residential uses. To the south
and east is open space.
10. Other agencies whose approval is required (e.g., perrnits, financing approval, or participation
agreement.)
None identified.
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000300 8
0 t�
Environmental Factor` ` itentially Affected:
The environmental factors checked below would be potentially affected by this project
modification, involving at least one impact that is a "Potentially Significant Impact" as indicated
by the checklist on the following pages.
Land Use and Planning
Population and Housing
Geological Problems
Water
X1 Air Quality
Determination
Transportation/Circulation
Biological Resources
Energy and Mineral Resources
Hazards
Noise
Mandatory Finds of Significance
(To be completed by the Lead Agency.)
On the basis of this initial evaluation:
Public Services
Utilities and Service Systems
Aesthetics
Cultural Resources
Recreation
I find that the proposed project COULD NOT have a significant effect on the environment, and
a NEGATIVE DECLARATION will be prepared
I find that although the proposed project modification 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
DECLARATION will be prepared.
I find that the proposed project MAY have a significant effect on the environment, and an
ENVIRONMENTAL IMPACT REPORT is required.
a
I find that the proposed project MAY have a significant effect(s) on the environment, but at
least one effect 1) has been adequately analyzed in an earlier document pursuant to applicable
legal standards, and 2) has been addressed by mitigation measures based on the earlier analysis
as described on attached sheets, if the effect is a "potentially significant impact" or "potentially
significant unless mitigated." An ENVIRONMENTAL IMPACT REPORT is required, but
it must analyze only the effects that remain to be addressed.
I find that although the proposed project could have a significant effect on the environment,
there WILL NOT be a significant effect in this case because all potentially significant effects
(a) have been analyzed adequately in an earlier EIR pursuant to applicable standards and (be)
have been avoided or mitigated pursuant to that earlier EIR, including revisions or mitigation
measures that are imposed upon the proposed project. 11
/ July 28. 1998
S tune Date
LESLIE MOURIODUAND The City o^ nta
Printed Name For
000397 -2- 009
Evaluation of Environmental Impacts:
1) A brief explanation is required for all answers except "No Impact" answers that are
adequately supported by the information sources a lead agency cites in the parentheses
following each question, A "No Impact" answer is adequately supported if the reference
information sources show that the impact simply does not apply to projects like the one
involved (e.g. the project falls outside a fault rupture zone). A "No Impact" answer should
be explained where it is based on project -specific factors as well as general standards (e.g.
the project will not expose sensitive receptors to pollutants, based on a project -specific
screening analysis).
2) All answers must take account of the whole action involved, including off site as well as on -
site, cumulative as well as project -level, indirect as well as direct, and construction as well
as operational impacts.
3) "Potentially Significant Impact" is appropriate if there is substantial evidence that an effect
is significant. If there are one or more "Potentially Significant Impact" entries when the
determination is made, an EIR is required.
4) "Potentially Significant Unless Mitigated Incorporated" applies where the incorporation of
mitigation measures has reduced an effect from "Potentially Significant Impact" to a "Less
than Significant Impact." The lead agency must describe the mitigation measures, and
briefly explain how they reduce the effect to a less than significant level (mitigation measures
from Section XVII, "Earlier Analyses," may be cross-referenced).
5) Earlier analyses may be used where, pursuant to the tiering, program EIR, or other CEQA
process, an effect has been adequately analyzed in an earlier EIR or negative declaration.
Section 15063(c)(3)(D). Earlier analyses are discussed in Section XVII at the end of the
checklist.
6) Lead agencies are encouraged to incorporate into the checklist references -to information
sources for potential impacts (e.g., general plans, zoning ordinances). Reference to a
previously prepared or outside document should, where appropriate, include a reference to
the page or pages where the statement is substantiated. See the sample question below. A
source list should be attached, and other sources used or individuals contacted should be
cited in the discussion.
7) This is only a suggested form, and lead agencies are free to use different ones.
PAEAcklist-98-360.wpd
000398
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Sa► Wle question:
Issues (and Supporting Information Sources):
Would the proposal result in potential impacts involving:
Landslides or mudslides? (1,6)
(Attached source list explains that 1 is the general plan, and 6 is a
USGS topo map. This answer would probably not need further
explanation.)
I. LAND USE AND PLANNING. Would the proposal:
a) Conflict with general plan designation of zoning? (Source#(s):. )
Potentially
Potentially Significant Less Than
Significant Unleu Sipificaot No
Impact Nitrated Impact Impact
b) Conflict with applicable environmental plans or policies adopted by
agencies with jurisdiction over the project? ( I I I I X
c) Be incompatible with existing land use in the vicinity? ( I I I I X
d) Affect agricultural resources or operations (e.g., impacts to soils or
farmlands, or impacts from incompatible land uses)? ( I I I I X
e) Disrupt or divide the physical arrangement of an established
community (including a low-income or minority community)? ( ) X
II. POPULATION AND HOUSING. Would the proposal:
a) Cumulatively exceed official regional or local population
projections? ( )
b) Induce substantial growth in an area either directly or indirectly (e.g.
through projects in an undeveloped area or extension or major
infrastructure)? ( )
c) Displace existing housing, especially affordable housing? ( )
III. GEOLOGIC PROBLEMS. Would the proposal result in or expose
people to potential impacts involving:
a) Fault rupture? ( )
000399
PAEAddist-98 360.wpd
Issues (and Supporting Information Sources):
b) Seismic ground shaking? ( )
c) Seismic ground failure, including liquefaction? ( )
d) Seiche, tsunami, or volcanic hazard? ( )
e) Landslides or mudflows? ( }
f) Erosion, changes in topography or unstable soil conditions from
excavation, grading, or fill? ( )
g) Subsidence of the land? ( )
h) Expansive soils? ( )
i) Unique geologic or physical features?
IV. WATER. Would the proposal result in:
Potentially
Potentially Significant Less Than
Significant Unlen Significant No
Impact Mitigated Impact Impact
a) Changes in absorption rates, drainage patterns or the rate and amount
of surface runoff? ( I I I X
b) Exposure of people or property to water related hazards such as
flooding? ( )
c) Discharge into surface waters or other alteration of surface water
quality (e.g. temperature, dissolved oxygen or turbidity)? ( )
d) Changes in the amount of surface water in any water body? ( )
e) Changes in currents, or the course or direction of water movements?
( ) X
PAEAck1ist-98-360.wpd
000400 012 -5-
V.
Issues (and Supporting Information Sources):
Potentially
Potentially Significant Less Than
Significant Unless Significant No
Impact Mitigated Impact Impact
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 . X
capability? ( )
g) Altered direction or rate of flow of groundwater? ( )
h) Impacts to groundwater quality? ( )
i) Substantial reduction in the amount of groundwater otherwise
available for public water supplies? ( )
AIR QUALITY Would the proposal:
a) Violate any air quality standard or contribute to an existing or
projected air quality violation? ( )
b) Expose sensitive receptors to pollutants? ( }
c) Alter air movement, moisture, or temperature, or cause any change in
climate? ( I I I X
d) Create objectionable odors? ( )
VL TRANSPORTATION/CIRCULATION.
Would the proposal result in:
a) Increased vehicle trips or traffic congestion? ( )
�a
b) Hazards to safety from design features (e.g., sharp curves or dangerous
intersections) or incompatible uses (e.g., farm equipment)? (. ) I I I X
c) Inadequate emergency access or access to nearby uses? ( I I X
d) Insufficient parking capacity on -site or off -site? ( I I X
0004..E
oil
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Issues (and Supporting Information Sources):
e) Hazards or barriers for pedestrians or bicyclists? ( )
Potentially
Potentially significant Las Than
Significant Unless Significant No
Impact Mitipted Impact Impact
f) Conflicts with adopted policies supporting alternative transportation
(e.g., bus turnouts, bicycle racks)? ( I I I I X
g) Rail, waterborne or air traffic impacts? ( )
V1I. BIOLOGICAL RESOURCES.
Would the proposal result in impacts to:
.M�
a) Endangered, threatened, or rare species or their habitats (including
but not limited to plants, fish, insects, animals, and birds)? ( ) 3C
b) Locally designated species (e.g., heritage trees)? ( }
c) Locally designated natural communities (e.g., oak forest, coastal
habitat, etc.)? ( )
d) Wetland habitat (e.g., marsh, riparian, and vernal pool)? ( )
e) Wildlife dispersal or migration corridors? ( )
VM. ENERGY AND MINERAL RESOURCES.
Would the proposal:
a) Conflict with adopted energy conservation plans? ( )
b) Use non-renewable resources in a wasteful and inefficient manner?
c) Result in the loss of availability of a known mineral resource that
would be of future value to the region and the residents of the State? X
-ppn41l2
PAEAddist-98-36U,wpd 014
Issues (and Supporting Information Sources):
IX. HAZARDS. Would the proposal involve:
Potentially
Potentially Significant Leas Than
Significant Unless Significant No
Impact Mitigated Impact Impact
a) A risk of accidental explosion or release of hazardous substances
(including, but not limited to: oil, pesticides, chemicals, or radiation)? X
b) Possible interference with an emergency response plan or emergency
evacuation plan? ( ) X
c) The creation of any health hazard or potential health hazard? ( ) I I I I X
d) Exposure of people to existing sources of potential health hazards? X
e) Increased fire hazard in areas with flammable brush, grass, or trees? X
X. NOISE. Would the proposal result in:
a) Increases in existing noise levels? ( )
b) Exposure of people to severe noise levels? ( )
XI. PUBLIC SERVICES. Would the proposal have an effect upon, or
result in a need'for new or altered government •services in any of the
following areas:
a) Fire protection? ( )
b) Police protection? ( }
c) Schools? ( )
d) Maintenance of public facilities, including roads? ( )
e) Other governmental services? ( )
1XII
000403
015�-
Issues (and Supporting Information Sources):
XH. UTILITIES AND SERVICE SYSTEMS. Would the proposal result
in a need for new systems or supplies, or substantial alterations to the
following utilities:
a) Power or natural gas? ( )
b) Communications systems? ( )
c) Local or regional water treatment or distribution facilities? ( )
d) Sewer or septic tanks? ( )
e) Storm water drainage? ( )
f) Solid waste disposal? ( )
g) Local or regional water supplies? ( )
XIII. AESTHETICS. Would the proposal:
a) Affect a scenic vista or scenic highway? ( }
b) Have a demonstrable negative aesthetic effect? ( )
c) Create light or glare? ( )
XIV. CULTURAL RESOURCES. Would the proposal:
a) Disturb paleontological resources? ( )
b) Disturb archaeological resources? ( )
PAEAcklist-99-360.wpd
Potentially
Potentially Significant Less Than
Significant Unless Significant No
Impact Mitigated Impact Impact
000404 016 "9`
Issues (and Supporting Information Sources):
c) Affect historical resources? (
d).Have the potential to cause a physical change which would affect
unique ethnic cultural values? ( )
Potentially
Potentially Significant Less Than
Significant Unless Significant No
Impact Mitigated Impact Impact
e) Restrict existing religious or sacred uses within the potential impact
area? ( ) I X
XV. RECREATION. Would the proposal:
a) Increase the demand for neighborhood or regional parks or other
recreational facilities? ( )
b) Affect existing recreational opportunities? (
XVI. MANDATORY FINDINGS OF SIGNIFICANCE.
a) Does the project have the potential to degrade the quality of the
environment, substantially reduce the habitat of a fish or wildlife
species, cause a fish or wildlife population to drop below self-
sustaining levels, threaten to eliminate a plant or animal community,
reduce the number or restrict the range of a rare to endangered plant or
animal, or eliminate important examples of the major periods of
California history or prehistory?
b) Does the project have the potential to achieve short-term, to the
disadvantage of long-term, environmental goals?
c) Does the project have impacts that are individually limited, but
cumulatively considerable? ("Cumulatively considerable" means that
the incremental effects of a project are considerable when viewed in
connection with the effects of past projects, the effects of other current
projects, and the effects of probable future projects.) I _J
d) Does the project have environmental effects which will .cause
substantial adverse effects on human beings, either directory or
indirectly?
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XVII. EARLIER ANALYSIS.
Earlier analysis may be used where, pursuant to the tiering, program
EK or other CEQA process, one or more effects have been adequately
analyzed in an earlier EIR or negative declaration. Section
15463(cx3)(D). In this case a discussion should identify the following
on attached sheets:
a) Earlier analysis used. Identify earlier analysis and state where they are available for review.
b) Impacts adequately addressed. Identify which effects from the above checklist were within the scope of and
adequately analyzed in an earlier document pursuant to applicable legal standards, and state whether such effects were
addressed by mitigation measures based on the earlier analysis.
c) Mitigation measures. For effects that are "Less than. Significant with Mitigation Incorporated," 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.
PAEAcklist-98-360.wo ' 11-
0004-9s 018
INITIAL STUDY - ADDENDUM
FOR
AMENDED ENVIRONMENTAL ASSESSMENT 98-360
Supplemental to Mitigated Negative Declaration
for Environmental Assessment 96-333
Tradition Project:
Tentative tract Map 29867
Winchester Development Company, LLC
78-150 Calle Tampico
La Quinta, CA 92253
Prepaid by:
City of La Quinta
Community Development Department
78-495 Calle Tampico
La Quinta, CA 92253
July 211 1998
0004 0?
019
TABLE OF CONTENTS
1 INTRODUCTION.................................................... 3
1.1 Project Overview ................................................... 3
1.2 Purpose of Initial Study .............................................. 3
1.3 Background of Environmental Review ................................... 3
1.4 Summary of Preliminary Environmental Review ............................ 4
2 PROJECT DESCRIPTION ............................................. 4
2.1 Project Location and Environmental Setting ............................... 4
2.2 Physical Characteristics .............................................. 4
2.3 Operational Characteristics ............................................ 4
2.4 Objectives........................................................ 4
2.5 Discretionary Actions ................................................ 4
2.6 Related Projects ................................................... 5
3 ENVIRONMENTAL ASSESSMENT ..................................... 5
3.1
Land Use and Planning ..............................................
5
3.2
Population and Housing .............................................
7
3.3
Earth Resources ..................................................
18
3.4
Water..........................................................
11
3.5
Air Quality ......................................................
15
3.6
Transportation/Circulation..........................................
17
3.7
Biological Resources ..............................................
19
3.8
Energy and Mineral Resources .......................................
21
3.9
Hazards........................................................
22
3.10
Noise..........................................................
23
3.11
Public Services ...................................................
24
3.12
Utilities.........................................................
26
3.13
Aesthetics.......................................................
29
3.14
Cultural Resources ................................................
30
3.15
Recreation......................................................
31
4 MANDATORY FINDINGS OF SIGNIFICANCE .......................... 32
5 EARLIER ANALYSIS...............................................a 33
000418
SECTION 1: INTRODUCTION
1.1 PROJECT OVERVIEW
The purpose of this Initial Study is to identify the potential environmental impacts of the proposed
Tentative Tract Map 28867 which would modify Tract 28470 Phases 3 and 4 in order to create an
additional 32 residential lots within the Tradition Club.
On April 1, 1997, the City Council approved Resolution 97-26, certifying a Mitigated Negative
Declaration for Environmental Assessment 96-3 3 3 . Environmental Assessment 96-3 3 3 assessed
the impacts of Tract 28470 as originally proposed. This environmental assessment examines the
impacts associated with the proposed additional 32 lots.
The Environmental Assessment was released for public review on July 24, 1998. At the Planning
Commission meeting of July 28, 1998, there was a substitution of mitigation relating to aesthetic
impacts. This Environmental Assessment has been amended to reflect the mitigation as
recommended by the Planning Commission. The substituted mitigation is outlined in Section 3.13
Aesthetics.
1.2 PURPOSE OF INITIAL STUDY
As part of the environmental review for the proposed modification of Tract 28470, the City of La
Quinta Community Development Department staff has prepared this Initial Study. This document
provides a basis for determining the nature and scope of the subsequent environmental review for
the proposed subdivision. The purposes of the Initial Study, as stated in Section 15063 of the State
CEQA Guidelines, include the following:
3
To provide the Agency with information to use as the basis for deciding whether to prepare an
Environmental Impact Report (EIR) or a Negative Declaration of Environmental Impact for
the tentative tract map;
To enable the applicant, or the City of La Quinta, to modify the project, mitigating adverse acts
before an EIR is prepared, thereby enabling the project to qualify 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 subdivision;
To facilitate environmental review early in the design of the subdivision;
To provide documentation for the findings in a Mitigated Negative Declaration that the
proposed subdivision 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.
000409 0
1.3 BACKGROUND OF ENVIRONMENTAL REVIEW
The proposed tentative tract application was deemed subject to the environmental review
requirements of CEQA. This Initial Study Checklist and Addendum was prepared for review and
recommendation by the City of La Quinta Planning Commission and certification by the City
Council.
1.4 SUMMARY OF PRELIMINARY ENVIRONMENTAL ASSESSMENT
This Initial Study indicates there is a potential for adverse environmental impacts to aesthetics issues
contained in the Environmental Checklist after mitigation. The degree of this adverse impact is not
significant. As a result, a subsequent Negative Declaration of Environmental Impact will be
recommended for this project modification.
2.1 PROJECT LOCATION AND ENVIRONMENTAL SETTING
The City of La Quinta is a 31.18 square mile municipality located in the southwestern portion of the
Coachella Valley, in Riverside County, California. 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.
The specific location of Tentative Tract 28867 is in the central and southern portions of the
Tradition Club development, Phases 3 and 4 of Tract 28470. The Tradition project is bounded on
the west by Avenida Bermudas; on the north Avenue 52; on the east and south by the Coral Reef
hillsides.
2.2 PHYSICAL CHARACTERISTICS
The proposed subdivision is a request to modify Tract 28470 to reduce the size of existing
residential lots to create 32 additional residential lots. The lots and streets created by TT 28470 are
graded and are ready for development. Proposed TTM 28867 would reconfigure the existing lots
into smaller lots with sizes ranging from 13,904 square feet to 25,506 square feet.
2.3 OPERATIONAL CHARACTERISTICS
The proposed tentative tract would allow for more lots on which to build more custom houses. The
lots are within a private gated community.
2.4 OBJECTIVES
The objective of the proposed tentative tract is to increase the number of lots available for sale
within the Tradition Club.
2.5 DISCRETIONARY ACTIONS
4
000410 022
The following discretionary approvals will be required for this project:
Certification of the Environmental Assessment 98-360; and,
Approval of Tentative Tract Map 28867.
2.6 RELATED PROJECTS
The proposed tentative tract map is related to the previously approved Tract 28470, in that the
proposed subdivision is a reconfiguration of Phases 3 and 4 of TTM 28470.
This section analyzes the potential environmental impacts associated with the proposed addition of
the 32 lots. The CEQA Checklist issue areas are evaluated in this addendum. For each checklist
item, the environmental setting is discussed, including a description of the existing conditions within
the City and the areas affected by the proposed subdivision. 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 relief ranges from
-237 feet below mean sea level (msl) to about 2,000 feet above msl. The valley is a part of the
Colorado Desert region. Surrounding the valley are the San Jacinto Mountains, the Santa Rosa
Mountains, the Orocopia Mountains, and the San Bernardino Mountains. The San Andreas fault
transects the northeastern edge of the valley.
Local Environmental Setting
Tract 28470 is located at the southern terminus of Washington Street, south of Avenue 52, east of
Avenida Bermudas. The land is partially developed with a golf course, flood control facilities, club
house, maintenance building, cart barn, and new custom homes. Proposed Tentative Tract 28867
is located in the southern portion of Tract 28470.
A. Would the project modification conflict with the general plan designation or zoning?
No Impact. In 1996, through a city-wide Zoning Ordinance Update, the R-2 designation was
reclassified as RL (Low Density Residential District), and the HC to Open Space (OS). That area
included in the flood and drainage facilities on -site is designated as FP (Flood Plain District) on the
City's Zoning Map, and W (Watercourse) on the General Plan. The portion of the project that is
subject to the requested subdivision is zoned RL and designated as Low Density Residential on the
General Plan Land Use Diagram.
000411
5 0$23
Adjacent land uses and their designations surrounding the Tradition Club consist of new Avenue
52 along the northern boundary, with scattered residential north of that, cove residential to the west,
vacant natural areas and flood control facilities to the south, and ranch properties and steep hillsides
to the east. At the northwest corner is a City park and a fire station. The adjacent land use
designations and zoning districts consist of RC (Cove Residential) to the west, OS (Open Space)
to the south and southeast, RL (Low Density Residential) to the east and north, MC (Major
Community Facilities) and PR (Parks and Recreation) to the northwest. These adjacent land uses
and designations are compatible with the proposed addition of the 32 lots.
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 EK the La Quinta Master Environmental Assessment, and the City's CEQA Guidelines. The
addition of the 32 lots does not appear to conflict with any of the City's environmental policies or
plans (Source: Zoning Ordinance; La Quinta MEA; La Quinta General Plan).
C. Would the project modification be incompatible with the existing land use in the
vicinity?
No Impact. The project is designated LDR and RL. The surrounding properties to the west and
north are also designated for residential land uses. Land to the south and east are designated as
Open Space. Thus there is no anticipated impact for this issue.
0. Would the project modification affect agricultural resources or operations (e.g. impact
to soils or farmlands, or impacts from incompatible land uses)?
No Impact. The La Quinta General Plan does not contain an agricultural land use designation
although there are agricultural land uses extant in the south and southeastern portions of the City.
Historically, there has been farming activity in several sections of the City, however, that has largely
been replaced by resort and residential development over the past 15 years.
The property involved in the Tradition project has been disturbed by farming activities since 1902,
and periodic flood events. Active farming of the property ceased several years ago in anticipation
of development. There are only relic farming activities adjacent to the east of the project site. The
historic ranch located adjacent to the east is not currently under cultivation. Thus, no impact on any
agricultural resources or operations in the immediate area is likely to result from the proposed
addition of these 32 lots (Source: La Quinta General Plan; Site Survey).
E. Would the project modification disrupt or divide the physical arrangement of an
established community (including a low-income minority community)?
No Impact. The subdivision will be developed with custom single family lots for general market
sale. A private clubhouse and 271 acre 18-hole golf course have already been developed, along with
6
000412
024
a clubhouse, maintenance building, cart barn, and a half -way house. The proposed reconfiguration
of lots as indicated in TTM 28867 will not affect the physical arrangement of the existing
neighborhoods (Sources: Site Survey; Line of Sight Exhibits for TTM 28470).
3.2 POPULATION 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 in La Quinta blossomed from 4,992 to 11,215. From 1990 to
January of 1996, the population grew from 13,070 to 18,050. 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). La Quinta's population ranks sixth largest
of the nine cities in the Coachella Valley. Annual average growth rate has been approximately 10%
in recent years. The projected population of La Quinta by the year 2000 is anticipated to be 23,000
(Source: Community Development Department).
The average age of a City resident is 32 years. Persons over the age of 45 make up 27% of the
City's population (Source: 1990 Census).
In addition to permanent residents, La Quinta has approximately 9,300 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 (Source: Community Development Department).
The total housing stock as of 1996, is listed at 9,352 units. Single family units make up 68 percent
of the available housing stock. The housing unit breakdown is as follows: 8,624 detached single
family, 481 multi -family units, and 247 mobile homes. The average number of persons per
household is 3.15 (Source: Department of Finance 1996). Median home prices in La Quinta are
approximately $117,400 which is lower than the average for Riverside County ($120,950), but less
than other Southern California counties (Source: 1990 Census).
Ethnicity information from the 1990 Census revealed that the composition of La Quinta's
population is 70% Caucasian, 26% Hispanic, 2% Afro-American, 1.5% Asian, and 1.0% Native
American. The 1990 Census indicates that 8 1 % ofthe La Quinta residents are high school graduates
and 21 % are college graduates (Source: Census/Estimates).
Local Environmental Setting
The area encompassed within the proposed tract consists of a 82.56 acre area within a developing
private country club. The area, including streets, has been graded according to TTM 28470.
A. Would the project modification cumulatively exceed official regional or local population
projections?
7 000413
025
Less Than Significant Impact. With the proposed modification of adding the 32 lots, the
development planned for the Tradition project will ultimately result in the construction of 290 single
family residences. TTM 28867 proposes to reconfigure 92 lots to create an additional 32 lots for
a total of 124 residential lots, and 7 lettered lots for roadways. While the City"s average population
is 2.85 per dwelling unit, the proposed project is projected to have a lower per unit population given
the fact that it will be a private country club with high -end custom home lots. Typically, people
buying into this type of project are among the high income individuals, usually older, with grown
children no longer living with them. Often they will be seasonal residents, as opposed to permanent
residents. Using the factor of 1.94 people per unit, the potential build -out population for the 32
additional units could be 62 people. Sixty-two people combined with the 258 lots having a build
out of 501 people will total a population of 563 new residents within the Tradition Club. The
proposed subdivision will have a slight cumulative effect upon the local or regional population
projections.
B. Would the project modification induce substantial growth in an area either directly or
indirectly (e.g. through projects in an undeveloped area or extension of major
infrastructure)?
No Impact. Increasing the lots by 32 will not impact major infrastructure as infrastructure has
already been approved for and partially installed for the Tradition Club. Phase 2 has had all of the
utility infrastructure completed, and all of the roads are completed. Phase 3 is currently having the
utility infrastructure completed, and part of the roads are completed.
C. Would the project modification displace existing housing, especially affordable housing?
Less Than Significant Impact. The proposed subdivision will have an impact upon existing
housing, in that there would be an additional 32 residential lots created for house construction.
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 msl. Slopes on the valley floor area of the City are gentle, except in the
rolling sand dune areas. The alluvial soils that make up most of the City are underlain by igneous -
metamorphic rock, as seen in outcrops in the Santa Rosa Mountains and the Coral Reef Mountains.
Soils on the valley floor are made up of very fine grain unconsolidated silty sands. The Coachella
Valley is underlain by hundreds of feet to several thousand feet of Quaternary fluvial, lacustrine, and
aeolian soil deposits (Southland Geotechnical 1996:6).
Local Environmental Selting
A review of historical aerial photographs indicates that the site has been farmed in the distant past.
8
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026
The elevation of the property ranges from approximately 42 to 1,482 feet above mean sea level
(Source: T'IM 28470; USGS La Quinta Quad Map). A large portion of the project site will not be
developed, as it is located in the steep, rocky Coral Reef Mountains.
There is an inferred earthquake fault line located approximately '/z mile to the south of the southern
boundary of the parcel, and one 314 mile to the east. There has been no recorded activity along these
fault lines, thus there is a low probability for such activity to occur. The City of La Quinta lies in a
seismically active region of Southern California. Faults in the region include the San Andreas and
Mission Creek faults located several miles to the north and west. The project lies within
Groundshaking Zone III with Zone 12 being the most hazardous (Sources: Riverside County
Comprehensive General Plan; La Quinta General Plan; La Quinta MEA).
A Preliminary Soil Investigation was conducted on the entire Tradition Club project site, in
November 1984, by Buena Engineers, Inc. The report was prepared for Tract 20328, the Sand
Pebble Country Club. This report identifies three soil types on the property, light brown slightly silty
fine to course sand and gravel, light brown silt and very fine sand, and brown silty fine to medium
sand with some gravel. The investigation included ten borings drilled in various portions of the
project site. The report states that the bearing soils showed expansion indices of zero when tested.
All indications are that the soils on the site will allow for the proposed development, including single
family houses.
A. Would the project modification result in or expose people to potential impacts involving
seismicity: fault rupture?
No Impact. The proposed modification of lots will not have any effect upon fault rupture issues.
This issue was previously assessed in EA 96-333 for the entire project. Mitigation measures for this
issue were made a part of the conditions of approval for the entire project.
B. Would the project modification results in or expose people to potential impacts involving
seismic ground shaking?
No Impact. The proposed modification will not have any effect upon ground shaking issues. This
issue was previously assessed in EA 96-333 prepared for the entire project, with mitigation
measures required.
C. Would the project modification result in or expose people to potential impacts involving
seismicity: ground failure or liquefaction?
No Impact. The proposed modification will not have any effect upon ground failure or liquefaction
issues. This issue was previously assessed in EA 96-333 prepared for the entire project, with
mitigation measures required.
Liquefaction is not considered a potential hazard since the groundwater is believed to be deeper than
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00015
027
50 feet (the maximum depth that liquefaction is known to occur) (Source: Southland Geotechnical
1996:8).
D. Would the project modification result in or expose people to potential impacts involving
seismicity: seiche, tsunami or volcanic hazard?
No hnpaet. The City is located in an inland valley, separated from the Pacific Ocean by mountain
ranges, 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 the lake is on the other side of the Coral Reef Mountains
(Source: La Quinta MEA; La Quinta USGS 7.5' Quad Map).
E. Would the project modification result in or expose people to potential impacts involving
landslides or mudflows?
No Impact. No mudflows are anticipated for the proposed reconfiguration of the lots, as the
adjacent hills and mountains are formed of rocky granitic material. The general area of the project
site is protected from flood waters by earthen training dikes and retention basins that are located
at the southern boundary of the project, and existing retention basins and drainage channels within
the Tradition Club project site. Additional on -site retention basins are proposed for the project site
that will be incorporated into the 18-hole gold course features (Source: La Quinta MEA; La Quinta
USGS 7.5' Quad Map; TT 28470).
F. Would the project modification 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 proposed reconfiguration of lots could have a slight effect
upon erosion, excavation, grading or fill issues as the lots will have to be regraded into the proposed
configuration. A new grading plan and geotechnical report will be required for the proposed
subdivision that will be reviewed for these concerns by the Community Development Department
and the Public Works Department. Conditions of approval will then be attached to the grading
permit to prevent and mitigate erosion or soil stability issues.
G. Would the project modification result in or expose people to potential impacts involving
subsidence of the land?
No 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 causing dramatic decreases in the elevation of the ground (Source: La Quinta MEA).
The geotechnical report prepared for this new subdivision shall address any soil stability issues.
H. Would the project modification result in or expose people to potential impacts involving
expansive soils?
Less Than Significant Impact. The underlying soils on the proposed subdivision area have a low
10 00041R (19Q
potential for expansion, thus future 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.A.
Soil Conservation Service Soil Survey of Riverside County, California - Coachella Valley Area).
1. Would the project modification result in or expose people to potential impacts involving
unique geologic or physical features?
No Impact. The Coral Reef Mountains represent a unique geologic feature in the La Quinta area.
This unique feature is located in the eastern portion of the project site. The proposed subdivision
will create additional residential lots that will increase the density of the Tradition Club
development. Refer to the discussion on Aesthetics in this document.
3.4 WATER
Regional Environmental Setting
Groundwater resources in the La Quinta area consist of a system of large aquifers (porous layers
of rock material containing water) and groundwater basins separated by bedrock or layers of soil
that trap or retain groundwater. La Quinta is located above the Coachella Valley Groundwater
Basin which is the major water supply for the potable water needs of the City as well as a significant
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).
La Quinta is located primarily in the lower Thermal Subarea of the groundwater basin. The Thermal
Subarea is separated into the upper and lower valley sub -basins near Point Happy, located
southwest of the intersection of Washington Street and State Highway 111. 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 system. 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 production in nearby areas and the use of septic tanks in the
Cove area affect groundwater quality. Groundwater is of marginal to poor quality at depths of less
than 200 feet. Below 200 feet, water quality is generally good and water depths of 400 to 600 feet
are considered excellent.
Percolation from the tributaries of the Whitewater River flowing into La Quinta from the Santa
Rosa Mountains provide a natural source of groundwater replenishment. Artificial recharging of
groundwater will be a necessary in the near future.
Surface 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
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00-0417 029
canal water and/or untreated groundwater, and the Whitewater River and its tributaries. The
watersheds in La Quinta are subject to intense storms of short duration which result in substantial
runoff. The steep gradient of the Santa Rosa Mountains accelerates the runoff flowing in the
intermittent streams that drain the mountain watersheds. La Quinta is protected from this runoff by
the existing flood control facilities located throughout the City.
One of the primary sources of surface water pollution is erosion and sedimentation from
development construction and operation activities. Without controls, total dissolved solids (TDS)
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 participates.
La Quinta is protected from storm water runoff by a stormwater system designed by Bechtel for the
Coachella Valley Water District to protect currently developed and potentially developable areas
of the City from damage during a major rainflood event. The system project was based on a flood
control plan for the general area developed by Bechtel for the District in 1970. Construction was
completed in November 1986 (Source: Bechtel Civil, Inc. 1989:1).
Local Environmental Setting
The Tradition Club does not have any natural standing water. Lake Cahuilla, a man-made reservoir
is located approximately two miles to the southeast, on the other side of the Coral Reef Mountain.
The Whitewater River channel is located slightly over 3 miles to the north of the project site, but
is dry except during seasonal storms. The La Quinta Stormwater Channel is located approximately
1 mile to the north is a part of the community -wide network of flood control facilities.
The City currently has only limited areas which are still subject to storm water flow or flooding.
Flood prone areas are designated with a specific zoning district (Watercourse, Watershed and
Conservation Areas: W-1). The intent of this zoning district is to allow development in flood prone
areas based upon the submittal of a drainage and stormwater control plan. The City also implements
flood hazard regulations for development within flood prone areas.
Existing flood control facilities on the proposed project site are a part of the City-wide Stormwater
Project - East La Quinta System. The facilities were designed by a previous developer's engineer,
with the design reviewed by Bechtel. Construction of these facilities was completed in mid-1988,
by E. L. Yeager Construction Company. The East La Quinta System intercepts and controls runoff
originating in the drainage area in the foothills east and southeast of Avenida Bermudas, and from
the presently developed area of the City of La Quinta south of Calle Durango. The system consists
of the Upper Training Dike, Calle Tecate Detention Basin, East La Quinta Channel, Avenida
Bermudas Detention Basin, the proposed Tradition project site facilities, and a 60-inch diameter
buried stormwater conduit. The detention basin on the project site has a storage volume of about
520 A.F. below El. 59, while maintaining a minimum one foot freeboard (Source: Bechtel Civil, Inc.
1989).
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•
030
A Hydrology/Hydraulic Report was prepared for the Tradition Club project site, in October 1996,
by Keith International, Inc.. The project proposes areas north of the detention basin to provide for
on site retention. Runoff from the residential, clubhouse, and golf course areas will be conveyed to
depressions located within the golf course. The retention areas have been integrated into the golf
course grading plan as golfing amenities. The basin sizing is based on the total run off from a 24
hour - 100 year event. Five basins are proposed with the following locations and capacities:
�.I MERT",
1 16
7.90 acre feet
2 Driving Range
83.50 acre feet
3 4
14.50
4 2&3
31.30
5 1
41.80 (lake)
The hydrology study modeled the 100-year and 10 year storm events to determine which storm will
generate the greatest storm volume. The results will be utilized to determine the size of the retention
basins. It was determined that historic flows are retained onsite, thus the development within the
tradition Club must retain all of the flows onsite (Source: Keith International. Inc. 1996).
A. Would the project modification result in changes in absorption rates, drainage patterns,
or the rate and amount of surface runofr.
Less Than Significant Impact. The proposed subdivision must drain in accordance with the
approved master drainage plan for the Tradition Club. An approved drainage plan and study was
prepared by Keith International, Inc., October 1996. There could be slight changes in absorption
rates, but not drainage patterns or surface runoff as a result of the proposed subdivision.
Absorption rates are altered by the paving of streets, building of homes, and landscaping of yards,
landscape lots, and the golf course. 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 runoff
storm water on -site.
B. Would the project modification result in exposure of people or property to water -related
hazards such as flooding?
No Impact. The project site is within the X designated flood hazard area. The X Zone consists of
areas of 500-year flood and areas of 100-year flood with average depths of less than 1 foot or with
drainage areas less than 1 square mile, and areas protected by levees from 100-year flood. There
are existing on -site flood control or drainage facilities on the property, that were constructed by the
Coachella Valley Water District as part of the East La Quinta Storm Drain system. These
improvements were coordinated with an earlier planned golf course development, formally known
as the "Heritage Country Club". The Tradition project intends to fully utilize these existing
improvements and integrate them into the overall development and drainage system. The existing
structures and basins will remain in place. The new design will maintain all structure capacities and
volumes. Even with the additional 32 lots, the Tradition project is significantly less dense than the
earlier "Heritage Country Club", reducing the runoff rate and flood volumes to these existing
13 000419 fill
structures. The development has submitted a drainage plan which will include 5 additional
retention basins and drainage improvements onsite (Source: Keith International, Inc. 1996).
C. Would the project modification result in discharge into surface waters or other alteration
of surface water quality (e.g. temperature, dissolved oxygen or turbidity)?
Less Than Significant Impact. Runoff from the project site is already required to be directed into
the five proposed retention basins and be controlled by existing drainage facilities. There are no
existing bodies of surface water on or adjacent to the project site. Five lakes have been constructed
on the golf course which also function as retention areas (Source: Site Survey; Coachella Valley
Water District; TT 28470). The reconfiguration of the lots would have no impact on discharge into
surface waters or alter surface quality.
D. Would the project modification result in changes in the amount of surface water in any
water body?
No Impact. There are no natural bodies of surface water on the lots within the proposed
subdivision area. There are man-made golf course lakes within the golf course that are designed to
serve as flood water retention facilities. The proposed subdivision does not indicate any changes to
the amount of surface water entering into these lakes.
E. Would the project modification result in changes in currents, or the course or direction
of water movements?
Less Than Significant Impact. The proposed lot configuration will not have any direct effect
upon currents or water movements as the lots within the are not adjacent to any body of water.
F. Would the project modification 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 Tradition project will consist of
single family units and the golf course. Potable water to service this development will most likely
come from existing groundwater wells in the near vicinity and a new well to be located by the third
green. The golf course is irrigated from existing wells on the project site. These wells were formerly
used for agricultural irrigation and are in working order. The Planning Standard for residential water
consumption is 315 Gal/DU/Day. The increased day water consumption would be 32 units x 3 l 5
Gal/DU/Day = 10,080 Gallons for the single family residential use. The Coachella Valley Water
District has stated that it will furnish domestic water and sanitation service to the project, but will
eventually need additional facilities to provide for expansion of its domestic water system because
of the development throughout its service area. These new facilities may include wells, reservoirs,
and booster pumping stations. Water from the Coachella Canal is also available for irrigation of the
golf course and green belt areas that are within Improvement District No. 1 (Sources: La Quinta
MEA, Application Materials; Coachella Valley Water District).
14
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032
G. Would the project modification result in altered direction or rate of flow of
groundwater?
Less Than Significant Impact. The proposed reconfiguration of the lots would not have a
cumulative effect on groundwater wells. It is not anticipated that there will be any significant
alteration to the direction of flow of the groundwater supply.
H. Would the project modification result in impacts to groundwater quality?
Less Than Significant Impact. The reconfiguration of the lots within the subdivision may increase
the concrete and asphalt pavement of portions of the site, and golf course pathways. This pavement
will reduce the absorption ability of the ground. Storm water runoff will be discharged into on -site
basins channels, lakes, and pipes. Following any additional heavy rain, contaminates could be
transported into the basins or into the nearby storm drains that could contribute to groundwater
and/or surface water pollution. However, this potential impact is anticipated with the
reconfiguration to be less than significant. Golf course lake best management practices will be
required to be implemented in order to minimize surface water pollution. The applicant has already
been required to line the golf course lakes with an impermeable product with a hard edge grouted
in, in order to protect groundwater supplies.
I. Would the project modification result in substantial reduction in the amount of ground
water otherwise available for public water supplied?
Less than Significant Impact. The proposed 32 lot reconfiguration will result in additional
cumulative impacts on water supply. However, this impact is not anticipated to be significant.
3.5 AIR QUALITY
Regional Environmental Setting
The Coachella Valley is under the jurisdiction of the South Coast Air Quality Management District
(SCAQMD), and in particular, the Southeast Desert Air Basin (SEDAB) division. SEDAB has a
distinctly different air pollution problem than the South Coast Air Basin (SCAB). A discussion of
the jurisdictional organization of SCAQMD and requirements is found in the La Quinta MEA.
The air quality in Southern California region has historically been poor due to the topography,
climatological influences, and 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 emissions
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
does not meet federal standards for ozone, carbon monoxide, or particulate matter (PM-10). In the
Coachella Valley, the standard for PM-10 is frequently exceeded. PM-10 is a particulate matter 10
microns or less in diameter that becomes suspended in the air due to winds, "A ' y, and
by vehicles traveling on unpaved roads, among other causes.
15 033
Local Environmental Setting
The City of La Quinta is located in the Coachella Valley, which has an and climate, characterized
by hot summers, 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
surrounding mountains. Air quality conditions are closely tied to the prevailing winds of the region.
The City of La Quinta is subject to the SCAQMD AQMD, 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 outlining
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 modification violate any air standard or contribute to an existing or
projected air quality violation?
Potentially Significant Unless Mitigated. The South Coast Air Quality Management District
CEQA Air Quality Handbook indicates that the threshold for significance in single family
development is at 170 units. Above 170 units may result in a significant impact to the air quality,
unless mitigation is implemented. To assess the potential impacts of this project, a computerized air
quality analysis was conducted by Community Development staff. The assessment, contained in EA
96-333, indicated that the proposed project would produce temporary construction emissions during
the construction of the original 241 single family home sites. Emissions produced during
construction would vary daily depending on the type of activity. Emissions would be generated
during grading, frame building and other construction activities. The addition of 32 lots would
cumulatively increase the projected air quality impacts (Source: Screen.xls). Mitigation measures
are included in Environmental Assessment 96-333 to lessen the impacts identified for the entire
Tradition Club development to a level of insignificance. These mitigation measures should be
incorporated by reference for TT 28867.
B. Would the project modification expose sensitive receptors to pollutants?
Less Than Significant Impact. Sensitive receptors include schools, day care centers, parks and
recreation centers, medical facilities, 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 to the west and north, residential development to the northeast, and open space
to the south and east. The closest schools located to the proposed project are Adams Elementary
School located north of Calle Tampico and west of Washington Street, and the La Quinta Middle
School and Truman Elementary School located east of Washington Street and north of Avenue 50.
The closest existing public park is the Fritz B. Burns Park located near the northwest corner of the
16 000412
OA4
Tradition Club. The Ambient Air Quality Standards (AAQS) are designed to protect that segment
of the public most susceptible to respiratory distress or infection, referred to as "sensitive
receptors." (Sources: La Quinta General Plan; Site Survey).
C. Would the project modification alter air movements, moisture, temperature, or cause
any change in climate?
Less Than Significant Impact. The proposed lot reconfiguration is not anticipated to result in any
significant impact upon this issue area. All proposed 124 home sites would be required to meet the
development and architectural standards contained in the Tradition Club Design Guidelines.
Moisture content may increase as the golf course and individual 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 future development of the parcels, and there is no feasible mitigation
for this issue. The applicant is not proposing any alternative designs for this project modification.
D. Would the project modification create objectionable odors?
Less Than Significant Impact. The proposed lot reconfiguration will not result in development
which may create objectionable odors, such as waste hauling or chemical products. Vehicles
traveling on nearby and internal project streets generate gaseous and particular emissions that may
be noticeable on the project site. However, these would be short-term odors that should dissipate
quickly (Source: Site Survey).
3.6 TRANSPORTATION/CIRCULATION
Regional Environmental Setting
La Quinta is a desert community of over 19,400 permanent residents. The City is 31.18 square mules
in size, with substantial room for development. The existing circulation system is a combination of
early road work constructed in the 1930's by Riverside County and new roadways since
incorporation of the City in 1982. Key roadways include State Highway 111, Washington Street,
Jefferson Street, Fred Waring Drive, and Eisenhower Drive.
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 52' Avenue
(Source: Public Works Department; La Quinta MEA).
Existing transit service in La Quinta is limited to three regional fixed -route bus routes operated by
Sun Line 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 Quinta 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. These facilities, both existing and future, are
17
00�4.423 035
designated in the La Quinta General Plan.
Local Environmental Setting
The subject project site is generally located south of the southern terminus of Washington Street,
east of Avenida Bermudas. Washington Street is classified as a major arterial with a 120 foot right-
of-way. The intersection of Washington Street and 52"d Avenue is currently controlled by 4-way
stop signs. Avenida Bermudas is classified as a secondary arterial with an 80-foot right-of-way.
Avenida Bermudas is located along the western boundary of the project site. It is designated as a
bikeway corridor.
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,
north of the subject property will exceed the volume range. It is projected that Washington Street
will experience a daily traffic volume of 52,600 south of 50' Avenue, at buildout, providing a Level
Of Service D (LOS-D). LOS-D 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 found in the La Quinta
General Plan. A discussion on this issue is found in EA 96-333, prepared for the Tradition Club
TTM 284701 in 1996.
A. Would the project modification result in increased vehicle trips or traffic congestion?
Potentially Significant Unless Mitigated. Even with the proposed additional lots, the housing
units for the Tradition Club development are less than what was used in the "build -out" traffic
model for the 1991 La Quinta General Plan. Approximately 320 additional daily vehicle trips may
be generated by the proposed addition of 32 residential lots, using a factor of 10 trips per unit. The
additional lots will not result in additional vehicle trips that will exceed that anticipated by the build -
out scenario contained in the City's 1992 General Plan.
B. Would the project modification result in hazards to safety from design features (e.g.
sharp curves or dangerous intersections) or incompatible uses (e.g. farm equipment)?
Less Than Significant Impact. No modification is being requested to the existing roadways or
the circulation system.
C. Would the project modification result in inadequate emergency access to nearby uses?
Potentially Significant Unless Mitigated. The proposed lot configuration would not obstruct
emergency access to surrounding land uses.
D. Would the project modification result in insufficient parking capacity on -site or off -site?
Less Than Significant Impact. Parking will be required for each of the proposed additional
custom-built housing unit as it is constructed. The parking will consist of a two to three car garage,
and tandem parking in the driveway. On -street parking will not be available (Source: La Quinta
18 0004N 036
Zoning Ordinance; La Quinta Subdivision Ordinance; TTM 28470).
E. Would the project modification result in hazards or barriers for pedestrian or bicyclists?
Less Than Significant Impact. The east side of Avenida Bermudas and the east side of
Washington Street are designated bikeway corridors. It is anticipated that hazards to bicyclists and
pedestrians will not be increased significantly as a result of the proposed lot reconfiguration
(Source: La Quinta General Plan). The bicycle and pedestrian corridors will be outside of the project
perimeter wall, along the east side of Avenue Bermudas. There will not be any identifiable increase
in hazards than currently exist.
F. Would the project modification result in conflicts with adopted policies supporting
alternative transportation (e.g. bus turnouts, bicycle racks)?
No Impact. Bicycle racks are only required for commercial land uses. The Zoning Ordinance does
not require bicycle racks for residential projects (Source: La Quinta Zoning Ordinance).
G. Would the project modification result in rail, waterborne or air traffic impacts?
No Impacts. There is no rail service in the City of La Quinta. There are no navigable rivers or
waterways, or air travel lanes or airports within the City.
3.7 BIOLOGICAL RESOURCES
Regional Environmental Setting
The City of La Quinta lies within the Colorado Desert regional environment. Two ecosystems are
found within the City, the Sonoran Desert Scrub and the Desert Transition. The disturbed
environments within the City are classified as either urban or agricultural. A detailed discussion of
these ecosystems is found in the La Quinta Master Environmental Assessment (1992).
Local Environmental Setting
The project site is located in the Sonoran Desert Scrub ecosystem. Typically, undeveloped land
within this ecosystem is rich in biological resources and habitat. However, the project site has been
disturbed by agriculture and mass grading in the distant and recent past. 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 dormant during periods of
drought, or both. Cacti are very common in these areas due to their ability to store water. Other
plants root deeply and draw upon water from considerable depths. The variations of desert
vegetation result from differences in the availability of water. The most dense and lush vegetation
in the desert is found where groundwater is most plentiful.
The Sonoran Scrub areas are considered habitat for a number of small mammals. These animals
escape the summer heat through their nocturnal and /or burrowing tendencies. Squirrels, mice and
19 00 .4?5
037
rats are all common rodent species in this environment. The black -tailed hare is a typical mammal.
Predator species include kit fox, coyote, and mountain lion in the higher elevations. The largest
mammal species found in this area is the Peninsular Bighorn sheep which is found at the higher
elevations of the Santa Rosa and San Jacinto Mountain ranges. Birds and amphibians/reptiles can
also be found in the Sonoran Scrub area.
The Desert Transition areas are found in the alluvial fan areas and slopes of the surrounding
mountains. The transition is gradual and involves an intermingling of vegetation types typically
found in the Desert Scrub ecosystem and the Pinon-Juniper Woodland near the top of the Santa
Rosa Mountains. The plant species in the desert transition zone benefit from slightly higher rainfall.
Where creosote bush and bur -sage dominated in the desert scrub areas, cacti become more abundant
and ocotillo dominate on the upper portions of alluvial fans, bajadas, and rocky mountain slopes.
The La Quinta General Plan identifies the property as being within the habitat of the Fringe -toed
Lizard. In addition, there have been sightings of the endangered plant, California ditaxis, in the
general area of the project (Sources: Site Survey; La Quinta MEA).
A. Would the project modification result in impacts to endangered, threatened or rare
species or their habitats (including but not limited to plants, fish, insects, animals, and
birds)?
No Impact. The proposed lot reconfiguration will involve the regrading of already graded lots, and
will have no increased impacts. The City transmitted application materials for TTM 28867 to
California Fish and Game and the U.S. Fish & Wildlife Service on June 16, 1998, for review and
comments. No written response has been received from either agency as of July 10, 1998.
B. Would the project modification result in impacts to locally designated species (e.g.
heritage trees)?
No Impact. There are no locally designated biological resources within the City of La Quinta, or
on the proposed TTM 28867 project area.
C. Would the project modification 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
D. Would the project modification result in impacts to wetland habitat (e.g. marsh,
riparian, and vernal pool)?
No Impact There are no natural wetlands, marshes, riparian communities, or vernal pools on the
project site or nearby.
E. Would the project modification result in impacts to wildlife dispersal or migration
FM
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038
corridors?
No Impact. The proposed lot reconfiguration of the lots affects an area which has already been
graded and is not within a wildlife corridor.
3.9 ENERGY AND MINERAL RESOURCES
Regional Environmental Setting
The City of La Quinta contains both areas of insignificant and significant Mineral Aggregate
Resource Areas (SMARA), as designated by the State Department of Conservation. There are no
known oil resources in the City. Major energy resources used in La Quinta come from the Imperial
Irrigation District (IID), Southern. California Gas Company, and various gasoline companies.
Local Environmental Setting
There are no oil wells or other fuel or energy producing facilities or resources on or near the area
affected by the lot reconfiguration. While the project site is undeveloped, there is no significant
resource to be mined, such as rock or gravel. The Tradition Club is located within MRZ-1 and
MRZ-3. The MRZ-1 designation is applied to 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. The NM-3 designation is for those areas containing mineral deposits the significance of
which cannot be evaluated from available data. The northern portion of the Tradition Club is within
an area of Prime Agricultural Soils (Source: La Quinta MEA; Site Survey; EA 96-333).
A. Would the project modification 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 fuel 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 modification use non-renewable resources in a wasteful and inefficient
manner?
Less Than Significant Impact. Natural resources that may be used by the additional 32 housing
units include air, mineral, water, sand and gravel, timber, energy, and other resources needed for
construction and operation. Title 24 requirements shall be complied with for energy conservation
for the new units. Any landscaping for the additional units will also be required to comply with the
City's landscape water conservation ordinance as well as the requirements of the Coachella Valley
Water District (Source: La Quinta MEA; Water Conservation Ordinance; Coachella Valley Water
District).
C. Would the project modification result in the loss of availability of a known mineral
21
resource that would be of future value to the region and the residents of the State?
No Impact. TTM 28867 is within the MRZ-3 Mineral Resource Area. Minerals in this zone have
not been evaluated for significance from available data. The subdivision site has been graded and
is planned for single family residential development.
3.9 HAZARDS
Regional Environmental Setting
Exposure to toxic materials can occur through the air, in drinking water, in food, in drugs and
cosmetics, and in the work place. Although large scale, hazardous waste generating employment
is not present in the City of La Quinta, the existence of chemicals utilized in dry cleaning operations,
agricultural operations, restaurant kitchen cleaning, landscape irrigation and exposure to large scale
electrical facilities may pose significant threats to various sectors of the population. Currently, there
are no hazardous disposal waste sites located in Riverside County, although transportation of such
material out of, and around, La Quinta takes place.
Local Environmental Setting
In order to comply with AB 2948-Hazardous Waste Management Plans and Facility Siting
Procedures, the City of La Quinta adopted Ordinance 184 consisting of a Hazardous Waste
Management Plan. The project site has not been used for any type of manufacturing 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 modification 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 swimming pool chemicals
and pesticides that may be used by residents of the proposed 32 future home sites within the project.
B. Would the project modification involve possible interference with an emergency response
plan or emergency evacuation plan?
Less Than Significant Impact. Construction activities relating to the reconfigured lots will be
confined to the area encompassed with proposed Tract 28867. These activities will not be permitted
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: TTM 28867). The Fire Department's requirements for emergency access to the
Tradition project are unaffected by the lot reconfiguration.
C. Would the project modification involve the creation of any health hazard or potential
health hazards?
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040
No Impact. There are no anticipated health hazards associated with the proposed lot
reconfiguration beyond those normally associated with a residential construction project (Source:
TTM 28867).
D. Would the project modification involve exposure of people to existing sources of
potential health hazards?
No Impact. There are no identifiable health hazards with the area comprising Tract 28867. The
proposed lot configuration is not expected to create any health hazards. All development within the
Tradition Club including the residential development within Tract 28867 will be required to conform
to zoning standards and all applicable health and safety codes.
E. Would the proposed modification- involve increased fire hazard in areas with flammable
'brush, grass, or trees?
Less Than Significant Impact. The Tradition Club is on an alluvial fan with sparse natural
vegetation due to disturbance from previous mass grading for the flood control facilities on the
project site and the grading previously completed for the Tradition project. Thus, there is a very
low fire potential from brush, grass, or trees.
3.10 NOISE
Regional Environmental Setting
Noise levels in the City are created by a variety of sources within and outside the City boundaries.
The major sources of noise include vehicles on City streets and Highway l 11, 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 Avenue 52. Residential areas are considered noise -sensitive land uses, especially during
the nighttime hours. The nearest residential use is located adjacent to the east and north of the
project site. The State Building Code requires that interior noise level in buildings do not exceed
CNEL 45. The General Plan of the City of La Quinta requires that exterior noise levels do not
exceed CNEL 60. A noise study has been prepared for the Tradition Club development.
A. Would the project modification result in increases in existing noise levels?
Potentially Significant Unless Mitigated. An acoustical study of the Tradition Club development
23
0004''0
041
were conducted in December, 1996, by Gordon Bricken & Associates. The reports state that noise
levels are dominated by vehicular traffic on Avenue 52 to the north, and Avenida Bermudas to the
west. No other significant sources of noise were noted during the site visit. The report discusses the
design of the then proposed master project and recommends mitigation measures to protect the
proposed homes from street noise. Mitigation includes the construction of at least a 6 foot solid wall
along the perimeter of the project, and constructing to meet certain criteria to ensure an outdoor -to -
indoor noise intrusion of no greater than 45 dBA. These criteria are contained in the acoustical
study and were made part of the Conditions of Approval and the Mitigation Monitoring Plan for
TTM 28470 (Source: Gordon Bricken & Associates 1996). In order to ensure compliance with the
recommendation of the acoustical study, the pad elevations on several lots along Avenida Bermudas
have been reduced.
The wall will not only define the project's boundaries, but will serve to mitigate sound attenuation
impacts.
B. Would the project modification 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, Avenue 52, and Avenida Bermudas corridors adjacent to the Tradition Club is 60+ dBA. The
interior of the Tradition Club, next to Ave. Bermudas, is between 50 and 60 dBA for that area close
to the Coral Reef Mountains is less than 50 dBA (Source: La Quinta MEA).
The proposed lot reconfiguration will not result in impacts associated with construction activities
beyond those analyzed in Environmental Assessment 96-333.
3.11 PUBLIC SERVICES
Regional Environmental Setting
Law enforcement services are provided to the City through a contract with the Riverside County
Sheriff s Department. The Sheriffs Department extends service to the City from existing facilities
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. Currently, there are three officers per shift
with three staggered shifts per day to serve La Quinta. In addition to patrol, there is also a target
team, Community Services Officer, and School Resources Officer assigned to the City (Source:
101-301 Police Services Supporting Information).
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
24 000430
A A ^
per 1,000 population, the City is currently underserved (Source: La Quinta MEA). Currently, there
are two paid firefighters per shift at each of the two fire stations in La Quinta. Volunteers
supplement the paid staff (Source: La Quinta Building & Safety Department).
Structural fires and fires from other man-made features are the most significant fire threats to the
City. Hillside and brush fires are minimal as the hillside areas are virtually barren and the 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 are two elementary schools, one middle school, and one high school 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 future facility
requirements to serve the City. Utilizing this 1992 standard, the City was underserved in space but
overserved in terms of volumes (Source: La Quinta MEA).
Health care services are provided in the City through JFK Memorial Hospital in Indio, and the
Eisenhower Immediate Care Facility in the 111 Center. The Eisenhower Medical Center is located
in Rancho Mirage. The Riverside County Health Department administers a variety of health
programs for area residents and is located in Indio. Paramedic service is provided to the City by
Springs Ambulance Service.
Local Environmental Setting
The nearest City fire station to the project site is Station #32 located at the northwest corner of the
project site.
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 modification have an effect upon, or result in the need for new or
altered governmental services in relation to fire protection?
Less Than Significant Impact. The proposed lot reconfiguration could slightly increase the need
for fire protection due to the construction of the proposed 32 additional residential units. However,
development of the Tradition project is required to 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 Department, June 9, 1998).
B. Would the project modification have an effect upon, or result in the need for new or
altered government services in relation to police protection?
25 000431 043
Potentially Significant Unless Mitigated. Comments have been received by the -Sheriffs
Department for the Tradition Club development as a whole. The additional 32 lots will not cause
significant 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.
C. Would the project modification 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 to the lot reconfiguration proposal in TTM
28867 was received from the Desert Sands Unified School District, dated June 8, 1998. The letter
states that the proposed project will potentially result in an.impact on their school system. 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. No additional mitigation is requested by the school district
(Source: DSUSD letter of June 8, 1998).
D. Would the project modification 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 Tradition project site is already served by existing
infrastructure. The proposed lot reconfiguration will not require new and altered services for the
maintenance of roadways or other facilities, as internal streets will be private.
E. Would the project modification 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 additional lots will be partially offset by application, permit and inspection fees
charged to the applicant and contractors.
3.12 UTILITIES
Regional Environmental Services
The City of La Quints is served by the Imperial Irrigation District (HD) 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. IID 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 (GTE) provides telephone services for the City. Media One serves the area
for cable television service.
The Coachella Valley Water District (CVWD) provides water and sewer service to the City. CVWD
obtains its water from underground aquifers and from the Colorado River. CVWD operates a water
system with potable water pumped from domestic water wells in the City. The wells range in depth
from 500 to 900 feet. Potable water is stored in five reservoirs located in the City.
The City's stormwater drainage system is administered by the CVWD, which maintains and operates
26 0nnag9 044
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 Tradition Club is adjacent to developed areas on the west, north, and east. The site is former
farm land that has been under cultivation until 1996 when the Tradition Club development was
approved and began construction activities.
A. Would the project modification result in it need for new systems, or substantial
alterations to power and gas service?
Potentially Significant Unless Mitigated. Power, sewer, and natural gas lines have been brought
in to the community and are available to the project site. It is not anticipated that the lot
reconfiguration 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
IID, CVWD, cable company, and TGC for the timely provision of utilities.
A response letter from HD, dated June 29, 1998, was received by the City. The letter states that
residential development projects may impact power rates in the IID's service area and may result
in higher electric rates in the future years.
B. Would the project modification result in a need for new systems, or substantial alteration
to communication systems?
Less Than Significant Impact The proposed additional lots would require service from General
Telephone Exchange (GTE) for telephone communication, as part of the orderly and continued
development of the Tradition Club. The developer will be required to coordinate the installation of
telephone service infrastructure with GTE.
C. Would the project modification 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 additional lots would require water service. It is not
anticipated that the lot reconfiguration 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
document. A response letter from CVWD has been received that states that the district will furnish
domestic water and sanitation service to the entire project. (Source: CVWD letter dated November
14, 1996, and June 18, 1998).
D. Would the project modification result in a need for new systems, or substantial
alterations to sewer services or septic tanks?
Less Than Significant Impact. The proposed lot reconfiguration will generate sewage which will
27
000433 045
have to be transported and treated by CVWD. The developer will be responsible for the cost of
connection and installation of an on -site sewer system. A response from CVWD has been received.
See discussion above in subsection D (Source: CVWD letter dated November 14, 1996, and June
185 1998).
E. Would the project modification result in a need for new systems, or substantial alteration
to storm water drainage?
Less Than Significant Impact. The area affected by the lot reconfiguration is part of a developing
private community with an existing community -based storm water system. The lot reconfiguration
will result in additional construction of buildings, pavement and landscaping, but the incremental
increase in stormwater will be handled by the on -site retention facilities already required for the
development of the project. The Whitewater River Storm channel is located approximately 3 miles
south of the project site. There will be no significant impacts to the channel (Source: Site Survey,
La Quinta General Plan).
F. Would the project modification result in a need for new systems, or substantial alteration
to solid waste disposal?
Less Than Significant Impact. The proposed lot reconfiguration will require additional solid
waste disposal services from Waste Management of the Desert, the current purveyor of solid waste
collection. Solid waste may be transported to the three existing landfills in the Coachella Valley.
These landfills are reaching capacity and may be closed in the near future. Development must
comply with the City's Source Reduction and Recycling policies. However, other sites or alternative
types of waste disposal projects are being considered. Any on -site programs will be coordinated
with Waste Management. Solid waste generation is calculated at 4.00 lbs. per person per day (La
Quinta General Plan). The densities of the modified lot reconfiguration is still lower than those
permitted by the City's General Plan.
G. Would the project modifications affect local or regional water supplies?
Less than Significant Impact. TTM 28867 as proposed would result in an additional 32
residential lots within a developing private community. The Coachella Valley Water District has
submitted a will -serve letter for this subdivision.
3.13 AESTHETICS
Regional Environmental Setting
The City of La Quinta is partially located within a desert valley cove. There are hillsides to the west
and south of the City. Views of the desert and surrounding mountains are visible on clear days
throughout most of the City.
Local Environmental Setting
28 00,9434 046
The Tradition project site is located in a predominately residential zoned area in the southern
portion of the City. The Cove residential area immediately to the west, allows a maximum height
of 17 feet for a single family residence. The proposed project site is in the RL district that allows
up to 28 feet in height. However, this development restricts all buildings to 24-feet in height with
the exception for houses along Avenida Bermudas that are restricted to 17-feet within a 150-foot
wide corridor from Avenida Bermudas right of way, a mitigation for identified aesthetic impacts.
Views from the project site consists of the Santa Rosa and Coral Reef Mountains to the south and
southeast, the alluvial fan area to the southwest, and the open valley floor to the north and northeast
(Source: Site Survey; La Quinta MEA; EA 96-333; EA 98-354).
A. Would the project modification affect a scenic vista or scenic highway?
Potentially significant Unless Mitigated. The proposed subdivision site is located within General
Plan designated viewshed No. 1, which includes both distinctive and attractive types of viewsheds.
The vistas from the project site include the Coral Reef Mountains adjacent to the east and south,
the Santa Rosa Mountains to the south and west, and the valley floor to the northeast. Significant
aesthetic impacts due to the six lots on the hillside and houses along Avenida Bermudas negatively
impacting views looking east along Avenida Bermudas, were identified by Environmental
Assessment 96-333 for TTM 28470, and by Environmental Assessment 98-354 for TTM 28470
Amendment #1 (Source: La Quinta MEA; Site Survey; EA 96-333; EA 98-354). Mitigation for
reducing the impact was to reduce the height of the houses from Zoning Code requirement of 28-
feet to 17-feet within a 150-foot corridor from Avenida Bermudas and only allow 24-feet high
houses. Additionally, large residential lots were approved so as to keep the number of structures
to a minimum adjacent to Avenida Bermudas.
The area of concern for aesthetic impacts is that area parallel to Avenida Bermudas, along Del Gato
Drive. Proposed Tentative Tract Map 28867 will create an additional 9 residential lots along Del
Gato Drive, paralleling Avenida Bermudas, by reducing the width of existing lots. Two of these nine
lots (between Lots 94 and 105) would be below street grade and still large enough that there would
not be a detectable increase in the visual impact to the Coral Reef Mountains. The remaining seven
additional lots (between Lots 50 and 68) along Del Gato Drive will be reduced in average width
from 136-feet (Tract 28470, Lots 177 through 188) to 88 feet. These additional houses on smaller
lots will increase the number of roofs that can have a 35% rood mass between 18 and 24 feet in
height (Tradition Club Design Guidelines). This increase in the number of houses combined with
the 35% roof massing will create an adverse visual impact of the view to the Coral Reef Mountains.
The proposed additional lots within the interior of the proposed tentative tract are not anticipated
to increase any adverse impact to views due to their distance from Avenida Bermudas. To mitigate
the potentially negative impacts to the view of the mountains to the east of Avenida Bermudas, the
Community Development Department had recommended that the seven new lots between Lots 50
and 68 be eliminated.
The Planning Commission voted unanimously to recommend that Lots 50-and 68 be increased to
a width of 100-feet instead of stars recommendation. This recommendation by the Planning
Commission will mitigate the visual impacts to a level of insignificance.
29 000435
047
B. Would the project modification have a demonstrable negative aesthetic effect?
Potentially Significant Unless Mitigated. See discussion in 3.13 A, above.
C. Would the project modification create light or glare?
Potentially Significant Unless Mitigated. The proposed additional lots would add exterior
security and low level landscaping lighting which will cumulatively contribute to the existing light
and glare in the City. All such lighting fixtures 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 Environmental 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 and from extensive
ethnographic information. A discussion of the prehistory and history of La Quinta is provided in the
Draft Historic Context Statement of the City of La Quinta. Other discussions are found in the La
Quinta General Plan and the Master Environmental Assessment.
Local Environmental Setting
The Tradition project site is located in the southern portion of the City. There are recorded
archaeological sites within a one mile radius of the project site as well as sites on the project site.
The project site was previously surveyed for archaeological or historical resources, with both
archaeological or historical sites recorded on the property. In 1984, the first archaeological
investigation took place on the project site in conjunction with a similar proposed golf
course/country club project. This Phase I investigation was conducted by UCR ARU. Six
archaeological sites were recorded at that time. Local Native American consultation for these sites
was included in the analysis and determination of mitigation measures to be required for the sites.
Mitigation for the Tradition Club has been completed.
A. Would the project modification disturb paleontological resources?
Less Than Significant Impact. It is known 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 42 and 1600 feet above MSL. Thus, it was determined that the entire
project site was just outside of the area designated by the Lakebed Paleontological Determination
Study. The entire Tradition CIub development has had archaeological monitoring of the earth -
moving activities, which provided for a contingency in the event that paleontological resources were
uncovered as well (Source: Lakebed Paleontological Determination Study; Wilke 1984, UCR ARU
30
00043C 048
1986; Keith Companies, 1997).
B. Would the project modification affect archaeological resources?
Less Than Significant Impact. There are numerous archaeological sites within close proximity
of the Tradition project. The archaeological survey conducted on the project site did locate and
record six prehistoric archaeological sites. A discussion of these sites and their current status is
provided in EA 96-333 and subsequent monitoring reports. All recommended mitigation for
archaeological resources has been completed (Source: Wilke 1984; UCR ARU 1986; Keith
Companies, 1997).
C. Would the project modification affect historical resources?
No Impact. There are no historical resources located within the Tradition Club, but not within the
proposed TTM 28867.
D. Would the project modification 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 subdivision site. The
project site has been part of a ranch that was first established in 1902. However, development of
the property has been anticipated and promoted since the early 1980's. There are no unique ethnic
values identified with the property, other than local historic and prehistoric significance.
E. Would the project modification restrict existing religious or sacred uses within the
potential impact area?
No Impact. There are no known current religious uses or sacred uses on the proposed subdivision
site.
3.15 RECREATION
Regional Environmental Setting
The City of La Quinta has an adopted Parks and Recreation Master Plan that assesses the existing
resources and facilities and the future needs of the City. The City has approximately 28.7 acres of
developed parkland for Quimby Act purposes. The 845 acre regional Lake Cahuilla Park is not
included in this count. There are also unimproved bike and equestrian corridors within the City and
designated pedestrian hiking trails.
Local Environmental Setting
The project site is former farm land with an historic house and out -buildings. There is no evidence
that there have been any organized or approved recreational uses on the property. The Tradition
Club includes an 18-hole golf course that provides recreation to the Tradition Club members.
31 000437 049
A. Would the project modification increase the demand for neighborhood or regional parks
or other recreational facilities?
Less Than Significant Impact. The proposed lot reconfiguration will cumulatively impact, in
conjunction with TTM 28470, the existing park and recreation facilities by the construction of 32
additional new residential lots. 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 C, within which the project site is located, is significantly deficient in park
and recreation facilities. The paying of the parkland fee will assist in acquiring the necessary funds
to develop future parks and other recreation facilities in Planning Area C (Sources: Parks and
Recreation Master Plan).
B. Would the project modification affect existing recreational opportunities?
Less Than Significant Impact. The proposed addition of 32 residential lots will affect existing
parks and recreation facilities through added users. There is a significant deficit in existing parks in
the northern area of the City. However, the Fritz B. Burns Park is located at the northwest corner
of the Tradition Club development. The added users associated with the lot reconfiguration would
not result in a significant increased demand upon the existing park facilities and recreational
programs. Payment of the parkland fee will mitigate this impact by contributing funds toward the
construction of new park facilities and added recreational programs.
The proposed subdivision (TTM 28867) will not have unmitigable significant adverse impacts on
the environmental issues addressed in the checklist and addendum. 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 in Section
15065 of the CEQA Guidelines and based on the results of this environmental assessment:
• The proposed Tentative Tract Map 28867 will not have the potential to degrade the
quality of the environment, with the implementation of the recommended mitigation
measures.
• The proposed Tentative Tract Map 28867 will not have the potential to achieve short
term goals to the disadvantage of long-term goals, with the successful implementation
of the recommended mitigation measures.
• The proposed Tentative Tract Map 28867 will not have impacts which are individually
limited but cumulatively considerable when considering planning for proposed
development in the immediate vicinity, and recommended mitigation measures.
• The proposed Tentative Tract Map 28867 will not have environmental effects that will
adversely affect human, either directly or indirectly, with the implementation of
recommended mitigation measures.
32 00`438
050
A. Earlier Analysis Used. Environmental Assessment 96-333 contains the environmental analysis
for Tract 28470 as originally proposed. In addition, EA 92-240 was prepared in 1992, for Tentative
Tract Map 27613. EA 92-240 assessed the potential impacts to the environment from the project
proposed at that time. That project consisted of 399 residential units and an 18-hole golf course,
and was known as The Traditions. Much of the general environmental information on resources
and hazards assessed in 1992 is still valid for the current proposed project. A Mitigated Negative
Declaration of Environmental Impact was certified by the La Quinta City Council for that
assessment.
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 EIR, and EA 96-
333 prepared for Tentative Tract Map 28470.
The special studies prepared for the Tradition project consist of:
1. Preliminary Soil Investigation of Tract 20328, La Quinta, California.
November 1984. Buena Engineers, Inc.
2. Grading Plan Review, Tract 20328, City of La Quinta, California.
July 3, 1986. Leighton and Associates.
3. La Quinta Stormwater Project, Coachella Valley Water District - Design Report.
April 1989. Bechtel Civil, Inc.
4_ Update of Geotechnical Engineering Report. October 10, 1996.
Earth Systems Consultants.
5. Hydrology/Hydraulic Report for the Tradition Golf Course Project in the City of La Quinta,
Tentative Tract 27613. October 1996.
Keith International, Inc.
6. An Archaeological Assessment of the Burns Ranch and Adjacent Properties, La Quinta,
Riverside County, California. Philip J. Wilke, Ph.D., June 1984.
7. Archaeological Investigations at La Quinta, Salton Basin, Southeastern California.
Mark Q. Sutton and Philip J. Wilke, Editors. September 1986.
8. Acoustical Analysis: Tract 12480 [sic], City of La Quinta.
Gordon Bricken & Associates, December 13, 1996.
9. USDA Soil Conservation Service Soil Survey of Coachella Valley. 1979.
10. Marshall Ranch/Hacienda del Gato Historic Resource Evaluation.
9
Mellon and Associates. November 1996. 4 3
33 051
11. Environmental Documents for the La Quinta Stormwater Project (File No. 0121.3198
and 0121.3198.1), Coachella Valley Water District. February 12, 1985.
12. Historic Resource Evaluation Report, The Old Avenue 52, City of La Quinta.
Paul G. Chace, The Keith Companies, December 1996.
B. Impacts Adequately Addressed. All potential impact/issue areas are considered to be
adequately addressed with this environmental assessment. Certification of this EA by the City
Council will confirm the adequacy of the environmental assessment.
C. Mitigation Measures. Mitigation measures are discussed in this addendum as they relate
to the proposed project. A Mitigation Monitoring Plan containing these measures will be included
as part of the Environmental Assessment and project conditions of approval.
000440
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