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CC Resolution 1998-135d_Wt& RESOLUTION 98-135 A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF LA QUINTA, CALIFORNIA, CERTIFYING THE SUPPLEMENTAL ENVIRONMENTAL IMPACT REPORT PREPARED FOR SPECIFIC PLAN 97-029 AMENDMENT #1, SITE DEVELOPMENT PERMIT 97-603 AMENDMENT #1, AND DEVELOPMENT AGREEMENT 97-002 AMENDMENT #1, AS BEING ADEQUATE AND COMPLETE; RECOGNIZING THE OVERRIDING CONSIDERATIONS TO CERTAIN UNAVOIDABLE ADVERSE ENVIRONMENTAL IMPACTS; AND RECOGNIZING THE SIGNIFICANT ADVERSE ENVIRONMENTAL IMPACTS WHICH CANNOT BE AVOIDED BUT WHICH CAN BE REASONABLY MITIGATED IF THE PROPOSED PROJECT IS IMPLEMENTED. THE CENTRE AT LA QUINTA SPECIFIC PLAN 97-029- AMENDMENT #1, SITE DEVELOPMENT PERMIT 97-603- AMENDMENT #1, DEVELOPMENT AGREEMENT 97-002- AMENDMENT #1, AND SUPPLEMENT TO ENVIRONMENTAL ASSESSMENT 97-337 WHEREAS, the City Council of the City of La Quinta, California, did, on the 1 7th day of November 1 998, hold a duly noticed Public Hearing to consider the request of Stamko Development Co. for certification of the Environmental Impact Report hereinafter Original EIR") for approval of a Specific Plan, Development Agreement, Conditional Use Permit, Site Development Permit hereinafter the Prior Entitlement Approvals") to allow construction of an 87 acre multi-phased mixed commercial property consisting of an auto sale/service mall and a retail complex and subdivision of the site into ten parcels to allow auto service/sales hereinafter the Original Project"); and, WHEREAS, the Planning Commission of the City of La Quinta, California, did, on the 1 3th day of October, and the 1 0th day of November 1 998, hold duly noticed Public Hearings to consider the request of Stamko Development Co. for certification of the Environmental Impact Report hereinafter Original EIR") for approval of a Specific Plan, Development Agreement, Conditional Use Permit, Site Development Permit hereinafter the Prior Entitlement Approvals") to allow construction of an 87 acre multi-phased mixed commercial property consisting of an auto sale/service mall and a retail complex and subdivision of the site into ten parcels to allow auto service/sales hereinafter the Original Project"). The original project site is more particularly described as: SOUTH SIDE OF STATE HIGHWAY 111 BETWEEN ADAMS STREET AND DUNE PALMS ROAD A PORTION OF THE SOUTHWEST AND NORTHWEST 14 OF SECTION 29,T55,R7E). BIB] 03-12-1999-U01 09:50:04AM-U01 ADMIN-U01 CCRES-U02 98-U02 135-U02 d_Wt&City Council Resolution 95-135 Adopted: 11/17195 Pege 2 WHEREAS, on the 1 5th day of July, 1 997, the City Council of the City of La Quinta, California, approved and adopted Resolution 97-62, certifying the adequacy and completeness of the Original EIR, and adopting findings and a Statement of Overriding Considerations, in connection with its approval of the Original Project; and WHEREAS, Stamko Development Co. is now requesting amendments to the approved Specific Plan 97-029, Site Development Permit 97-603, and Development Agreement 97-002 the New Entitlement Approvals"), to reflect modification to the internal layout of the project and the refinement of the development concept the Amended Project"). The Amended ProjeCt constitutes a change in the Original Project previously analyzed in the Original EIR, rather than a separate project under the California Environmental Quality Act CEQA"); and WHEREAS, a Supplemental Environmental Impact Report the Supplemental EIR") has been prepared and circulated pursuant to the requirements of CEQA Public Resources Code, 2100 et seq.), to update the Original EIR to analyze the potential environmental impacts of the Amended Project; and WHEREAS, it is the policy of the State of California and the City of La Quinta, in accordance with the provisions of CEQA, that the City shall not approve a project unless there is no feasible way to lessen or avoid significant adverse environmental impacts, which means that all adverse environmental impacts have been avoided to the extent feasible or substantially lessened, and any remaining unavoidable significant adverse environmental impacts are acceptable based upon the City's findings and determinations of overriding considerations; and WHEREAS, it is the policy of the State of California, and the City of La Quinta, in accordance with the provisions of CEQA, that the City shall balance the benefits of a proposed project against its unavoidable adverse environmental impacts prior to project approval; which means that if the benefits of a proposed project outweigh the unavoidable adverse environmental impacts, the adverse environmental impacts may be considered legally acceptable by the City of La Quinta; and WHEREAS, the City Council of the City of La Quinta has considered all documentation comprising the Original EIR and the Supplemental EIR, and has found that the EIR as updated and augmented by the Supplemental EIR considers all potential significant adverse environmental impacts which may be caused by the proposed Amended Project, and has found that the Supplemental EIR is complete and adequate, fully complies with all requirements of CEQA, and reflects the City Council's independent judgment; and BIB] 03-12-1999-U01 09:50:04AM-U01 ADMIN-U01 CCRES-U02 98-U02 135-U02 d_Wt& City Council Resolution 98-136 Adopted: 11117198 Page 3 WHEREAS, the City Council has reviewed and considered certain overriding considerations to any potentially significant adverse environmental impacts which cannot be reasonably mitigated to insignificance, and has reviewed and considered the CEQA Findings and Statement of Facts prepared in connection with its consideration of the Amended Project; and WHEREAS, prior to recommending any action on the Amended Project, the Planning Commission has considered all potentially significant adverse environmental impacts, mitigation measures and proposed project alternatives identified in the Original EIR and the Supplemental EIR, and has found that all potentially significant adverse environmental impacts which may be caused by the Amended Project have been lessened or avoided to the extent feasible; and the City Council has determined that the proposed alternatives to the Amended Project do not: 1) meet the City's and/or Stamko's objectives for the project site; and/or 2) are not feasible; and/or 3) are not environmentally superior; and WHEREAS, CEQA Guidelines, Section 1 5093(b) recognizes that the La Quinta City Council may proceed to approve the Amended Project, despite the fact that certain potentially significant adverse environmental impacts are identified in the Original EIR, as updated by the Supplemental EIR, which are not mitigated to a level of insignificance, where the City has stated in writing the reasons to support its action based upon the EIR, Supplemental EIR and other information in the public record; and WHEREAS, CEQA provides that no public agency shall approve or carry out a project for which an EIR has been completed and which identifies one or more significant adverse environmental impacts of the proposed project unless the public agency makes written factual findings for each of the potentially significant adverse environmental impacts identified in the EIR. WHEREAS, the Amended Project constitutes a proposed change in the Original Project which requires minor additions or changes to the Original EIR to make it adequately apply to the Amended Project, thus warranting preparation of a Supplemental EIR. WHEREAS, the Amended Project does not constitute a substantial change to the Original Project that would require major revisions to the Original EIR. BIB] 03-12-1999-U01 09:50:04AM-U01 ADMIN-U01 CCRES-U02 98-U02 135-U02 d_Wt&City Council Resolution 95-135 Adopted.' 11?i7I9S Page 4 WHEREAS, no substantial changes have occurred with respect to the circumstances under which the Amended Project will be undertaken which will require major modifications or revisions to the Original EIR, due to the involvement of new significant environmental effects or a substantial increase in the severity of previously identified significant effects. WHEREAS, no new information of substantial importance which was not known and could not have been known with the exercise of reasonable diligence at the time the Original EIR was certified as complete, has become available which shows any of the following: 1. The Amended Project will have one or more significant effects not discussed in the Original EIR; 2. Significant effects previously examined will be substantially more severe than shown in the Original EIR, 3. Mitigation measures or alternatives previously found not to be feasible would in fact be feasible, and would substantially reduce one or more significant effects of the project, but the project proponents decline to adopt the mitigation measure or alternative; or 4. Mitigation measures or alternatives which are considerably different from those analyzed in the Original EIR would substantially reduce one or more significant effects on the environment, but the project proponents decline to adopt the mitigation measure or alternative. WHEREAS, the City Council has determined that a Supplemental EIR is appropriate under Public Resources Code 21 166 and CEQA Guidelines 1 5163, and will update the Original EIR to make it apply to the Amended Project; NOW, THEREFORE, BE IT RESOLVED that the City Council of the City of La Quinta, California, does hereby recommend certification of the Supplemental Environmental Impact Report for the Amended Project, as adequate and complete in compliance with the requirements of CEQA, and as sufficient to update the Original EIR to make it apply to the Amended Project. BE IT FURTHER RESOLVED that the City Council of the City of La Quinta, California, that: BIB] 03-12-1999-U01 09:50:04AM-U01 ADMIN-U01 CCRES-U02 98-U02 135-U02 d_Wt& City Council Resolution 98-135 Adopted: 11117/98 Pege 5 1. The City Council makes a finding that in addition to the findings made in the body of the EIR and Supplemental EIR, that the Statement of Overriding Considerations" as shown on the attached Exhibit A," and incorporated herein by this reference as though fully set forth, is necessary; and 2. The City Council adopts the Statement of Overriding Considerations. BE IT FURTHER RESOLVED that the City Council for the City of La Quinta, California, adopts the CEQA Findings and Statement of Facts as shown on attached Exhibit B," and incorporated herein by this reference as though fully set forth. PASSED, APPROVED and ADOPTED at a regular meeting of the La Quinta City Council held on this 1 7th day of November, 1 998: AYES: Council Members Adolph, Henderson, Perkins, Sniff NOES: None ABSENT: Mayor Pena ABSTAIN: None JOHN PEN A, ayor City of La Quinta, California ATTEST: AUNDRA L. JUH6(A, City Clerk City of La Quinta, California APPROVED AS TO FORM: DAWN C. HONEYWELL, City Attorney City of La Quinta, California BIB] 03-12-1999-U01 09:50:04AM-U01 ADMIN-U01 CCRES-U02 98-U02 135-U02 d_Wt&City Council Resclution 98-135 Adopted. 11117198 Page 1 EXHIBIT A STATEMENT OF OVERRIDING CONSIDERATIONS The Original Environmental Impact Report for the Centre at La Quinta's Specific Plan 97-029; Tentative Parcel Map 28525; Conditional Use Permit 97-034; Site Development Permit 97-603; and Development Agreement 97-002, as modified and updated by the Supplemental Environmental Impact Report for the Centre at La Quinta Specific Plan 97-029- Amendment #1; Site Development Permit 97-603- Amendment #1; and Development Agreement 97-002- Amendment #1, which collectively allow for construction of an 87 acre multi-phased mixed commercial project consisting of an auto salelservice mall and a retail complex hereinafter the Amended Project"), recognize that certain specified adverse environmental impacts may be caused by the approval and construction of the Amended Project, which may not be mitigated to a level of insignificance by the application of reasonable mitigation measures. Despite the recognition and finding in the Original Environmental Impact Report and the Supplemental Environmental Impact Report that such unavoidable adverse environmental impacts may be caused by the Amended Project, nevertheless, the City Council of the City of La Quinta expressly finds and declares, after a thorough review and consideration of such potentially adverse environmental impacts, that the benefits of the Amended Project outweigh the unavoidable adverse environmental impacts, and are, therefore, deemed to be acceptable by the City Council. The City Council of the City of La Quinta bases its determination on the following grounds: 1. Implementation of the Amended Project is consistent with the City's goals and objectives for development of the Project Site, as set forth in the City's General Plan Land Use Element; and 2. Implementation of the Amended Project will enhance the City's economic base from revenues derived from increased sales taxes, business licenses and other fees, taxes and exactions, which will flow from the development of the Amended Project; and 3. Implementation of the Amended Project will result in the elimination of certain negative aesthetic impacts associated with the currently vacant property, including but not limited to the development of landscaped set-backs along that part of Highway 111 that abuts the Project Site; and 4. The potential adverse environmental impacts identified with the construction and operation of the Amended Project are generally associated with normal growth, progress and prosperity in a developing community; and BIB] 03-12-1999-U01 09:50:04AM-U01 ADMIN-U01 CCRES-U02 98-U02 135-U02 d_Wt&City Council Resolution 98-135 Adopted-. 11117/98 Page 2 5. The Amended Project will be instrumental in causing new area-wide public infrastructure improvements to be constructed, which will benefit both existing development and other future development, including but not limited to street improvements and public utility improvements; and 6. Construction and operation of the Amended Project will ultimately result in the creation of new jobs for construction and for the operation of new businesses associated with the Project; and 7. The Amended Project is significantly more restrictive in its development density, intensity and potential adverse environmental impacts, than the density, intensity and level of adverse environmental impacts of development which is currently permitted under the applicable General Plan and Zoning Code provisions. Consequently, the City Council finds that the Amended Project is a preferred and appropriate balance between environmental concerns and the need for economic development within the City of La Quinta. 8. These findings and determinations are based upon the Original Environmental Impact Report, the Supplemental Environmental Impact Report, and the files and records maintained by the City of La Quinta Community Development Department with respect to the Centre at La Quinta project Specific Plan 97- 029), including without limitation, the administrative record prepared in connection with the Original Environmental Impact Report. BIB] 03-12-1999-U01 09:50:04AM-U01 ADMIN-U01 CCRES-U02 98-U02 135-U02 d_Wt& City Council Resolution 98-135 Adopted: 11117/98 Page 3 CEQA FINDINGS AND STATEMENT OF FACTS BACKGROUND AND PROCEDURE The California Environmental Quality Act CEQA) and Section 15091 of the Guidelines for Implementation of the California Environmental Quality Act CEQA Guidelines) provide that: No public agency shall approve or carry out a project for which an environmental impact report EIR) has been certified which identifies one or more significant environmental effects of the project unless the public agency makes one or more written findings for each of those significant effects, accompanied by a brief explanation of the rationale for each finding. The possible findings are: 1 Changes or alterations have been required in, or incorporated into, the project which avoid or substantially lessen the significant environmental effect as identified in the final EIR. 2. Such changes or alterations are within the responsibility and jurisdiction of another public agency and not the agency making the finding. Such changes have been adopted by such other agency or can and should be adopted by such other agency. 3. Specific economic, legal, social, technological, or other considerations, including provision of employment opportunities for highly trained workers, make infeasible the mitigation measures or project alternatives identified in the final EIR. On July 1 5, 1 997, the City Council of the City of La Quinta unanimously adopted Specific Plan 97-029 to permit and control development of an auto/sales services mall and a future mixed-use retail commercial center on the project site the Original Project"). The potential environmental impacts associated with the development of the Original Project were assessed in an EIR State Clearinghouse no.97011 055) which was also unanimously certified by the City Council the Original SEIR). The specific actions approved by the City Council on July 1 5, 1 997 are as follows: * Resolution 97-62: Certification of Environmental Impact Report * Resolution 97-63: Approval of Tentative Parcel Map 28525 * Resolution 97-64: Adoption of Specific Plan 97-029 * Resolution 97-65: Approval of Site Development Permit 97-603 * Resolution 97-66: Approval of Conditional Use Permit Ordinance No.306: Approval of Development Agreement BIB] 03-12-1999-U01 09:50:04AM-U01 ADMIN-U01 CCRES-U02 98-U02 135-U02 d_Wt& City Council Resolution 9S-135 Adopted: 1111719S Page 4 The Original EIR assessed the project's potential impacts to the following environmental areas: * Secondary Land Use Effects * Geotechnical Considerations * Hydrology and Water Quality * Biological Resources * Transportation and Circulation * Air Quality * Noise * Water Distribution and Storage * Solid Waste Disposal * Public Services Fire Protection, Sheriff Protection, Emergency Medical Response) * Aesthetics * Cultural Resources The Original EIR also assessed the project's potential growth inducing impacts and evaluated five alternatives to the Original Project. As required by CEQA, findings were made for each of the significant environmental impacts of the Original Project. Measures were adopted as conditions of approval for the Specific Plan to mitigate certain of the significant impacts of the Original Project. A Statement of Overriding Considerations was adopted by the City Council to address certain unavoidable adverse impacts of the Original Project including air quality impacts and cumulative solid waste disposal impacts. Approval and implementation of Specific Plan 97-029 Amendment #1, Site Development Permit 97-603 Amendment #1, and the Development Agreement 97- 002 Amendment #1 constitute a proposed change to the Original Project under CEQA and the CEOA Guidelines the Amended Project"). Section 15163 of the CEQA Guideilnes allows public agencies to prepare a supplement to an EIR if changes to a project require the preparation of a Subsequent EIR pursuant to CEQA Gwdelines section 1 5162, and only minor additions or changes would be necessary to make the previous EIR adequately apply to the project in the changed situation. When preparing a supplement to an EIR, the following factors apply: 1. A supplement to an EIR need contain only the information necessary to make the previous EIR adequate for the project as revised; 2. A supplement to an EIR shall be given the same kind of notice and public review as is given to a draft EIR under Section 1 5087 of the CEQA Guidelines; BIB] 03-12-1999-U01 09:50:04AM-U01 ADMIN-U01 CCRES-U02 98-U02 135-U02 d_Wt& City Council Resolution 98-135 Adopted: 11117198 Page 5 3. A supplement to an EIR may be recirculated by itself without recirculating the previous draft or final EIR; and 4. When the lead agency decides whether to approve the project, the decision- making body shall consider the previous EIR as revised by the supplemental EIR. A finding under Section 1 5091 of the CEQA Guidelines shall be made for each significant effect shown in the previous EIR as revised. Preparation of an Supplemental EIR is specifically encouraged as a way of promoting efficiency in the environmental review process. Using these guidelines, the City has required that a Supplemental EIR SEIR) be Prepared for the Amended Project. This SEIR has identified certain significant effects which may occur as a result of the Amended Project, or on a cumulative basis in conjunction with the Amended Project and other past, present, and reasonably foreseeable future projects. Further, the Planning Commissions recommends approval of the Amended Project and, after determining that the SEIR is complete and has been prepared in accordance with CEQA and the CEQA Guidelines, recommends that the City Council adopt the findings set forth herein as follows: IMPACTS EVALUATED IN THE SUPPLEMENTAL EIR In accordance with Sections 1 5060(c) and 15081 of the CEQA Guidelines, the City completed a preliminary review of the Amended Project and the decision was made that further evaluation of the Amended Project's potential environmental impacts was needed in the form of an SEIR. The topics evaluated in the SEIR include all of the topics evaluated in the previously certified EIR as listed below: * Secondary Land Use Effects * Geotechnical Considerations * Hydrology and Water Quality * Biological Resources * Transportation and Circulation * Air Quality * Noise * Water Distribution and Storage * Solid Waste Disposal * Public Services Fire Protection, Sheriff Protection, Emergency Medical Response) * Aesthetics * Cultural Resources The analysis in the SEIR resulted in the following findings concerning the project's impacts. BIB] 03-12-1999-U01 09:50:04AM-U01 ADMIN-U01 CCRES-U02 98-U02 135-U02 d_Wt&City Council Resolution 98-135 Adopted: 11117/98 Page 6 I. DIRECT PROJECT IMPACTS A. Impacts Determined to be Less Than Significant 1. Secondary Land Use Effects: Up to three existing auto dealers in the City of Indlo may relocate to the project site. No significant secondary land use impacts are anticipated because retail demand analysis indicates that there is sufficient retail demand to support the redevelopment of the auto dealership sites in lndio for other retail commercial uses. The retail demand analysis shows that land use impacts on lndio would not be significant for any of the four development scenarios, including Development Scenario 4, which consists of developing the entire site with retail commercial uses. 2. Geotechnical Considerations: No ground rupture is anticipated during an earthquake; soils have low liquefaction potential; no expansive soils occur on-site; ground lurching is not expected. 3. Hydrology and Water Quality: No flooding impacts on- or off-site are anticipated because the proposed runoff management plan would contain storm flows up to and including flows from a 1 OO-year storm) within the project site. 4. Biological Resources: The constructed project would attract urban- adapted wildlife that would compete with native species in nearby open areas. This is an adverse, but not significant, impact. No flat-tailed horned lizards or their sign have been observed on the site and the habitat on-site is only considered marginally suitable to support this species. The loss of on-site habitat for the loggerhead shrike and Coachella Valley round-tailed ground squirrel will not substantially reduce the number or restrict the range of these animals. 5. Transportation and Circulation: Project traffic in the Year 2000 would not degrade levels of service below City standards at 1 3 of 1 5 study area intersections. Year 2005 project traffic volumes would not degrade levels of service below City standards at 11 of 1 5 study area intersections. 6. Air Quality: The project would be consistent with the Air Quality Management Plan AQMP) forecasts for this area, consistent with the air quality- related regional plans, and should not jeopardize attainment of state and federal ambient air quality standards in the Coachella Valley. Intersection carbon Monoxide concentrations would be lower than State and Federal standards. No significant impacts from odors are anticipated. Toxic air pollutants are not expected to occur in any meaningful amounts in conjunction with operation of the project. BIB] 03-12-1999-U01 09:50:04AM-U01 ADMIN-U01 CCRES-U02 98-U02 135-U02 d_Wt& City Council Resolution 98-135 Adopted. 11/17/98 Page 7 7. Noise: Construction activities would temporarily increase local noise levels, but, given the distance to nearby sensitive receptors and mandatory compliance with the City?s standard restrictions regarding days and hours when construction activity is permitted, no significant construction noise levels are anticipated. Nevertheless, contractors will also be required to implement noise reduction measures to reduce the amount of noise that could affect the Lake La Quinta neighborhood, as follows: a. Between May 1 and September 30, all construction activity on the project site shall only occur between the hours of 6:00 A.M. and 7:00 P.M. Monday through Friday, and from 8:00 A.M. to 5:00 P.M. on Saturday, and shall be prohibited on Sundays and public holidays. Between October 1 and April 30, all construction activity on the project site shall only occur between the hours of 7:00 A.M. and 5:30 P.M. Monday through Friday, and from 8:00 A.M. to 5:00 P.M. on Saturday, and shall be prohibited on Sundays and public holidays. b. Implement appropriate additional noise reduction measures to reduce the amount of noise that could affect the Lake La Quinta neighborhood, such as changing the location of stationary construction equipment, shutting off idling equipment, equipping heavy equipment with noise muffling devices, notifying nearby residents in advance of construction work, and installing temporary acoustic barriers around stationary construction noise sources such as portable generators. On-site activities at auto dealerships and most commercial uses will increase local noise levels, but such levels would not exceed the City?s noise limits. The project includes features to reduce noise heard at the Lake La Quinta neighborhood such as enclosed auto repair facilities with side entrances oriented away from the neighborhood, 1 00-foot minimum setbacks from the Adams Street property line, and the prohibition of the general use of public address systems at the auto dealerships. Traffic noise would increase as a result of the project?s added traffic on the roadway system, but the increase would not result in noise levels that exceed City noise limits. 8 Water Distribution and Storage: Project water demand would not exceed available water supplies. No significant extension of distribution facilities or creation of new water storage facilities would be needed to serve the project. No wasteful water practices have been identified for the proposed project. However, to ensure that future development at the project site does not include activities which consume excessive amounts of water or which involve wasteful water consumption practices, the following changes have been required in, or incorporated into, the project: BIB] 03-12-1999-U01 09:50:04AM-U01 ADMIN-U01 CCRES-U02 98-U02 135-U02 d_Wt &City Council Resolution 98-136 Adapted: 11117198 Page S a. To ensure that future land uses do not include activities which unnecessarily waste water or which consume exceptional amounts of water, the City will direct contractors to consult with the Coachella Valley Water District CVWD) to develop appropriate water Conservation measures for both landscaping/irrigation requirements and plumbing controls. Consistent with CVWD's existing and future water conservation plans, policies and standards, the City will require that the developer(s) implement the water conservation measures that are devised from the consultations with CVWD, and will require compliance with the City's water conservation programs and ordinance, to the extent applicable. 9. Solid Waste Disposal: The development flexibility provided by the Amended Project has the potential to reduce the amount of solid waste generated at the site and its associated impacts. Development Scenarios 2, 3, and 4 would reduce the amount of industrial chemicals and hazardous materials requiring disposal, with Development Scenario 4 all but eliminating these types of materials from being used at and disposed of from the site. These are considered beneficial impacts of the changes to the Original Project. The types of plants used in the site's landscaping features would continue to produce less waste than traditional ornamental landscaping. 1 0. Public Services: Project construction and operation would increase demand for fire protection, sheriff protection and emergency medical services, to a minor, but less than significant level, and would not require expansions to these services in order to address project impacts. The following changes or alterations have been required in, or incorporated into, the project to minimize potential impacts: a. All on-site water distribution facilities shall be constructed in accordance with Coachella Valley Water District and Riverside County Fire Department standards. b. Fire hydrants shall be provided at the site to the satisfaction of the Riverside County Fire Department. C. Adequate access and turning radii for fire trucks and other fire fighting apparatus shall be incorporated into project design plans to the satisfaction of the Riverside County Fire Department. d. All on-site structures shall be built to conform with criteria contained within the Uniform Fire Code and in accordance with Riverside County Fire Department and City of La Quinta standards. e. During the construction and operations phases, activities involving the use and storage of highly flammable substances i.e., fuels and solvents) shall be conducted in accordance with Riverside County Fire Department standards. BIB] 03-12-1999-U01 09:50:04AM-U01 ADMIN-U01 CCRES-U02 98-U02 135-U02 d_Wt& City Council Resolution 98-135 Adopted: 11117198 Page 9 f. Areas such as streets, security walls and parking area shall be well lit to dissuade would-be criminals from targeting these area for illegal activities. g. All doors shall have an industrial quality key and latch system. All exterior doors shall have deadbolt locks. h. All delivery doors shall be equipped with a peephole for delivery identification purposes. To avoid creating convenient hiding places for would-be criminals, shrubbery found in the site interior shall be trimmed to a height of three feet or less. In addition, product displays and vegetation shall be kept clear of exterior windows to avoid blocking the visibility into store interiors by passing patrol cars. j. Design parking and unloading areas to avoid creating traffic problems. k. To reduce the response times of emergency vehicles, addresses shall be at least eight inches tall and contrast with the background. Install closed circuit, remote video surveillance Systems to monitor the security of auto dealership sites. m. Any future proposal to develop a personal goods or vehicle storage business shall include a closed circuit, remote video surveillance system to monitor site security. n. Any future proposal to develop a business that would be open for 24 hours shall include the following security measures: 1). Installation of a closed circuit video monitoring system. Security cameras shall be located above cash register areas, entrances and exits and walk-in coolers. Signs shall be posted to advise patrons that the premises are being monitored by 24-hour surveillance cameras. 2). Staff the operation with more than one employee during nighttime hours. 3). Employees shall conduct frequent money drops into the building's safe. BIB] 03-12-1999-U01 09:50:04AM-U01 ADMIN-U01 CCRES-U02 98-U02 135-U02 d_Wt&City Council Resolution 98-135 Adopted: 11117198 Pa9e 10 11. Aesthetics. The proposed development intensity and the proposed setbacks along Highway 111 and Adams Street are consistent with City policies and development standards. Limited building heights and increased building spacing in the northeastern quadrant of the project site would preserve views of the most prominent upper elevation features of the Santa Rosa Mountains. The following change or alteration has been incorporated into the project to minimize potential impacts: a. Building heights in the northeastern quadrant of the project site, i.e., the northern half of the mixed-use, regional commercial center, shall be limited to 25 feet. Spacing between buildings shall be a minimum of 65 feet. Buildings located closest to Highway 111 shall have staggered" setbacks. Each staggered building shall be set back a minimum of 50 feet from the adjacent building. The display area lighting along Highway 111 and Adams Street represents a substantial increase in lighting along the site's frontages with these roadways. The impact is not considered significant for the following reasons. All of the increased lighting would be directed downward, with the exception of the display pad bollards. All lighting is required to be directed onto the site only, and to comply with the City's Dark Sky" ordinance and the Highway Ill Design Guidelines. The lighting features would be separated from traffic on Highway 111 and Adams Street by 50- and 20-foot bermed and landscaped setback areas. The lighting would also be similar to the lighting on the mixed retail portions of the site and similar commercial centers in the immediate vicinity of the site. The City will also require future lighting plans to be submitted in conjunction with building plans for each pad development that demonstrate that the lighting features do not illuminate off-site areas and that the plans comply with the City's Dark Sky" ordinance. 1 2. Cultural Resources: No significant cultural resources have been found on-site and the potential to damage undiscovered resources during grading and site development is considered low. Nevertheless, as an added precaution, the project will be required to implement the following mitigation measure: a. A qualified, professional archaeologist will conduct intensive archaeological monitoring of the entire first grading phase. Based on the results of this monitoring program, recommendations for the extent of subsequent grading/site preparation phases can be reassessed. It is recommended that some level of monitoring be conducted throughout the project area, as cultural resources in this area of the desert often include delicate and relatively small finds e.g., small campsites, cremations, or other ceremonial sites). It is recommended that the archaeological monitor have the authority to halt any activities causing adverse impacts to potentially significant buried resources. Once identified, the archaeological consultant will BIB] 03-12-1999-U01 09:50:04AM-U01 ADMIN-U01 CCRES-U02 98-U02 135-U02 d_Wt& City Council Resolution 95-135 Adopted: 11/17195 Page 11 evaluate the find(s) in accordance with criteria presented in Appendix K of the CEOA Gwdellnes. It is also recommended that the archaeological monitoring program involve Native American input, either as observers or consultants. The presence of a Native American monitor would be at the discretion of the local Native American representative(s) and coordinated with the monitoring schedule. B. Impacts That Could be Significant, But are Mitigable to Less Than Significant Levels. 1. Geotechnical Considerations: The project site is located within a seismically active area and could be subject to substantial groundshaking during an earthquake along the San Andreas Fault or other regional faults. Substantial groundshaking could damage structures and thereby expose persons to dangers associated with collapsing structures, falling materials, etc. Changes or alterations have been required in, or incorporated into, the project which mitigate or avoid this potentially significant effect, as follows: a. Structural design will take into account the anticipated ground shaking characteristics in the design of the proposed buildings for earthquake loading. Project plans and specifications shall satisfy the seismic design parameters set forth in the latest addition of the Uniform Building Code, as administered by the City of La Quinta. These criteria are considered minimum guidelines for project structural design. A trace of an inferred fault, considered inactive, occurs near the western edge of the project site, and may contain soils or geological characteristics which could represent unstable conditions that require special design or construction techniques. Changes or alterations have been required in, or incorporated into, the project which mitigate or avoid this potentially significant effect, as follows: b. The inferred fault trace in the western edge of the project site is not considered active and is not recognized as a major geologic hazard. Pursuant to La Ouinta General Plan Policy 8-1.1.1, however, once the location, size and loading conditions for the proposed buildings have been determined, further investigation of this part of the site shall be conducted prior to any grading in that area, to more closely analyze this feature to determine whether it contains any significant geological constraints that would require special design or construction measures If such constraints are found, incorporate appropriate design and construction control measures into grading, foundation and/or structural plans, as recommended by the geotechnical engineer. BIB] 03-12-1999-U01 09:50:04AM-U01 ADMIN-U01 CCRES-U02 98-U02 135-U02 d_Wt&City Council Resolution 98-135 Adopted: 11I17?98 Page 12 On-site soils have significant settlement potential, which, if not properly engineered, could result in cracked building foundations and other pavement areas. Changes or alterations have been required in, or incorporated into, the project which mitigate or avoid this potentially significant effect, as follows: c. Once the location, size and loading conditions for the proposed buildings have been determined, conduct design level soil engineering studies on a lot by lot basis, if necessary. Those studies will include drilled test borings, laboratory testing program and a design level report. The report will provide criteria for design of foundations, slab-on-grade construction, site grading specifications and utility trench backfill recommendations. d. The project soil engineer will review the grading plans and project improvement plans for the projects prior to construction. The review is intended to determine compliance with the intent of the recommendations contained in the soils engineering report. e. Site grading and construction will be observed by the project soil engineer and tested, as necessary, to determine general compliance with the recommendations contained in the soils engineering report. In addition, the soil engineer will observe conditions exposed by the grading and record significant features and/or changes that may be exposed. Various aspects of grading will be covered in a pre-construction conference with representatives of the owner, grading contractor, civil engineer and geotechnical engineer. f. Prior to any grading operations, areas which are to receive select structural fill, foundations, pavement sections, or concrete slabs-on-grade must be cleared of pavements, abandoned utilities and old foundations. The depth of the materials to be removed will be observed by a qualified soils engineer when clearing and stripping operations are in progress. g. The bottom of depressions created by the removal of existing structures or pavement should be scarified and cross scarified at least 8- inches and recompacted to at least 90 percent of maximum dry density. The depressions should then be backfilled with approved, compacted select structural fill, as specified by the project soils engineer. Clearing and backfill operations will be conducted under the field observation of the soil engineer. BIB] 03-12-1999-U01 09:50:04AM-U01 ADMIN-U01 CCRES-U02 98-U02 135-U02 d_Wt& City Council Resolution 98-135 Adopted: 11/17/98 Page 13 h. Select structural fill material may be placed in thin lifts, moisture conditioned to near optimum moisture content, and compacted to 90 percent of maximum dry density until finished grade has been obtained. Compaction criteria will be based on the laboratory test procedure ASTM D 1557-91. The soil engineer will be notified at least 48 hours prior to commencement of any grading operations, so he may coordinate the work in the field with the contractors. j. The support of a proposed structure may be provided by conventional, strip and spread footings bearing firm reworked native soil or select structural fill, but not on a combination of both. The design criteria for foundations, including detailed reinforcing requirements, will be determined by a site specific soil engineering study, and the design engineer performing the structural analysis of the proposed building and supporting foundations. k. Perimeter and interior footings should be founded a minimum 1 2 to 1 8 inches into the lowest adjacent, compacted soil pads. Interior footing under concrete slab-on-grade should be founded a minimum of 1 2 to 1 5 inches into the compacted soil building pad. Select structural fill should be compacted to at least 90 percent of maximum dry density. For the above conditions, the foundations for a proposed structure may be designed for an allowable bearing pressure range of 2000 to 3000 pounds per square foot for dead plus reasonable live loads. These values may be increased by 1/3 to include short term seismic and wind effects. The soils engineer will observe foundation excavations prior to placing form boards or placement of reinforcing steel. The purpose of this is to verify the soil density within the bearing soils. m. Concrete slabs-on-grade associated with high point loads, such as those associated with fork lifts, and those that will be subjected to heavy construction loads, such as those created by a crane lifting concrete panel, should be sufficiently thick and reinforced to accommodate these loads. n. For concrete slab-on-grade floor construction in warehouse or maintenance areas where no floor covering will be used and not subjected to high point loads), a minimum 4 inch layer of 3I4?' baserock should be placed and compacted to a minimum of 95 percent of maximum dry density. If a moisture vapor barrier is used, the barrier should be overlaid by 2 inches of commercial quality sand. The sand should be lightly moistened prior to placing concrete. BIB] 03-12-1999-U01 09:50:04AM-U01 ADMIN-U01 CCRES-U02 98-U02 135-U02 d_Wt&City Council Resolution 98-135 Adopted: 11?17I98 Page 14 0. Exterior concrete slabs-on-grade, such as driveways, shall be founded on at least 6" of approved import baserock, or as specified by the City of La Quinta, which ever is more stringent. The use of reinforcing steel in exterior concrete flatwork is recommended and all construction joints should be held together by steel dowels. It is recommended that exterior concrete flatwork soil areas be premoistened before concrete is placed. p. Interior concrete slabs-on-grade shall contain reinforcement with the slabs structurally connected to adjacent perimeter foundations. Reinforcing of interior slabs-on-grade will be provided by the structural engineer, based on the proposed usage. q. Concrete slabs shall be divided into essentially equi- dimensional segments during construction to help control cracking during the curing period. Reinforcing of the concrete slab-on-grade is recommended and the slab should be structurally connected to the perimeter foundations at all door openings. Construction joints should be adequately doweled. If interior slabs are designed as free floating, adequate expansion joint of felt should be placed between the concrete slab and foundation. r. Exterior slabs-on-grade, which will experience vehicular traffic, including fork lift traffic, such as driveway aprons and trash bin aprons, should have at least 8 inches of compacted Class 11 aggregate base rock R= 78 mn.) under the concrete slab; actual thickness is dependent upon the slab thickness and actual traffic loads and volume. The baserock should be compacted to at least 95 percent of maximum dry density. 5. Backfill of utilities within road right-of-way will be placed in strict conformance with the requirements of the governing agency City of La Quinta, CVWD, Caltrans, etc.). t. Utility trench backfill within private property will be placed in strict conformance with the provisions of this report relating to minimum compaction standards. In general, service lines extending inside of the subject property may be backfilled with native soils compacted to a minimum of 90 percent of maximum dry density. Uncontrolled surface drainage that allows ponding to occur on slopes and around structures could weaken slopes and lead to cracked foundations. Changes or alterations have been required in, or incorporated into, the project which mitigate or avoid this potentially significant effect, as follows: BIB] 03-12-1999-U01 09:50:04AM-U01 ADMIN-U01 CCRES-U02 98-U02 135-U02 d_Wt& City Council Resolution 98-135 Adopted: 11117/98 Page 15 U. Where no exterior pavement section abuts the buildings, soil shall be backfilled against the exterior footings and the final grade should result in a positive gradient away from the buildings, in order to provide rapid removal of rain and irrigation water away from the foundations. V. To help minimize increased moisture into fill material under new foundations and pavements, good site drainage is important. Site drainage shall be in the form of roof gutters, catch basin and other drainage facilities. Down-spouts from the roof of the buildings shall discharge collected rainwater onto splashblocks, adjacent paved areas, or be tied into a water-tight drainage pipe, which would carry the collected water away from the building areas. Design landscaping and irrigation to prevent excess irrigation and ponding. Erosion of soils during periods of high winds can result in removal of material intended to be the foundation of structures and deposition of uncompacted and unstable materials that are susceptible to future settlement. Changes or alterations have been required in, or incorporated into, the project which mitigate or avoid this potentially significant effect, as follows: w. To control erosion during construction, soil shall be kept moistly frequent watering. After construction, when frequent watering is no longer feasible, wind-breaks installed, and plant native grasses and brush shall be planted on areas reserved for future phases of development, to minimize the contact of the wind against the ground. 2. Hydrology and Water Quality: Uncontrolled grading and site preparation activities could result in erosion and runoff of loose soils and other contaminants that could adversely affect downstream water quality. Changes or alterations have been required in, or incorporated into, the project which mitigate or avoid this potentially significant effect, as follows: a. Prior to the issuance of any grading permits, a Stormwater Pollution Prevention Plan SWPPP) shall be completed, to the satisfaction of the Colorado Regional Water Quality Control Board and the City of La Quinta. The SWPPP shall include measures to minimize the generation of fugitive dust, prevent erosion and prevent and contain hazardous materials spills. Specific elements of the SWPPP may include, but are not limited to: 1). Dust controls as specified in project PM1O plan see Section 5.6, Air Quality, for further description). 2). Installation of sand bags at existing and proposed storm drain inlets. BIB] 03-12-1999-U01 09:50:04AM-U01 ADMIN-U01 CCRES-U02 98-U02 135-U02 d_Wt&City Council Resolution 98-135 Adopted. 11117198 Page 15 3). Soil stabilizing of future phase areas after rough grading. 4). Covering construction access roads with gravel. 5). Watering site throughout grading. 6). Minimize the number of separate construction and vehicle storage and staging areas, to simplify the collection and disposal of contaminants. 7). Identifying the location of fuel storage areas. 8). Erect barriers around vehicle storage and staging areas and around fuel storage areas, to prevent intrusion by unauthorized persons after construction hours; 9). An ongoing monitoring plan, to ensure that water quality controls are repeated and properly implemented in subsequent construction phases. The monitoring plan should include objectives, parameters for monitoring, schedules, evaluation and actions required. Provide regular monitoring reports, throughout each construction phase. The proposed runoff management plan is intended to contain all site runoff for storm conditions up to and including a 1 OO-year storm. However, if storm drainage facilities are not properly designed and maintained, this plan may not achieve this level of flood control and it is possible that damage to on- or off-site properties could result. Changes or alterations have been required in, or incorporated into, the project which mitigate or avoid this potentially significant effect, as follows: b. Final grading and drainage plans for each phase of development shall incorporate retention facilities, and shall prove to the satisfaction of the City of La Quinta that there will be no site runoff for rainstorms up to and including the 1 OO-year event. c. To ensure the continued effectiveness of the storm drainage and retention facilities, property owner maintenance associations shall be established to regularly clean and maintain landscaping, storm drainage facilities and retention areas, including drywells, which support those properties. Some of the runoff from the north areas of Pads 1, 2, and 3 in Development Scenarios 1 through 3 would drain into the landscape setback from Highway 111. The depths of the catch basins are not consistent with the Highway 11 1 Design Guidelines or the La Quinta Municipal Code. Although the Draft SFIR proposed an additional mitigation measure requiring redesign of the onsite setback areas along Highway 111 and the development of additional onsite retention capacity in order to conform to the Highway 111 Design Guidelines and La Quinta Municipal Code, the City Council finds that based upon its review and consideration of all BIB] 03-12-1999-U01 09:50:04AM-U01 ADMIN-U01 CCRES-U02 98-U02 135-U02 d_Wt& City Council esoluton 98-135 Adopted: 11117198 Page 17 available engineering and other project related information, this proposed mitigation measure is not feasible and should not be adopted for this particular project. The City Council concurs with the Planning Commission determination and finds that the storm water retention on the north half of Parcel 1, 2, and 3, in the Highway 111 landscape setback is acceptable. The City Council also disagrees with the determination in the Draft SEIR that the inconsistencies with the Highway 111 Design Guidelines or the La Quinta Municipal Code constitute a potentially significant adverse impact, given the substantial drainage and landscape improvements that are, in fact, being made along Highway 111 in connection with this project. Nevertheless, to the extent there are any remaining potentially significant impacts caused by not incorporating the proposed additional mitigation measure specified in the Draft SEIR, the City Council finds that such impact is acceptable based on the Statement of Overriding Considerations adopted for this project. 3. Biolo?ical Resources: During site grading and construction that occurs during the nesting/breeding season typically February through July), there is a potential to destroy bird nests that are occupied by native bird species. If this occurs, it would be a violation of the Migratory Bird Treaty Act and/or the California Fish and Game Code and would be considered a significant impact. Changes or alterations have been required in, or incorporated into, the project which mitigate or avoid this potentially significant effect, as follows: a. Common and Special-Status Bird Nests. If project site grading and/or construction would occur during the nesting/breeding season typically February through July) of native bird species potentially nesting on the site, then the following measure shall be implemented. Prior to construction or site preparation activities, a field survey shall be conducted by a qualified biologist to determine if active nests of special-status birds i.e., loggerhead shrike) or common bird species protected by the Migratory Bird Treaty Act and/or the California Fish and Game Code, are present in the construction zone or within 50 feet of the construction zone. If active nests are found, a minimum 50-foot this distance may be greater depending on the bird species and construction activity, as determined by the biologist) fence barrier shall be erected around the nest site. No construction activities shall be permitted within this nest zone until the young birds have fledged, as determined by the project biologist. Implementation of the project will eliminate essentially all potential habitat for the Coachella Valley fringe-toed lizard species on the site. This lizard species is listed as threatened by State and Federal agencies. The loss of this habitat could restrict the range of these animals and would be considered a substantial impact on a rare or endangered species. In addition, the project site is within the habitat fee BIB] 03-12-1999-U01 09:50:04AM-U01 ADMIN-U01 CCRES-U02 98-U02 135-U02 d_Wt&City Council Resolution 98-135 Adopted.- 11/17198 Page 18 area pursuant to the Coachella Valley Fringe-toed Lizard Habitat Conservation Plan. Changes or alterations have been required in, or incorporated into, the project which mitigate or avoid this potentially significant effect, as follows: b. The project applicant shall pay $600 per acre developed to the City of La Quinta as part of the Coachella Valley fringe-toed lizard mitigation plan. 4. Transportation and Circulation: Proper site access control and adequate sight distance are needed to ensure safe ingress/egress at the project's main entrances, and to avoid traffic conflicts with through traffic. Changes or alterations have been required in, or incorporated into, the project which mitigate or avoid this potentially significant effect, as follows: a. The proposed project shall have full access to Highway 111 and Adams Street. The project developer(s) shall construct the site-specific circulation recommendations as depicted in Figure 1 5 of the SEIR. b. Sight distance at each project entrance shall be reviewed with respect to standard Caltrans/City of La Quinta sight distance standards at the time of preparation of final grading, landscape and street improvement plans. C. The project developer(s) shall provide a westbound 400 foot left turn pocket on Highway 111 for vehicles desiring to turn left into the project site. d. The project developer(s) shall provide a southbound 300 foot left turn pocket on Adams Street for vehicles desiring to turn left into the project site. Project traffic in the Year 2000 would degrade levels of service below City standards at two of 1 5 study area intersections. For Year 2000 with project traffic conditions, a traffic signal is projected to be warranted at the intersection of the project entrance La Quinta Drive) at Highway 111. Year 2005 project traffic volumes wou?d degrade levels of service below City standards at four of 1 5 study area intersections. For Year 2005 with project traffic conditions, a traffic signal is projected to be warranted at the Intersection of Adams Street at 47th Avenue/project entry. Changes or alterations have been required in, or incorporated into, the project which mitigate or avoid this potentially significant effect, as follows: e. Intersection improvements shall be constructed as identified in Table 1 0 of the SEIR. The project developer(s) shall participate in the construction of traffic improvements at affected locations in the City's arterial network, through payment of required Infrastructure Development Fees. BIB] 03-12-1999-U01 09:50:04AM-U01 ADMIN-U01 CCRES-U02 98-U02 135-U02 d_Wt& City Council Resolution 98-135 Adopted: 11/17/98 Page 19 f. The project developer(s) shall Consult with the Sunline Transit Agency to consider expanding service within the area. g. Prior to the issuance of building permits for any individual or combined site development involving at least 100 employees, prepare TDM plans for City approval, in accordance with Section 9.1 80 of the La Ouinta Municipal Code. The TDM plans shall also satisfy the requirements of SCAQMD Rule 2202, and shall be reasonably calculated to achieve an average vehicle occupancy rate VOR) of 1.3. The TDM plan shall also indicate specific strategies and guidelines to reduce the number of single-occupant vehicle trips and increase the amount of non-vehicular transportation. h. To accommodate future bus service on key roadways, the project developer(s) shall plan transit stops at the far side of major intersections and at locations which would not conflict with peak hour traffic flows see Figure 20 of the certified EIR] for suggested locations). Pedestrian access to the bus stops shall be provided. Actual transit stop locations shall be coordinated with the Sunline Transit Agency. I. The project developer(s) shall provide on-site bike racks on the commercial portion of the project to encourage the use of bicycles as an alternative means of transportation. j. The project developer(s) shall designate a portion of the commercial retail parking area to encourage employee ride sharing. 5. Noise: Although no buildings have been designed for the mixed regional commercial uses, it is possible that delivery areas for large commercial uses could be located behind the buildings along the frontage of Adams Street. It is also possible that deliveries for some commercial uses such as grocery stores could occur during nighttime hours when people are most sensitive to noise, and when roadway traffic volumes may be so low that delivery noise does not blend with the traffic noise. This could cause substantial disturbance and a potentially significant impact. Changes or alterations have been required in, or incorporated into, the project which mitigate or avoid this potentially significant effect, as follows: a. Commercial delivery areas shall be either oriented away from Adams Street, or shielded by a minimum six-foot solid masonry wall with the height determined from the elevation of the delivery platform. BIB] 03-12-1999-U01 09:50:04AM-U01 ADMIN-U01 CCRES-U02 98-U02 135-U02 d_Wt&City Council Resolution 98-135 Adopted: 11117198 Page 20 6. Solid Waste Disposal: Construction-period solid wastes could have a significant impact on local landfill capacity unless measures are taken to reduce, recycle or reuse such wastes to minimize the amount that must be disposed of at a landfill. Changes or alterations have been required in, or incorporated into, the project which mitigate or avoid this potentially significant effect, as follows: a. Contractors shall separate recyclable construction waste materials in separate bins, and shall arrange for transport of recyclable materials to facilities which accept the materials. A list of recyclable construction materials and recycling facilities is available, and shall be obtained, from the City of La Quinta. All recyclable materials shall be recycled. b. Builders competing for construction contracts shall be required to include proposals for the use of building products made of recycled materials. Given the City's obligations under AB 939 to substantially reduce the amount of solid wastes that must be disposed of at a sanitary landfill, if solid waste reduction, recycling and/or reuse measures are not incorporated into the project, the project's solid waste impact would be considered significant. Changes or alterations have been required in, or incorporated into, the project which mitigate or avoid this potentially significant effect, as follows: c. Green waste generated on the project site shall be treated in such a way as to avoid disposal in landfills. This may be accomplished, for example, by composting either on-site or at approved facilities and mulching for use on- and off-site. d. Prior to the issuance of building permits for each phase of the project, a solid waste management program shall be approved for that portion of the site or for larger areas if more efficient, by the City of La Quinta. These programs shall maximize the recycling potential of packaging materials cardboard), mixed papers, and scrap ferrous materials, and shall include designated areas for trash separation bins which are accessible to waste haulers, and identification of materials that are to be recycled. The following provisions shall be considered in the preparation of the plans: 1). Locate recycling/separation areas in close proximity to dumpsters for non-recyclables, elevators, loading docks, and primary internal and external access points. From CIWMB Model Ordinance) 2). Locations of recycling/separation areas shall not conflict with any applicable Federal, State or local laws relating to fire, building, access, transportation, circulation, or safety. BIB] 03-12-1999-U01 09:50:04AM-U01 ADMIN-U01 CCRES-U02 98-U02 135-U02 d_Wt& City council Resolution 96-136 Adopted: 11117196 Page 21 3)- Locate recycling/separation areas so they are convenient for those persons who deposit, collect, and load the recyclable materials. From CIWMB Model Ordinance) 4). Place recycling containers/bins so that they do not block access to each other. 5). Solid waste collection/recycling areas are to be compatible with nearby structures, secure, protected against adverse environmental conditions, clearly marked, adequate in capacity, number and distribution, and contain a sufficient number of bins, to serve the recycling needs of the development. From CIWMB Model Ordinance) 6). Design and construct collection/recycling areas to accommodate front-loader packing trucks, including maneuvering room. From CIWMB Model Ordinance) 7). Design and construct driveways and/or travel aisles with adequate width and maneuverability space for unobstructed garbage collection vehicle access and clearance. From CIWMB Model Ordinance) 8) Post signs at all access points of the recycling areas that clearly identify all recycling and solid waste collection and loading areas and the materials accepted therein. From CIWMB Model Ordinance) A variety of hazardous wastes, both liquid and solid, would be generated in small quantities by the proposed auto dealerships and other commercial uses that could be developed in accordance with the Specific Plan. These wastes must be safely stored while awaiting disposal, and there are no waste disposal facilities within Riverside County currently accepting such wastes. Special provisions, therefore, must be made to properly store and dispose of the project's hazardous wastes, to avoid unlawful and unsafe disposal of such materials. Changes or alterations have been required in, or incorporated into, the project which mitigate or avoid this potentially significant effect, as follows: e. Prior to occupancy of each phase of the project, the managers of the auto dealerships, any other businesses within the proposed auto mail area that generate hazardous wastes, and the mixed-use, regional commercial center, shall prepare programs for the proper storage, collection, identification, and disposal of industrial chemical and hazardous material wastes. Such programs may, for example, include current waste disposal practices such as contracting with State licensed, private firms for the collection of waste materials, for use by the same or other firms who produce new products from the recycled wastes and/or who transport such wastes to properly licensed and permitted disposal facilities. These hazardous waste management programs shall be prepared and implemented to the satisfaction of the Riverside County Fire Department and the City of La Quinta. Prior to the BIB] 03-12-1999-U01 09:50:04AM-U01 ADMIN-U01 CCRES-U02 98-U02 135-U02 d_Wt&City Council Resolution 98-135 Adopted: 11/17/98 Page 22 issuance of any occupancy permit by the City, the occupant shall verify, in writing, that the occupant has complied with all applicable Federal, State, County and City requirements for the handling and disposal of hazardous waste material, and shall file an annual report with the City Community Development Department reporting the types of hazardous waste generated and methods of waste disposal. The annual report shall include evidence of proper disposal with a California-certified hazardous waste disposal company. 7. Aesthetics: Proposed berming provided along Highway 111 would not fully screen views of vehicles in regular new vehicle display areas located between the special vehicle display pads along Highway 111 or vehicles displayed on the rest of the dealership pads. This is not Consistent with the standards in Section 9.1 50. L. 1 of the La Ouinta Municipal Code for the screening of parking areas and the Highway 111 Design Guideilnes for screening outdoor storage/display areas?,, The Draft SEIR provides that this inconsistency represents a potentially significant aesthetic impact. The Draft SEIR further specifies that unscreened views of entrances in and out of dealerships/repair buildings on Pads 1, 2, and 3 may also represent a potentially significant aesthetic impact. The following mitigation measures are incorporated into the project to lessen or avoid inconsistency between the proposed berming and the La Quinta Municipal Code and Highway 111 Design Guidelines: a. All auto dealership regular vehicle display areas and service area entrances shall be adequately screened from view from Highway 111 and Adams Street by landscaping, walls and/or berms. The City Council concurs with the Planning Commission determination and finds that the berming as set forth in the applicant's most recently submitted plans adequately screens the regular vehicle display areas and service area entrances along Highway 111. Based on the previous mitigation measure, the possibility exists for solid, masonry screening walls to be constructed along the Highway 111 and Adams Street frontages that would be aligned in a straight line along the interior edge of the landscape setback along both frontages. This straight-line wall design would conflict with Section 9.150.L.3.b. of the La Ouinta Municipal Code, which states that screening walls should not be constructed in long, straight stretches, to prevent visual monotony. This is considered a potentially significant impact. Changes or alterations have been required in, or incorporated into, the project which mitigate or avoid this potentially significant effect, as follows: BIB] 03-12-1999-U01 09:50:04AM-U01 ADMIN-U01 CCRES-U02 98-U02 135-U02 d_Wt& City Council Resolution 98-135 Adopted: 11117198 PB9e 23 b. Any screening walls constructed along the Highway 111 and Adams Street frontages shall incorporate a design that avoids a monotonous visual effect, through a meandering alignment, use of offsets, periodic variations in materials, texture, or colors or other measures which achieve the desired effect. Although the Draft SEIR proposed an additional mitigation measure requiring that all auto dealership regular vehicle display areas and service area entrances by fully" screened from view from Highway 111 and Adams Street in order to conform to the La Quinta Municipal Code and Highway 111 Design Guidelines, the City Council finds, upon further review and consideration of all of the available engineering and other project-related information, that this proposed mitigation measure is not feasible, and should not be adopted for this particular project. The City Council also disagrees with the determination in the Draft SEIR that failure to fully screen the auto dealer regular vehicle display areas and service area entrances from Highway 111 and Adams Street is a potentially significant adverse impact, given the substantial landscape improvements that are, in fact, being made along Highway 111 in connection with this project. Nevertheless, to the extent there are any remaining significant adverse impacts caused by not fully screening the vehicle display areas and service area entrances, the City Council finds that such impact is acceptable based on the Statement of Overriding Conditions. C. Significant and Unavoidable Impacts 1. Air Quality: Construction period emissions would exceed thresholds of significance recommended by the South Coast Air Quality Management District SCAQMD), resulting in short-term, significant air quality impacts. The following changes or alterations have been required in, or incorporated into, the project which would reduce the volume of such emissions to the extent considered feasible, but not to below less than significant levels. a. The project developer shall prepare and implement a construction management plan, as approved by the City of La Quinta, which includes the following measures recommended by the SCAQMD, or equivalently effective measures approved by the SCAQMD: 1)- Configure construction parking to minimize traffic interference. 2). Provide temporary traffic controls during all phases of construction activities to maintain traffic flow e.g.? flag person). 3). Schedule construction activities that affect traffic flow on the arterial system to off-peak hours. BIB] 03-12-1999-U01 09:50:04AM-U01 ADMIN-U01 CCRES-U02 98-U02 135-U02 d_Wt&City Council Resolution SB-i 35 Adopted. 11117198 Page 24 4). Reroute construction trucks away from congested streets. 5). Consolidate truck deliveries when possible. 6). Provide dedicated turn lanes for movement of construction trucks and equipment on- and off-site. 7). Prohibit truck idling in excess of two minutes. 8). Maintain equipment and vehicle engines in good condition and in proper tune as per manufacturers' specifications and per SCAQMD rules, to minimize exhaust emissions. 9). Suspend use of all construction equipment operations during second stage smog alerts. Contact the SCAQMD at 800/242-4022 for daily forecasts. 10). Use electricity from power poles rather than temporary diesel- or gasoline-powered generators. 11). Use methanol- or natural gas-powered mobile equipment and pile drivers instead of diesel if readily available at competitive prices. 12). Use propane- or butane-powered on-site mobile equipment instead of gasoline if readily available at competitive prices. b. The developer shall prepare and implement a PM1O Plan based on the measures of SCAQMD Rule 403, Fugitive Dust, which are in effect at the time of development. The following measures are currently recommended to implement Rule 403, Fugitive Dust. These measures have been quantified by the SCAQMD as being able to reduce dust generation between 30 and 85 percent depending on the source of the dust generation. 1). Apply approved non-toxic chemical soil stabilizers according to manufacturer?s specification to all inactive construction areas previously graded areas inactive for four days or more). 2). Replace ground cover in disturbed areas as quickly as possible. 3). Enclose, cover, water twice daily, or apply approved soil binders to exposed piles i.e., gravel, sand, dirt) according to manufacturers' specifications. 4). Water active grading sites at least twice daily. 5). Suspend all excavating and grading operations when wind speeds as instantaneous gusts) exceed 25 mph. 6). Provide temporary wind fencing consisting of three- to five-foot barriers with 50 percent or less porosity along the perimeter of sites that have been cleared or are being graded. BIB] 03-12-1999-U01 09:50:04AM-U01 ADMIN-U01 CCRES-U02 98-U02 135-U02 d_Wt& city c?unciI RescIuton 98-136 Adapted; 11117198 Page 26 7). All trucks hauling dirt, sand, soil, or other loose materials are to be covered or should maintain at least two feet of freeboard i.e., minimum vertical distance between top of the load and the top of the trailer), in accordance with Section 23114 of the California Vehicle Code. 8). Sweep streets at the end of the day if visible soil material is carried over to adjacent roads recommend water sweepers using reclaimed water if readily available). 9). Install wheel washers where vehicles enter and exit unpaved roads onto paved roads, or wash off trucks and any equipment leaving the site each trip. 10). Apply water three times daily chemical soil stabilizers according to manufacturers? specifications to all unpaved parking or staging areas or unpaved road surfaces. 11). Enforce traffic speed limits of 1 5 mph or less on all unpaved roads. Operational emissions primarily traffic exhaust) would exceed thresholds of significance recommended the SCAQMD, resulting in long-term, significant air quality impacts. The following changes or alterations have been required in, or incorporated into, the project which would reduce the volume of such emissions to the extent considered feasible, but not to below less than significant levels. c. Where applicable, business owners and operators shall implement all rules and regulations adopted by the Governing Board of the SCAQMD which are applicable to their individual commercial use such as Rule 402, Nuisance, Rule 11 02, Petroleum Solvent Dry Cleaners, Rule 11 1 1, NOX Emissions from Natural Gas-Fired, Fan-Type Central Furnaces, Rule 1146, Emissions of Oxides of Nitrogen from Industrial, Institutional, and Commercial Boilers, Steam Generators, and Process Heaters) and which are in effect at the time of occupancy. d. Where feasible, use solar or low emission water heaters to reduce natural gas consumption and emissions. e. Use energy-efficient and automated controls for air conditioners to reduce energy consumption and emissions. f. Use automatic lighting on/off controls and energy-efficient lighting to reduce electricity consumption and associated emissions. BIB] 03-12-1999-U01 09:50:04AM-U01 ADMIN-U01 CCRES-U02 98-U02 135-U02 d_Wt&City Council Resolution 98-135 Adopted. 11117/98 Page 26 g. Use light-colored roofing materials as opposed to dark roofing materials. These materials would reflect, rather than absorb, sunlight and minimize heat gains in buildings. This measure would lessen the overall demand for mechanical air conditioning systems. h. Comply with Title 24 of the California Code of Regulations which are current at the time of development I. If any drive-through windows are proposed at a later date on the commercial portion of the site, traffic flow at these drive-throughs shall be improved by designing separate windows for different functions and by providing temporary parking for orders not immediately ready for pickup. j. Provide bicycle facility improvements on the project site with access to off-site roadways. k. Implement all mitigation measures identified in Section 5.5, Transportation and Circulation for intersection improvements that would reduce traffic congestion. I. Implement an on-site vehicle circulation plan to reduce vehicle queuing. m. Provide on-site pedestrian facility improvements. II. CUMULATIVE IMPACTS A. Impacts Determined to be Less than Significant 1. Potential Secondary Land Use Effects: No significant cumulative impacts are anticipated. 2. Geotechnical Considerations: This project would not contribute to cumulative impacts involving geological hazards or features on any other sites. 3. Transportation and Circulation: Cumulative traffic in the Year 2000 would not degrade levels of service below City standards at 1 3 of 1 5 study area intersections. Year 2005 cumulative traffic volumes would not degrade levels of service below City standards at 1 1 of 1 5 study area intersections, BIB] 03-12-1999-U01 09:50:04AM-U01 ADMIN-U01 CCRES-U02 98-U02 135-U02 d_Wt & City Council Resolution 9S?135 Adopted: 11/17198 Page 27 4 AirQuality. The project would be consistent with the AQMP forecasts for this area, be consistent with the air quality-related regional plans, and should not jeopardize attainment of state and federal ambient air quality standards in the Coachella Valley. Its cumulative air quality impacts are, therefore, not significant. 5. Noise: Project traffic would add to cumulative traffic volumes on the surrounding street system, near several sensitive receptor locations. The projected noise levels along the affected roadways would not exceed City standards. 6. Public Services: This project would not contribute to significant cumulative impacts on County Fire Department, County Sheriff Department or private emergency medical services. 7. Aesthetics: Project development would continue expansion of commercial development along Highway 111 corridor as envisioned in the La Ouinta General Plan. No significant cumulative aesthetic impacts are anticipated along the Highway 111 corridor. 8. Cultural Resources: This project would not contribute to any significant cumulative impacts involving cultural resources. B. Impacts That Could be Significant, But are Mitigable to Less Than Significant Levels. 1. Hydrology and Water Qualitv: Uncontrolled grading and site preparation activities could result in erosion and runoff of loose soils and other contaminants that could adversely affect downstream water quality. Changes or alterations have been required in, or incorporated into, the project which mitigate or avoid this potentially significant effect, as follows: a. Prior to the issuance of any grading permits, a stormwater pollution prevention plan SWPPP) shall be completed, to the satisfaction of the Colorado Regional Water Quality Control Board and the City of La Quinta. The SWPPP shall include measures to minimize the generation of fugitive dust, prevent erosion and prevent and contain hazardous materials spills. Specific elements of the SWPPP may include, but are not limited to. 1). Dust controls as specified in project PM1O plan see Section 5.6, Air Quality, for further description). 2). Installation of sand bags at existing and proposed storm drain inlets. BIB] 03-12-1999-U01 09:50:04AM-U01 ADMIN-U01 CCRES-U02 98-U02 135-U02 d_Wt!&City Council Resolution 98-135 Adopted: 11/17198 Page 28 3). Soil stabilizing of future phase areas after rough grading. 4). Covering construction access roads with gravel. 5). Watering site throughout grading. 6). Minimize the number of separate construction and vehicle storage and staging areas, to simplify the collection and disposal of contaminants. 7). Identifying the location of fuel storage areas. 8). Erect barriers around vehicle storage and staging areas and around fuel storage areas, to prevent intrusion by unauthorized persons after construction hours. 9). An ongoing monitoring plan, to ensure that water quality controls are repeated and properly implemented in subsequent construction phases. The monitoring plan should include objectives, parameters for monitoring, schedules, evaluation and actions required. Provide regular monitoring reports, throughout each construction phase. 3. Biological Resources: Loss of potential on-site habitat for the Coachella Valley fringe-toed lizard species would contribute to the net cumulative loss of habitat for this threatened species. Changes or alterations have been required in, or incorporated into, the project which mitigate or avoid this potentially significant effect, as follows: a. The project applicant shall pay $600 per acre developed to the City of La Quinta as part of the Coachella Valley fringe-toed lizard mitigation plan. 4. Transportation and Circulation: Cumulative development traffic in the Year 2000 would degrade levels of service below City standards at two of 1 5 study area intersections. Year 2005 cumulative traffic volumes would degrade levels of service below City standards at four of 1 5 study area intersections. Changes or alterations have been required in, or incorporated into, the project which mitigate or avoid this potentially significant effect, as follows: a. Construct intersection improvements, as identified in Table 1 0 of the SEIR. The project developer(s) shall participate in the construction of traffic improvements at affected locations in the City?s arterial network, through payment of required Infrastructure Development Fees. b. The project developer(s) shall consult with the Sunline Transit Agency to consider expanding service within the area. BIB] 03-12-1999-U01 09:50:04AM-U01 ADMIN-U01 CCRES-U02 98-U02 135-U02 d_Wt"& City Council RB5OlutOfl 98-135 Adopted: 11?17I9S P?ge 29 C. Prior to the issuance of building permits for any individual or combined site development involving at least 100 employees, prepare TDM plans for City approval, in accordance with Section 9.1 80 of the La Ouinta Municipal Code. The TDM plans shall also satisfy the requirements of SCAQMD Rule 2202, and shall be reasonably calculated to achieve an average vehicle occupancy rate VOR) of 1.3. The TDM plan shall also indicate specific strategies and guidelines to reduce the number of single-occupant vehicle trips and increase the amount of non-vehicular transportation. d. To accommodate future bus service on key roadways, the project developer(s) shall plan transit stops at the far side of major intersections and at locations which would not conflict with peak hour traffic flows see Figure 20 of the certified EIR] for suggested locations). Pedestrian access to the bus stops shall be provided. Actual transit stop locations shall be coordinated with the Sunline Transit Agency. e. The project developer(s) shall provide on-site bike racks on the commercial portion of the project to encourage the use of bicycles as an alternative means of transportation. f. The project developer(s) shall designate a portion of the commercial retail parking area to encourage employee ride sharing. 4. Water Distribution and Storage: Cumulative and long?erm water demand throughout La Quinta and the rest of the CVWD service area could result in significant overdrafting of available groundwater supplies and could result in water shortages at various times and in various places within the valley. Changes or alterations have been required in, or incorporated into, the project which mitigate or avoid this potentially significant effect, as follows: a. The City of La Quinta will continue to cooperate with CVWD strategies to manage regional water supplies and distribution facilities. Examples of such strategies currently being implemented or under consideration as part of the CVWD's water management planning program include: 1). To meet the projected regional water demand for the year 201 5, CVWD has estimated that another 220 acres of ponds for recharge would be needed in the lower valley. This would allow for percolation of approximately 82,000 acre feet of water per year. If such ponding areas cannot be found in the lower valley, the needed replenishment could be made up by converting current well users farmers, fish farmers, golf courses and duck clubs) to canal water or other surface sources in the lower valley. BIB] 03-12-1999-U01 09:50:04AM-U01 ADMIN-U01 CCRES-U02 98-U02 135-U02 d_Wt#&City Council Resolution 98-135 Adopted: 11/17198 Page 30 2). Additional replenishment could be achieved through importation of another 41 O00 acre feet to supplement groundwater recharge efforts in the upper valley, conserving an additional 25,000 acre feet of water after initial use for fish farms, increasing reclaimed water use on golf courses by 1 1 00O acre feet, implementing conservation measures on golf courses to save an additional 9,000 acre feet and improving agricultural conservation to save another 5,000 acre feet. It is anticipated that most of the money required to implement and operate CVWD's water plan would come through assessments collected from pump owners for the cost of replacing the amount of water they extract from the basin. Major groundwater users in the upper valley, including the CVWD, have been paying such fees for nearly 20 years. C. Significant and Unavoidable Impacts 1. Solid Waste DisDosal: Existing landfill capacity in Riverside County is projected to be exhausted by the year 2008, approximately three years after the anticipated time of full project occupancy. The project?s ongoing, long-term solid waste generation, therefore, would contribute to significant cumulative impacts on the valley-wide and county-wide solid waste disposal systems. The proposed Specific Plan Amendment, however, provides flexible design scenarios which have the potential to generate less solid waste and, therefore, less cumulative demand for waste disposal than the approved project. The following changes or alterations have been required in, or incorporated into, the project which would reduce the project's solid waste impacts to the extent considered feasible, but would not reduce the impact to less than significant levels if regional solutions to the county's solid waste disposal facilities needs are not developed by the year 2008. a. Green waste generated on the project site shall be treated in such a way as to avoid disposal in landfills. This may be accomplished, for example, by composting either on-site or at approved facilities and mulching for use on- and off-site. b. Prior to the issuance of building permits for each phase of the project, a solid waste management program shall be approved for that portion of the site or for larger areas if more efficient, by the City of La Quinta. These programs shall maximize the recycling potential of packaging materials cardboard), mixed papers, and scrap ferrous materials, and shall include designated areas for trash separation bins which are accessible to waste haulers, and identification of materials that are to be recycled. The following provisions shall be considered in the preparation of the plans: BIB] 03-12-1999-U01 09:50:04AM-U01 ADMIN-U01 CCRES-U02 98-U02 135-U02 d_Wt$& City Council Resolution 98-135 Adoptad: 11/17198 Page 31 1). Locate recycling/separation areas in close proximity to dumpsters for non-recyclables, elevators, loading docks, and primary internal and external access points. From CIWMB Model Ordinance) 2). Locations of recycling/separation areas shall not conflict with any applicable federal, State or local laws relating to fire, building, access, transportation, circulation, or safety. 3). Locate recycling/separation areas so they are convenient for those persons who deposit, collect, and load the recyclable materials. From CIWMB Model Ordinance) 4). Place recycling containers/bins so that they do not block access to each other. 5). Solid waste collection/recycling areas are to be compatible with nearby structures, secure, protected against adverse environmental conditions, clearly marked, adequate in capacity, number and distribution, and contain a sufficient number of bins, to serve the recycling needs of the development. From CIWMB Model Ordinance) 6). Design and construct collection/recycling areas to accommodate front-loader packing trucks, including maneuvering room. From CIWMB Model Ordinance) 7). Design and construct driveways and/or travel aisles with adequate width and maneuverability space for unobstructed garbage collection vehicle access and clearance. From CIWMB Model Ordinance) 8). Post signs at all access points of the recycling areas that clearly identify all recycling and solid waste collection and loading areas and the materials accepted therein. From CIWMB Model Ordinance) Ill. ALTERNATIVES CONSIDERED AND REJECTED Five alternatives to the approved Specific Plan were evaluated in the Original EIR. The alternatives compared the environmental advantages and disadvantages of different land uses and a different site location as a means of reducing or avoiding the significant impacts that would occur with the approved project. These alternatives are as follows along with the reasons that they were rejected: A. Reduced Densitv Alternative: Rejected as infeasible because it would not meet the project objective for return on investment in the subject property. Furthermore, this alternative would not be environmentally superior to the project, with respect to net environmental impact. BIB] 03-12-1999-U01 09:50:04AM-U01 ADMIN-U01 CCRES-U02 98-U02 135-U02 d_Wt%&City Council Resolution 98-1 3E Adopted. 1117/98 Page 32 B. Hotel/Golf/Office Alternative: Rejected as infeasible because it is not capable of being accomplished in a successful manner within a reasonable period of time. A completely different site plan would have to be developed, at extra cost and several months of additional time, and new tenants would have to be found who would enter into an agreement with the developer to occupy the commercial spaces created by this alternative development. These considerations represent substantial obstacles that would preclude the successful implementation of this alternative in a reasonable period of time, and, according to the applicant, this alternative would not satisfy their objective for return on investment in this property. Furthermore, this alternative would not be environmentally superior to the project, with respect to net environmental impact. C. Alternative Site Location: Rejected as infeasible because it is not capable of being accomplished in a successful manner within a reasonable period of time. A completely different site plan would have to be developed, at extra cost and several months of additional time. Furthermore, the project applicant does not own or have any substantial interest in this alternative site, and it is not known whether the property owner would sell the property to this project applicant or if the applicant would be able to acquire the property on terms satisfactory to the applicant, the alternative site property owner and the occupants of the proposed auto mall. These considerations represent substantial obstacles that would preclude the successful implementation of this alternative in a reasonable period of time, and, according to the applicant, would not satisfy their objective for return on investment in this property. Furthermore, this alternative would not be environmentally superior to the project. D. No-Proiect. Existing Conditions Alternative: Rejected as infeasible because it does not accomplish the objectives of the Land Use Element of the La Ouinta General Plan which designates this site for Mixed/Regional Commercial uses. The purpose of this designation is to strengthen the City?s economic base and provide a range of commercial and/or institutional services for the community. The City has not identified this site for acquisition for any public needs. Furthermore, this alternative would not accomplish the applicant?s objective of obtaining a return on investment in this property. E. No-Proiect. Mixed/Regional Commercial Alternative: Rejected because it would result in a greater level of environmental impact than the project. BIB] 03-12-1999-U01 09:50:04AM-U01 ADMIN-U01 CCRES-U02 98-U02 135-U02 d_Wt&& City Council Resolution 98-1 3? Adopted: 11/17198 Page 33 Through the approval of the Specific Plan, the City of La Quinta agreed that the approved Specific Plan provided the best opportunities for the development of the site. The proposed Specific Plan Amendment provides four flexible development scenarios for the site to be built-out and operated depending on the prevailing market conditions. These four development scenarios are, in essence, additional alternatives to the approved Specific Plan that can be feasiblely implemented. IV. CHANGES IN IMPACT POTENTIAL The proposed changes to the Original Project would have the same or similar impacts as those analyzed in the Original EIR. Therefore, the Amended Project does not have any new or substantially increased significant unavoidable impacts beyond those previously analyzed in the Original EIR. BIB] 03-12-1999-U01 09:50:04AM-U01 ADMIN-U01 CCRES-U02 98-U02 135-U02