CC Resolution 1999-106d_]9 RESOLUTION 99-106
A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF LA
QUINTA, CALIFORNIA, CERTIFYING AN INITIAL STUDYIEIR
ADDENDUM FOR ENVIRONMENTAL ASSESSMENT 99-385
PREPARED FOR SPECIFIC PLAN 99-037 AND SITE
DEVELOPMENT PERMIT 99-654
ENVIRONMENTAL ASSESSMENT 99-385
A. G. SPANOS CORPORATION/LA QUINTA REDEVELOPMENT AGENCY
WHEREAS, the City Council of the City of La Quinta, California, did, on
the 3rd day of August, 1999, and 7th day of September, 1999, hold duly-noticed
Public Hearings to consider Environmental Assessment 99-385 prepared for Specific
Plan 99-037 and Site Development Permit 99-654; and
WHEREAS, the Planning Commission of the City of La Quinta, California,
did, on the 27th day of July, 1999, hold a duly-noticed Public Hearing to consider
Environmental Assessment 99-385 prepared for Specific Plan 99-037 and Site
Development Permit 99-654, and on a 5-0 vote adopted Resolution 99-058
recommending certification to the City Council; and
WHEREAS, the applications complied with the requirements of The
Rules to implement the California Environmental Quality Act of 1 970" as amended;
Resolution 83-68 adopted by the La Quinta City Council) in that the Community
Development Department has prepared an Initial Study EA 99-385); and
WHEREAS, it is the determination of the Community Development
Director that the proposed applications implement the La Quinta Redevelopment Plan
for Project Area #2, for which an EIR was certified by the City Council State
Clearinghouse No. 88041111) on May 16, 1989, and that pursuant to Public
Resources Code 21 090, actions taken to implement a redevelopment plan are deemed
a single project, and no further environmental review is necessary beyond analysis
of project-specific impacts. The Community Development Department has prepared
Environmental Assessment 99-385 as an addendum to the EIR. No changed
circumstances or conditions exist which require preparation of a subsequent EIR,
pursuant to Public Resources Code 21166; and
WHEREAS, the City Council has considered the EIR for Redevelopment
Project Area #2 and Addendum thereto; and
WHEREAS, upon hearing and considering all testimony and arguments,
if any, of all interested persons desiring to be heard, said City Council did find the
following facts, findings, and reasons to justify certification of said Environmental
Assessment:
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d_]9Resolution 99-106
EA 99-385 for SP 99-037/SDP 99-654
Adopted: September 7 1999
Pege 2
1. The proposed Specific Plan 99-037 and Site Development Permit 99-654 will
not be detrimental to the health, safety, or general welfare of the community,
either indirectly, or directly, in that no significant unmitigable impacts were
identified by Environmental Assessment 99-385.
2. The proposed Specific Plan 99-037 and Site Development Permit 99-654 will
not have the potential to degrade the quality of the environment, as the project
in question is consistent with General Plan goals, policies and objectives and
other current City standards. The project does not have the potential to
eliminate an important example of California prehistory, as extensive
archaeological investigation of the site has been conducted and mitigation
measures recommended. The applicant has agreed to implement the necessary
mitigation measures during site development, and concurs with project
conditions of approval relating to this matter.
3. The proposed Specific Plan 99-037 and Site Development Permit 99-654 do
not have the potential to achieve short-term environmental goals, to the
disadvantage of long-term environmental goals, as the project will help to
implement the La Quinta Redevelopment Plan for Project Area #2.
4. The proposed Specific Plan 99-037 and Site Development Permit 99-654 will
not result in impacts which are individually limited but cumulatively
considerable when considering planned or proposed development in the
immediate vicinity, as the proposed project is being undertaken pursuant to a
redevelopment plan for which a final EIR has been certified, and no changes in
conditions or circumstances, as outlined in Public Resources Code Section
21166 have occurred.
5. The proposed Specific Plan 99-037 and Site Development Permit 99-654 will
not have environmental effects that will adversely affect the human population,
either directly or indirectly, as the proposed project will develop residential land
uses which have lower impacts than the commercial land uses contemplated
in the General Plan and analyzed in the certified General Plan EIR.
6. There is no evidence to show that State mandated school fees will not be
adequate to address impacts to school facilities, in that the Specific Plan and
Site Development Permit, as proposed, do not affect the current land use as
it would be assessed at time of development, whether or not the project was
implemented.
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d_]9 Resolution No.99-106
EA 99-3B5 for SP 99-03718DP 99-6E4
Adopted: September 7, 1999
Page 3
NOW THEREFORE, BE IT RESOLVED by the City Council of the City of
La Quinta, California, as follows:
1. That the above recitations are true and correct and constitute the findings of
the City Council for this Environmental Assessment.
2. That it does hereby certify Environmental Assessment 99-385 for the reasons
set forth in the Resolution and as stated in the Environmental Assessment
Checklist and Addendum on file in the Community Development Department.
PASSED, APPROVED and ADOPTED at a regular meeting of the La
Quinta City Council held on this 7th day of September, 1 999, by the following vote,
to wit:
AYES: Council Members Adolph, Henderson, Perkins, Sniff, Mayor Pena
NOES: None
ABSENT: None
ABSTAIN: None
City of La Quinta, California
ATT ST:
AUNDRA L. UHOLA, City Clerk
City of La Quinta, California
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d_]9Resolution No, gg-ioe
EA 99-385 for SP 99-O37ISDP 99-654
Adopted: September 7, 1999
Page 4
APPROVED AS TO FORM:
DAWN C. HONEYWELfL, City Attorney
City of La Quinta, California
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d_]9 Initial Study and EIR Addendum
State Clearinghouse #88041111
for
Environmental Assessment 99-385
Prepared for
Aventine Apartments
The Spanos Corporation
and the
La Quinta Redevelopment Agency
Applications under Review:
Affordable Housing Agreement
Specific Plan 99-037
Site Development Permit 99-654
Prepared by:
Community Development Department
City of La Quinta
78-495 Calle Tampico
La Quinta, CA 92253
July 12, 1999
P;\EA 99-385. EIR Addendum, Aventine Specific Pl?n
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d_]9 Environmental Checklist Form
1. Project Title: Aventine Apartments
Specific Plan 99-037
Site Development Permit 99-654
Affordable Housing Agreement
2. Lead Agency Name and Address: City of La Quinta
78495 Calle Tampico
La Quinta, CA 92253
Contact Person and Phone Number: Christine di Iorio
760-777-7125
4. Project Location: East side of Adams Street, approximately 507 feet north of Avenue
48.
5. Project Sponsor's Name and Address: A.G. Spanos Corp.
5029 La Mart Drive, Suite
Riverside, CA 92507
6. General Plan Designation: Mixed/Regional Commercial
7. Zoning: Regional Commercial
8. Description of Project: Describe the whole action involved, including but not limited to later phases
of the project, and any secondary, support, or off-site features necessary for its implementation. Attach
additional sheets if necessary.)
The project will consist of 200 multi-family dwelling units in two story structures, with a
central common recreational area to include a recreation building, putting course,
volleyball and basketball courts, and a pool and spa. Carports and garages are generally to
be located along the perimeter of the project.
Five percent 10 units) of the proposed apartments will be restricted to low income
households, and an additional five percent 10 units) will be restricted to moderate
income households for a total of 20 units. The project occurs within the boundaries of
Redevelopment Area #2.
9. Surrounding Land Uses and Setting: Briefly describe the project's surroundings.
Adjacent land to the north has been approved for an Auto Mall which is currently under
construction. Land to the south and east are currently vacant. Lands to the west, across
Adams Street, is the partially developed low density residential Lake La Quinta).
10. Other agencies whose approval is required e.g., permits, fmancing approval, or participation
agreement.) Coachella Valley Water District, Imperial Irrigation District, etc.
P:\EA 99-385, EIR Addendum, Aventine specific P?an
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d_]9Environmental Factors Potentially Affected:
The environmental factors checked below would be potentially affected by this project, involving
at least one impact that is a otentially Significant Impact" as indicated by the checklist on the
following pages.
Land Use and Planning Transportation/Circulalion Public Services
Population and Housing Biological Resources Utilities and Service Systems
X Geological Problems Energy and Mineral Resources Aesthetics
X Water Hazards Cultural Resources
Air Quality Noise Recreation
Mandatory Finds of Significance
Determination
To be completed by the Lead Agency.)
On the basis of this initial evaluation:
I find that the proposed project COULD NOT have a significant effect on the environment,
and a NEGATIVE DECLARATION will be prepared.
I find that although the proposed project could have a significant effect on the environment,
there will not be a significant effect in this case because the rnitigation measures described on
an attached sheet have been added to the project. A NEGATIVE DECLARATION will be
prepared.
I find that the proposed project MAY have a significant effect on the environment, and an
ENVIRONMENTAL IMPACT REPORT is required.
I find that the proposed project MAY have a significant effect(s) on the environment, but at
least one effect 1) has been adequately analyzed in an earlier document pursuant to applicable
legal standards, and 2) has been addressed by rnitigation measures based on the earlier analysis
as described on attached sheets, if the effect is a potentially significant impact or potentially
significant unless mitigated." An ENVIRONMENTAL IMPACT REPORT is required, but
it must analyze only the effects that remain to be addressed.
X I find that although the proposed project could have a significant effect on the environment,
there WILL NOT be a significant effect in this case because all potentially significant effects
a) have been analyzed adequately in an earlier EIR pursuant to applicable standards and
have been avoided or mitigated pursuant to that earlier EIR, including revisions or mitigation
measures that are imposed upon the proposed project.
Signature Date
Printed Name Department
P:\EA 99?3S5, EIR Addendurn, Aventine specific Plan
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d_]9 Evaluation of Environmental Impacts:
1) A brief explanation is required for all answers except No Impact" answers that are adequately
supported by the information sources a lead agency cites in the parentheses following each
question. A o Impact" answer is adequately supported if the reference information sources
show that the impact simply does not apply to projects like the one involved e.g., the project falls
outside a fault rupture zone). A No Impact" answer should be explained where it is based on
project-specific factors as well as general standards e.g., the project will not expose sensitive
receptors to pollutants, based on a project-specific screening analysis).
2) All answers must take account of the whole action involved, including off-site as well as on-site,
cumulative as well as project-level, indirect as well as direct, and construction as well as
operational impacts.
3) Potentially Significant Impact" is appropriate if there is substantial evidence that an effect is
significant. If there are one or more Potentially Significant Impact" entries when the
determination is made, an EIR is required.
4) Potentially Significant Unless Mitigated Incorporated" applies where the incorporation of
mitigation measures has reduced an effect from Potentially Significant Impact" to a Less than
Significant Impact." The lead agency must describe the mitigation measures, and briefly explain
how they reduce the effect to a less than significant level mitigation measures from Section
XVII, Earlier Analyses," may be cross-referenced).
5) Earlier analyses may be used where, pursuant to the tiering, program EIR, or other CEQA
process, an effect has been adequately analyzed in an earlier EIR or negative declaration. Section
1 5O63(c)(3)?). Earlier analyses are discussed in Section XVII at the end of the checklist.
6) Lead agencies are encouraged to incorporate into the checklist references to information sources
for potential impacts e.g., general plans, zoning ordinances). Reference to a previously prepared
or outside document should, where appropriate, include a reference to the page or pages where
the statement is substantiated. See the sample question below. A source list should be attached,
and other sources used or individuals contacted should be cited in the discussion.
7) This is only a suggested form, and lead agencies are free to use different ones.
P:\EA 99-385, EIR Addendum. Aventine Specific Plan
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d_]9Sample quesdon:
petentially
PeteIltially Significant IAu Thin
Issues and Supporting Information Sources): Significant Unless Significant No
Impact Mitigated Impact Impact
Would the proposal result in potential impacts involving:
Landslides or mudslides? 1,6) x
Attached source list explains that 1 is the general plan, and 6 is a USGS
topo map. This answer would probably not need flirther explanation.)
LAND USE AND PLANNING. Would the proposal:
a) Conflict with general plan designation or zoning? 1) x
b) Conflict over the proj etacl4).i?IkSl, 2o,r?o)licies adopted by I I I
agencies with j
c) Be incompatible with existing land use in the vicinity? 4) x
d) Affect agricultural resources or operations e.g., impacts to soils or
DL
farmlands, or impacts from incompatible land uses)? 4, 5)
e) Disrupt or divide the physical arrangement of an established f?mi
DI
community including a low-income or minority community)? 4)
II. POPUL?ON AND HOUSING. Would the proposal:
a) Cumu]ativ?y exceed official regional or local population projections?
111111
1)
b) Induce substantial growth in an area either directly or indirectly e.g.,
I
through projects in an undeveloped area or extension or major III
infrastructure)? 1)
c) Displace existing housing, especially affordable housing? 4) x
III. GEOLOGIC PROBLEMS. Would the proposal result in or expose
people to potential impacts involving:
a) Fault rupture? 5) x
P:\EA 99?3g5, EIR Addendum. Aventine Specific Plan
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d_]9 Petemilally
Potentially Sipificint Ian Tbam
Significant URIm Significant No
Issues and Supporting Inforination Sources): Impact Mitigated impact Impact
b) Seismic ground shaking? 5, 6) X
c) Seismic ground failure, including liquefaction? 5) x
d) Seiche, tsunami, or volcanic hazard? 5) x
e) Landslides or mudilows? 5) X
0 Erosion. changes in topography or unstable soil conditions from X
excavation, grading, or fill? 6
g) Subsidence ofthe land? 6) X
h) Expansive soils? 6) X
I) Unique geologic or physical features? X
IV. WATER. Would the proposal result in:
a) Cbanges in absorption rates, drainage patterns or the rate and amount X 11
of surface runoff? 7)
b) Exposure of people or property to water related hazards such as I
I IX I_____
flooding? 5,6,7)
c) Discharge into surface waters or other alteration of surface water I I xl
I I
quality e.g. temperature, dissolved oxygen or turbidity)? 7)
d) Changes in the amount of surface water in any water body? 7) X
e) Changes in Currents, or the course or direction of water movements?
5,7)
P;\EA 99-3g5. EIR Addendum, Aventine SpecIf?c Plan
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d_]9 eI-t'R"y
Petentially Significant i?-- Tban
Signifleant Unlem Significant Ne
Issues and Supporting Information Sources): Impict Mitigited Impid Impact
f) change in the quantity of ground waters, either through direct x
additions or withdrawals, or through interception of an aquifer by cuts
I-
or excavations, or through substantial loss of groundwater recharge
capability? 5,6,7)
g) Altered direction or tate of flow of groundwater? 5, 7) x
h) Impacts to groundwater quality? 7) x
i) Substantial reduction in the amount of groundwater otherwise
Ix
available for public water supplies? 5)
V. AIR QUALITY Would the proposal:
a) Violate any air quality standard or contribute to an existing or I I
Ix
I I
projected air quality violation? 5)
b) Expose sensitive receptors to poflutants? 5) x
c) Alter air movement, moisture, or temperature, or cause any change in x
climate? 7
d) Create objectionable odors? 7) x
VI. TRANSPORT?ONlCIRCULATION.
Wo?d the proposal result in:
a) Increased vehicle trips or traffic congestion? S) x
b) Hazards to safety from design features e.g?, sharp curves or danger- I
Ix I
ous intersections) or incompatible uses e.g., farm equipment)? S)
c) Inadequate emergency access or access to nearby uses? 7) x
d) Insufficient parking capacity on-Site or off-site? 7) x
P:\EA 99-3g5. EIR Addendum. Aventine Specific Plan
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d_]9 p.1-tially
potentially Sipifleant Less Tha.
Sipificoni UmIess Signifimat Ne
Issues and Supporting Iziformation Sources): Impad Mitigated Impad Impact
e) Hazards or barriers for pedestrians or bicyclists? 7) x
f) Conflicts with adopted policies supporting alternative transportation
I I Ix I
e.g., bus turnouts, bicycle raclcs)? 7)
g) Rail, waterborne or air traffic impacts? 5) x
VII. BIOLOGICAL RESOURCES.
Would the proposal result in impacts to:
a) Endangered, threatened, or rare species or their habitats including x
II
but not limited to plants, fish, insects, anin?ls, and birds)? 5)
b) Locally designated species e.g., heritage trees)? 5 x
c) Locally designated natural cotnmunities e.g., oak forest, coastal x
habitat. etc.)? 5) I
d) Wetland habitat e.g., naarsh, riparian, and vernal pool)? 5) x
e) Wildlife dispersal or migration corridors? 5) x
VIII. ENERGY AND MINERAL RESOURCES.
Would the proposal:
a) Conflict with adopted energy conservation plans? 1, 3, 5) x
b) Use non-renewable resources in a wasteiul and inefficient manner?
5,7)
c) Result in the loss of availability of a known mineral resource that
1.5) L?L
would be of fliture value to the region and the residents of the State?
P:\EA 99-385. EIR Addendum, Aventine Specific Plan
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d_]9
Pet?tiaIIy
Petendally Sigmificunt Lern Than
signinmEt umien Sigmifleami N.
Issues and Supporting Informafion Sources): Impa? Mitigated Impael Impact
Ix. HAZARDS. Would the proposal involve:
a) A risk of accidental explosion or release of hazardous substances
including, but not limited to: oil, pesticides, chemicals, or radiation)?
1,7)
b) Possible interference with an emergency response plan or emergency x
I
evacuation plan? 1, 7)
c) The creation of any health hazard or potential health hazard? 7) x
d(1))ExPosure of people to existing sources of potential health hazards? I
e) Increased fire hazard in areas with flartirriable brush, grass, or trees? II
1 i?i
5) L?L
X. NOISE. Would the proposal result in:
a) Increases in existing noise levels? 5,9) x
b) Exposure of people to severe noise levels? 9) x
XI. PUBLIC SERVICES. Would the proposal have an effect upot, or
result in a need for new or altered government services in any of the
following areas:
a) Fire protection? 5) x
b) Police protection? 5) x
c) Schools? 5) x
d) Maintenance of public facilities, including roads? 5) x
e) Other governmental services? 5) x
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d_]9 vicinity as likely habitat for other species of concern.
Project Impacts and Mitigation
The proposed project occurs within the habitat boundaries of the Coachella Valley
fringe-toed lizard, an endangered species. The Habitat Conservation Plan requires the
payment of a fee by the project proponent. This payment will provide sufficient
mitigation to reduce the impacts to the fringe-toed lizard to a less than significant level.
No other species of concern are expected to occur on the project site.
Noise
X.a&b)
Environmental Setting
The City's primary noise generator is vehicular transportation. The General Plan Master
Environmental Assessment estimates that current noise levels in the project vicinity are
50 to 60 dBA CNEL. The City has adopted standards for exterior and interior noise
levels for all land uses. The standard for residential land uses is 60 A CNEL or less
exterior, and 45 dBA CNEL or less for interior noise levels.
Project Impacts and Mitigation
A noise impact analysis was prepared for the proposed projec?. The study found that the
project site will be impacted by noise on Adams Street, but that with the
implementation of planned project perimeter walls, the units closest to Adams Street
will experience a noise level of 58.8 dBA CNEL. This noise level is within the City's
standard, which requires that aH exterior residential noise levels be 60 A CNEL or
less. The study flirther found that the interior standard of 45 A CNEL will be
achieved through standard construction practices, with the exception of the westernmost
units facing Adams Street, which will experience a higher noise level with windows
open. Those units will require mechanical ventilation to City standard. The following
mitigation measure is therefore incorporated into the project:
1. The first row of units facing Adams Street shall be provided with mechanical
ventilation which supplies two air changes per hour for each habitable room,
including 20% fresh air obtained directly from the outside. The fresh air inlet
duct shall be of sound attenuating construction and shall consist of a minimum of
ten feet of straight or curved duct, or six feet plus one sharp 90 degree bend.
This mitigation measure w? reduce potential impacts to a less than significant level.
Public Services
XI. a through g)
Environmental Setting
Fire protection is provided to the City by contract with the Riverside County Fire
Indoor and Outdoor Noise Analysis for Aventine Apartments, City of La Quinta." Mestre Greve
Associates, June 1999.
P:\A 99-385. EIR Addendum. Aventine Specific Plan
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d_]9 Department. Police protection is contracted through the Riverside County Sheriff's
Department. The project is within the boundary of the Desert Sands Unified School
District. Roads and other governrnental services are the rsssponsibility of the City of La
Quinta.
Project Impacts and Mitigation
The project will have an impact on all public service providers, but does not
significantly impact any level of service established by the City. The Desert Sands
Unified School District will be impacted by additional students who are likely to reside
within the project. The California Legislature has established a School Mitigation Fee,
payable at the issuance of building permits, to mitigate the impacts of new construction
to the school system. The project proponent will be require to contribute the fee in
effect at the time of building permit issuance.
Utilities and Service Systems
XII. a through g)
Environmental Setting
A number of providers are responsible for the provision of utilities to the City of La
Quinta. They include: The Gas Company for natural gas, General Telephone Company
for telephone service, the Coachella Valley Water District for domestic water service
and sewage treatment, the City of La Quinta for local drainage, the Coachella Valley
Water District for regional drainage, Waste Management of the Desert for solid waste
disposal, MediaOne for cable TV, and the Imperial Irrigation District for electric
service.
Project Impacts and Mitigation
The proposed project will have an impact on all utility providers, but is well within their
ability to service the area. The project will be required to demonstrate the ability of all
these providers to service the site prior to the issuance of building permits. The project
proponent will work with all the utilities to provide extensions or improvements
required to the project site. By meeting the City Engineer's requirement for on-site
retention, the applicant will reduce impacts to the local and regional drainage system.
The impact to utility providers is expected to be less than significant.
Aesthetics
XIII. a & c)
Environmental Setting
The project area is designated a Secondary Image Corridor in the General Plan. Vistas in
the City include the Santa Rosa Mountains to the west, and the Coral Reef Mountains
to the south. The project area is not within a Visual Focal point, as defined by the
Master Environmental Assessment. Lands in the project vicinity are generally vacant,
with the exception of low density residential to the west.
Project Impacts and Mitigation
The construction of the proposed project will not have a significant impact on visual
resources in the City. The improvement of Adams Street along the project boundary
will firther the goals and policies of the General Plan by improving the street frontage
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d_]9 Iv. h) Environmental Setting
The covering of ground with impermeable surfaces can concentrate pollutants generated
by urbanized areas, including solvents, oils and chemicals. These pollutants are carried
through streets to storm water facilities. If untreated, these pollUtants can eventually
affect the groundwater sUpply.
Project Impacts and Mitigation
Impermeable surfaces within the proposed project can increase the potential for
pollutants to occur and eventually contaminate groundwater. The site will drain to
retention basins along Adams Street. The retention basins are required, in order to meet
City standards, to include filtration devices or other methods to ensure that water being
absorbed into the ground does not contain pollutants or other foreign materials. The
drainage system shall be required to meet the standards established by the National
Pollution Discharge Elimination System NPDES), as implemented by the City. The
implementation of this program will reduce impacts to a level of insignificance.
Air Quality
V. a&b)
Environmental Setting
The City of La Quinta and Coachella Valley are under the jurisdiction of the South
Coast Air Quality Management District, which is responsible for maintaining federal
and state air quality standards. The Coachella Valley does not meet these standards,
particularly as regards dust generation PMI 0). It is expected, however, that
improvements in the management of dust in the Valley have improved the air basin's
air quality, and that PMlO management has been effective in lowering the potential
impacts. The primary source of air pollution in the City is vehicle traffic.
Project Impacts and Mitigation
Residential land uses are considered sensitive receptors to air quality. The proposed
project site's air quality was analyzed as part of both the Redevelopment Plan EIR and
the General Plan EIR, with the assumption that development on the site would be
cornmercial in nature.
The vehicle traffic generated by a cornmercial development on 14 acres can be expected
to be higher than that generated by residential development on the same site. The
impacts to air quality at and around the site can therefore be expected to be lower than
those previously analyzed.
The City and Coachella Valley's air quality is substantially impacted by PMlO. In order
to mitigate the impacts ofPMlO on and near the site, the project proponent will be
required to submit, for review and approval by the City Engineer, a PM1O dust control
plan. The PMI 0 plan will help to reduce the potential impacts on and near the site
during grading.
Long term impacts to residents of the project site will also be reduced by project design,
which proposes setbacks from the primary potential generator, Adams Street, by the use
of retention basins along the frontage.
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d_]9TransportadoulCireulation
VI. a & b)
Environmental Setting
The project area is located on Adams Street, a Primary Arterial on the City's General
Plan Circulation Map. Current traffic volumes on Adams Street and surrounding
roadways are generally within acceptable levels of service. Adams Street is not
currently improved to its full cross section as a Primary Arterial. Sunline Transit is
responsible for the provision of public transit in the City. It currently does not provide
service to the project are?
Project Impacts and Mitigation
A traffic impact analysis was prepared for the proposed prc?ject?. The study found that
the proposed project will generate 1,330 daily trips, and that the circulation system at or
near the site will operate within the City's standards at project buildout. The study
assumes that the project proponent shall improve Adams Street along the frontage of
the property to its General Plan configuration. The study recommends several
mitigation measures to ensure that safe traffic operations occur after project buildout:
1. Left turns from the project site to Adams Street shall be prohibited. All traffic
leaving the site shall be restricted to right turns only.
2. A left turn lane on southbound Adams Street at the southern entry drive will be
required to allow left turns from Adams Street into the site.
3. Stop signs shall be required at all site egress points.
4. The lane geometrics shown in Figure v'-2 of the above-referenced traffic study
shall be implemented at all site access locations.
5. The applicant shall work with Sunline Transit Agency to locate a bus stop
adjacent to the project site on Adams Street. The bus stop will include such
amenities as a covered shelter, bench and trash receptacle.
The implementation of these mitigation measures will reduce the potential traffic
impacts to a less than significant level.
Biological Resources
VII. a, C & e)
Environmental Sefting
The project area can be characterized as Creosote Scrub community, found throughout
the Coachella Valley on the Valley floor. The project area is designated as potential
habitat for the Coachella Valley fringe-toed lizard. The City, in conjunction with other
cities in the Coachella Valley, has adopted and implemented a Habitat Conservation
Plan for this endangered species. The General Plan does not designate the project
La Quinta Apartments Traffic Impact Analysis." Endo En5inc,ering, June 1999.
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d_]9 The proposed project lies adjacent or near existing or approved commercial
development along the Highway 111 corridor. These projects have or will create a need
for residential development insofar as they have or will need to house their employees.
The proposed project Will provide residential support to these pr(?ects, and can be
expected to represent a beneficial impact to the area.
Geologic Problems
III. a, b, & c)
Environmental Setting
The proposed project occurs in a Zone W groundshaking zone. The project site can
expect to experience significant groundshalling in the event of a major earthquake in the
Coachella Valley. The project does not occur in an area prone to liquefaction, and its
distance from an active fault makes ground rupture unlikely.
Project Impacts and Mitigation
In order to mitigate the potential impacts of groundshaking on buildings throughout the
City, the Building Deparrment has implemented the Uniform Building Code, as
amended, which requires reinforced construction in groundshaking zones. The project
will be required to meet or exceed the City's building standards, thereby reducing the
potential impact from groundshaking hazards to a level of insignificance.
III. f, g & h)
Environmental Setting
Portions of the City are subject to wind erosion, as well as erosion under flooding
conditions. The area of the project site slopes slightly, and is typical of the stabilized
sand dune environment found in much of the northern portion of the City. The
Coachella Valley is a non-attainment area for PM1O, particles of dust of 10 microns or
less. The City participates in the regional mitigation ofPMlO through the
implementation of dust control plans for all construction projects.
Project Impacts and Mitigation
A geotechnical investigation was undertaken for the proposed project'. The project site
does not occur within a blowsand hazard area. The site does, hdwever, have a potential
for erosion from both wind and flooding. The geotechnical engineer found the upper
soils on the site to be relatively loose." Mitigation measures are recommended as
follows:
1. Grading plans for the proposed project shall include over excavation and
recomp action to the satisfaction of the City Engineer. All grading plans shall be
accompanied by soils engineering data which demonstrates that the techniques used
in grading will improve soil bearing capacity and reduce the potential for settlement
from static loading.
Ge otechnical Engineering Report, Proposed 200 Unit Apartment Complex, Adams Street, North of
Avenue 45, La Quinta, California." Earth Systems Consultants. June 1999.
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d_]9 2. Soil testing by a qualified p?fessional shall occur during site grading, to the
satisfaction of the City Engineer, to demonstrate that recompaction meets the
required standards.
3? Any area of the site which is graded but not immediately constructed shall be
stabilized using chemical stabilizers or revegetation.
4. In conformance with the Municipal Code, a dust control plan shall be approved by
the City Engineer prior to any ground disturbing activity on the site.
The implementation of these mitigation measures should reduce the impacts to a less
than significant level.
Water
IV. a & b)
Environmental Setting
The construction of any project on vacant land reduces the potential land available for
the absorption of surface water, and changes surface water runoff patterns. Federal and
local standards require that all projects contain the 100 year 24-hour storm on-site, to
reduce potential impacts to down-stream properties. Flood control within the City is
managed through the City Engineer's office, which has responsibility for the review of
storm water retention and detention plans.
Project Impacts and Mitigation
The proposed project includes, in conformance with the City Engineer's requirements
for the retention of the 100 year storm event on site, the construction of retention basins
along the site frontage on Adams Street, as well as a central retention basin to also be
used as a golf putting course. The retention basins shall be designed to meet the City's
standards for such structures, and shall be incorporated into the landscaping concept for
the proposed project. The retention basins will provide for the absorption of water, and
reduce this potential impact. The basins will also control the flow of storm water
generated on the site, and will reduce the potential impacts to an insignificant level.
Controlling runoff through the site will also reduce the hazard to people and property to
a level of insignificance.
IV. f) Environmental Setting
The City's water supply comes from groundwater extracted by the Coachella Valley
Water District through a system of wells. The aquifer and groundwater basins are
recharged through natural percolation, augmented by surface water from the Colorado
River. The Coachella Valley Water District participates in regional recharge through
percolation ponds located in the north end of the Coachella Valley.
Project Impacts and Mitigation
The construction of the proposed project will result in an increased demand for domestic
water. The Valley's water supplies are recharged through contractual agreement with
the Metropolitan Water District, utilizing California Water Project resources. Although
the regional groundwater basin is in an overdraft condition, the efforts of the Coachella
Valley Water District, the City's water conservation requirements, and other outside
agency efforts are mitigating the regional draw-down of groundwater.
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d_]9 ENVIRONMENTAL ANALYSIS
Introduction
This section of the EIR Addendum addresses the issues found to have a potential impact in the
Initial Study. Those issues identified as No Impact" require no fittther discussion, and are not
included in the discussion below.
This discussion tiers off the Final Environmental Impact Report prepared and certified for La
Quinta'? Redevelopment Area #2 State Clearinghouse No.88041111). The Public Resources
Code defines all implementation projects of the Redevelopment Plan as one project, analyzed in
the Redevelopment Area #2 EIR, and requiring no flirther analysis. Issues discussed in this
Addendum pertain directly to the proposed project's site-specific impacts, as required by Public
Resources Code 21090.
Project Description
Three applications are under review as part of this Addendum: Specific Plan 99-037, Site
Development Permit 99-654, and miMfordable Housing Agreement. These applications would
allow the construction of 200 multi-family dwelling units on 14.1+ acres on the east side of
Adams Street, approximately 507 feet north of Avenue 48.
The Affordable Housing Agreement being considered as part of this proposal will require the
dedication of 5% of the units to low income households 10 units), and 5% of units to moderate
income households 10 units).
The project site is currently vacant stabilized sand dunes, and slopes from the northwest to the
southeast. Lands occurring to the north, south and east of the site are currently vacant. The
approved La Quinta Auto Mall Specific Plan is currently under construction will occur on the
lands to the north of the site. Lands to the west across Adams Street are partially developed
within the Lake La Quinta project.
The two story buildings proposed for this project will contain clusters of 8 and 16 apartments
units. Three floor plans are proposed, ranging in size from 792 square feet to 1,121 square feet.
The proposal calls for 72 one-bedroom units and 128 two-bedroom units. All buildings will be
sited around a central recreation area, which will include a recreation building, pool and spa,
basketball court, putting course, volleyball and horse shoe courts.
Access to the project will be provided along a loop road. The Specific Plan calls for 106
uncovered parking spaces, 204 carport spaces, and 96 garages, clustered adjacent to the
apartment buildings they serve.
Two retention basins occur at the western property boundary, and provide considerable setback
for the buildings themselves. The retention basins are proposed to also be used as park areas, and
are sited behind the project fence.
INITIAL STUDY DISCUSSION
The 1owing discussion is based on the numbered source in the Initial Study Checklist, and
addresses those issues identified therein as having a potential impact.
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d_]9Land Use and Planning
I. a)
Environmental Setting
The City of La Quinta General Plan Land Use Map designates the subject property as
Mixed/Regional Commercial M/RC) Overlay District. The property's Zoning
designation is Regional Commercial. The proposed project is proposed to be entirely
residential in nature. The proposed site is part of a larger parcel, also designated
Mixed/Regional Commercial totaling approximately 50 acres.
Project Impacts and Mitigation
The General Plan supports the development of high density residential land uses in the
M/RC designation, particularly outside the Highway 111 corridor. Policy 2-3.1.7
requires strict design and development standards and a high ratio of affordability."
Policy 2-3.1.9 states a specific plan must be approved prior to any land division or
other development approval...." The proposed project will provide 10% of its units for
low and moderate income families, addressing the requirements of policy 2-3.1.7, and
the subrnittal of Specific Plan 99-037 will satisf? the requirements of policy 2-3.1.9.
The Land Use Element flirther states Policy 2-1.1.8) Appropriate locations for HDR
areas include areas where planned community facilities, major vehicular transportation
system access, appropriately sized utilities, commercial services and employment uses
are easily available..." Under Section 9.80.030 of the Zoning Ordinance, a minimum of
15% of the proposed dwelling units shall be set aside for low- and/or very-low income
households. The proposed project will be located on a Primary Arterial roadway, less
than a half mile from Highway 111, and adjacent to the planned La Quinta Auto Mall
project. Residents at the site will be within easy reach of shopping and employment
opportunities, and public transportation. The project location is also supported in the
City's Housing Element, by providing affordable housing near employment and
transportation systems.
The size of the parcel, 14.1 acres does not represent a substantial loss in commercial
lands 1% of total commercial acreage), and will provide a buffer to low density land
uses located to the west. Implementation of the proposed project therefore represents a
less than significant impact.
Population and Housing
II. a & b)
Environmental Setting
The project site, designated for Regional Commercial, was not anticipated to contribute
directly to the City's population base. The General Plan, however, does support the
availability of affordable housing adjacent to employment centers. The City's buildout
population is projected to total 59,392, in 31,243 dwelling units.
Project Impacts and Mitigation
The proposed project has the potential to generate a population of 646 persons, based on
current household size in the City Department of Finance household size of 3.228
persons). The increase represents only 1% of the City's buildout population, and does
not represent a significant impact to population projections.
P;\EA 99-385. EIR Addendum, Aventine Specific Plan
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d_]9 Petmtlaily
Potoatizily SIpiflci.t Less Tiam
Significant Umiem Significamt No
Issues and Supporting Information Sources): Impact Mitigated impact Impact
xl'. UTILmES AND SERVICE SYSTEMS. Would the proposal result
in a need for new systems or supplies, or subsiantial alterations to the
following utilities:
a) Power or natural gas? 5, 7) x
b) Communications Systems? 5, 7) x
c) Local or regional water treatment or distribution facilities? 5, 7) x
d) Sewer or Septic tan??? 5,7) x
e) Storm water drainage? 5, 7) x
f) Solid waste disposal? 5,7) x
g) Local or regional water supplies? 5, 7) x
MU. AESTh?CS. Would the proposal:
a) Affect a scenic vista or scenic highway? 5, 7) x
b) Have a demonstrable negative aesthetic effect? 7) x
c) Create light or glare? 7) x
MV. CULTURAL RESOURCES. Would the proposal:
a) Disturb paleontological resources? 10) x
b) Disturb archaeological resources? 10) x
Potcntialiy
Potendaily Significant Leis Than
Significant Unleaa Significant No
Impact Mitigattd impact Impact
Issues 2nd Supporting Information Sources):
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d_]9 c) Affect his?rical resources? 10) Th?zz?z
d) Have the potential to cawe a physical change which would affect Jx
f L?L
unique ethnic culmral values? 10) I
I.
e) Restrict existing religious or sacred uses within the potential impact III
Fm]
area? 10) III
xv. RECRE?ON. Would the proposal:
a) Increase the demand for neighborhood or regional parks or other I I
Ix I
recreational facilities? 7) I
b) Affect existing recreational opportunities? 5, 7) x
xv'. MANDATORY FINDINGS OF SIGNIFICANCE.
a) Does the project have the potential to degrade the quality of the x
environment, substantially reduce the habitat of a fish or wildlife
species, cause a fish or wildlife population to drop below self-sustaining
levels, threaten to eliminate a plant or animal community, reduce the
number or restrict the range of a rare to endangered plant or animal, or
eliminate important examples of the major periods of California history
or prehistory?
b) Does the project have the potential to achieve short-term, to the IXI-1
i-I-i
disadvantage of long-term, environmental goals?
c) Does the project have impacts that are individually limited, but x
cumulatively considerable? Cumulatively considerable" means that
the incremental effects of a project are considerable when viewed in I
connection with the effects of past projects, the effects of other current
projects, and the effects of probable future projects.)
d) Does the project have environmental effects which will cause
LI LL
substantial adverse effects on human beings, either direct or
indirectly?
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d_]9 to the standards required of Secondary Image Corridors, thereby creating an appealing
vista along the streetscape.
The project will create additional light in the area. The City has implemented standards
for outdoor lighting, which the project will be required to meet or exceed. These
provisions include requirements for shielding, limits on light pole heights, and types of
lighting allowed. These standards and requirements will reduce the potential impacts
from light or glare to a less than significant level.
Cultural Resources
XIV. a, b, C & d)
Environmental Setting
The City of La Quinta falls within the territory of the ancient Lake Cahuilla, and has
proven to be a rich repository of archaeological and historic resources. The area in
which the proposed project occurs is generally a Creosote Scrub community, typical of
the desert floor. Sand deposition caused by the prevailing winds have formed sand
dunes throughout the area. The project area's proximity to ancient Lake Cahuilla's
shore increases the possibility for the occurrence of cultural resources in the area.
Project Impacts and Mitigation
A cultural resource analysis was conducted for the project site and land immediately
adjacent4. The study found four recorded sites within the 50 acre City?wned parcel,
and a number of additional sites within one mile. On-site investigation discovered no
new sites, but did extensively study the previously recorded sites. The study found that
the previously identified sites do not qualif? as significant under either CEQA or
Section 106 of the National Historic Preservation Act. Although the testing program
undertaken was extensive, the potential for additional buried resources is not precluded.
The following mitigation measure shall therefore be implemented to reduce impacts to
a ess than significant level:
1. A qualified archaeological monitor shall be on-site during all grading and
trenching activities on the site. The monitor shall prepare a report detailing
monitoring activities and professional conclusions and submit same to the
Community Development Department for review.
4
Phase II Test Excavation for APN 649-036-030, Northeast Comer of Avenue 48 and Adams Street, City
of La Quinta, California?" Arcbae?ogica1 Advisory Group, June 1999.
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d_]9EARLIER ANALYSES.
a) Earlier analyses used. The following documents were used in the preparation of the
Checklist. The number used below corresponds to the Source number used in the Checklist.
1. La Quinta General Plan, October 1992
2. La Quinta Redevelopment Project Area #2 EIR, July l98?
3. La Quinta General Plan EIR, October 1992
4. Aerial Photograph, Exhibit 2 of Specific Plan 99-037
5 La Quinta Master Environmental Assessment, October 1992
6. Geotechnical Engineering Report, Proposed 200 Unit Apartment Complex, Adams Street,
North of Avenue 48, La Quinta, California." Earth Systems Consultants, June 1999
7. Aventine, A Specific Plan for the City of La Quinta." Mainiero, Smith & Associates, June
1999
8. La Quinta Apartments Traffic Impact Analysis." Endo Engineering, June 1999
9. Indoor and Outdoor Noise Analysis for Aventine Apartments." Mestre Greve Associates,
June 1999
10. Phase II Test Excavation for APN 649-036-030, Northeast corner of Avenue 48 and Adams
Street, City of La Quinta, California." Archaeological Advisory Group, June 1999
b) Impacts adequately addressed.
The Environmental Impact Report certified for Redevelopment Area #2 addressed buildout of the
entire area, and proposed mitigation measures adequate to reduce potential impacts. The
mitigation measures contained in this Addendum adequately mitigate the project-specific
impacts associated with this development. The proposed project is within the scope of the
original EIR, and implements its goals and objectives. Potentially significant impacts addressed
in this document include impacts associated with geologic problems, water resources, noise and
cultural resources are addressed in this document.
C) Mitigation measures. The mitigation measures contained herein, combined with the
conditions of approval proposed for the proposed project, address potentially significant impacts
and lower these impacts to a less than significant level.
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