CC Resolution 2016-052RESOLUTION NO. 2016 - 052
A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF LA
QUINTA, CALIFORNIA, ADOPTING FINDINGS AND A
STATEMENT OF OVERRIDING CONSIDERATIONS AND
CERTIFYING THE VILLAGE BUILD -OUT PLAN EIR (SCH
2015101019) PURSUANT TO THE REQUIREMENTS OF THE
CALIFORNIA ENVIRONMENTAL QUALITY ACT
CASE NUMBER: ENVIRONMENTAL ASSESSMENT 2016-0012
APPLICANT: CITY OF LA QUINTA
WHEREAS, the City Council of the City of La Quinta, California did, on the 20th
day of December, 2016, hold a duly noticed Public Hearing to consider Environmental
Assessment 2016-0012 and Zoning Ordinance Amendment 2016-0005, to implement
the Village Build -Out Plan; and
WHEREAS, the Design and Development Department published a public hearing
notice in The Desert Sun newspaper on December 9, 2016 as prescribed by the
Municipal Code; and,
WHEREAS, at said Public Hearing, upon hearing and considering all testimony
and arguments, if any, of all interested persons desiring to be heard, said City Council
did make the findings found in Exhibit A, attached hereto and incorporated by this
reference.
NOW, THEREFORE, BE IT RESOLVED by the City Council of the City of La Quinta,
California, as follows:
SECTION 1. That the above recitations are true and constitute the findings of the City
Council in this case.
SECTION 2. That the City Council does hereby find that the benefits of the proposed
project outweigh the environmental impacts associated with air quality emissions,
greenhouse gas emissions, and traffic and circulation, as fully described in Exhibit A.
SECTION 3. That the City Council certifies the Final Village Build -Out Plan EIR, including
the Mitigation Monitoring and Reporting Program included therein, and directs staff to
post the Notice of Determination at the State Clearinghouse and the Riverside County
Clerk.
PASSED, APPROVED, and ADOPTED at a regular meeting of the City of Lc
Quinta City Council, held on this the 20th day of December, 2016, by the following vote:
Resolution No. 2016 -052
Environmental Assessment 2016-0012
Village Build -Out Plan EIR (SCH No. 2015101019)
Adopted: December 20, 2016
Page 2 of 2
AYES: Council Members Fitzpatrick, Pena, Mayor Evans
NOES: None
ABSENT: Council Members Radi, Sanchez
ABSTAIN: None
LINDA EVANS, Mayor
City of La Quinta, California
ATTEST:
SUSAN MAYSELS, City Cler
City of La Quinta, California
(CITY SEAL)
APPROVED AS TO FORM:
�� 2 r_
WILLIAM H. IHRK , City Attorney
City of La Quinta, California
EXHIBIT A
COUNCIL RESOLUTION 2016-052
ADOPTED: DECEMBER 20, 2016
City of La Qu i nta
Village Build -Out Plan
Findings of Fact
and
Statement of Overriding Considerations
SCH No. 2015101019
October 2016
Table of Contents
Section Page
Section 1 Introduction and Purpose..........................................................................................1
1.1 Mitigation Monitoring Reporting Program.......................................................................2
1.2 Location of Documents.....................................................................................................2
1.3 Discussion of Findings, ...................................................................................................... 2
Section2 Findings......................................................................................................................4
2.1
Resolution Regarding No Impact on Environmental Issues..............................................4
A.
Agricultural Resources......................................................................................................4
B.
Biological Resources..........................................................................................................5
C.
Geology and Soils..............................................................................................................5
D.
Hazards and Hazardous Materials....................................................................................5
E.
Mineral Resources............................................................................................................6
F.
Noise.................................................................................................................................6
G.
Population and Housing...................................................................................................7
H.
Traffic and Circulation.......................................................................................................7
2.2
Resolution Regarding Impacts Determined to be Less Than Significant ..........................7
A.
Aesthetics..........................................................................................................................7
B.
Air Quality...., ....................................................................................................................9
C.
Hydrology and Water Quality...........................................................................................9
D.
Land Use and Planning....................................................................................................10
E.
Population and Housing..................................................................................................11
F.
Recreation.......................................................................................................................12
G.
Traffic and Circulation.....................................................................................................13
2.3
Resolution Regarding Impacts Determined to be Less Than Significant With Mitigation
15
A.
Aesthetics........................................................................................................................15
B.
Air Quality.......................................................................................................................15
C.
Biological Resources........................................................................................................16
D.
Cultural Resources..........................................................................................................18
E.
Geology and Soils............................................................................................................24
Village Build -Out Plan Findings of Fact I October 2016
Table of Contents
F. Greenhouse Gases..........................................................................................................26
G. Hazards and Hazardous Material....................................................................................27
H. Hydrology and Water Quality.........................................................................................30
I. Land Use and Planning....................................................................................................34
J. Noise...............................................................................................................................36
K. Public Services.................................................................................................................38
L. Utilities and Service Systems .............................................. ............................................ 40
2.4 Resolution Regarding Significant Environmental Impacts Which Cannot be Avoided if
theProject is Implemented........................................................................................................45
A. Air Quality.......................................................................................................................45
B. Greenhouse Gas Emissions.............................................................................................49
C. Traffic and Circulation.....................................................................................................50
2.5 Resolution Regarding Cumulative Environmental Impacts............................................52
2.6 Resolution Regarding Irreversible Environmental Changes...........................................53
2.7 Resolution Regarding Growth Inducing Impacts............................................................55
2.8 Resolution Regarding Alternatives..................................................................................55
2.9 Resolution Adopting a Statement of Overriding Considerations...................................59
Village Build -Out Plan Findings of Fact ii October 2016
Findings
Section 1 Introduction and Purpose
The project addressed in these Findings of Fact is the La Quinta Village Build -Out Plan.
The California Environmental Quality Act (CEQA) statutes (Public Resources Code Sections
21000 through 21178) Section 21081 requires the Lead Agency (City of La Quinta) to issue
written findings for significant impacts identified in the Final Environmental Impact Report
(Final EIR), accompanied by a brief rationale for each finding. Section 15091 of the CEQA
Guidelines states that:
(a) No public agency shall approve or carry out a project for which an environmental
impact report 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 have been, or can and should be, adopted
by that other agency.
(3) Specific economic, legal, social, technological, or other considerations,
including considerations for the provision of employment opportunities
for highly trained workers, make infeasible the mitigation measures or
alternatives identified in the environmental impact report.
(b) With respect to significant effects which were subject to a finding under
paragraph (3) of subdivision (a), the public agency finds that specific overriding
economic, legal, social, technological or other benefits of the project outweigh
the significant effects on the environment.
In accordance with Section 21081 of the CEQA Statutes, whenever significant impacts cannot be
substantially mitigated and remain unavoidable, the benefits of the proposed project must be
balanced against the unavoidable environmental consequences in determining whether to
approve the project. The Lead Agency must make Findings of Fact and adopt a Statement of
Overriding Considerations where the decision of the Lead Agency allows the occurrence of
significant effects that are identified in the EIR, but are not substantially mitigated.
Village Build -Out Plan Findings of Fact 1 October 2016
Findings
This document sets forth the City of La Quinta's Findings and Statement of Overriding
Considerations pursuant to Section 21081 of the CEQA Statutes, as supported by substantial
evidence in the record.
The EIR for the project, including the Draft EIR, as revised by the Final EIR's errata section,
together with the other sections of the Final EIR, is incorporated in its entirety into these
Findings as is fully set forth herein.
1.1 Mitigation Monitoring Reporting Program
As required by CEQA Statute (Public Resources Code) Section 21081.6, a program for reporting
on and monitoring project mitigation will be adopted by the Lead Agency.
1.2 Location of Documents
The Draft EIR, Final EIR, and administrative record for the City of La Quinta's Village Build -Out
Plan are available for review upon request at:
City of La Quinta
Planning Department
78-495 Calle Tampico
La Quinta, California 92253
1.3 Discussion of Findings
Where —as a result of the environmental analysis of the project and compliance with existing
laws, codes, and statutes —impacts have been determined by the City to be less than significant
and, therefore, do not require mitigation, such a finding, as well as a finding in the EIR of no
impact, is referred to herein as Finding 1.
Where —as a result of the environmental analysis of the project and the identification of
feasible mitigation measures —potentially significant impacts have been determined by the City
to be reduced to a level of less than significant, the City has found in accordance with Public
Resources Code Section 21081(a)(1) and CEQA Guidelines Section 15091(a)(1) that "Changes or
alterations have been required in, or incorporated into, the project which mitigate or avoid the
significant effects on the environment." Such a finding is referred to herein as Finding 2.
Where —as a result of the environmental analysis of the project, the City has determined that:
a) even with compliance with existing laws, codes and statutes, and/or the identification of
feasible mitigation measures, potentially significant impacts cannot be reduced to a level of less
than significant; or b) no feasible mitigation measures or alternatives are available to mitigate
the potentially significant impact, the City has found in accordance Public Resources Section
Village Build -Out Plan Findings of Fact 2 October 2016
Findings
21081(a)(3) and CEQA Guidelines Section 15091(a)(3) that "Specific economic, legal, social,
technological, or other considerations, including considerations for the provision of
employment opportunities for highly trained workers, make infeasible the mitigation measures
or alternatives identified in the environmental impact report." Such a finding is referred to
herein as Finding 3.
References for discussion of environmental impacts within the EIR are noted with each finding.
Impact numbers refer to the section number and the threshold letter referenced in the Draft
EIR where the full discussion of impacts is included.
Village Build -Out Plan Findings of Fact 3 October 2016
Findings
Section 2 Findings
This set of findings is divided into types of impacts based on the significance of an impact as
analyzed in the EIR. Environmental impacts associated with the Village Build -Out Plan are
categorized as follows: 1) less than significant and do not require mitigation; 2) potentially
significant but will be avoided or reduced to a level of insignificance through the identified
Mitigation Measures; or 3) significant and cannot be fully mitigated to a level of less than
significant but will be substantially lessened to the extent feasible by the identified Mitigation
Measures.
2.1 Resolution Regarding No Impact on Environmental Issues
The City Council hereby finds that the following potential environmental impacts of the Village
Build -out Plan are less than significant and therefore do not require the imposition of
Mitigation Measures.
As part of the Initial Study process, the Environmental Checklist Form suggested by the CEQA
Guidelines and utilized by the City of La Quinta was reviewed to assure that all environmental
issues required to be addressed by CEQA would be addressed in the EIR. It was determined
that the proposed project would have no impact on the following environmental areas of
concern:
A. Agricultural Resources
Because the project site, the approximately 138-acre La Quinta Village Build -out Plan area is
located in an urban setting where properties are developed, or if vacant, highly disturbed; there
is no agricultural or forest lands that would be adversely affected by the proposed Village Build -
out Plan. Therefore, the following environmental issues did not require evaluation in the EIR:
a) Convert Prime Farmland, Unique Farmland, or Farmland of Statewide Importance
(Farmland), to non-agricultural use.
b) Conflict with existing zoning for agricultural use, or a Williamson Act contract.
c) Conflict with existing zoning for, or cause rezoning of, forest land, timberland, or timberland
zoned Timberland Production.
d) Result in the loss of forest land or conversion of forest land to non -forest use.
e) Involve other changes in the existing environment which, due to their location or nature,
could result in conversion of Farmland, to non-agricultural use or conversion of forest land
to non -forest use.
Village Build -Out Plan Findings of Fact 4 October 2016
Findings
B. Biological Resources
Because the project site, the approximately 138-acre La Quinta Village Build -Out Plan area is
located in an urban setting where properties are developed, or if vacant, highly disturbed; there
is no riparian habitat, sensitive natural communities or wetlands located in or adjacent to the
project area; and, there are no wildlife corridors through the Village Build -out Plan area.
Therefore, the following environmental issues did not require evaluation in the EIR:
b) Have a substantial adverse effect on any riparian habitat or other sensitive natural
community identified in local or regional plans, policies, regulations or by the California
Department of Fish and Game or US Fish and Wildlife Service.
c) Have a substantial adverse effect on federally protected wetlands as defined by Section
404 of the Clean Water Act (including, but not limited to, marsh, vernal pool, coastal,
etc.) through direct removal, filling, hydrological interruption, or other means.
d) Interfere substantially with the movement of any native resident or migratory fish or
wildlife species or with established native resident or migratory wildlife corridors, or
impede the use of native wildlife nursery sites.
e) Conflict with any local policies or ordinances protecting biological resources, such as a tree
preservation policy or ordinance.
C. Geology and Soils
The La Quinta Village Build -out Plan area is not located within an Alquist Priolo Earthquake
Fault Zone as no faults are known to traverse the Village Build -out Plan area. Additionally, all
new development projects will be required to be connected to a sanitary sewer system and no
septic systems will be allowed. Therefore, the following environmental issues did not require
evaluation in the EIR:
a-i) Rupture of a known earthquake fault, as delineated on the most recent Alquist-Priolo
Earthquake Fault Zoning Map issued by the State Geologist for the area or based on other
substantial evidence of a known fault.
d) Have soils incapable of adequately supporting the use of septic tanks or alternative
wastewater disposal systems where sewers are not available for the disposal of
wastewater.
e) Have soils incapable of adequately supporting the use of septic tanks or alternative waste
water disposal systems where sewers are not available for the disposal of waste water.
D. Hazards and Hazardous Materials
Village Build -Out Plan Findings of Fact 5 October 2016
Findings
The La Quinta Village Build -out Plan area does not include any sites or business that are
currently listed on a list of hazardous materials sites, is not located within the limits of an
Airport Land Use Plan, or in the vicinity of a private airstrip, and is not located in an area where
wildland fires would expose people or structures to significant risk of wildland fires. Therefore,
the following environmental issues did not require evaluation in the EIR:
d) Be located on a site which is included on a list of hazardous materials sites compiled
pursuant to Government Code Section 65962.5 and, as a result, would it create a
significant hazard to the public or the environment.
e) For a project located within an airport land use plan or, where such a plan has not
been adopted, within two miles of a public airport or public use airport, would the
project result in a safety hazard for people residing or working in the project area.
f) For a project within the vicinity of a private airstrip, would the project result in a
safety hazard for people residing or working in the project area.
h) Expose people or structures to a significant risk of loss, injury or death involving
wildland fires, including where wildlands are adjacent to urbanized areas or where
residences are intermixed with wildlands.
E. Mineral Resources
The project area is located within Mineral Resource Zone 1 (MRZ-1). This zone includes areas
where adequate information indicates that no significant mineral deposits are present, or
where it is judged that little likelihood exists for their presence. Therefore, the following
environmental issues did not require evaluation in the EIR:
a) Result in the loss of availability of a known mineral resource that would be of value to the
region and the residents of the state.
b) Result in the loss of availability of a locally -important mineral resource recovery site
delineated on a local general plan, specific plan or other land use plan.
F. Noise
The Village Build -out Plan project area is not located near an airport. Therefore, the following
environmental issues did not require evaluation in the EIR:
e) If located within an airport land use plan or, where such a plan has not been adopted,
within two miles of a public airport or public use airport, a project would expose people
residing or working in the project area to excessive noise levels.
f) If located within the vicinity of a private airstrip, a project would expose people residing or
working in the project area to excessive noise levels.
Village Build -Out Plan Findings of Fact 6 October 2016
Findings
G. Population and Housing
The Village Build -Out Plan does not call for the removal of a substantial number of houses or
people. Therefore, the following environmental issues did not require evaluation in the EIR:
b) Displace substantial number of existing housing, necessitating the construction of
replacement housing elsewhere.
c) Displace substantial number of people, necessitating the construction of replacement
housing elsewhere.
H. Traffic and Circulation
The Village Build -out Plan area is not located near an airport. Therefore, the following
environmental issues did not require evaluation in the EIR:
c) Result in a change in air traffic patterns, including either an increase in traffic levels or a
change in location that results in substantial safety risks.
2.2 Resolution Regarding Impacts Determined to be Less Than
Significant
A. Aesthetics
Impacts 5.1.a through 5.1.c
(a) Substantial effect on a scenic vistas, (b) substantially damage scenic resources, and (c)
substantially degrade the existing character or quality of the Village.
Substantial Evidence
Scenic Vistas. The La Quinta Village Build -out Plan will be developed consistent with policies
and programs set forth in the La Quinta General Plan to protect existing views and maintain
existing scenic vistas. A scenic vista is defined as a viewpoint that provides expansive views of a
highly valued landscape for the benefit of the general public. Under existing conditions, there
are no viewpoints within the Build -out Plan project area that would provide an expansive view
of the local mountains. As a result, there would be no adverse effect on a scenic vista resulting
from the development of new residential and non-residential uses in the project area.
Scenic Resources. Scenic Resources includes trees, rock outcroppings, and historic buildings
that are visible from a State scenic highway, or locally significant scenic resources such as the
Coral Mountains to the south and west of the Village. Currently, there are no State scenic
Village Build -Out Plan Findings of Fact 7 October 2016
Findings
highways that run through La Quinta or near the Village Build -out Plan project area. However,
the City has one street in the project area that is designated as a City Image Corridor - Calle
Tampico. Within the Village Build -out Plan project area, residents and visitors currently have
partial views of natural features, including the Coral Mountains to the south and west, and to a
lesser extent the Little San Bernardino Mountains to the north. Building heights up to 60 feet,
plus potentially greater lot coverage allowed on a project by project basis, will result in a denser
Village with the potential to obstruct mountain views from local roads and residences. Future
development proposals would be subject to the requirements set forth in the Zoning Code and
require review by the City's Planning Commission on a project by project basis. Proposed
projects may be subject to conditions of approval related to building design for building
setbacks from streets, parkway easements, and pedestrian corridors; particularly for new
development projects proposed along Calle Tampico. By considering views and view corridors
on a project -by -project basis, setbacks from public streets, especially Calle Tampico, and
setbacks between buildings, can reduce impacts to less than significant levels.
Visual Character. Incompatible land uses or building design inconsistent with the General Pan -
including height - have the potential to degrade the visual character and quality of the
experience in the Village. The Build -out Plan includes proposed increases in intensity or density
to allow for a more integrated urban feel, created by allowing residential uses above non-
residential uses, and increasing building heights to provide greater density in the Village Build -
out Plan area. The proposed project includes a Zoning Code text amendment to specifically
allow for increased intensity and density of land uses in the Village Build -out Plan area. Any
proposed increase in intensity or density would be considered on a project -by -project basis to
ensure quality development and compatibility with land uses on adjacent sites, and within the
Village as a whole. Therefore, impacts in regard to substantial degradation to visual character
and quality of a site as a result of implementation of the Village Build -out Plan would be less
than significant.
Summary. Future development in the Village Build -out Plan project area could have an adverse
effect on scenic resources and the visual character or quality of a site. However, future
development proposals would be subject to the requirements set forth in the Zoning Code and
on a project -by -project basis, review by the City's Architectural and Landscape Review Board
and Planning Commission, and subject to conditions of approval related to building design for
building setbacks from streets, parkway easements, and pedestrian corridors, particularly for
new development projects proposed along Calle Tampico. Site Plan Review on a project -by -
project basis, and considering each project within the context of other existing or future
buildings in the project area would ensure that impacts to views of scenic resources and the
visual character or quality of a site would be less than significant.
Village Build -Out Plan Findings of Fact 8 October 2016
Findings
Finding
Regarding Impacts 5.1.a through 5.1.c, the City hereby makes Finding 1 that implementation of
existing General Plan policies and Zoning Ordinance requirements for project review(s) will
reduce potentially significant impacts to less than significant levels.
B. Air Quality
Impact 5.3.e
(e) Create objectionable odors affecting a substantial number of people
Substantial Evidence
Odors. The Build -out Plan does not contain land uses typically associated with emitting
objectionable odors. Diesel exhaust and Volatile Organic Compounds would be emitted during
construction development within the Village Build -out Plan area, which are objectionable to
some; however, emissions would disperse rapidly from the Village Build -out area and therefore
should not reach an objectionable level at the nearest sensitive receptors.
Finding
Regarding Impact 5.3.e, the City hereby makes Finding 1 that odors generated by the proposed
project will result in a less than significant impact.
C. Hydrology and Water Quality
Impact 5.8.j
(j) Inundation by seiche, tsunami, or mudflow
Substantial Evidence
Inundation from Above -ground Storage Tanks. Strong ground shaking can cause structural
damage to above -ground water storage tanks, especially when they are not adequately braced.
This emphasizes the need to inspect and retrofit tanks to maintain their structural integrity.
CVWD has ten water reservoirs in the City's planning area, with a total capacity of 44.6 million
gallons. Six of the ten are above ground storage tanks located upslope from the project area
along the southern portion of La Quinta Cove. All six storage tank sites have levee berms
surrounding storage tanks for gradual offsite flow in the event of failure. All ten of the storage
tanks are welded steel, constructed to current seismic and American Water Works Association
standards. The existing structural integrity of the storage tanks will prevent excessive flooding
in the event of failure.
Village Build -Out Plan Findings of Fact 9 October 2016
Findings
Finding
Regarding Impacts 5.8.j, the City hereby makes Finding 1 that implementation of existing
construction requirements and regular inspections of above -ground storage tanks will reduce
potentially significant impacts to less than significant levels.
D. Land Use and Planning
Impacts 5.9.a through 5.9.c
(a) Physically divide an established community,
(b) (b) conflicts with applicable land use plans and policies, and
(c) (c) conflict with conservation plans.
Substantial Evidence
Established Community. The objective of the Build -out Plan is to focus development onto
existing undeveloped vacant lots and redevelop underutilized properties, when the opportunity
arises, with a variety of mixed -use residential and commercial development. The Village
Commercial designation allows for the proposed increased residential density of up to 20-30
dwelling units per acre, which is higher than the density allowed under the High Density
Residential designation of up to 16 dwelling units per acre. There are currently 33 single family
and 251 multi -family dwelling units within the Village Build -out Plan area. All of these existing
residential areas will remain unaffected by the Plan and implementation of the Village Build -out
Plan will not physically divide an established community.
Applicable Land Use Plans and Policies. The Village Build -out Plan will replace the existing
Village Design Guidelines with: 1) a Zoning Code Amendment to set new standards for building
height; and 2) site plan and architectural review of proposed development projects; therefore
providing more flexibility in the type of architecture, density of uses, and opportunities to
create a more livable, walkable community. The Plan is also consistent with SCAGs Regional
Transportation Plan/Sustainable Communities Plan by embracing new patterns of development
that encourage a greater population density coupled with public amenities such as enhanced
sidewalks, bike lanes and more comprehensive pedestrian crossings on public streets.
Conservation Plans
Implementation of the Village Build -out Plan will not conflict with an
established conservation plan adopted by the City. The Build -out Plan project area is within the
CVMSHCP plan area, so all future development projects within the Build -out Plan will be subject
to a mitigation fee to ensure the future availability of funds to purchase regional conservation
lands.
Village Build -Out Plan Findings of Fact 10 October 2016
Findings
Finding
Regarding Impacts 5.9.a through 5.9.c, the City hereby makes Finding 1 that implementation of
existing General Plan policies, replacement of the Village Design Guidelines with a more flexible
application/design review process that considers design on a project -by -project basis, and
encouraging the creation of a livable, walkable community will reduce potentially significant
impacts to less than significant levels.
E. Population and Housing
Impacts 5.11.a
(a) Induce substantial population growth,
(b) displace a substantial number of existing housing, and housing with regard to the
displacement of existing housing or existing population, and
(c) displace a substantial number of people requiring the construction of replacement housing.
Substantial Evidence
Population Growth. The Village Build -out Plan has the potential to induce both direct and
indirect population growth within the project area by identifying 50.9 acres of residential
development that could result in up to 1,230 new residential units (multi -family), and
approximately 799,786 additional square feet of commercial, totaling 960,711 square feet of
commercial space at build -out. Using the City of La Quinta's 2015 average household size of
2.60, the Build -out Plan would have the potential to add an estimated 3,198 new residents to
the City's population through the development of new dwelling units.
The RTP/SCS considers new patterns of development as the regional economy continues to
recover and grow, the composition of our population changes, the housing market responds to
evolving needs, and demands and mobility innovations emerge. The proposed Village Build -out
Plan is in line with the intent of the RTP/SCS goals and guiding policies regarding the creation of
opportunities to increase densities of both residential and non-residential uses, to
accommodate millennials seeking denser, mixed use urban areas and baby boomers downsizing
and looking for opportunities to remain independent as they age by reducing the need to drive
for goods and services. The Village Build -out Plan will provide a sustainable, downtown village
community with mixed -use residential/commercial properties. The proposed housing within
the project area would primarily consist of high density multi -family dwelling units either built
above commercial/retail development or adjacent to it.
Finding
Regarding Impacts 5.11.a, the City hereby makes Finding 1 that implementation of existing
General Plan policies, replacement of the Village Design Guidelines with a more flexible
Village Build -Out Plan Findings of Fact 11 October 2016
Findings
application/design review process that considers design on a project -by -project basis, and
encouraging the creation of a livable, walkable community will reduce potentially significant
impacts to less than significant levels.
F. Recreation
Impacts 5.13.a and 5.13.b
(a) Impacts to Park and Recreation facilities, or
(b) Impacts on the environment due to the creation of new parks or recreation facilities.
Substantial Evidence
Existing Parks and Recreation Facilities. The project area would result in an increase in
residents, expanding retail opportunities within mixed -use areas of the Village Build -out Plan
area would have a positive impact as it would strengthen and maintain events and activities
promoted under the HEAL Cities Campaign in 2010 which helps City officials to adopt policies
that promote healthy environments and physical activity within their community. A number
of programs and activities could be implemented into the Build -out Plan, including the
continued promotion of farmers' markets, creation of a community garden, promoting
recreational activity and providing safe routes to school. The La Quinta Wellness Center is
located within the Village Build -out Plan project area in the Civic Center at the site of the former
Senior Center. It was renovated and expanded in late-2014 with improvements to promote
wellness for the whole community. The recent expansion of the Wellness Center provides
additional recreational resources to existing and future residents of the Village Build -out Plan
area and reduces the need for new recreational facilities in the vicinity.
The La Quinta General Plan requires the provision of 5 acres of parkland set aside for each
1,000 population. Based on this standard, a population of 3,198 at build out of the Village Build -
out Plan area would require a total of 15 acres of parkland. In order to ensure funding is
acquired for future purchases of land, all new development and redevelopment projects will be
required to pay development impact fees directed towards the preservation, expansion and
maintenance of the City's recreational parks and facilities, and contribute to new parkland
acquisition in accordance with the Quimby Act. This process will assure that new park
expansion is funded.
Existing recreational facilities within the La Quinta Village Build -out Plan project area would
continue to be maintained and supplemented through development impact fees set forth by
the City of La Quinta. The City of La Quinta has established Development Impact Fees (DIF) for
Parks/Recreation and Park Maintenance Facilities that apply to residential projects only. New
residential development and redevelopment projects would be required to pay the most up -to -
Village Build -Out Plan Findings of Fact 12 October 2016
Findings
date development impact fees at the time of project development, and thus would safeguard
funding for maintenance and improvements to existing parks within the City.
Creation of New Parks and Recreation Facilities. The Village Build -out Plan does not include any
specific proposals for additional park land or recreation facilities. However, implementation of
Mixed Use standards in the Village Build -out Plan area would provide incentives for the
inclusion of plazas and public spaces in development projects; and implementation of the
project would have a positive impact as it would strengthen and maintain events and activities
promoted under the HEAL Cities Campaign in 2010 which helps City officials to adopt policies
that promote healthy environments and physical activity within their community. The
campaign was adopted to meet General Plan Policy PR-1.8, promote a healthy and active
lifestyle for all residents. By maintaining consistency with Policy PR-1.8, HEAL would assist in
encouraging residents and visitors to participate in walking, biking and sports -related activities,
and attract local revenue to the project. A number of programs and activities could be
implemented into the Build -out Plan with the promoting and expanding of the HEAL program,
including the continued promotion of farmers' markets, creation of a community garden,
promoting recreational activity and providing safe routes to school. The La Quinta Wellness
Center is located in the Civic Center. It was renovated and expanded in late-2014 with
improvements to promote wellness for the whole community. The 10,000+ square -foot La
Quinta Wellness Center has a fitness center, various wellness classes, a gardening area, special
events, and weekly programs for all ages. The recent expansion of the Wellness Center provides
additional recreational resources to existing and future residents of the Village Build -out Plan
area and reduces the need for new recreational facilities in the vicinity. Therefore,
implementation of the project will not have a negative impact on the environment due the
construction of new parks and facilities.
Finding
Regarding Impacts 5.13.a and 5.3.1c, the City hereby makes Finding 1 that implementation of
existing General Plan policies, and creating a livable, walkable community will reduce
potentially significant impacts to less than significant levels.
G. Traffic and Circulation
Impacts 5.14.d through 5.14.f
(d) Substantially increase hazards due to a design feature,
(e) Result in inadequate emergency access, and
(f) Conflict with adopted policies, plans, or programs regarding public transit, bicycle, or
pedestrian facilities, or otherwise decrease the performance or safety of such facilities
Village Build -Out Plan Findings of Fact 13 October 2016
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Substantial Evidence
Hazardous Design Features and Emergency Access. The Village Build -out Plan does not include
any specific projects, but instead, analyzes build -out of the Village Build -out Plan based on
desired residential and commercial development and redevelopment. Future projects are
expected to be constructed on the Village's existing street grid, which generally provides safe,
90 degree intersections and appropriate line of sight. All future projects within The Village
Build -out Plan project area will be required to undergo discretionary review with the City to
ensure that design features are consistent with General Plan Policies and City Ordinances;
including design features and project access to ensure that they are consistent with City
guidelines and do not pose hazards to the public.
Adopted Alternative Transportation Policies. The Village Build -out Plan is designed to meet the
goals and policies identified in Section 5.14.3 to enhance the circulation network in the project
area to efficiently, safely and economically move people, vehicles and goods into and around
the Village. Ways in which the Build -out Plan meets goals and policies include: establishing
traffic -calming features in the project area (Policy Circ-1.10, Program Cir-1-10j) such as round-
abouts and back -in parking; reduce vehicular traffic and reduce vehicle miles traveled through
the development of a land use pattern that maximizes interactions between adjacent or nearby
land uses (Policy Cir-1.12); and develop and encourage the use of continuous and convenient
pedestrian and bicycle routes and multi -use paths (Policy Cir-2.3).
The proposed Village Build -out Circulation Plan (Exhibit 5.14-20 of the EIR) would maximize
alternative transportation, complete the pedestrian network (enhanced sidewalks) and
enhance the bike/golf cart lanes, and ensure that travel lanes accommodate NEVs, all providing
connectivity throughout the Build -out Plan project area, which is consistent with General Plan
Goals and Policies.
Finding
Regarding Impacts 5.14.d through 5.14.f, the City hereby makes Finding 1 that implementation
of existing General Plan policies, circulation improvements associated with the General Plan,
and creating a livable, walkable community will reduce potentially significant impacts to less
than significant levels.
Village Build -Out Plan Findings of Fact 14 October 2016
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2.3 Resolution Regarding Impacts
Significant With Mitigation
A. Aesthetics
Impact 5.1.d
(d) Substantial adverse effect on light and glare.
Substantial Evidence
Determined to be Less Than
Light and Glare. Development of vacant land, and/or new replacement projects that may be
developed on some underutilized properties within the Village Build -out Plan area would likely
increase light and glare in the area. The City Outdoor Lighting Ordinance (Section 9.100.150 of
the Municipal Code) provides regulations for reducing light and glare caused by new
development.
Changes, alterations, and other measures have been incorporated into the plan, or are
otherwise being implemented, which will mitigate this impact to a less than significant level, as
follows:
AES-1 During the building permit application phase, evidence must be submitted to prove
that a proposed project will comply with the City Outdoor Lighting Ordinance of the
Municipal Code.
Finding
With regard to Impact 5.1.d, the City hereby makes Finding 2, in accordance with Public
Resources Code Section 21081(a)(1) and CEQA Guidelines Section 15091(a)(1), that changes or
alterations have been required in, or incorporated into, the project which mitigate or avoid the
significant effects on the environment.
B. Air Quality
Impact 5.2.d
(d) Expose sensitive receptors to substantial pollutant concentrations
Substantial Evidence
Exposure to Sensitive Receptors. Construction -related air emissions have the potential to
exceed state and federal air quality standards in the project vicinity. The data provided in the
Air Quality Analysis for the project shows that none of the analyzed pollutants would exceed
the SCAQMD Localizes Significance Threshold (LST) at the nearest sensitive receptors, with
compliance with all SCAQMD rules for control of fugitive dust, maintenance of construction
Village Build -Out Plan Findings of Fact 15 October 2016
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vehicles and equipment, and use of reduced VOC asphalt architectural coatings and solvents.
Therefore, a less than significant local air quality impact would occur to sensitive receptors
during construction of the Village Build -out Plan.
The long-term operational emissions are primarily in the form of mobile source emissions and
consumer products. Due to lack of stationary source emissions, no long-term LST analysis was
warranted.
CO Hotspot Analysis. CO is the pollutant of major concern along roadways because the most
notable source of CO is motor vehicles. The intersection with the highest peak hour traffic
volume is located at Washington Street and Avenue 48 and has a PM peak hour volume of
2,475 trips for the build -out year with Village Build -out Plan project scenario. The 1992 Federal
Attainment Plan for Carbon Monoxide (1992 CO Plan) showed that an intersection which has a
daily traffic volume of approximately 100,000 vehicles per day would not violate the CO
standard. Therefore, as the intersection with the highest traffic volume falls far short of
100,000 vehicles, no CO "hot spot" modeling was warranted.
Changes, alterations, and other measures have been incorporated into the plan, or are
otherwise being implemented, which will mitigate this impact to a less than significant level, as
follows:
AQ-1 All development projects in the project area must adhere to SCAQMD Rules (see Section
5.2, Air Quality pp. 5.2-6 through 5.2-10 for a list of the applicable rules), for the control
of fugitive dust, for the maintenance of construction vehicles and equipment, and for
the use of reduced VOC asphalt, architectural coatings and solvents.
Finding
With regard to Impact 5.2.d, the City hereby makes Finding 2, in accordance with Public
Resources Code Section 21081(a)(1) and CEQA Guidelines Section 15091(a)(1), that changes or
alterations have been required in, or incorporated into, the project which mitigate or avoid the
significant effects on the environment.
C. Biological Resources
Impacts 5.3.a and 5.3.f
(a) A substantial adverse effect, either directly or through habitat modifications, on any
species identified as a candidate, sensitive, or special status species in local or regional plans,
policies, or regulations, or by the California Department of Fish and Game or U.S. Fish and
Wildlife Service; or
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(f) conflict with the provisions of an adopted Habitat Conservation Plan, Natural Community
Conservation Plan, or other approved local, regional, or state habitat conservation plan.
Substantial Evidence
Candidate, Sensitive, or Special Status Species. Implementation of the Build -out Plan will result
in the infill of all currently vacant properties, as well as the intensification of uses on some
currently underutilized properties. A wide range of common and sensitive wildlife species
occur in the City that may be affected by implementation of the Village Build -out Plan. Because
most of the Village Build -out Plan project area is urban and any vacant properties display signs
of disturbance and minimal ruderal vegetation, it is unlikely that suitable habitat for species
protected under the CVMSHCP is present within the Build -out Plan project area.
Additionally, avian species that can tolerate human disturbance will likely continue to inhabit
the project area, and may be attracted to newly landscaped areas. Burrowing owl is such a
species. Therefore, prior to development of currently vacant properties, an applicant must
have a pre -construction survey performed to establish presence/absence of individuals. In
addition, nesting birds are protected under the Migratory Bird Treaty Act. To avoid illegal take
of nesting birds, construction activities should be conducted outside of nesting season, which is
from February 1 through August 15. If timing restrictions make it impossible to avoid
construction activities during nesting season, pre -construction surveys shall be completed prior
to land disturbance.
Habitat Conservation Plan. The Village Build -out Plan project area is within the planning area
for the CVMSHCP, but is not within a designated conservation area. Nonetheless, new
development proposed within the Build -out Plan area will be required to pay a mitigation fee to
ensure the future availability of funds to purchase conservation land and offset potential
impacts of development on the natural environment. Payment of mitigation fees would be the
extent of an applicant's requirements regarding impacts to species protected under the
CVMSHCP.
Changes, alterations, and other measures have been incorporated into the plan, or are
otherwise being implemented, which will mitigate this impact to a less than significant level, as
follows:
BIO-1 Burrowing Owl. Prior to any land disturbance on currently vacant properties, an
applicant shall have a biological survey conducted at the project site to determine
presence/absence of the species. Results of the survey may determine whether
focused surveys must be conducted. If the site survey determines the presence of
burrowing owl, mitigation in accordance with the CDFW shall be implemented as
follows:
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• If burrowing owls are identified as being resident on -site outside the
breeding season (February 1 through August 31) they may be relocated to
other sites by a permitted biologist (permitted by CDFW), as allowed in the
CDFW Staff Report on Burrowing Owl Mitigation (March 2012).
• If an active burrow is found during the breeding season, the burrow shall be
treated as a nest site and temporary fencing shall be installed at a distance
from the active burrow, to be determined by the biologist, to prevent
disturbance during grading or construction. Installation and removal of the
fencing shall be done with a biological monitor present.
1310-2 Nesting Bird Surveys. Removal of any appropriate vegetation located on a project
site shall be conducted outside of the avian nesting season (February through
August). If construction must occur during the avian nesting season, a pre -
construction nesting bird survey shall be conducted within seven days prior to any
ground disturbing activities. If at any time birds are found to be nesting,
construction activities within 250 feet of the nest must not occur until it is
determined by a qualified biologist that the nest is no longer active.
1310-3 CVMSHCP Mitigation Fee. New development projects are required to pay the
mitigation fees; even those projects located in urban areas. The most current rates
(2016) are as follows (but future developments may be subject to updated fees):
Dwelling Units
Fee
0-8 units
$1,301 per unit
8-14 units
$541 per unit
14 + units
$239 per unit
Non -Residential
Commercial/industrial
$5,809 per acre
Finding
With regard to Impacts 5.3.a and 5.3.f, the City hereby makes Finding 2, in accordance with
Public Resources Code Section 21081(a)(1) and CEQA Guidelines Section 15091(a)(1), that
changes or alterations have been required in, or incorporated into, the project which mitigate
or avoid the significant effects on the environment.
D. Cultural Resources
Impact 4.4.a
(a) Cause a substantial adverse change in the significance of a historical resource as defined in §
15064.5.
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(b) Cause a substantial adverse change in the significance of an archaeological resource
pursuant to § 15064.5,
(c) Directly or indirectly destroy a unique paleontological resource or site or unique geologic
feature, and
(d) Disturb any human remains, including those interred outside of formal cemeteries
(e) Cause a substantial adverse change in the significance of a Tribal Cultural Resource as
defined in Public Resources Code § 21074
Substantial Evidence
Historical Resources. Within the State of California there are provisions in CEQA, its Guidelines,
and other provisions of the California Public Resources Code for the protection and
preservation of significant cultural resources (i.e., "historical resources"). Thirteen historically
significant properties within and adjacent to the Village Build -Out Plan project area are
reported in the City of La Quinta Historic Resources Inventory as locally significant resources
and as a result are listed on a local register making them "historical resources" pursuant to
CEQA. The condition of the 13 buildings was verified in a field visit on December 4, 2015. All 13
buildings were found to be in good physical condition and retain sufficient levels of historical
integrity such that their previous evaluation of significance has not been changed. Only one of
the 13 historically significant properties, a commercial building situated at 78035-78039 Calle
Estado, is identified for potential redevelopment. This building is historically significant as a
one-story building designed in the Spanish Colonial Revival style and as a commercial building in
the historical downtown core. Demolition or alteration of this building should be avoided. If
demolition or substantial alteration occurs, the project will result in a direct impact on this
cultural resource. Such changes would be considered a substantial adverse change under
CEQA. Therefore, avoidance is recommended. If the building is retained but redevelopment of
this parcel occurs, the project could result in a substantial adverse change under CEQA.
Therefore, mitigation measures have been included to ensure that new construction adjacent
to this building is compatible in design, scale, massing, and appearance as required by CEQA
through the imposition of the Secretary of the Interior's Standards and Guidelines.
Four of the properties in are one- and two-story commercial buildings designed in the Spanish
Colonial or Monterey Revival style. They are historically significant for their architectural style
and as original buildings of the historical downtown commercial core. Although these
properties will not be physically altered as a result of implementation of the Village Build -Out
Plan, new development constructed immediately adjacent to the buildings has the potential to
result in indirect impacts on the historical integrity and significance of these buildings. If new
construction is not compatible in design, scale, massing or appearance, the project could result
Village Build -Out Plan Findings of Fact 19 October 2016
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in a substantial adverse change under CEQA. Therefore, mitigation measures have been
included to ensure that new construction adjacent to these buildings is compatible.
Eight of the properties are residential buildings situated in the La Quinta Cove Thematic Historic
District. They are historically significant for their architectural style and as original buildings of
the historical La Quinta Cove residential tract development. Although these buildings will not
be physically altered as a result of implementation of the Village Build -Out Plan, new
development located adjacent to or within close proximity to these buildings has the potential
to produce an indirect impact on the historical integrity and significance of these buildings. A
project adjacent to or within close proximity to the buildings will result in a substantial adverse
change under CEQA. Therefore, mitigation measures have been included to ensure that new
construction adjacent to these buildings is compatible.
Archaeological Resources. Previous cultural surveys throughout the City have identified
approximately 500 archaeological sites, both historic and prehistoric. The Village Build -out Plan
project area contains vacant properties, some of which may not have yet been disturbed by
grading or excavation activities associated with development. Because the project area is
considered to be highly sensitive for containing prehistoric archaeological deposits in
subsurface contexts, vacant land that is proposed for development that has not been previously
surveyed (See Exhibit 5.4-1) shall require a qualified archaeological monitor and Native
American monitor to be present on site during grading and excavation activities. In order to
increase parking within the Village Build -out Plan area, some development/redevelopment
projects may include the addition of underground parking. This type of project would likely
require deeper excavation than a typical project, resulting and an increased likelihood that
archaeological resources will be uncovered. Therefore, proposed development/redevelopment
projects that include underground parking will be required to have an archaeological monitor
present during all phases to construction grading and trenching activities in order to reduce
impacts on archaeological resources to less than significant levels.
Paleontological Resources. The City experiences varying degrees of paleontological sensitivity
according to soil types. The easterly portion of the Build -out Plan project area is located within
a High Paleontological Sensitivity area; while the westerly portion is located in an area that is
Undetermined. Since paleontological sensitivity in the westerly portion of the project area is
undetermined, the entire Build -out Plan project area is assumed to have moderate to high
paleontological sensitivity. Due to the wide range of projects that can be proposed within the
Village Build -out Plan project area, future applicants will be required to have a paleontologist
review grading and excavation plans and determine if monitoring during construction is
required.
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Human Remains. The discovery of human remains is always a possibility during ground
disturbances. State of California Health and Safety Code Section 7050.5 states that no further
disturbance shall occur until the Riverside County Coroner has made a determination of origin
and disposition pursuant to PRC Section 5097.98.
Tribal Cultural Resources. It is unknown whether resources exist within the Village Build -out
Plan project area, and previous correspondence with local tribes indicated that there was no
specific information regarding cultural resources in the area, so construction activities could
potentially result in direct or indirect disturbance or destruction of tribal cultural resources.
Redevelopment within the Village Build -out project area is not anticipated to have a significant
impact on tribal cultural resources because the sites for redevelopment are already highly
disturbed. However, some development/redevelopment projects within the Build -out Plan
project area are anticipated to propose underground parking, requiring deeper excavation than
previously performed during original development. All projects proposed on vacant sites and
development/redevelopment projects proposing underground parking will be required to have
an archaeological monitor and Native American Monitor present during all phases to
construction grading and trenching activities.
Changes, alterations, and other measures have been incorporated into the plan, or are
otherwise being implemented, as follows:
CR-1 Demolition or extensive alteration of the building at 78035-78039 Calle Estado
should be avoided. Overriding considerations to justify the loss of the building would
need to be developed were demolition pursued. Because the building is significant
for its architectural merits and as one of La Quinta's original downtown commercial
buildings, mitigation measures such as photographic and written documentation
must be developed prior to any demolition or extensive alteration of this building.
Documentation of the building shall follow the Historic American Building Survey
(HABS) Level I Standards. This documentation shall include production of high -
quality archival print photographs and plan drawings of the building, including but
not limited to a floor plan, elevation drawings, and any character -defining features
or details on the building.
All work carried out pursuant to the documentation of the building shall be
conducted by, or under the direct supervision of a person or persons meeting, at a
minimum, the Secretary of the Interior's Professional Qualifications Standards (48 FR
44738-39 as revised in 1994) as an architectural historian. A written report detailing
the documentation shall be provided to the City of La Quinta upon completion of the
work. The report shall be produced on archival materials and filed with the La Quinta
Historical Society and Museum and La Quinta Library.
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CR-2 If redevelopment of 78035-78039 Calle Estado occurs, the design of any new
construction adjacent to this one-story Spanish Colonial Revival -style commercial
building must be compatible in design, scale, massing, and appearance as stated in
the Secretary of the Interior's Standards and Guidelines. The design of new
construction should not replicate the historic building style resulting in a false sense
of history, but it shall not contrast starkly from its architectural style or design. New
construction adjacent to this historic resource shall be no more than two stories
high, and shall not overpower or overshadow this building (massing/scale). The final
design of the new construction should be developed in consultation with a historic
architect or architectural historian who meets the Secretary of the Interior's
Professional Qualifications Standards (as published in 36 CFR Part 61).
CR-3 The design of any new construction adjacent to the one- and two-story Spanish
Colonial and Monterey Revival -style historic resources at 78023 Calle Estado, 77895
Avenida Montezuma, 77885 Avenida Montezuma, and 51001 Eisenhower Drive,
shall be compatible in design, scale, massing, and appearance as required by the
Secretary of the Interior's Standards and Guidelines. The building design should not
attempt to replicate these buildings in appearance, but shall not conflict or contrast
with their architectural style. New construction adjacent to these historic resources
shall be no more than two stories high, and shall not overpower or overshadow
these existing buildings (scale/massing). The final design of the new construction
shall be developed in consultation with a historic architect or architectural historian
who meets the Secretary of the Interior's Professional Qualifications Standards (as
published in 36 CFR Part 61).
CR-4 The design of any new construction within the Village Build -Out Plan Area adjacent
to the residences of the La Quinta Cove Thematic Historic District shall be
compatible in design, scale, massing, and appearance with existing historical
commercial buildings in the Village Commercial zone. The design of new commercial
buildings should be compatible with the Spanish Colonial and Monterey Revival
architectural style of the existing historical commercial core. New construction
adjacent to the La Quinta Cove Thematic Historic District shall be no more than two
stories high, and shall not overpower or overshadow the historical residential
buildings of the La Quinta Cove as required by the Secretary of the Interior's
Standards and Guidelines. The final design of the new construction should be
developed in consultation with a historic architect or architectural historian who
meets the Secretary of the Interior's Professional Qualifications Standards (as
published in 36 CFR Part 61).
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CR-5 Because the project site is considered to be highly sensitive for containing prehistoric
archaeological deposits in subsurface contexts, a qualified archaeological monitor (and
Native American monitor) shall be present during all phases of construction grading and
trenching activities for any project developed on vacant land that has not been
previously surveyed for cultural resources, as illustrated in Exhibit 5.4-1 and any
development/ redevelopment project that proposes underground parking. The amount
of monitoring shall be determined by the archaeologist through the preparation of a
monitoring plan to be prepared prior to commencement of grading.
CR-6 A qualified paleontologist shall be retained prior to the start of construction for projects
proposed on vacant lots or development/redevelopment projects proposing
underground parking. After final depths of impacts are known (from grading plans), a
paleontological mitigation plan shall be prepared limited to the proposed deep impact
areas (greater than 3 feet) of the project only. In particular, the plan shall (1) clearly
define that test trenches that would be dug to the maximum depth of proposed
impacts, (2) permit the use of heavy equipment to perform the trenching as all samples
will be taken from sidewalls after a stratigraphic profile is developed, (3) require
recording of each strata revealed, (4) require radiocarbon dates for each strata, (5)
require samples of about 10 kilogram (kg) for each strata with collection of additional
samples up to 100 kg for layers rich in vertebrate fossils, (6) require identification and
analysis by recognized experts, (7) require an interpretive report, (8) require curation of
significant specimens recovered and (9) encourage publication of results. The plan
would identify the amount of monitoring required.
CR-7 In the event that human remains are uncovered, no further disturbance shall occur until
the Riverside County Coroner has made a determination of origin and disposition
pursuant to PRC Section 5097.98. The Riverside County Coroner must be notified of the
find immediately. If the human remains are determined to be prehistoric, the coroner
will notify the NAHC, which will determine and notify a Most Likely Descendant (MILD).
The MLD shall complete the inspection of the site within 48 hours of notification and
may recommend scientific removal and nondestructive analysis of human remains and
items associated with Native American burials.
Finding
With regard to Impacts 5.4.b through 5.4.e, the City hereby makes Finding 2, in accordance
with Public Resources Code Section 21081(a)(1) and CEQA Guidelines Section 15091(a)(1), that
changes or alterations have been required in, or incorporated into, the project which mitigate
or avoid the significant effects on the environment.
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E. Geology and Soils
Impacts 5.5.a (ii-vi) through 5.5.c
(a) Expose people or structures to potential adverse seismic related effects involving:
(ii) strong seismic ground shaking,
(iii) seismic related ground failure,
(iv) landslides,
(b) result in substantial soil erosion or loss of top soil, and (c) locate a project on expansive soils
creating substantial risk to life and property.
Substantial Evidence
Seismic Activity. Although no active or potentially active faults occur in the project area, new
development, in accordance with the Village Build -out Plan, will result in construction of
structures and infrastructures that could potentially expose persons and property to geological
hazards during a seismic event. The General Plan Update indicates that seismic activity could
potentially impact the project area. The project area would be subject to potentially moderate
to severe ground shaking as a result of earthquakes along the San Andreas Fault Zone and
associated faults in the area. All new buildings in La Quinta, including the Build -out Plan project
area, must utilize reinforced masonry and must comply with the UBC/CBC. Additionally,
preparation of a geotechnical and soils analysis for all new development and applicable
redevelopment projects will be required to reduce impacts associated with seismically induced
groundshaking to less than significant levels.
Much of the project area contains alluvial soils mixed with lacustrine clay deposits, so localized
settlement can occur where soils such as alluvium or wind-borne soils have been recently
deposited. However, the General Plan does not characterize the Village Build -out Plan project
area within the area that is susceptible to liquefaction. The U.S. Geological Survey (USGS)
subsidence rates indicate rapid increases in subsidence rates, which is primarily attributed to
groundwater extraction in the Coachella Valley. Testing and review of adequacy of soils by the
Building and Safety Department would reduce impacts in regard to collapsible soils. Ultimately,
the La Quinta Village Build -out Plan project area is located southwest of the subsidence zone in
La Quinta, and therefore, is not expected to be significantly impacted by regional subsidence.
Soil Erosion. Climate, topography, soil and rock types, and vegetation are all factors that
influence erosion, runoff, and sedimentation. Within the project area, grading and clearing
activities eliminate protective vegetation, modify natural drainage patterns, and compress soils.
Development plans for new projects in the project area are required to incorporate temporary
and permanent erosion control, including the preparation of a Stormwater Pollution Prevention
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Plan (SWPPP), Best Management Practices (BMPs) and in some cases the preparation of a
Water Quality Management Plan (WQMP) for a project site.
The project area has a high to very high likelihood for wind erosion. Soils may be loosened and
transported during grading and construction activities. Erosion control measures including
routine site watering, cessation of construction on extremely windy days, installation of wind
barriers and soil watering at construction sites would be used and required for development
within the project area pursuant to SCAQMD Rule 403.
Expansive Soils. Varying amounts of fine-grained silts and clays within soils may shrink or swell
as moisture content changes. The project area and the Valley floor are underlain by alluvial
sand and gravel interbedded with fine-grained lakebed deposits such as silts and clays.
Lacustrine soils have high permeability, except for where they are interbedded with silt or clay
layers, which slow the downward percolation of water. There may be considerable variation in
the expansion of these soils, but required preparation of a geotechnical and soils analysis for all
new development and applicable redevelopment projects would maintain consistency with City
Policy GEO-1.3 and Program GEO-1.3a.
Changes, alterations, and other measures have been incorporated into the plan, or are
otherwise being implemented, which will mitigate this impact to a less than significant level, as
follows:
GEO-1 Applicants for new structures shall utilize modern building materials and techniques,
and be built in accordance with the latest version of the California Building Code
(CBC).
GEO-2 Applicants for new development projects, including redevelopment involving
changes to building size shall be required to prepare a detailed geotechnical and
soils analysis that includes soil sampling, laboratory testing and mitigation measures
intended to reduce potential geotechnical hazards to less than significant levels.
Finding
With regard to Impacts 5.5.a (ii-iv) through 5.5.c, the City hereby makes Finding 2, in
accordance with Public Resources Code Section 21081(a)(1) and CEQA Guidelines Section
15091(a)(1), that changes or alterations have been required in, or incorporated into, the project
which mitigate or avoid the significant effects on the environment.
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F. Greenhouse Gases
Impact 5.6.b
(b) Conflict with an applicable plan, policy or regulation adopted for the purpose of reducing
the emissions of greenhouse gases
Substantial Evidence
The City of La Quinta Draft Greenhouse Gas Reduction Plan is the applicable plan adopted by
the City for the purpose of reducing the emissions of GHGs. The project's emissions for the
baseline year would be 59,232.89 MTCO2e per year as opposed to the project's mitigated 2035
emissions which would be lowered to 27,111.64 MTCO2e per year. With mitigation and
compliance with regulations, the Village Build -out Plan year 2035 mitigated emissions would be
reduced by 54.2 percent from baseline (2005) emissions; which meets the City of La Quinta
GHG Reduction Plan threshold of a 28 percent reduction from baseline emissions by 2035.
Changes, alterations, and other measures have been incorporated into the plan, or are
otherwise being implemented, which will mitigate this impact to a less than significant level, as
follows:
GHG-1 Project applicants shall provide sidewalks within the project boundary and along the
off -site roadway improvements where these are lacking.
GHG-2 Project applicants shall ensure that all building structures meet or exceed 2013 Title
24, Part 6 Standards and meet Green Building Code Standards, or more stringent
standards if in place at the time building permits are issued.
GHG-3 Project applicants shall ensure that all faucets, toilets and showers installed in the
proposed structures utilize low -flow fixtures that would reduce indoor water
demand by 20 percent per CalGreen Standards to the satisfaction of the Building
Department.
GHG-4 Project applicants shall ensure that ENERGY STAR -compliant appliances are installed
where appliances are required on -site.
GHG-5 Project applicants shall implement recycling programs that reduce waste to landfills
by a minimum of 75 percent.
GHG-6 Project applicants shall install high -efficiency lighting be installed that is at least 10
percent more efficient than standard lighting.
GHG-7 To the extent feasible, project applicants shall use paints and coatings with a VOC
content lower than SCAQMD Rule 1113 requires for application to surfaces of
residential dwelling units and commercial units within project boundaries.
AQ-1 All development projects in the project area must adhere to SCAQMD Rules (see
Section 5.2, Air Quality pp. 5.2-6 through 5.2-10 for a list of the applicable rules), for
Village Build -Out Plan Findings of Fact 26 October 2016
Findings
the control of fugitive dust, for the maintenance of construction vehicles and
equipment, and for the use of reduced VOC asphalt, architectural coatings and
solvents.
Finding
With regard to Impact 5.6.b, the City hereby makes Finding 2, in accordance with Public
Resources Code Section 21081(a)(1) and CEQA Guidelines Section 15091(a)(1), that changes or
alterations have been required in, or incorporated into, the project which mitigate or avoid the
significant effects on the environment.
G. Hazards and Hazardous Material
Impacts 5.7.a through 5.7.c, and 5.7.g
(a) Create a significant hazard to the public or the environment through the routine
transport, use, or disposal of hazardous materials,
(b) through reasonably foreseeable upset and accident conditions involving the release of
hazardous materials into the environment,
(c) Emit hazardous emissions or handle hazardous or acutely hazardous materials, substances,
or waste within one -quarter mile of an existing or proposed school, and
(g) Impair implementation of or physically interfere with an adopted emergency response plan
or emergency evacuation plan.
Substantial Evidence
Create a significant hazard to the public or the environment through the routine transport, use,
or disposal of hazardous materials: and create a significant hazard to the public. New
commercial, residential, and mixed -use development will result in an increased population of
residents and non-residents that could be susceptible to hazards and hazardous materials.
Hazardous Materials Business Emer enc Plan. All new and existing businesses within the
Village Build -out Plan project area that meet the storage quantity of hazardous materials
described in the environmental settingwill be required to prepare a Hazardous Materials
Business Emergency Plan HMBEP to be routed to County Department of Environmental Health
(DEH), the Fire Department, and the City's Building Department for review. Once approved, the
HMBEP will be kept on file with the City of La Quinta and County of Riverside and thus will
maintain consistency with General Plan Policy HAZ-1.1 and Program HAZ-1.2a. Therefore, with
implementation of Mitigation Measure HAZ-2, compliance with requirements for the
preparation of a HMBEP will result in less than significant impacts for applicable commercial
development.
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Spill Prevention Counter-measure Contingency Plan. As a general requirement by the City and
the Riverside County Fire Department, any future or existing commercial business or facility
within the Village Build -out Plan project area that proposes the use of hazardous materials will
be required to prepare a Spill Prevention Counter-measure Contingency (SPCC) Plan that
addresses appropriate protocol measures to contain accidental spills of hazardous materials. A
SPCC spill kit will also be required to be placed onsite at the business or facility. By requiring an
SPCC Plan for all development projects, the project will maintain consistency with General Plan
Policy HAZ-1.1. Therefore, with implementation of Mitigation Measures HAZ-1 through HAZ-3
in compliance with federal, State, local regulations and programs available to address the safe
handling of hazardous materials, impacts from implementation of Village Build -out Plan will be
reduced to less than significant levels.
Transport of Hazardous Materials. Hazardous materials are highly regulated by various
government agencies, such as Caltrans, the California Highway Patrol, and the US Department
of Transportation, and cleanup and containment of these accidents is monitored by these same
agencies. Emergency evacuation and response plans are developed in La Quinta to provide
automated notification to residents during an emergency, including hazardous waste spills and
thus would maintain consistency with Goal HAZ-1 in protecting residents from hazardous and
toxic materials. Cleanup of hazardous materials, and emergency evacuation response plans are
already in place with the City of La Quinta. As such, significant hazards to the public or the
environment through the routine transport, use, or disposal of hazardous materials as a result
of implementation of the Village Build -out Plan are expected to be less than significant.
Household Hazardous Waste. The La Quinta Village Build -out Plan calls for 1,230 additional
residential units in the Village. The amount of hazardous materials utilized by new residents
within the project area will be typical of what is found within existing homes, and thus will pose
minimal danger in the event of a spill or accidental release, and is not expected to create any
significant hazards. Household hazardous waste can be disposed of properly through
Household Hazardous Waste disposal events, or at a network of "ABOP" facilities operated by
the Riverside County Department of Waste Resources. An ABOP — or Antifreeze, Batteries, Oil,
Paint — facility is located in Palm Springs and is open regularly to accept these materials, as well
as electronic waste. Household Hazardous Waste disposal events are held periodically at
varying locations throughout the County, including the City of La Quinta. Availability of these
County -hosted events not only assists in the safe disposal of household hazardous waste but
also educates City residents and in turn, maintains consistency with General Plan Goal HAZ-1.3,
Policy HAZ-1.3, Program HAZ-1.3a and Program HAZ-1.3b.
Emit hazardous emissions or materials, substances, or waste within one -quarter mile of a
school. Benjamin Franklin Elementary School is located within the project area at the northeast
corner of Calle Tampico and Eisenhower Drive. John Adams Elementary School is located just
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outside of the project area on the northeast corner of Desert Club Drive and Springtime Way.
John Adams Elementary School, has closed and will no longer operate as a school. However the
school district has discussed the possibility that this school could be used as a preschool in the
future.
Regulatory plans, measures and facilities are included in the school district's adopted protocol
for handling onsite hazardous materials and in compliance with County of Riverside CUPA.
Furthermore, existing and future adjacent land use development and redevelopment within the
Village Build -out Plan project area will also be required to follow similar protocol as adopted by
the City. Therefore, with the implementation of Mitigation Measure HAZ-4 and compliance
with federal, State and local regulations and programs for both the Village Build -out Plan and
for Benjamin Franklin Elementary School, the project will maintain consistency with General
Plan Goal HAZ-1, Policy HAZ-1.1 and Policy HAZ-1.1b and impacts will be less than significant.
Emergency Response and Evacuation Plans. The Village Build -out Plan will facilitate new
development, and therefore will contribute to an increase in population and in turn, will have
the potential to affect emergency response plans and emergency evacuation plans. To
maintain consistency with General Plan GOAL HAZ-1, the City prepared the Emergency
Operations Plan (EOP) to prepare for emergencies, and has instituted the Code RED notification
system to help notify the public, through telephone calls, about emergencies such as water
contamination, evacuation notices, wildfires, bomb threats, hazardous spills, and other
emergency situations. The City is also involved in the Community Emergency Response Team
(CERT) program. New residents of La Quinta, as a result of new development brought on by
implementation of the Village Build -out Plan, may allow for more volunteers for groups such as
CERT.
Emergency accessibility for fire and medical emergency response services will be crucial for all
new and proposed redeveloped projects within the project area. Appropriate means of
accessibility and emergency evacuation routing will have to be demonstrated in the project
plans to the satisfaction of the Fire Department. Therefore, with the City's commitment to EOP
and CERT protocol in the project area and implementation of Mitigation Measure HAZ-5,
impacts in regard to adopted emergency response plans or emergency evacuation plans will be
reduced to less than significant levels.
Changes, alterations, and other measures have been incorporated into the plan, or are
otherwise being implemented, which will mitigate this impact to a less than significant level, as
follows:
HAZ-1 All new development projects that propose the use, transport or storage of
hazardous materials in their plan of operations and are defined as a new generator
of hazardous materials shall comply with all local, state, and federal regulations, as
required by law.
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HAZ-2 In compliance with Chapter 6.95 of the California Health & Safety Code (HSC) and
Title 19, Division 2, of the California Code of Regulations (CCR), all new development
that proposes the storage and use of hazardous materials at or above reporting
criteria thresholds shall prepare a Hazardous Materials Business Emergency Plan
(HMBEP). The HMBEP shall be reviewed and approved by the County of Riverside
CUPA and the Department of Environmental Health prior to the initiation of
operation of the business.
HAZ-3 All new development projects that propose the use and storage of hazardous
materials will be required to prepare a Spill Prevention Counter Measurement
Contingency Plan (SPCC) that addresses appropriate protocol measures to contain
accidental spills of hazardous materials. A SPCC spill kit shall also be placed onsite at
the business or facility.
HAZ-4 All new development and redevelopment projects within the Village Build -out Plan
project area shall submit development plans and permits to the City for review, and
City shall coordinate with the Desert Sands Unified School District regarding any
proposed land uses that will produce hazardous waste, such as doctor's offices.
HAZ-5 All project development proposals shall submit plans to the Fire Department for
review and conditioning for safe accessibility of fire and ambulatory services and for
appropriate evacuation routing of the project development in the event of an
emergency.
Finding
With regard to Impacts 5.7.a through 5.7.c, and 5.7.g, the City hereby makes Finding 2, in
accordance with Public Resources Code Section 21081(a)(1) and CEQA Guidelines Section
15091(a)(1), that changes or alterations have been required in, or incorporated into, the project
which mitigate or avoid the significant effects on the environment.
H. Hydrology and Water Quality
Impacts 5.8.a through 5.7.h
(a) Violate any water quality standards or waste discharge requirements,
(b) Substantially deplete groundwater supplies or interfere substantially with groundwater
recharge such that there would be a net deficit in aquifer volume or a lowering of the local
groundwater table level (e.g. the production rate of pre-existing nearby wells would drop to
a level which would not support existing land uses for which permits have been granted),
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(c) Substantially alter existing drainage pattern of the site or area, including through the
alteration of the course of a stream or river, in a manner which would result in substantial
erosion or siltation on- or off -site,
(d) Substantially alter the existing drainage pattern of the site or area, including through the
alteration or course of a stream or river, or substantially increase the rate or amount of
surface runoff in a manner which would result in flooding on- or off -site,
(e) Create or contribute runoff water which would exceed the capacity of existing or planned
stormwater drainage systems or provide substantial additional sources of polluted runoff,
(f) Otherwise substantially degrade water quality, and
(g) Place housing within a 100-year flood hazard area as mapped on a federal Flood Hazard
Boundary or Flood Insurance Rate Map or other flood hazard delineation map.
Substantial Evidence
Violate water quality standards or waste discharge requirements. Construction activities within
the Village Build -out Plan project area could expose soils to erosion from rainfall, runoff, and
wind. Erosion from rainfall and runoff could result in pollutants from heavy equipment or
construction related materials, such as diesel, gasoline, oils, grease, solvents, lubricants, or
other petroleum products to mix with the water and run off -site. Therefore, all project
applicants who disturb one acre or more must prepare a SWPPP to be implemented throughout
the project construction period. Each SWPPP must list and prescribe appropriate best
management practices (BMPs) for the control and treatment of runoff from the project site.
During long term operation, each project will be required to maintain the site under a post
construction Water Quality Management Plan (WQMP) that addresses all potential runoff and
ongoing maintenance of BMPs.
Groundwater Depletion. A Water Supply Study (WSS) was prepared for the La Quinta General
Plan that provided estimates of existing water demands generated within the General Plan
Planning Area and projected future water demands that will be generated at build out of the
proposed General Plan. Existing water demands for the General Plan Planning Area from the
WSS are estimated to be 32,496 acre-feet per year and build -out water demands are estimated
to be 54,467 acre-feet per year.
CVWD serves as the water provider for the City of La Quinta. CVWD's 2010 UWMP accounts for
new growth and development that is expected to occur within the La Quinta Planning Area,
including the Village Build -out Plan area. Water demands generated by the General Plan
Planning Area, including the Village Build -out project area, are fully captured and accounted for
within the CVWD UWMP projections. Therefore, water demand projections as proposed under
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the 2035 General Plan are consistent with the water demand estimates utilized by CVWD.
Water supplies that serve the existing La Quinta Planning Area are derived from groundwater in
storage and imported Colorado River water and State Water Project (SWP) exchange water.
CVWD projects that, in 2035, the urban water demand total of 242,700 acre-feet per year will
be supplied by 53 percent groundwater, 20 percent treated Colorado River Water, 22 percent
untreated Colorado River Water, and 4 percent desalinated agricultural drain water. The
current UWMP finds that with groundwater supplies, imported water supplies, water
conservation programs, and recharge activity water supplies are sufficient to meet demands
during normal, single, and multiple dry year conditions through 2035. As such, the level of
additional water supplies needed to meet demands generated by development within the
Village Build -out Plan will not substantially deplete groundwater reserves or interfere with
groundwater recharge.
Drainage Patterns Storm Drain Infrastructure and Flood Hazards. A Hydrology report was
prepared for the La Quinta Village Build -out Plan to analyze effects development may have on
drainage patterns in the project area. The results of the analyses in the La Quinta Village
Hydrology Study suggest that the level of impingement to commercial development in order to
retain 10-year flows on -site is largely relative to the expected increase in surface street runoff
due to development of existing vacant lots within the hydrology study area. Since on -site
streets and storm drain facilities along Calle Tampico do not have capacity to convey 10-year
storm runoff under the existing condition, and the increase in runoff due to development of the
existing vacant parcels is relatively small, the recommendation is that a "drainage mitigation"
development fee be required to supplement funding for upgrades to the existing storm drain
evacuation system. The City of La Quinta is responsible for constructing improvements to the
storm drain evacuation system in the Village Build -out Plan area and requires that the
improvements must be made prior to commencement of development of new projects in the
project area that are proposed after adoption of the Build -out Plan. Of particular concern is the
construction of storm drain improvements along Calle Tampico. The use of an off -site retention
basin designed to capture flows generated during the 10-year storm event has been suggested
as a possible design solution and involves the need for existing surface streets and storm drain
facilities to provide conveyance to an off -site location when they are already beyond capacity
under the existing condition. This reinforces the conclusion that a drainage mitigation fee
intended to upgrade existing facilities is warranted. The City has committed to making the
necessary drainage improvements to the storm drain evacuation system in advance of build -out
of the Village Build -out Plan, thus solving the flooding problem in the project area.
Changes, alterations, and other measures have been incorporated into the plan, or are
otherwise being implemented, which will mitigate this impact to a less than significant level, as
follows:
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HWQ-1 Prior to the issuance of building permits on vacant or underutilized parcels that will
be developed within the Village Build -out Plan, a Storm Water Pollution Prevention
Plan (SWPPP) shall be prepared for all projects within the Village Build -out Plan that
disturb one acre or more. The SWPPP shall list appropriate best management
practices (BMPs) for the control and treatment of runoff from the project site. The
applicant is responsible for the preparation and implementation of the SWPPP per
the NPDES requirements and must file a Notice of Intent with the State Water
Resource Control Board and receive a Waste Discharge ID Number (WDID), and have
a copy of the SWPPP at the project site at all times during construction.
HWQ-2 Prior to the issuance of building permits on vacant parcels within the Village Build -
out Plan project area, a WQMP for post construction conditions shall list appropriate
best management practices (BMPs) for the control and treatment of runoff from the
project site. The WQMP must be reviewed and approved by the City Engineer or
his/her designee.
HWQ-3 The City of La Quinta is responsible for constructing improvements to the storm
drain evacuation system in the Village Build -out project area. These improvements
must be made prior to commencement of development of new projects in the
project area, proposed after adoption of the Build -out Plan. Subsequently, prior to
issuance of buildings permits for new development on vacant properties or
redevelopment of underutilized properties in the project area applicants will pay
development impact fees for drainage improvements to the storm drain evacuation
system.
HWQ-4 Prior to project construction of new projects on vacant lands, or redevelopment
projects on currently developed parcels, the project applicant shall pay a
Development Impact Fee specific towards funding of storm drain upgrade
improvements along Calle Tampico Ave.
HWQ-5 All project development within the Village Build -out Plan shall coordinate and
cooperate with CVWD to ensure City-wide compliance with current State Senate Bill
x7-7 to reduce per capita urban water use by 36 percent for year 2016, and 20
percent reduction by year 2020, including landscaping conversion programs and the
smart irrigation control program; expanding the availability of sustainable water
supplies such as tertiary treated water, and encouraging its use for landscape
irrigation purposes, especially for irrigating golf courses and other large landscaped
areas, and/or other mandates imposed at the time development occurs.
HWQ-6 The City shall review and amend its Development Standards to require that all new
development within the Village Build -out Plan demonstrate a reduction of domestic
water consumption equivalent to the CalGreen Tier One standards in effect at the
time of development.
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HWQ-7 The City shall continue to implement its Water Efficient Landscape ordinance by
requiring that development projects within the Village Build -out Plan implement
water efficient landscaping plans to meet or exceed current water efficiency
standards.
HWQ-8 The City shall require that new development within the Village Build -out Plan reduce
its projected water consumption over "business -as -usual" consumption rates.
HWQ-9 The City shall develop programs to allow and encourage the retrofitting of existing
water intensive appliances and irrigation systems for existing development within
the Village Build -out Plan.
HWQ-10 The City shall continue to require that all new developments within the Village Build -
out Plan use water conserving appliances and fixtures, including low -flush toilets and
low -flow showerheads and faucets, as well as the application of water -conserving
technologies in conformance with Section 17921.3 of the Health and Safety Code,
Title 20, California Administrative Code Section 1601(b), and applicable sections of
Title 24 of the State Code.
Finding
With regard to Impacts 5.8.a through 5.7.i, the City hereby makes Finding 2, in accordance with
Public Resources Code Section 21081(a)(1) and CEQA Guidelines Section 15091(a)(1), that
changes or alterations have been required in, or incorporated into, the project which mitigate
or avoid the significant effects on the environment.
I. Land Use and Planning
Impact 5.9.b
(b) Cause substantial reduction in the amount of parking available in the Village Build -out Plan
area.
Substantial Evidence
Parking Analysis. Increased development and densities within the Village Build -out Plan area
has the potential to impact parking availability within the Build -out Plan project area. A
comprehensive analysis of available parking in the Village was conducted in 2006 (The City of La
Quinta Village District Parking Study (Carl Walker, Inc. 2006)), and identified a surplus in parking
stalls versus demand during all times of the year, including peak season. Since 2006, a number
of new projects have been developed in the Village Build -out Plan project area. These projects
added an additional 386 off-street parking spaces, increasing the total number of spaces in
parking lots to 2,803. In September 2015, the City Council adopted Ordinance 528 to approve
Zoning Ordinance Amendment 2015-0001, amending Section 9.150.060 (spaces required by
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use) to allow for a reduced number of required parking spaces for properties within the Village
Commercial Zoning District. Based on City Municipal Code Section 9.150.060 and the
assumption that two spaces are needed per dwelling unit and one space is needed for every
250 square feet of commercial development, there will be a need for 5,680 parking spaces at
build out of the Village, based on proposed land uses. If it is assumed that fifty percent of the
required parking will be developed, which is consistent with projects developed in the Village
since 2006, there will be a need for 2,840 parking spaces. As documented in the Parking Study,
there was a surplus of 1,434 parking spaces in 2006, however projects developed since 2006
have reduced the surplus to 1,072 spaces. Therefore at build out of the Village Build -out Plan,
there will be a need for at least 1,768 parking spaces to accommodate the additional proposed
development of vacant sites and redevelopment of underutilized sites. At approximately 300
square feet per parking space, 12 acres of land would be needed for surface level parking, 6
acres if parking structures with two levels can be developed, and 4 acres if parking structures
with three levels can be developed.
Additionally, the City is committed to limiting the number of motor vehicles that enter the
Village through the implementation of traffic calming (round-abouts) and pedestrian/bicycle
infrastructure (enhanced sidewalks, bike lanes, etc.) and parking management strategies.
Proposed traffic infrastructure improvements in the Village Build -out Plan area include
converting some stop controlled intersections to round-abouts, constructing enhanced
sidewalks and protected bike/golf cart lanes, and providing additional pedestrian street
crossings to encourage residents and visitors to walk, bicycle, or ride a golf cart rather than
coming to the Village by car. Implementation of parking management strategies such as
creating peripheral parking lots; initiating shuttle service; and where feasible, conditioning new
projects to enter into shared parking agreements will reduce parking demand. Furthermore,
requiring new projects to perform a quantification analysis of parking needs and incorporate
methodologies from the 2006 Traffic Study would further ensure reduced parking demand.
Changes, alterations, and other measures have been incorporated into the plan, or are
otherwise being implemented, which will mitigate this impact to a less than significant level, as
follows:
LU-1 The City of La Quinta is committed to the success of the Village becoming a more
livable place by creating a more accessible place for residents and visitors to live and
visit while downplaying the need for motor vehicles. To that end, and for each new
individual project, the City shall implement a required quantification analysis,
methodology in the 2006 City of La Quinta Village District Parking Study, parking
management strategies, parking supply strategies, and zoning/administration
strategies beginning with those identified in EIR Table 5.9-4.
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Finding
With regard to Impact 5.9.d, the City hereby makes Finding 2, in accordance with Public
Resources Code Section 21081(a)(1) and CEQA Guidelines Section 15091(a)(1), that changes or
alterations have been required in, or incorporated into, the project which mitigate or avoid the
significant effects on the environment.
J. Noise
Impacts 5.10.a through 5.10.d
(a) Exposure of persons to or generation of noise levels in excess of standards established in the
local general plan or noise ordinance, or applicable standards of other agencies,
(b) Exposure of persons to or generation of excessive groundborne vibration or groundborne
noise levels,
(c) A substantial permanent increase in ambient noise levels in the project vicinity above levels
existing without the project, and
(d) A substantial temporary or periodic increase in ambient noise levels in the project vicinity
above levels existing without the project
Substantial Evidence
Permanent Noise Increase. The City of La Quinta currently regulates noise levels for sensitive
land uses. Existing noise sources in the City are generally from motor vehicle traffic, however
noise is also generated from commercial and local business operations, and construction noise.
Future noise contours for major roadways in La Quinta were analyzed in the La Quinta General
Plan EIR to help determine the extent of future noise impacts associated with implementation
of the General Plan. The goal of the Village Build -out Plan is to create a walkable mixed -use
community with less reliance on vehicles, but an increase in population could result in more
automobiles, trucks, and to a lesser extent buses. Therefore, noise levels along roadways
throughout the project area are expected to increase.
The City will adopt parking management strategies, including the use of remote parking lots
and shuttle service into the Village Build -out Plan area, and implementing a number of traffic
calming strategies along with increasing pedestrian, bicycle and golf cart access into and around
the project area, thus reducing the reliance on the motor vehicle for trips into and through the
Village Build -out Plan area.
The City will continue to monitor ambient noise levels as new projects are proposed. In
addition to new residential development, implementation of the Village Build -out Plan will
facilitate construction of new non-residential land uses. Due to the mixed -use characteristics of
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the Village Build -out Plan, sensitive land uses may be located adjacent to commercial areas.
Noise studies may be required to be conducted on a project -by -project basis, as new projects
are proposed.
Temporary Noise Increase. Implementation of the Village Build -out Plan is expected to increase
the amount of construction related noises associated with proposed new development and
redevelopment. Increased construction noise has the potential to periodically increase
ambient noise levels in excess of noise standards set by the City's Noise Ordinance.
Construction activity is limited during established days and hours to reduce disruption on
surrounding land uses.
Groundborne Vibration. New development throughout the project area will require grading,
trenching and other activities that may produce increased ground -borne vibration and noise.
According to the City of La Quinta Municipal Code Section 9.100.220.F, no use except a
temporary construction operation shall be permitted which generates inherent and recurrent ground
vibration perceptible, without instruments, at the boundary of the lot on which the use is located. A
noise study will be required to be conducted on a project -by -project basis, as new projects are
proposed.
Groundborne vibration may affect sensitive receptors due to an increase in large vehicle traffic,
like buses and trucks. There are no designated truck routes near the project area, but
commercial properties may receive deliveries from large trucks. Some land uses will require
deliveries of food, beverages, and other supplies that would arrive by truck. All truck deliveries
within the Village Build -out Plan area will be limited to daylight hours. There are existing bus
routes near the project area, which were included in the noise analysis for the General Plan.
New routes may develop, especially to aide in reducing the reliance on vehicles in the project
area. However, since buildout noise levels were analyzed in the General Plan EIR, noise impacts
are expected to remain less than significant.
Changes, alterations, and other measures have been incorporated into the plan, or are
otherwise being implemented, which will mitigate this impact to a less than significant level, as
follows:
N0I-1 Based on a project's proximity to sensitive receptors, City Staff will determine if a
Noise Impact Analysis is needed on a project -by -project basis during their review of
project applications. If required, the study shall analyze noise levels within the
proposed project, and include mitigation measures to assure that the modeled
interior and exterior noise levels meet the City's standards.
N0I-2 Truck deliveries to businesses in the project area that are adjacent to sensitive land
uses shall be limited to daylight hours.
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Finding
With regard to Impacts 5.10.a through 5.10.d, the City hereby makes Finding 2, in accordance
with Public Resources Code Section 21081(a)(1) and CEQA Guidelines Section 15091(a)(1), that
changes or alterations have been required in, or incorporated into, the project which mitigate
or avoid the significant effects on the environment.
K. Public Services
Impact 5.12.a
(a) Would the project result in substantial adverse physical impacts associated with the
provision of new or physically altered governmental facilities, need for new or physically altered
governmental facilities, the construction of which could cause significant environmental
impacts, in order to maintain acceptable service ratios, response times or other performance
objectives for any of the public services:
(i) Fire protection,
(ii) Police protection,
(iii) Schools,
(iv) Parks,
(v) Other public facilities.
Substantial Evidence
Fire Protection. Implementation of the Village Build -out Plan and the increase in population in
the overall General Plan Planning Area is expected to result in an increase in demand for fire
protection services. Additional equipment, vehicles and staff may be needed as the project
area develops with increased density of uses. The County Fire Department evaluates specific
development proposals based on their potential to demand additional fire department
facilities, equipment and staffing. As the project area builds out, new "standards of cover"
developed in association with the Fire Department's Strategic Plan will be applied to new
development. Future development will continue to be subject to Fire Department review and
new fire facilities will be considered as needed to ensure adequate provision of fire protection
services in the project area.
Additionally, the City of La Quinta has established Development Impact Fees (DIF) by land use
type for public safety facilities. For residential uses, the DIF for Fire Protection is $206 per
multi -family dwelling unit. The 1,203 proposed dwelling units in the Village Build -out Plan
project area would all be condominiums or apartments. For non-residential uses, the DIF is
$172 for General Commercial, $162 for Tourist Commercial, and $171 for Office Space.
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Police Protection. The project area La Quinta Village Build -out Plan is expected to add an
additional 3,198 new residents. For the Village Build -out Plan, the number of new sworn
officers for the 3,198 new residents would be 3.2 based on a ratio of 1 officer per 1,000
population. The Police Department would review future projects and the City would continue
to monitor population growth and staffing levels to ensure that the Police Department can
provide adequate police protection in the project area.
Public Schools. New development in the project area will occur over time, and student
populations are also expected to increase gradually. According to the Desert Sands Unified
School District (DSUSD) Fee Justification Report (2014), 15,156 unmitigated dwelling units are
anticipated to be developed, creating a need for new school facilities. The proposed 1,230
dwelling units proposed in the project area are likely to be in addition to this number, as the
City is proposing to increase the density of residential use in the project area. DSUSD will
continue to receive developer's impacts fees for residential, commercial and industrial
development, including fees from new development in the project area. Currently (July 2016),
DSUSD fees are $3.36 per square foot for new residential development and $0.56 per square
foot for commercial development.
Libraries. Based on the County Library System's target standard of two volumes per capita, the
estimated build out population of 79,956 in the City limits will require 268,704 volumes at build
out of the General Plan, including build -out of the project area. Under this scenario, additional
facilities would also likely be required to house the additional volumes and serve patrons. The
City assesses Developer Impact Fees (DIF) on residential development for library services and
facilities. Currently, fees are assessed at $348 for multi -family units. Based on these fees, new
residential development in project area (1,230 new multi -family units) would generate
$428,040 for libraries.
Changes, alterations, and other measures have been incorporated into the plan, or are
otherwise being implemented, which will mitigate this impact to a less than significant level, as
follows:
PS-1 The City and Riverside County Fire Department shall continue to confer and
coordinate to ensure that facilities and services within the Village Build -out Plan are
expanded in a timely manner.
PS-2 The Riverside County Fire Department shall continue to review and evaluate new
development proposals and project plans within the Village Build -out Plan to make
certain that it can provide adequate fire protection.
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PS-3 All new development projects within the Village Build -out Plan shall be subject to
Police Department review to assure that the Department can provide adequate
police protection.
PS-4 The City shall monitor City population and Police Department staffing levels to
ensure the provision of police protection services at consistent levels.
PS-5 Development projects within the Village Build -out Plan shall be assessed statutory
school mitigation fees, in place at the time residential and commercial projects are
proposed.
PS-6 Development projects within the Village Build -out Plan shall be assessed
development impact fees, in place at the time residential and commercial projects
are proposed.
Finding
With regard to Impact 5.12.a, the City hereby makes Finding 2, in accordance with Public
Resources Code Section 21081(a)(1) and CEQA Guidelines Section 15091(a)(1), that changes or
alterations have been required in, or incorporated into, the project which mitigate or avoid the
significant effects on the environment.
L. Utilities and Service Systems
Impacts 5.15.a through 5.15.h
(a) Exceed wastewater treatment requirements of the applicable Regional Water Quality
Control Board,
(b) Require or result in the construction of new water or wastewater treatment facilities or
expansion of existing facilities, the construction of which could cause significant environmental
effects,
(c) Require or result in the construction of new storm water drainage facilities or expansion of
existing facilities, the construction of which could cause significant environmental effects,
(d) Have sufficient water supplies available to serve the project from existing entitlements and
resources, or are new or expanded entitlements needed,
(e) Result in a determination by the wastewater treatment provider which serves or may serve
the project that it has adequate capacity to serve the project's projected demand in addition to
the provider's existing commitments,
(f) Be served by a landfill with sufficient permitted capacity to accommodate the project's solid
waste disposal needs,
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(g) Comply with federal, state, and local statutes and regulations related to solid waste, and
(h) effects of the project on energy resources
Substantial Evidence
Exceed Wastewater Treatment Requirements. Implementation of the Village Build -out Plan will
facilitate development that will increase demand on existing wastewater collection and
treatment facilities. Wastewater generated by the La Quinta Village Build -out Plan, at build
out, would be approximately 175,890 gallons per capita per day (gpcd) for residential uses and
71,021 gpcd for commercial uses. The amount of wastewater from residential and commercial
uses was derived from 85 percent of potable water ending up as discharged wastewater (i.e.,
toilets, sinks, showers, etc.) and the remaining 15 percent ending up as irrigated landscape.
Although this level of wastewater generation is substantial, it will not exceed the combined
treatment capacity at the CVWD treatment plants serving the City and project area. Further,
CVWD continues to plan for expansion as needed.
In maintaining consistency with General Plan Policy UTL-2.1, all new development will be
required to connect to sanitary services by tying into existing sewer lines currently in place
within the Village Build -out Plan area. To address new development within the Village Build -
out Plan area and the La Quinta City and Sphere, the City and CVWD will, have the opportunity
to plan for and strategize options that may include construction of new sewer collection
facilities and increase treatment capacity in order to address the long-term needs of the City.
As future development connects to existing sewer facilities within the Village Build -out Plan
area, they will nonetheless continue to be subject to connection fees.
Extension of Wastewater Infrastructure. The project area is already served by sewer lines that
are adequate for existing development. The increase in density and the intensification of land
uses allowed under this plan through increased building height and development of mixed use
projects, will increase the amount of wastewater generated in the project area. Growth trends
will need to be monitored to ensure that adequate wastewater treatment facilities are
provided to serve the project. Additionally, all developments within the Build -out Plan project
area will be required to pay a connection fee, which will financially assist in future expansion of
wastewater infrastructure.
Extension of Stormwater Infrastructure. On -site streets and storm drain facilities along Calle
Tampico do not have capacity to convey 10-year storm runoff under the existing condition, and
the increase in runoff due to development of the existing vacant parcels is relatively small;
therefore, the Hydrology Report prepared for the project recommends that a "drainage
mitigation" development fee be required to supplement funding for upgrades to the existing
storm drain evacuation system. The City of La Quinta is responsible for constructing
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improvements to the storm drain evacuation system in the Village Build -out project area and
requires that the improvements must be made prior to commencement of development of new
projects in the project area that are proposed after adoption of the Build -out Plan. Of
particular concern is the construction of storm drain improvements along Calle Tampico. The
use of an off -site retention basin designed to capture flows generated during the 10-year storm
event has been suggested as a possible design solution and involves the need for existing
surface streets and storm drain facilities to provide conveyance to an off -site location when
they are already beyond capacity under the existing condition. The City is committed to making
the necessary drainage improvements to the storm drain evacuation system in advance of
build -out of the Plan area. Additionally, all projects will be required to pay a development
impact fee for drainage improvements at the time of the building permit.
La Quinta Water Demand. A Water Supply Study (WSS) was prepared for the La Quinta General
Plan that provided estimates of existing water demands generated within the La Quinta City
and Sphere, and projected future water demands that will be generated at build out of the
proposed General Plan. Development within the Village Build -out Plan project area was
included in the WSS analysis as part of the City's overall development with an estimated 8,180
units projected for the entire City. Existing water demands for the La Quinta City and Sphere
are estimated to be 32,496 acre-feet per year.
Build -out (2035) water demands for the La Quinta City Limits are estimated to be 38,098 acre-
feet per year, 314.85 acre-feet of which are estimated within the Village Build -out Plan project
area. In comparison, the Build -out Plan would result in approximately 240.65 acre-feet of
domestic water demand over the amount estimated for existing conditions in the Village. This
represents an increase of approximately 23 percent.
Urban Water Management Plan. CVWD's 2010 UWMP accounts for new growth and
development that is expected to occur within the La Quinta City limits, including the Village
Build -out Plan project area (Note: CVWD will implement its revised 2015 UWIVIP, which was
adopted in June of 2016). The average gpcd water demand for the CVWD Service Area was
approximately 482 gpcd for 2010 and is projected to be 423 gpcd for 2035.
The La Quinta City and Sphere, including the Village Build -out Plan project area, with a
projected demand of 361 gpcd by 2035 would fall well below CVWD's target of 485 gcpd under
the 10-year baseline.
Water Conservation. The City of La Quinta is committed to promoting water conservation and
achieving water savings, protecting groundwater reserves, and preserving groundwater quality.
In the Village Build -out Plan, water conservation can be achieved through retrofitting of existing
water -intensive appliances with the installation of water efficient appliances, implementation
of water efficient landscaping plans for all new development, the use of new technology, and
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advanced irrigation control for outdoor landscaping. As such, the level of additional water
supplies needed to meet demands generated by development within the Village Build -out Plan
will not substantially deplete groundwater reserves or interfere with groundwater recharge.
These measures will ensure the Build -out Plan does not significantly impact groundwater
resources.
Landfill Capacity. Burrtec is the franchise solid waste hauler for the City of La Quinta and most
other cities in the Coachella Valley. Burrtec operates solid waste transfer stations; one at Edom
Hill in the City of Cathedral City, and one at the closed Coachella Landfill in Riverside County
north of the 1-10 freeway and east of Dillon Road. Burrtec, also operates compost facilities at
both these locations, taking care of both solid waste transfer and greenwaste recycling for the
City of La Quinta. Burrtec hauls solid waste to the County of Riverside Lamb Canyon landfill.
The landfill is permitted to receive a maximum of 5,000 tons per day. As of January 2015, the
landfill had a total remaining capacity of approximately 19,242,950 cubic yards or 14.4 million
tons, if it is assumed that one cubic yard of solid waste compacted in place in a landfill is 0.75
tons. It is projected that current landfill capacity will extend to 2029, at a minimum.
Greenwaste, foodwaste and some liquid wastes, including grease trap liquids and graywater,
are taken to the Coachella Valley Compost facility where they are treated as feedstock that is
blended into windrows that are treated and turned until it is ready to be cured and sold as soil
amendment products.
There are no land uses within the Village Build -out Plan project area that are expected to
generate large quantities of solid waste or create conditions where substantial hazardous
wastes are produced. Nonetheless, the Village Build -out Plan will contribute to an increased
generation of solid waste. The City and Burrtec will need to continue to monitor solid waste
generation levels to ensure that disposal of solid waste generated is performed in a cost-
effective and in a safe operative mode. This will ensure that impacts in regard to landfill
capacity and solid waste are reduced to less than significant levels.
Energy Resources. Based on historical use data for the City of La Quinta and its Sphere
provided by IID, it was estimated General Plan land uses at build out, which would result in
electrical consumption of approximately 1,645,145,600 kwh/year. The Village Build -out Plan
project area is considered within the overall consumption rates established in the Program EIR.
On its own and at build -out of the Village Build -out Plan, consumption of electricity in the
project area would be roughly 14,291,614 kilowatt kwh/year for commercial uses and
20,661,540 kwh/year for residential uses with an overall total of 34,953,154 kwh/year or
roughly 2.1 percent of the electrical demand under the General Plan. Such an increase will
likely create a need for additional electrical power supply sources. IID advised that additional
electrical infrastructure and/or modification thereof may be needed to service the project. To
alleviate this impact the City shall create a tracking log to be used by the City and utility
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providers (wet and dry utilities) including IID, to address all new development projects
proposed in the Village Build -out Plan project area. The tracking log would be evaluated by the
City and utility providers on a project -by -project basis by inputting the type and size of the
proposed use and determining whether or not the project in review, would contribute to a
significant impact or cumulative impact thereby requiring the expansion of utility infrastructure
including electrical infrastructure improvements (i.e., substation, transformers, etc.).
Therefore, this type of protocol would reduce impacts in regard to electrical services to less
than significant.
Changes, alterations, and other measures have been incorporated into the plan, or are
otherwise being implemented, which will mitigate this impact to a less than significant level, as
follows:
UTL-1 All new development within the Village Build -out Plan shall be connected to sanitary
sewer service.
UTL-2 The City shall ensure coordination with the Coachella Valley Water District to assure
that existing and future extended sanitary sewer facilities are adequate to meet the
needs of existing and expected future development of the Village Build -out Plan.
UTL-3 The City shall create a. tracking log for development projects in the project area that
identifies the existing wet and dry infrastructure in the project area, then on a
project -by -project basis, inputs the type and size of proposed uses, the potable
water required, wastewater generated and electrical demand generated. The City
will work with CVWD, IID SCG and others to determine when upgrades to
infrastructure will be required.
UTL-4 All project development within the Village Build -out Plan shall coordinate and
cooperate with CVWD to ensure City-wide compliance with current State Senate Bill
x7-7 to reduce per capita urban water use by 36 percent for year 2016, and 20
percent reduction by year 2020, including landscaping conversion programs and the
smart irrigation control program; expanding the availability of sustainable water
supplies such as tertiary treated water, and encouraging its use for landscape
irrigation purposes, especially for irrigating golf courses and other large landscaped
areas.
UTL-5 The City shall review and amend its Development Standards, if necessary, to require
that all new development within the Village Build -out Plan demonstrate a reduction
of domestic water consumption equivalent to the CalGreen Tier One standards in
effect at the time of development.
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UTL-6 The City shall continue to implement its Water Efficient Landscape ordinance by
requiring that development projects within the Village Build -out Plan implement
water efficient landscaping plans to meet or exceed water efficiency standards.
UTL-7 In conjunction with the Coachella Valley Water District, as well as independently, the
City shall develop programs to allow and encourage the retrofitting of existing water
intensive appliances and irrigation systems for existing development within the
Village Build -out Plan.
UTL-8 The City shall continue to require that all new developments within the Village Build -
out Plan use water conserving appliances and fixtures, including low -flush toilets and
low -flow showerheads and faucets, as well as the application of water -conserving
technologies in conformance with Section 17921.3 of the Health and Safety Code,
Title 20, California Administrative Code Section 1601(b), and applicable sections of
Title 24 of the State Code.
UTL-9 All new and existing commercial establishments within the Village Build -out Plan
shall be required to comply with State mandates established under AB 341 to reduce
the amount of packaging and potential waste associated with product
manufacturing and sales.
UTL-10 The City shall continue to refer project developers to Burrtec for development of
construction and demolition solid waste recycling plans in order to divert a minimum
of 50% of C&D debris from the waste stream.
Finding
With regard to Impacts 5.15.a through 5.15.h, the City hereby makes Finding 2, in accordance
with Public Resources Code Section 21081(a)(1) and CEQA Guidelines Section 15091(a)(1), that
changes or alterations have been required in, or incorporated into, the project which mitigate
or avoid the significant effects on the environment.
2.4 Resolution Regarding Significant Environmental Impacts Which
Cannot be Avoided if the Project is Implemented
A. Air Quality
Impacts 5.2.a through 5.2.c
(a) Conflict with or obstruct implementation of the applicable air quality plan,
(b) Violate any air quality standard or contribute substantially to an existing or projected air
quality violation, and
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(c) Result in a cumulatively considerable net increase of any criteria pollutant for which the
project region is non -attainment under an applicable federal or state ambient air quality
standard (including releasing emissions which exceed quantitative thresholds for ozone
precursors)
Substantial Evidence
Consistency with Air Quality Management _ Plan. CEQA requires a discussion of any
inconsistencies between a proposed project and applicable General Plans and Regional Plans
(CEQA Guidelines Section 15125). The regional plan that applies to the proposed project
includes the SCAQMD AQMP. The SCAQMD CEQA Handbook identifies two key indicators of
consistency:
Criterion 1- Increase in the Frequency or Severity of Violations
Criterion 2 - Exceed Assumptions in the AQMP
Criterion 1 - Increase in the Frequency or Severity of Violations. Based on the air quality
modeling analysis completed for the project, short-term construction impacts will not result in
significant impacts based on the SCAQMD regional and local thresholds of significance.
However, the Air Analysis found that even with mitigation, long-term operations at build -out
will result in significant and unavoidable impacts based on the SCAQMD regional and local
thresholds of significance. The proposed project is projected to contribute to the exceedance
of air pollutant concentration standards and is therefore found to be inconsistent with the
AQMP for the first criterion.
Criterion 2 - Exceed Assumptions in the AQMP. Consistency with the AQMP assumptions is
determined by performing an analysis of the proposed project with the assumptions in the
AQMP. The Village Build -out Plan project area is currently designated as Village Commercial
(land uses within the Village Commercial designation include commercial, professional office,
and residential uses), Neighborhood Commercial (Shopping Center), Major Community
Facilities (Civic Center), and Parks and Recreation (La Quinta Community Park) in the General
Plan. As it is consistent with the General Plan land use designations and with City Policy AQ-1.1
in assuring compliance with SCAQMD air quality standards, the Village Build -out Plan is not
anticipated to exceed the emissions that are the basis for the AQMP assumptions for the Village
area. However, based on the failure of Criterion 1 above, the Village Build -out Plan will result in
an inconsistency with the SCAQMD AQMP. Therefore, a significant impact will potentially
occur.
Construction -Related Impacts. Construction activities associated with the proposed project
would have the potential to generate air emissions, toxic air contaminant emissions, and odor
impacts. Using CalEEMod, the peak daily air pollutant emissions during each phase were
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calculated and none of the analyzed pollutants are expected to exceed regional emissions
thresholds established by the SCAQMD. These emissions represent the highest level of
emissions for each of the construction phases in terms of air pollutant emissions with
implementation of SCAMD Rules, per Mitigation Measure AQ-1.
Toxic Air Contaminants (TACs) are commonly related to diesel particulate emissions associated
with heavy equipment operations during construction. Given the relatively limited number of
heavy-duty construction equipment, the extended build out period and the short-term
construction schedule, the Village Build -out Plan would not result in a long-term (i.e., 70 years)
substantial source of TAC emissions and corresponding individual cancer risk. Participation in
monitoring, managing and enforcing SCAQMD'S rules in regard to TAC emissions would assure
the Village Build -out Plan's consistency with City Program AQ-1.1.a.
Long -terra Operational Impact. On -going operation of new and redeveloped land uses within
the Village Build -out Plan area would result in a long-term increase in air quality emissions. This
increase would be due to emissions from Village Build -out Plan -generated vehicle trips and
through operational emissions from on -going uses within the project area. The data provided
in EIR Table 5.2-6 shows that for the on -going operations activities within the Village Build -out
Plan area, VOC, NCI),, and CO emissions would exceed the SCAQMD regional thresholds of
significance. Therefore, mitigation is required to reduce impacts from VOC, NO,, and CO
emissions. Mitigation Measures AQ-2 through AQ-9 are provided to reduce the operational
emissions. Even with incorporation of the aforementioned mitigation measures, VOC, NO,,, and
CO would still exceed the regional emissions thresholds. Therefore, a significant impact will
potentially occur.
Changes, alterations, and other measures have been incorporated into the plan, or are
otherwise being implemented, which will mitigate this impact to the greatest extent feasible, as
follows:
Construction Measures
AQ-1 All development projects in the project area must adhere to SCAQMD Rules (see
Section 5.2, Air Quality pp. 5.2-6 through 5.2-10 for a list of the applicable rules), for
the control of fugitive dust, for the maintenance of construction vehicles and
equipment, and for the use of reduced VOC asphalt, architectural coatings and
solvents.
Operational Measures
AQ-2 Project applicants shall require that ENERGY STAR -compliant appliances are installed
where appliances are required on -site.
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AQ-3 Project applicants shall include high -efficiency lighting that is at least 10 percent
more efficient than standard lighting.
AQ-4 The City shall ensure compliance with SCAQMD Rule 1186 (limits fugitive dust on
paved and unpaved roads and sets certification protocols and requirements for
street sweepers) and 2202 (provides employers of 250 or more employees with a
menu of options to reduce mobile source emissions generated by employee
commutes), during long term operations in the Village.
AQ-5 Project applicants shall provide sidewalks within each project boundary and along
off -site roadway improvements.
AQ-6 All project applicants shall ensure that new and/or remodeled buildings meet or
exceed California Building Code Energy Efficiency Standards.
AQ-7 All project applicants shall require that all faucets, toilets and showers installed in
proposed structures utilize low -flow fixtures that would reduce indoor water
demand by 20 percent per CalGreen Standards or more stringent standards if in
place at the time development occurs.
AQ-8 Project applicants shall implement recycling programs that reduce waste to landfills
by a minimum of 75 percent or more stringent standards if in place at the time
development occurs.
AQ-9 To the extent feasible, project applicants shall use paints and coatings with a VOC
content lower than SCAQMD Rule 1113 requires or more stringent standards if in
place at the time development occurs, for application to surfaces of residential
dwelling units and commercial units within project boundaries.
1. Most significant environmental effects that can feasibly be avoided have
been substantially reduced by virtue of mitigation measures in the Final EIR
or otherwise incorporated into the Build -out Plan as described in "1" above.
2. The remaining unavoidable significant effects are acceptable when balanced
against the facts set forth in the Statement of Overriding Considerations,
giving greater weight to the remaining unavoidable significant effect.
Finding
Regarding Impacts 5.2.a through 5.2.c, the City hereby makes Finding 3 that even though
mitigation measures have been identified, no additional feasible mitigation measures or
acceptable alternatives exist to fully mitigate these potentially significant impacts.
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B. Greenhouse Gas Emissions
Impact 5.6.a
(a) Generate greenhouse gas emissions, either directly or indirectly, that may have a significant
impact on the environment.
Substantial Evidence
SCAQMD Thresholds. The project's unmitigated emissions for buildout Year 2035 would be
37,922.64 MTCO2e per year with 7.4 MTCO2e/SP/year. A cumulative global climate change
impact would occur if the GHG emissions created from the on -going operations would exceed
the screening threshold of 3,000 metric tons per year of CO2e and the SCAQMD 2035 Target
Service Population Threshold of 3.0 MTCO2e/SP/year. Because the emissions exceed SCAQMD
thresholds, mitigation will be required and will be focused primarily on implementation of
California Green Building Standards Code. The Village Build -out Plan's mitigated year 2035
emissions would be approximately 27,111.64 metric tons of CO2e per year; and at 5.3
MTCO2e/SP/year, would still exceed the SCAQMD 2035 Target Service Population threshold of
3.0 MTCO2e/SP/year for projects. Therefore, impacts from project -related GHGs through
implementation of the Village Build -out Plan are considered to be significant and unavoidable.
Changes, alterations, and other measures have been incorporated into the plan, or are
otherwise being implemented to reduce impacts to the greatest extent feasible, as follows:
GHG-1 Project applicants shall provide sidewalks within the project boundary and along the
off -site roadway improvements where these are lacking.
GHG-2 Project applicants shall ensure that all building structures meet or exceed 2013 Title
24, Part 6 Standards and meet Green Building Code Standards, or more stringent
standards if in place at the time building permits are issued.
GHG-3 Project applicants shall ensure that all faucets, toilets and showers installed in the
proposed structures utilize low -flow fixtures that would reduce indoor water
demand by 20 percent per CalGreen Standards to the satisfaction of the Building
Department.
GHG-4 Project applicants shall ensure that ENERGY STAR -compliant appliances are installed
where appliances are required on -site.
GHG-5 Project applicants shall implement recycling programs that reduce waste to landfills
by a minimum of 75 percent.
GHG-6 Project applicants shall install high -efficiency lighting be installed that is at least 10
percent more efficient than standard lighting.
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GHG-7 To the extent feasible, project applicants shall use paints and coatings with a VOC
content lower than SCAQMD Rule 1113 requires for application to surfaces of
residential dwelling units and commercial units within project boundaries.
Finding
Regarding Impact 5.6.a, the City hereby makes Finding 3 that even though mitigation measures
have been identified, no additional feasible mitigation measures or acceptable alternatives exist
to fully mitigate these potentially significant impacts.
C. Traffic and Circulation
Impacts 5.14.a and 5.14.b
(a) Conflict with an applicable plan, ordinance or policy establishing measures of effectiveness
for the performance of the circulation system, taking into account all modes of transportation
including mass transit and non -motorized travel and relevant components of the circulation
system, including but not limited to intersections, streets, highways and freeways, pedestrian
and bicycle paths, and mass transit, and
(b) Conflict with an applicable congestion management program, including, but not limited to
level of service standards and travel demand measures, or other standards established by the
county congestion management agency for designated roads or highways.
Substantial Evidence
The Traffic Impact Analysis prepared for the Village Build -out Plan considered future conditions
without and with the project for an Interim Year (2021) and at build -out (2035). The TIA found
that with the implementation of mitigation measures outlined in Section 5.14, Traffic and
Circulation, all intersections within the TIA study area are projected to operate within
acceptable Levels of Service during the peak hours for General Plan Buildout With Project
traffic conditions.
The TIA also analyzed roadway segments in the study area for both the Interim Year and the
Build -out Year. For the General Plan Buildout With Project scenario, roadway segments are
projected to operate within acceptable Levels of Service with the exception of the following
roadway segments:
• Washington Street between Avenue 48 and Eisenhower Drive (Level of Service F);
• Calle Tampico between Desert Club Drive and Washington Street (Level of Service E).
Although implementation of mitigation measures and Citywide Transportation Demand
Management and Transportation Systems Management measures would help reduce impacts
to these roadways, impacts cannot be fully mitigated. Therefore, impacts from project -related
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vehicle trips associated with implementation of the Village Build -out Plan are considered to be
significant and unavoidable. The following mitigation measures apply for Interim Year With
Project traffic conditions:
CIR-1 Washington Street/Avenida La Fonda (413): Construct a raised "worm" median to
allow northbound left -turns and restrict eastbound left -turns.
CIR-2 Jefferson Street Avenue 52 #16 : Reconstruct the existing round -about to provide
two circulating lanes and two entry lanes at the northbound and southbound
approaches. The new two lane round -about should be constructed with
consideration for conversion to a three lane round -about by General Plan Buildout
conditions.
The following Mitigation Measures apply for General Plan Buildout With Project traffic
conditions:
CIR-3 Eisenhower Drive Avenida Montezuma #3 : Convert Eisenhower Drive/Avenida
Montezuma from an all -way stop control to a yield -controlled round -about [this
improvement is assumed in the Village Build -out Circulation Plan].
CIR-4 Washington Street/Avenue 48 (#9): Construct the northbound approach to consist
of three through lanes and one right -turn lane. Remove the pedestrian crosswalk at
the north leg of the intersection.
Based on the City's traffic study guidelines, the following circulation improvements apply in
addition to the roadway improvements identified in the current General Plan Circulation
Element:
CIR-5 Eisenhower Drive / Calle Tampico (#2): Construct one additional westbound left -
turn lane to provide dual left -turn lanes.
CIR-6 Avenida Bermudas/Calle Tampico 05): Construct one additional westbound left -turn
lane. The TIA identified an alternative to construct a round -about rather than
adding an additional lane in the event that the improvement identified in the
General Plan Circulation Element is infeasible. This will be determined by the Design
and Development Director/City Engineer.
CIR-7 Desert Club Drive Calle Tampico #i : Construct one exclusive northbound right -
turn lane and one additional westbound left -turn lane. The TIA identified an
alternative to construct a round -about rather than adding an additional lane in the
event that the improvement identified in the General Plan Circulation Element is
infeasible. This will be determined by the Design and Development Director/City
Engineer.
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CIR-S Washington Street/Avenue 48 (##9): Construct one exclusive northbound right -turn
lane.
CIR-9 Washington Street/Avenue 52 (#14): Construct one additional eastbound left -turn
lane to provide triple left -turn lanes. Provide one additional southbound left -turn
lane to provide triple left -turn lanes.
The following mitigation measure is related specifically to intersections that have been
identified to operate at LOS E along Calle Tampico
CIR-10 For road segments along Calle Tampico between Avenida Bermudas and Washington
Street, the City shall conduct periodic monitoring of actual conditions in the Village
(timing to be determined as development begins to occur in the project area, and
will review its Parking Demand Management strategies (directly correlated with
traffic volumes) to determine additional strategies that can be employed related to
remote parking and shuttle service, additional pedestrian and bicycle facilities, and
education programs.
Finding
Regarding Impacts 5.14.a and 5.14.b, the City hereby makes Finding 3 that even though
mitigation measures have been identified, no additional feasible mitigation measures or
acceptable alternatives exist to fully mitigate these potentially significant impacts.
2.5 Resolution Regarding Cumulative Environmental Impacts
Sections 15130(a) through 15130(e) of the State CEQA Guidelines require the contents of an EIR
to include a discussion of cumulative impacts. Section 15355 of the State CEQA Guidelines
defines a cumulative impact as a result of the combination of the project evaluated in the EIR
together with other projects causing related impacts.
Substantial Evidence
Impacts regarding Air Quality were determined to be potentially cumulatively significant. Both
short-term construction and long-term operations would contribute to significant cumulative
impacts to Air Quality. The project is out of attainment for both ozone and PM10. Construction
and operation of cumulative projects will further degrade the local air quality, as well as air
quality of the Salton Sea portion of the South Coast Air Basin. Air quality will be temporarily
degraded during construction activities that occur separately or simultaneously. However, the
Air Quality Impact Analysis prepared for the project determined that, with implementation of
Mitigation Measure AQ-1, construction activities would not exceed SCAQMD thresholds of
significance, and therefore would not contribute to cumulative impacts. However, the Air
Quality Analysis also found that, even with application Mitigation Measures AQ-2 through AQ-9,
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long-term operation of the proposed project is projected to contribute to the exceedance of air
pollutant concentration standards and is found to be inconsistent with the AQMP for the first
criterion. Therefore, the Village Build -out Plan will result in an inconsistency with the SCAQMD
AQMP, resulting in a significant and unavoidable cumulative impact.
With regard to cumulative impacts associated with Greenhouse Gas Emissions, implementation
of the Village Build -out Plan will result in the emission of greenhouse gases through the
combustion of fossil fuels during operation of vehicles, the generation of electricity at power
plants, combustion of natural gas, and the transportation of water. The Air Quality Impact
Analysis prepared for the project determined that, with implementation of Mitigation
Measures GHG-1 through GHG-7, project -related GHG emissions would still exceed the Tier 4
SCAQMD 2035 target service population threshold of 3.0 MTCO22/SP/year, resulting in a
significant and unavoidable cumulative impact.
Findings
With respect to Cumulative Impacts on Air Quality and Greenhouse Gas Emissions, the City
hereby makes Finding 3 that no feasible mitigation measures or acceptable alternatives exist to
mitigate these potentially significant cumulative impacts.
2.6 Resolution Regarding Irreversible Environmental Changes
State CEQA Guidelines Section 15126.2(c) states that the significant irreversible environmental
changes that would be caused by implementation of the Village Build -out Plan are required to
be identified in the EIR.
Substantial Evidence
Irreversible commitment of Resources
The La Quinta Village Build -out Plan provides a plan for the future development and
redevelopment of the City's traditional downtown Village as a pedestrian -oriented, mixed -use
environment. The commitment of non-renewable natural resources is inherent in any
development project, or in the case of the Village Build -out Plan, a number of development
projects in the project area over time. Implementation of the Village Build -out Plan represents
a long-term commitment to the consumption of energy for electricity, water supply resources,
and construction resources.
New development within the La Quinta General Plan Planning Area, including the Village Build -
out Plan project area, will result in an increase in the demand for water of approximately 6,555
acre-feet within City Limits and 15,416 acre-feet within the Sphere of Influence by 2035. This
new demand will be met by groundwater, imported Colorado River water, desalinated
agricultural drain water, or a combination thereof. CVWD has determined that through
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utilization of a combination of water supply sources including the need to provide expanded
availability of tertiary treated water, and coordination by the City in implementing CVWD
UWMP regulations, sufficient water supplies will therefore be available to meet demands in
2035. In the Village Build -out Plan, water conservation can be achieved through retrofitting of
existing water -intensive appliances with the installation of water efficient appliances,
implementation of water efficient landscaping plans for all new development, the use of new
technology, and advanced irrigation control for outdoor landscaping. Mitigation Measures
HWQ-4 through HWQ-10 in Section 5.8, Hydrology and Water Quality, will ensure that impacts
in regard to water supply are reduced to less than significant levels. These measures are also
repeated as UTL-4 through UTL-10 found in Section 5.15, Utilities and Service Systems.
IID's Energy Department provides electric power to more than 150,000 customers in its service
area, including the Village Build -out Plan project area. III) responded to the Notice of
Preparation of the Draft EIR. The issues of concern for IID were not related to the amount of
energy that would be required for the project, but rather, the potential effects future projects
may have on its existing facilities and easements. IID is confident that because of their unique
location in the Imperial and Coachella valleys, and continued efforts to bring more renewable
energy on-line, there is adequate energy available in its service area.
Construction materials consist of sand and gravel and related Portland cement concrete and
asphalt concrete; as well as lumber and related wood products. The project area is in close
proximity to a number of aggregate mining operations and aggregate product manufacturing
for the construction industry. Approximately 10 percent, or 911 acres of the 9,094 acres of land
designated by the State Mining and Geology Board in 1989 has been lost to land uses
incompatible with mining. However, an additional 6,638 acres of land containing an estimated
472 million tons of PCC-grade aggregate resources have been identified in the Palm Springs P-C
Region. Additionally, the Integrated Waste Management Act of 1989 (AB 939) requires that a
municipality be responsible for diverting at least 50 percent of solid waste from landfills. The
most common construction materials to be recycled and reused are PCC and asphalt concrete
(AC). Other materials include lumber and wallboard that can be ground up and used as
feedstock for composting into soil amendment products or groundcover. Recycling of used
construction materials would likely extend the consumption estimate for aggregate. Regarding
lumber, sustainable forest management practices have evolved to meet the demand for forest
products while balancing the values people attach to forests and the need for a stable supply of
wood -based building products.
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Findings
With regard to the Irreversible Commitment of Resources, the City Council finds that
implementation of the Village Build -out Plan would result in the continued commitment to the
consumption of such resources.
2.7 Resolution Regarding Growth Inducing Impacts
State CEQA Guidelines Section 15126.2(d) requires that an EIR discuss the ways in which a
proposed project could foster economic or population growth, or the construction of additional
housing either directly or indirectly, in the surrounding environment.
The Village Build -out Plan project area is a unique area in the City of La Quinta and
development within the project area will occur within the 137-acre project area. The Plan is
consistent with existing land use designations and it is the City's intent to build -out the project
area with a mix of urban uses both residential and non-residential to create an accessible area
conducive to walking and biking that reduces dependence on the automobile. From this
perspective, the project would be growth inducing as the City is encouraging new development
in the Village Build -out Plan area, an area already served by roads and utilities. The project area
is developed and is surrounded by residential land uses so infrastructure, including roads and
wet/dry utilities are already in place. Therefore, the project would not extend any roads or
utilities into a new area not already served that would be considered growth inducing.
Findings
The City Council finds that the growth inducing characteristics associated with the Village Build -
out Plan will be limited to an increase in population density, because the extension of roadway
and utility infrastructure will not be required.
2.8 Resolution Regarding Alternatives
CEQA Guidelines Section 15126.6 states that an EIR shall describe a range of reasonable
alternatives to the project, or to the location of the project, which would feasibly attain most of
the basic objectives of the project but would avoid or substantially lessen any of the significant
effects on the environment.
Alternatives Considered and Rejected
After consideration of all alternatives, two were rejected from further analysis for the proposed
Village Build -out Plan:
1. No Project — No Development Alternative
2. Increased Density Alternative
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Substantial Evidence for No Project —No Development Alternative
CEQA Guidelines Section 15126.6(e) specifically addresses the requirement to discuss a No
Project - No Development alternative with the option to evaluate one of two scenarios: 1)
when a project is a revision to an existing land use or regulatory plan, policy or ongoing
operation the no project/no development alternative would be the continuation of the existing
plan, policy or operation into the future; or 2) if the project is other than a land use or
regulatory plan, such as a development project, the No Project - No Development alternative is
the circumstance under which the project does not proceed. In certain circumstances, the No
Project - No Development alternative is a no -build scenario where the existing environmental
setting is maintained.
The No Project - No Development Alternative was rejected because the Village is an existing
Commercial District that is currently developed with a number of residential, commercial,
professional office, and public facilities uses, but still has a number of vacant and underutilized
properties that could be developed. Therefore, an analysis of where the existing environmental
setting is maintained, is not a logical alternative to the proposed Village Build -out Plan.
Substantial Evidence for Increased Density Alternative
In studying the optimum build -out scenario for the Village Build -out Plan area,. the City of La
Quinta considered varying densities of residential and non-residential uses. One such
alternative was to develop the project area with an additional 799,786 square feet of non-
residential uses and up to 40 dwelling units to the acre where the proposed Build -out Plan calls
for a maximum of 25 to 30 dwelling units to the acre. This alternative was considered and
rejected because it would require an increase in the height of buildings greater than the 60 feet
proposed in the Build -out Plan to reach the density of 40 dwelling units to the acre, which
would be incompatible with the character of the Village.
Findings for Rejecting Alternatives
Regarding Alternatives that were considered and rejected, the City hereby makes the finding
that the rejected No Project - No Development Alternative was not considered for further
evaluation in the EIR because the Village is an existing Commercial District that still has a
number of vacant and underutilized properties that could still be developed.
Regarding the rejected Increased Density Alternative, the City hereby makes the finding that
increasing density would require an increase in building heights, which would be incompatible
with the character of the Village.
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Alternatives Considered for Analysis in the EIR
After consideration of all alternatives, two were selected for further analysis for the proposed
La Quinta Village Build -out Plan:
1. Alternative 1 — Buildout under the Existing Zoning Ordinance and La Quinta Village
Design Guidelines
2. Alternative 2 — Reduced Village Build -out Plan Project Area
Substantial Evidence for Alternative 1 - Buildout under the Existing Zoning Ordinance and
La Quinta Village Design Guidelines
Under this alternative, development in the Village Build -out Plan project area is the No -Project
Alternative where the proposed Zoning Code amendments would not be adopted to allow for
increased height and residential density that would create a more compact pedestrian friendly
neighborhood, with residential, commercial and professional office space. In addition, under
this alternative, projects would continue to be subject to the Village Design Guidelines which
include a maximum building height of 45 feet.
Under this alternative, 16 dwelling units per acre was assumed (Residential High Designation),
590,935 square feet of the Village Build -out Plan's non-residential uses, and a maximum of two -
stories on new buildings (not including underground parking). These assumptions are based on
the more traditional commercial district where each project is responsible for meeting its
particular parking requirements on -site, and the Village Design Guidelines. The number of
dwelling units was determined by using the Residential High Density (RH) designation (12-16
du/ac) per Zoning Code Chapter 9.50.020. A reduction of 445 new dwelling units and 208,851
square feet of non-residential uses would result in fewer vehicle trips, with a resulting
reduction in air emissions. Impacts associated with vehicle trips can be reduced to less than
significant levels through the development of traffic calming techniques such as round-abouts
at key intersections and adding bicycle/golf cart lanes to provide options for residents and
visitors to get out of their cars. Alternative 1 would result in a significant reduction in air
emissions and greenhouse gas emissions, however, build -out under this alternative would still
result in emissions of VOCs in exceedance of the SCAQMD threshold during long term operation
(Air), and emissions of CO2 (GHG).
The City's goal is to continue to develop the Village as a livable and sustainable neighborhood -
reminiscent of older cities - where land uses are more interconnected, compact, and offer a
mix of uses, providing opportunities for people to live, work, and shop within the
neighborhood. This alternative would meet this goal, but not to the extent that the Village Build -
out Plan would, as this alternative would only accommodate 2/3 of the population envisioned in
the Plan and 3/4of the new non-residential uses.
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Findings for Alternative 1 - Buildout under the Existing Zoning Ordinance and La Quinta
Village Design Guidelines
The City hereby makes the finding that Alternative 1 is not considered to be a superior
alternative to the proposed project because:
1. Build -out under this alternative would still result in emissions of VOCs in exceedance of
the SCAQMD threshold during long term operation (Air Quality), and emissions of CO2
(GHG).
2. This alternative does not meet the objective of the La Quinta Village Build -out Plan to
the same extent that the project does. This main objective of the Build -out Plan is:
• developing a livable and sustainable neighborhood where land uses are more
interconnected, compact, and offer a mix of uses, providing a community for people
to live, work, and shop within the neighborhood
Substantial Evidence for Alternative 2 — Reduced Village Build -out Plan Project Area
Under this alternative, development in the Village Build -out Plan project area would only occur
on vacant properties. Properties that the City has identified as having the potential to be
redeveloped under the Village Build -out Plan would remain developed with existing uses.
Under this alternative, the intensity and density of new uses on vacant properties would be
similar to those allowed under the Village Build -out Plan.
• Building Height — 60 feet
• Dwelling units at up to 30 units to the acre
• No Village Design Guidelines — architectural style considered on a project -by -project
basis
The Environmental Analysis of the proposed Village Build -out Plan concluded that there would
be a significant and unavoidable impact on Air Quality associated with the generation of
emissions of the following criteria pollutants — VOC, NOX and CO, and Global Climate Change
associated with emissions of Greenhouse Gasses. Under Alternative 2, a 65 percent reduction
in dwelling units and non-residential uses would result in a project that would not result in
significant air quality impacts, but greenhouse gas emissions would still exceed the 3,000
MTCO2e GHG thresholds. Additionally, this alternative would not meet the City's goal of
developing a livable and sustainable neighborhood that requires a population density
substantially higher than what would be generated by this alternative.
The environmentally superior alternative is Alternative 2, Reduced Village Build -out Plan Project
Area, where only vacant properties would be developed, representing a 65 percent reduction in
the number of dwelling units and square footage of non-residential uses. Alternative 2 would
meet the City's goal to continue to develop the Village as a livable and sustainable
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neighborhood - reminiscent of older cities - where land uses are more interconnected,
compact, and offer a mix of uses, providing opportunities for people to live, work, and shop
within the neighborhood; However, not to the extent that the Village Build -out Plan would
because of the economy of scale required to upgrade the public facilities and infrastructure in
the Village Build -out Plan area, including the proposed traffic calming elements such as
replacing traditional four way stops with round-abouts, adding additional pedestrian amenities
such as wider sidewalks and enhanced crosswalks (i.e. pedestrian activated crosswalk lights),
upgrading the drainage system and upgrading the water and sewer lines to accommodate new
growth.
Findings for Alternative 2 - Reduced Village Build -out Plan Project Area
The City hereby makes the finding that Alternative 2 is not considered to be a superior
alternative to the proposed project because:
1. Build -out under this alternative would still result in emissions CO2 above the SCAQMD
threshold (GHG).
2. This alternative does not meet the objective of the La Quinta Village Build -out Plan to
the same extent that the project does. This main objective of the Build -out Plan is:
developing a livable and sustainable neighborhood where land uses are more
interconnected, compact, and offer a mix of uses, providing a community for people
to live, work, and shop within the neighborhood
2.9 Resolution Adopting a Statement of Overriding Considerations
The EIR has identified and discussed significant environmental effects, which will occur as a
result of the proposed La Quinta Village Build -out Plan. With implementation of the mitigation
measures in the EIR, these effects can be mitigated to levels considered less than significant
except for significant, unavoidable project -specific and/or cumulative impacts in the areas of air
quality, greenhouse gases, and traffic and circulation as described above in Section 2.4.
Public Resources Code Section 21081 provides that no public agency shall approve or carry out
a project for which an EIR has been certified which identifies one of more significant effects on
the environment that would occur if the project were carried out unless the agency makes
specific findings with respect to those significant environmental effects. Where a public agency
finds that economic, legal, social, technological, or other considerations, including
considerations for the provision of employment opportunities for highly trained workers, makes
infeasible the mitigation measures or alternatives identified in the EIR, and thereby leave
significant unavoidable effects the public agency must also find that "specific overriding
economic, legal, social, technological, or other benefits of the project outweigh the significant
effects on the environment."
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In making this determination, the Lead Agency is guided by CEQA Guidelines Section 15093,
which provides as follows:
a. CEQA requires the decision -making agency to balance, as applicable, the economic,
legal, social, technological, or other benefits of a proposed project against its
unavoidable environmental risks when determining whether to approve the project. If
the specific economic, legal, social, technological, or other benefits of a proposed
project outweigh the unavoidable adverse environmental effects, the adverse
environmental effects may be considered "acceptable."
b. When the lead agency approves a project which will result in the occurrence of
significant effects which are identified in the final EIR but are not avoided or
substantially lessened, the agency shall state in writing the specific reasons to support
its action based on the final EIR and/or other information in the record. The statement
of overriding considerations shall be supported by substantial evidence in the record.
c. If an agency makes a statement of overriding consideration, the statement should be
included in the record of the project approval and should be mentioned in the notice of
determination. This statement does not substitute for, and shall be in addition, finding
required pursuant to CEQA Section 15091.
Having considered the unavoidable adverse impacts of the La Quinta Village Build -out Plan, the
City Council hereby determines that all feasible mitigation measures have been adopted to
reduce or avoid the potentially significant impacts identified in the EIR, and that no additional
feasible mitigation is available to further reduce significant impacts. Further, the City Council
finds that economic, social and other considerations of the La Quinta Village Build -out Plan
outweigh the unavoidable adverse impacts described previously. In making this finding, the
City Council has balanced the benefits of the proposed project against its unavoidable
environmental impacts and has indicated its willingness to accept those risks.
The following statements are in support of the City's action based on the EIR and/or other
information in the record. The benefits from approving the La Quinta Village Build -out Plan
include those related to the continued development of the area, at a greater intensity than
previously considered, as a vital economic component to the City's fiscal well-being. The
proposed project is appropriate because:
• The Village Build -out Plan would create a vibrant mixed use development with
residential, retail, office and business park uses in the City that implements the vision,
goals and policies of the General Plan Update for this area.
• Development of the La Quinta Village Build -out Plan would create employment
generating opportunities for the citizens of La Quinta. Based on projections, the project,
at build -out, has the potential to add new jobs to the local economy.
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• The type of development envisioned in the Village Build -out Plan would exhibit urban
architecture and landscaping features utilizing state-of-the-art technologies that will
help the Village's image as an employment center as well as a shopping and
entertainment center.
a Development of the La Quinta Village Build -out plan would include a variety of traffic
improvements and parking management strategies that will encourage alternative
transportation methods such as pedestrian, bicycle, NEV, and shuttle services. Over
time, the increase of alternative transportation has the potential to decrease air quality
and greenhouse gas emissions. Additionally, once developed, the Village Build -out Plan
area can be used as an example for increasing alternative transportation methods
throughout the City.
• The Village Build -out Plan provides clarity for future developers and land use regulators.
The clearly defined standards and land use planning for catalyst projects will minimize
future environmental review, time, and cost in the permit process.
• The Village Build -out Plan offers an opportunity to meet the community's growth needs;
provides a balance of land uses that accommodates growth within available resources
and service capacity, provides a range of commercial and residential uses to promote
orderly economic development, improves the balance between jobs and housing,
enhances the character or the area, provides recreational areas with amenities,
balances the needs of the future residents with the needs of existing residents, and
provides fiscal balance and public infrastructure.
• Implementation of the Village Build -out Plan will further enhance the quality of life
necessary to attract new residents, businesses and visitors to the City, and will generally
promote increased investment and development, jobs associated with new and/or
expanded construction, and the provision of public services and facilities for a larger
population base, and further economic development within the City.
The City Council further finds that except for the project, all other alternatives set forth in the
EIR are infeasible because they would limit the realization of project objectives and of specific
economic, social and other benefits to the same extent as the project, that this City Council
finds outweigh any environmental benefits of the alternatives.
In light of the foregoing, and in recognition of additional information contained within the EIR,
the City of La Quinta City Council concludes that implementation of the La Quinta Village Build -
out Plan will result in the development of a beneficial mix -use project as outlined above. The
City Council further concludes that these benefits outweigh the significant, unavoidable
environmental impacts associated with development of the Build -out Plan and, accordingly,
adopts this State of Overriding Considerations.
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