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CC Resolution 2010-030RESOLUTION NO. 2010-030 A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF LA QUINTA, CALIFORNIA, CERTIFING A MITIGATED NEGATIVE DECLARATION OF ENVIRONMENTAL IMPACT AND ASSOCIATED MITIGATION MONITORING PROGRAM FOR ENVIRONMENTAL ASSESSMENT 2010-609 PREPARED FOR THE DUNE PALMS ROAD WIDENING PROJECT ENVIRONMENTAL ASSESSMENT 2010-609 APPLICANT: CITY OF LA QUINTA WHEREAS, the City Council of the City of La Quinta, California, did, on the 201" day of April, 2010, consider Environmental Assessment 2010-609 prepared for the Dune Palms Road widening project generally located on Dune Palms Road between Westward Ho Drive and the Whitewater Channel; and, WHEREAS, said Environmental Assessment complies with the requirements of "The Rules to Implement the California Environmental Quality Act of 1970" as amended (Resolution 83-63), in that the Planning Director has conducted an Initial Study (Environmental Assessment 2010-609) and has determined that although the proposed Project could have a significant effect on the environment, there will not be a significant effect in this case because mitigation measures for EA 2010-609 incorporated into the Project approval will mitigate or reduce any potential impacts to a level of non -significance; and, WHEREAS, upon hearing and considering all testimony and arguments, if any, of all interested persons desiring to be heard, said City Council did find the following facts, findings, and reasons to justify certification of said Environmental Assessment: 1. The proposed project will not be detrimental to the health, safety, or general welfare of the community, either indirectly, or directly, in that no significant impacts or unmitigatable impacts were identified by Environmental Assessment 2010-609. 2. The proposed project will not have the potential to degrade the quality of the environment, substantially reduce the habitat of a fish or wildlife population to drop below self sustaining levels, threaten to eliminate a plant or animal community, reduce the number or restrict the range of rare or endangered plants or animals or eliminate important examples of the major periods of California history or prehistory. The property has not been identified as a habitat for any endangered or threatened wildlife. 3. There is no evidence before the City that the proposed project will have the potential for an adverse effect on wildlife resources or the habitat on which the wildlife depends. The property has not been identified as a habitat for any Resolution No. 2010-030 Environmental Assessment 2010-609 Dune Palms Road Widening Project Adopted: April 20, 2010 Page 2 endangered or threatened wildlife. Furthermore, landscaping will be installed which may provide some habitat. 4. The proposed project does not have the potential to achieve short-term environmental goals, to the disadvantage of long-term environmental goals, as no significant effects on environmental factors have been identified by the Environmental Assessment. 5. The proposed project will not result in impacts which are individually limited or cumulatively considerable when considering planned or proposed development in the immediate vicinity, as development patterns in the area will not be significantly affected by the proposed project. If the project is approved as proposed, is will be in compliance with the La Quinta General Plan and in conformance with surrounding development. 6. The proposed project will not have environmental effects that will adversely affect the human population, either directly or indirectly, as no significant impacts have been identified which would affect human health, risk potential or public services. 7. There is no substantial evidence in light of the entire record that the project may have a significant effect on the environment. 8. The City Council has considered Environmental Assessment 2010-609 and said assessment reflects the independent judgment of the City. 9. The City has on the basis of substantial evidence; rebutted the presumption of adverse effect set forth in 14 CAL Code Regulations 753.5(d). 10. The location and custodian of the City's records relating to this project is the Planning Department located at 78-495 Calle Tampico, La Quinta, California. NOW THEREFORE, BE IT RESOLVED by the City Council of the City of La Quinta, California, as follows: 1. That the above recitations are true and correct and constitute the findings of the City Council for this Environmental Assessment. 2. That the City Council certifies a Mitigated Negative Declaration of environmental impact. Said determination is for the reasons set forth in this resolution and as stated in the Environmental Assessment Checklist, attached and on file in the Planning Department. Resolution No. 2010-030 Environmental Assessment 2010-609 Dune Palms Road Widening Project Adopted: April 20, 2010 Page 2 3. That Environmental Assessment 2010-609 reflects the independent judgment of the City. PASSED, APPROVED and ADOPTED at a regular meeting of the La Quinta City Council held on this 20' day of April, 2010, by the following vote, to wit: AYES: Council Members Evans, Franklin, Henderson, Sniff, Mayor Adolph NOES: None ABSENT: None ABSTAIN: None 41E DON ADOL H, May City of La Quinta, California ATTEST: (City Seal) APPROVED AS TO FORM: 'IZ45� M. KATHERINE ANSON, City Attorney City of La Quinta, California Environmental Checklist Form Project title: EA 2010-609, Dune Palms Road Widening Project 2. Lead agency name and address: City of La Quinta 78-495 Calle Tampico La Quinta, CA 92253 3. Contact person and phone number: Les Johnson 760-777-7071 4. Project location: The east side of Dune Palms Road, from south of Westward Ho Drive to the Whitewater Channel. 5. Project sponsor's name and address: City of La Quinta 78-495 Calle Tampico La Quinta, CA 92253 6. General Plan Designation: Medium Density 7. Zoning: Medium Density Residential Residential 8. Description of project: (Describe the whole action involved, including but not limited to later phases of the project, and any secondary, support, or off -site features necessary for its implementation. Attach additional sheets if necessary.) 4 The City proposes to widen Dune Palms Road to its ultimate General Plan width as a Secondary Arterial roadway between Westward Ho Drive and the Whitewater Channel. The road is built out on its west side. The proposed widening project will complete the widening on its east side. The widening will consist of the addition of a 12 foot travel lane, curb, gutter and a 6 foot sidewalk. The width of the improvements will total approximately 20 feet. The length of the improvements is approximately 1,200 linear feet. Therefore, the project involves a total of 24,000 square feet of roadway area. All of the land involved in the project has been disturbed. The northern 600t feet consists of a mix of developed and vacant properties. The six lots immediately south of Westward Ho Drive are owned by the City's Redevelopment Agency, and are currently vacant, although they have previously been developed in single family homes that have since been removed. The seventh lot consists of an existing church, which will remain and is fully developed. All of these frontages have been impacted by the shoulder of Dune Palms Road. The southern 600f consists of the frontage of the Dune Palms Mobile Home Park, and a single family home. A single family home occurs on the south end of the widening area. Its frontage on Dune Palms, consisting of front yard and driveway areas, will be included in the widening. The mobile home park improvements appear to encroach into the public right of way, and include four mobile homes and common area recreational facilities (pool area). The engineering for the project will include verification of the right of way and the determination of whether these encroaching structures will need to be removed or relocated prior to initiation of the proposed project. The City may acquire the single family home and the encroaching units within the mobile home park. All driveway approaches for all developed properties in the project area will be included in the widening project. 9. Surrounding land uses and setting: Briefly describe the project's surroundings: Lands to the west beyond Dune Palms Road are developed, and include sports fields and parking areas of the La Quints High School. Lands to the north occur in the City of Indio, and consist of single family homes. Lands to the east are partially developed, and lands to the south consist of the Whitewater River. 10. Other public agencies whose approval is required (e.g., permits, financing approval, or participation agreement.) City of La Quinta Redevelopment Agency -2- ENVIRONMENTAL FACTORS POTENTIALLY AFFECTED: The environmental factors checked below would be potentially affected by this project, involving at least one impact that is a "Potentially Significant Impact" as indicated by the checklist on the following pages. Aesthetics Biological Resources Hazards & Hazardous Materials Mineral Resources Public Services Utilities / Service Systems Agriculture Resources Cultural Resources Hydrology / Water Quality Noise Recreation Air Quality Geology /Soils Land Use / Planning Population / Housing Transportation/Traffic Mandatory Findings of Significance DETERMINATION: (To be completed by the Lead Agency) On the basis of this initial evaluation: I find that the proposed project COULD NOT have a significant effect on the environment, and a NEGATIVE DECLARATION will be prepared. I find that although the proposed project could have a significant effect on the environment, there will not be a significant effect in this case because revisions in the project have been made by or agreed to by the project proponent. A MITIGATED NEGATIVE DECLARATION will be prepared. I find that the proposed project MAY have a significant effect on the environment, and an ENVIRONMENTAL IMPACT REPORT is required. I find that the proposed project MAY have a "potentially significant impact" or "potentially significant unless mitigated" impact on the environment, but at least one effect 1) has been adequately analyzed in an earlier document pursuant to applicable legal standards, and 2) has been addressed by mitigation measures based on the earlier analysis as described on attached sheets. An ENVIRONMENTAL IMPACT REPORT is required, but it must analyze only the effects that remain to be addressed. I find that although the proposed project could have a significant effect on the environment, because all potentially significant effects (a) have been analyzed adequately in an earlier EIR or NEGATIVE DECLARATION pursuant to applicable standards, and (b)hava been avoided or mitigated pursuant to that earlier EIR or NEGATIVE DEC L TION, including revisions or mitigation measures that are imposedupogAq o osed project, nothing further is required. 3 Z o Date -3- EVALUATION OF ENVIRONMENTAL IMPACTS: 1) A brief explanation is required for all answers except "No Impact" answers that are adequately supported by the information sources a lead agency cites in the parentheses following each question. A "No Impact" answer is adequately supported if the referenced information sources show that the impact simply does not apply to projects like the one involved (e.g., the project falls outside a fault rupture zone). A "No Impact" answer should be explained where it is based on project -specific factors as well as general standards (e.g., the project will not expose sensitive receptors to pollutants, based on a project -specific screening analysis). 2) All answers must take account of the whole action involved, including off -site as well as on - site, cumulative as well as project -level, indirect as well as direct, and construction as well as operational impacts. 3) Once the lead agency has determined that a particular physical impact may occur, then the checklist answers must indicate whether the impact is potentially significant, less than significant with mitigation, or less than significant. "Potentially Significant Impact" is appropriate if there is substantial evidence that an effect may be significant. If there are one or more "Potentially Significant Impact" entries when the determination is made, an EIR is required. 4) "Negative Declaration: Less Than Significant With Mitigation Incorporated" applies where the incorporation of mitigation measures has reduced an effect from "Potentially Significant Impact" to a "Less Than Significant Impact." The lead agency must describe the mitigation measures, and briefly explain how they reduce the effect to a less than significant level (mitigation measures from Section XVII, "Earlier Analyses," may be cross-referenced). 5) Earlier analyses may be used where, pursuant to the tiering, program EIR, or other CEQA process, an effect has been adequately analyzed in an earlier EIR or negative declaration. Section 15063(c)(3)(D). In this case, a brief discussion should identify the following: , a) Earlier Analysis Used. Identify and state where they are available for review. b) Impacts Adequately Addressed. Identify which effects from the above checklist were within the scope of and adequately analyzed in an earlier document pursuant to applicable legal standards, and state whether such effects were addressed by mitigation measures based on the earlier analysis. c) Mitigation Measures. For effects that are "Less than Significant with Mitigation Measures Incorporated," describe the mitigation measures which were incorporated or refined from the earlier document and the extent to which they address site -specific conditions for the project. 6) Lead agencies are encouraged to incorporate into the checklist references to information sources for potential impacts (e.g., general plans, zoning ordinances). Reference to a previously prepared or outside document should, where appropriate, include a reference to the page or pages where the statement is substantiated. 7) Supporting Information Sources: A source list should be attached, and other sources used or individuals contacted should be cited in the discussion. 8) This is only a suggested form, and lead agencies are free to use different formats; however, lead agencies should normally address the questions from this checklist that are relevant to a project's environmental effects in whatever format is selected. 9) The explanation of each issue should identify: a) The significance criteria or threshold, if any, used to evaluate each question; and b) The mitigation measure identified, if any, to reduce the impact to less than significance -a- Potentially Less Than Less Than No Significant Significant w/ Significant Impact Impact Mitigation Impact 1. AESTHETICS -- Would the project: a) Have a substantial adverse effect on a X scenic vista? (La Quinta General Plan Exhibit 3.6 `Image Corridors") b) Substantially damage scenic resources, including, but not limited to, trees, rock X outcroppings, and historic buildings within a state scenic highway.? (Aerial photograph; Site Inspection) c) Substantially degrade the existing visual character or quality of the site and X its surroundings? (Application materials) d) Create a new source of substantial X light or glare which would adversely affect day or nighttime views in the area? (Project description) 1. a)-c) The proposed project will not impact a scenic vista. The improvement project consists of the paving of a travel lane, and the installation of curb, gutter and sidewalk, all of which will occur at ground level. No vertical structures are planned, and no view blockage will occur. The proposed project will have no impact on any scenic resource. There are no significant trees, rock outcroppings or historic buildings on or in the vicinity of the proposed improvement project. The proposed project will have no impact on the existing visual character of the area. The proposed road widening will expand the area of paved surface of Dune Palms Road, consistent with the City's standard roadway cross section, as it occurs on the west side of the street. There will be no change in the visual character of the area. d) The road widening will have no impact on light or glare. The roadway widening project will not, in and of itself, increase traffic, which would be the primary source of light in the area. It is expected that traffic will increase over time, which is why the roadway is being widened. The increase in traffic was analyzed in conjunction with the City's 2002 General Plan Update, and the Environmental Impact Report (EIR) studied that increase. The added headlights from the increasing traffic will occur in a north - south direction, onto the roadway, and not into surrounding land uses. The City will install street lights along the improvement area as required by it Public Works standards, but these will occur in the right of way, and will be directed downward and into the street, not onto surrounding land uses. -5- Potentially Less Than Less Than No Significant Significant w/ Significant Impact Impact Mitigation Impact II. AGRICULTURE RESOURCES: Would theproject: a) Convert Prime Farmland, Unique X Farmland, or Farmland of Statewide Importance (Farmland), as shown on the + maps prepared pursuant to the Farmland Mapping and Monitoring Program of the California Resources Agency, to non- agricultural use? (General Plan EIR p. I1I-21 fE) X b) Conflict with existing zoning for agricultural use, or a Williamson Act contract? (Zoning Map) c) Involve other changes in the existing environment which, due to their location X or nature, could result in conversion of Farmland, to non-agricultural use? (General Plan Land Use Map; Site Inspection) - H. a)-c) The widening area occurs in an area of the City which is urbanized. No agricultural activities occur within several miles of the proposed project. The land is not designated as Prime or Unique Farmland, nor is it designated Farmland of Statewide Importance. There are no Williamson Act contracts on or adjacent to the property. The area to be widened is within the standard 88 foot street width designated on the City's General Plan of Roads, and surrounding lands are designated for Medium Density Residential, and have been for a number of years. The widening of Dune Palms has no potential to result in the conversion of farmland, as no farmland occurs in the area. 0 Potentially Less Than Less Than No Significant Significant w/ Significant Impact Impact Mitigation Impact III. AIR QUALITY: Would the project: a) Conflict with or obstruct X implementation of the applicable air quality plan? (General Plan EIR) b) Violate any air quality standard or contribute substantially to an existing or X projected air quality violation? (General Plan EIR) c) Result in a cumulatively considerable net increase of any criteria pollutant for X 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)? (General Plan EIR) d) Expose sensitive receptors to X substantial pollutant concentrations? (General Plan EIR) e) Create objectionable odors affecting a X substantial number of people? (Application materials) f) Generate greenhouse gas emissions either X directly or indirectly, that may have a significant impact on the environment? (Project description) g) Conflict with an applicable plan, policy or X regulation adopted for the purpose of reducing the emissions of greenhouse gases? (Project description) III. a) The roadway widening will have no impact on the implementation of air quality management plans. The South Coast Air Quality Management District (SCAQMD) implements air quality regulation in the City and region. The SCAQMD 2007 Air Quality Management Plan and 2003 PM10 State Implementation Plan are the applicable documents for this project. Both plans were developed using the City's General Plan land uses and roadway standards. The widening project is consistent with the General Plan designation for Dune Palms of Secondary Arterial. The widening of the road is therefore consistent with the SCAQMD's adopted plans. b)- c) The proposed roadway widening will affect approximately 24,000 square feet of land, in a linear work area of approximately 20 feet in width, and approximately 1,200 feet in length. The area of the widening project consists of vacant, previously disturbed lands on the northern half of the project area, and landscaped frontages on the sothem ?- half of the project area. The widening project will result in air emissions associated with the grading of the area, and with the construction of the roadway. The Tables below illustrate the potential emissions which will result from the construction of the roadway. Table 1 Fugitive Dust Potential (pounds Der dav) Total Acres to be Factor Total Potential Dust Disturbed at Buildout* (Ibs./day/acre) Generation (Ibs./day) xt r" `0SS m `,..'l... 26.4 14.5 Source: Table A9-9, "CEQA Air Quality Handbook," prepared by South Coast Air Quality Management District April 1993 As shown in Table 1, the grading of the project area will result in 14.5 pounds per day of fugitive dust. This is well below the SCAQMD threshold of 150 pounds for PM10, and 55 pounds for PM2.5. The grading of the roadway will therefore have less than significant impacts associated with fugitive dust. Table 2 Grading - Related Exhaust Emissions Summary (bounds Der dav) CO NOx ROG sox PMta PM2.5 COz Equipment Emissions 31.80 71.18 9.60 0.08 3.43 3.05 7,750: Workers' Vehicle Emissions 3.47 2.72 0.45 " 0.01 0.11 0.09 580. Total Construction Emissions 35.27 73.89 9.06 0.09 3.54 3.14 8,330., SCAQMD Thresholds of Significance 550.00 100.00 75.00 150.00 150.00 55.00 N Table 2 depicts the emissions associated with the equipment which will be used to grade the site. The analysis assumes the use of 2 graders, 1 crawler tractor, 1 scraper, 1 backhoe and one water truck operating for an 8 hour period daily, and 10 workers per day during the grading operation. As shown in the Table, the grading activity will not exceed any of the SCAQMD thresholds of significance, and impacts are therefore expected to be less than significant. -8- Table 3 Aggregate Construction - Related Emissions Summary (pounds Der dav) CO NOx ROG SOx PMIO PM2.5 CO Equipment Emissions 11.45 19.26 3.10 0.02 1.34 1.20 1,818.4 Workers' Vehicle Emissions 3.47 2.72 0.46 0.01 0.11 0.09 580.1 Asphalt Paving Emissions - - 0.48 - - - Total Construction Emissions 14.91 21.98 4.03 0.03 1.45 1.29 2,398.5 SCAQMD Thresholds of Significance 550.00 100.00 75.00 150.00 150.00 55.00 Nt Table 3 illustrates the air emissions during the paving of the roadway. For purposes of this analysis, it was assumed that the paving will require 3 days, and that 2 rollers, 1 paver and 2 tenders would be used in this process. It was also assumed that there would be 20 worker trips per day. As shown in Table 3, the paving activity will not exceed any SCAQMD thresholds of significance, and impacts will be less than significant. d) The widening of Dune Palms is not expected to result in pollutant concentrations to sensitive receptors, insofar as construction equipment will be moving throughout the project site, and will not be idle due to congestion. In addition, SCAQMD requirements prohibit the idling of diesel equipment for long periods. Finally, the roadway widening may have the effect of marginally decreasing air pollutant concentrations; insofar as the increase in capacity will assure better traffic movement during peak traffic flows. e) The widening of Dune Palms will have no impact on odors. The widening project will not generate any new land use which will emit odors. The paving of the roadway, expected over no more than a three day period, may result in asphalt or equipment odors during that time. However, the odors will occur for a very short time period, and will dissipate quickly. f) & g) The widening of Dune Palms will result in the generation of Greenhouse Gases (GHGs) during the grading and paving of the roadway. The widening will have no direct long term impact on GHGs, insofar as the widening of the roadway will not generate any new vehicle trips, or create any new land uses. As described in the Tables above, the project will generate 8,330.57 pounds per day of carbon dioxide during grading. It is estimated that grading will occur for a period of approximately 60 days. As a result, the project will generate 499,834 pounds of carbon dioxide, or 224.9 metric tons. The paving of the roadway has the potential to generate 2,398.57 pounds per day of carbon dioxide. It is estimated that the paving process will take approximately 3 days. As a result, the project will generate 7,196 pounds of carbon dioxide, or 3.2 metric tons. The SCAQMD has not adopted any thresholds of significance for GHG emissions, except for industrial projects for which it is the lead agency. For those projects, it uses a threshold of 10,000 metric tons per year. For commercial and residential project, SCAQMD staff has referenced a possible threshold of 3,000 metric tons per year as representing a significant increase in GHG emissions. 0 That threshold was not adopted by the SCAQMD Board, and is the subject of ongoing discussions of a working group. Given these two figures, The roadway widening will generate 228.1 metric tons in one year, and is well below both the industrial threshold and the commercial/residential threshold which is under discussion. The proposed widening will therefore have less than significant impacts on GHGs. -10- Potentially Less Than Less Than No Significant Significant w/ Significant Impact Impact Mitigation Impact IV. BIOLOGICAL RESOURCES -- Would theproject: a) Have a substantial adverse effect, either X 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 (General Plan MEA, p. 78 ff.) b) Have a substantial adverse effect on any X 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? (General Plan MEA, p. 78 ff.) c) Have a substantial adverse effect on X 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? (General Plan MEA, p. 78 ff.) d) Interfere substantially with the X 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? (General Plan MEA, p. 78 ff.) e) Conflict with any local policies or X ordinances protecting biological resources, such as a tree preservation policy or ordinance? (General Plan MEA, p. 73 ff.) f) Conflict with the provisions of an adopted Habitat Conservation Plan, X Natural Community Conservation Plan, or other approved local, regional, or state habitat conservation plan? (General Plan MEA, p. 78 ff.) H- IV. a) The proposed road widening will have no impact on species of concern. The proposed roadway widening will impact an area of 20 feet in width, and 1,200 feet in length, along an existing roadway. The northern half of the widening area consists of disturbed land which has been significantly impacted by its use as an unpaved shoulder to the existing Dune Palms Road. No native habitat occurs in this area. No significant vegetation occurs in this portion of the project area, and no species of concern is expected to occur there. The southern . half of the widening area is currently developed with ornamental landscaping, boundary fencing and structures. No native habitat occurs in this area, and no species of concern are expected to occur in this area. b)-f) The project area does not contain any riparian habitat or other native community: There will be no impact to riparian habitat or native communities as a result of the road widening. There are no wetlands within or adjacent to the widening area. The project area is 20 feet wide and 1,200 feet in length, and surrounded by development. It does not contain natural habitat. As a result, it is completely unsuitable as a wildlife corridor. There will be no impact associated with the movement of native species as a result of the proposed road widening. The proposed road widening will have no impact on policies relating to the preservation of biological resources, insofar as no ordinance exists which would apply to the proposed project site. The proposed project area is within the area covered by the Coachella Valley Multiple Species Habitat Conservation Plan. The project area is not in a conservation area under the MSHCP, and as such is required, if a qualifying project, to pay a mitigation fee. The City will comply with the requirements of the Plan. There will therefore be no conflict with the Plan, and no impact is expected. 12- Potentially Less Than Less Than No Significant Significant w/ Significant Impact Impact Mitigation Impact V. CULTURAL RESOURCES -- Would theproject: a) Cause a substantial adverse change in X the significance of a historical resource as defined in' 15064.5? (General Plan MEA p. 123 ff) b) Cause a substantial adverse change in X the significance of an archaeological resource pursuant to ' 15064.5? (General Plan MEA p. 123 ff.) c) Directly or indirectly destroy a unique X paleontological resource or site or unique geologic feature? (General Plan MEA p. 88 ff.) d) Disturb any human remains, including X those interred outside of formal cemeteries? (General Plan MEA p. 123 ff.) V.a) The area to be widened consists of a narrow strip of land, 20 feet wide by 1,200 feet in length. There are no historic resources on any portion of this area. The structures in the Dune Palms Mobile Home Park section are not historical resources. Lands to the north are vacant, and contain no historic structures. The widening project will have no impact on historic resources. b) The area to be widened has either been constructed upon (mobile home park and single family home), or has previously been developed and impacted by its use as a shoulder to the existing Dune Palms Road. No archeological resources are expected to occur on the site, as the previous disturbances would have uncovered or destroyed them. The widening project will have no impact on archaeological resources. c) The widening project occurs well north of the historic boundary of ancient Lake Cahuilla, which is the only paleontologically sensitive geologic feature in the City. The soils outside the boundary of the ancient lake are too young geologically, and are composed of sands and fine sands, which are not conducive to fossilization. As a result, no impacts to paleontological resources are expected as a result of the widening project. d) The area proposed for road widening is not a part of a known burial ground, nor is it adjacent to a known burial ground. California law requires that any human remains found when excavations occur be reported to law enforcement. Further, law enforcement is required to determine if the remains have the potential to be culturally significant to local Native American Tribes, and to contact the Tribes if they are determined to be so. These requirements of State law assure that there will be no impact to human remains as a result of the widening project. -13- Potentially Less Than Less Than No Significant Significant w/ Significant Impact Impact Mitigation Impact VI. GEOLOGY AND SOILS -- Would the project: a) Expose people or structures to potential substantial adverse effects, including the risk of loss, injury, or death'. involving: i) Rupture of a known earthquake fault, X 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? (General Plan MEA Exhibit 6.2) ii) Strong seismic ground shaking? X (General Plan MEA Exhibit 6.2) iii) Seismic -related ground failure, X including liquefaction? (General Plan MEA '.. Exhibit 6.3) iv) Landslides? (General Plan MEA Exhibit X. 6.4) b) Result in substantial soil erosion or X the loss of topsoil? (General Plan MEA Exhibit 6.5) c) Be located on expansive soil, as X defined in Table 18-1-B of the Uniform Building Code, creating substantial risks to life or property (General Plan MEA Exhibit 6.1) d) Have soils incapable of adequately X supporting the use of septic tanks or alternative waste water disposal systems where sewers are not available for the disposal of waste water? (General Plan Exhibit 8.1) VI. a) The area to be widened is not located in an Alquist Priolo Earthquake Zone, as none occur within City limits. However, the site will be subject to significant groundshaking in a seismic event. The City will require that all roadway construction be completed according to best engineering practices, to assure that the roadway survives strong seismic activity. As the site is level, flat and not in an area susceptible to liquefaction (see below), the widening is not expected to require special construction techniques 14- beyond this to maintain its integrity. No impact associated with ground shaking is expected. The site is not susceptible to liquefaction. Liquefaction occurs when unconsolidated soils mix with a high groundwater table or perched groundwater, generally at a depth of less than 50 feet. The soil loses its consolidation and can cause structures, and roadbeds, to fail. The widening project does not occur within a liquefaction hazard area, as identified in the General Plan. As a result, no impact associated with liquefaction is.expected. The widening project occurs in an area which is flat and generally level. The area is in the center of the City, and no adjacent to any slope. No impact associated with landslides or rock fall will result from the completion of the widening project. b) The widening project will be subject to the potential for soil erosion due to wind and water during its construction. The City will implement PMIO Management Plans for the construction of the roadway, consistent with its standards for all projects, to assure that wind erosion is controlled. The City will also implement best management practices relating to storm water management during the construction process, to assure that storm water is not polluted by soils from on site or up stream sources. These City requirements will assure that the impacts associated with soil erosion will be less than significant. c) The City's soils are not expansive, as they consist of sands and silty sands. d) The widening of Dune Palms will have no impact on septic or sewer systems, as roadway widening will not require septic or sanitary sewer service. -15- Potentially Less Than Less Than No Significant Significant w/ Significant Impact Impact Mitigation Impact VII. HAZARDS AND HAZARDOUS MATERIALS --Would theproject: a) Create a significant hazard to the X public or the environment through the routine transport, use, or disposal of hazardous materials? (Application materials) b) Create a significant hazard to the public or the environment through X reasonably foreseeable upset and accident conditions involving the release of hazardous materials into the environment? (General Plan MEA, p. 95 ff.) c) Emit hazardous emissions or handle X hazardous or acutely hazardous materials, substances, or waste within one -quarter mile of an existing or proposed school? (Application materials) d) Be located on a site which is included X 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? (Application materials) e) For a project located within an airport X 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? (General Plan land use map) f) For a project within the vicinity of a X private airstrip, would the project result in a safety hazard for people residing or working in the project area? (General Plan land use map) g) Impair implementation of or physically X interfere with an adopted emergency response plan or emergency evacuation plan? (General Plan MEA p. 95 ff) h) Expose people or structures to a X significant risk of loss, injury or death involving wildland fires including where -16- wildlands are adjacent to urbanized areas or where residences are intermixed with wildlands? (General Plan land use map) VII. a) The widening of Dune Palms will have no impact on the transport, use or disposal of hazardous materials. The road widening will not change traffic patterns in the area, and any use of Dune Palms to transport materials now, would continue. Should a spill occur, as would occur now, the Fire Department would implement its hazardous materials response procedures, which are currently in place. b) During the widening process, the equipment to be used may result in a spill of gasoline, diesel fuel or other chemical compound used in these vehicles and equipment. Such a spill would be small, and would be handled in one of two ways. The City will require the installation of best management practices relating to NPDES requirements as part of the construction process. These practices will include the collection of materials spilled in the construction area, and their proper disposal so that they do not contaminate surface waters, should a spill occur during a rain event. Should a spill be of a larger nature, the City will, as a matter of policy, contact the Fire Department, and properly remediate the spill. These standard procedures will assure that impacts associated with the release of chemicals and oils at the site will be less than significant. c) The proposed widening project will occur on the east side of Dune Palms Road. The La Quinta High School occurs on the west side of Dune Palms Road. As described in response to questions a) and b) above, the addition of a travel lane will have no impact on the transport of hazardous materials, if they occur. The procedures required to remediate a spill will be implemented, should one occur, regardless of the widening of the roadway. Therefore, the roadway widening will not impact the potential associated with hazardous materials near a school. d) The area proposed for widening is not listed on any County, State or federal list of hazardous materials site. No impact will occur. e) & f) The widening project is located several miles northwest of the Jacquie Corchran Airport, and three miles south of the Bermuda Dunes Airport. There are no other airstrips in the vicinity. The widening project will have no impact safety at either airport. g) The proposed widening project will result in a beneficial impact as relates to emergency response, insofar as it will provide additional travel way, and allow easier response for emergency personnel. The City's fire station at Adams Street and Fred Waring Drive, one mile north of the widening project, will benefit from the improved circulation created by the widening. h) The proposed widening project will have no impact on wildland fires. This section of Dune Palms Road occurs in the City's urban core, and is not located near any wildland, hillside or conservation area. There is no potential for wildland fires as a result of the proposed widening project. -17- Potentially Less Than Less Than No Significant Signifrcantw/ Significant Impact Impact Mitigation Impact VIII. HYDROLOGY AND WATER' QUALITY -- Would the project: a) Violate any water quality standards or X waste discharge requirements? (General Plan EIR p. III-187 ff.) b) Substantially deplete groundwater X 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 or planned uses for which permits have been granted)? General Plan EIR p. III-187 ff.) c) Substantially alter the existing drainage pattern of the site or area, including X 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? (General Plan EIR p. III-187 ff.) d) Substantially alter the existing drainage X pattern of the site or area, including through the alteration of the 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? (General Plan EIR p. III-187 ff.) e) Create or contribute runoff water which X would exceed the capacity of existing or planned stormwater drainage systems or provide substantial additional sources of .polluted runoff?(General Plan EIR p. 1I1-187 ff.) f) Place housing within a 100-year flood X hazard area as mapped on a federal Flood Hazard Boundary or Flood Insurance Rate Map or other flood hazard delineation map? (General Plan EIR p.111-187 ff.) g) Place within a 100-year flood hazard X area structures which would impede or redirect flood flows? (Master Environmental Assessment Exhibit 6.6) As- VIII. a) & b)) The proposed road widening will have no impact on water quality standards or waste discharge requirements. As stated above, the City will implement best management practices to assure that surface waters are protected from hazardous materials and other pollutants during the construction process. The widening process will not require domestic water service, as it involves only the widening of the roadway. c) - e) The City will design the roadway to accommodate the 100 year storm flows within the right of way, which is the City's standard. The design will better control storm flows than in the current condition, since the current lack of curb and gutter allows sheet flows across the roadway and onto downstream property. The road widening project will therefore result in a beneficial impact as relates to flooding on downstream properties. Design of the roadway will also include best management practices to assure that storm waters do not leave the roadway carrying pollutants, thereby protecting off -site properties from polluted runoff. 0-9) The site is not located in a flood zone as designated by FEMA and therefore, no impact is expected. -19- Potentially Less Than Less Than No Significant Significant wl Significant Impact Impact Mitigation Impact IX. LAND USE AND PLANNING - Would the project: a) Physically divide an established X .community? (Aerial photo) b) Conflict with any applicable land use plan, policy, or regulation of an agency X with jurisdiction over the project (including, but not limited to the general plan, specific plan, local coastal program, or zoning ordinance) adopted for the purpose of avoiding or mitigating an environmental effect? (General Plan Exhibit 2.1) ) Conflict with any applicable habitat X onservation plan or natural community [conservation plan? General Plan MEA p. 74 ) IX. a) The widening of Dune Palms Road will occur on a 20 foot wide by 1,200 foot long parcel, on lands which are vacant, or represent the frontage of existing development. The proposed widening will not divide an established community. b) The proposed widening will result in Dune Palms Road being constructed to its General Plan roadway designation of Secondary Arterial. The proposed widening is therefore consistent with, and implements the General Plan. All construction will be to City standards and specifications. No impact associated with conflicts with City plans, policies or regulations will occur. c) The project site is within the boundaries of the Coachella Valley Multiple Species Habitat Conservation Plan, and will be subject to the regulations associated with that Plan. No impact is expected. -20- Potentially Less Than Less Than No Significant Significant w/ Significant Impact Impact Mitigation Impact X. MINERAL RESOURCES -- Would the project: a) Result in the loss of availability of a X known mineral resource that would be of value to the region and the residents of the state? (Master Environmental Assessment p. 71 ff.) b) Result in the loss of availability of a X locally -important mineral resource recovery site delineated on a local general plan, specific plan or other land use plan? (Master Environmental Assessment p. 71 ff.) X. a) & b) No mineral resources are expected to occur within the widening project area. There are no significant mineral resources in the vicinity of the widening project. No impact will occur. -21- Potentially Less Than Less Than No Significant Significant w/ Significant Impact Impact Mitigation Impact XI. NOISE Would the project result in: a) Exposure of persons to or generation X of noise levels in excess of standards established in the local general,plan or noise ordinance, or applicable standards of other agencies? (General Plan MEA p. I I I ff.), b) Exposure of persons to or generation X of excessive groundborne vibration or groundbome noise levels? (General Plan MEA p. I 1 l ff.) c) A substantial permanent increase in X ambient noise levels in the project vicinity above levels existing without the project? (General Plan MEA p. I I 1 ff.) d) A substantial temporary or periodic X increase in ambient noise levels in the project vicinity above levels existing without the project? (General Plan MEA p. III ff.) e) For a project located within an airport X 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 expose people residing or working in the project area to excessive noise levels? (General Plan land use map) f) For a project within the vicinity of a X private airstrip, would the project expose people residing or working in the project area to excessive noise levels? (General Plan land use map) XI. a) & c) The roadway improvements will result in a four lane road, built to its ultimate width. The north half of the project area is currently vacant, and will not be impacted by noise. The south half of the project area is currently occupied by a mobile home park and a single family home. These are both sensitive receptors, which require 65 dBA CNEL noise levels in exterior back yard areas. The mobile home park includes an existing perimeter fence which would remain or be replaced, depending on whether its location occurs in the right of way for the widening project. The General Plan EIR projected that in the year 2020, Dune Palms Road will experience Level of Service -22- (LOS) A, with a volume to capacity ratio of 0.15. Traffic on Dune Palms will therefore continue to be light, and will generate noise levels of 65 dB at approximately 50 feet from the centerline of Dune Palms. The existing perimeter fence surrounding the mobile home park, at a height of 6 feet, will provide noise attenuation of approximately 6 dB. Therefore, the noise levels outside the mobile homes closest to Dune Palms will be approximately 59dB, well below the City's standard. The single family home's rear yard occurs on the cast side of the lot, at least 100 feet from the right of way, and is fully shielded by the mass of the existing home. Noise levels at the single family home will be well below the City's 65 dB standard. XI. b)& d) The widening of Dune Palms Road will result in temporary vibration and elevated noise levels associated with the heavy equipment which will be used to grade and pave the roadway. The peak noise level for construction equipment ranges from 70 to 95 dBA at a distance of 50 feet. The grading activities on the project site will cause temporary increases in noise levels above the City's standards, but these increases will be temporary and periodic. The project is estimated to last between 90 and 100 days. However, not all of the construction period will involve heavy equipment. Construction noise is regulated by the Municipal Code to occur during the noisier day time hours, which helps to lower the potential impacts. The fence surrounding the mobile home park will provide attenuation of noise levels. Since the heavy equipment will be working on a long narrow project, it will be moving up and down on the site. However, the construction process has the potential to cause annoyance and short term disturbance of the residents in the immediate area. This impact can be mitigated to less than significant levels, with the following mitigation measures. 1. All heavy equipment shall be equipped with properly functioning mufflers. 2. No vehicle shall be allowed to idle for more than 5 minutes within 50 feet of the mobile home park or the single family home in the southern half of the project area. 3. Any staging areas or storage areas for stationary equipment shall be located in the north half of the project area, on currently vacant City property. Stationary equipment shall be oriented so as to direct noise in an easterly direction. 4. All construction activities shall occur in strict compliance with the construction hours allowed in the Municipal Code. e) & f) The project site is not located within the noise contours of any airport or airstrip. -23- Potentially Less Than Less Than No Significant Significant w/ Significant Impact Impact Mitigation Impact XIL POPULATION AND HOUSING — Would the project: a) Induce substantial population growth X in an area, either directly (for example, by proposing new homes and businesses) or indirectly (for example, through extension of roads or other infrastructure)? (General Plan, p. 9 ff.) b) Displace substantial numbers of X existing housing, necessitating the construction of replacement housing elsewhere? (General Plan, p. 9 ff., project description) c) Displace substantial numbers of X people, necessitating the construction of replacement housing elsewhere? (General Plan, p. 9 ff., project description) XII. a) The proposed roadway widening will not induce population growth. The widening project is consistent with the General Plan roadway designation of Secondary Arterial, and the widening of the roadway is designed to respond to growth, not induce it. This area of the City is mostly built out, and only limited growth can occur in the area. As previously stated, traffic volumes on Dune Palms are not expected to increase significantly over time. The widening project will improve safety on the roadway, but will not induce growth. b) & c) The widening of Dune Palms Road may require the removal or relocation of four mobile homes, and recreational facilities in the mobile home park common area, which appear to be encroaching into the City's the right of way. The engineering for the project will verify whether the structures are encroaching into the right of way, and if so, whether they will need to be removed. In addition, the widening of the roadway may result in the need for the City to purchase the single fancily home at the southern end of the project area. Assuming that they do need to be removed, the four mobile home units and one single family home do not represent a substantial number of units, and the removal of those units would not necessitate the construction of replacement housing elsewhere, particularly since housing is available throughout the community, either in traditional construction, or in other mobile home parks in the general vicinity. Should removal and/or relocation of these units be necessary, the City will follow all legally required steps. State law requires that the City pay fair market value for any property which it needs to acquire to provide public improvements. As of this writing, it does not appear that the City would be required to acquire any real property at the mobile home park, since the right of way was already granted to the City's predecessor, the County, as a condition of a variance the park owner previously -24- obtained. Upon incorporation of the City, the County's interest in the right of way passed to the City. As of this writing, it has not been determined whether it will be necessary to acquire the mobile homes if they encroach in the right of way. The single family home does not encroach into the right of way, but its access may be affected by the widening project. Should safe access for this home not be possible, the City will be required to acquire the property at fair market value. In the event that the City must acquire any structures, the City would be required to compensate the owner(s) of the structures. In addition, if the City is legally required to acquire the mobile homes or the single family home, the Uniform Relocation Assistance and Real Properties Act would require that the City relocate, at its expense, qualifying residents of these units. Should the residents of the affected units qualify for relocation, the City would be required to prepare a relocation plan, and implement it prior to the initiation of the roadway widening project. 25 California Code of Regulations Section 6090 requires that an agency acquiring a residential unit pay the resident actual reasonable moving expenses. 25 California Code of Regulations Section 6102 and 6104 also require that replacement housing payments be made to qualifying residents, if relocation is necessary. To the extent applicable, the City will follow these State requirements. In light of all the circumstances, any impacts associated with the potential removal of encroaching structures will be less than significant. -25- Potentially Less Than Less Than No Significant Significant w/ Significant Impact Impact Mitigation Impact XIII. PUBLIC SERVICES 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: Fire protection? (General Plan MEA, p. 57) X Police protection? (General Plan MEA, p. 57) X Schools? (General Plan MEA, p. 52 ff.) X Parks? (General Plan; Recreation and Parks X Master Plan) Other public facilities? (General Plan MEA, X p. 46 ff.) XIII. a) The widening of Dune Palms will have no impact on public facilities. The roadway widening will facilitate better access and response for the Fire and Police Departments, by providing a second travel lane northbound. The widening will also improve access to the adjacent La Quinta High School, allowing for better traffic flow during the more congested morning and afternoon pick up times. The widening will have no impact on parks or other public facilities. -26- Potentially Less Than Less Than No Significant Significant w/ Significant Impact Impact Mitigation Impact XIV. RECREATION -- a) Would the project increase the use of X existing neighborhood and regional parks or other recreational facilities such that substantial physical deterioration of the facility would occur or be accelerated? (Project description; General Plan Exhibit 5.1) b) Does the project include recreational X facilities or require the construction or expansion of recreational facilities which might have an adverse physical effect on the environment? (Project description) XIV. a) & b) Widening of Dune Palms will have no impact on either the use of parks or recreational facilities. -27- Potentially Less Than Less Than No Significant Significant w/ Significant Impact Impact Mitigation Impact XV. TRANSPORTATION/TRAFFIC -- Would the project: a) Cause an increase in traffic which is X substantial in relation to the existing traffic load and capacity of the street system (i.e., result in a substantial increase in either the number of vehicle trips, the volume to capacity ratio on roads, or congestion at intersections)? (General Plan EIR, p. III-29 ff.) .b) Exceed, either individually or X cumulatively, a level of service standard established by the county congestion management agency for designated roads or highways? (General Plan EIR, p.1II-29 ff.) c) Result in a change in air traffic X patterns, including either an increase in traffic levels or a change in location that results in substantial safety risks? (No air traffic involved in project) d) Substantially increase hazards due to a X design feature (e.g., sharp curves or dangerous intersections) or incompatible uses (e.g., farm equipment)? (Project description) e) Result in inadequate emergency X access? (Application materials) f) Result in inadequate parking capacity? X (Project description) g) Conflict with adopted policies, plans, X or programs supporting alternative transportation (e.g., bus turnouts, bicycle racks)? (Project description; MEA Exhibit 3.10) XV. a)-g) The widening of Dune Palms will result in four travel lanes, curb gutter and sidewalk, all meeting the City's standard for Secondary Arterials. Although Dune Palms currently operates at acceptable levels of service, the widening will improve traffic safety, particularly for northbound traffic, and provide pedestrian access through the installation of a curb -adjacent sidewalk. These improvements will result in beneficial impacts for residents in the area. -28- The widening will not increase volumes on Dune Palms, and as such will have no impact on level of service. The widening of Dune Palms will have a beneficial impact on safety features and existing hazards, by providing a completed street with a concrete sidewalk, and eliminating the need for pedestrian to walk on the unpaved shoulder. The widening will have no impact on parking capacity, insofar as a roadway improvement dogs not require parking. The roadway improvement will have a beneficial impact on alternative transportation, by providing a sidewalk for bicyclists and pedestrians, and improvements for transit vehicles, should a bus route be planned here in the future. -29- Potentially Less Than Less Than No Significant Significant w/ Significant Impact Impact Mitigation Impact XVI. UTILITIES AND SERVICE X SYSTEMS. Would the project: a) Exceed wastewater treatment X requirements of the applicable Regional Water Quality Control Board? (General Plan MEA, p. 58 ff.) b) Require or result in the construction of X new water or wastewater treatment facilities or expansion of existing facilities, the construction of which could cause significant environmental effects? (General Plan MEA, p. 58 ff.) c) Require or result in the construction of X new storm water drainage facilities or expansion of existing facilities, the construction of which could cause significant environmental effects? (General Plan MEA, p. 58 ff.) d) Have sufficient water supplies X available to serve the project from existing entitlements and resources, or are new or expanded entitlements needed? (General Plan MEA, p. 58 ff.) e) Result in a determination by the X wastewater treatment provider that 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? (General Plan MEA, p. 58 ff) f) Be served by a landfill with sufficient X permitted capacity to accommodate the project's solid waste disposal needs? (General Plan MEA, p. 58 ff.) g) Comply with federal, state, and local X statutes and regulations related to solid waste? (General Plan MEA, p. 58 ff.) XVI. a)-g) The widening of Dune Palms will have no impacts on utilities and service systems. Existing utilities located beneath the roadway will remain. Power poles will be -30- relocated within the new right of way. These activities are required by the City's standards, and will assure that utilities are not impacted. The proposed widening will require neither water nor sanitary sewer service, and as such will have no impact on these services. The proposed widening will not require solid waste services, and will generate very little solid waste, insofar as the proposed roadway widening occurs on lands which are vacant or developed with landscaping. Any construction waste generated by the project will be disposed of through approved haulers, and taken to an approved construction waste disposal facility, according to the requirements of State law. -31- Potentially Less Than Less Than No Significant Significant w/ Significant Impact Impact Mitigation Impact XVII. MANDATORY FINDINGS OF SIGNIFICANCE -- a) Does the project have the potential to X degrade the quality of the environment, substantially reduce the habitat of a fish or wildlife species, cause a fish or wildlife population to drop below self- sustaining levels, threaten to eliminate a plant or animal community, reduce the number or restrict the range of a rare or endangered plant or animal or eliminate important examples of the major periods of California history or prehistory? b) Does the project have the potential to X achieve short-term, to the disadvantage of long-term environmental goals? c) Does the project have impacts that are X individually limited, but cumulatively considerable? ("Cumulatively considerable" means that the incremental effects of a project are considerable when viewed in connection with the effects of past projects, the effects of other current projects, and the effects of probable future projects)? d) Does the project have environmental X effects which will cause substantial adverse effects on human beings, either directly or indirectly? XVII. a) The project site contains no significant biological, historic or archaeological resources. The roadway improvements installed in conjunction with the widening of Dune Palms will encompass an area of 24,000 square feet, on lands which have been significantly impacted previously. XVII. b) The widening of Dune Palms is a long term goal of the General Plan, insofar as the proposed improvements will bring this currently substandard roadway to its ultimate, General Plan designation of Secondary Arterial. XVII. c) The widening of Dune Palms will have no cumulative impacts. The widening is occurring in response to growth in the area, not to stimulate growth, and will result in beneficial improvements for traffic in the area. XVII. d) The construction process could have short term noise impacts, which could affect human beings. The mitigation measures included in this document, however, assure that impacts will be reduced to less than significant levels. -32- XVIII. EARLIER ANALYSES. Earlier analyses may be used where, pursuant to the tiering, program EIR, or other CEQA process, one or more effects have been adequately analyzed in an earlier EIR or negative declaration. Section 15063(c)(3)(D). In this case a discussion should identify the following on attached sheets: a) Earlier analyses used. Identify earlier analyses and state where they are available for review. General Plan EIR, 2002. b) Impacts adequately addressed. Identify which effects from the above checklist were within the scope of and adequately analyzed in an earlier document pursuant to applicable legal standards, and state whether such effects were addressed by mitigation measures based on the earlier analysis. Not applicable. c) Mitigation measures. For effects that are "Less than Significant with Mitigation Incorporated," describe the mitigation measures which were incorporated or refined from the earlier document and the extent to which they address site -specific conditions for the project. Not applicable. -33- WOE'*_W --ram-. r s= r � r dCd►9 i7hilm.�i ;Sua1r `�IYs1dk NI, I p v I fit' py .. rJ '% eE�t}r�p.rt. ,err• — � -� F '� fi I Ak lot h �g + e 7 t